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Agenda 12/01/2022
Collier County Planning Commission Page 1 Printed 11/22/2022 COLLIER COUNTY Collier County Planning Commission AGENDA Board of County Commission Chambers Collier County Government Center 3299 Tamiami Trail East, 3rd Floor Naples, FL 34112 December 1, 2022 9: 00 AM Edwin Fryer- Chairman Joseph Schmitt, Environmental - Vice-Chair Paul Shea, Environmental - Secretary Christopher Vernon Robert Klucik, Jr. Randy Sparrazza Commission District 3 - Vacant Amy Lockhart, Collier County School Board Note: Individual speakers will be limited to 5 minutes on any item. Individuals selected to speak on behalf of an organization or group are encouraged and may be allotted 10 minutes to speak on an item if so recognized by the chairman. Persons wishing to have written or graphic materials included in the CCPC agenda packets must submit said material a minimum of 10 days prior to the respective public hearing. In any case, written materials intended to be considered by the CCPC shall be submitted to the appropriate county staff a minimum of seven days prior to the public hearing. All material used in presentations before the CCPC will become a permanent part of the record and will be available for presentation to the Board of County Commissioners if applicable. Any person who decides to appeal a decision of the CCPC 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 to be based. December 2022 Collier County Planning Commission Page 2 Printed 11/22/2022 1. Pledge of Allegiance 2. Roll Call by Secretary 3. Addenda to the Agenda 4. Planning Commission Absences 5. Approval of Minutes A. November 3, 2022 CCPC Meeting Minutes 6. BCC Report - Recaps 7. Chairman's Report 8. Consent Agenda 9. Public Hearings A. Advertised 1. PL20210001860 - Orange Blossom PUDA - An ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance No. 04 74, the Orange Blossom Ranch Planned Unit Development (PUD), to change the 43.6+ acre commercial office (C/O) tract to the mixed use (MU) tract; to allow 400 multi-family rental dwelling units with some affordable housing on a portion of the MU tracts in addition to the allowed 200,000 square feet of commercial development, changing the total density from 1950 to 2350 dwelling units and providing an effective date. The subject property is 43.6+/- acres out of the 616+/- acre PUD and located at the northwest quadrant of Oil Well Road (C.R. 858) and Hawthorn Road in Section 13, Township 48 South, Range 27 East, Collier County, Florida. [Coordinator Eric Ortman, Principal Planner] December 2022 Collier County Planning Commission Page 3 Printed 11/22/2022 2. PL20210000045 - Basik Storage Commercial Subdistrict (GMPA) - An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance No. 89-05, as amended, the Collier County Growth Management Plan for the unincorporated area of Collier County, Florida, specifically amending the Future Land Use Element and Future Land Use Map and Map Series by changing the Land Use Designation of the property from Agricultural/Rural Designation, Rural Fringe Mixed Use District-receiving lands to Agricultural/Rural Mixed Use District, Basik Drive Storage Commercial Sub-district to allow outdoor storage for mobile and towable items Including automobiles, boats, RV’s, trailers, 350 outdoor storage spaces, and unlimited roofed or enclosed structures. The subject property is Located on the north side of Tamiami Trail East just west of Trinity Place in Sections 17 and 18, Township 51 South, Range 27 East, consisting of 9.47+ acres; furthermore, directing transmittal of the adopted amendment to the Florida Department of Economic Opportunity; providing for severability and providing for an effective date. [Coordinator Parker Klopf, Planner II] (Companion item PL20210000046) 3. PL20210000046 - Basik Drive Storage CPUD (PUDZ) - An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance No. 2004- 41, as amended, the Collier County Land Development Code, which established the comprehensive zoning regulations for the unincorporated area of Collier County, Florida by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from a General Commercial Zoning District within the Rural Fringe Mixed-Use District Overlay- Receiving Lands (C-4-RFMUD-Receiving) and Rural Agricultural Zoning District within the Rural Fringe Mixed-Use District Overlay-Receiving Lands (A-RFMUD- Receiving) to a Commercial Planned Unit Development (CPUD) Zoning District to be known as Basik Drive Storage CPUD to allow 120,000 square feet of indoor storage (up to 1,000 units) and 50,000 square feet of office/commercial space and up to 350 outdoor storage spaces on property located on the northeast corner of Tamiami Trail East and Basik Drive, west of Trinity Place in Sections 17 and 18, Township 51 South, Range 27 East, Collier County, Florida consisting of 13.87± acres; providing for repeal of Resolution No. 07-332, a parking exemption and Resolution No. 18-25, a conditional use for enclosed mini self-storage warehousing and partial repeal of Ordinance No. 88-61, as to the property described in this ordinance; and by providing an effective date. [Coordinator: Ray Bellows, Zoning Manager] (Companion to GMPA-PL20210000045) 4. PL20210002122 - Ivy Medical Center Subdistrict GMPA - Recommendation to approve an Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance No. 89-05, as amended, the Collier County Growth Management Plan for the unincorporated area of Collier County, Florida, specifically amending the Future Land Use Element and Future Land Use Map and Map Series to create the Ivy Medical Center Subdistrict by changing the land use designation of property from Urban, Urban Mixed Use District, Urban Residential Subdistrict to the Urban-Commercial District, Ivy Medical Center Subdistrict to allow up to 20,000 square feet of Commercial Professional and General Office District (C-1) uses including medical offices. The subject property is located on the south side of Immokalee Road, approximately 1,970 feet east of Logan Boulevard in Section 28, Township 48 South, Range 26 East, consisting of 3.92± acres; and furthermore, directing transmittal of the adopted amendment to the Florida Department of Economic Opportunity; providing for severability and providing for an effective date. (Companion Item PL20210002147) [Coordinator: Sue Faulkner, Principal Planner] December 2022 Collier County Planning Commission Page 4 Printed 11/22/2022 5. PL20210002147 - Ivy Medical Center Rezone (RZ) - An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance Number 2004-41, as amended, the Collier County Land Development Code, which established the comprehensive zoning regulations for the Unincorporated Area of Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from a Rural Agricultural (A) zoning district to a Commercial Professional and General Office District (C-1) zoning district for general office, medical office and business service uses on property located on the south side of Immokalee Road approximately 1,970 feet east of Logan Boulevard, in Section 28, Township 48 South, Range 26 East, Collier County, Florida, consisting of 3.92+/- acres; and by providing an effective date. [Coordinator: Ray Bellows, Zoning Manager] (Companion to GMPA-PL20210002122) B. Noticed 10. Old Business 11. New Business 12. Public Comment 13. Adjourn November 3, 2022 Page 1 of 110 TRANSCRIPT OF THE MEETING OF THE COLLIER COUNTY PLANNING COMMISSION Naples, Florida November 3, 2022 LET IT BE REMEMBERED, that the Collier County Planning Commission, in and for the County of Collier, having conducted business herein, met on this date at 9:00 a.m., in REGULAR SESSION in Building "F" of the Government Complex, East Naples, Florida, with the following members present: Edwin Fryer, Chairman Paul Shea Christopher T. Vernon Randy Sparrazza Amy Lockhart, Collier County School Board Representative ABSENT: Joe Schmitt Robert L. Klucik, Jr. ALSO PRESENT: Raymond V. Bellows, Zoning Manager Mike Bosi, Planning and Zoning Director Jeffrey Klatzkow, County Attorney Heidi Ashton-Cicko, Managing Assistant County Attorney Derek Perry, County Attorney's Office 5.A.a Packet Pg. 5 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 2 of 110 P R O C E E D I N G S MR. BOSI: Chair, you have a live mic. CHAIRMAN FRYER: Thank you, Mr. Bosi. Ladies and gentlemen, I'm going to make a pre-meeting announcement so that you all are aware of the circumstances, and people who are watching on television will also know. We do not have a quorum, as maybe you've observed, but we expect shortly to have one. And so in approximately 15 minutes or so we think we'll have a quorum, and we will come to order and commence our meeting at that time. So this is just a pre-meeting announcement to let everyone know what is going on. So we'll stand in recess until 9:15. Thank you. (A brief recess was had from 9:01 a.m. to 9:14 a.m.) MR. BOSI: Chair, you have a live mic. CHAIRMAN FRYER: Thank you, Mr. Bosi. Ladies and gentlemen, good morning again, and welcome to the November 3rd, 2022, meeting of the Collier County Planning Commission. Would everyone please rise for the Pledge of Allegiance. (The Pledge of Allegiance was recited in unison.) CHAIRMAN FRYER: I ask our newly elected secretary to please call the roll. Mr. Secretary. COMMISSIONER SHEA: First time. I hope I don't screw it up. CHAIRMAN FRYER: I'll let you know if you do. COMMISSIONER SHEA: Commissioner [sic] Lockhart. MS. LOCKHART: Here. COMMISSIONER SHEA: Commissioner Shea is here. Chairman Fryer. CHAIRMAN FRYER: Here. COMMISSIONER SHEA: Mr. Vernon. COMMISSIONER VERNON: Here. COMMISSIONER SHEA: Commissioner Randy. I'm going to get used to these names. COMMISSIONER SPARRAZZA: Present. COMMISSIONER SHEA: So we have a quorum, Chair. CHAIRMAN FRYER: Vice Chairman Schmitt and Commissioner Klucik both have excused absences. So addenda to the agenda. Mr. Bellows. MR. BELLOWS: Yes. There has been a request to move agenda Item 8, which is the Mediterra petition, to be heard first. CHAIRMAN FRYER: Thank you. MR. BELLOWS: That is the main change that we have for today, plus the continuance of the first two items. CHAIRMAN FRYER: Yeah. Well, we'll come to that in a moment. With respect to the Mediterra item, in my personal view, having read the material carefully, it seems to me that that is not going to be a lengthy -- and perhaps I'm being presumptuous to say this -- or contentious matter. Again, I could be proven wrong. And so it would be 5.A.a Packet Pg. 6 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 3 of 110 my recommendation to the Planning Commission that we adjust our agenda and hear Mediterra first. COMMISSIONER SHEA: I agree. CHAIRMAN FRYER: Without objection? (No response.) CHAIRMAN FRYER: Okay. Without objection, then, that will be our change in our agenda. Anything else, Mr. Bellows, on the -- and we're going to come to the other in a moment. MR. BELLOWS: That was all the changes I had. CHAIRMAN FRYER: Okay. Thank you. Planning Commission absences. Our next meeting is on November 17. Does anyone know if he or she won't be able to attend that meeting? COMMISSIONER VERNON: I will not be there. CHAIRMAN FRYER: Okay. And I am not sure about Vice Chairman Schmitt and Commissioner Klucik. I know the reasons for their absences, and they're both extraordinary situations. I'm not sure if they will be concluded in time. Mr. Bosi, do you know -- in one case it's international travel and another case a wedding, I believe. MR. BOSI: Mike Bosi, Planning and Zoning director. Neither of them, I think, indicated that it was extensive, but I'll work with Mr. Youngblood, and we will reach out to Mr. Schmitt and Mr. Klucik and confirm their availability and provide it to the rest of the Planning Commission to make sure that we know that we're going to get ourselves a quorum. CHAIRMAN FRYER: Very good. Thank you very much. All right. And then the meeting after that is December 1. Same question: Anyone know if he or she will not be able to be in attendance at the December 1 meeting? COMMISSIONER SPARRAZZA: So far I plan to be at both November 17th and December 1. CHAIRMAN FRYER: Thank you, Mr. Sparrazza. COMMISSIONER SHEA: Same here. CHAIRMAN FRYER: Good. And, Mr. Vernon, as far as you know? COMMISSIONER VERNON: I think I'm good. CHAIRMAN FRYER: Okay. On 1. On November 17 you won't not be, though. COMMISSIONER VERNON: I will be here on November 17th. I should be here on December 1st. CHAIRMAN FRYER: Okay. Very good. Approval of minutes. We have one set before us for action today, and those of our meeting of September 15, 2022. Any corrections, changes, or additions to those minutes? (No response.) CHAIRMAN FRYER: If not, I'd entertain a motion for approval. COMMISSIONER SHEA: So moved. CHAIRMAN FRYER: Is there a second? COMMISSIONER SPARRAZZA: Second the motion. 5.A.a Packet Pg. 7 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 4 of 110 CHAIRMAN FRYER: Any further discussion? (No response.) CHAIRMAN FRYER: If not, all those in favor of approving the minutes of September 15, 2022, please say aye. COMMISSIONER SHEA: Aye. CHAIRMAN FRYER: Aye. COMMISSIONER VERNON: Aye. COMMISSIONER SPARRAZZA: Aye. CHAIRMAN FRYER: Opposed? (No response.) CHAIRMAN FRYER: It passes unanimously. Passes unanimously. Thank you very much. BCC report, recaps, Mr. Bellows. MR. BELLOWS: Yes. On October 25th, the Board of County Commissioners approved on their summary agenda a conditional use and variance for a communication tower, and then on their regular agenda, the transmittal of the Growth Management Plan amendments for the Collier Boulevard/I-75 Innovation Zone was passed by a 3-2 vote. CHAIRMAN FRYER: Thank you very much. In the interest of the time of the members of the public who wanted to be here to speak today, I'm going to take the liberty of the Chair and move a couple of things out of order, and I probably should have talked about the behavioral center matter under addenda to agenda. But I'm going to raise that subject now. What -- the first meeting [sic] would have been companion matters, PL20220002807, Collier County Behavioral Health Center Small-Scale Growth Management Plan amendment and PL20220002221, the proposed Collier County Behavioral Center CFPUDZ. Commissioner Vernon has informed us that he must recuse himself on these matters, which leaves us with only three members present and voting and, therefore, we do not have a quorum to hear and consider and complete that matter; therefore -- and I know that, certainly, the petitioner would like to put this on for our -- for the concluding session as soon as possible. So it would be my proposal that we continue it to a date-certain, namely our next meeting of November 17, and I'd entertain a motion to that effect. COMMISSIONER SHEA: So moved. CHAIRMAN FRYER: Is there a second? COMMISSIONER SPARRAZZA: Second. CHAIRMAN FRYER: Any further discussion? (No response.) CHAIRMAN FRYER: And, again, our apologies to those in the red shirts. Sometimes these things can't be avoided. We appreciate your being here this morning. Sorry that we have to continue, but since we don't have a quorum, that's what we have to do. Thank you very much for your interest in Collier County planning matters. All those in favor of continuing to the date-certain mentioned, please say aye. COMMISSIONER SHEA: Aye. CHAIRMAN FRYER: Aye. COMMISSIONER VERNON: (No verbal response.) COMMISSIONER SPARRAZZA: Aye. 5.A.a Packet Pg. 8 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 5 of 110 CHAIRMAN FRYER: Opposed? (No response.) CHAIRMAN FRYER: It passes unanimously. Thank you. All right. The reason I did that -- I don't have a Chairman's report today, but I wanted to say a word or two about consent agenda. We haven't had any items on our consent agenda for, really, probably a matter of years, and my predecessor, Chairman Strain, introduced this concept quite a while ago in order that matters where extensive and sometimes complex conditions were associated with our approval, we wanted to bring the matter back so that we could see how those conditions had been written up and have a final word on the conditions before we finally passed the matter. So we would take it up at the subsequent meeting on consent just -- and the only issue would be whether the scriveners had been faithful to whatever our agreement had been with respect to conditions. So we haven't done that in some time, and I think it's a good practice. I don't believe we have -- I don't believe a situation has come up where we have needed this, but it could, and we should always reserve to ourselves the final say on the language that is used in conditions when we approve a matter with conditions. So that was one way that it was done. And also what Chairman Strain had done in cases where the language was perhaps a little less controversial or complicated, he would reserve to himself with the consent of the Planning Commission the ability to review the draftsmanship of the conditions and then, as delegated to him by the Planning Commission, he would approve or bring the matter back on consent, which would expedite it somewhat and enable the matter to go forward before the next scheduled meeting. So we have these two devices available to us. And I'm not suggesting that we eliminate the consent agenda from our -- from our template of agenda items. But I just want to make everyone aware of that's why we have it. And when we do get matters that are complex or where the consensus that was reached up here depends on the exact wording used and we want to have one final look at it, that we bring the matter back on consent, and the only issue when we bring it back -- we don't reopen the matter. We just look at the language that we wanted to be sure was correct, and then we give our final approval. COMMISSIONER SHEA: Can we put something on the consent agenda before we actually hear it, something that we all look at and feel that we don't need to hear any more, we're ready to vote in a favorable manner, or non-favorable, either way? CHAIRMAN FRYER: The trouble is is that public speakers, among other things, we need to -- even though we may have thought that we've made up our minds, we haven't heard from the public yet, and they might, you know, bring something to our attention that would cause us to change our minds. COMMISSIONER SHEA: The Planning Commission uses the consent agenda a lot. To me that means -- CHAIRMAN FRYER: BCC. COMMISSIONER SHEA: The BCC, not the Planning Commission. Does that mean that -- how does it get on the consent? All of the commissioners have said they're going to support it? CHAIRMAN FRYER: The way that works is that if there is any public issue, if 5.A.a Packet Pg. 9 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 6 of 110 any -- if one person -- and, Ms. Ashton, correct me if I'm wrong, but if it a planning commissioner -- if a planning commissioner has raised a question about it or voted against it, any member of the public has raised a question, it does not go on the BCC's consent agenda; is that correct? MS. ASHTON-CICKO: For the most part. CHAIRMAN FRYER: Okay. MS. ASHTON-CICKO: But if I may -- CHAIRMAN FRYER: Please, yeah. MS. ASHTON-CICKO: -- provide clarification to the Planning Commission members. The Planning Commission consent agenda operates a little bit differently. So you actually vote on the matter during the regular session, and it's concluded for purposes of it's approved or not approved. The consent agenda, if any member wants to bring it back to the consent agenda so the Board as a whole can review the language, then it needs a motion, you know, to bring it back. That's why you don't see it on the consent agenda, because that motion hasn't been made in a while. So if I could clarify, so then you take another motion, but that's solely as to whether the language is correct or not. CHAIRMAN FRYER: So they're both called consent agendas but they have different purposes, and that is a little bit confusing and, frankly, it confused me when I first came on here. But with that explanation, thank you, and that does clarify. So having said that, and I -- and thank you, Commissioner Shea, for raising that question. My purpose was to -- by way of an information, to inform the planning commissioners and the members of the public why we have a consent agenda and that I think it's a valid tool for our use and also to entertain any further discussion that any of us might want to have about employing that or, in matters where there's perhaps less potential disagreement over the exact wording, delegating the authority to the Chairman to take a look at it. And if the Chairman believes that the matter should be brought back on consent, the Chairman can always do that. So does anyone want to have any further discussion about that? (No response.) CHAIRMAN FRYER: Okay. All right. Fair enough. Okay. So the first hearing -- first matter that we were going to hear has been continued to a date-certain, November 17. So thank you, applicant, thank you, members of the public. And we will see you at that time. And now we have -- we've moved our agenda somewhat so that we could hear the Mediterra matter next and, therefore, let me formally call that matter. It's PL20210001368, the Mediterra CPUDA. All those wishing to testify in this matter, please rise to be sworn in by the court reporter. (The speakers were duly sworn and indicated in the affirmative.) CHAIRMAN FRYER: Ex parte disclosure starting with Ms. Lockhart. MS. LOCKHART: Reviewed staff materials only. CHAIRMAN FRYER: Thank you. COMMISSIONER SHEA: Staff materials only. CHAIRMAN FRYER: Thank you. 5.A.a Packet Pg. 10 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 7 of 110 In my case, staff materials and a brief discussion with staff. COMMISSIONER VERNON: No disclosures. COMMISSIONER SPARRAZZA: Staff materials only. CHAIRMAN FRYER: Thank you. All right. With that, applicant, you may proceed, please. Did you -- COMMISSIONER VERNON: Yeah. I was trying to do it during the break. Let just -- I'll just take two seconds -- take 20 seconds here. I want to apologize to everybody in the room, all the members of the public, all the staff, legal, and certainly my fellow board members for being late, and the court reporter, as those of you who know me know I'm not usually late. And I know everybody's time's important, so I just didn't want you to think I was flippant about that. I sincerely apologize to everybody in the room. CHAIRMAN FRYER: Well, thank you for those words. COMMISSIONER SHEA: You can buy us all lunch. COMMISSIONER VERNON: I didn't offer that, Paul. CHAIRMAN FRYER: We understand. And I'll just cap on to that by saying we don't want a Planning Commission consisting exclusively of retired people. I don't think that's healthy or good. So having people who are in the business and legal professional world, we want to accommodate that, and we always will. So thank you for your words, but we're glad you're on this commission. Madam Applicant, please, go ahead. MS. EMBLIDGE: Yes. Good morning. Thank you, Commissioners. Margaret Emblidge, director of planning with Agnoli, Barber & Brundage. I'm here today representing the applicant, the new club at Mediterra. Okay. I need to advance the PowerPoint. Okay. No, I have it. I'm getting schooled here. CHAIRMAN FRYER: There will be a final exam. MS. EMBLIDGE: Okay. Well, I'll take notes. So as I mentioned, the applicant, the new club at Mediterra, is requesting this amendment to the Mediterra PUD. As part of the planning team, we have myself, Margaret Emblidge; Annette Keaney (phonetic) and also Brent Boldy (phonetic), graphic artist. To give you a little background, Mediterra was originally approved in 2001. It's a project that's split between Collier County and the City of Bonita Springs. Collier County was approved for 750 residential units plus also two village center tracts to provide amenities for the residents. The original square footage that was approved for the amenities was 80,000 square feet. The subject of this amendment is to increase the square footage to 120,000 square feet. Just as a sidenote here, we also had an amendment in 2004 that was insubstantial, and it was clearly amending the village center parcel on the east side of Livingston to allow it to be either residential or village center and, currently, it's being used for a stormwater lake. Getting back to the proposed amendment, again, as I said, that this request is to increase the maximum square footage to 120,000 square feet. This is to accommodate currently a planned expansion of the sports club and then allow for an opportunity for future expansions of the village center elements. Here's a detail of what the sports center extension or expansion would include. 5.A.a Packet Pg. 11 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 8 of 110 There's a lot of detail here. I won't go through it unless you have questions. We had held an information -- excuse me -- neighborhood information meeting on August 31st at the Mediterra clubhouse. There were four members of the public that attended, one in person and three via Zoom, and there were no objections or concerns that were raised at that meeting. In conclusion, and also found in your staff recommendation, which I appreciate the recommendation for approval, is that the project remains consistent with the Growth Management Plan, and the amendment is consistent with the overall development plan, and that it also -- I just wanted to note that only the residents can obtain a membership, and the number of memberships are fixed. So based on that, there are no increases in any traffic impacts. And as I mentioned, there's no public opposition at this point. And I guess I will conclude there and thank you, and if you have questions, I'm available. CHAIRMAN FRYER: Thank you, Ms. Emblidge. Any questions for the applicant at this time? (No response.) CHAIRMAN FRYER: No. I think there are none. Thank you very much. MS. EMBLIDGE: Thank you. CHAIRMAN FRYER: Staff, your presentation, please. MR. BOSI: Mike Bosi, Zoning Director. Staff is recommending approval. As Ms. Emblidge has pointed out within her presentation, this raises no issues from a Growth Management Plan perspective. The project -- the project has existed since 2001. It's 21 years old. And this is really geared towards what we want to promote within our residential communities, providing nonresidential -- expansion of nonresidential space to increase the internal capture. So they're adding more club space to provide for more amenities, more activities for the residents within the community while retaining also the ability to add additional square footage of commercial square footage, which would help with that internal capture. So staff is very supportive of it. We recognize there's no opposition to it. It's an internal -- it's an issue internal to the Mediterra PUD. So staff is providing a recommendation of approval. CHAIRMAN FRYER: Thank you. From my perspective, I think it's a very sensible thing that is definitely consistent with what this county wants to see. Any members of the Planning Commission have a question for staff? Comments? (No response.) CHAIRMAN FRYER: If not, thank you. Mr. Youngblood, do we have any public speakers? MR. YOUNGBLOOD: Mr. Chairman, I don't have any registered public speakers for this item. CHAIRMAN FRYER: All right. Anyone who's in the room and did not register but wishes to be heard on this matter, please raise your hand. (No response.) CHAIRMAN FRYER: Seeing no hands raised, thank you. With that, we'll close the public comment portion of this hearing and have our deliberation and a vote. A motion would certainly be in order. COMMISSIONER VERNON: Vernon moves. 5.A.a Packet Pg. 12 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 9 of 110 COMMISSIONER SHEA: Second. CHAIRMAN FRYER: All right. It's been moved to approve, and it's been second. And I'll point out that there's no need for EAC action on this matter. Any further discussion? (No response.) CHAIRMAN FRYER: If not, all those in favor of approving the PUD amendment, please say aye. COMMISSIONER SHEA: Aye. CHAIRMAN FRYER: Aye. COMMISSIONER VERNON: Aye. COMMISSIONER SPARRAZZA: Aye. CHAIRMAN FRYER: Opposed? (No response.) CHAIRMAN FRYER: It passes unanimously. Thank you, Ms. Emblidge. Thank you, staff. All right. Bear with me one moment. There we go. ***Okay. The next matter to come before us is PL20210002449. This is the 5175 Maple Lane rezone. All those wishing to testify in this matter, please rise to be sworn in by the court reporter. (The speakers were duly sworn and indicated in the affirmative.) CHAIRMAN FRYER: Thank you. Disclosures, starting with Ms. Lockhart. MS. LOCKHART: Staff materials and also communication via email from community members. CHAIRMAN FRYER: Thank you. COMMISSIONER SHEA: Staff materials. CHAIRMAN FRYER: Thanks. In my case it's -- Mr. Bosi. MR. BOSI: Chair, the order within the agenda, there was the TDR -- the $25,000 removal of the -- for the base credits was No. 3. We've just skipped order, just to let you know. CHAIRMAN FRYER: Yeah, thank you, and that's my fault, and I apologize. But on further reflection, I think that this is probably a good way to go. MR. BOSI: Okay. CHAIRMAN FRYER: Does anybody disagree? (No response.) CHAIRMAN FRYER: Because this is likely to be contested, and we've got people who are here. So having said that, let's see. We've -- we're ready to hear from the applicant, and this also does not require EAC action. Mr. Arnold, you're recognized, sir. MR. ARNOLD: I'm Wayne Arnold. I'm a certified planner with Q. Grady Minor & Associates representing the applicant for this five-acre rezoning on Maple Lane. With me today is Rich Yovanovich, who's counsel for the project, and I have Mike Delate, who is one of our engineers with our office who is handling the civil engineering. 5.A.a Packet Pg. 13 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 10 of 110 Unfortunately, our traffic engineer, Jim Banks, is ill and is not in attendance today. So on the screen you have a location map. Maple Lane is off of South Tamiami Trail by Treviso Bay, and this tract of land is a five-acre tract that's been a commercial nursery for many, many years, until the last year it was closed when Mr. Giles purchased the property. And you can see the condition of it from about a year ago where the nursery operations had been ongoing. So under the Comprehensive Plan, this property is designated as your Urban Coastal Fringe. It's 5.3 acres. Under the Density Rating System, the property qualifies for three units per acre, and that would equate to 16 dwelling units on this property. We have conditioned the straight rezone request to limit the project to 13 single-family lots. The proposed request, again, is to allow this to become from agricultural zoning to an RSF-4 single-family district. The surrounding properties are all RSF-4 zoned to the east, and to the north is Treviso Bay. So as part of this process, we laid out a conceptual plan that we're willing to commit to. This isn't a PUD, but you do have provisions for allowing conditions to a straight rezone. So we've conditioned this to 13 lots to be arranged generally in this arrangement with some flexibility. It hasn't been completely designed yet, but we know that we can lay out 13 lots meeting all the RSF-4 standards. One of the things that Mr. Delate did, after the neighborhood information meeting, several of the residents raised flooding issues as one of the potential problems. So one of the exhibits, Mr. Delate did a very conceptualized water management exhibit that's also one of the conditioned [sic] to your rezoning and met with your Stormwater staff on site. And there was some back and forth, because there -- let me go back to the aerial. To the north there's a canal, and then to the west is part of the Lely canal system, and there's a weir structure there that holds back water. And what we agreed to do was not discharge upstream of the weir. We want to discharge downstream of the weir so that there's no more water being contributed that could back up towards the other residences to our east. So we think that solves any potential issue and, in fact, this would be the only part of the street that has a controlled water management system. CHAIRMAN FRYER: Commissioner Vernon is signaling, and before I ask him to make his question or comment, I need to add a disclosure. I made a site visit as well, so I want to add that. Commissioner Vernon. COMMISSIONER VERNON: Yeah. Wayne, was the change you just discussed after the NIM meeting or before? MR. ARNOLD: It was after. So this is the surrounding zoning map that I referenced. So you can see that immediately to the east is also all RSF-4 zoned property. So we're asking to be zoned to the exact same zoning district as our immediate neighbors, continuation of Maple Lane across the frontage of this property, and then it would allow for the 13 lots as I just showed you in that exhibit. The conceptual water management plan, really, it consists of collecting water on the site. Mr. Delate can certainly explain it in more detail if you need him to do that. But we would collect water on site in a water management area and then pipe it to the south, across Maple Lane, and into the outfall structure that's south of Maple Way [sic], and then 5.A.a Packet Pg. 14 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 11 of 110 it gets to the canal beyond the control structure. So we think that addresses one of the major concerns we heard from the neighbors. There are several conditions in your staff report. There was some concern that they were somehow going on to also access Raintree Lane, a street that's sort of to the northeast, and we are not. We've committed that our access would be Maple Lane, 13-lot maximum, design a surface water management system that meets the 25-year -- CHAIRMAN FRYER: Mr. Arnold, sorry. A question on that point, if you don't mind. MR. ARNOLD: Yes, sir. CHAIRMAN FRYER: The Raintree Lane -- and I'm familiar with this now because I made a site visit yesterday -- is open. And are you saying that this -- that the access on Raintree Lane will be limited during the construction phase? MR. ARNOLD: I don't think we need it for construction either. It was used as a back access for the nursery operations. CHAIRMAN FRYER: Because it's open right now. MR. ARNOLD: Yes. We don't intend to use Raintree Lane at all. CHAIRMAN FRYER: Ladies and gentlemen, please. Are you -- are you going to close off Raintree so that it can't be used? MR. ARNOLD: We would have no access to Raintree. Our lots would back up in that area. So there's -- we show no access on the conceptual plan, sir. Raintree Lane would be sort of in this area, and we're not connecting to that at all. CHAIRMAN FRYER: No, but you can come off of the East Trail at Raintree. MR. ARNOLD: Correct. CHAIRMAN FRYER: And then take that road -- and I can't remember the name of the road that would take you over to Maple. UNIDENTIFIED SPEAKER: Tamiami Court. MR. ARNOLD: Yes. CHAIRMAN FRYER: Ladies and gentlemen, let me say one more time. We don't speak from the audience. We speak when we're testifying. So please refrain from doing that. My question is, is there a way that you can really prevent residents from using Raintree, particularly if they're coming from the west? That would be the first turn they would take. It's an open street. COMMISSIONER VERNON: And then cut through. MR. ARNOLD: Yes. There would be no access to this property from Raintree. That would be closed off at the property line. CHAIRMAN FRYER: Well, but there's indirect access, because you could come off the East Trail on Raintree and then take that smaller road -- and I can't think of the name of it -- over to Maple. MR. ARNOLD: Yeah, I understand what you're saying, but to get to this property, your address will be Maple Lane. CHAIRMAN FRYER: Okay. MR. ARNOLD: I mean, yes, you could turn on Raintree Lane, but I could always drive down off Tamiami Court and turn onto Maple Lane or to Cypress Lane, and Cypress Lane also goes back out to U.S. 41. CHAIRMAN FRYER: I understand. I do understand that. But it, I think, is a little misleading when you say that there will be no access from Raintree, because if 5.A.a Packet Pg. 15 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 12 of 110 someone wants to use Raintree to get to Maple Lane, they can. They just have to take a couple more turns. MR. ARNOLD: Well, there's no other connecting street that connects Raintree and Maple Lane other than Tamiami Court, so that's the street to the east. CHAIRMAN FRYER: Yeah, but -- MR. ARNOLD: So -- sorry that this doesn't go all the way out to U.S. 41, but Raintree Lane, right now, you could drive into the property here. This will be closed off at the property line. So your only access will be down Tamiami Court and then across Maple Lane to the property. CHAIRMAN FRYER: Yeah. I'm just -- if you were driving from the west on the East Trail, I would want to take the first right turn that was available to me, and that would be Raintree, and I would do a zig at Tamiami Court, get over to Cypress and then Maple. MR. ARNOLD: Yes. Well, I think going back to the concern from the neighbors was that our traffic was going to be using Raintree Lane, and the traffic for our project will be using Maple Lane. If there's another way to express it in the condition, I'm happy to entertain that. But our intent was to use Maple Lane only for the project access. MR. YOVANOVICH: If I can, I think the concern was using -- where is the -- this portion of Raintree. That was the concern -- CHAIRMAN FRYER: Yeah. MR. YOVANOVICH: -- not the brief part of Raintree coming off of Tamiami Trail. So if we can write it better -- I guess what you're saying is it implies we'll use no part of Raintree as access. Obviously, we're going to use that short -- short piece of Raintree to get to that other road to get to Maple. CHAIRMAN FRYER: Thank you. I would like to see it rewritten to clarify that. They're not -- they're not closing Raintree Lane -- MR. YOVANOVICH: Right. CHAIRMAN FRYER: -- at Tamiami Court, so that is available to people who are coming east on the East Trail. And we can deal with that language. I just -- now I have the clarification I needed. Commissioner Sparrazza. COMMISSIONER SPARRAZZA: Thank you. If I understand this correctly, are you still proposing there will be a cul-de-sac or some type of, quote, dead-end at the most western end of Raintree; therefore, not allowing access to the new division that you're talking about? If you were to be the last western home on Raintree, you would have to drive east, go over to Tamiami Court, head southeast, and then swing around to head west on Maple Lane to get to the new subdivision; is that correct? MR. ARNOLD: That's correct. So what happens is you would come down Tamiami Court and access Maple Lane. So I think what -- this part isn't disputed. These are commercial uses that are serviced by the road anyway. The question was whether or not we would bring traffic in on Raintree, which is a more direct route, and the intent is absolutely not. We would come down to Maple Lane to access the property. So I think we can certainly rephrase the condition. CHAIRMAN FRYER: Thank you. COMMISSIONER SHEA: But are you having a cul-de-sac at the end there like Commissioner Sparrazza was asking? 5.A.a Packet Pg. 16 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 13 of 110 MR. ARNOLD: Well, there's not really a cul-de-sac there today. I don't know there's any room in the right-of-way. COMMISSIONER SHEA: It's just a dead-end. MR. ARNOLD: It's just a dead-end. COMMISSIONER SPARRAZZA: A dead-end, right. So no direct access point? MR. ARNOLD: No direct access point, yes, sir. COMMISSIONER SPARRAZZA: Thank you. CHAIRMAN FRYER: Thank you. MR. ARNOLD: Back to those. So we established a trip cap as part of the TIS that was prepared. It's typical that you see for PUDs. We were asked to include one for the straight rezoning, and we have a cap in there of 15 peak-hour trips. And staff had a few more conditions that we are certainly in agreement with. And that is our brief presentation. We're happy to answer questions if you have them. CHAIRMAN FRYER: Okay. Thank you. So to clarify, there are eight conditions, and you're in agreement with all of them, and we've -- our minds have met on some revised language for Condition No. 1, and that will be changed, correct? MR. ARNOLD: That is correct. Rich and I will work on some language as we speak. Hopefully we can read that into the record before you vote on the project. CHAIRMAN FRYER: Thank you very much. Any questions or comments from the Planning Commission for the applicant? COMMISSIONER SHEA: So why -- explain why we're here. He's asking for less lots. What is he -- what's changing? What are we voting on? CHAIRMAN FRYER: It's a rezone. It's not a PUD; it's a rezone. MR. ARNOLD: We are currently zoned agriculture. So to develop this with the single-family homes at the density that's allowed under the Comprehensive Plan, we're required to come through the zoning process. COMMISSIONER SHEA: Okay. CHAIRMAN FRYER: Anything else? If not, thank you, Mr. Arnold. MR. ARNOLD: Thank you. CHAIRMAN FRYER: We'll hear from staff now. MR. BELLOWS: For the record, Ray Bellows. I have worked on this project with our contract planner, Laura DeJohn, and I attended the neighborhood information meeting with this project and was aware of the concerns raised by the residents. We worked with the applicant to try to come up with some options, and we have eight conditions of approval. The concept of RSF-4 -- a rezone from ag to RSF-4 is consistent and compatible with the adjacent zoning, which is also RSF-4. The applicant agreed to make the lots larger than the minimum required for RSF-4 to be comparable and compatible with adjacent properties. Access is limited to Maple Lane. And in regards to Condition No. 1, we will work to revise the language. And I think the intent was to clarify that the main project access is via Maple Lane and not Raintree. MR. BOSI: And by the suggestion of County Attorney Mr. Perry, he suggested that maybe we -- the language be fortified to say, Raintree Lane shall not connect to and/or provide direct access to the subject property. 5.A.a Packet Pg. 17 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 14 of 110 CHAIRMAN FRYER: That suits me. Yeah, thank you. MR. BELLOWS: This project is consistent with the Growth Management Plan, and staff is recommending approval subject to those eight conditions as modified. CHAIRMAN FRYER: Okay. I've got a couple of questions I want to ask, but before doing so, I want to compliment you, Mr. Bellows, and also Ms. DeJohn. The administrative procedures require that staff in attendance at the NIM act as facilitator, which has always been less-rather-than-more kind of a role. But you both did well in reminding people to identify themselves and to speak one at a time. So my compliments and thanks to both of you for doing that. Now, the first -- no one is signaling, so I'm going to lead with a question. From my site visit yesterday, I observed that Cypress is a very narrow road, and I take the neighbors' concerns seriously about how cars -- when you add -- and I realize we're only adding an estimated 15 peak pm's, but still, it seems to me that without widening that road, it's going to -- it's going to put some bottleneck type pressure on the movement of traffic. And I'd like to hear staff's observations on that. I don't know if Mr. Sawyer's here or -- there he is. MR. BOSI: Chair, looking at the aerial, Cypress Lane does not connect to Maple Lane. CHAIRMAN FRYER: I meant Maple, sorry, yeah. Thank you. Mr. Sawyer. MR. SAWYER: For the record, Mike Sawyer, Transportation Planning. Quite honestly, the roadways that are in this particular neighborhood are not dissimilar from other neighborhoods of a similar age. The roadways do tend to -- they're a rural cross-section where we've got a road that has swales -- stormwater swales on both sides. They do tend to be more narrow than the roads that we would currently build if we were doing neighborhoods, but they're not inconsistent with other similar neighborhoods. CHAIRMAN FRYER: Okay. Thank you. And the additional 15 -- or 13 units keeps it within comparability/consistency with the other neighborhoods? MR. SAWYER: Yes. CHAIRMAN FRYER: Okay. Thank you. Commissioner Vernon. COMMISSIONER VERNON: Yeah, this is more just a curiosity question. I don't think it changes my thoughts on it. But are there any -- it used to be a nursery. Any environmental issues? Any cleanup that needs to be done? Anything like that? MR. ARNOLD: No, sir. It was a pretty clean operation. They -- basically, it was a container-grown plant nursery. CHAIRMAN FRYER: Commissioner Sparrazza. COMMISSIONER SPARRAZZA: Thank you. In referring to information that we had received via email regarding the width of the streets, if I understand this correctly, the current street is roughly 18 feet wide, and as we just heard, it's not uncommon for neighborhoods of that age to have this width of a road. But if we were building a neighborhood with -- I apologize. I don't know the exact number of everything that would be encompassed with the new expansion there -- what would the width of that street be required nowaday [sic]? MR. ARNOLD: I'll try to answer. Jim Banks, who did our traffic analysis, analyzed the street after the neighborhood meeting, went out there to view the conditions 5.A.a Packet Pg. 18 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 15 of 110 and measure the roadway. There's 20 feet of pavement, which is a standard width for your pavement for a local road. So it does meet that. It doesn't meet all your new local cross-sections, but none of those roads in this part of the community do nor those if you go across the street into Naples Manor. When those were platted back in the 1970s, that's just how they were designed, rural cross-sections, and that's the functional road. The 15 trips that are the peak hour do not have any real impact on the local road condition. It's a very, very small number, as you can imagine, the impact felt of that. I know what the neighbors think, but the reality is it's a very, very small number. If you look at other local streets -- go to Golden Gate Estates, for instance. You have the same road condition of 20 feet width, and you may have 50 homes on that street that are accessing it. This community has, I think, 28 homes on it, currently. So I think well within a functioning ability for that local road. CHAIRMAN FRYER: Commissioner Vernon. COMMISSIONER VERNON: Yeah. I think this is more -- Randy's question is probably more for the county. As I understand the question -- and go ahead -- right behind you. Somebody wants to talk from the county, I think. So I think the question is, correct me if I'm wrong, if you were building a new road today for that type of area, how wide would it be? MR. SAWYER: Yeah. Again, for the record, Mike Sawyer, Transportation Planning. It would, in fact, be 20 feet in width. So you'd have two 10-foot lanes for a local road. In most cases, depending on, you know, how we actually put the road together, it may or may not also include curbing on both sides as well. So when we've got a curbed section, then you also gain the width of that curbing portion, the concrete portion as well. MS. ASHTON-CICKO: Mike, doesn't the narrower roadway -- isn't that a traffic-calming technique that the county uses to encourage lower speeds? MR. SAWYER: It can certainly have that effect as far as encouraging lower speeds visually. We've actually taken -- in some neighborhoods as far as part of our traffic management program, we've actually narrowed lanes down to nine feet in width, putting two yellow lines down the middle with two side white lines. And, again, we've actually seen somewhere in some neighborhoods as much as a 20 percent reduction in those speeds. So, yeah, when you've got a narrower roadway, it does lower speeds. COMMISSIONER VERNON: So, thank you, Heidi, for that comment. So if you built the new road, as I understand it, it wouldn't be much wider than it is right now. MR. SAWYER: No. The change would possibly be that -- COMMISSIONER VERNON: Curb. MR. SAWYER: -- we'd have curbing on both sides, which, again, whether you do a curb, it isn't just the concrete curb itself. You've got an apron that also goes with that to channel stormwater. COMMISSIONER VERNON: How big is the apron? MR. SAWYER: I would have to get back to you on that, Commissioner. I apologize. I don't have that right off the top of my head. CHAIRMAN FRYER: Commissioner Shea. COMMISSIONER SHEA: Well, are you done with Mike? 5.A.a Packet Pg. 19 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 16 of 110 COMMISSIONER VERNON: Yeah, thank you. Thank you. COMMISSIONER SHEA: I was just going to -- Jaime looked like she wanted to address Commissioner Vernon's environmental question. CHAIRMAN FRYER: Ms. Cook. MS. COOK: Thank you, Commissioner. Jaime Cook, director of Development Review. As far -- our environmental code does require former agricultural sites, nurseries, and any sites that have hazardous waste to conduct an environmental assessment, including soil and groundwater testing, prior to approval of a Site Development Plan or a plat, whichever direction they choose to move forward with. So there will be additional testing. COMMISSIONER VERNON: Right. And if there's any problem, it's actually going to improve the area. MS. COOK: Correct. If there's any issues, it would have to be remediated. Thank you. CHAIRMAN FRYER: Thank you. No one is signaling at this time. I have another question on the conditions, and this refers to Condition No. 6 having to do with wastewater. The sentence that begins with the word "whether" -- or whether or not such improvements, and it goes on to say, shall be determined during PPL or SDP review. And the sentence that follows it, certainly, is limited by the last phrase. It says, at the discretion of the County Manager or designee. But the previous -- the sentence that begins with the word "whether" isn't, and I think it should be. I think it should say shall be determined by the County Manager or designee during PPL or SDP. I mean, that's what's intended, right? MR. BOSI: Correct, yes, sir. CHAIRMAN FRYER: Okay. Would the applicant accept that language addition? MR. ARNOLD: Can we confer on that for just one moment? CHAIRMAN FRYER: Yeah, of course. MR. ARNOLD: Yes, sir. We're fine with that change. CHAIRMAN FRYER: Thank you. All right. No one is signaling at this time. We've heard from the applicant, and we've heard from staff. Now would be appropriate to hear from members of the public. Mr. Youngblood, do we have registered speakers? MR. YOUNGBLOOD: Mr. Chairman, I have six registered speakers with us in the room. Our first one is going to be Katy Esquire [sic], followed by Kubra Akyuz. CHAIRMAN FRYER: All right. And first we'll hear from Mr. Bosi. MR. BOSI: When I arrived at my office this morning, I have an interoffice mail, and within the interoffice mail was correspondence from the second speaker, Mrs. Akyuz, that it was basically a 17-page submittal and 85 signatures signed by the Myrtle Cove Acres homeowners, property owners, taxpayers, and registered voters opposing the petition. And I wanted to give this to the court reporter to enter into the record. CHAIRMAN FRYER: Thank you. Members of the Planning Commission, do we want to hear more about that before it goes into the record? COMMISSIONER SHEA: I would like to. 5.A.a Packet Pg. 20 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 17 of 110 MR. BOSI: The second speaker was -- provided this, so I think she'll be able to expand. CHAIRMAN FRYER: We'll allow the second speaker time to explain it or read it or whatever she wishes to do. All right. Who's the first speaker again, Mr. Youngblood? MR. YOUNGBLOOD: First speaker is Katy Esquire. MS. ESQUIVEL: My name is Katy Esquivel, and -- CHAIRMAN FRYER: Come on up. We can't -- unless you're standing at the mic. MS. ESQUIVEL: I apologize. CHAIRMAN FRYER: That's all right. MS. ESQUIVEL: Good morning. My name is Katie Esquivel, and I was actually going to ask if I could switch places with the Akyuzes, who have provided the packet of materials to the Commission so that their materials that they've worked hard to gather and present could be presented before my comments, questions, and concerns. CHAIRMAN FRYER: Without objection, granted. MS. ESQUIVEL: Thank you. MS. AKYUZ: Hi. I actually have copies. CHAIRMAN FRYER: Let's hear from -- who you are. MS. AKYUZ: My name is Kubra Akyuz. I live on Maple Lane. Between my parents and I, we have multiple homes there. I do have copies for you guys, if you would like, with the signatures and the letters that was provided by the neighbors. CHAIRMAN FRYER: How long is it? MS. AKYUZ: It is about 13, 14 pages. The signatures alone are six pages. CHAIRMAN FRYER: Planning Commission, what's -- COMMISSIONER VERNON: I'll take it. I mean, I may not be able to read it all, but I'll take it. CHAIRMAN FRYER: Okay. Please distribute it then. And the court reporter has a copy? THE COURT REPORTER: (Nods head.) MR. YOVANOVICH: Could we have a copy? COMMISSIONER VERNON: Do you have a copy for the applicant? MR. ARNOLD: Mr. Chairman, may we also obtain a copy of that? MS. AKYUZ: I made seven copies. MR. ARNOLD: Thank you. COMMISSIONER VERNON: The applicant has a copy? CHAIRMAN FRYER: You do? MR. ARNOLD: Mr. Bellows just provided us a copy of his copy. CHAIRMAN FRYER: Okay. MS. AKYUZ: Within the packages, you will see about 95 percent of the households between the three streets on our neighborhood. They are all against it, and the 5 percent that I was not able to reach is either -- are snowbirds or they are not -- there are not homes on them. They're empty lots. We are -- as I've also provided on the package, my house is known as the house that gets flooded. Every heavy rain, my house actually gets over a foot of water in it. And I was on the news, WINK News, that was, you know, recorded showing how much 5.A.a Packet Pg. 21 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 18 of 110 water I have on my house. With this many houses going in -- I know he says he's going to control the water, but we don't -- to be perfectly honest, we do not believe it. We do not think he's going to be able to control that many houses' water not coming into our street. Additionally, we bought this neighborhood -- we bought a home in this neighborhood because it's cute, it's small, it's quiet. And we barely fit ourselves. The roads are so narrow that two cars at the same time cannot go through. So he has no intentions of fixing the roads, widening it, and having two cars fit at the same time. If 15, 16 additional homes goes through and we're barely fitting through right now, what is going to happen then? Are we not going to be able to get out of our house at the traffic time? I'm just -- I understand he wants to build homes, but we as a community think 13 -- 16 is too high of a number. If you could go lower on the numbers of the houses, maybe we all could come into an agreement. CHAIRMAN FRYER: Thank you. Have you just basically summarized this material, or is there more? MS. AKYUZ: I basically summarized the material. CHAIRMAN FRYER: Okay. Thank you very much. Thank you. Do you have more to say, ma'am? MS. AKYUZ: No. CHAIRMAN FRYER: Okay. Thank you, Ms. Akyuz. Thank you. Next speaker, please, Mr. Youngblood. MR. YOUNGBLOOD: Next speaker is going to be Katie Esquivel followed by Tiarra Arthur. MS. ESQUIVEL: E-s-q-u-i-v-e-l. CHAIRMAN FRYER: V as in Victor? MS. ESQUIVEL: Yes, sir, good morning. CHAIRMAN FRYER: Thank you. MS. ESQUIVEL: First I'd like to thank Commissioner Vernon for your apology for being late. As a fellow member of the profession, we all understand the value of time. The proposed rezoning of this unit or of this piece of property, frankly, is inconsistent with this community. These are three cul-de-sacs. We moved here eight years ago to have a safe environment for children, families, pets, pedestrians. The addition of this project will fundamentally change the character of our neighborhood. It will increase traffic. There is already huge problems with stormwater. There's currently a project at the corner of Tamiami Trail and Raintree Lane that is a commercial development. We've noticed a substantial increase in stormwater collections since that project went up. This project, which is at the other end of Raintree Lane, will further -- I believe, further exacerbate those problems with stormwater collection and drainage. Right now we constantly have standing water with small storms, and I expect that to further continue if this project proceeds forward. Furthermore, as other residents have expressed, the roads are not equipped to handle this additional traffic. Maple Lane, as we stand here today, has 28 units on it. An additional 13 units will effectively increase traffic by a third. There is currently not enough room on Maple Lane for two cars to pass by one another without one going into 5.A.a Packet Pg. 22 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 19 of 110 the grass or the side of the road so that the two cars can pass one another. That's assuming that there's no child walking down the street. That's assuming there's no pedestrians exercising. There are lots of people who walk, ride bikes, do all kinds of exercise early morning or after dusk. And I firmly believe that this will pose a safety hazard to the community. These three cul-de-sacs are used by the community. There's heavy pedestrian traffic. And, in addition, I think there will be a huge problem with emergency services gaining access to this proposed development because there is simply inadequate access. There is inadequate roadways for emergency vehicles. Now, I understand that emergency management has reviewed this and has approved it, but there are places along Maple Lane where the roadway is 19 feet, 2 inches. It is not the full 20 feet that is proposed by the site plan. I would also direct the Commissioners to the letter that was submitted within the packet by Dr. Mitchell and Dr. Keira Lucas. I think this letter, in particular, really summarizes the concerns of the neighborhood. Grady Minor came in. We had a community informational meeting. The concerns of the residents were, in large part, discounted. We were told that, like it or not, Grady Minor is going to come in, and this project is moving forward. This was said by Mr. Arnold himself in response to uproar by the community at that informational meeting. I would also just simply make this statement that it is the responsibility of the Planning Commission to balance not only the needs of the existing homeowners but clearly, obviously, the needs of Collier County as we have a need for more affordable housing and more housing within the county. This is not going to lead to more affordable housing. This is a project that will simply lead to more traffic, more problems for three cul-de-sacs that are a very nice little neighborhood. It will fundamentally change the character of our community and, frankly, a community that we moved to because it's a little isolated area where I know that my nine-year-old can ride his bike, can walk on the sidewalk, we can walk our dogs, and we're not concerned about getting run over by a car. We are also on Raintree Lane. I have serious concerns that once construction begins -- I heard everything that was said earlier -- that once construction begins, Raintree will be used as a means of ingress and egress for construction vehicles. The prior property owner used it primarily for their landscaping trucks to come and go using Raintree Lane. It was -- it is not blocked off. There is no physical barrier between Raintree Lane and this property. And I'm a believer in the concept of, you know, you give an inch, and people take a mile. And if Raintree is used for ingress and egress during construction, it will certainly be used by residents once this development is built, which will then create a problem not only for Maple Lane but also for Raintree Lane. And those are the grave concerns that I and, as you can see, you know, I believe the total is 97 homeowners between the letters and signatures have all expressed as their concerns to this project. CHAIRMAN FRYER: Thank you very much. Commissioner Vernon. COMMISSIONER VERNON: Yeah, thank you for that. You say -- I believe I heard them say they're not going to use Raintree for ingress or egress during construction, so that's what I heard them say. And I understand there 5.A.a Packet Pg. 23 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 20 of 110 may be a little distrust. But my thought process is they're using Raintree during construction. That actually relieves pressure onto Maple Lane during construction. So even if they do, it seems to alleviate your concern with respect to Maple Lane. It just moves it. But still it moves it away from where you're pushing us to protect. And then I think I saw that they are going to create a buffer, landscape buffer, so I don't think there's any ability -- assuming they follow the plans, there's no ability for anybody to use Raintree Lane for ingress or egress after construction. But again, even if they do, it seems to relieve pressure on Maple Lane. So I'm not sure the point -- I'm just telling you my thought process in listening to you. So what are your thoughts based on what I just said? MS. ESQUIVEL: Well, I live on Raintree Lane. COMMISSIONER VERNON: Ah, that's my mistake. Now I understand. MS. ESQUIVEL: I live on Raintree Lane and, you know, frankly -- COMMISSIONER VERNON: Yes. MS. ESQUIVEL: -- when the landscaping company was there, my house would vibrate at 6:00 in the morning as they're rolling on out. COMMISSIONER VERNON: Okay. MS. ESQUIVEL: And with a commercial -- or a residential project of this scale, we're looking at a substantial period of time where we will have roofing nails, we will have construction debris, we will have laborers, we will have people loitering on Raintree Lane where my family lives and is accustomed to a quiet, nice standard of living, which is exactly why we bought on Raintree Lane. COMMISSIONER VERNON: So I understand. Thank you for -- I wasn't listening to that part. And I understand you're trying to protect the whole area. MS. ESQUIVEL: Certainly. COMMISSIONER VERNON: But if they do not use Raintree Lane for construction and they have a buffer after construction or even before construction, then the pressure on Raintree Lane would be limited to the commercial area at the very front. It would not enter, because there's no way -- if they create that buffer and if they don't use it for construction, there's going to be no additional traffic on Raintree Lane other than the commercial area, correct? MS. ESQUIVEL: Presumably, but that also discounts the problem of stormwater, so... COMMISSIONER VERNON: No, I was just -- I'm just talking about traffic. MS. ESQUIVEL: Yes. COMMISSIONER VERNON: Am I correct? MS. ESQUIVEL: I agree with you on traffic. COMMISSIONER VERNON: Okay. And then with respect to flooding, what is your -- and you may not know this specific, but what is your understanding of the change they made or asserted they made to the plans based on the NIM and based on the flooding concerns? They did -- they represented that they revised their flood protection plan. Can you speak on that and your thoughts on that and whether you think it will do any good. MS. ESQUIVEL: Frankly, I have a high level of distrust. There has been many projects where stormwater has been said that it is addressed, it will be mitigated, it won't have an impact on the community, and I'm sure that everyone here who lives in the neighborhood can say that stormwater collection has only gotten worse. As different 5.A.a Packet Pg. 24 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 21 of 110 projects have developed, the project at the corner of Raintree and Tamiami Trail, stormwater collection is only getting worse. It is not getting better. COMMISSIONER VERNON: And I heard -- when you said that the first time, I heard it loud and clear. MS. ESQUIVEL: Okay. COMMISSIONER VERNON: So I understand that. But specifically with respect to this project, after the NIM, they asserted they made proposed changes to the flood protection. I'm calling it flood protection. What are your thoughts or your team's thoughts, the group of objectors, on that change and whether it made it better, it's neutral, or if anybody on your side looked at that? MS. ESQUIVEL: I'm here by myself. I certainly know by name my neighbors. We haven't had a caucus. COMMISSIONER VERNON: Have you looked at that? MS. ESQUIVEL: I personally have not looked at that; however, I will say that given the tenor of the community discussion regarding this project, the informational meeting, we were told by Mr. Arnold that this was going through. Community input or not, this is happening. And so for me, I have a huge level of distrust that those mitigation measures will, in fact, have the effect that they're claimed that they will have. COMMISSIONER VERNON: And then going to the traffic issue, I heard what you said about pets and children and your child. I understand. But we heard from the county that sometimes the narrow roads is actually a traffic calming. MS. ESQUIVEL: It doesn't. And the analogy was made with Naples Manor. Naples Manor, those streets are through streets. So even though those streets are the same width or similar construction, those streets all are cut-throughs to other streets. These three streets, Maple, Raintree, and Cypress, these are all cul-de-sacs. It's a fundamentally -- it's comparing apples and oranges. It is not the same thing. And I, frankly, don't think that emergency vehicles are going to be able to get to this property, this development, in a safe way without gaining access to Raintree Lane or other streets. It's simply not feasible. There was a commercial vehicle -- stormwater project that's currently taking place where they're hooking up water connection at the corner of Tamiami Court and Raintree, and a large pickup truck with a trailer had to make a multi-point turn in order to navigate that turn from 41 down Raintree, taking that left onto Tamiami Court. So for the concept for a fire truck, EMS, to be navigating that at a high rate of speed in an emergency, I just don't think it's feasible that that's going to happen. COMMISSIONER VERNON: Thank you. Thank you. Thank you, Mr. Chairman. CHAIRMAN FRYER: I have about three follow-up questions and comments to ask. First of all, I'd like to hear Mr. Perry's language again on No. 1. We may want to put some more meat on it. Mr. Perry, do you have that handy? MR. PERRY: As currently stated, it says, Raintree Lane shall not connect to and/or provide direct access to the subject property. CHAIRMAN FRYER: Okay. Maybe we want to add a little something. Mr. Yovanovich or Mr. Arnold, a question or two about, what can the applicant do to assure that there won't be construction traffic on Raintree and that there won't be an easy 5.A.a Packet Pg. 25 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 22 of 110 way for automobile traffic afterward to use Raintree to access the development. MR. YOVANOVICH: We certainly can add -- oh, for the record, Rich Yovanovich. We certainly can add to that condition that Mr. Perry wrote that we would be prohibited from using Raintree as construction access to the west of -- yeah, west of Tamiami Court. So we can add that condition. With regard to people going to the development, there's only 13 homes there. I think they're going to understand how to get to and from their home and not use Raintree. So I can't imagine that there's going to be a lot of people going down Raintree realizing they can't get home and going back down Raintree to go over to Maple. So I don't see that as a real issue. We'll address a lot of her comments in our rebuttal. But with regard to the construction traffic and traffic using Raintree, I think it's -- it's a nonissue. CHAIRMAN FRYER: Explain to me how buffering, as a practical matter, will keep automobile traffic after construction from attempting to make that connection on Raintree. MR. YOVANOVICH: You would have to physically drive through the buffer, through someone's backyard to try to get to your home. I just don't think that it's logical. CHAIRMAN FRYER: Okay. I wanted to make a record on that. Thank you. That was my first question, and we'll add the prohibition and maybe mention the buffering as well to deal with after construction. My second question on Condition No. 3 with respect to the 25-year, three-day storm event. And if you're the proper one, Mr. Yovanovich, fine, or else someone else. But I would like to hear the details of exactly what is going to be done to mitigate the flood potential and to satisfy the requirements of this condition. MR. YOVANOVICH: Do you want that now, or do you want it as part of our rebuttal? Because we were going to -- CHAIRMAN FRYER: Well, let's hear it now. MR. YOVANOVICH: Whenever you prefer. We were going to bring our engineer up and have a professional address that. CHAIRMAN FRYER: Is the engineer here right now? COMMISSIONER SHEA: Yeah, because that was where I was heading, too, is, is the existing problem a result of the control gate? MR. YOVANOVICH: I'm going to let someone more qualified than me answer that. CHAIRMAN FRYER: That's fine. Let's do that. MR. DELATE: Good morning. For the record, I'm Mike Delate with Grady Minor Engineers. I've stormwater management in Collier County for over 25 years. And this is not a unique situation. So currently the site is that existing agricultural landscape operation which has no water management system. So in a heavy rain event, of course, it's going to go where the path of least resistance is and probably try to head toward the canals. But if there's berms up to the north area, it would shed off then toward the east towards residential area. I've not been there in heavy rains. I just suspect from the topography that that's been happening. So with the proposed plan and what's required under Water Management District rules and Collier County rules is that we design to a 25-year storm event, a three-day storm event, which is about 11 and a half inches, roughly, of rain. 5.A.a Packet Pg. 26 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 23 of 110 CHAIRMAN FRYER: That's what I'd like to hear more about. How exactly do you do that? MR. DELATE: So what we do is model that rain event over the entire site; that includes the impervious area of the proposed homes, the roads, sidewalks, driveways, all that, and then we have a proposed water management basin that's going to hold that water. It's going to detain it for a specified amount of time, and its discharge rate is limited by a Collier County ordinance. So we're only allowed to discharge so much water off site. And in this case, as Mr. Arnold alluded to, that's going to be discharged south to the canal down there, which is downstream from the weir. So it's not going to hold any water back up in this area. It will slowly bleed down in that area. So in order to accomplish that, we have to build up a berm around the water management basin, up at the peak stage of that 25-year storm event, plus a little bit of freeboard that's built up in there. So no water can get out off the site except through the regulated, what they call, control structure which discharges that water south to the canal. CHAIRMAN FRYER: So no matter where the water is on your site, it's going to have to go through this discharge basin? MR. DELATE: That is correct. It will be piped over to that basin. The water's contained within the basin, and then it bleeds out through this control structure south. CHAIRMAN FRYER: And then tell me again where it goes from there. MR. DELATE: So it will bleed down -- I'll just show you on the aerial here. So what we're proposing is a water management basin back in this area with a pipe down into the canal down here. So here's the weir over here. The water in the canal flows this way, so it's retained at a higher elevation back here. We're discharging to the southern part of the canal with a lower control elevation so water can go this way, south. So it doesn't -- there's no chance of it backing up. If it was discharged into the canal up here, it could, we could say, potentially add some additional flow to this canal, and it could overflow back into other areas. But we're not. We're descending it south. This canal is designed to handle all this water from this entire area plus, of course, a larger basin up north. So it's a rather large canal. It's all maintained by Collier County as part of the LASIP program. And as Mr. Arnold alluded to, we've coordinated with Collier County stormwater extensively on this. You know, I have my own concerns. When I design things, I want to make sure we're not going to flood anybody. And as I've said, I've designed for over 25 years, and I would follow that same protocol. So assurances, as we go -- as the contractor completes the work, we're there inspecting it. We have to certify it to Collier County, Collier County inspects it, and then there's also an operation requirement as part of their homeowners association documents to maintain the system in proper function. CHAIRMAN FRYER: Thank you. Okay. That helps me. Question for staff. I'm just going -- COMMISSIONER SHEA: Can I ask a question for him before he goes? CHAIRMAN FRYER: Of course, yeah. COMMISSIONER SHEA: What do you think causes the existing problem, while you're looking -- I don't know where it is, but to me when somebody says on the reasonably mild storm I got an inch of water in my house, I got a big concern. MR. DELATE: Just knowing the area in general, it's relatively low compared to 5.A.a Packet Pg. 27 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 24 of 110 what you have to construct to today. And I'm not diminishing anybody's property or property rights or whatnot. It's just that's the nature of the beast in this part of Collier County. It's just a lower area. So it doesn't take a lot of rain, unless the site's been filled up, to experience some ponding conditions. And it's -- it's all throughout this area. It's not just this area. COMMISSIONER SHEA: So you're collecting all of the stormwater that lands on this property, you're storing it up for a 25-year storm, and there's no other water coming onto the property from adjacent lots. Either -- you're isolating your water collection; there's no other water that you have to account for from other properties? MR. DELATE: Yeah. And we'll investigate that. We haven't gone deeply into how -- if there's any water coming from the adjoining lots, we have to convey that around the property. So if it is present, we haven't gotten to that detail of analysis. We'll add some conveyance system to watch that water and run it to the south as well. We just haven't gotten to that depth of the analysis yet. COMMISSIONER SHEA: What's the difference in elevation across that control weir? MR. DELATE: I don't know specifically. COMMISSIONER SHEA: A couple of feet? MR. DELATE: I think it's at least one or two feet. COMMISSIONER SHEA: Okay. CHAIRMAN FRYER: Anything else? COMMISSIONER SHEA: No. CHAIRMAN FRYER: Thank you. I'm going to finish up, if I may, and then call on the other commissioners. The witness mentioned emergency vehicles, and I'd like to know -- and also it was mentioned that Collier County Emergency Management has reviewed and approved this. Mr. Summers' group, I assume. MR. BOSI: (Nods head.) CHAIRMAN FRYER: My question is -- and this is in the Greater Naples Fire Protection District. Did they also sign off on this? Is this part of the process? MR. BELLOWS: For the record, Ray Bellows. We do route this to fire review as well. CHAIRMAN FRYER: So they have an opportunity to weigh in if they want to? MR. BELLOWS: That's correct. CHAIRMAN FRYER: And they didn't? MR. BELLOWS: That's correct. CHAIRMAN FRYER: Okay. Thank you. And my last question, I'm going to ask Mr. Arnold, please, to approach. And with the utmost respect for a fine gentleman, nonetheless, I think you overstated your position at the NIM when you were saying "when" we get this rather than "if" we get it. Wouldn't you agree that maybe you didn't use the right words? MR. ARNOLD: Well, I think it was in the context of the objectors asked if we would, because of the outcry, stop the project, and my answer was, no, we're going to continue on through the process, and that was my intent. Not to say "when," but it certainly implies "if." It's certainly up to you and four county commissioners to approve 5.A.a Packet Pg. 28 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 25 of 110 the project. CHAIRMAN FRYER: I just wanted it to be -- MS. ESQUIVEL: That was not your statement, sir. CHAIRMAN FRYER: No. And that wasn't his -- MS. ESQUIVEL: That was not his statement and nor was that the context. CHAIRMAN FRYER: Ma'am, thank you. I realize that, and I wanted to give him a chance to reconsider, because that wasn't exactly what you said, but I accept your clarification. MR. ARNOLD: Thank you. CHAIRMAN FRYER: So thank you. Mr. -- Commissioner Sparrazza. COMMISSIONER SPARRAZZA: Thank you. I'd like to ask the county a question or a favor since we have heard and seen by the information that was given to us, is there something we could do to investigate kind of as a neighbor-to-neighbor gesture for this area on the flooding? I am certainly not an expert. Is it something that we could go through and make sure that the storm drain areas are cleared of debris inside? Is that something that might help the unfortunate flooding area that takes place on Maple Lane, I believe; is that correct? Yes -- is -- to possibly alleviate some of this, then with the assurance that we have from the developer that they're going to take care of their flood -- their land that they're developing to minimize any flood. If we're able to help clear up, if possible, something that's going on on Maple, maybe Raintree, and even Cypress. CHAIRMAN FRYER: Ms. Scott. COMMISSIONER SPARRAZZA: Can we all come out winners on this? I don't know if I'm out of bounds here, but... MS. SCOTT: If I may, I was not sworn in prior to this. It was unanticipated. CHAIRMAN FRYER: Let's get you sworn in. (The speaker was duly sworn and indicated in the affirmative.) MS. SCOTT: I do, thank you. For the record, Trinity Scott, department head, Transportation Management Services. We don't have a mechanism of requiring the developer to go and investigate the stormwater management system or lack thereof within the existing development. COMMISSIONER SPARRAZZA: I'm sorry. I didn't expect the developer to do that. I was actually asking, is it something the county can do since it's been there for 20, 25 years? MS. SCOTT: Absolutely. So we have a managed stormwater system, and the county does maintain our system. What we do have is several areas similar to the conversation that you had about roadways, is developments that were built several years ago where water management standards were not as they are today. We have more modern water management systems. So when I hear there's water sitting next to the road for multiple days after a storm, these roadways were actually designed to have an open drainage system. So water sitting in a swale or water sitting adjacent to the roadway is not typically of concern to us; however, when we start talking about water in structures and things of that nature, anytime we get a call about water in structures, we -- or close to structures, we send our stormwater 5.A.a Packet Pg. 29 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 26 of 110 management folks out. They assess the area. And so if this is an area that has a history, when there's a storm event, we are out there watching those areas specifically. So we go ahead of time, making sure there's no blockages, et cetera. But the fact of the matter is, older neighbors without a modern stormwater system that this new neighborhood would be required to build, we do have issues with standing water at times, water over the roadways, et cetera. COMMISSIONER SPARRAZZA: Great. Thank you. COMMISSIONER SHEA: As a follow-up to the question -- I thought that was a good question -- is while you're -- not you. But while the applicant is designing the stormwater, maybe there's something they could do of very minimal cost that might help alleviate an existing problem. I don't want to -- I guess maybe an inch of water in somebody's house on a regular basis doesn't seem like -- I can't believe you haven't heard of it unless that's not the case. MS. SCOTT: I'm not saying that the county hasn't heard of it. Me, specifically. I'm sure our operations folks are aware of it. And in, like I said, this specific area, similar to Naples Manor across the street, U.S. 41, Rattlesnake, the Hawaii Boulevard area, we have consistent areas where roads will go under water because they do not have a modern stormwater management system. As I said, from a county perspective, Mr. Delate did indicate that once they get into their permitting and the Water Management District will review their permit, any existing stormwater that flows through this site, they will certainly have to accommodate and -- so historic flows. But there's not a mechanism for me to say to them, go modernize the entire stormwater management system within the adjacent neighborhood that wasn't built -- I'm sure was built to code at the time when was it built. COMMISSIONER SHEA: So as sea level continues to rise -- whether you believe it or not, it probably will -- there's a whole bunch of people that are kind of stuck on their own is what you're saying. CHAIRMAN FRYER: Ladies and gentlemen, pardon me for interrupting. But we're at the time when we need to take a midmorning break, and when we come back, we will pick up exactly where we left off. And so we stand in recess until 10:41. (A brief recess was had from 10:31 a.m. to 10:41 a.m.) MR. BOSI: Chair, you have a live mic. CHAIRMAN FRYER: Thank you. Let's reconvene, ladies and gentlemen. Mr. Youngblood, who is our next registered speaker, sir. MS. SCOTT: If I may, Chair -- Chairman? CHAIRMAN FRYER: Well, what more do you have to say, ma'am? I mean, you -- MS. ESQUIVEL: I just had three very small points, and then I will -- CHAIRMAN FRYER: Go ahead. MS. ESQUIVEL: -- sit down and be done. CHAIRMAN FRYER: Go ahead. MS. ESQUIVEL: My points were this: With the -- we were talking a lot about stormwater and drainage. If I may, this is Raintree Lane. This is Maple Lane. CHAIRMAN FRYER: You're going to need to be on mic. I know it's difficult to do both things. 5.A.a Packet Pg. 30 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 27 of 110 COMMISSIONER VERNON: There's a pointer. MS. ESQUIVEL: Oh, you can see it. COMMISSIONER VERNON: I see it. MS. ESQUIVEL: The flooding collects on both sides of Raintree Lane as well as in the area between the property lines between Maple and Raintree. Additionally, the property that is being proposed for rezoning is used for water to flow out of this whole Myrtle Cove Acres. That is where water floods out of and goes into the surrounding waterways. We have had two new homes built on Raintree Lane at a higher elevation. With simply two homes on our street, the water collection and the poor drainage has been significant. There has been a noticeable difference. So by virtue of developing and raising these five acres, not only will it block off an existing means of water egress, but it will also raise the elevation of where our water is supposed to flow out of. So that is a concern that I would respectfully ask that the Commission keep in mind in evaluating this. CHAIRMAN FRYER: We will ask the applicant to address that specific question in rebuttal. Anything further from you, ma'am? MS. ESQUIVEL: My last one was that in the conditions of use of Raintree Lane, it currently says direct -- they will not use direct access to Raintree. I would respectfully request the addition of the language "direct or indirect use of Raintree for ingress and egress to this project." CHAIRMAN FRYER: Well, my only concern about doing that would be that they could take Raintree in and then take Tamiami Court over to Maple. MS. ESQUIVEL: Raintree after the intersection with Tamiami Court, to be specific. CHAIRMAN FRYER: Okay. We'll make that change. MS. ESQUIVEL: Thank you very much. I appreciate your time and your consideration. CHAIRMAN FRYER: Thank you. Yes, ma'am. MS. SCOTT: If I may, Chairman, once again, for the record, Trinity Scott. You know I was saved by the bell. I was actually able to go back and talk with my operations staff, my stormwater maintenance manager so I could get some more information specifically about this area. So, yes, they are aware of this area and, specifically, Raintree. In the fall of last year, we actually made improvements at the end of Raintree. And you'll actually see it; on the end of the cul-de-sac, you see a little "L" on the aerial that's actually up here. Oh, yeah. Can you guys see my pointer there? And so they made some improvements in this area to help alleviate that area to get the water to the existing canal structure. Certainly, as Mr. Delate indicated, they will have to deal with anything that is historic flows that go through the site, and as they go through their permitting, they will assess that. The other item that my stormwater maintenance manager indicated is that we have a couple areas of what we call hot spots, older communities built when water management standards were different. So if we anticipate -- we watch the weather all the time. If we anticipate that we're 5.A.a Packet Pg. 31 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 28 of 110 going to get a rain event, we are out there, we are looking, we are watching it during -- before, during, and after, and this is one of those hot spot areas. But they have gone through the stormwater system, and they've indicated that there are no blockages within our existing system. CHAIRMAN FRYER: Okay. Thank you, Ms. Scott. MS. SCOTT: Thank you. COMMISSIONER SPARRAZZA: Thank you. That actually answers my questions of has there been a recent review particularly on the Maple Lane area in question, and I appreciate finding those answers in the last 10 minutes. CHAIRMAN FRYER: Thank you. Mr. Youngblood. MR. YOUNGBLOOD: Mr. Chairman, our next speaker is Tiarra Arthur, followed by Troy Wilson. CHAIRMAN FRYER: Thank you. MS. ARTHUR: Good morning. Tiarra Arthur. I also have documentation that I made copies, with the help of Mr. Youngblood, that I'd like to submit to you guys with photographic evidence of a certain area of my personal concern regarding roadways. Can I submit this to you? CHAIRMAN FRYER: How many copies do you have? MS. ARTHUR: I have seven and, electronically, I sent Mr. Bellows and Mr. Sparrazza one last night as well as Mr. LoCastro and his aide. But I wasn't aware that I had to bring several copies physically. CHAIRMAN FRYER: Well, we need one for the applicant. MS. ARTHUR: Yeah. He can have mine. That's -- can I read it first? CHAIRMAN FRYER: Go ahead. How long is it? MS. ARTHUR: It's within the three minutes that I -- COMMISSIONER VERNON: Randy printed it. So you should have enough for us. You can hand it out now, if that's okay. CHAIRMAN FRYER: Yes. COMMISSIONER VERNON: And hand one to the applicant now. MS. ARTHUR: Sure. COMMISSIONER SPARRAZZA: I have one. Thank you. CHAIRMAN FRYER: Thank you. And the court reporter has one? MS. ARTHUR: I think I have enough copies, too, for her. CHAIRMAN FRYER: Good. MS. ARTHUR: All right. Many of my fellow neighbors, and myself included, we do live on Maple Lane, and a few of us do live on Raintree. My property and my husband's property is the one adjacent to this property. It's not just one lot; it's two lots. So we're being negatively impacted completely to this. I am writing this or stating this and providing that printed copy to you because I do understand the value of living in Collier County and the growth that's needed here. But it is super important for myself, a homeowner, and our properties on Myrtle Cove in variance -- emphasizing Maple Lane at this point. It is extremely small, and it's one of the primary reasons so many of us have purchased that property, because having a young family, children are involved here. There's many kids on this street. There's super far and few comparable neighborhoods. A three-street neighborhood 5.A.a Packet Pg. 32 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 29 of 110 is not typical in Collier County; it's not. So when we are communicating with each other, we have telephone numbers. We call each other by name. We wave. When we're passing each other, it's just out of sheer respect for the other oncoming vehicle when we get out of the way. Do I understand that with new homeowners that they'll probably do that as well? Yes, but there is a safety concern. I would like to really be invested in the project going forward to make some changes to our neighborhood, not just with their property, but with our community that we are all going to be living in. Nobody only primarily stays on their street. This neighborhood, we go from Raintree, Cypress, Maple because it's all connected, and it's safe. I would really highly recommend decreasing the number of units. When we say 13, it doesn't really stick with a percentage of an increase. There's going to be an almost 50 percent increase in homes on a street. Fifty percent these days, if you go to a gas station and you are hit with a 50 percent increase, your eyes widen. A 50 percent change on anything is very alarming. So with a rudimentary formula of percent of change, using the current home values, which is actually 29, including Mr. and Ms. Wilson's, it's not 28; it's 29 on our street. The addition of 13 will increase that with a dramatic 45 percent increase. I would personally like to see growth happen in our community. There's only one vacant lot on Maple Lane. That already says we're at a volume capacity. Moving on, the layout of the plot -- of the T-shaped neighborhood that is designed, there is going to be five homes that will be perpendicular to our house and our lot as well as six to Mr. and Mrs. Wilson. That is a very alarming privacy issue for myself who do have children, who do cherish their backyards. We're now going to have direct eyes from several homes looking and peering into our neighborhood. I am very happy to hear that he is going to be putting in a natural barrier, because there is one in existence. The next question to that is the environmental impact on what they're actually going to be removing and planting in replace [sic] of that. Going forward on the second page, with the roads being at such a limited passability rate -- there's photos. So on the majority of Maple Lane, there's no curbs, and so that gives the freedom for vehicles to go to the grass; however, at our property, there's a tapered curb where there's an actual culvert that leads from both sides of Raintree to enter the canal. That tapered area is less than 18 feet in some places. So I took two photos and provided that for you guys to really check. Anybody who's passing in that area is going to damage their vehicles; it's just going to happen. If there are kids going back and forth, I am afraid for my -- safety of my children. Moving on to some of the items, if none of this is in negotiability for their project going forward, because at this point they have not said anything in regards to increasing the community effect, I would recommend streetlights for safety purposes. As we know, that I -- growing up, I did live on Trail Acres, and when Treviso Bay used that as an entrance, they added sidewalk, they added curb appeal, and they added lights for their residents in order for it to be a much safer community. I would recommend that as well. The next item would be if roads are not getting widened, speed bumps would be the highest effect. Speed bumps will help myself and my neighbors included. We are best friends with each other. We have a group of six kids that nightly go out to ride their 5.A.a Packet Pg. 33 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 30 of 110 scooters. There are -- there's a speed limit of 25 miles per hour with a roadway width of 18 with kids on the side of the road, some being in diapers and under three years old of age. People are not abiding by that. And, yes, I do agree that curbs would help decrease the speed limit, but so would speed bumps, and it would be definitely something that would slow, physically, the vehicles down. The last item that I do think that would be very helpful is creating a turn-in lane on either location. There is a current turn-in lane to the pawn shop to the construction plaza. That's currently happening, but we do not have one in either entry from 41 to Raintree or on Cypress. It's a daily fear anytime that you enter our neighborhood to be getting rear-ended, even with a blinker light on or any of that nature. There's not any other neighborhood that I can think of on the top of my head with going into forward with a 50 percent increase in residentials on one street. That's a fact. CHAIRMAN FRYER: I'm going to ask you to wrap it up, ma'am. MS. ARTHUR: That's it. Thank you so much, and thank you for taking the time to hear our concern. CHAIRMAN FRYER: Thank you. Next speaker, please, Mr. Youngblood. MR. YOUNGBLOOD: Mr. Chairman, our next speaker is Troy Wilson. MS. ARTHUR: Oh, there's no questions? CHAIRMAN FRYER: Apparently not. MS. ARTHUR: Okay. Thank you. MR. YOUNGBLOOD: Troy Wilson will be our next speaker, followed by William Bennett. MR. WILSON: Hello. I'm Troy Wilson. My wife and I have the five acres just beyond this tract. And the first thing I would like to address is the stormwater management. There's been some things said that aren't accurate. To address Mr. Shea's concern, you know, about the weir, there is no weir there. It's a free-flow of water underneath of a pump station. It's just like having a bridge there. So there is no weir there, but I do appreciate Mr. Arnold's attempt, you know, to do something, you know, for our concerns about the watershed from his property. He could go out either end of the property, and it's going to be the same. So whatever works best for him. Now, during Hurricane Ian, the problem isn't with his property. The problem is with Collier County's water management plan. It does not seem to work. Everything comes underneath -- from Naples Manor underneath 41, and it comes into that canal, which goes around three sides of my property and bottlenecks. There's nowhere for it to go. Before Treviso Bay went in, right at the corner of my property the creek ran right on out to the saltwater, which government is shutting off all the time to keep all the pesticides and what have you out of the saltwater. So now here we have a pump station that the county does not use. CHAIRMAN FRYER: Sir, you're welcome to use your time the way you want, but I just wanted you to know that we don't have jurisdiction to do anything about that. MR. WILLIAMS: Well, the problem that I want addressed is Collier County's responsibility. As you mentioned earlier about -- you know, when you had the lady up 5.A.a Packet Pg. 34 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 31 of 110 about the flow through the neighborhood, you know, what's -- before you approve something like this, what is your responsibility for the roads, for water management? You know, you do have a responsibility here. So you need to address this before you approve any new housing in our community. So, yeah, somebody -- before Hurricane Ian, they didn't run the pump stations. They didn't run the water down. They didn't run the pump stations during the hurricane at all. So you've got a 19-inch pump and a 24-inch pump that pumps it into cypress heads in Treviso Bay; otherwise, it bottlenecks, and there's nowhere for the water to go. So it doesn't matter what you do to these ditches up the streets or on his property if there's nowhere for the water to go. So that needs addressed with Collier County. Now, the other thing -- the other concerns I have with your project, Mr. Arnold, is on the property lines, what will we done? Fencing? Vegetation? On the -- you know, the back of the two adjoining properties, how will that be addressed? And I think that before you vote -- I appreciate your coming to our neighborhood and seeing the situation firsthand, because I think that's what anyone who's going to vote on this should be doing. Also, I'd like to know what type of construction these new houses will be. I mean, is it going to be CBS? Is it going to be -- or is it going to be prefab houses? Because I know the contractor has a history of doing some prefab. So I would like is to -- that question answered as well. That's all I have for you. Those are my concerns. CHAIRMAN FRYER: All right. Sir, thank you very much for expressing them. Mr. Youngblood? MR. YOUNGBLOOD: Next speaker is William Bennett, followed by Ryan Young. MR. BENNETT: Good morning. My name is Bill Bennett, and I live on Raintree Lane. And I also appreciate Mr. Fryer coming out and taking a look at it. I've lived there a little over 20 years, and within that time I've had water in my garage twice during rainy season. My concern -- I don't know if we can pop up the layout of the community. Is there a mouse that I could use? My concern on the floodwater would be -- the proposed is to take the water from here and put it onto this section here, which is technically supposed to drain this way. What I've found this summer was -- we walk our dog down this section here. And if you've ever seen water run with moss, you could see the moss bending in the direction of the water flow. Well, this season the water has actually been coming from the -- way up here out of screen is the Treviso Bay area clubhouse. There's a lake where that water all stops. It can't flow anywhere else. Well, that water was running this way, the opposite direction, and coming back this way. Once it reaches this spot, there's nowhere for it to go. So my concern is if they run this water into here and you also have water coming back this way -- and I don't know if Treviso Bay's running water into that lake or if it's the drainage coming from Naples Manor that's accumulating and then backing it up. Also, there's currently a drain that comes right from this corner over to a catch basin and then back underneath Maple Lane into the Arthurs' property all through here. So if we continue to get that backup from here and the water runoff from here, then it's going to go underneath that corner right here and then back up into Maple Lane. So that's 5.A.a Packet Pg. 35 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 32 of 110 still a big concern to me. I do appreciate the county finally coming out. It's took me -- I gave up about 15 years trying to get a drainage to go from the end of Raintree Lane and connect it into this canal here. Fortunately, we've got some young people that moved into our neighborhood, and they were able to move it along, and we now have a drain that goes right through here and connects, but -- and, again, with the summer rains, this construction was all new, so the ground was broken, and it was dirt. So I watched water -- the muddy water coming back heading east. So that means the water was actually going the opposite direction when -- the heavy rain. So we do have some flooding issues that I don't think that's going to -- pumping the water from the land to that canal's going to alleviate. That was my biggest complaint. The land density, they say they're going to be matching what's zoned already, but if you were to take that five-acre tract of land right here, the highlighted, and you moved it over on top of this community, you would see it's only nine houses. If they're going to match it, nine houses seems more adequate to the neighborhood. That's all I need to say. CHAIRMAN FRYER: Thank you, sir. Next witness, please, Mr. Youngblood. MR. YOUNGBLOOD: Our final speaker is going to be Ryan Young. MR. YOUNG: My name's Ryan Young. I live in Myrtle Cove Acres on Raintree Lane. Thank you for your time today. And I just wanted to thank Commissioner Fryer for taking the time going out and see our community. You didn't have to do that, and it makes a huge difference for me and all of us in here that somebody got the chance to actually look at where we live and see how unique it really is. So I was looking at the evaluation criteria for rezoning, and No. 2 is the existing land-use pattern. So we're talking about zoning this new lot RSF-4 which has, you know, lot requirements that are congruent with the neighborhood next to it. But just like Bill just said, if you're looking at this map, the frontage of almost every property, at least on Raintree and Maple Lane, is 100 feet with a lot size on the low side of about 17-and-a-half thousand square feet versus the 10,000 that are being proposed. So to find lots like that in a neighborhood like this in Collier County I think is rare for this area in East Naples. I didn't want to live in a gate communicated. I didn't want to live near a gated community. I'm a business owner. So I wanted the freedom and flexibility and a larger lot. And the houses aren't butted right up against each other. We have a lot of space between each house. So I'm not sure that the zoning that exists in our community is appropriate. If you look at our lots, it falls somewhere, just based on lot size alone, between RSF-3 and RSF-2, which is kind of unique. There's no zoning that says 100-foot frontage and, you know, a .4-acre lot is your acreage size. So, you know, in talking with the neighbors, we may put something together to try to put a zoning overlay over our own neighborhood to more appropriately zone our neighborhood and any proposed adjacent zoning changes just to keep the community maintaining the character that it already has. It's because of how unique and different it is. So that's an effort that we'll be moving forward with shortly just to make sure everything is appropriate and the same. So -- because currently in RSF-4, somebody can come in and knock down an older house, split the lot, and then we become Naples Manor, which we are very different than 5.A.a Packet Pg. 36 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 33 of 110 Naples Manor in Myrtle Cove Acre. And we don't want to be that. That's why we love our community. So if we can get a zoning overlay that better describes our zoning and anything that's going to be changed, that's an effort that we're going to be moving forward with. And then going down the list, you know, creating an isolated district. That's much different than the adjacent communities. This might be a gated community right at the end of a community that is totally the opposite of that. So that's No. 3 there. And then adversely affecting living conditions. They're talking about traffic and drainage. You know, we already mentioned the streets are skinny. I know my wife was significantly late to work the other day because a debris truck was sitting as far to the side of the road as possible picking up debris, and she could not get her car by it for 30 minutes until the thing moved. So if that's any example of how skinny the streets are, I don't think that she should be late to work that often because of the increased traffic and trucks and all that stuff that are blocking up our streets. So that's just a good example of that. And moving forward into drainage problems, we talked about a 25-year, three-day flooding event is what they're planning for. And someone mentioned 11 inches of daily rain. I'm not sure that that's accurate, and I would request that we look into that. I think it's a 9-inch in 24 hours or three-and-a-half inches per hour qualifies for a 25-year flooding/rain event. And looking at the data going backwards, at least for this year and the year before and the year before that, that's happened much more frequently than every 25 years. So keeping that in mind, it may be wise to plan for a 50- or 100-year event, especially with things possibly getting worse in the future. So in making this, that's something that I would want to put on the record just to keep in mind there. And then property values and whether there's other sites that might be more appropriate for this -- CHAIRMAN FRYER: I'm going to ask you to wrap it up, please, sir. MR. YOUNG: Sure thing. You know, we're going to look at a zoning overlay to more appropriately zone our neighborhood and the adjacent one just so our property values aren't affected by the splitting of lots and the increased density in our neighborhood that -- you know, we value our current density. So thank you guys so much for your time. CHAIRMAN FRYER: Thank you very much. Mr. Youngblood, I take it that that's the last registered speaker? MR. YOUNGBLOOD: Yes, sir, that concludes our registered speakers for this item. CHAIRMAN FRYER: All right. Anyone in the room who has not registered but wishes to be heard, please raise your hand. (No response.) CHAIRMAN FRYER: Seeing none, we will now close the public comment portion of this hearing. And did you want to be heard, Commissioner? COMMISSIONER VERNON: No. I just wanted to thank the public speakers for their presentation. That was helpful, especially the last speaker because you basically looked at what we're supposed to be looking at and analyze it through that lens, and that was helpful. Thank you. CHAIRMAN FRYER: And before we turn it over to Mr. Yovanovich for rebuttal, 5.A.a Packet Pg. 37 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 34 of 110 I'm going to want to hear from Ms. Scott, if she is still here. Have you been in the room, Ms. Scott? Oh, okay. Good. Well, not right at this moment, but I just wanted to be sure that you're still here after rebuttal, and we'll hear from you then. Go ahead, Mr. Yovanovich. MR. YOVANOVICH: I think the major themes from the neighborhood have been water management and traffic, and I think you've already heard a lot from Mr. Delate, and he's here to answer any further questions you have, including comments made by the last speaker that do not accurately reflect the criteria that Mr. Delate has to design to with regard to stormwater. We fully recognize that the neighborhood doesn't want this project, but that's not the legal standard that applies, nor is the fact that they provided a petition saying they don't want us in the neighborhood. If you look at the petition, it talked about stormwater and traffic. What is the competent substantial evidence regarding stormwater and traffic? The competent substantial evidence that's in the record regarding stormwater and traffic is that we will not negatively impact the stormwater in the neighborhood. In fact, we'll make it better, because right now stormwater is uncontrolled. It will be controlled through this process. If, in fact, the neighborhood is draining through this project, Mr. Delate has testified he'll have to accommodate that through the design of our system. So all of that is addressed through the review process for the county and the Water Management District. There are qualified professional engineers that will review Mr. Delate's work. So that issue has been addressed. Traffic has been addressed. Your staff has reviewed it. They have agreed that the road system that's there can, in fact, handle the 13 homes we want to put on this piece of property. There's also a condition that says, should the neighborhood want to avail itself of traffic-calming devices it's -- I forget which -- I think -- I think it's the eighth condition -- I left my book back there -- that we have to participate in that, which would be speed bumps. You see them in a lot of parts of Collier County. You see them on Solana if you're driving from Goodlette-Frank Road to U.S. 41. Now, that's a through street, which none of these are. These are cul-de-sacs. So you're not going to be -- it's not an apples-to-apples comparison. This is, by nature, a slower traffic street. There's no indication that people who are going to build and live in this neighborhood are going to somehow disrespect the people who are along Maple Lane and speed. But should there need to be traffic calming, we've agreed to pay our fair share for traffic calming as a condition of approval. All of the professional planning testimony, not only Mr. Arnold but your Collier County staff, has determined we're consistent with the Growth Management Plan. The Growth Management Plan specifically includes us in the urban area, which is intended to be redeveloped. When the Growth Management Plan was adopted in 1989, a lot of Collier County was zoned agricultural. It became a holding category for future actions under the Growth Management Plan to rezone the property consistent with the Growth Management Plan. What we're asking for is consistent with the Growth Management Plan. It also has been reviewed by professionals qualified to review it for the criteria. They have all testified that we meet the criteria. So we're legally entitled to what we're requesting. It may not be popular with the 5.A.a Packet Pg. 38 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 35 of 110 neighborhood, but we're legally entitled to that. That's the protections my client has under the Growth Management Plan and under the law of Florida. What we're proposing to do has been reviewed and determined to be safe from a traffic standpoint and meets the Water Management District criteria. We were asked -- I was not at the hearing -- I'm sorry -- I wasn't at the NIM, but we were, essentially, asked to withdraw the petition. We respectfully declined to do that. That's not the first time my clients have been asked at a neighborhood information meeting to please just go away. It won't be the last time we'll be asked to just please go away. My client elected to avail itself of its legal rights under the Growth Management Plan. We've addressed every comment that came, even in the petition. The petition talked about traffic and water management. We've addressed those conditions raised in the concerns in those petitions. We have agreed to the condition to prohibit construction traffic on Raintree Lane. We have done everything the neighborhood has basically asked us to do except go away. And with that, all the testimony, all the competent substantial evidence indicates we've met the requirements, we're entitled to what we're requesting, and we're asking the Planning Commission to recommend approval to the Board of County Commissioners. And with that, I'm going to ask Mr. Arnold to come up and just talk a little bit about the master plan and the buffering, because there were some concerns about the neighbors and what they may see. And then with that, we're available to answer any further questions you may have. If I left anything out in our conclusion, just let us know, and we'll answer any questions you may have. CHAIRMAN FRYER: Thank you. MR. ARNOLD: Again, for the record, this is Wayne Arnold. And the question came up about buffering. And, of course, we did this conceptual site plan, and your condition says we have to be substantially in compliance with that. It gives us some design flexibility since it hasn't been completely engineered yet. The county asked us to, and we identified the buffers per LDC. So whenever we come in for the development on the site plan, the plat, whichever it becomes -- and it will be a plat -- we will have to show and depict a landscape buffer easement along all of our property lines. And I believe it requires us to have a 10-foot-wide buffer adjacent to the properties to the east and the west, and they will be landscape buffers. CHAIRMAN FRYER: Ten-foot off center? MR. ARNOLD: Ten-foot wide, yes; 10-foot-wide buffer. CHAIRMAN FRYER: The planting that you're talking about, is it trees or other vegetation? MR. ARNOLD: It would consist of trees. Ten-foot-wide Type A buffer, I believe, is what's required. CHAIRMAN FRYER: Okay. Thank you. COMMISSIONER VERNON: Wayne, do you know what -- CHAIRMAN FRYER: Go ahead. COMMISSIONER VERNON: Do you know what's there now? Is it, like, invasives, exotics, or oak tree? What's there now? MR. ARNOLD: There's a combination. The site, obviously, is going to have some alteration. That came up at the neighborhood meeting, to the north. A gentleman from Treviso Bay was there, and they said, you know there is exotic. There are some 5.A.a Packet Pg. 39 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 36 of 110 planted trees that were part of the nursery operation. They were not native trees to the community, so there wasn't a native community. So we'll have to inventory any of the native trees. Those that can be retained will be retained. But since we do have to do site work and put in a perimeter berm and things like that that Mr. Delate addressed, those trees that may exist in that same area won't be retained but, obviously, it's in our interest to retain native vegetation that meets the buffer standards. CHAIRMAN FRYER: Commissioner Sparrazza. COMMISSIONER SPARRAZZA: Thank you. A question and suggestion. Question first. The current area is zoned RSF-4. And please help me understand, if that developer wished, they could have had those lots 75 feet wide. They chose to make them 100 feet; is that's correct? MR. YOVANOVICH: That is correct. The RSF-4 zoning that you can see on the screen, that's the neighborhood, they elected to have larger lots. Under the current zoning they could have been 75 feet in width. COMMISSIONER SPARRAZZA: Correct. As you are proposing RSF-4, you are obliding [sic] by the minimum of 75 feet? MR. YOVANOVICH: We are meeting the legal criteria for RSF-4. COMMISSIONER SPARRAZZA: Right. Thank you. And just a suggestion, as there has been discussions regarding Raintree and should people somehow during construction go to the western end of it and try to gain access to the construction area, legally, illegally, whatever, is there something that might be considered to -- should this pass, maybe at the onset you create some type of a natural barrier so that you can't bring either a person's vehicle or a truck or something, in other words, trying to get maybe not the final buffer but some type of a buffering system up there initially so that it -- MR. YOVANOVICH: Okay, yeah. I'm sorry. I -- COMMISSIONER SPARRAZZA: -- deters anyone trying to go down Rain -- they go down there and they see trees or something. CHAIRMAN FRYER: There will be -- there will construction site fencing that will physically prevent people from driving in there. MR. YOVANOVICH: But we'll also -- we'll also put a buffer up to make it clear that you can't drive over into the neighborhood that way. We'll also, obviously, tell the delivery trucks and the contractors that you're wasting your time going down Raintree. We'll let -- we'll provide notice to the contractors and the site development contractor and all them that they have to come up Maple. COMMISSIONER SPARRAZZA: Maple, great. Thank you. I appreciate your time. CHAIRMAN FRYER: I have -- I asked Ms. Scott to come back in, and I want to hear -- first of all, with her in the room, I would like -- I believe it was Mr. Bennett who was using the mouse to point to water flow. Do I have the right witness? Is Mr. Bennett still here? Would you come up, sir. And I'm going to ask Ms. Scott to take a look at this and then reply to it. And then if Mr. Delate wants to reply after that, you can have more rebuttal. Would you point again and show your concerns about how the water was flowing? MR. BENNETT: Again, this is Bill Bennett. Can I get that bigger screen? 5.A.a Packet Pg. 40 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 37 of 110 Maybe a better view of it would be this angle here. So if you're proposing to dump the water from here to here, this location is right here. So if we go back to the zoomed-in spot, there's currently a culvert that runs from here, and this object here is a catch basin where you can see the water. It's a big grid, and it goes under Maple Lane. And there's another catch basin here. So currently -- I did observe, twice now, the water flowing back the opposite direction into the neighborhood. So if this water's flowing out here, this water's flowing back here, where's it going to go? And I did observe, like I said, once they put the new ditch in -- and I appreciate the county doing so -- the ground was raw. So when the water started backing up from this canal coming back and then to Raintree Lane, it ran down Raintree Lane, the ditches were dirty, a muddy color, because of the raw dirt. So that was obvious backflow. CHAIRMAN FRYER: Okay. And where the Wilson property was, you made a comment about that, that it was going to go, it looks like north. MR. BENNETT: The Wilson property pretty -- I think this water has no way to continue out this way. I think it stops right here. So it stops. But then if this was zoomed in bigger, you could see this canal that leads right here. Right here would go south until it would just dead-end into a lake right by Treviso Bay. So I don't know if we're having Treviso Bay dumping water into it, but something's creating a backflow. CHAIRMAN FRYER: Okay. That's what I wanted Ms. Scott to hear. Thank you, sir. You're excused. Ms. Scott, will you respond to that? MS. SCOTT: Once again, for the record, Trinity Scott, Transportation Department head. I wish I could respond to that. If I had my stormwater maintenance folks here from my road maintenance shop, I'm sure that they could respond to that. They're much more familiar with the specific operations of this area. And this is all part of the Lely Area Stormwater Improvement Project, which is a very major stormwater improvement project that took nearly a decade to permit. And so it is a very intricate system. But I cannot speak to those specifics. CHAIRMAN FRYER: Okay. All right. Mr. Delate, do you want to be heard, sir? MR. DELATE: For the record again, I'm Michael Delate, Grady Minor Engineers. I'm no expert on the LASIP system, probably enough to just explain the background. So all that water that goes in the canal is located on the west side of the property, and here, too. It goes all the way around. That's a weir right here. It does have a pump station in it, so it has the ability to back pump, I believe, into the canal during -- when they want to control the water elevations probably to hydrate farther north. So all the water from Lely -- excuse me -- Naples Manor flows through here amongst other canals, and then it discharges farther south. And that is one of the weirs that's controlled by Collier County. CHAIRMAN FRYER: Can you specifically offer any evidence to refute what Mr. Bennett said? MR. DELATE: Well, I don't -- I'm not an expert on the operation of the system, but it could be that water could flow back north if that pump is operating to discharge water north of the weir. If you're familiar with many of the canal systems in the Collier 5.A.a Packet Pg. 41 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 38 of 110 County area, for instance, along Immokalee Road, there's the Cocohatchee Canal. It has a series of pump stations along there where they back pump the water at certain times of the year to maintain water levels to help hydrate the soils. So it could have been a condition like that. It could have been after a heavy rain event and you had a lag period where the water was flowing in a different direction momentarily. CHAIRMAN FRYER: Okay. Thank you. What I need to hear -- and I think it's out there, and I'm sorry that we didn't have the exactly correct people from the county. But I -- and, Mr. Yovanovich, I'll give you a chance to reply. But first I want to hear maybe from Mr. Bosi. Is this a reasonable point of concern for the Planning Commission, and should we ask the applicant to offer additional remediation steps in the event that these things occur? MR. BOSI: Mike Bosi, Zoning director. Within the -- and bear with me for a second. Within our impact fees and the utilization of impact fees, we've always said that impact fees cannot be used to cure past deficiencies within the county system. Similar, it's difficult to ask an individual project to cure issues that are off site to the project itself. They're required to meet requirements -- the minimum requirements of water retention, the water distribution or disbursement rates, maintaining, you know, the water on site for the specific periods of time for water-quality purposes. To ask a project to address issues related to off site that are -- that are not directly attributed to this project is something that is beyond what the county could ask for. They can offer it. I think when we were hearing the Brightshore SRA, there was a request from the Corkscrew Neighborhood Association, if you can remember, to add some intersection improvements to local streets that were on Immokalee Road that were outside of the Brightshore PUD. And the county -- the attorney's office had opined that that would have to be something that would have to be offered by an applicant; you couldn't mandate it. CHAIRMAN FRYER: Thank you. Commissioner Vernon. COMMISSIONER VERNON: Yeah. Just to pick up on that, I think, you know, just from my perspective -- and I'd defer to Mr. Bosi but, you know, from my perspective we have to segregate trying to deal with an existing problem in the community versus the impact of the project on that problem, and that's the way I view it, you know. I mean, after hearing these speakers talk, you know, I want to move there. It sounds like a great neighborhood. But at the same time, you know, I grew up in Florida, and my grandfather told me never buy property in Florida unless it's dead center in the rainy season, because, you know, we're 10 feet above sea level at best. So I see both sides of it, but I don't -- I just don't think we should be drifting into how to fix a problem that is unrelated to the applicant. So the question I have, I think, for Mr. Delate -- and you may not know the answer to that -- come on up -- but do you have any sense of sheet flow, whatever you want to call it? You know, there's a big rain, generally speaking, north, south, east, or west, you know -- and it generally flows south, but what's the -- what's the general flow of water on these -- this whole area, including the applicant's area, including the area west of the applicant, including this development that the objectors are here about? MR. DELATE: Sure. So if we start at a more global scale, all of Treviso Bay drains away from this site. So their discharge is out toward the west and southwest. 5.A.a Packet Pg. 42 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 39 of 110 The areas, Naples Manor, which is across Tamiami Trail, over in here, so that discharges into the canal, comes underneath 41, comes all the way around. It's got a weir here, controls the water, and then heads south and disburses down the wetland areas in Treviso Bay and out to the bay area. Within their subdivision, as Ms. Scott indicated, Raintree Lane has a swale system that discharges along the east side of this property into the canal system; again, the Lely canal system. There's actually a 30-foot drainage easement that runs along the subject property, along the whole entire east side. As we go into design, that will probably be made into some type of swale system to catch any water that's running off site or, excuse me, onto the site. And I haven't gotten to that stage of design. We usually don't get into that kind of detail at the zoning level, but we'll get into that later on. And then these other properties, similarly, as Mr. Bennett indicated, there's an inlet right where that arrow is. That discharges into the canal here, so that's catching the water on Maple Lane and then discharges down. I don't know where Cypress discharges. It's probably similar. So, collectively, these waters are going this way and out, or up this way and out. So our proposal is to create our own little water management system there. It will be for the 25-year storm event, which is regulated by the Water Management District, and they have models on how that rain hydrograph occurs, and so everybody has to use it in this area -- we don't make up our own hydrographs -- and then that water will discharge to the south. And as I just indicated before and previously, as we go through the design and look at surveyed elevation and LiDAR information, we'll see if there's any water that happens to spill to the east or come off this property -- excuse me -- to the west, or if it comes off this property to the east, we'll have to collect that water. It's required by Water Management District and Collier County rules to collect that water and convey it to its outfall. And we just not have gotten into that design yet, but based on my experience in this area, that's what we'll have to do. COMMISSIONER VERNON: And I heard your comment on Treviso Bay. It's flowing southwest from Treviso Bay, generally speaking. Any explanation based on your expertise of what Mr. Bennett is seeing of things flowing in that canal north rather than, you know, how it should work, I guess, south? Why is that happening? MR. DELATE: Well, as I indicated, Mr. Fryer [sic], I'm not an expert on LASIP. I know enough about it that it could be a couple of conditions. The pump may have been operating at this weir here. So it could have been pulling the water from the south, pumping it over the weir to the north for storage. It could have been a condition where this area received a lot of rainfall, and for a certain period of time you can imagine water tries to seek its own level. The canal may have been down a little bit in one area, and water could have been flowing momentarily that way. Momentarily, it could be a day. But, generally, this is the flow pattern out this way. COMMISSIONER VERNON: Okay. Thank you. CHAIRMAN FRYER: Thank you. Do you want another word, Mr. Yovanovich? MR. YOVANOVICH: Other than, I think Mr. Bosi summed it up correctly, my client actually will be making it better. It will meet a higher water management standard than what the neighborhood has. The neighborhood's an older neighborhood. It's a nice 5.A.a Packet Pg. 43 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 40 of 110 neighborhood, but it's an older neighborhood that had a very different water management system. It didn't even have one other than swales in the roads. We can't be legally obligated to fix the neighborhood issues. There probably are other mechanisms. They can form an MSTU or an MSBU if they want to bring more current their water management system. But we're committed to -- you know, if the neighborhood wants to meet with us as we're designing the system so we can show them how the system is being designed and works, the county's going to review that, the water management system's going to review that, and if they want to hire their own engineer to trust us, because they clearly -- one speaker says she doesn't believe us, we'll welcome them into the tent to see all this is public documents. We're happy to meet with them again and show them how the system will work and how it's designed. CHAIRMAN FRYER: Commissioner Vernon. COMMISSIONER VERNON: Yeah. I just want to -- I know I'm being very redundant, but flooding does seem to be the key issue. So I talked to Mr. Delate, the closest thing we have to an expert in the room on this issue. So now from a layman's standpoint, I've got anecdotal testimony that there were new houses built in the northwest corner of the existing development, which caused the flooding to be worse. And the reason given is because they're built up to code, and they're up higher, and yours are going to be built up to code and going to be higher. And so how are you going to -- and just from your perspective -- and you can call up somebody if you want, but simply how are you going to make it better than it is now? MR. YOVANOVICH: How are we going to make it better? COMMISSIONER VERNON: Flooding, yes. MR. YOVANOVICH: Well, right now whatever's falling on our property, the water's going wherever it wants to go. Now we've -- we have to keep that water on our property, through berms, we have to hold it back, and we have to discharge it at a certain rate prescribed by the county. So from that very nature, we'll make it better. If -- so if any of us -- if anything we're doing on our property is flooding them now, that will go away. We'll be prohibited from flooding them under the new regulations, because we'll have to hold the water on our property and discharge it at a prescribed rate. Also, if any of their water is coming across our property, we'll have to incorporate that into our system, which would make it -- we're not allowed under the regulations to make their water management flooding issues worse. Through the permitting process, there is a review process to make sure we don't do that. COMMISSIONER VERNON: From -- again, being redundant here, but focused on this flooding issue, from your perspective as sort of the leader of your team, have you guys looked at this -- does the water generally flow, during a rain event, west or east between the applicant's property and the existing subdivision? MR. YOVANOVICH: I'm going to ask -- COMMISSIONER VERNON: Currently. MR. YOVANOVICH: Mike's going to have to tell you the topography. I don't know the answer. COMMISSIONER VERNON: Do you understand what I'm saying, Mr. Delate? MR. YOVANOVICH: Which is the higher area? COMMISSIONER VERNON: I mean, if I go out there in the middle of a 5.A.a Packet Pg. 44 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 41 of 110 rainstorm, do I see water flowing towards their division, or do I see the subdivision using the existing applicant's area as sort of the receiving area? MR. DELATE: Yeah. I think that's kind of a complex question, because the ground is so disturbed. You could have certain areas, certainly, that flowed toward the east, but primarily the discharge or, excuse me, the drainage is from the north. COMMISSIONER VERNON: More north/south as opposed to east? MR. DELATE: Correct. And as Mr. Yovanovich indicated, we're required to detain all that water as part of the design. And then, furthermore, as I alluded to, there's a drainage easement along this east side. It's, I believe, dedicated to Collier County. So that will be all improved. There's no improvement there now. It's basically just a low area. We'll improve that conveyance. The water can flow how the county wants it to go, because there's a weir here. We can't just have it all interconnect with the canals on the north/south side. But we'll design that in accordance with Collier County direction. COMMISSIONER VERNON: Okay. Thank you. CHAIRMAN FRYER: Thank you. Anything further from the applicant? (No response.) CHAIRMAN FRYER: No? MR. YOVANOVICH: Unless you have further questions. CHAIRMAN FRYER: Commissioner Vernon, are you -- COMMISSIONER VERNON: Yes. More questions. CHAIRMAN FRYER: Go ahead. COMMISSIONER VERNON: Not a whole lot. But speed bumps, do you know what it would cost to put speed bumps on Maple Lane? MR. YOVANOVICH: We'd have to coordinate with, I believe, Ms. Scott and her -- and Mr. Sawyer as to how many they want and where they would want them if there were going to be speed bumps. COMMISSIONER VERNON: This is completely contrary to what I just said regarding Mr. Bosi and myself and our job, but has there been any discussion about you guys paying for the speed bumps? MR. YOVANOVICH: We committed to paying our fair share of the speed bumps. COMMISSIONER VERNON: I heard that. I meant -- MR. YOVANOVICH: I haven't been asked to pay 100 percent of the cost of the speed bumps, and I don't know what that number is or how many there are going to be. COMMISSIONER VERNON: Right. MR. YOVANOVICH: Or even if the neighborhood really wants them or if the Fire Department really wants them. Those are all complicated issues that goes through this neighborhood evaluation process before speed bumps are even approved. I've been -- so have I been asked to pay 100 percent of the cost, no. Are you asking me -- COMMISSIONER VERNON: It didn't come up at the NIM? MR. YOVANOVICH: I wasn't there. COMMISSIONER VERNON: Well, I'm not necessarily asking you to because, again, it's kind of contrary to my statement earlier as what my job is, but at the same time, that seems to be -- it seems to me that the applicant has already decided -- I think Randy pointed out 100-foot lots and to reduce the number of units they could have there, believe 5.A.a Packet Pg. 45 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 42 of 110 they could have there. It seems like as a result of the NIM, they did some changes to the water flow. And so in part of being a good neighbor, as opposed to a part of my job, I was just curious, speed bumps seems to be -- I've never quoted the price -- something that's not that expensive, would make it safer for the kids. CHAIRMAN FRYER: That's a fair ask, Commissioner; however, if it hasn't been volunteered by the applicant, it starts to look a little bit like a potential exaction, in my opinion. COMMISSIONER VERNON: That's why I didn't ask for it. CHAIRMAN FRYER: I understand. I understand. COMMISSIONER VERNON: I didn't ask for it. CHAIRMAN FRYER: I do have some language to clarify, without expanding. Condition No. 8 where it says, developer will participate with the neighborhood traffic management program, (NTMP), I would like words "including traffic calming" before the word "if." I think it's implied there, but just to be sure that we all understand, whatever kind of traffic calming they would be asked to pay their proportionate share of, that that would -- that we're being explicit. Would that be acceptable? MR. YOVANOVICH: And that's fine. And I don't know, Mr. Vernon, if you were on the Planning Commission at the time, but when we went through and we were doing a change to, I think it was the ShadowWood PUD, which is basically off of Santa Barbara -- or Rattlesnake and Santa Barbara, it's the airpark. And I forget the name of the project. COMMISSIONER VERNON: Airpark. MR. YOVANOVICH: It's the airpark. Point South. No. CHAIRMAN FRYER: Too many people talking at once, please. MR. YOVANOVICH: Whatever it was, the neighborhood also had a concern about traffic through the neighborhood, and we -- and that same -- the same condition was imposed on that developer to pay their proportionate share, and it did include traffic calming. So, Mr. Fryer, we're happy to include that, and, Mr. Vernon, that requirement has been a historical way of dealing with those types of issues going through the neighborhood. CHAIRMAN FRYER: More? COMMISSIONER VERNON: One more. CHAIRMAN FRYER: Go ahead, sir. COMMISSIONER VERNON: And it's actually not for Mr. Yovanovich. It's for the staff. But there have been some -- and it's not just this meeting -- some distrust of applicants, are they going to do what they say they do. Let's say we approve something, just generally speaking, just so everybody in the room understands, and they decide, you know, maybe not intentionally, but the supervisor doesn't get the right understanding what he's supposed to do, does something completely different, they go out of whack with flooding, traffic, whatever, you know, what tools does the county have to stop that and to punish them if it's repeated? MR. BOSI: Mike Bosi, Zoning director. Again, we have two approaches to that to hold the development or the applicant in regards to the obligations and commitments they make during the PUD process. One, it's 5.A.a Packet Pg. 46 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 43 of 110 contained within the PUD, and every year they have to provide a monitoring report. So whatever development commitments are provided for has to be measured within that monitoring report that it's going to be fulfilled. But that's not -- we have a second catch safe as well. Ms. Cook's Development Review staff, whether this be a plat or whether this be an SDP, they will review the PUD and all the commitments that are contained within it, and her inspectors, as they are going out as they're developing the project, will make sure that the thresholds that are required within those developer commitments are showing up within the actual physical construction. So we have a two-part process to make sure that what's being committed as part of the PUD process or the rezone process is going to be what's going to be required and what's going to be verified by the county that it's going to be provided for by the applicant. COMMISSIONER VERNON: Well, what's the teeth if you find a violation on either part? MR. BOSI: Well, they can't move forward. There won't be COs that will be issued until the -- MS. COOK: Jaime Cook, director of Development Review. As Mike was saying, if the zoning were to be approved, they will then come in with a site development and plat. We will make sure those plans meet any of the requirements that are established within the -- in the rezone application. During construction itself, if we find any violations, we will shut down construction, and they will have to correct those violations prior to construction being able to resume. Once construction is complete and they do have COs for the homes, if there is violations moving forward at that point, then we have Code Enforcement that will step in and address any code violations at that time. COMMISSIONER VERNON: Thank you. CHAIRMAN FRYER: Thank you. No one is signaling at this time. Do we have any questions or comments before we -- Mr. Bosi. MR. BOSI: I just wanted to provide a clarification specifically for Commissioner Sparrazza who's -- you know, it's only his second meeting, and I think the rest of the Planning Commission does understand this. When Mr. Yovanovich was referring to the density that was allocated and allotted for within the Growth Management Plan, I think he misspoke. It is not an entitlement. It's not a guarantee. It's not an entitlement. It's an eligibility. And this doesn't change staff's recommendation. Staff is still recommending approval, because they are asking for less than what they're eligible for. It's not what they're entitled to; it's what they're eligible for. So there's not an obligation to have exactly what the GMP was entitling at or was providing for. You're eligible at four units per acre, in this case three units an acre, and they're going below that. And staff is still maintaining the recommendation of approval. But it is not an entitlement. I just wanted to provide that. COMMISSIONER SHEA: What are they entitled to? What are they entitled to? One acre -- one per five? CHAIRMAN FRYER: Agricultural zone. 5.A.a Packet Pg. 47 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 44 of 110 MR. BOSI: Three units -- three units per acre is what they're eligible for. COMMISSIONER SHEA: Under the zoning or the Growth Management -- MR. BOSI: No, their current zoning -- their current zoning, ag, gives one to five. What the Future Land Use Map suggests that is the appropriate land use is a density of three units or less. COMMISSIONER SHEA: But that's a -- that's not an entitlement? MR. BOSI: That's not an entitlement. COMMISSIONER SHEA: That's your point. MR. BOSI: It's an eligibility. COMMISSIONER SHEA: So their entitlement is one per five acres under A? MR. BOSI: Their current entitlement is one to five. What the Future Land Use Map allocates to them is what's suggested as appropriate is eligible of up to three units an acre. MR. YOVANOVICH: Well -- and I don't want to argue legal points with Mr. Bosi. The way it actually works is once I prove we're consistent with the Growth Management Plan, the burden shifts to say you shouldn't give me what -- you have to have a good reason for not giving me what is consistent with the Growth Management Plan. COMMISSIONER SHEA: But it's still not an entitlement. MR. YOVANOVICH: Well, we can -- the case law seems to indicate differently, but we can talk about that at another time. CHAIRMAN FRYER: Well, I'm glad that Mr. Bosi made that point, because I think we need to keep it in mind. We are not a group that rubber stamps things. We exercise our discretion and our best judgments what's in the best interest of the county. I certainly take the point that, at least it was implied, that with respect to the current ag zoning, that that is not in the long-term view an appropriate zoning for this property. And so -- and I am comfortable with the rezone concept subject to these conditions, as I'm going to offer some amendments that we've talked about in all cases. And no one else is signaling, so I'm going to entertain a motion. I'm not going to make it, but I'm going to entertain a motion and let me state it. Approval of the rezone subject to the eight conditions amended as follows: No. 1, accepting Mr. Perry's language on the access to Raintree; No. 2, adding the phrase "by the County Manager or designee" after the "shall be determined" phrase in No. 6; and, No. 3, in No. 8 after the parenthetical "NTMP" adding the words "including traffic calming." Did I miss any? MR. YOVANOVICH: Not to help you along, but we did agree to no construction traffic on Raintree west of Tamiami Court. CHAIRMAN FRYER: Thank you. Thank you for that. MR. PERRY: Chair, if I may. CHAIRMAN FRYER: Those four. Go ahead, Mr. Perry. MR. PERRY: So I incorporated Mr. Ivanovik [sic] and the previous discussion with the access to state, "Raintree Lane west of Tamiami Court shall not connect to nor provide any direct or indirect access, construction or otherwise, to the subject property whatsoever." CHAIRMAN FRYER: Is that acceptable to the applicant? MR. YOVANOVICH: That's fine, as long as he calls me Mr. Yovanovich instead of Ivanovik. 5.A.a Packet Pg. 48 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 45 of 110 CHAIRMAN FRYER: We moved you to another country of origin. MR. YOVANOVICH: I guess so. MR. PERRY: Tomato, to-mat-o. CHAIRMAN FRYER: Does the Planning Commission have any problems with Mr. Perry's language? (No response.) CHAIRMAN FRYER: I do not. All right. So that's what I would entertain a motion on but, obviously, the Planning Commission may make whatever motion it wishes. COMMISSIONER VERNON: Vernon moves. CHAIRMAN FRYER: Is there a second? COMMISSIONER SHEA: Second. CHAIRMAN FRYER: Any further discussion? (No response.) CHAIRMAN FRYER: If not, all those in favor of the motion with the conditions as amended, please say aye. COMMISSIONER SHEA: Aye. CHAIRMAN FRYER: Aye. COMMISSIONER VERNON: Aye. COMMISSIONER SPARRAZZA: Aye. CHAIRMAN FRYER: Opposed? (No response.) CHAIRMAN FRYER: It passes unanimously. Thank you, applicant. MR. YOVANOVICH: Thank you. CHAIRMAN FRYER: Thank you, members of the public. Thank you, staff. And it's 11:46. What's -- what is the wish of the Planning Commission timing-wise? Do we want to break for an early lunch now or start something else? COMMISSIONER SHEA: We could do the TDRs pretty quick, couldn't we? CHAIRMAN FRYER: Well, we probably could. Do you want to try that? MR. BOSI: Chair, the elimination of the $25,000 minimum requirement was a Board direction and has been something that has been kind of endorsed and has no public opposition towards. I think we could probably handle that in a relatively expedient manner. CHAIRMAN FRYER: Let's do that. Let me call that one, and we'll hear it. ***Okay. This is PL20200002482, an LDC amendment to eliminate the minimum value of the TDR base credit in the RFMUD. Please proceed. MS. MOSCA: Good morning, Mr. Chairman, Commissioners. For the record, Michele Mosca with the Zoning division. This is going to be really brief. I've placed the credits that we have currently on the visualizer. The Rural Fringe Mixed-Use District includes a transfer of development rights program. It includes both base and bonus credits. The Board established a minimum value of 25,000 for the base credit. Based on the restudy of the Rural Fringe Mixed-Use District, the Board directed 5.A.a Packet Pg. 49 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 46 of 110 staff to remove the minimum value to allow for the market to identify what the TDR credit value should be. Staff is recommending approval of the Land Development Code amendment, and the Development Services Advisory Committee also recommended approval. With that, if you have any questions. CHAIRMAN FRYER: Questions or comments from the Planning Commission? (No response.) CHAIRMAN FRYER: And since the staff is basically the applicant on this -- well, I'll ask Mr. Youngblood. Anybody registered to be heard on this? MR. YOUNGBLOOD: I don't have any registered speakers for this item. CHAIRMAN FRYER: Okay. And since it was legislative in nature, we didn't need to make disclosures or to swear in witnesses, so that's all in order. Any discussion on the part of the Planning Commission? (No response.) CHAIRMAN FRYER: If not, I'd entertain a motion. COMMISSIONER VERNON: Vernon moves. CHAIRMAN FRYER: Is there a second? COMMISSIONER SHEA: Second. CHAIRMAN FRYER: Further discussion? COMMISSIONER SHEA: You get the next one. CHAIRMAN FRYER: All those in favor, please say aye. COMMISSIONER SHEA: Aye. CHAIRMAN FRYER: Aye. COMMISSIONER VERNON: Aye. COMMISSIONER SPARRAZZA: Aye. CHAIRMAN FRYER: Opposed? (No response.) CHAIRMAN FRYER: It passes unanimously. Thank you, Ms. Mosca. MS. MOSCA: Thank you. CHAIRMAN FRYER: Thank you, staff. All right. Now, before we go off to lunch, I want to talk about the afternoon. We've got the AUIR, and we've got the Radio Road commercial infill subdistrict. Are there members of the public who want to be heard on the AUIR? One. MR. MULHERE: That's not the AUIR. CHAIRMAN FRYER: I thought -- MR. MULHERE: He's here for Radio Road. CHAIRMAN FRYER: Okay. I thought there might be someone. Is Ms. Olson still here? (No response.) CHAIRMAN FRYER: Okay. All right. How about members of the public wanting to be heard on Radio Road? One. All right. Any recommendations from staff which order we should proceed in? MR. BOSI: In deference to the time of the public, staff could allow -- you know, or would be agreeable to allow for the Radio Road GMP and PUD to supersede us, and we can hear the AUIR last, and we can spend a lot of time with the Planning Commission on 5.A.a Packet Pg. 50 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 47 of 110 that. CHAIRMAN FRYER: Yeah, I think that makes sense. Is the applicant on Radio Road, are they ready to go? Mr. Mulhere? MR. MULHERE: Well, you mean right this minute or after lunch? CHAIRMAN FRYER: After lunch. MR. MULHERE: Because I just told my applicant to go get lunch. CHAIRMAN FRYER: No, after lunch. MR. MULHERE: Yes, we're ready. CHAIRMAN FRYER: Okay. Well, we'll start with you, then. MR. MULHERE: Thank you. CHAIRMAN FRYER: And then we'll finish up with the AUIR. And one more thing before we break for lunch: In the past, really, under Mark Strain's leadership, we spent considerable amount of time on the AUIR. It's rather different from the kind of rezone and PUD and GMP work that we do. It focuses more on LOSS, level-of-service standards, but it gives us a rich background of knowledge that we can then use in our regular work. And so I think it's very important for the Planning Commission to dig deeply into this, and I think the direction of our new County Manager is going to be that we do so. And the issue is whether we want to dig more deeply this time around or whether we want to schedule ourselves and prime ourselves to dig more deeply next year. And so there are a couple things we could do here. I looked back at our minutes for the meeting in 2021 when we heard that AUIR, and it was the consensus of the Planning Commission that we wanted 30 days' advance copy of the AUIR before we heard it and, for whatever reason, that has not happened. And to the extent that it has disabled people from having sufficient time to look at it, I wouldn't want that to happen. So one possibility is is that we leave ourselves open the opportunity to hear what we can hear today and then continue it for further discussion at our next meeting without limiting ourselves to new material. In other words, if we hear two or three first sections today, we could still give ourselves the opportunity of looping back and hearing more about those sections if we feel that that's necessary in order for us to garner a complete understanding of the process so that we can make an intelligent recommendation. So there are probably other options, too. Commissioner Vernon. COMMISSIONER VERNON: Yeah. I'm very deferential to you, Mr. Chairman, procedurally how you want to proceed. I just wanted to alert you that today, I know being difficult on time today, but I'd really like to knock off at 5:00. I'm usually willing is to stay as long as everybody wants to stay, but I have an engagement I have to be at. CHAIRMAN FRYER: I think knocking off at 5:00 is always reasonable. I agree. Yeah, thank you. Anybody else want to be heard on that? (No response.) CHAIRMAN FRYER: All right. We can -- COMMISSIONER SHEA: I'd like to get as far through it as we can. CHAIRMAN FRYER: Well, yeah, and I think we should. COMMISSIONER SHEA: I spent a lot of time studying it, the little bit of time we had. 5.A.a Packet Pg. 51 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 48 of 110 CHAIRMAN FRYER: Yeah. Okay. Well, we can reserve our decision on whether we want to carry it over, depending upon how we feel at the end of today, and we'll end probably a little before 5:00, even if we haven't finished on the AUIR. With that, it's 11:52. We will -- let's see. Can we break for an hour? Does anybody object to -- Mr. Bosi. MR. BOSI: A suggestion: Why don't we come back at 1:00? CHAIRMAN FRYER: All right. Without objection, we will -- COMMISSIONER SHEA: That's a different way of saying we'll break for an hour? CHAIRMAN FRYER: We'll break for an hour and seven minutes. We stand in recess for lunch for an hour and seven minutes, and we'll be back here at 1:00 p.m. Thank you. (A luncheon recess was had from 11:53 a.m. to 1:07 p.m.) MR. BOSI: Chair, you have a live mic. CHAIRMAN FRYER: Thank you, Mr. Bosi. Next for us to hear are companion items, PL20220001012, which is the Radio Road Commercial Infill Subdistrict to the Urban Mixed-Use District, Urban Residential Small-Scale Growth Management Plan amendment and its companion, PL20210002663, the Everglades Equipment Group CPUDZ. All those wishing to testify in this matter, please rise to be sworn by the court reporter. (The speakers were duly sworn and indicated in the affirmative.) CHAIRMAN FRYER: Thank you. Ex parte disclosures, starting with Ms. Lockhart, please. MS. LOCKHART: Staff materials only. COMMISSIONER SHEA: Staff materials only. CHAIRMAN FRYER: Matters of public record, plus a meeting with staff. COMMISSIONER VERNON: No disclosures. COMMISSIONER SPARRAZZA: Staff materials. CHAIRMAN FRYER: Okay. And that takes us to the end of the line, doesn't it? It's rather a short line. Mr. Mulhere. MR. MULHERE: Thank you. For the record, Bob Mulhere with Hole Montes here on behalf of the applicant. It looks like my client is having a longer lunch, but we'll start, and he can catch up when he gets here. And here today is Jackson Sherer who's the regional manager for Everglades Equipment Group, or shortly to be here. Rich is our land-use attorney, Rich Yovanovich or, as some people call him, Rich Ivanovik. And I'm not sure what I did to this presentation, but that's supposed to be Norm Trebilcock. MR. TREBILCOCK: I feel like I'm back in high school. MR. MULHERE: And then Marco Espinar, who's not here, did our initial environmental consulting. And Jeremy Chastain, who works in my office, is here. Jeremy is also a planner who works with me. This is an aerial of the subject property. I forgot. I have to do this. So right here is the subject property. This is Sherwood Park, which is a residential community. Right 5.A.a Packet Pg. 52 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 49 of 110 here is the bowling alley. We share access, which I'll go over in just in minute, with the bowling alley, and then we're bounded by Radio Road and Radio Lane, and then the county's Collier Area Transit facility across Radio Road. So, as the Chairman said, there's two companion items, a Small-Scale Growth Management Plan amendment to create the Radio Road Commercial Infill Subdistrict and a rezone from C2. So the property, as it exists today, is and has been for decades zoned C-2, which as, you know, a straight zoning district in Collier County allows for quite a few number of uses; retail, restaurants, offices, personal services. We have limited the square footage as part of this, and the maximum square footage overall is 28,500 square feet. The Everglades Equipment Group portion is limited to 13,500. I'll go over that in the site plan in just a minute. This is the county's Future Land Use Map. You can see that it's urban, and there will be this designation on the map moving forward, if this is approved, that will designate it as the Radio Road Commercial Infill Subdistrict. This is the zoning map. And you can see that the subject property right here is C-2. Again, I may not have mentioned it; it's 7.91 acres in size. I think I went over the zoning that surrounds us, but that's in the table right there. Most of my presentation will deal with our efforts to work with and address concerns from our, really, only impacted neighbors, which is Sherwood, which is immediately to our west. So we did meet with -- at their request, I met with the HOA officers and residents -- I'd say there was about 15 people, maybe, in that meeting -- on May 20th, 2022, presented our plans, listened to their concerns and comments, and then we had our neighborhood information meeting in May. And then over the last several months but primarily the last month, October, I communicated back and forth via email with Barry Berggren. Did I get that right? MR. BERGGREN: Uh-hum. MR. MULHERE: Who's sitting here and, certainly, he can speak for himself. But he's the HOA president at Sherwood. So I wanted to go over all of the elements that were raised and that are reflected in our design, and then there's some new additions that I need to put into the record. I did speak to Ms. Ashton and to Nancy to let them know that I would have some changes on the record based on my back and forth with Sherwood over just the last few days, and even today, which I think is a good thing, so -- but I learned my lesson. I let the staff know. Let me -- so I just want to show you on the site plan. You can see the -- sort of the edge of the Sherwood residential units. There are two units that are closer. One's right here, and one's right there. But if you look at the distances reflected in red, from this unit to the closest portion of the building, it's just under -- it's 398 feet, 10-and-a-quarter inches. So there's a substantial distance. When we redesigned the shared access here, we impacted some of the bowling alley's stormwater, so we had to make that up, which is now right here, compensating dry detention for the bowling alley. We located that there because it seemed an appropriation location to further distance the project from this one unit that is a little bit closer. And then if you look at the other unit, it's 438, three-and-a-quarter feet from the edge of that unit. On Sherwood property itself, for the majority there is a stormwater lake right here and then a vegetative buffer all the way along here of varying widths. In our design, we are providing an enhanced buffer. The code requires a Type B 15-foot buffer 5.A.a Packet Pg. 53 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 50 of 110 between commercial and residential. We're providing a 20-foot enhanced -- and I'll go over the enhancement in a little bit -- buffer right here, because we have quite a bit of separation between this unit, which is a little bit closer, and we have a preserve tract right here that will be retaining the native vegetation. Down here we increased the width right here to 30 feet because of the proximity of that one unit that's fairly close to us. I think that's it on that exhibit. So I'm going to go over the specific concerns that were raised in our pre-NIM meeting, our NIM, and after the NIM leading up to today. One, we had requested a zoned height of 35 feet. By the way, the C-2 district allows a height of 35 feet, and a zoned height of 42 feet, and that's not uncommon because the way the county measures height -- CHAIRMAN FRYER: You meant actual, didn't you? MR. MULHERE: Actual, yes, thank you. Yes, I'm sorry, yeah; 35 zoned, 42 actual. It allows for flexibility in the roof design. But Mr. Berggren had mentioned that the preference would be to limit it to 35 feet so that there was no likelihood of anybody living in the units in Sherwood -- those are two-story units -- really seeing the structure, and so we agreed. So we now have a -- and it's not reflected in the documents you have, but we are agreeing to reduce both the zoned and actual height to 35 feet. So the building will not be taller than 35 feet. And that's the same as what's presently permitted. There is a future access point, which is right here, that was requested to be added by staff. I neglected -- let me just go back for a moment here and just point out that we have two tracts in this development. This is Tract C-1, which is 2.9 acres in size. That will be the location furthest away from Sherwood where the Everglades Equipment facility would be located, and there is a one-acre tract right here which would allow C-2 uses. So the staff had requested -- we already had the right to share this access with the bowling alley. We'll come in here and come down here, access the Everglades Equipment, and then access the Tract C-2; however, staff had requested an additional access point right here. And we put a note on the plan, which is right here, which says potential future ingress/egress subject to Collier County review and approval. There was a concern expressed by Sherwood that that would impact their ability to get in and out of their access, and I'm going to show you that -- an exhibit that shows that in just a minute; however, we -- as a result of that we agreed to limit that to a right-in, right-out only. I'm not sure we could have gotten a design that would have allowed a left into it, but we've agreed to -- at a maximum that will be a right-in, right-out. It could even be just an egress. And that's going to be up to the county when that tract is developed. We don't have a use for that tract right now. But if you look right here, this exhibit -- let me clear that -- shows the Sherwood access, which is right here, and there is a separation of approximately 650 feet. I mean, obviously, we show that location on the master plan, but we will meet the separation requirements as part of our design if, in fact, that access -- that second access is built. So that would be a secondary means in and out. I think -- and I'll let, you know, Barry speak for himself, but I think that's satisfactory to our neighbors. CHAIRMAN FRYER: Mr. Mulhere, how does that find its way into the ordinance? MR. MULHERE: I was going to change the note on the master plan to reflect 5.A.a Packet Pg. 54 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 51 of 110 right-in, right-out only. CHAIRMAN FRYER: Okay. And the 650? MR. MULHERE: Yeah. That's a requirement of the -- CHAIRMAN FRYER: Okay. MR. MULHERE: I mean, I certainly can -- plus or minus 650 feet. CHAIRMAN FRYER: Thank you. MR. MULHERE: So continuing, there was a concern about trucks entering to deliver to the Everglades Equipment facility, and it was actually suggested that based on the design, perhaps we could route the trucks in sort of a one-way pattern. There's not going to be a lot of delivery trucks but, yes, there will be delivery trucks. So you can see the exhibit on the screen. It shows -- and this will be a condition that we will add to the developer commitments, that the trucks will be routed this way around the -- you know, unload, and then exit to the bowling alley. There's a couple of beneficial aspects to that. One is that if the trucks exit at our shared ingress/egress, or main ingress/egress, which we share with the bowling alley, if they do want to make a U-turn, let's say to get to I-75, they will take that first U-turn opportunity, which is right directly adjacent to the county's CAT facility and easier to make that U-turn rather than if they were to continue through the project, use the other exit, then they would be U-turning in front of Sherwood. So this will eliminate or certainly significantly reduce the likelihood of that occurring. So we agreed, and that will be a condition. I have a summary at the end, Mr. Chairman, so it will be easy to follow all the things we've agreed to. CHAIRMAN FRYER: Thank you. MR. MULHERE: There was another concern about backup alarms, you know, beep, beep, beep. It's required by law. I don't think that will be too egregious. We don't get that many deliveries -- or my client doesn't get that many deliveries. With this rerouting, that will minimize that because there would be no need for these trucks to back up, but we certainly can't agree to silence the backup alarms. There's a lot of text on here. I'll summarize it for you. The first comment is that they want to be sure that we are legally bound in perpetuity to these commitments, and my response is that the PUD is binding. Now, as you know, anybody can come back in and go through another public-hearing process and advertise it and have a NIM and request some kind of a change. You know, we're not proposing to do that, but I want to be 100 percent clear, those are binding on us, and that's what we're agreeing to. The second comment had to do with, there's an area that is between the two tracts or located between the proposed building for Everglades Equipment and the C-2 tract that, you know, has some vegetation in it, and right now there's -- it's not part of the design, though it could be part of an expansion in the future. And we committed that we would retain native vegetation or put a buffer in there to further enhance the separation between Sherwood and the Everglades Equipment use. And so I had asked for a deviation, which originally -- and which was recommended for approval, which originally allowed us to reduce the buffer between Tract C-2 and C-1, two commercial tracts, which is normally a 15 -- or 10-foot buffer on each of the two commercial tracts, but the LDC allows you to reduce that to seven-and-a-half on each side or 15 feet. I had requested to reduce it further to 10 feet. Based on this comment, I went back and changed the deviation to still provide for a 5.A.a Packet Pg. 55 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 52 of 110 15-foot Type A buffer but to locate it entirely on Tract 1, the Everglades Equipment tract. You still get the same 15 feet, but it provides greater buffer for our residents to the west. So that's what you see reflected here in yellow is the change. Instead of having just a 10-foot buffer, five foot on each tract, we want to put a 15-foot buffer in and put it entirely on Tract 1. CHAIRMAN FRYER: So you're at three deviations? MR. MULHERE: Yes. Yes, that's correct. CHAIRMAN FRYER: Okay. Am I correct that the third deviation was requested after the NIM? MR. MULHERE: You know, I don't know the answer to that. It may have been. It could have been. CHAIRMAN FRYER: Have you discussed that with the gentleman you call Barry? MR. MULHERE: Yes, yes, we did, we did. And we're actually going back to the same width that's required by the code, so now it's really just that it's going to be located -- I'll show you on the next page. CHAIRMAN FRYER: But just so I can -- your representation to us is -- and he can speak for himself -- MR. MULHERE: Yes. CHAIRMAN FRYER: -- of course, but your understanding of the situation is is that the HOA does not have a problem with Deviation No. 3? MR. MULHERE: Correct, I don't believe so. So if I could, without that deviation, we'll be required to put a seven-and-a-half foot buffer along Tract C-2 and a seven-and-a-half foot buffer along Tract C-1 where they meet. With the deviation we're simply putting the entire 15 feet on one tract, which I think, you know, creates better separation for them. CHAIRMAN FRYER: It shouldn't be objectionable. I just wanted to make a record when things happen after a NIM. MR. MULHERE: Got it. Thank you. As I said, Norm did the TIS. We don't create -- one thing I forgot to mention. This is 7.19 acres, C-2 zoned, allows a plethora of uses. As planners, traditionally, we use -- for typical retail, office, personal service mix, the normal ability with parking, stormwater, buffers is about 10,000 square feet per acre. So this is zoned and entitled and eventually it will get developed, and it would be developed at somewhere between 50- to and 70,000 square feet of commercial, which can be parked, which can meet the stormwater, which can meet the buffers. We've limited our use to a maximum of 28,500 square feet -- so I did want to put that on the record -- which reduces the trip generation is the point. So you can see from this traffic analysis and the table before you that the traffic -- there is not a significant or adverse traffic generator associated with our request. There's sufficient capacity. We've put a cap of 198 -- based on the TIS, a cap of 198 two-way p.m. peak-hour net new trips, and the turn lane warrants will be required -- left-turn lane in, a turn lane off of Radio, so -- but that will occur during the design part. So I tried to summarize these, and I think I have them all, because I thought it would be helpful for the Planning Commission, ultimately, to make sure that all of these 5.A.a Packet Pg. 56 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 53 of 110 are included in the motion; but that we have agreed to limit the height to 35 feet. COMMISSIONER SHEA: Is that actual? MR. MULHERE: That's both zoned and actual, yes. COMMISSIONER SHEA: So it should say "actual" in there? MR. MULHERE: Well, in the PUD I will put it in. Yeah, that's fine, actual, yes, you're right. Yep. Enhanced setbacks and landscape buffers, which I already went over, you know, 20 feet with enhanced plantings, and 30 feet closer to the -- where the structures are a little bit closer to us. Oh, I forgot to mention this: We agreed to limit the lights poles to 15 feet in height and to be Dark Sky compliant. We also limited our hours of operation. Friday 7:00 a.m. to 5:00, Saturday 8:00 to 3:00, and no Sunday hours. We also agreed to limit our delivery hours, which would be very similar to that except that deliveries would be limited from 8:00 a.m. to 5:00 p.m. and 8:00 a.m. to 3:00 p.m. So not early-morning deliveries. One other concern, we do propose to utilize bulk materials on the site. There is a condition in the -- to sell bulk materials. There is a condition in the PUD document that requires a three-sided 8-foot wall around any bulk materials on the north, south, and west with only the access from the east, so it would be at the other side of our neighbors, plus all the separation we've already provided, but there was still a concern, and it particularly related to bulk sale of mulch, which I think that the neighbors felt that could create, you know, dust or something like that. So we have agreed to only sell bagged mulch, but we do want to retain decorative rocks and those types of things, so... CHAIRMAN FRYER: With respect to the movement of trucks, my understanding is that it would be a counterclockwise movement? MR. MULHERE: For the delivery trucks, yes. CHAIRMAN FRYER: For the delivery trucks. Maybe the -- in that third-to-last bullet point, in addition to saying what the signage will say, but how the trucks will move. MR. MULHERE: Sure. Yeah, routing them clockwise around the building. CHAIRMAN FRYER: Counterclockwise. MR. MULHERE: Or counterclockwise, I'm sorry. Yes. CHAIRMAN FRYER: Yeah. That's all right. MR. MULHERE: I got it. CHAIRMAN FRYER: Okay. Thank you. MR. MULHERE: So we do have that 8-foot-tall opaque wall, and my client indicated to me -- he's here, Jackson is here -- that they also do water the bulk materials locations. If dust is an issue, they will water them. But I think the main thing was the mulch and, certainly, speak to [sic] himself. We've agreed to not sell bulk mulch. We are going to install signage directing the trucks, you know, to make that counterclockwise turn and to exit onto the shared bowling alley. We can also tell them that, but signage will help. And, finally, to limit the access to Tract C-2 to a right-in, right-out if it is approved by staff. CHAIRMAN FRYER: Commissioner Sparrazza. COMMISSIONER SPARRAZZA: Thank you. 5.A.a Packet Pg. 57 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 54 of 110 A simple question: Is this intended for wholesale only, or is this open to the public? MR. MULHERE: It's open to the public, and primarily that is the assumed clientele will be the neighborhood, landscape folks, that kind of stuff. COMMISSIONER SPARRAZZA: Okay. Great. Thank you. CHAIRMAN FRYER: Further to that, you might want to complete the record on the difference between an ag store and a turf store, because I think that goes to the essence of what the commissioner was asking. MR. MULHERE: I'm going to let somebody who actually knows the answer -- CHAIRMAN FRYER: Okay. And then maybe follow that up with an indication of whether we could add that as a condition. MR. SHERER: Absolutely. I'm Jackson Sherer. I represent Everglades Equipment. So this is not an ag store. This is ag -- THE COURT REPORTER: I need to swear you in. (The speaker was duly sworn and indicated in the affirmative.) CHAIRMAN FRYER: And while we're pausing, I'm going to ask you to slow down just a little bit. You can have all the time you need. MR. SHERER: Jackson Sherer. I represent Everglades Equipment. And this is a turf store. It's not an ag. We do not sell ag tractors or sugar cane harvesters. There's no combines sold in Florida, but we sell -- this store will sell golf equipment, commercial mowing equipment, utility vehicles, transportation for people or whatever, and residential mowers. There will be no ag equipment, no large tractors. We will sell small compact tractors, 100 horsepower and less. These are -- our large clientele is in Golden Gate Estates that buy these tractors, but this is not an ag store. CHAIRMAN FRYER: Okay. Can we add a bullet point, then, to the conditions that it's going to be turf, not ag? MR. SHERER: Absolutely. This is a turf and not ag, yes, sir. CHAIRMAN FRYER: Thank you. Thank you. MR. MULHERE: I did -- and Mike just pointed this out to me, which I appreciate. On the hours, limited hours of operation and delivery, that -- I will restrict that -- that applies to the Everglades. That doesn't apply to the C-2, which might be an office building that people might work in later. So that applies to the Everglades Equipment site. CHAIRMAN FRYER: Understood. We have to do some touching up of these points to capture all that. MR. MULHERE: You know -- I mean, it's up to you, Mr. Chairman. I can certainly take care of this, and we can -- it might be one that you might want to take a look at on consent. CHAIRMAN FRYER: Well, thank you, we'll see. If we can -- very generous of you. MR. MULHERE: Well, the thing is, I believe I have time before the Board hearing to do that. CHAIRMAN FRYER: Yeah, okay. Thank you. MR. MULHERE: That concludes my presentation. I know there's one speaker anyway. CHAIRMAN FRYER: Okay. Planning Commission, no one's signaling at this 5.A.a Packet Pg. 58 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 55 of 110 time. Anyone want to be heard? Here we go. Starting with -- it's like beat the clock. Commissioner Sparrazza. COMMISSIONER SPARRAZZA: Thank you. A question, don't know if I'm directing to you or to our own staff here. If you go back to Slide 8, if you would, please, and -- when you come out of the bowling alley and you -- at that point, you are on Radio Lane. MR. MULHERE: Correct. COMMISSIONER SPARRAZZA: You must turn right and head west down Radio, and the first opportunity you have to head east on Radio is right in front of CAT? MR. MULHERE: It's right -- I'll just point it out. Right here. COMMISSIONER SPARRAZZA: Correct. And if I may ask, if we do have large trucks coming in, even as large as a tractor trailer with a 53-foot trailer on the back end, is that a sufficient area for a full-size tractor trailer to make a safe U-turn? MR. MULHERE: I defer to Norm or to Mike Sawyer because -- CHAIRMAN FRYER: Well, let's hear from them both. MR. MULHERE: I think it would be, but... COMMISSIONER SPARRAZZA: And if not, may I tag onto that, how would somebody with a large vehicle, a truck like that, get back to -- I think it was referenced earlier, if they want to get back to I-75, well, they could probably go down Radio to Santa Barbara and head up, but in any event, please. MR. TREBILCOCK: Good afternoon. My name's Norm Trebilcock, professional engineer, certified planner. So I did take a look at that. I actually looked at it in the field as well. And so that first U-turn there at the CAT, that would be fine for most cars, most vehicles, and I even observed everybody that was leaving that wanted to make a U-turn use that; however, I think a larger truck that you're talking about would actually just go to the next one, to -- the next one to the east has a right-turn lane on it as well, an eastbound right-turn lane. Actually, it's to the west, I'm sorry, next U-turn. And that's opposite Sherwood. So it would be that lesser amount of vehicles that would potentially do it, but that would be large enough to accommodate any larger vehicle that -- you know, typically what we have in our six-lane roadways when you get these large vehicles making a U-turn, they'll use all three opposing lanes to do it. Well, this is a four-lane, two-lane road; however, at that entranceway you actually have a third lane because you have the right-turn lane going into the CAT facility. So it gives you an extra lane there. So that would work in that case. So in my opinion and belief, the first entrance is great for probably 80, 90 percent of the vehicles. That smaller percentage would just go to the next median opening and be able to make a U-turn there for larger vehicles and accommodate a larger vehicle. COMMISSIONER SPARRAZZA: Okay, thank you. MR. TREBILCOCK: Yes. COMMISSIONER SPARRAZZA: To recap in my mind, just in front of CAT there, we'll call it a two-lane, so you have basically -- heading west you have two lanes to turn to head back east. If we go to the entrance in front of Sherwood, when they turn they actually pick up that third lane so they have three lanes to turn and come in. MR. TREBILCOCK: Correct. But there is -- there is an orientation at the CAT facility that kind of straightens the vehicles out and gives them a little more room, but I 5.A.a Packet Pg. 59 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 56 of 110 would say, conservatively, those larger vehicles would probably feel more comfortable at the Sherwood when they need to, again, and that's a lesser occasion. So I think it's good here, really. COMMISSIONER SPARRAZZA: All right. If it's wise to somehow help communicate with, more than likely, delivery folks or something that are bringing in equipment that, hey, when you exit, if you're heading back out, just be aware of those two intersections, and one's a little more safer than the other to use. MR. TREBILCOCK: Right. COMMISSIONER SPARRAZZA: That's the only question I had. Thank you. Thank you. MR. TREBILCOCK: No, that's a good point. They're pretty -- the nice thing is you have a good line of sight, because I did check it myself. So when you are leaving, you can actually see them in series, so it's helpful. COMMISSIONER SPARRAZZA: Great. Thank you for your explanation. MR. TREBILCOCK: Yes, sir. MR. MULHERE: I did want to point out we will let the delivery drivers know to -- again, it will be signed for Everglades to go around the building in a counterclockwise way and exit on -- because the concern was that the traffic -- part of the concern was that the traffic could simply, when this was built, go down to here and exit, and for deliveries for this project, we'll route them around this way and instruct them to exit here. COMMISSIONER SPARRAZZA: Correct. And my point was, once they exit, how are they getting back to the rest of the world, right? Thank you. CHAIRMAN FRYER: Thank you. And, Mr. Sawyer, you don't need to come up unless you want to amplify or disagree with -- okay. Mr. Sawyer nodded no. Thank you. Commissioner Vernon. COMMISSIONER VERNON: Yeah. I just guess it's always hard to present after lunch because everybody just ate, it's kind of sleepy time sometimes. So I may have not gotten a full understanding of this. But my impression was the reason you have the ingress and egress that Randy was just talking about was because the staff requested it? MR. MULHERE: The second one. COMMISSIONER VERNON: Uh-huh, the one that's going to be right-turn only. MR. MULHERE: Yes, yes. COMMISSIONER VERNON: So absent the staff, you wouldn't even have -- MR. MULHERE: Well, that's correct. But in deference to the staff, I think their idea was that if this is developed as an office or something, that traffic could -- it would be only a right-in, right-out. So with the distance away from the Sherwood entrance, it did make sense to us. COMMISSIONER VERNON: Okay. But absent staff's input, how would the -- for the C-2, which is the retail, right? MR. MULHERE: Well, there could be office or retail -- COMMISSIONER VERNON: Office, retail. MR. MULHERE: -- restaurant, yeah. COMMISSIONER VERNON: Well, I guess, primarily, was -- is the plan for there to be some synergies between the two operations, or they're just two different things? MR. MULHERE: Two different things. 5.A.a Packet Pg. 60 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 57 of 110 COMMISSIONER VERNON: Okay. MR. MULHERE: So the access would be -- Mr. Vernon, would be -- absent that, the access would be back this way and back that way. COMMISSIONER VERNON: Okay. Okay. All right. It just seems like the ingress and egress -- and I understand staff requested it. I understand you guys are real comfortable with it. But that sort of creates the problem that Randy seems to be concerned about, which wouldn't exist if you didn't have that ingress and egress. So I would assume Sherwood isn't real interested in that ingress and egress. MR. MULHERE: Well, I'll let them speak to that. But I think what Randy raised still exists, because that is -- that is traffic -- the question is, when a vehicle exits -- a large vehicle exits here, yeah, that still exists. COMMISSIONER VERNON: Regardless, it's still going to be in front of Sherwood? MR. MULHERE: Correct. COMMISSIONER VERNON: Okay. MR. MULHERE: Or further down. COMMISSIONER VERNON: And then -- this is a minor point, but why are you locating all of the buffer on your property? MR. MULHERE: Well, I just felt that that allowed -- it achieves the same purpose, allows for a little more utilization of that one-acre parcel which we -- because we increased these buffers here -- you know, lost some development area, which is fine, but -- so we don't -- instead of losing, you know, I guess seven-and-a-half feet on the C-2 tract, we can put that in this -- all entirely within the C-1 tract, and there is some native vegetation within there, which I don't know if we can save it, because when you go in and start doing construction, some of it just naturally dies, but there would be an attempt to retain some of that native vegetation so that buffer would be thicker, so that was the reason. I mean, it's really not going to make a huge difference if we had to put the seven-and-a-half on the C-2 tract and seven-and-a-half on the C-1 tract. It just made sense to us to put it all on one tract, which creates a more immediate buffer. The concern that we heard -- because this is already zoned C-2 -- is almost entirely as it relates to the Everglades Equipment utilization. COMMISSIONER VERNON: And not the office? MR. MULHERE: Yeah, yeah. And there will be a building between the two, so it's not something you'll ever even see. CHAIRMAN FRYER: Thank you. Anything further, Mr. Mulhere? MR. MULHERE: No. CHAIRMAN FRYER: Okay. Any other questions or comments, then, for the applicant from the Planning Commission? (No response.) CHAIRMAN FRYER: If not, I believe we're ready to hear from staff. Well, I had one more thing I wanted to say before I turn to staff, and it is to compliment Mr. Mulhere who did a good job managing the NIM and assuring that people said their names and didn't talk over one other. So thank you for that, sir. MR. MULHERE: Thank you. CHAIRMAN FRYER: Mr. Sabo. 5.A.a Packet Pg. 61 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 58 of 110 MR. SABO: Good afternoon, Commissioners. For the record, James Sabo, Comprehensive Planning manager. Since Mr. Mulhere is so thorough, I'm going to jump to the end of our presentation. All right. Basically, from -- this is a Growth Management Plan amendment, the file number that you had read, Mr. Chairman. From a compatibility standpoint, we find this to be compatible based on their self-limiting of 28,500 square feet of commercial -- we had calculated -- staff had calculated about 75,000 to 100,000 square feet. So they are very compatible there. The limited use, limited square footage is compatible with the surrounding area. The findings: Again, no environmental impacts; public infrastructure impacts, no findings there. And the recommendation is one to forward to the Board of County Commissioners with a recommendation to approve and adopt and transmit to the DEO. I'll entertain any questions. CHAIRMAN FRYER: Questions. This is on the GMP. And then we'll hear from Ms. Gundlach on the LDC/PUD, XYZ. MS. GUNDLACH: Good afternoon, Commissioners. For the record, I'm Nancy Gundlach, principal planner, now known as Planner No. 3 or 4. And staff is recommending approval of the Everglades Equipment Group PUD. And I just wanted to make a clarification to you. On the staff report, very last sentence, our recommendation of approval should recommend approval of the Everglades Equipment Group PUD. So I just wanted to make that correction for the record. CHAIRMAN FRYER: Thank you very much. MS. GUNDLACH: You're welcome. CHAIRMAN FRYER: Any comments or questions for Ms. Gundlach? (No response.) CHAIRMAN FRYER: Thank you. Mr. Bosi. MR. BOSI: And just from a staff perspective -- and I know from speaking with Nancy -- that we are in agreement with the additional compatibility measures that have been offered by Bob that weren't within your PUD. So we are in agreement with -- and continuing to recommend approval. CHAIRMAN FRYER: Thank you. Anything further for staff? (No response.) CHAIRMAN FRYER: If not I'm going to ask the applicant to come back, because I forgot to question a couple things. I don't think they're going to create a problem, but I wanted to. And it has to do with SIC codes. MR. MULHERE: I'm pretty sure that's not in my presentation. CHAIRMAN FRYER: SIC codes that you're asking for, and I think -- I don't think these are things that you want, but I'm going to ask you to remove them. Under use -- SIC Code 7299, which -- MR. MULHERE: Let me grab my copy. CHAIRMAN FRYER: That's fine, sure. This has to do with the C-2, of course. It's styled "miscellaneous personal services," which is always a dangerous place not to be real careful when you include it, but 5.A.a Packet Pg. 62 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 59 of 110 it includes the following things: Dating services, restroom operations, steam baths, Turkish baths, tattoo parlors, comfort station operations, and massage parlors. Am I correct that we can remove all of those? MR. MULHERE: 7299? CHAIRMAN FRYER: Yes, sir. MR. MULHERE: I don't have a problem with that. MR. SHERER: Go ahead. CHAIRMAN FRYER: Okay. COMMISSIONER VERNON: It doesn't fit your business model? MR. MULHERE: I'm concerned about the dating services, but -- oh, no. I'm good. CHAIRMAN FRYER: All right. And then under -- you also asked use 8049, which includes acupuncturists, midwives, psychiatric social workers, hypnotists, lactation counselors, spiritual healers, and autopsy services. I take it we can remove those. MR. MULHERE: Yes. What was that number again? CHAIRMAN FRYER: That was 8049. MR. MULHERE: Got it. Yes. CHAIRMAN FRYER: All right. Thank you. That's all I have. MR. MULHERE: Thank you. We like to just keep a few in there for entertainment purposes so you can find them. CHAIRMAN FRYER: Well, thank you. All right. Let's see. We've had the report, and it's time now to look to Mr. Youngblood and see what we have by way of registered speakers. MR. YOUNGBLOOD: I have one registered speaker, Mr. Chairman, Barry -- excuse me, Barry Berggren. CHAIRMAN FRYER: Mr. Berggren. MR. BERGGREN: Yes. CHAIRMAN FRYER: Your reputation precedes you, sir. MR. BERGGREN: Sorry about that. My name is Barry Berggren. I am the treasurer, not the president -- MR. MULHERE: Oh, sorry. MR. BERGGREN: -- of the Sherwood Master Association, and they've asked me to come here and speak on behalf of our community. I have to compliment Bob. He did a great job with addressing most of our concerns. We do, however, have one major concern remaining and that -- he touched on that lightly with the backup alarms. I know we can't stop backup alarms. They're the law. But what we would hope to be able to do -- and it's not so much when a truck backs up for a few seconds. We're concerned about forklifts operating and going back and forth and unloading and loading pallets of merchandise. And if that could be limited to the east side of the building, that would give us a great deal of buffer against that sound. We have 104 units that border this property, and their lanais face the property. So you could have people out there having their morning coffee listening to the insidious beep, beep, beep that we all know is so annoying. And we just like to really try to minimize that as much as possible. CHAIRMAN FRYER: Well, let's find out. Mr. Mulhere, is that something that your client could agree to, limit it to the east 5.A.a Packet Pg. 63 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 60 of 110 side? MR. SHERER: So we have agreed to do our best, but I think what he's asking is that every single piece of machinery that has a backup alarm can never ever be on the west side of our building, and I can't guarantee that. We are going to unload on the east side. We're going to do our best to limit the noise, but 100 percent in writing guaranteed, and if we do that and then there's an alarm, and here comes a lawsuit because you have an alarm that went off one day, I can't guarantee you 100 percent. But we will limit to our best of abilities on the east side of the property. CHAIRMAN FRYER: All right. How about best business efforts? MR. SHERER: Meaning? CHAIRMAN FRYER: Well, it gives you a little more latitude than the language you used. I'm trying to help you out here. MR. SHERER: Okay. MR. MULHERE: Do you want me to pull it up so you can see the site plan? MR. YOVANOVICH: Yeah, but I just to make sure I understand the language. You're talking about just for deliveries, correct? You want the deliveries and unloading of delivery vehicles, whatever deliveries? MR. SHERER: Movement of the pallets by forklifts. MR. YOVANOVICH: That will be on the east side of the building, and we're okay with that to our -- yes, we're okay with that. CHAIRMAN FRYER: Best business efforts? MR. YOVANOVICH: Yes, sir. CHAIRMAN FRYER: Okay. COMMISSIONER VERNON: Yeah, I think he -- may I? CHAIRMAN FRYER: Go ahead, sir. COMMISSIONER VERNON: I think he's talking about the opposite of what you said. He's not talking about deliveries. He's talking about the stacks of stuff that's sitting there. MR. SHERER: Loading, unloading, and moving the items around. COMMISSIONER SHEA: He's talking about both. MR. YOVANOVICH: So you were basically asking us to agree that any movement of pallets, either when they're being delivered or moving around on the site, will happen on the east side. COMMISSIONER VERNON: Best business efforts. MR. YOVANOVICH: Best business. And we're fine? MR. SHERER: Uh-huh. MR. YOVANOVICH: Okay. That's fine. CHAIRMAN FRYER: Okay. Is that okay with you, Mr. Berggren? MR. BERGGREN: Yes, that's fine. CHAIRMAN FRYER: Okay. MR. BERGGREN: It was also a little disturbing to just hear the news that large trucks can't use that first cut for U-turns, because now it means that Sherwood residents are going to be competing with large trucks making U-turns right in front of our property. I don't know what can be done about that, but it's -- that was one of the things that many residents were very concerned about. CHAIRMAN FRYER: Is there a win-win here, Mr. Mulhere? 5.A.a Packet Pg. 64 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 61 of 110 MR. MULHERE: Well, the only thing I can tell you is we're talking about one to three deliveries maximum per day, probably less, based on their current operations. CHAIRMAN FRYER: How about that, sir? MR. MULHERE: So it's really not going to be an inconvenience. MR. BERGGREN: I mean, if it could be one or two deliveries a day, that would be fine. MR. MULHERE: That's what he's experiencing right now. CHAIRMAN FRYER: Okay. MR. BERGGREN: Can we have a guarantee on that? MR. MULHERE: No, we can't. MR. BERGGREN: Can we have a guarantee that it won't be over four? MR. MULHERE: I don't want to make any guarantees. I don't even know what's going on Tract C-2 right now. So, you know. COMMISSIONER VERNON: Well, if I can jump in. CHAIRMAN FRYER: Please, go ahead. COMMISSIONER VERNON: I think, even if it's four deliveries a day, a lot of them probably are going to be heading the other way. So just because there's four deliveries doesn't mean there's going to be four U-turns. MR. MULHERE: Correct. MR. BERGGREN: Well, according to the traffic study, 40 percent are going to want to head eastbound. MR. MULHERE: That's half, less than half. So that's two turns if you have four deliveries. MR. BERGGREN: Well, the traffic study says that that would be about 20. MR. MULHERE: But that includes all traffic. MR. BERGGREN: I understand that, yes. But we don't know what the mix will be. MR. YOVANOVICH: Let's keep in mind, if we developed this under C-2 uses, it could be far more trips that would be unregulated on this site. So we're basically bringing in a use that has a relatively small amount of deliveries per day, far less than what could be done if we were to develop this as just a pure C-2 type use of the property, which would include gas stations and other things that have deliveries as well. CHAIRMAN FRYER: Mr. Berggren, in my opinion, you've gotten a lot of concessions here, and we never get 100 percent of what we want, but I think you've done pretty well for yourselves. Just my opinion. COMMISSIONER VERNON: I think that's a fair comment. CHAIRMAN FRYER: Thank you. Anything else, then -- do you have anything else you wanted to say, sir? MR. BERGGREN: I do not. CHAIRMAN FRYER: Okay. Thank you very much for your comments. MR. BERGGREN: Thanks for your time. CHAIRMAN FRYER: Mr. Youngblood? MR. YOUNGBLOOD: I have no other speakers for this item, sir. CHAIRMAN FRYER: Okay. Anyone in the room who is not registered to speak wish to be heard on this, now would be the time to raise your hand. (No response.) 5.A.a Packet Pg. 65 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 62 of 110 CHAIRMAN FRYER: Seeing none, we will close the public comment portion of this hearing, and it is our turn to deliberate and at the appropriate time entertain a motion. Planning Commission? COMMISSIONER SHEA: I move we accept it with the caveats, which I didn't write them all down like you did. CHAIRMAN FRYER: Okay. If there's a second, I'll try to go through these. COMMISSIONER VERNON: Vernon seconds. CHAIRMAN FRYER: Okay. So I think what we've got here -- the bullet points are going to go into the ordinance somehow? MR. MULHERE: Yeah, they're going to be developer commitments or on the master plan, yes. CHAIRMAN FRYER: Okay. Good. And with regard to -- where are my notes -- MR. MULHERE: I have a list, if you want me to run through them, and I added your comments, your language to a couple of them that you -- CHAIRMAN FRYER: Please. MR. MULHERE: So the first one is we agree to an actual building height limitation of 35 feet. CHAIRMAN FRYER: Right. MR. MULHERE: The second one is -- that one's already in there. That one's already in there. The limitation of hours for delivery and for operating hours apply only to Everglades Equipment Group and not to other uses. CHAIRMAN FRYER: Yes. MR. MULHERE: Let's see. Signage shall be installed at the -- I'm only doing the ones that had changes. The ones that are already in there, I'm not going over. CHAIRMAN FRYER: Well, if I may, you're going to put the counterclockwise? MR. MULHERE: Yeah. That's what I was just going to say. Signage shall be installed at the time of SDP directing delivery trucks to turn right at the easternmost driveway on Tract C-1, routing them counterclockwise around the building and directing them to exit the site utilizing the shared access with the bowling alley. CHAIRMAN FRYER: Right. So it would be in from the east and out from the -- to the south. MR. MULHERE: Yes. CHAIRMAN FRYER: Okay. And then the uses that you agreed to withdraw from -- MR. MULHERE: Yes. CHAIRMAN FRYER: -- 7299 and 8049. We do need to go over those. MR. MULHERE: No. And there was one other addition, which is the operator of the -- I'll use the SIC codes, because it's -- under SIC code, it's a retail nursery. So it's best to use the SIC code rather than a business name in this stipulation. CHAIRMAN FRYER: Oh, okay. Instead of ag and turf? MR. MULHERE: I can certainly put that in there, but there is an S-I-C code that we're using. CHAIRMAN FRYER: Are they the equivalent? MR. MULHERE: It's for retail nursery. MR. BELLOWS: Yeah. For the record, Ray Bellows. 5.A.a Packet Pg. 66 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 63 of 110 We should be referencing the SIC code, because the business name might change over time. MR. MULHERE: I can parenthetically put in ag -- I mean, "turf operation." CHAIRMAN FRYER: Good. I think that would be good, okay. MR. MULHERE: And then -- so what I wanted to say was just to use the SIC code and say "best business practice will be utilized to minimize the effect of backup alarms and similar noise intrusion." CHAIRMAN FRYER: I think that's reasonable. All right. Do the movant and the seconder accept those conditions? COMMISSIONER SHEA: Uh-uh. CHAIRMAN FRYER: Okay. So I think the -- yes, sir. MR. BERGGREN: Sorry. There was one more item that we discussed, and that was the no dust surfaces. MR. MULHERE: Oh, yes. I'm sorry. Yes. We will prohibit -- oh. CHAIRMAN FRYER: Bags only. MR. MULHERE: No, that's -- well, I didn't make that note. No, that's the bag mulch. I have that one. What Barry is talking about is they had a concern about whether or not the areas for access and parking would be a dust-free paved surface. Now, I've assured him that that's required by the county, and that will happen. So it's belt and suspenders to put it in as a condition. It is required that those be paved. CHAIRMAN FRYER: Okay. But we're talking about two different things then, because we were also talking about bag versus -- MR. MULHERE: That is a new -- that is a condition we agreed to, to no bulk sale of mulch. CHAIRMAN FRYER: Mover and seconder, are you okay with this? COMMISSIONER VERNON: Yes. COMMISSIONER SHEA: (Nods head.) CHAIRMAN FRYER: All right. Then I think we're ready to -- unless there's further discussion, we're ready to vote. All those in favor of the motion to approve both parts of this, the GMPA and the PUD, with the conditions as they have, I think, been clearly announced, please say aye. COMMISSIONER SHEA: Aye. CHAIRMAN FRYER: Aye. COMMISSIONER VERNON: Aye. COMMISSIONER SPARRAZZA: Aye. CHAIRMAN FRYER: Opposed? (No response.) CHAIRMAN FRYER: It passes unanimously. Thank you, applicant. Thank you, HOA president [sic], vice president, whatever you were, official. MR. YOVANOVICH: Treasurer. CHAIRMAN FRYER: And thank you, staff. ***Okay. So let's see. We've got some time to start the AUIR, and I think maybe we ought to talk about how we want to proceed on this. I've been assured by Mr. Bosi that the county's ready to pretty much do it the way we want, whether we want to have presentations by section or we want to go through by page or how we would like to address this and at the end whether we want to reserve the right to come back and reopen some of 5.A.a Packet Pg. 67 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 64 of 110 these things after further study, it being recognized that the Board of County Commissioners has charged us with, really, developing a level of expertise so that we can really add value to this process and to be sure that we have spent adequate time so that we can do what we've been asked to do by the BCC. Anybody want to weigh in on that? COMMISSIONER SHEA: I think some of the more critical ones, like transportation that has -- is complicated, it would be good to have a presentation. Maybe some of the others it's not as critical, like solid waste maybe. CHAIRMAN FRYER: Well, actually, that's one where I think we're going to want to have a presentation. COMMISSIONER SHEA: Really? CHAIRMAN FRYER: Yes. COMMISSIONER SHEA: Well, she's here. CHAIRMAN FRYER: All right. Well, let's do this. Mr. Bosi, if you would -- if you would mention the section that's next up for us to consider, and then we can decide at that point how much of a presentation we need. Would that work? MR. BOSI: Like I said, it's the discretion of the CCPC. We can follow that. I do have to let you know that Ms. Scott has a 2:00 to 3:00, so we'll probably have to skip transportation and come back when she gets back after her 2:00 meeting. CHAIRMAN FRYER: And she informed me of that, and that's what we'll do. MR. BOSI: Okay. Thank you. Mike Bosi, Planning and Zoning director. We are here for the 2022 AUIR. AUIR is an acronym that represents the Annual Update and Inventory Report. This is the county's means to make sure that the levels of service that people will receive from our service providers and our infrastructure providers are maintained at an acceptable level. The list of the divisions and agencies that contribute to the AUIR: Road and Bridge, Stormwater Management, Potable Water, Wastewater Collections, Solid Waste, Collier Public Schools, Parks and Recreation. And all those that I mentioned there, those are all your Category A facilities. They make up your concurrency management system, which I will get into a little bit later. And then we have our Category B facilities, which are jails and correctional facilities, law enforcement, Collier County Sheriff's Office, libraries, EMS, and government buildings. And we do have a Category C facility that is a -- was an add-on about four or five years ago specifically trying to make sure that we were maintaining an acceptable level of beach renourishment, and so it's Coastal Zone Management. The AUIR is an annual one-year snapshot in time of projected needs and required capital improvements for the next five years based upon the projected population increases against BCC adopted levels of service. It should be noted that this snapshot changes as the changes in demand equation evolve. What also changes is cost. So what you're going to see is estimates for what the cost of these individual projects are. I can tell you right now, it's not right to the decimal, because what the project's going to cost in three years, what the project's going to cost in four years, or what the project's going to cost in two years or even one year -- and I think everyone has been to the 5.A.a Packet Pg. 68 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 65 of 110 store, has purchased items and understands that we've got a fluctuating rate of inflation, so we have a fluctuating cost of services, we have a fluctuating cost of materials. So what we try to do is at the time estimate what we expect costs could be from a reasonable perspective and what our expected revenue sources would be and do they come close to marrying up. So what we declare today as what our expenditures will be over the next five years, it's going to change next year. It's going to change the following year. But it does give assurance that we have identified the projects, identified the approximation of what those costs would be, and that we do have revenues sufficient to satisfy those costs. And, please, if you have any questions as I'm going through the PowerPoint, interrupt me. CHAIRMAN FRYER: Commissioner Vernon. COMMISSIONER VERNON: So if you're going to build -- think you might build a bridge in three years, are you -- in this report are you trying to guess, educated guess, what it will cost three years from now, or are you telling us this is what it costs if we built it today, we're going to build it three years from now, and we don't know what it's going to cost? MR. MULHERE: Everything's projected in today's dollars. So we projected the bridge would cost $36 million. COMMISSIONER VERNON: If it were built today? MR. MULHERE: If it was built today. COMMISSIONER SHEA: So you don't inflate anything. Even the five years out, you don't inflate it. MR. BOSI: No. COMMISSIONER SHEA: And when you do the numbers five to 10 years, that's still today's -- I mean, it's almost a meaningless number for us, if that's the case. MR. BOSI: It's not a meaningless number. It's a meaning -- it's an approximation, and we try to, like I said, approximate what our revenues are going to be. And the reason why it's not a meaningless number, we do it again next year. We do it again the following year. Every year we update what our estimates were, what those costs were, and so you feel and you see the changing dynamics of what cost is, how much it costs to build any one of these commodities. So what we've always said, where you want to put your most reliability is at year one and two, because once you get to year three, there's so much more uncertainty within it. But year one or two, I'm not saying you could probably go up to the decimal level that it's going to be the exact cost and that it's going to be the exact revenue that we're going to have, but they're very good approximations based upon the environment and the influences that we're experiencing. What's included, as I have said, when I listed the Category A facilities, which make up your concurrency facilities, roads, drainage, potable water, wastewater, solid waste, parks, rec, schools, and that's all tied to your Capital Improvement Element. Within your GMP is the Capital Improvement Element. Every year the Capital Improvement Element is required to be updated, and we have to dictate that we have -- for the first two years, that we have the revenues to be able to build and construct the projects we say that we are going to. Category B, non-concurrency, aren't obligated to the same level of assessment, are 5.A.a Packet Pg. 69 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 66 of 110 not included within the Capital Improvement Element of the Growth Management Plan, and C is another non-concurrency facility. So what is concurrency? Facilities and services necessary to maintain the adopted level-of-service standards that are available when impacts of development occur which are contained within the CIE policies in the Land Development Code. Staff's proposing no recommended changes to the levels of service but what those are geared for. So say, Mr. Sparrazza, you were a snowbird for a number of years and you came down, you kept dipping your toes into Collier County. You liked what you felt, you liked what you saw, you thought the services, you thought the parks, the infrastructure were adequate, and you got used to it, and you wanted to become a full-time resident. Well, we adopted these levels of service to be able to assure to our citizens the things that you've grown used to, that you've grown accustomed to in terms of how we could deliver those services to you as a governmental provider, that we're going to maintain those moving forward. And the concurrency requires that we make sure that we have a checkbook and that we have the ability to handle the demand, and we have the ability to satisfy the revenue to add the new facilities based upon what that expected demand is going to be so the Collier County that you were first attracted to at least can provide you the same levels of service as you move forward. Now, it may -- the experience may change as we grow in population, and I always say, as we've changed from a small fishing village to a 400,000-person diverse economy with a seasonal population that inflates to close to 500,000 people, but the levels of service are meant to be able to maintain over the course of that, and that's based upon concurrency. And that has -- and the concurrency management component was the heart of this mantra where we've always said, growth is going to pay for growth. And you, as a citizen, why does that mean something to you? It means that the newcomers are being assessed their proportionate share of what the expansion of the infrastructure requires to handle their proportionate share of the demand that's being created. So there's a relationship. They're creating more demand on an incremental basis. We're charging -- we have a system, and it's related to impact fees, that charges based upon what that expected demand for that 2,000-square-foot house is going to have on any one of our facilities to be able to maintain that and be able to maintain the levels that we feel -- or that the county has deemed acceptable. Part of the other equation is not only what your level of service is, but your level of service, for the most part in most of the facilities, are tied to population, because population growth is what drives the demand for the additional services. The more people you have, the more trips that are on the road systems. The more people that you have, the more demands that are on your park system, the more demands that are on your sheriff, the more demands that are on your EMS. So as our population grows, the number of demands grows. And we have to -- we have to estimate over the five- and 10-year period what we expect those populations to be. So another aspect that -- the year we present it, we expect it at 29,000 people over the next five years. Five years from now, it might not be 29,000, but it will be within that -- within that range, we hope, and each year we continue to do it, and we try to refine it. So it's another assumption, and this is why I talk about this is a snapshot in time. What we expect this year in the costs, what we expect this year in population, 5.A.a Packet Pg. 70 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 67 of 110 there's going to be some changes going into next year. And please don't accept that as let's discount this effort, because it doesn't discount the effort. It just puts the effort -- it puts the AUIR and the CIE in a more understandable perspective. Whenever we try to look out beyond two or three years, the number of factors that we have to assume become a little less dependable, so -- and it's another one of the reasons why we do this every year. And so where we get our population is from the University of Florida, the University of Florida's Bureau of Economic and Business Research, affectionately known as BEBR. We utilize a BEBR median population projection, and then we have a seasonal projection. The seasonal projection is measured right around 20 percent. And how we arrived at that 20 percent -- and it's been maintained for -- I've been doing the AUIR for a decade and a half, and it's been at 20 percent. Just a little sidenote, in the early 2007, '8, '9, we were BEBR high population number. BEBR said, as you've gotten past 250-, 300,000, your rate of growth starts to change, so we've shifted to a BEBR medium. But those population -- that seasonal population -- and we look to our Transportation Department and our Utility Department as really the backbone, the basis for measuring how we arrive upon that 20 percent. And we do it by actual demand numbers. We look at the trip counts that are on our counting stations throughout the county. We look at the water usage demand from month to month, the potable water, the solid waste disposal, and those arriving -- based upon all those factors, we feel confident that that 20 percent is the right number for our seasonal influx. And this is a -- this is a chart, and it talks a little bit about the changing projections as to what our population numbers are and how the one-year AUIR is a dynamic initiative. For the most part, for the past 10 years, even 15 years, we were right at under 2 percent of population growth on an annualized basis. You look at 2017, it's 1.97; 2018, 1.92; 2019, 1.92; 2020, 1.9. And then you hit 2021 -- this was before the 2020 census was incorporated within BEBR -- it notched down a bit to 1.77. What surprised me, when we get our BEBR numbers, was our 2022 numbers, their annual population growth, 1.51. BEBR is looking at Collier and saying your rate of growth percentage-wise is going to continue to -- is going to start to trickle down. Now, the laws of large numbers dictates that somewhat. As you get over 400,000, that 35- to 40,000 you were expecting in a five-year period starts to become a much -- a smaller percentage of your whole. So that's a natural function of as individual places grow, but I did find it significant. And the other aspect that I want to talk about -- and I spoke about the 2020 census. And this happened back in 2010. Back in 2010 when the census came out, we found that we actually were planning for more people, a larger population than what we actually had. That's a good thing from a service provider. That means -- that extends the life of your infrastructure provider saying we can push out our projects a couple -- a couple years till the out-years, because we were actually -- we were actually able to handle more people than we actually had. So the next level of -- the next wave or next level of improvement can be pushed out a bit. If you look at it, the second column is the BEBR-based projections. That's the years -- that's this year, the 2022. They said our population is 388,000. Last year, we were planning that we had a permanent population at 394,000; in 2020, of 384-. So we have -- we have more capacity within our infrastructure than what our 5.A.a Packet Pg. 71 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 68 of 110 population was actually demanding. So in that regard, it gives us a little bit of -- it pushes out a little bit that next increment of improvement, and it's happened the past two decennial censuses. CHAIRMAN FRYER: Mr. Bosi, I, for one, and probably others up here, have relied extensively on BEBR numbers, particularly when it comes to persons per household, and I have just assumed that they have a scientific process that they use that leads them to a number that is beyond contradiction. However, in reducing the increments, as they have been doing, it seems to fly in the face of all the newspaper articles and stories that I see in the news about how everyone is leaving California and New York and Illinois, and they're coming to Florida. And so I just -- should we be -- well, how satisfied are you as an expert in this area that BEBR can be relied upon to -- in my case, I rely upon it to the level of about 100 percent? MR. BOSI: Well, I think whenever you rely upon any modeling effort at 100 percent, that's somewhat unrealistic. I think -- it doesn't make me question BEBR numbers. It makes me question -- it makes me realize that when you spend nine to 10 years before you true yourself up against another measurable, another outside measurable such as a census that goes to extraordinary length and that -- evidently, you drift a little bit away from what the actual reality may be, and that's just the -- that's just a -- I don't want to say a fault, but that's just a reality of modeling. And each -- the last two decades, each time the census numbers have helped trued our population up, and it has reduced them somewhat. Not tremendously. I mean, if you're looking between -- I mean, we're talking about maybe a one, one-and-a-half percent difference in total population. That's not a significant -- that's not a hugely significant -- statistically significant delta when you're dealing with a population of 400,000, but it does show you that there has to be a grain of salt within the modeling effort. When we talk about it -- about the economic modeling related to the SRAs, it's the same thing. We're trying to look out 30 years. And it's almost a near impossibility to have an accuracy of a standard deviation of one or two. You're just a little -- you have a wider berth. But it's not like we take that, and we -- and we put the exercise away and we don't do it again for another five years. These are done every -- it's done every year. So there may be small discrepancies between what the reality is and what we're modeling, but we're close enough towards where we're not -- and we're not finding ourselves deficient in a way that that would say these numbers have led us down the wrong road in that regard. CHAIRMAN FRYER: Commissioner Vernon. COMMISSIONER VERNON: You do know that University of Florida's the biggest party school in the country, right? CHAIRMAN FRYER: Well, that explains it. COMMISSIONER VERNON: Okay. So, but -- COMMISSIONER SHEA: I thought that was the University of Arizona. COMMISSIONER VERNON: It's close. Florida State's in the mix, too. Joking aside, you know, I think these are probably better for us to rely on than what we do hear in the media, because a lot of that's sensationalized. But this is a little surprising to me, and I do agree with you, the bigger we get, the percentages will probably come down because that's the way percentages work. MR. BOSI: Yeah. 5.A.a Packet Pg. 72 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 69 of 110 COMMISSIONER VERNON: So I forget about the percentages for a minute. I look at the first two columns, the BEBR-based projections for these years and the following five years, the first column after the BEBR-based projections. And I'm looking at, you know, 8-, 10,000 up, 8-, 10,000 up in terms of raw numbers, 8-, 10- up in terms of raw numbers, and it's really pretty consistent. You know, we're adding about, let's say, 7- to 10,000 people a year. But then I get to 2022, and for the first time we've got a drop in '22, and I guess they're predicting '23 a drop in -- of about 6-, 7,000, which to me is an anomaly. So I don't know that you guys have talked about what do you think is causing that? MR. BOSI: Well, if you're asking me my opinion of what's causing that, affordability. I mean, we have people moving from, you said -- from New York, from California, from these other states, and we have -- a percentage of them, 5, 10, are extremely affluent, maybe the majority of those folks are working-class folks. Irma -- not Irma, but Ian only exacerbated a problem that I think's going to continue to trouble this county and trouble this state, is affordability. And I think what you find is the affordability issue within Collier County has a factor within some of the projections and the number of people that are moving to the state and housing availability within those affordable ranges. I think it has most certainly a factor into it. It's not the root cause of it, but it most certainly factors into a decreased -- a decreased population of what is expected over the next five years. COMMISSIONER VERNON: So just so I understand what you said, I'm going to repeat it back from my perspective, that even before Ian, that even though people are moving to Florida because of -- for whatever -- a number of reasons, they may choose not to move to Collier County unless they're more than just middle -- upper middle class. They're very affluent and can afford housing, and that Ian may exacerbate that and make it even worse? MR. BOSI: I think the issue of affordability -- and I know the Governor is contemplating calling a special session -- not contemplating; I believe he is calling a special session for the Florida legislature to try to get their hands around the insurability issue because I think that's going to continue. I've always said -- and this isn't an alarmist. This is just, I believe, a reality, and I think we'll be able to work through it. But I've always thought that the only thing that could derail the population locomotive that is Florida and the population increases is insurability in relationship to affordability. And this state, having lost a number of insurers this past year, I think we probably expect some more, and we start finding ourselves in a situation towards where citizens' insurance almost starts to become the default if it continues this trend, if -- this continuing trend of losing private insurers. And this is a much larger macro issue than at the local level, but there's a concern at the local level. And I know from the Governor's perspective and him calling a special session for the legislature to try to get their arms around this in a more meaningful way I think only kind of speaks to some of these issues. I think there's solutions, and I think they will be able to find solutions, and I think we will be able to find solutions. And the desire to come to live in Southwest Florida is not going to abate, and we'll still have population increases, but it's going to be something that we're always going to have to be mindful of and attentive just -- I mean, I've said it a number of times to this 5.A.a Packet Pg. 73 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 70 of 110 board, we're importing 45,000 people a day to fill our economic needs. That shows -- those are 45,000 people that probably would rather live in Collier County because that's where they work, if there was housing affordability. But because of -- because of supply and demand and balance, those locations towards where they could afford are Lehigh Acres, more in Lee County. It's just some -- I mean, we have employees living in Collier County -- or Cape Coral, Hendry County, DeSoto that commute in. And that overinflates our transportation issue, because most of those folks aren't coming in carpooling. Most of those folks are coming in in single-family -- or single-person occupancy vehicle, and they're driving farther destinations across our roadways to get to their place of work, and then they're, at 5:00, going back to wherever that location is. So I don't want to be an alarmist in the least bit, but I do think that that's some of the things that has influences. Because when I saw these numbers, I was surprised. I mean -- and I know the law of large numbers, you know, decreases your population, but we went from one point -- we were a constant for four years up until 2020 in 1.9 to 1.97, and then last year we went to 1.77, and this year 1.51. That's a precipitous drop in expected populations. COMMISSIONER VERNON: It actually went down, raw numbers, for the first time -- MR. BOSI: Yes. COMMISSIONER VERNON: -- in recent history. MR. BOSI: Yes. CHAIRMAN FRYER: That's a good discussion. Before we proceed further, I want to find out from those who are in the room, members of the public, everyone who wishes to be heard on the AUIR, would you please kindly raise your hand. Okay. I see one hand, Ms. Olson. And I'm going to ask you, Ms. Olson, if you wouldn't mind just coming to the microphone and telling us very briefly what the subject is you want to talk about so that we can be sure to have the proper people here when the time comes for you to speak. MS. OLSON: Sure. It will be about the potable water and wastewater expansion projects. CHAIRMAN FRYER: Okay. Thank you. MS. OLSON: Thank you. CHAIRMAN FRYER: So we want to be sure to get to that. I'm looking at -- and, again, I'm looking also at my planning commissioners, that I think we should try to adjourn at around 4:30 and see what we can get to and certainly try to get to the matter that Ms. Olson wants to talk about soon, because I know she's been here all day. And you're the traffic cop, Mr. Bosi. MR. BOSI: What I was going to say is, I'll wrap this up at 2:30 for our break. When we come back out, the -- first out the gate I would recommend, and per order of the AUIR, would be Public Utilities, Potable Water, and Wastewater -- CHAIRMAN FRYER: Good. MR. BOSI: -- Solid Waste to be able to give, you know, if you guys -- however you want to do it. Whether you want presentations from them or whether you want questions, that will be the prerogative of the Board. But that will be out the gate, that's 5.A.a Packet Pg. 74 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 71 of 110 what we would expect. CHAIRMAN FRYER: Very good. That's what we'll do after our 2:30 break. And do you want to say some more things, sir? MR. BOSI: Yep. And just to give you an oversimplistic example of how we make those determinations of what we build, library is always my favorite because it's pretty straightforward. What we say is our level of service. And our levels of service are mostly population based. So what our level of service is for libraries, we say for every person that's in Collier County, we're going to have .33 square feet of library building. That's our level of service. So for our five-year projections, we're expecting 29,386 people to move here. We need .33 square feet for each one of those. We just take 29,386, we multiply by .33, and we say, to maintain our level of service, we need 9,697 square feet of library. COMMISSIONER SHEA: So is that .33 just taking today's population and today's square footage and assuming that that service level is adequate? MR. BOSI: Yes. COMMISSIONER SHEA: Okay. MR. BOSI: Yes. And that's one of the things that we ask. And it's a tough task, but we ask the Planning Commission, if you think that our levels of service are too high or too low, make recommendations upon it. What I will say for libraries, because the south library and the size of the south library, we've been pretty satisfied. So we have enough capacity to absorb this 9,697 additional square feet without adding any additional. We were -- we had more library space than what our population was demanding last year. We have excess -- we have excess within the five-year period to be able to handle that. COMMISSIONER SHEA: So how do you crank in actual usage? I mean, if you're -- per so many square feet, only half the people are going, you're not -- your level of service is much higher. MR. BOSI: That's always been -- that's always been the dilemma, and Transportation and Public Utilities are the smart kids on the block. They are the ones who have been able to figure out how to utilize -- how to utilize actual usage rates, population, and a number of different -- and actual demand into their equations to make the determination. For most of our Category B facilities, we just use straight population. Parks uses a straight population. And I can tell you in 2011 I did a level-of-service comparison for the AUIR. We looked at 67 counties, and you'll be happy to know that we're the only county that does it. We're the only county that spends so much time trying to communicate with the public to say, this is how we're going to maintain the sense of place. But most, if not all, capital improvement programs are all population based. So it's a -- like I said, library offers a good example of how -- the simple math equation. It's just math. That's how we determine how much we need. And we have made adjustments to levels of service to different components. A good example would be, there used to be a time when we had a constant level of service for EMS, and it was eight minutes, but the majority of our COs started to happen out into the rural area. Well, trying to maintain a level of service for an urbanized system that starts to now provide service in a more rural, extremely suburban type of setting, that's 5.A.a Packet Pg. 75 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 72 of 110 a cost nightmare for a locality. So we had to recognize that if you live in a more rural area, if you're spaced apart, if you have larger lots, that it's unrealistic to be able to have that urban level of service. So we have a 12-minute response time for our rural districts, and we have an eight-minute response time for urban districts. CHAIRMAN FRYER: And as we'll hear from Chief Butcher, I know we're talking about the time to ALS response arrival. MR. BOSI: Yes. CHAIRMAN FRYER: Okay. While I -- I'm sorry I interrupted, but Commissioner Vernon's been signaling. MR. BOSI: No worries. COMMISSIONER VERNON: I guess one of our jobs is to -- is to comment on this and make recommendations. So libraries -- and I certainly don't want to offend any librarian, but my perception is over, you know, the last 30 years -- and I could be dead wrong. I never studied it -- libraries are used less than they were used when I was a kid. MR. BOSI: They're used differently, and they have less foot traffic. There is more -- I have a -- I have an app that allows me to interact with the library system. I don't have to go to the library. I can rent out books for two weeks at a time electronically. So I utilize the library on a regular basis, but I don't go to the library. So it is shifting, and our library system recognizes that, and it is a constant developing narrative. And I think our folks within the library would admit that, and we can talk about some of the other trends that they are seeing in that regard as well when they come up, and maybe you could have some questions regarding that. COMMISSIONER SHEA: So that would mean the .33 would be adjusted downward. If what Commissioner Vernon's talking about is happening, you'd need less square footage. MR. BOSI: Yeah. I mean, and one of the things you look at, within our AUIR, we give usage. We give usage statistics. And you can see there has been decreases within the utilization of the libraries. So at some point in time, it could be appropriate to say we need less library space. We maybe need more electronic materials. That could be a recommendation that comes from the Planning Commission. COMMISSIONER VERNON: Well, that's what I'm thinking. But what you said is purely anecdotal. But, I mean, you were giving probably a good example of what I was trying to say. And so maybe we don't need less funding but, yeah, maybe we just need a warehouse way off in the distance somewhere, and we don't need -- I mean, it's just -- if we just follow this based on incorrect assumptions, then we may be making improper designations. And I do think libraries is a little unique, you know. Like, to me, fire service is a little more linear. Traffic's a little smart kids on the block comment. But this is one maybe we do want to -- even though it may -- and, again, I don't want to offend library people -- maybe feel a little less important than some of the others, but maybe one where we actually need to just not blow by it and say, well, you know, we're operating off assumptions that are no longer true. MR. BOSI: And I think that was -- that would be a very meaningful discussion the Planning Commission could have regarding that. CHAIRMAN FRYER: I had the same observation about libraries, probably fewer books, what we think of as books and more like computer terminals. MR. BOSI: Yeah. It wouldn't be a warehouse. It wouldn't warehouse. We'd 5.A.a Packet Pg. 76 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 73 of 110 just need more service space because most -- the trend has been checking out books, not physical books, but e-books, and that just -- it's where the trends continue to go to. CHAIRMAN FRYER: Undoubtedly, there are people who rely upon on depend upon the library as their only access to the Internet. MR. BOSI: Oh, that is another aspect that they do, and they do find that that is a -- that's a continuous source of visitations is the usage of the computers that are within the library system. COMMISSIONER VERNON: I just flagged that. Whenever the appropriate time -- and maybe in advance -- you can think about what I said and Paul said and the Chairman said. Maybe tell us what you think maybe we should consider so we're not operating off of bad assumptions. MR. BOSI: Well, I will defer to the experts on that, but most certainly they've thought of this. They have contemplated. They spend time trying to understand what our levels of services are against what -- the actual experiences and the demands that are being experienced within our libraries and where those demands put their focus. COMMISSIONER VERNON: And they'll be presenting to us? MR. BOSI: They're part of the AUIR, whether it's a full presentation or just responding to questions and providing feedback to the Planning Commission on some of the questions you may have. COMMISSIONER VERNON: Well, I guess I'd want -- I don't need -- I just want recommendations. MR. BOSI: I'm not sure if they -- I'm not sure if they have a recommendation to modify their level of service. Like I said, I haven't -- we haven't broached that subject with them, but it's something the Planning Commission most certainly is well within their purview to explore with our library staff. COMMISSIONER SHEA: Is that the same level of service you've been using for the last few years? MR. BOSI: Yes. Point 33 square feet, yep. COMMISSIONER SHEA: And I would support that same question. We should -- COMMISSIONER VERNON: I don't want to spend a ton of time on it, but I just think it's something we could probably make a difference on, and it's something that if you guys come to us with proposals and an opportunity to ask questions, we could kind of go through it pretty quick, I think. MR. BOSI: I'm not sure if they have proposals, and there wasn't -- they prepared the AUIR based upon what is. They have not prepared, that I know of, any -- they're not -- they haven't proposed the modifications to the levels of service. If you are looking for that, what would be more appropriate, bring back recommendations as part of the next AUIR so we could evaluate and make an informed decision in terms of adjustments to the level of service, or if that's something -- I mean, I think you need to interact with the library staff to see where that dynamic -- in terms of what you're looking for, what time frame they could bring that back to you. COMMISSIONER VERNON: Well, I'm -- COMMISSIONER SHEA: Can we just ask you to do it and come back and tell us? CHAIRMAN FRYER: You don't have anything else to do, do you, Mr. Bosi? 5.A.a Packet Pg. 77 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 74 of 110 MR. BOSI: No, I don't have anything. And I don't work within the library system, but I could help coordinate. We could help coordinate that type of an effort. And those are the type of things that, as we're going through, another thing -- the benefit of -- and so the libraries aren't proposing any expansion. So there's zero dollars being expended. There's zero dollars being expended over the next five years for libraries. So from that perspective, there's no ticking time bomb or clock on this. We're not -- next year -- if you approve libraries, we're not saying we're spending X dollars on -- we're spending no more money. We have sufficient capacity. But if you ask the library system to say over the next year you understand our concerns, you know where our focus is, could you -- could you bring back a suggestion upon a revised level of service based upon some of the discussion points that you have, that, to me, would be something that they could -- give them time to be contemplative and thoughtful of what their recommendations would be based upon the data gathering and all the things that you guys talked about. COMMISSIONER VERNON: Yeah. And I'm not necessarily even advocating change of level of service. I'm advocating that the output from the equation shouldn't be additional square feet necessarily. It could be something totally different. COMMISSIONER SHEA: Just reevaluation, like you suggested. MR. BOSI: Sure. COMMISSIONER SHEA: I bet you're sorry you used that one as an example, huh, in your presentation? MR. BOSI: No, it's still -- it's still -- no, it's still the simplest, and we're not spending any money over the next five years, so I -- you know, I feel okay recommending to you guys, let's wait on it. Let's make sure we're well informed. We're not -- it's not -- we're not expending any additional dollars. So we're not losing anything, you know, if we bring back a package that's wrapped up and maybe is, you know, a little bit thought of, you know, on a couple different levels. CHAIRMAN FRYER: Commissioner Sparrazza. COMMISSIONER SPARRAZZA: I believe earlier, Mr. Chairman, you were discussing for us to think about a procedure on what to do and move forward not only this year in 2022, but what are we looking at for 2023, '24, '25. This may be a perfect example of, you know, we know we're not in any trouble right now because we are not devoting any funds towards, quote, new libraries. But for 2023, could this be a subject of, hey, CCPC, we have reevaluated and we would like to make changes or suggestions. I'm sure we could see that in, quote, library buildings, but as we look forward to a new procedure, there are, I'm sure, other topics that we want to say, this year's fine, let's look towards next year for a new algorithm or something. Is that -- CHAIRMAN FRYER: That is absolutely on point, and I think what I would also say is whatever we recommend, that's our authorship. We get to decide what our recommendations are. Now, there are some guidelines that are in this material, and they are very helpful. But this is one opportunity, and we've thought about reactive versus proactive. But this is a place where the Planning Commission doesn't have to act like a court and wait for people with disputes to come in and we decide on them. This is an area where we can ask for further inquiry into particular subjects such as, in this case, libraries, how you measure future need. 5.A.a Packet Pg. 78 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 75 of 110 And so when it comes time either today or at the next meeting for us to finalize our recommendations, I would hope the people up here on the dais would make notes of the things that they want to be included in those recommendations, because they will be ours. And with that, it's 29 -- do you have -- fast or -- COMMISSIONER VERNON: Quick, yeah. And maybe we take it in [sic] a comprehensive -- but the way I think is what Randy said is a great idea, and can we just say, okay, library, check the box, we're done talking about it, but the only thing we're asking is when you come back next year for the AUIR, we want a report from the library group as though they're king for a day and that's -- this is how they want to do it going forward, and be creative, and then we're done with libraries for this year. CHAIRMAN FRYER: Sounds good. It's 29 minutes -- MR. BOSI: Chair, I have three more slides. I can be done in three minutes. CHAIRMAN FRYER: Well, all right. Okay. If that's okay with the court reporter. THE COURT REPORTER: (Nods head.) CHAIRMAN FRYER: We've got -- let's take a break now, and -- if you don't mind, and we'll be back at 40 minutes after 2:00, and so we're in recess. (A brief recess was had from 2:29 p.m. to 2:40 p.m.) MR. BOSI: Chair. CHAIRMAN FRYER: Thank you, Mr. Bosi. Let's reconvene. And you had three more slides, and then we're going to go into the Public Utilities and Wastewater. MR. BOSI: So -- but it's not just population. We talk about how we determine the levels of service. And I mentioned Roads and Bridge, Wastewater, and Water. They not only utilize population, but trip counts. And it's -- you know, it's collecting multiple times per year, trip bank reservation capacity, how much volume is a roadway able to handle, what are the actual -- what are the trips that it's experiencing, what are the trips that have been banked upon past approvals within the local area. All those things come together to create our checkbook concurrency management system. Wastewater has the same historical uses plus population, plus additional capacity. The Board of County Commissioners is very sensitive. You know, not all levels of service are equal. Your level of service for Parks is a good example. If you've got to wait for someone to get off of that swing to swing, it's not that critical of an appointment. But if you can't flush your toilet because there's already over-demand upon that system, that's an issue. So, you know, Wastewater and Water is one where the Board of County Commissioners has directed the Utilities Department to be extremely conservative in terms of making sure that we have the capacity to meet the individual demands that we could expect. Stormwater incorporates the basin studies of the water management plans that's also a set baseline. Solid Waste -- you know, Solid Waste -- and they'll have their own presentations, but I've always said Solid Waste is like the success story that no one -- the general public doesn't talk about. When I first started doing the AUIR, it was 2017, 2018, and we had a projected end of life for our landfill at 2019, and trying to sit a new landfill, talk about 5.A.a Packet Pg. 79 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 76 of 110 NIMBYism and a difficult endeavor. They have been so successful in raising the vertical height of it but also the management in coordination with Waste Management. I think -- and correct me if I'm wrong, Kari, I think 2062 we've extended the useful life of that landfill, and that's huge. That's huge. That gives us, you know -- I mean, we're talking 40 additional years to try to figure out what's the next step. And we know within -- over that course of the next 40 years, technology's going to help improve us as well to maybe extend the landfill even a little bit longer. But I always thought that's one of the good-news stories that we don't tell often enough, which is tied back to -- and I'm really proud of -- you know, that recycling program that the county has has also been one of the best and most successful in the state of Florida. And think about the success that that has had and the benefit that has created to our landfill, extending the life, but also on the converse of that to the recycling and the reuse of already -- of materials in a way that is a much more intelligent approach than putting it in a landfill and letting it bio -- letting it decompose. And then coastal zone is done by adopted master plans and sustainability standards. All right. This last slide is -- it's an eye test. This is -- Exhibit A, your CIE, it's in your -- it's in your AUIR. It's towards the end of your Category A facilities. It has all the projects that we have listed for the next five years for our Category A facilities. Just to give you an order of magnitude of what our projects are, right now the estimated cost of all the projects we have, $1,643,958,331. That's what we expect in our next five years just our Category A facilities are going to spend to maintain our adopted levels of service. I think that speaks to the magnitude of the cost associated with maintaining the levels of service but also the type of -- the type of property values that are commanded within this county, and it has a lot to do with maintaining those levels of service. The value that that brings to the county, the reliance that people have that -- knowing that what they've experienced when they first fell in love with Collier is going to be maintained as they move forward. And then, finally, recommendations. At the end we're going to recommend the Board approve the 2022 AUIR, approve Category A, B, and C facility relative to the projects, the revenue sources, make any improvements or suggestions that you would to levels of service such as our library discussion, approve the Category A facilities to be included as part of the schedule of Capital Improvement Element within the CIE, and find there are no inconsistencies with the Collier County Public Schools Capital Improvement Program and the Facilities Work Program. And that's just the overview of the AUIR. I know we talked a little about different subjects. Any other additional questions? And if not, I'll just turn it over to our Public Utilities folks. CHAIRMAN FRYER: Commissioner Shea. COMMISSIONER SHEA: Just a general question. I would assume this was put together before Ian. MR. BOSI: Correct. COMMISSIONER SHEA: So have people come back saying, you know, now that Ian's happened, maybe we want to adjust it, or it didn't have that much of an impact on us? MR. BOSI: Oh, we don't know that. We're not sure. The impact of Ian will be felt within the 2023 AUIR. We wouldn't -- we wouldn't have -- we wouldn't have as much immediate feedback. Where I can tell you it's going to have a significant impact, 5.A.a Packet Pg. 80 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 77 of 110 your Category C facility, your coastal beach -- your coastal management, that's going to have a significant impact. COMMISSIONER SHEA: Well, that will probably change that section of it next year. MR. BOSI: I'm sure it will, and it may change other sections. But like I said, once again, the value of this county doing this in such a public manner on an annual basis -- we're the only county that does it. Now, some people inside -- we're the only county that has an AUIR that talks about the Category A, which is your concurrency, your Category B, and Category C. Like I said, in 2011, I did a -- I called every -- 67 counties, and we did it. I have a whole -- we did a whole study of, you know, comparisons of levels of service, of how they approach their Capital Improvement Element, and I found that we are the only county that does this type and goes into this type of detail. And there's probably pros and cons to it. But with that, I can turn it over to our Public Utilities folks. CHAIRMAN FRYER: Thank you, Mr. Bosi. MR. McLEAN: Give me a minute here to change up. Excellent. Good afternoon, Commissioners. Matt McLean, your director of Public Utilities. I'm happy to be before you here today to go over the Category A potable water and wastewater treatment systems' AUIR. Much like many -- every year that we go through this exercise, we review our level of service and, consistent with last year, the level of service on behalf Public Utilities is still projected as the same, 130 gallons per capita per day on the water side and 90 per capita per day on the wastewater side. There's a lot of conservative initiatives overall that take into play with respect to that particular level of service that we utilize. There are some areas that, perhaps, may be a little bit less but other areas that may be, like, right on those numbers. What we look at is a very conservative approach with respect to how we continue to plan. There are a lot of things that have happened over the course of the last several years with updates to building codes, et cetera, that continue to provide a lot of water conservation initiatives that have been built into, for example, the Florida Building Code with respect to low-flow fixtures, et cetera, where the utilization of water is not as much in a lot of the newer development as we have seen in some of the historical older sections of development. Also, the utilization of our IQ water system where we utilize the reclaimed water that we produce out of our wastewater treatment facilities. Those water conservation methods, particularly irrigation ones, help to continue to provide us with a good review of our levels of service and how we continue to plan for the future. Within Public Utilities, we have, overall, two major types of capital projects that we do on an annual basis that we continue to plan out, not just within the next five-, 10-year horizon but our overall master planning initiatives, and those are expansion projects and rehabilitation projects. It's important to note that for those two types of projects, Public Utilities is essentially an enterprise funded business. User fees that are paid by the users of the water and wastewater systems are those that help support those rehabilitation projects as we continue to renew and rehabilitate our aging infrastructure within the system to make sure that we're still providing compliant water and wastewater services throughout our water 5.A.a Packet Pg. 81 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 78 of 110 and sewer district area. So it's very important for us to be able to capitalize on those user fees for such rehabilitation projects. The second source of funding is impact fees. Essentially, those are our growth projects where we're doing expansions of our water and wastewater treatment facilities. And as we utilize those impact fees over time, we go back and continue to do updates with our fee study. So if, perhaps, either our user fees or our impact fee rates aren't continuing to be able to support the projections that we have, we go back through and do analysis of those, and from time to time they have been updated over the course of our continued planning efforts. And so we continue to look at all of those particular projects and have been able to gain the continued support from our board on such projects to continue to provide the life, health, and safety water and wastewater infrastructure and service to our customer base. So with that, I'd like to just give you a couple examples in this current AUIR that's before you on some of our rehabilitation projects that we're working on. We're very active right now in Palm River and Naples Park with some significant rehabilitation projects. We're getting ready to kick off two more streets in Naples Park this year as well as a couple areas within Palm River. Golden Gate, we're also doing some significant water main improvement projects to some of the Collier County Public Schools that are out there as well as our continued overall asbestos concrete pipe replacement program. We have a lot of old, as I mentioned, infrastructure that's out there. A lot of that is that AC pipe. Part of our mission is to continue to remove that AC pipe, and we're happy to report that we're less than 10 percent AC pipe in our overall network, which is much less than most utility companies. On the wastewater side, we're also doing similar type of renewal projects in Palm River, Naples Park, and Lely. We also have our North County Water Reclamation facility pretreatment renewal project that's actively going on at our north plant. That's a major upgrade to our headwork system. Multiyear project that staff's been working on, very important project for us as we continue to lead in the future. We've also done several pump station rehabilitation projects, including emergency generator power upgrades. Those have been very helpful and important, particularly as we just went through Ian. We had a fantastic, great group of operations folks that were able to handle the loss of power that we experienced through Ian, and our continued improvements on our pump station renewal projects are a testament to our ability to be able to prepare for that moving forward. Also, continued environmental type projects that we work on. Our air release valve replacement program to make sure that we're not having any issues with any types of spills, et cetera, relative to our sanitary sewer force main system. System expansion projects that are before you within the AUIR this year include several as you look out at the five-year horizon. We have expansions of our Golden Gate water transmission mains. Collier County Public Utilities took over the Golden Gate water service area several years ago. There's a lot of areas within Golden Gate that currently still are on wells and septic systems. Our first phase of projected planning in Golden Gate is to get people water first so that we can get them off those potable water wells. Again, these are going to be multiyear, decade-long overall projects, and we have several of them that we're moving forward with the Golden Gate transmission mains. A couple of those are going to be kicking off in construction this year with ultimate 5.A.a Packet Pg. 82 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 79 of 110 completion in 2024. We also have a 5 MGD northeast regional water treatment plant that we're actively getting ready to complete the design on. That's projected out to be completed in 2028. On the wastewater side for expansion, currently under construction is the 1.5 million gallon interim wastewater treatment plant in the northeast targeted to be completed here and open up ready for service in '24. We should be finishing up in '23. And two other expansion projects, central county water reclamation facility, three-and-a-half million gallons. That's the one within Golden Gate City to expand the plant there. Again, that's part of our overall initiative to provide service within the Golden Gate City area. As well as our northeast county water reclamation facility for wastewater to continue to support the expansion of the utility in the northeast area. And with that, I think I'm here for any questions that you may have. CHAIRMAN FRYER: Planning Commission? Commissioner Shea. COMMISSIONER SHEA: Just an educational question first. Have we updated our codes to require flow-reducing fixtures? Is that -- I don't know the answer to it. I probably should, but... MR. McLEAN: The Florida Building Code has a lot of sections in it now that are requiring low-flow type fixtures, so yes. COMMISSIONER SHEA: And we adopt it? MR. McLEAN: Yeah, that's correct. COMMISSIONER SHEA: Do you expect a rate increase? MR. McLEAN: Well, I would say that rates never traditionally go down over time, as we've all experienced cost of doing business. COMMISSIONER SHEA: I just said an increase. I didn't say -- MR. McLEAN: Yeah. I would say today we currently have established fees, and whenever there is any change with respect to fees, we do a full-blown study relative to those fees, and all of that information is presented through public hearing for any projected rate increases that may happen in the future. COMMISSIONER SHEA: But you're not seeing that in the next couple of years? MR. McLEAN: Oh, I'm certain that we're going to be entering into some fee studies, absolutely. COMMISSIONER SHEA: Okay. How often do you do fee studies? MR. McLEAN: Fee studies for Public Utilities, we don't have a regulation that we have to do them on any level of frequency. We're not limited to do them. Some of their types of impact fee reviews are limited in the number of times that they can come back to do fee studies relative to impact fees. Public Utilities is exempt from that particular provision. So if we wanted to do any type of fee studies, we could do them at any time when we felt that they were needed. COMMISSIONER SHEA: So how -- when can you change fees? Who controls that? In other words, you're an enterprise fund, so you have to charge what you spend. How often -- who decides when you -- say you determine you need a fee, how does that get approved, a fee change? MR. McLEAN: Very good question. I'll let Amia Curry, our director of services for Public Utilities, answer that one. MS. CURRY: Good afternoon. For the record, Amia Curry, Public Utilities Financial Operations. 5.A.a Packet Pg. 83 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 80 of 110 We generally do fee studies approximately every three years. We are anticipating we will be doing a fee study for user fees about a year early. So as soon as we have approval of the CIPs going forward with the AUIR, in addition to the impact fee study, we will also be initiating a user rate study to make sure that our fees stay where they need to be to support operations. COMMISSIONER SHEA: It would be nice to see the track record of our fees, the curve. So on this map that you submitted, I'm just looking at the colored versus the non, and you touched on it, which was one of the areas I wanted to raise the question on. When you look at the service area, the geography alone, I'm guessing all the areas that aren't blue -- well, that's -- are not covered -- are not colored in as part of a service area of a plant are on septic and wells, and it's a large area. And you started to talk about that. Do we have any plans to try and drive people away from private wells and septic? I know in the Golden Gate area, the lots are so large the economics just don't work well. But the environmental impact of having failing septic tanks, if you're having that, and all these individual wells probably makes it a little more difficult to manage the overall environment. MR. McLEAN: Yeah, very good point. I mean, as the map that you're referring to is our current and future water service area map, that defines the overall district boundary and then shows where we currently are serving areas. There's a similar one for wastewater as well. And you're absolutely correct, there are definitely sections of, you know, the county that we currently do not have infrastructure in them. Typically, what happens in those types of areas, if there are large developments that typically would come in front of you guys that are not within areas where we have infrastructure, we enter into developer agreements with those respective folks to talk about how those particular areas are going to be served. If, we do, in fact, enter into utility agreements with those folks to do that, we work through those business points accordingly. There are other times where there perhaps may be an option where there may be an interim type of a plant, depending on the size and type of the development with respect to where we are. With respect to the Golden Gate Estates question, from a business perspective, Collier County Public Utilities has taken a look at that and, economically, it does not make sense for us to run that infrastructure out there at this time, so we don't have plans to do that. Within the Golden Gate City area itself, it is part of our plan to try to convert those folks, because we understand the importance of the bang for your buck, if you will, overall from an environmental perspective. There's a lot of very, very small lots very congested within Golden Gate City that have individual, very shallow potable water wells and septic systems that are side by side throughout the course of the community. There is another section within Palm River right now. We're currently looking at a full public utilities renewal project for all of Palm River where that infrastructure has approached its useful life. There's one area within Palm River that has several lots that currently are not served by sanitary sewer within our service district, only water, and we are looking to go through the design to, again, try to provide formal sanitary sewer to them and convert it over because, again, those particular lots are very immediately adjacent to some of the 5.A.a Packet Pg. 84 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 81 of 110 Outstanding Florida Waters that we have within our overall drainage system to where we're trying to, again, put those environmental considerations forward in very strategic locations to help drop the nutrient loads. COMMISSIONER SHEA: So when we do the -- I mean, I see where you're going to be servicing and extending the facilities out for a lot of the RLSA villages or towns that we've been approving. Is there any talk about pulling in some of the perimeter large Golden Gate Estates type lots in that are near by? MR. McLEAN: Not the Golden Gate Estates lots, per se, but when you're looking at some of the major collector and arterial roadway systems that are along some of those corridors, Oil Well Road, Immokalee Road, et cetera, where you guys have seen rezone applications that have come in, those are ones that are, you know, obviously much closer to our existing infrastructure as we continue to expand plants, et cetera, within those areas not only from our regional water system, but also our wastewater treatment plant expansions. Those are ones that make sense for us at this time to continue to work with those folks moving forward to provide water and wastewater services. COMMISSIONER SHEA: That's all. Thank you. CHAIRMAN FRYER: Thank you. Ms. Olson, would you like to speak at this time? MS. OLSON: Yes, please. If I can come here. I've got to use the -- CHAIRMAN FRYER: Of course, either one. MS. OLSON: -- projector. Okay. Good afternoon, Chairman Fryer and Planning Commissioners. My name is April Olson. I'm here from the Conservancy of Southwest Florida representing our 6,400 member families. I'm here today because we have a few questions regarding the 2020 [sic] AUIR that we hope can be answered, and the answers to our questions are important for providing the public with a transparent understanding of the total estimated cost of the Northeast Water and Wastewater Treatment Plant. According to this table provided by staff to the BCC in 2021, the construction and design costs for Phase 1 of the Northeast Water and Wastewater Treatment Plant will be just under $250 million, not including financing costs; however, $250 million is just the start, because at the Longwater/Bellmar hearing, staff mentioned that there will be three phases of the northeast plant, which means that the costs for the northeast plant will certainly exceed $250 million; however, we have found no documentation that lists the estimated costs for Phase 2 and 3. This documentation may exist, but we cannot find the information on the county's website or the water/sewer district's website. And it's important for the public, specifically ratepayers, to understand the estimated costs for the next phases of the northeast plant, because the water and wastewater demand from the seven approved and pending villages and town will consume more than Phase 1's capacity. So here is -- here's a slide of -- well, what we did is we took the public facility impact statements from the developers' documents and added the demand that each of these town -- the Town of Big Cypress and the villages, including IRRV, which I know have the GMP amendment approved, but not the PUDZ, and these are the number of their demand. And Phase 1 capacity for the northeast plant is five million gallons a day. And you can see that just the demand from the developer's documents from these towns -- town 5.A.a Packet Pg. 85 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 82 of 110 and villages will already exceed Phase 1 of the project, which is this line right here, right there. Sorry. I think you can see. And then you'll also see Phase 1 is exceeded for the wastewater capacity as well. And it is evident that the county is already planning for Phase 2 of the plant because Page 4 of the 2023 budget states, quote, Phase 2 of the eastern expansion of the county's Public Utility system will likely require some form of financing during the fiscal year 2023 and 2024, end quote. So here we are to our questions on the draft 2022 AUIR. On Page 121 of the AUIR is Exhibit A, schedule of capital improvements for potable water system projects, and then I'll show you Page 123, which is Exhibit A for the wastewater projects. You can see that the county will spend -- and I have it highlighted in yellow on the right -- 54.75 million for water expansion projects during the AUIR period and 127 million for -- 127 million for wastewater projects. Both documents show that the project costs are evenly balanced with the revenue, and you can see in orange that they're balanced. But further down in the page, there's a statement in the box that's highlighted, and it says, expansion projects require additional funding; therefore, are not -- that are not included in this budget. So Question 1 is, what is the estimated amount of additional funding that will be needed? Because we know we're going to be into Phase 2. Is it $1,000 or $250 million? Question 2, as I mentioned previously, the 2023 budget states that additional financing for Phase 2 of the northeast plant will be needed in 2023 to 2024. Is the additional financing mentioned on Pages 121 and 123 of the AUIR for Phase 2 of the northeast plant? And we had just a few other questions. What are the total estimated costs for all three phases of the new northeast utility facility, including the financing costs? What are the costs -- No. 3 -- or No. 4, excuse me, what are the costs for each phase? Number 5, is there a public web page for this information? We couldn't find one. And Question No. 6, on Page 44 of the AUIR it references two documents that we've been unable to find. I'm sorry -- Page 44 and Page 63, and one is called AECOM's Draft Potable Water Master Plan dated July 2021, and the other is AECOM's Draft Wastewater Plan dated July 2021. We'd like to obtain links to these documents, as we cannot find them on the county's website or the water district sewer website, and they're mentioned in the AUIR. Since we just recently reviewed this AUIR this week, we did not have a chance to reach out to staff before today with our questions. If staff would like to meet with us, we're happy to do so. And I didn't even realize that Matt was now the utility director, so I'm happy to meet with you, Matt, if you'll meet with us. We believe that all estimated costs of the northeast utility plant are important and should be made publicly available if it's not already. Thank you. CHAIRMAN FRYER: Thank you. I would like to cap onto that somewhat. From those of you who recall the discussions we had during the villages along Oil Well, I expressed great concern over the extent, if any, to which taxpayers at large were having to pony up for, for instance, the northeast facilities, because those are primarily going to be used by new developments, villages, and towns and the like. And when we talk about financing, what comes to mind 5.A.a Packet Pg. 86 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 83 of 110 first, of course, is debt service. You borrow money, you pay interest, and who will be paying the interest on that financing? Presumably it's the taxpayer at large. So I certainly invite staff and encourage staff and the Conservancy to meet together, but I want the Planning Commission to also know the process and the progress that's being made in answering that question of mine. And, Mr. Bosi, did you -- MR. BOSI: I just want to provide clarification. CHAIRMAN FRYER: Please. MR. BOSI: Those are the users, not the -- not taxpayers, because it's an enterprise system. It's not all of the taxpayers. It's the individuals within the system. CHAIRMAN FRYER: So it's going to be an MSTU? MR. BOSI: No, it's the -- MS. CURRY: For the Water/Sewer District -- again, Amia Curry, Public Utilities. The Water/Sewer District is not tax funded in any way. The user rates and the impact fee rates would cover our debt service. As appropriate, there are Florida Statutes that govern what we can and cannot charge to impact fees, and so whenever possible, whenever it's appropriate to do so, we do make sure that both what we build with it and any debt service and interest is charged back to the impact fees. CHAIRMAN FRYER: Okay. So what you're saying, then, is is that the -- when you get into the subsequent phases, after Phase 1, the taxpayer at large will not be having to shoulder any percentage or any portion of that additional cost; it's all going to be borne by the particular users in the northeast area? MS. CURRY: You are correct, sir. CHAIRMAN FRYER: Okay. MR. McLEAN: Matt McLean, for the record. Yeah, that's absolutely correct in that general taxes do not pay for anything relative to utilities. It is all user faced and impact fee based at the end of the day. So as future growth and expansion projects continue, regardless of where they are within the Collier County water and service [sic] district area, the impact fees that are collected pay for those expansion projects. Even the users that are already within the system within Collier County Water and Sewer Districts area that are paying the user fees are not paying for that additional expansion capacity, because that's what the impact fees are paying for. CHAIRMAN FRYER: Okay. So -- COMMISSIONER SHEA: Boy, it sure would be nice if you could simplify -- because we go through that every time in the financial neutrality, and it's -- for us it's very hard to understand -- what you just said, it would be nice to see how that works with the numbers, because what you said is a good answer, but we don't know how to get there ourselves with the -- MR. McLEAN: Understood. And we're happy to meet with April. I mean, we know they're colleagues of ours. We meet with them and go through things. So if they want to meet with us and talk through anything relative to any questions that they have with respect to the Water and Sewer District, we're happy to do so. CHAIRMAN FRYER: Okay. Well, that's fine. So at the risk of redundancy, what you're saying is that impact fees and user fees, which are to be paid by the beneficiaries of this new infrastructure, will cover the full costs of the increments? 5.A.a Packet Pg. 87 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 84 of 110 MR. McLEAN: That is correct. CHAIRMAN FRYER: Okay. Thank you. That answers my question. COMMISSIONER SHEA: (Inaudible.) CHAIRMAN FRYER: Absolutely, yeah. Commissioner. COMMISSIONER SHEA: Matt, when you meet with April, I would absolutely love to sit with you. I spent years in that world, and then I've spent a year and a half listening to April tell me that we're wrong, and I need to be able to draw some conclusions here. MR. McLEAN: Well, we may not -- April and us may not agree. We may agree to disagree; however, we're more than happy to set time up with -- COMMISSIONER SHEA: Yeah. I just want to be in the middle and see -- MR. McLEAN: Yeah, more than happy to set that up, so not a problem. COMMISSIONER SHEA: Thank you. CHAIRMAN FRYER: I think that would be of great value to the Planning Commission. Obviously, more than one of us can't be there, but you already have your foot in the door skill-set-wise, and you're the right person to do that and then can report back to us in the framework of a public meeting. So that will be very useful. Thank you. MR. McLEAN: No problem. CHAIRMAN FRYER: All right. Ms. Olson, did you want to say anything more? MR. McLEAN: Just one more quick thing. CHAIRMAN FRYER: Well, you're adding value, so we want to get you back. MS. OLSON: One quick thing to keep in mind is that most ratepayers are also taxpayers. CHAIRMAN FRYER: Oh, I understand. MS. OLSON: Yeah, thank you. CHAIRMAN FRYER: Thank you. MR. McLEAN: I would say all ratepayers are taxpayers. COMMISSIONER SHEA: All ratepayers are taxpayers. MS. OLSON: All ratepayers are taxpayers. COMMISSIONER SHEA: Yeah. It's just the other way around it's not true. MR. McLEAN: Yeah, exactly, that's correct. MS. OLSON: Isn't that what I said? CHAIRMAN FRYER: Okay. Well, we understand. COMMISSIONER SHEA: It's close. We knew what you meant. CHAIRMAN FRYER: We just want the benefits and the burdens to be aligned. MR. McLEAN: Understood. CHAIRMAN FRYER: Okay. What -- nothing further then on the subject -- oh, Commissioner Vernon. COMMISSIONER VERNON: Yeah, just -- I guess I don't know much about water. I was just stunned when I saw that I'm using over 200 gallons of water a day. I mean, if I add up the potable water and the wastewater, that's over 200, right? COMMISSIONER SHEA: You don't add them up. MR. McLEAN: No, you're using -- COMMISSIONER SHEA: You don't add them up. MR. McLEAN: Yeah, you don't add them up. COMMISSIONER VERNON: I'm still stunned. 5.A.a Packet Pg. 88 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 85 of 110 MR. McLEAN: The water that you used then get's flushed down the toilet or goes down your drains and -- COMMISSIONER VERNON: It's still over 100 gallons. That's a lot. MR. McLEAN: Very possible. A lot of people utilize water for irrigation purposes, for watering their flowers, doing whatever, but, yes, it -- COMMISSIONER SHEA: But you're at 90 he's using. He's using 90, which is actually pretty low compared to some other communities. Some of them use, for water, use over 100 per capita. COMMISSIONER SPARRAZZA: Per person. COMMISSIONER SHEA: Per person, per capita. MR. McLEAN: Water is over 100. Water is the 130, and wastewater is 90. COMMISSIONER SHEA: Well, I thought -- oh, I had them backwards. You're right. CHAIRMAN FRYER: Commissioner, for the most part, you're only borrowing that water. COMMISSIONER VERNON: So I understand. Kind of. Yeah, kind of. But -- so with this section, are we going to -- I mean, I'm just trying to figure out how I'm trying to add value to listening and approving. Are we going to -- I guess maybe -- I guess my thought, king for a day, I'd say, well, what recommendations can we make to make this a better situation so we're not using so much water? MR. McLEAN: I think a lot of things from a regulatory perspective have been helpful in the last several years, and some of the initiatives that I indicated in the beginning, I mean, some of the things that we're doing on expansion, expanding our irrigation quality services where, you know, your water comes in from the potable water side in our regional water distribution system. That water then goes to our county water reclamation facilities where we process it and turn it into IQ water and then put it back out and utilize it for land application. I mean, that full service of utilizing that water continues to reuse the resource in multiple different ways, and that is something that we have seen over time has allowed us to continue to have the conservative trend of looking at our levels of service appropriately. The villages that April mentioned in our northeast area that we spoke about today, those villages that we're moving forward on, we're doing a developer's agreement with those folks to take irrigation quality water as opposed to allowing them to utilize different means and methods for irrigation-type purposes, which further allows our ability to be able to process and land apply what starts from our potable water system to our wastewater system to land application from irrigation. So it's a full-service capability that we look at. The population growth for us is something we continue to monitor. Mike had some really good comments relative to that for us. One of the things that's challenging in the Public Utilities realm is you can't build a plant after the plant's needed, so we really have to continue to look far out in the future, and we've been very successful at that, and obviously you've been seeing some of that with our northeast explanation facilities. We mentioned Golden Gate as well. We utilize our checkbook concurrency, which is also included in the AUIR, to continue to look at our future growth projections when these PUDs are coming to you guys and getting approved. We take those units. We put them in our checkbook, and we look at them, and we project out so we can continue to make sure we're staying out in front of the growth with our 5.A.a Packet Pg. 89 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 86 of 110 long-range planning. There will be a time in the future when we're going to have to look hard at the southeast section of our county as well, as we continue to see a lot of these farms ultimately get converted into other types of uses. There may be additional times in the future of that utility where we're going to be looking at additional plant areas out in the southeast as well like we're looking at the northeast. So it kind of gives you a general overview of how we continue to master plan and look at the future. COMMISSIONER VERNON: Right. But the first half of your answer is great work that you guys are doing. Kudos. You guys do a great job. And the second half is great idea. So my question, though, for somebody is we're supposed to sit here and look at this and maybe make some changes. How can we listen to your ideas, which you just threw out a number of good ideas, and vet them and see if we agree with you and, if so, maybe move the needle a little bit in the AUIR is my question. And I just -- I guess this is the first time I've been through this process or -- I don't remember going through it before. But, anyway, I just want to add value so I'm not just rubber stamping it. I think that was the whole point of the Chairman, let's take some time on this. So I don't know if the time is right this second or -- I don't know. I don't know. I just don't want to just sit here and listen and say we're going to do something, then we don't do it. CHAIRMAN FRYER: Commissioner Sparrazza. COMMISSIONER SPARRAZZA: I believe you've already answered this, but if we were to look at our crystal ball and you go back five to seven years, 2015, and you projected what you think you needed and what you think you need to have, have you been satisfied with how fast or slow the county has grown and what you've been able to do to stay ahead of it? Have your assumptions been fairly accurate? MR. McLEAN: I would say overall, yes, our assumptions have been pretty accurate, particularly when you're looking at a five-year type of horizon. But we do look at this every year, and we do make adjustments every year to that program. So there are certain capital improvement projects that we defer out or move up, depending on how we continue to see development trends, particularly what areas within the county we're seeing those trends in as well. I mentioned our water system is a regional one, so that entire system is interconnected throughout the entire county. The wastewater system's a little bit different. Not everything is interconnected in the wastewater system, so it's even more important for us on wastewater side to continue to look at the trends on an annual basis as we continue to revisit and go back through our AUIR. COMMISSIONER SPARRAZZA: To simplify that answer for myself, are you okay? Do you feel confident or are you struggling because you're behind the eight ball a little bit? MR. McLEAN: We certainly are not behind the eight ball at all. We feel very confident in the direction we're going. COMMISSIONER SPARRAZZA: That's the answer I was hoping to hear. Thank you for everything you and your team do. CHAIRMAN FRYER: Thank you. Ms. Olson, would you mind stepping back up for a moment. I want to -- MS. OLSON: Sure. 5.A.a Packet Pg. 90 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 87 of 110 CHAIRMAN FRYER: -- make a request of the Conservancy. It may not be appropriate. You can always say no. You're not a government agency or a private organization. MS. OLSON: Sure. CHAIRMAN FRYER: But you've asked some good questions, and I continue to be concerned about fiscal neutrality. The answers I've heard today are good and -- but if we -- if we continue this after our discussion today, which is going to end in an hour and 10 minutes, then we're going to take it up again on the 17th of November. Would you and would your organization be in a position to meet with Mr. McLean and also our planning commissioner, Mr. Shea, where you could ask questions and you could hear the answers and he could hear the answers as well, and we could get a report back so that we might be able to reach some more intelligent recommendations? MS. OLSON: Yes. And I might be out of town on the 17th, but I can -- you know, we can definitely meet before then, and -- I would like to if they're willing to. CHAIRMAN FRYER: Mr. McLean, would you come up to the mic and tell me whether that works with your schedule. MR. McLEAN: We have absolutely no problem meeting with April and members from her team and Commissioner Shea as well. CHAIRMAN FRYER: Okay. MR. McLEAN: We'll set that up. CHAIRMAN FRYER: All right. Yeah. I just want to take advantage of the fact that the Conservancy's obviously spent a lot of time digging into this, more than we have, and she's going to help us satisfy our concerns by the questions she asks and the answers you supply and then what Commissioner Shea hears. I think we're just going to be really, as a Planning Commission, better served with that -- by that process. MS. OLSON: I appreciate that. And I did copy -- I forgot to tell you, I have the copies of the questions, which I gave Matt one, and I can give all of you one if you'd like, of the questions. CHAIRMAN FRYER: That's fine -- MS. OLSON: Okay. CHAIRMAN FRYER: -- or you could have staff -- COMMISSIONER SHEA: Bring them to the meeting. CHAIRMAN FRYER: -- have Mr. Bosi's staff email it to us. MS. OLSON: Okay. That sounds good. CHAIRMAN FRYER: That's good. Thank you. MS. OLSON: Okay. Thank you. CHAIRMAN FRYER: All right. Anything further for Mr. McLean and the subject? (No response.) CHAIRMAN FRYER: If not, many thanks, sir. MR. McLEAN: Thank you. CHAIRMAN FRYER: Thank you for your report. Mr. Bosi. MR. BOSI: Solid Waste, and then after Solid Waste, Trinity Scott is available. So Transportation can go after Solid Waste, if that's the pleasure of the CCPC. CHAIRMAN FRYER: Okay. That's fine. One thing I just want to be sure of, 5.A.a Packet Pg. 91 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 88 of 110 Chief Butcher has been here all day, and I want to be sure that we do hear from her and EMS. It doesn't have to be right now, but I don't want her to have to come back two weeks from now, since she has been patiently waiting. So I just -- if you would please, as the gatekeeper, just keep that in mind. MR. BOSI: Sure. CHAIRMAN FRYER: Thank you. Go ahead. MS. HODGSON: Good afternoon, Commissioners. For the record, Kari Hodgson, your director for Solid Waste. I'd like to thank you for this time this afternoon and also thank Mr. Bosi for the acknowledgment of our success. Even to his point, this year the county reached the state-mandated goal of 75 percent for recycling. So there's a lot taking place to preserve our landfill airspace. Thank you very much. And in the essence of time, is there any questions that I can have or -- COMMISSIONER SHEA: Seventy-five percent at the curb or 75 percent at the end? MS. HODGSON: At the end, the whole as a county. All the waste generated in Collier County, 75 percent was recycled. CHAIRMAN FRYER: Do you -- do you -- are you completely cost recovered, then, with user fees? MS. HODGSON: We, just like Water/Sewer District, are funded by enterprise funding. So the two sources of revenue are the tipping fees as well as the non-ad valorem assessment that is for the collections side of things, so -- and five of 67 counties reached that goal. It is a metric-based system developed by the State of Florida. And of those five counties, three have obtained credits for waste to energy. So we did that without a waste to energy. COMMISSIONER SHEA: I'm not sure I understand. So I have two barrels. I have the recycle and the regular. Does that mean 75 percent of the total waste ends up in the recycle bin or ends up in the recycle center that you don't -- because a lot of people -- you get a lot of contamination. So I'm -- is that -- that's including the contamination on the recycle? MS. HODGSON: Yes. COMMISSIONER SHEA: Phenomenal. MS. HODGSON: It factors everything in, because the end users have to report those numbers to the state. So we obtain those numbers, and they report what is contaminated, and they report what is actually recycled. So your can in particular, I'm not sure. We haven't audited it. But we can let you know. COMMISSIONER SHEA: Well, that's very nice work. Thank you. MS. HODGSON: Yes. CHAIRMAN FRYER: Thank you. COMMISSIONER VERNON: Please don't audit mine. CHAIRMAN FRYER: Any more -- COMMISSIONER SHEA: There's a lot of bottles in yours. CHAIRMAN FRYER: Any more questions on this subject? COMMISSIONER VERNON: That's why I'm always so calm. CHAIRMAN FRYER: Thank you, ma'am. MS. HODGSON: Thank you. 5.A.a Packet Pg. 92 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 89 of 110 MR. BOSI: And that would be Transportation, and Ms. Scott. CHAIRMAN FRYER: Ms. Scott. MS. SCOTT: Good afternoon, again. Trinity Scott, department head, Transportation Management Services. I didn't have the pleasure of hearing everyone else's presentation, so hopefully they're similar but, if not, I did a little different -- oh, wait. We're having some technical difficulties. COMMISSIONER VERNON: It's been out for a few minutes. MS. SCOTT: Wait. IT star for the day. There you go. So in prior years I have gone page by page through the AUIR. I took a little different approach this year. I talked -- I put together more of how we go about doing the AUIR, and then we can talk about specific projects if you'd like. So why we do the AUIR is it's a planning tool for us for careful utilization of our limited resources, it is a snapshot in time so that we can monitor the levels of service for our key facilities, and it's a process that develops recommendations that go into our Capital Improvement Projects. So with that, there are different roadway classifications that we talk about. We talk about arterial roads. Those are our major roadways that are designed to carry longer trips at higher rates of speed with minimal access points. And then you have a collector roadway, which are roadways that typically connect to arterial roadways, and they provide for that traffic circulation to your commercial, and they will have access points more frequently than you might see on an arterial roadway. And then you get to a local roadway. Raintree Lane that we were speaking of earlier, those are local roadways. Those are most residential streets, and they have more frequent access points. So when we are talking about the AUIR with regard to transportation, we assess level of service on arterial and collector roadways. We do not do it on a local roadway. So when you're seeing your TIS that comes before you -- I'm trying to tie this back in to what you all see every two weeks. When you see the TIS, the TIS did not show you a level of service -- I'm going to go back to Maple rezone. It doesn't show you a level of service for Maple Lane, because we don't assess the level of service on Maple Lane. It started with the U.S. 41 link. So you -- it's that connection to the major roadway. So we don't do level of service on a local roadway. We look at it during our review. Certainly, if you're going to put 10,000 units with one access point, we're going to talk to them about what they need but, from an overall level-of-service standpoint, we do not do it on a local roadway. COMMISSIONER SHEA: So arterial, would that be 75, or would that be Immokalee Road? MS. SCOTT: Immokalee Road. So there's actually a higher classification above this which is interstate or freeway. But since -- we don't assess the level of service on that; that is completed by the Florida Department of Transportation. So these are the three types of roadways that Collier County deals with. COMMISSIONER SHEA: We don't do much on -- I mean, the arterial would be Pine Ridge, Livingston, Airport, the main -- MS. SCOTT: Absolutely. COMMISSIONER SHEA: Okay. MS. SCOTT: The ones that are within your segments in Attachment F in the 5.A.a Packet Pg. 93 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 90 of 110 AUIR. And we assess a level of service, and everyone asks, well, what does Level of Service A mean or what does Level of Service F mean? And so I use an exhibit here that kind of shows different amounts of traffic. A Level of Service F means there's a lot of congestion, and you're really not moving. Level of Service E is you're using just the right amount of capacity. You know, you have six lanes of traffic or four lanes of traffic. It's moving. A Level of Service A is I could lay in the middle of the road for most of the day. So we look at the volumes of traffic, and we assess a letter grade to each of those, and that's what's included in your Attachment F. So what does all of this mean? I want to say -- CHAIRMAN FRYER: Ms. Scott, does E mean traveling at the speed limit? MS. SCOTT: Not necessarily. What it means, though, is that you're still progressing and that your volume-to-capacity ratio is not at one over one, which is you're over capacity; that you're at about 90 percent of your capacity or up to 100 percent. CHAIRMAN FRYER: Okay. Is there -- is there a level-of-service letter of the alphabet that represents traveling at the speed limit? MS. SCOTT: Not necessarily, because you could be traveling at the speed limit at a Level of Service A, and you could be traveling at the speed limit during certain times of the day depending on when you're looking at the level of service, and we're going to talk about that, during a peak time. CHAIRMAN FRYER: Okay. All right. MS. SCOTT: So one of the common miscommunications about transportation is is that we plan to build our roadways for the peak of the peak season which, historically, has been the second or third week of February. We don't do that. I'm going to quote my predecessor, Norman Feder: We do not build our roads for Easter Sunday. So you don't build a church to accommodate Easter Sunday; you have multiple services. And so the Board has adopted a level of service that says, listen, we're not going to factor in the peak of the peak season, because we would have roads sitting out there with no traffic on it for a majority of the year, which means we still have to maintain them. So we've adopted a level of service -- or we've adopted standards that factor out those higher months. We also assess level of service based on the p.m. peak hour/peak direction. So that's roughly from 4:30 to 6:15, and the peak direction generally around the county is eastward or northward, because we have such an influx of people who live out east who come to the west for work, activities, and they go back, or you hear Mr. Bosi talk about our commuting patterns to the north with Lee County. Some of the roadways do shift where it's south going to Marco Island, et cetera. But, generally speaking, it's eastward and northward in the evenings. So how we do it is there are level-of-service threshold volumes that are determined utilizing industry-standard software. So that's our capacity. It's a six-lane roadway with signals roughly every so often. We put that into some industry-standard software, and it comes out with, this is the capacity of the roadway. This is how many vehicles per hour that this segment of roadway should be able to handle. We determine the existing directional volume. We do that by actually collecting traffic counts on the roadway annually, seasonally, quarterly. We actually have some continuous-count stations. They are factored to determine the peak hour/peak direction 5.A.a Packet Pg. 94 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 91 of 110 volume, and we factor out those very high months out of the year. CHAIRMAN FRYER: Ms. Scott, you say 4:00 to 6:00, yet peak hour is 60-minute period. Is it the busiest 60 minutes within that 60-minute period? MS. SCOTT: Yes, yes. CHAIRMAN FRYER: Okay. Thank you. MS. SCOTT: I should also note about our traffic counts. We look at our traffic counts on a monthly basis. We log them in quarterly for the AUIR, but we collect them, and we do a QAQC on them, so that way if we see that something is off -- sometimes if we do a tube count, the tube has come up, and we'll see that those counts are way off, say, the prior year in the same quarter, we'll go out and retake those so that we have cleaner data that's coming in, too, as well. So that's something -- kind of an improvement that we've done over the past few years that have allowed us to get better data. So on your Attachment F, usually there's a -- well, there is a column on there that says the remaining capacity for the roadway. So how we come up with that number is we take the volume that comes out of the capacity manual, which is how much capacity the roadway has, we subtract out those traffic counts, the traffic that's actually on the road, and then we subtract out the trip bank. The trip bank are projects that have been completed through a -- they're not fully constructed, but they have received approval through a Site Development Plan or plat and plan, or we have a few other little nuances where they may have a developer agreement that's vested them, or they may have long-standing vested rights. Those are accounted for in the system. So that comes down to how much capacity do we have left on the road? We take our traffic counts, and then we apply a growth factor. It's a minimum of 2 percent or the historic growth factor -- we keep our growth factors, how our traffic counts grows year over year, and we have a database that shows that. So we take the historical average, or 2 percent, whichever is greater, and we apply that year over year, and that allows us to give you those years of projection of when a roadway may become deficient. So this is a planning tool for us, because it takes a long time for us to get a road on the ground from planning, through design and permitting, right-of-way acquisition, and construction. So we're using that information to be able to project out when we may need to have that road on the ground. CHAIRMAN FRYER: For example, what is the -- what is the time frame on the Vanderbilt extension from when it was first approved to when cars are going to be on it? MS. SCOTT: So that project originally started discussions back in 2005. It was put on hold for many, many, many years by the Board because of the economic downturn; however, once the Board awarded the construction contract, it is -- for that particular project, that's the largest project we have done in the county; it is a three-year construction project. CHAIRMAN FRYER: Okay. Thank you. COMMISSIONER SHEA: Another quick question. So I'm looking at, like, all those RLSA projects that we've approved. It sounds like if none of them have yet gone to the daily drawing submission phrase, they wouldn't be in your analysis yet. MS. SCOTT: You're correct, they would not be; however, at the last Planning Commission, I talked about the metropolitan planning process and the Long-Range Transportation Plan, which currently looks out through 2045. And so we load -- we have a separate process that's looking much further out. The AUIR is the next five to 10 years. 5.A.a Packet Pg. 95 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 92 of 110 This process feeds into the Long-Range Transportation Plan on their first five years of what we're seeing on the ground today, but we're also looking at what we anticipate from population growth, where we anticipate new growth to be that allows us, then, to program out those projects in the Long-Range Transportation Plan. So I could tell you for the next 20 years what we think we will do, but we update that plan every five years, and sometimes those projects will change as well. So you're right, the RLSA, but also the RLSA isn't going to pop out of the ground and be fully built in the next five years. In fact, it's probably not going to be built through our long range -- our current Long-Range Transportation Plan. So it allows us to kind of absorb those over the years. So we have a process that looks long-term. This is just your short-term look. CHAIRMAN FRYER: Mr. Troy Miller, would you please bring me the charging cable for the deliberator. MS. SCOTT: So our overall process is we assess the network, we project our future needs, we identify those deficiencies, and we develop recommendations. And I just -- I've hit on a few projects, because we've really talked a lot about Immokalee Road over the last -- yeah, last couple years, actually, I guess. COMMISSIONER SHEA: Every time we see you. MS. SCOTT: Yes. So I just -- I pulled three projects out of our current Capital Improvement Plan that will address Immokalee Road. So not only do I have the Vanderbilt Beach Road extension that's currently underway that's going to go from Collier Boulevard to 16th Street, seven miles, new roadway, we have a plan to extend that even further into -- to Everglades Boulevard, so taking it from 16th Street to Everglades Boulevard; construction commencing within the next five years. We anticipate being able to have this design and permitted, completed, so prior to the end of the existing extension project, that we can just continue it forward. We also, within the five-year planning period, also have Everglades Boulevard. So I just said we're going to extend Vanderbilt Beach Road out to Everglades. Now this is taking Everglades Boulevard from Vanderbilt Beach Road extension north to Oil Well Road. So if you can vision this -- envision this, we're trying to funnel people down to Vanderbilt Beach Road extension in the Estates. That will give people the opportunity to get off of Immokalee Road and funnel them down to that other roadway. Another opportunity to get off of Immokalee roadway for folks who are in that northern section is we also have Wilson Boulevard within the four-year -- within the five-year time frame as well to widen Wilson Boulevard between Golden Gate Boulevard and Immokalee Road. So, once again, funneling that traffic down to Vanderbilt Beach Road extension. And I should mention, Vanderbilt Beach Road extension, the seven miles that we are building now, three traffic signals: Wilson Boulevard, 8th, 16th. That's it. Very different than Immokalee Road. COMMISSIONER SHEA: What's the plan for the Immokalee Road stuff? Is that in the -- is that only maybe design portions of it in the next five years? MS. SCOTT: Yes. So what we have planned in the next five years -- my first rip of the Band-Aid is we have plans for Pine Ridge Road. And you'll say to me, why are you talking about Pine Ridge Road when you're talking about Immokalee Road? Well, I need 5.A.a Packet Pg. 96 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 93 of 110 Pine Ridge Road to work as efficiently as possible at that interchange if I'm going to go do anything with the interchange at Immokalee Road, because I need another place for that traffic to divert to. So we have partnered with the State of Florida to do a diverging diamond at the Pine Ridge Road interchange as well as a -- sorry -- a continuous flow intersection. We're actually doing -- it's a sales-tax-funded project at Livingston and Pine Ridge Road. And if you're interested in that, I can send you some videos that are really nice animations about how those projects work. That allows us to get Pine Ridge Road working very efficiently in that interchange area. We have completed a planning study for Immokalee Road, which includes an overpass at Livingston as well as a diverging diamond at the interstate. So we're working with the Florida Department of Transportation. They're also completing a parallel study of the mainline interstate right now. And I have to digress a little bit. When I started in Transportation Planning with the county in 2015, I started hitting FDOT saying, you need to look at Immokalee Road interchange. They finally did. They finally told me this year, seven years later, you're right, Trinity, that's a really bad interchange. So they are -- they've recognized it now. They are coming to the table. They're working with us to try to develop a plan to be able to get that into their five-year work program. COMMISSIONER SHEA: So if you do a diverging diamond at 75 and Immokalee, Immokalee is our responsibility, right? Because that's where most of the work is, not on 75. MS. SCOTT: So underneath the interstate, that is actually limited access right-of-way, and so that section of Immokalee Road, roughly between the Strand and whatever that -- Tarpon Bay or -- Tarpon Bay, I think, is the next intersection, roughly within that area. That's actually called limited access right-of-way, and FDOT actually does that. COMMISSIONER SHEA: Okay. So that intersection is totally dependent on when we can rattle the cage enough to get their attention? MS. SCOTT: Yes, but we have a great group on our Metropolitan Planning Organization, which includes our five County Commissioners who do a great job of rattling their cage. So we were actually able to get them to advance I-75 at Collier Boulevard. They're starting that $100 million project. Construction should actually start in the fall. We got them to partner on the Pine Ridge Road. What we found with the Pine Ridge Road study was that if we went out and did the data and analysis and went and kind of wrapped it up in a nice bow and presented it to them, it got them on board a lot quicker. But what really got them on board was when we put it as a sales-tax-funded project. So we came to the table with some money as well. So we're continuing to strategize with them with regard to the remainder. And that concludes my presentation. I'm sure you're going to have some questions about specifics, but... CHAIRMAN FRYER: Thank you very much. Anyone have questions or comments? (No response.) CHAIRMAN FRYER: No one is signaling at this point, Ms. Scott. So I think 5.A.a Packet Pg. 97 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 94 of 110 you must have done an outstanding job. MS. SCOTT: Did you think otherwise? CHAIRMAN FRYER: No, not for a moment. MS. SCOTT: Thank you. CHAIRMAN FRYER: Thank you very much. Mr. Bosi. COMMISSIONER SHEA: Can we ask -- can I ask a question? I ask you this every year. But this unfunded needs, so you're looking at 538 million in revenue that you need, but 205- is unfunded. So that means if we don't find funding for it, that a lot of the projects that you've listed won't get done in the next five years. Am I reading the data right? MS. SCOTT: You are absolutely reading the data correctly, and we are currently working with our financial team. We have some long-standing gas tax bonds that will be paid off in the short-term, next couple years. So we -- similar to an exercise that we did back in the early 2000s, we bonded our gas tax which gave us an influx of dollars to be able to -- to be able to do several projects. COMMISSIONER SHEA: That's a good idea. I didn't know you could do that, but I guess you could. Makes sense. MS. SCOTT: So we're working very closely with our finance team on that. We report this to them. They're very well aware of it, and they're working with us. COMMISSIONER SHEA: But what do the commissioners do? Now you're looking at an AUIR that's -- can they approve 538 million for your five-year plan? I know it doesn't really matter that much because it's only a plan, and until you get into the individual projects each year, that's where the funding has to be in place. MS. SCOTT: So this is, exactly, a planning document. It allows us to be able to tell them, this is what we believe that we're going to need, and we update it on an annual basis. And as I said, we're coordinating very closely with our finance team so that they can develop those strategies. But absolutely, these are conversations that we've had with our board members over the last few years. We've carried that unfunded need for several years. And for -- I'm going to give an example. For Vanderbilt Beach Road extension, which came in about 20 percent over budget, I believe -- the number escapes me right now -- but we were able to work with them on a strategy for some short-term commercial paper to cover us until we were able to get into, you know, collecting more fees and et cetera. So they are -- the second floor here we have -- they're financial geniuses, so... COMMISSIONER SHEA: Thank you. CHAIRMAN FRYER: Thank you, Ms. Scott. MS. SCOTT: Thank you. CHAIRMAN FRYER: Mr. Bosi. MR. BOSI: And Stormwater is next. They normally have a lot of tie-in to our transportation projects as well. But just to let you know, there's no longer a requirement for fiscal -- financial feasibility. From the statute, the Board still does require in that first year we have the budget. And the AUIR is presented to the Board of County Commissioners in December, and it kicks off their budgetary process, which starts in February, and they'll have a preliminary hearing within June and, then, ultimately make their budgetary decisions and finalize their budget in September, which starts the next 5.A.a Packet Pg. 98 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 95 of 110 year's AUIR, and the cycle continues. CHAIRMAN FRYER: Thank you. MR. ROMAN: Good afternoon. Dan Roman, Stormwater Management. We're going to be talking about the stormwater infrastructure. Just to give you some understanding of what we manage, we have -- Collier County has about 400 miles of major canals, which about 150 miles are maintained by the county. We also have six stormwater pump stations and over 81 major water control structures. The system also have about 370 miles of stormwater pipes and 687 miles of roadside swales. The level of service for stormwater, it's basically based on basins. We don't have a countywide level of service, and it's based also on the maximum level of discharge that each basin have. And this was prepared a few years back in conjunction with the South Florida Water Management District. We created our AUIR, the priority for the projects, based on what needs to be rehabilitated and restored. We also have partnership projects which we go in conjunction with other utility like -- and the city. So Palm River project that Matt talked about, and we just partnered with, and we go in at the same time. We have a comprehensive, also, stormwater maintenance program, which is in conjunction with road maintenance, and that's basically how we based our priorities for the five years. Projects, like I mentioned, include Palm River, Naples Park, includes upper Gordon River, which will be part of, like, a basin studies as well, and that's basically how we prepare our AUIR. CHAIRMAN FRYER: Commissioner Shea. COMMISSIONER SHEA: So for level of service, you must have some guidelines, like the canals don't overflow the banks or the storm inlets don't back -- you must have something that relates to level of service, right? MR. ROMAN: Basically it's a maximum of discharge for each basin, as shown in here. COMMISSIONER SHEA: So somebody's defined the discharge rates as being, if we can maintain those or lower, we'll have an acceptable -- MR. ROMAN: Correct. COMMISSIONER SHEA: So you have a level of service that's been established, which is the individual gate situations? MR. ROMAN: Yeah, correct. COMMISSIONER SHEA: Okay. MR. ROMAN: But it's not like Public Utilities have for water; it's an -- overall applies or for wastewater. For stormwater it varies by each basin. COMMISSIONER SHEA: Okay. But you do have a level of service that you're working towards? MR. ROMAN: Correct. CHAIRMAN FRYER: Anything further, sir? MR. ROMAN: No, that's all I have. CHAIRMAN FRYER: Thank you very much. MR. ROMAN: Thank you. COMMISSIONER SHEA: I have another question, though. MR. ROMAN: Sure. 5.A.a Packet Pg. 99 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 96 of 110 COMMISSIONER SHEA: You have the same situation as Transportation, 60 percent of your budget is unfunded needs. What are the odds you're going to -- ah, Trinity's coming back. Are you in her group? MR. ROMAN: She is my boss. COMMISSIONER SHEA: Ah. So that just seems like a big percentage, and it's big every year. It's almost like -- well, I guess you're right. I know where you're going to go with this, that it's going to get back to the individual annual budgets. But it just seems like a big number to be looking for. MS. SCOTT: Absolutely. We, a few years back -- once again, sorry, for the record, Trinity Scott, Transportation Management Services department head. And, yes, I have Stormwater. I also have Coastal Zone, too, so you'll probably see me again here in a little bit. But, yes, a few years back we went through the process of trying to establish a stormwater utility fee, which was not approved, which would have given a dedicated funding source to Stormwater. However, at that time the Board did indicate that, you know, they'd like to see us pump up those rehabilitation projects and our maintenance efforts. And so we've been doing that. And, yes, we are carrying an unfunded need here but, yes, also having that conversation with the Board of County Commissioners as well as our fiscal team, to assist us. And, in fact, I think it's probably been about two years ago, maybe three, maybe two, they did go out and do a bond for some of our major projects of $60 million, which we hope to fully expend all of that later this year. COMMISSIONER SHEA: Thank you. MS. SCOTT: Thank you. CHAIRMAN FRYER: Thank you. MR. ROMAN: Thank you. CHAIRMAN FRYER: Mr. Bosi. MR. BOSI: Chair, that would bring us next to our final of the county controlled Category A facilities, which would be Parks and Recreation. CHAIRMAN FRYER: Thank you. MR. BOSI: And then after that we'll bring Chief Butcher up here. CHAIRMAN FRYER: Okay. COMMISSIONER SHEA: We're really going to make her wait. MR. BOSI: Yeah. It's going to be wonderful. CHIEF BUTCHER: That means they don't have that many questions. MS. WILLIAMS: Good afternoon. For the record, Tanya Williams, Public Services department head. This is Olema's first foray into the AUIR process, so she's still learning the ropes. She is your interim parks director. So I'll let her get us started. She doesn't have to come to the mic. I'll walk them through it. Your AUIR for Parks and Recreation has two service levels. It is separated out between your regional parks and your community parks. Can we get that up on the screen? COMMISSIONER SPARRAZZA: Mike, we have nothing up. MS. WILLIAMS: We didn't even turn it on. That's it. The visualizer has had a day. It's done. It doesn't want to do anything else. 5.A.a Packet Pg. 100 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 97 of 110 There we go. It just needed -- it was just a little nap. There we go. MR. YOUNGBLOOD: I get up, and it just works. CHAIRMAN FRYER: Heel. MS. WILLIAMS: So the level-of-service standard for your regional parks is 2.7 acres per 1,000 population. As you will note by the graph, we are in excess of what is required by the AUIR, so we have a very good buffer. As we continue to bring on Big Corkscrew Island Regional Park, we have completed Phase 1 of that project. Obviously, it was originally slated for four phases, so we still have a ways to go with your Big Corkscrew Island Regional Park. Obviously, you've got North Collier Regional Park that's included in this, Sugden Regional Park, and Paradise Coast Sports Park. CHAIRMAN FRYER: Ms. Williams? MS. WILLIAMS: Yes, sir. CHAIRMAN FRYER: On Page 965 of our agenda packet, it's actually -- in the staff report it says, objective, and then at a glance, and there's some bullet points. MS. WILLIAMS: Okay. CHAIRMAN FRYER: In the first bullet point -- and I'll read it to you, and you can tell me what it means, because I don't understand it. It says, quote, 1.75 additional regional park acreage from Paradise Coast Park. Am I the only one who doesn't understand that? COMMISSIONER SHEA: No, I didn't either. MS. WILLIAMS: Hold on one second. I know there was some adjustments that were made. CHAIRMAN FRYER: I just don't understand the syntax or the grammar or the meaning. We think it may be a typo. MS. WILLIAMS: Can you find it? MR. BOSI: Chair, can you repeat the -- MS. WILLIAMS: The location of it, please. CHAIRMAN FRYER: It's on Page 965 of 763 [sic] of our full agenda packet, and it is in the document called "Staff Report." It's on Page 1, I guess, of the staff report, yeah, Page 1, and they're bullet points under the "at a glance," and it's the first bullet point, and starts with 1.75. MS. WILLIAMS: Mike, is that part of supplemental information that's provided? MR. BOSI: No, that's from the staff report. MS. WILLIAMS: Oh, okay. CHAIRMAN FRYER: Well, maybe we can come back to that, in the interest of time. MS. WILLIAMS: We'll pinpoint it and take a look at it. More than likely it is a typo, and we'll get that corrected before it goes to the Board of County Commissioners, so we appreciate that. CHAIRMAN FRYER: Okay. Thank you. MS. WILLIAMS: Any other questions before I proceed with what we have to present? CHAIRMAN FRYER: It appears not. Go ahead. MS. WILLIAMS: All right. We'll move forward then. So in regards to your community parks, that level-of-service standard is set at 5.A.a Packet Pg. 101 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 98 of 110 1.2 acres per 1,000. As you will also see, we are still in excess of what is required at the five-year mark. We do have a surplus of 46.18 acres of parks land. Within a 10-year period, we are still within our ranges of meeting the needs of the community based on that level-of-service standard. What's also listed here for you are your community parks that are part of this, and that includes all areas of the county from Immokalee to the northern part at Veterans. COMMISSIONER SHEA: So are those levels of service you just mentioned something that is in a textbook, or is it something that we see here, we experience that at that level everything seems to be working well? MR. BOSI: Those are the adopted levels of service that are contained within our Capital Improvement Element of our Growth Management Plan. Those are what the Board has adopted as the acceptable levels of service of both community parks and regional parks. COMMISSIONER SHEA: But is that something the Board adopted from a textbook or from our experience? MR. BOSI: They -- it was developed from the amount of parkland they had when they developed their -- and it's in coordination with impact fees to be help determine how much of the inventory that we have that helped establish the levels of service, and that's been carried forward. There's been some adjustments over the past 20 years as to what that levels of service is. But it starts with what we've had in our inventory and then what we've had moving forward based upon some of those adjustments. COMMISSIONER SHEA: But it's based on our own experience primarily -- MR. BOSI: Yes. COMMISSIONER SHEA: -- not a textbook number that -- MR. BOSI: Correct, yes. MS. WILLIAMS: Much like the libraries, you're not looking at a hard, firm standard so, obviously, this could be an area for discussion if you so chose moving forward. COMMISSIONER SHEA: Good point. MS. WILLIAMS: Also, we take a look at our Conservation Collier preserve land. Preserve lands, as we acquire them through the Conservation Collier Program, lands that can be developed for walking trails, passive recreation, and other aspects are also incorporated into the AUIR. Currently, our preserve acreage includes a little over 4,346 acres. You've got 37.65 miles of trails contained within those preserve areas. I won't go through the list, but they are scattered, again, throughout all of Collier County. And Conservation Collier is an active acquisition, so that is a recurring process. So, in fact, we do have Cycle 11 land going before the Board of County Commissioners on Tuesday. As I stated, we only look at our regional and community parks. We still have planned infrastructure improvements. Your Paradise Coast Sports park, we're still working in Phase 2, which would include four sports fields, roadways, and additional parking. There's a Phase 3 and a Phase 4 in that. And as I stated earlier, Big Corkscrew Island Regional Park, Phase 3 -- Phase 1 is complete, but we still have three more phases to go in that program as well. Other improvements: We just concluded construction of a 7,000-square-foot welcome center. That's part of the pickleball court design at East Naples Community 5.A.a Packet Pg. 102 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 99 of 110 Park. Caxambas Park and Marina, we were -- we were working on the conclusion of some redesign and construction of a community center that's also used by the Coast Guard auxiliary. Unfortunately, Caxambas has sustained substantial damage during Hurricane Ian, so that has set us back in that process. The seawall will have to be completely restored as well as the stationary dock. Obviously, the floating docks did what they were supposed to do during the hurricane. COMMISSIONER SHEA: Floated away? MR. WILLIAMS: They didn't float away, but they floated. They rose and fell with the storm surge, but we did lose our stationary dock and, obviously, the seawall sustained extensive damage. All of the electrical systems across our marina launch access points have to be completely redone. So Hurricane Ian kind of stalled us on that one. And then your Golden Gate activity pool, we are concluding that refurbishment of that facility as well. Golden Gate Aquatics Phase 2, that's currently in process. The Immokalee Aquatics Center, that has run into some -- problems aren't the right word, but stormwater is something that has to be mitigated in the Immokalee area. Anybody that is from the Immokalee area is aware of that. So we've got other areas that we have to attend to before we complete the Immokalee Aquatics Center refurbishment. And then renovation of Sun-N-Fun. Those improvements have also been made. Yep, and then the last slide is just some general usage statistics where you can see some up and down. Beach parking permits, those are up. Obviously, our beach users are up. And various other statistics. Facility rentals are up, field usage hours, membership. Parks visitors was up 22 percent over the prior reporting year. So with that, I am open as well as your interim director is open for any questions. CHAIRMAN FRYER: Thank you. Planning Commission? COMMISSIONER SHEA: How do you count beach users? How do you get that data? How does that number get calculated? MS. WILLIAMS: How do you count beach users? MS. EDWARDS: Good afternoon. Olema Edwards, the interim Parks and Recreation director. We usually get our beach sticker numbers from the number of beach stickers we give out. We do track our number of usage by ZIP code, and that was something new that was requested so we could show the number of people that are living in Collier County or versus the City of Naples. So we track that number by the actual number of beach stickers that we issue out. COMMISSIONER SHEA: So it's based on how many people could go to the beach, not how much are going to the beach? MS. EDWARDS: Correct. COMMISSIONER SHEA: Okay. That's not a criticism. It's just information. MS. EDWARDS: Yes, sir. CHAIRMAN FRYER: You also use parking lot receipts? MS. EDWARDS: Yes, sir, we can also do that as well, and we're actually -- once we get through Hurricane Ian, Vanderbilt Beach garage is now actually going to have a 5.A.a Packet Pg. 103 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 100 of 110 parking counter so we can track how many people are coming into that garage. That's going to be our tester, and hopefully we can put it at other beach locations going forward. CHAIRMAN FRYER: Thank you. Commissioner Vernon. COMMISSIONER VERNON: Yeah. I just noticed on that last slide, I saw boat launch users down 17 percent. MS. EDWARDS: That's because we had to reduce the number of permits -- well, I don't want to say permits, but the number of launch permits that we could issue, and that was a Board directive. I think we could only issue out 221 versus -- COMMISSIONER VERNON: So not necessarily lack of demand? MS. EDWARDS: Right, correct. Yes, sir. COMMISSIONER SHEA: Now there are less boats. MS. WILLIAMS: The other thing that has to be considered with your boat launch permits is the direction that came from the Board, we were looking at commercial use of our boat launches. So by limiting the number of commercial boat launch permits to 200, that has limited additional commercial use that may have been occurring over the prior years. CHAIRMAN FRYER: Thank you. Any further questions or comments from the Planning Commission? (No response.) CHAIRMAN FRYER: Thank you very much. MS. EDWARDS: Thank you. CHAIRMAN FRYER: Mr. Bosi. MR. BOSI: That would lead us to EMS. COMMISSIONER SHEA: Are you sure there's not somebody we can put ahead of them? CHIEF BUTCHER: I can come back. It's not a big deal. CHAIRMAN FRYER: Chief Butcher. CHIEF BUTCHER: All right. Okay. For the record, Chief Butcher, chief of Collier County EMS. I have a few slides that I want to go through with you. Some of it is just to give you a basic overview of EMS for some of you that do not know what we do, and then also to talk about what we do have proposed within the AUIR, and then happy to answer any questions after that. So who are we? Collier County EMS, we were actually established in 1981. We provide ALS, which is advanced life support transport throughout all of Collier County. We do cover over 2,000 square miles, and we are a nationally accredited agency with our ground and our air service. So our AUIR adopted level of service approved by the Board is we do add one unit for approximately six -- or, excuse me -- approximately 16,400 increase in population, but EMS is a little bit unique, because we also do need to monitor our response times. So our adopted level of service for response times here in Collier County is eight minutes or less 90 percent of the time arriving in the urban area, and the urban area is anything that is west of Collier Boulevard. We have a 12 minute or less 90 percent of the time in the rural area, which would be anything that's east of that Collier Boulevard border. So in year 2021, we responded to over 46,000 calls for services. That was actually 5.A.a Packet Pg. 104 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 101 of 110 a 10.13 percent increase over the previous year of 2020. Of those 46,000 calls we ran, we actually transported nearly 29,000 of those patients to the hospital, which was also an increase over 2020 of about 8.6 percent. We do take care of all of those responses with 26 ambulances that are located throughout the county; two helicopters for our trauma transport. Typically in December through April, because we do have an influx of seasonal population, we add two to three ambulance 12 hours a day to try to help with some of that peak call volume. CHAIRMAN FRYER: Chief, with respect to the eight- and 12-minute response time -- CHIEF BUTCHER: Yes. CHAIRMAN FRYER: -- am I correct that we're talking about when an ALS unit, whatever kind, whether it be suppression or EMS, makes patient contact? CHIEF BUTCHER: That's correct. So from the time that they are dispatched until they arrive at the scene. CHAIRMAN FRYER: Okay. So people need to keep in mind that in addition to the 26 ambulances, we've got at least two fire districts -- well, three, I guess, and the City of Napless, that have ALS suppression units, fire trucks, and they are able to start advanced life support before the ambulance get there. CHIEF BUTCHER: Yeah. And the important factor on that, too, is the basic life support. So they can get there before us, and definitely that is a big factor in saving someone's life, so it's important to have that. In our rural area, we do also have one quick response paramedic, and that's a paramedic that is in an SUV type vehicle that does not transport. So when the units out in the eastern portion of the county leave that area to transport, that paramedic is still out there to be able to get to those scenes quickly. And then we do have one advanced life support engine that we partner with Greater Naples Fire that's located out at the 63 mile marker of I-75. CHAIRMAN FRYER: How is the funding on 63? CHIEF BUTCHER: So far it's good. We were able to work that out, so we're getting the funding that we need. CHAIRMAN FRYER: Okay. And that's from the state? CHIEF BUTCHER: That is correct, yep. So our future growth in our AUIR, as you saw in your packet, we do have four planned units in the first five years from -- starting here in 2022, and then we do have two planned stations in the second five years. These stations that are planned for this first five years are DeSoto Boulevard and Golden Gate Boulevard. This station has already been designed, the construction has already been put out to bid, so we're just working on awarding that contract at this time so we can break ground. This station is very vital for us because we do have a couple of ambulances in the Golden Gate Estates area, but due to their location, when we receive calls that are in that southeastern portion of the Estates, the units that are located out there, they're already not going to meet that 12-minute response time just simply because of the distance that they have to travel. CHAIRMAN FRYER: Is DeSoto going to be owned or leased? CHIEF BUTCHER: It's going to be an owned station, yes. Old 41 is our station right after that, and that one we have already started the design 5.A.a Packet Pg. 105 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 102 of 110 on that, and that will be located at Old 41 and Performance Way. So when -- as the growth goes up there, that will definitely be an important factor. That North Naples area is our second busiest area in the county, so this station will definitely help with the call volume that we have up in that end. The station after that is at Immokalee and Collier directly next to the new government facility that is there which will also help with all of the eastern growth that is going on in that Immokalee corridor. And then Fiddler's Creek is our final one in this next five years, and that would be off the Fiddler's Creek entrance out off of East Tamiami Trail. And as I'm sure you're aware, there's a lot of growth going on out there as well. The stations for the next five years, we don't have those locations, but as we get closer to that, we'll start determining where our need is and seek property in those areas. This map's a little difficult to see, but it was in your AUIR packet. This is just a map showing where our locations are, both leased and owned as well as where the stations I just mentioned will be located in the future. So with that, I'll be happy to answer any questions that you have. CHAIRMAN FRYER: I noticed from the materials that you submitted in support of the AUIR -- and you and I talked about this informally, but I want the other Planning Commissioners to hear this. It struck me as a bit of an anomaly, because usually EMS runs at a loss and has to have the makeup from General Funds because the user fees/impact fees don't cover everything. But you had some largesse, perhaps unforeseen grants and the like, so that you actually finished the year in the black. CHIEF BUTCHER: Yeah, for the first time since I can remember. So it's definitely a good-news item. We did actually get funds from the American Rescue Plan, which is a federally -- federal grant. So we received 1.7 million from them, and that is going to assist us in buying the vehicles that we need for this expansion. And then we were able to secure some more funds from the surtax funding to build the stations. So that's where that increase over the previous years came from. CHAIRMAN FRYER: Are any of those likely to recur, or just one-off? CHIEF BUTCHER: Which? The American Rescue Plan? CHAIRMAN FRYER: Yeah. CHIEF BUTCHER: As far as I know, that's a one time, but I'm not 100 percent on that. The surtax, there could be some possibilities in the future to do another ask for funds from them. CHAIRMAN FRYER: Okay. Thank you. Any other members of the Planning Commission have questions or comments for the Chief? COMMISSIONER VERNON: Keep up the good work. CHIEF BUTCHER: All right. Thank you, guys. COMMISSIONER VERNON: Appreciate all you do. CHAIRMAN FRYER: Indeed, we do. Mr. Bosi. COMMISSIONER SHEA: Thank you for being patient also. CHAIRMAN FRYER: Yes, indeed. CHIEF BUTCHER: I think everyone was, so thank you. MR. BOSI: I think from the folks that we have left in the room, I know we have 5.A.a Packet Pg. 106 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 103 of 110 libraries as well as coastal zone, and is there any other sections that we have? (No response.) MR. BOSI: So libraries would be logical. CHAIRMAN FRYER: Yeah. As -- is it Ms. Williams again? MR. BOSI: Yep. CHAIRMAN FRYER: Good. We need to be thinking about whether we want to complete our work this afternoon or come back and dig deeper into this, and it's entirely up to the Planning Commission. I think -- I think after this year, we're going to want to spend perhaps more than one day, but this year it's more or less -- COMMISSIONER SHEA: I think we should complete our work, if we can, today. CHAIRMAN FRYER: All right. Is that the consensus of the Planning Commission? COMMISSIONER SHEA: I think we need to move it on, yeah. COMMISSIONER VERNON: I guess I have mixed feelings about it. If we're going to knock off at 4:30, then we're going to just say move forward. We're done with it? CHAIRMAN FRYER: Well -- COMMISSIONER VERNON: Is that the plan? CHAIRMAN FRYER: -- that is what is being proposed. COMMISSIONER SHEA: We'll have gone through everything. CHAIRMAN FRYER: Well, we haven't -- well, I'm -- I want to do what you-all want to do, and it's -- because I think next year it's going to be a different animal, and I think the County Manager wants us to dig deeper into it next year. Mr. Bosi? COMMISSIONER VERNON: I don't know. I mean, I just -- I guess I'm confused is the best word, because I thought we didn't want to rubber stamp it. I probably would have rubber stamped it because everything I heard sounds really good, you know. This is a well-run county and fiscally responsible, forward thinking. And I didn't hear anything that troubled me at all. So I'm okay just approving it. But I guess I started the day saying, okay, we're not just going to rubber stamp it. We're going to dig into this stuff. So maybe the concept is today or at the next meeting we can discuss a procedure for actually digging in for next year so that maybe we start looking at one thing per month or something so that we're not doing this again next year unless that's what we want to do, if that makes sense. CHAIRMAN FRYER: It does. Let me just tick off the five bullet points that appear on Page 973 of our agenda packet, because I think this is a succinct statement of what we're being asked to do. Number one, to accept and recommend approval of the attached document as the 2022 Annual -- AUIR on public facilities; No. 2, to accept and recommend approval of the Category A, B, and C facilities relative to projects and revenue sources; No. 3, to find that no inconsistencies are contained within the school district's Capital Improvement Plan; No. 4, to consider alternative levels of service for individual components of the AUIR; and, finally, to recommend adoption of the CIE schedule of capital improvements update and, by reference, the school district's Capital Improvement Plan. And I've got to tell you, staff does an excellent job with this stuff, and the fact -- we're not -- we would not be shirking our responsibility if we concluded it today. I 5.A.a Packet Pg. 107 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 104 of 110 have a very, very high level of confidence in the work staff does here, but I just wanted to be sure that everyone is comfortable concluding it this afternoon. COMMISSIONER VERNON: I am comfortable concluding it this afternoon and would propose that we come up with -- and don't have to do it today, but in the next -- before the end of the year come up with a plan so that we can kind of dig into these things, if that's our job, along the way so we're not trying to cover this much ground in one day next year. CHAIRMAN FRYER: Mr. Bosi, do you want to weigh in on that? MR. BOSI: The preparation of the AUIR is pretty robust. The taking it a month by month would not -- will not -- it just -- we don't have the time frame. We don't have the time to be able to spread out 11 different divisions and departments over the course of a year because of, like I said, this AUIR has to be -- is heard by the Planning Commission in the fall. We could do it over a two-month period, maybe, to get into a little bit more manageable chunks, but it has to be to the Board of County Commissioners by the end of the year, which sets the budgetary process up starting in the first of January and February where they get their preliminary budgets, and then they'll have -- and they'll have further revisions to that. The Board of County Commissioners has budgetary hearings in June, and then a final adoption in September, which is the start -- is normally the start of the AUIR -- actually, we present the AUIR to the County Manager in August. So we can work with the Planning Commission to try to break this up into smaller bits, but to spread it out over the course of a year would be very difficult at best just upon the timelines and the development of each individual section. So we can -- we can at a -- at a later meeting we can have a proposal. But you're digging into it. I mean, I'm not sure how much further we need to dig into it. Maybe it's -- one of the things that we can do -- and I know that you requested it, but we need to get this to you 30 days before. Then you can dig into it, and then when we have our division departments here, you can hit to the heart of the matter of what you saw when you had more time to spend with it, and maybe that's a better solution, but -- and I appreciate the Chair's -- because staff does spend a lot of time and our County Manager's organization spends a lot of time refining it before it gets to the Planning Commission to make sure everything is in the way that they would like to see it. COMMISSIONER VERNON: Well -- and I'll try to make this my final comment. But the last thing I want to do is create more work for you guys. So I'm not interested in creating more work for you guys. Number two -- CHAIRMAN FRYER: Yeah, I think -- oh, I'm sorry. I didn't mean to interrupt. COMMISSIONER VERNON: Number two, if I get it 30 days before and I read through the whole thing, I'm not sure I add that much value. What I'm really trying to accomplish is one of two things, either be told I'm off base, which is fine, or find a way to ferret out from each of these high-quality staff members doing a great job saying if you were a king for a day and you could make a little tweak but you're having a hard time doing it because of the bureaucracy, I want to open the door to you guys presenting one idea to us that we can kind of push as part of this AUIR and give you some momentum to make it an even better county. So that's all I'm trying to accomplish, and maybe that's not my job. MR. BOSI: Well, I think you did it. I think the Planning Commission already did 5.A.a Packet Pg. 108 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 105 of 110 it. They recognized that the level of service for libraries didn't kind of -- I don't want to say smell right, but was ripe for an opportunity to review. So any one of these departments, divisions, whether it be EMS, whether it be libraries, whether it be Transportation, whether it be Utilities, if you feel that there's maybe some opportunities to say, when you bring -- when you bring this back next year, could we have some recommendations upon some modifications to level of service that you feel that maybe there is, you know, an opportunity. That, to me, is where I think that value add is provided for. COMMISSIONER VERNON: That's really what I'm looking for. I mean, I do appreciate the opportunity to look at it for 30 days before, but I'm not going to have the great idea. One of you guys is going to have the great idea. That's -- that's all I'm looking for. CHAIRMAN FRYER: So let's just -- COMMISSIONER VERNON: I'm fine voting on it. CHAIRMAN FRYER: Let's say that -- okay. Then without objection, we will vote on it after we hear from Ms. Williams. But next year for sure please get it to us 30 days before the meeting, and then the meeting will last as long as it lasts. If it carries over into a second day, there will be no question but that that was because we were able to dig deeper and ask -- but it's nothing in any respect to be critical of staff. You guys do an outstanding job on this thing. I just want to be sure that we do half as good a job up here that you guys do. Thank you. Ms. Williams, go ahead. MS. WILLIAMS: For the record, Tanya Williams, Public Services department head, former Library director. Just very quickly, you have 10 libraries throughout the Collier County system. There are no independent libraries. They are all part of Collier County Government. You will notice that predominantly your libraries are scattered along the western coast of Collier County. You do have a library in Immokalee. You do have a 900-square-foot library in Everglades City that is housed in City Hall. You will notice that there is very minimal library access in the Orangetree/Ave Maria/Oil Well Road/Immokalee Road area. That is an area that, obviously, is going to be coming online with more development in the coming years, and we'll need to take a very close look at what your libraries should look like out in that area. At present, you have enough square footage based on that .33 square feet per capita to meet the needs of the community through Year 9 of our AUIR. Year 10 we're going to be looking at a deficit. In your packet it shows a deficit of almost 1,700 square feet. We do have land that is part of the Fiddler's Creek development. A little less than three acres are set aside as deed restricted for a library. EMS also has some land in Fiddler's Creek. We're not looking to develop that land any time soon. Fiddler's Creek is not necessarily an area that we would be looking at until we see further development along the East Trail of 41. So, currently, this is where you stand. We're in good shape from an AUIR perspective if we stick with that .33 square feet, but I think we've already heard today that that is an area of opportunity for us to have further discussion on. And I can tell you that library staff would be -- enjoy such conversation. Very rarely do we have interest be it good, bad, or indifferent in how your libraries sit in Collier County. 5.A.a Packet Pg. 109 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 106 of 110 So with that, I can answer any questions -- any further questions you may have about your public library system. CHAIRMAN FRYER: Planning Commission? (No response.) CHAIRMAN FRYER: You must have done an outstanding job as always. Mr. Bosi. MR. BOSI: Before you guys vote -- and I do appreciate taking action on it today. We do have a representative from Coastal Zone, and I think it would be interesting to hear from them, because we have an AUIR. It's based upon a pre-Ian condition. And just, even for myself, just to hear what the impact has been and what the anticipation, some of what we may see moving forward. CHAIRMAN FRYER: Okay. I need to check with the court reporter, because if we need to take a five-minute break, we can do it and come back. THE COURT REPORTER: (Shakes head.) CHAIRMAN FRYER: Okay. Getting a negative. All right. Thank you. COMMISSIONER SHEA: Bring it on. MR. MILLER: For the record, Andy Miller, manager of Collier County Coastal Zone. Let me see if I can get this thing. I'm not seeing it. Thank you for your patience. Again, Andy Miller with Collier County Coastal Zone. And this is -- we'll get to your question here in a second, but I'm just going to quickly go through with what our services are and some semblance of it. We don't have a defined level of service, but we do have some target criteria. First of all, beach renourishment. You-all know what we do. This is more of a reminder than anything. Beach renourishment provides the protection of lives and property for upland coastal Collier County; provides recreational benefits for residents and tourists. Our level of service, typically we like to have 100-foot-wide beaches on Vanderbilt, Naples, and South Marco, and 85-foot wide; that's, obviously, the width of the beach. Maintaining the level of services is a matter of monitoring annually. It's a permit requirement but also to determine conformance with the adopted design standard width. Sand volumes are also measured for losses, which may identify erosion issues -- erosion issues other than beach width. And then the annual monitoring reports that we get tell us what we need to do in the way of our fall renourishment projects. And the beaches we work are Vanderbilt, Pelican Bay, Parkshore, Naples, and then South Marco. CHAIRMAN FRYER: What about Moorings? MR. MILLER: Moorings is in the City of Naples, yes. CHAIRMAN FRYER: Okay. It didn't show up on your -- that's all right. What are you going to do with all of the sand that has washed up and is now dirty? Are you going to be able to purify that sand? MR. MILLER: We're going to probably try. Probably the first thing we'll look at doing is maybe building an emergency berm with maybe imported sand or dredged sand from offshore. We're going to look at that to see what the quantities are going to be. And then along with that renourishment of the emergency berm, we will try to recover some of that sand. We've got a contractor on board that has the capability of sifting and washing 5.A.a Packet Pg. 110 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 107 of 110 and cleaning the sand to put it back on the beach. CHAIRMAN FRYER: I see. Okay. Thank you. MR. MILLER: So the second thing we do is -- and, you know, we just did our renourishment project last year. We just did our inlet management at Doctors and Wiggins Pass, but inlet management's another important thing that we take care of. Inlet management, the benefits are it maintains safe navigation for boaters, and it also provides -- you know, the sand that we dredge out of the inlets provides nourishment for beaches upstream and downstream of the inlets itself. Level of service, inlets are managed to meet the FDEP permit template depths. Outside inlets are typically maintained to a desired minus 12. Now, the threshold for dredging, you get closer to three and four feet at mean low, low. But when we start getting boaters having issues with hitting sandbars, et cetera, et cetera, we recognize it's time to dredge, so -- but we monitor the inlets every year. Maintaining a level of service is -- again, all inlets except for Collier Creek are maintained and monitored annually as a permit requirement but also to determine conformance at the adopted standard depths. Major and minor dredging is planned on four-year cycles with smaller intermediate dredges every couple years in between. We do biological monitoring, basically, to make sure that what Coastal Zone does in the way of beach renourishment doesn't affect our environmental friends. The biological monitoring ensures permit compliance required to meet conditions for the maintenance and inlet management projects. It actively measures the health of the Collier County ecosystems, which provide a host of benefits to residents and tourists of the like. Level of service, we basically have to follow the monitoring conditions, and FDEP is -- recognizes the fact that we do a great job in our monitoring, and we're always up to speed on that. Maintaining the level of service, we have consultants experienced with the FDEP monitoring requirements, and they conduct annual monitoring of the hard bottom resources as well as the turtles and the seabirds, and we also have qualified county staff that perform the sea turtle and bird monitoring. We do channel marker maintenance. We've got some work to do in the next several weeks getting some of these replaced. We actually got finished placing, I think, seven or eight of them at Wiggins Pass this afternoon, so we're making headway. We do that work to ensure adequate marking of the navigation of the channels and appropriate regulatory markers to promote safety of the boating public. And the level of service, systemwide, we have over 1,500 assets, meaning piles and the signs on the piles and buoys and other channel markers, so we've got a lot to work on and keep up to -- up to snuff. We also have agencies that we coordinate with, including Coast Guard and City of Naples, City of Marco. They have ownership of a lot of the markers, but we also keep them up to speed on what their needs might be. Maintaining the level of service, the Coastal Rezone staff are routinely notified of missing or damaged markers but also update an annual inventory condition database from on-the-water inspections. Owners of noncounty markers, such as the Coast Guard and FWC, are notified of any issues related to their markers. We have a derelict vessel program. We work with FWC to try to keep the 5.A.a Packet Pg. 111 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 108 of 110 damaged boats out of the water. The vessels can present significant safety issues to boaters navigating county waterways. Since at present 100 percent of the cost for the derelict vessel removal is paid by FWC, then it makes perfect sense to take advantage of that. Level of service, since derelict vessels are an undesirable condition for both safety and aesthetic reasons, the ideal level of service is to have a zero tolerance target. It's not impossible, but it's tough to do. The biggest issue is the time-consuming effort, which requires, you know, working with the FWC to get the applications in and approvals and the funding and, obviously, the contractor to get rid of the boats. And we rake the beaches daily, Monday through Friday. We have a raker on South Marco, we have a -- not South Marco, but the entire Marco beach, and we have a raker up at Vanderbilt Beach. So we do that daily to maintain the aesthetics for the public, and then as far as maintaining the level of service, again, we do it daily, and so our guys are out there on the beaches every day. If they see extreme events like mass red drifts, algae, or fish kills, we can bring in contractors on our emergency services library contract and put them to work to address those kind of situations. And, Mike, your question was? MR. BOSI: The condition of our beaches related to the expectation of what they traditionally are. MR. MILLER: Well, they were obviously a mess on September 28th, 29th, but we had -- like I said, we have emergency services contractors that came on and did a phenomenal job. And if you go out there today -- as a matter of fact, we drove the beach yesterday, and we'll drive it again tomorrow -- they're virtually clean. If you get a chance to get out there, you won't see much in the way of any kind of debris. There's still things washing in from offshore, but we'll address those on a daily basis. We've lost a lot of sand from, you know, first blush, but we've got a surveyor as we speak on the beach measuring to find out what kind of sand we lost and what opportunities we might have to get FEMA reimbursement for some of that sand loss. CHAIRMAN FRYER: Commissioner Shea. COMMISSIONER SHEA: Just a quick question. I notice you do Marco beaches, Marco Island Beach. MR. MILLER: That's correct, as far as -- COMMISSIONER SHEA: Isn't that one of the few -- everything else on Marco Island is maintained by Marco Island, isn't it? Why do we choose to take care of their beach and not their water, wastewater, or roads? MR. MILLER: Well, the beaches -- COMMISSIONER SHEA: It's more of a question maybe for Mike. MR. MILLER: Sure, go ahead. MR. BOSI: I don't know this for a fact, but I would imagine that we've got a service agreement whereas they -- COMMISSIONER SHEA: I see. MR. BOSI: -- you know, we have regular contracts with firms for our beach renourishment. So as part of that, and economies of scale, we probably have that. That happens a lot of times with municipalities and counties in terms of -- CHAIRMAN FRYER: I think -- COMMISSIONER SHEA: That makes sense. 5.A.a Packet Pg. 112 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 109 of 110 CHAIRMAN FRYER: I think there's an interlocal agreement with Naples and with Marco Island. MR. MILLER: Well, we have an interlocal with the city, and they actually do rake their own beaches, and then we reimburse them with tourist development dollars, but the City of Marco's beaches -- you have to keep in mind that City of Marco's beaches aren't City of Marco's. They're the State of Florida's beaches, and so Collier County manages the state's beaches for the state. And so in this case we just take care of Marco's because we do, and it's our system. CHAIRMAN FRYER: Thank you. COMMISSIONER SHEA: Thank you. CHAIRMAN FRYER: With my apologies, sir, I didn't catch your name. Would you give it to me again? MR. MILLER: Andy Miller. CHAIRMAN FRYER: Mr. Miller. Does anybody else have questions for Mr. Miller, comments? (No response.) CHAIRMAN FRYER: If not, many thanks, sir. Appreciate it. MR. MILLER: Thank you all very much. COMMISSIONER VERNON: You've been busy, so keep up the good work. MR. MILLER: Absolutely. It's fun. CHAIRMAN FRYER: Mr. Bosi. MR. BOSI: That -- and like I said, that concludes the AUIR presentations. And I think the appropriate recommendation would be as stated within Page 9 of the staff report: The Planning Commission forwards the recommendation of approval to the BCC. CHAIRMAN FRYER: Thank you. And just to see if I can frame that, Pages 8 and 9, the end of Page 8 and the beginning of Page 9, set out the five points that we're being asked to make a recommendation on, and I've stated those. I read them verbatim; don't need to read them again. They're in the record. And I know that assuming we approve this, that all five of those will be shown above the statement of "we're recommending approval," correct, Mr. Bosi? MR. BOSI: That's correct. CHAIRMAN FRYER: Okay. So I'd entertain a motion at this time. COMMISSIONER VERNON: Vernon moves. CHAIRMAN FRYER: Is there a second? COMMISSIONER SPARRAZZA: Second. CHAIRMAN FRYER: It's been moved and seconded that we approve in the form of a recommendation to the BCC the five bullet points that appear on Page 9 of the staff report. Having already been read into the record, we've considered those, and with -- having considered them, we're ready to vote. There being no further discussion, all those in favor, please say aye. COMMISSIONER SHEA: Aye. CHAIRMAN FRYER: Aye. COMMISSIONER VERNON: Aye. COMMISSIONER SPARRAZZA: Aye. CHAIRMAN FRYER: Opposed? 5.A.a Packet Pg. 113 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) November 3, 2022 Page 110 of 110 (No response.) CHAIRMAN FRYER: Thank you. It passes unanimously. And with that we go to old business, of which I take it there is none. (No response.) CHAIRMAN FRYER: Similarly, new business. Is there any? (No response.) CHAIRMAN FRYER: Seeing none, we have none of that. Public comment. Any member of the public here who wants to speak on something that is not part of the agenda today? (No response.) CHAIRMAN FRYER: There appears to be none, so without objection, we're adjourned. ******* There being no further business for the good of the County, the meeting was adjourned by order of the Chair at 4:40 p.m. COLLIER COUNTY PLANNING COMMISSION _____________________________________ EDWIN FRYER, CHAIRMAN These minutes approved by the Board on _________, as presented ________ or as corrected ________. TRANSCRIPT PREPARED ON BEHALF OF FORT MYERS COURT REPORTING BY TERRI L. LEWIS, RPR, FPR-C, COURT REPORTER AND NOTARY PUBLIC. 5.A.a Packet Pg. 114 Attachment: 11-03-22 CCPC Meeting Minutes (23961 : 11/3/2022 CCPC Meeting Minutes) MPUDA-PL20210001860: Orange Blossom Ranch Page 1 of 14 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION – ZONING SERVICES SECTION GROWTH MANAGEMENT DEPARTMENT HEARING DATE: DECEMBER 1, 2022 SUBJECT: MPUDA-PL20210001860 ORANGE BLOSSOM RANCH MPUD ______________________________________________________________________________ Owner: Applicant/Contract Purchaser: Agents: Bryan W. Paul Family LLLP Lennar Multifamily Communities, LLC D. Wayne Arnold Q. Grady Minor & Assoc. P.O. Box 2357 6285 Barfield Rd. Suite 300 3800 Via Del Rey LaBelle, FL. 33975 Atlanta, GA. 30328 Bonita Springs, FL. 34134 Richard Yovanovich, Esq. Coleman, Yovanovich & Koester, P.A. 4001 Tamiami Trail N. #300 Naples, FL. 34103 REQUESTED ACTION: The petitioner is requesting that the Collier County Planning Commission (CCPC) consider an application to amend Ordinance Number 04-74, as amended, the Orange Blossom Ranch Mixed- Use Planned Unit Development (MPUD). Specifically, the petitioner asks that an undeveloped ±44-acre parcel currently labeled as Commercial/Office (C/O) be changed to Mixed Use (MU) to allow up to 400 multi-family residential rental dwelling units in addition to the already approved maximum of 200,000 square feet of commercial uses. GEOGRAPHIC LOCATION: The subject property consists of ±44 acres and is located on the north side of Oil Well Road approximately 1.5 miles east of the intersection of Oil Well Road and Immokalee Road in Section 13, Township 48 South, Range 27 East, Collier County, Florida. (See location map on page 2 and proposed master plan on page 3). 9.A.1.a Packet Pg. 115 Attachment: Staff Report - Orange Blossom PUDA (23860 : PL20210001860 Orange Blossom PUDA) MPUDA-PL20210001860: Orange Blossom Ranch Page 2 of 14 9.A.1.aPacket Pg. 116Attachment: Staff Report - Orange Blossom PUDA (23860 : PL20210001860 Orange Blossom PUDA) MPUDA-PL20210001860: Orange Blossom Ranch Page 3 of 14 Exhibit A – Master Plan 9.A.1.aPacket Pg. 117Attachment: Staff Report - Orange Blossom PUDA (23860 : PL20210001860 Orange Blossom PUDA) MPUDA-PL20210001860: Orange Blossom Ranch Page 4 of 14 PURPOSE/DESCRIPTION OF PROJECT: The petitioner seeks to amend the Orange Blossom Ranch MPUD to redesignate ±44 acres of undeveloped land within the MPUD from Commercial Office (C/O) to Mixed-Use (MU). The maximum square footage of commercial uses remains constant from the original ordinance (Ord. 04-74) at 200,000 square feet as do the permitted commercial uses. This amendment would allow up to ±17 of the ±44 acres to be developed with a maximum of 400 multi-family residential rental dwelling units instead of commercial uses. The overall density of the MPUD will increase to 3.99 dwelling units per acre for the entire MPUD (2,350 DU / (616 total acres – 27 commercial acres) = 3.99DU/ac). SURROUNDING LAND USE AND ZONING: This section of the staff report identifies the land uses and zoning classifications for properties surrounding the boundaries of the ±44-acre subject parcel. North: Orange Blossom Ranch MPUD residential development. While single-family (SF) and multi-family (MF) units are permitted in the MPUD this area of the MPUD appears to be exclusively duplexes. South: Parcel abuts Oil Well Road to the south. The Orange Blossom Ranch MPUD continues south of Oil Well Road with undeveloped land that is not part of this petition. East: Orange Blossom Ranch MPUD residential development. While SF and MF units are permitted in the MPUD this area of the MPUD appears to be exclusively SF. West: Palmetto Ridge High School; other residential PUDs. Intentional Blank 9.A.1.a Packet Pg. 118 Attachment: Staff Report - Orange Blossom PUDA (23860 : PL20210001860 Orange Blossom PUDA) MPUDA-PL20210001860: Orange Blossom Ranch Page 5 of 14 GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: The GMP is the prevailing document to support land-use decisions, such as this proposed amendment. Staff is required to make a recommendation regarding a finding of consistency or inconsistency with the overall GMP as part of the recommendation for approval, approval with conditions, or denial of any amendment petition. This petition is consistent with the GMP. Future Land Use Element (FLUE): The subject site has a FLUE designation of Rural Settlement Area District (RS). The GMP and Golden Gate Area Master Plan recognize the RS as an area which, while outside of the Urban Designation, is appropriate for development including residential and commercial. The RS was originally zoned and platted between 1967 and 1970. A lawsuit pertaining to the permitted uses of this property lead to a Settlement and Zoning Agreement, dated January 27, 1983. The parties involved in the Agreement agreed that the area now known as the Rural Settlement Area District was “vested” for 2,100 dwelling units and 22 acres of neighborhood Source: Collier County Zoning Map Subject Property 9.A.1.a Packet Pg. 119 Attachment: Staff Report - Orange Blossom PUDA (23860 : PL20210001860 Orange Blossom PUDA) MPUDA-PL20210001860: Orange Blossom Ranch Page 6 of 14 commercial uses. The Agreement also stated that “future zoning changes to add dwelling units or commercial acreage within the geographic boundaries of this district will not be prohibited or discouraged” by reason of the vested status of the area. The current petition seeks to add 400 additional dwelling units which is permitted by the Settlement Agreement, and which will keep the overall density of the MPUD under 4 DU/ac. The petition is also consistent with the Orange Blossom Ranch MPUD, Ord. 04-24, as amended, which is consistent with the GMP. Transportation Element: Transportation Planning staff has reviewed the petition and recommends the following: Policy 5.1 of the Transportation Element of the GMP states: “The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard within the five-year AUIR planning period unless specific mitigating stipulations are also approved. A petition or application has significant impacts if the traffic impact statement reveals that any of the following occurs: a. For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; and c. For all other links, the project traffic is considered to be significant up to the point where it is equal to or exceeds 3% of the adopted LOS standard service volume. Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the traffic impact statement that addresses the project’s significant impacts on all roadways.” Staff finding: In evaluating the proposed Orange Blossom Ranch PUDA staff reviewed the applicant’s Traffic Impact Statement (TIS) dated August 8, 2022 (revised) for consistency with the Collier County Growth Management Plan (GMP) using the applicable 2021 Annual Update and Inventory Report (AUIR). According to the PUD Amendment (PUDA) documents the applicant is requesting an additional 400 multi-family residential dwelling units and reducing the amount of commercial land uses by 100,000 square feet. The TIS provided with the proposed PUDA total number of trips generated by the PUD will, if approved, remain the same at +/-2,149 PM peak hour two-way trips. The TIS further indicates that there may be +/-19 potentially fewer trips resulting from the proposed land use change. 9.A.1.a Packet Pg. 120 Attachment: Staff Report - Orange Blossom PUDA (23860 : PL20210001860 Orange Blossom PUDA) MPUDA-PL20210001860: Orange Blossom Ranch Page 7 of 14 The transportation impacts on the adjacent road network will remain the same as currently approved and anticipated by this PUD. Staff does however note the following road network improvement projects scheduled within the 5-year planning period. • Intersection improvements at Immokalee Road and Randall. This project includes road widening on Randall from Immokalee to 8th street. • Vanderbilt Beach Road Extension from Collier Boulevard to 16th in phase one and further to Everglades Boulevard with phase two. • Everglade Boulevard widening from Vanderbilt Beach Road Extension to Oil Well Road. Policy 7.1 of the Transportation Element of the GMP states: “Collier County shall apply the standards and criteria of the Access Management Policy as adopted by Resolution and as may be amended to ensure the protection of the arterial and collector system’s capacity and integrity.” Staff finding: This development is proposing additional right-out access on Oil Well Road to service the remaining commercial development area. Staff agrees with the proposed access which will be required to provide operational analysis at the time of Plat or SDP review to ensure all required separation and safety standards are maintained. Staff recommends approval of the proposed access point change. Conservation and Coastal Management Element (CCME): Environmental Planning staff found this project to be consistent with the Conservation & Coastal Management Element (CCME). The proposed changes do not affect any of the environmental requirements of the GMP. STAFF ANALYSIS: Staff has completed a comprehensive evaluation of this land use petition, including the criteria upon which a recommendation must be based, specifically noted in LDC Section 10.02.13.B.5, Planning Commission Recommendation (commonly referred to as the “PUD Findings”), and Section 10.02.08.F, Nature of Requirements of Planning Commission Report (referred to as “Rezone Findings”), which establish the legal basis to support the CCPC’s recommendation. An evaluation relative to these subsections is discussed below, under the heading “Zoning Services Analysis.” Drainage: The proposed MPUD Amendment request is not anticipated to create drainage problems in the area. Stormwater best management practices, treatment, and storage will be addressed through the environmental resource permitting process with the South Florida Water Management District. County staff will also evaluate the project’s stormwater management system, calculations, and design criteria at the time of the site development plan (SDP) and/or platting (PPL). Environmental Review: Environmental Planning staff has reviewed the PUD petition to address environmental concerns. The property has been historically cleared, as such no preservation is required. The proposed PUD changes will not affect any of the environmental requirements of the PUD document (Ordinance 04-74). 9.A.1.a Packet Pg. 121 Attachment: Staff Report - Orange Blossom PUDA (23860 : PL20210001860 Orange Blossom PUDA) MPUDA-PL20210001860: Orange Blossom Ranch Page 8 of 14 The property is in Wellfield Risk Management Special Treatment Overlay zones (ST/W-4) and must address groundwater protection in accordance with LDC Section 3.06.12. Due to the proximity of this property to private drinking water wells, Pollution Prevention Best Management Practices (BMPs) must be provided at the time of PPL or SDP review for those land uses which have the potential to cause impacts on drinking water. This project does not require Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of land development project reviews as identified in Section 2 -1193 of the Collier County Codes of Laws and Ordinances. Environmental Services staff recommends approval of the proposed petition. Landscape Review: The proposed changes do not require any changes to the perimeter buffers shown on the previous approved Master Plan. Transportation Review: Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC and recommends approval. Utilities Review: The project lies within the service area of the Collier County Water -Sewer District (CCWSD). The project already receives CCWSD water and wastewater services. Sufficient water and wastewater treatment capacities are available. Developer utility commitments are listed in Section VI of the PUD document under paragraph 6.4 Utilities. Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient capacity to serve the project will be the responsibility of the owner/developer and will be conveyed to the CCWSD at no cost to the County at the time of utility acceptance. Zoning Services Review: The ±616-acre Orange Blossom Ranch MPUD was created by Ord. 04- 74 and included a ±44-acre tract designated as Commercial/Office (CO). Ord. 04-74 permitted 1,600 residential dwelling units and 200,000 square feet of commercial office leasable area. Ord. 20-46 increased the number of permitted dwelling units from 1,600 to 1,950; no changes were made to the ±44-acre CO tract with respect to the amount of commercial development, its permitted uses, or its designation. The current petition requests changing the designation of the ±44-acre CO tract to Mixed-Use (MU). The petition would allow up to ±17 acres of the newly created MU tract to be used for the construction of up to 400 multi-family rental dwelling units or to maintain the adopted commercial intensity and uses. An additional 400 dwelling units would bring the total number of permitted dwelling units in the MPUD to 2,350. If the additional 400-unit request is granted the density of the PUD will rise to 3.99 dwelling units per acre (2,350 / (616 – 27) = 3.99). The residential development standards will remain constant being the same as originally approved by Ord. 04-74.1 1 From PUD Document Revised 10-10-22, Section 6.7.P – “the maximum total daily trip generation of the PUD shall not exceed 2,149 two-way PM peak hour 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 play approval. The Community Facility Tract is not subject to the trip cap. 9.A.1.a Packet Pg. 122 Attachment: Staff Report - Orange Blossom PUDA (23860 : PL20210001860 Orange Blossom PUDA) MPUDA-PL20210001860: Orange Blossom Ranch Page 9 of 14 The remaining ±27 acres of the MU tract would be retained for commercial uses; the maximum amount of commercial development would remain at 200,000 square feet; committed commercial uses would remain unchanged. Ten percent (10%) of the dwelling units for each SDP within the MU Tract will be designated for rental to households whose incomes are between 80% and 120% of the Area Median Income (AMI) for Collier County and the corresponding rent limits. These units will be committed for a period of 30 years from the date of issuance of a certificate of occupancy for the first unit. Income and rent limits may be adjusted annually based on the combined income and rent limit table published by the Florida Housing Finance Corporation or as otherwise provided by Collier County. LDC Section 10.02.13.B.5 states that “In support of its recommendation, the CCPC shall make findings as to the MPUD Master Plan’s compliance with the following criteria in addition to the findings in LDC Section 10.02.08”. 1. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. The subject parcel, currently undeveloped, is part of the ±616-acre Orange Blossom MPUD. The MPUD is partially constructed with a significant amount of undeveloped land remaining. The parcel is surrounded on the north, east, and south by other parts of the MPUD; to the west are the Palmetto Ridge High School and several other residential PUDs. The previously approved 200,000 square feet of commercial uses will stay unchanged. The subject parcel lies within the northeast service area of the Collier County Water Sewer District; there are no anticipated LOS issues for the project. The project already receives CCWSD water and wastewater services. There are adequate water and wastewater treatment capacities to serve the project. Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient capacity to serve the project will be the responsibility of the owner/developer and will be conveyed to the CCWSD at no cost to the County at the time of utility acceptance. The Traffic Impact Statement (TIS) shows that the additional 400 dwelling units may be accommodated within the existing trip cap which has not been increased. With sufficient infrastructure, and being surrounded by residential development, this petition is extremely well-suited for the surrounding area. 2. Adequacy of evidence of unified control and suitability of any proposed agreements, contracts, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Documents submitted with the application, which were reviewed by the County Attorney’s Office, demonstrate unified control of the property. 9.A.1.a Packet Pg. 123 Attachment: Staff Report - Orange Blossom PUDA (23860 : PL20210001860 Orange Blossom PUDA) MPUDA-PL20210001860: Orange Blossom Ranch Page 10 of 14 3. Conformity of the proposed Planned Unit Development with the goals, objectives, and policies of the Growth Management Plan (GMP). County staff has reviewed and analyzed this petition for conformity with the relevant goals, objectives, and policies of the GMP within the GMP Consistency portion of this staff report (page 5) and finds that the petition may be found consistent with the overall GMP. 4. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. As described in the Staff Analysis section of this staff report, the proposed uses and their locations are compatible with the MPUD and do not affect the landscaping standards of the original MPUD. 5. The adequacy of usable open space areas in existence and as proposed to serve the development. Section 2.12 of the PUD document for this petition notes that at the time of the site development plan or plat approval, the developer shall demonstrate compliance with the open space requirement (a minimum of 10% of the MU tract) of LDC §4.02.01.B. 6. The timing or sequence of development for the purpose of ensuring the adequacy of available improvements and facilities, both public and private. The project already receives CCWSD water and wastewater services. There are adequate water and wastewater treatment capacities to serve the project. Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient capacity to serve the project will be the responsibility of the owner/developer and will be conveyed to the CCWSD at no cost to the County at the time of utility acceptance. The Traffic Impact Statement (TIS) shows that the additional 400 dwelling units may be accommodated within the existing trip cap which has not been increased. 7. The ability of the subject property and of surrounding areas to accommodate expansion. The project already receives CCWSD water and wastewater services. There are adequate water and wastewater treatment capacities to serve the project. Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient capacity to serve the project will be the responsibility of the owner/developer and will be conveyed to the CCWSD at no cost to the County at the time of utility acceptance. As determined in the Transportation Element of this report, the roadway infrastructure has sufficient capacity to serve the proposed project. 8. Conformity with MPUD regulations, or as to desirable modifications of such regulations in the particular case, based on a determination that such modifications are justified as meeting public purposes to a degree at least equivalent to the literal application of such regulations. The petitioner is not requesting any deviations to the LDC or the MPUD document in this 9.A.1.a Packet Pg. 124 Attachment: Staff Report - Orange Blossom PUDA (23860 : PL20210001860 Orange Blossom PUDA) MPUDA-PL20210001860: Orange Blossom Ranch Page 11 of 14 Amendment. Rezone Findings: LDC Subsection 10.02.08.F states, “When pertaining to the rezoning of land, the report, and recommendations to the Planning Commission to the Board of County Commissioners…shall show that the Planning Commission has studied and considered the proposed change in relation to the following, when applicable”: 1. Whether the proposed change will be consistent with the goals, objectives, and policies of the Future Land Use Map and the elements of the GMP. Comprehensive Planning staff determined the subject petition is consistent with the goals, objectives, and policies of the Future Land Use Element (FLUE) and other elements of the GMP. 2. The existing land use pattern. The existing land use pattern (of the abutting properties) is described in the Surrounding Land Use and Zoning section of this staff report. The proposed use would be compatible with and would not change the existing land use patterns of the surrounding properties. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The petition will continue the planned development of the Orange Blossom MPUD adding residential dwellings to parts of the MPUD already developed with residential dwellings. As such, the petition will not create an isolated district. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. This petition does not propose any changes to the boundaries of the MPUD that were originally approved by Ord. 04-74. 5. Whether changed or changing conditions make the passage of the proposed rezoning necessary. The petition is seeking a change in use for one tract in the MPUD, not a rezoning. The request complies with the provisions of the LDC and, while not necessary, is being sought to meet market demand for housing and is within the rights of the applicant. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The proposed amendment will be compatible with existing and neighboring development therefore it will not adversely influence living conditions in the neighborhood. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. 9.A.1.a Packet Pg. 125 Attachment: Staff Report - Orange Blossom PUDA (23860 : PL20210001860 Orange Blossom PUDA) MPUDA-PL20210001860: Orange Blossom Ranch Page 12 of 14 As determined in the Transportation Element of this report, the roadway infrastructure has sufficient capacity to serve the proposed project. 8. Whether the proposed change will create a drainage problem. The proposed MPUD Amendment request is not anticipated to create adverse drainage impacts in the area; provided stormwater best management practices, treatment, and storage on this project are addressed through Environmental Resource Permitting (ERP) with the South Florida Water Management District (SFWMD). County staff will evaluate the project’s stormwater management system, calculations, and design criteria at the time of SDP and/or PPL. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. It is not anticipated that the changes proposed in this MPUD Amendment would seriously reduce light or air to the adjacent areas. 10. Whether the proposed change will adversely affect property values in the adjacent areas. The project’s proposed change in use is to meet existing demand and is compatible with the existing neighboring homes and, therefore, should not adversely impact adjacent property values. However, there may be internal and/or external factors that are beyond the control of the applicant which may negatively impact surrounding property values. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The proposed construction of 400 residential dwelling units meets all County requirements relating to traffic, stormwater management, and potable and wastewater capacity, and will comply with all existing regulations. The proposed project will be compatible with adjacent properties and will not impact the improvement or development of adjacent properties. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasting with the public welfare. The development complies with the GMP, which is a public policy statement supporting zoning actions when they are consistent with said Comprehensive Plan (GMP), therefore the proposed amendment does not constitute a grant of special privilege. Consistency with the FLUE is further determined to be a public welfare relationship because actions consistent with plans are in the public interest. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. There are no substantial reasons why the property cannot be used in accordance with the existing zoning; however, in the opinion of the applicant, market demand for multi-family dwellings makes them a more attractive investment than commercial development. The requested amendment is, in 9.A.1.a Packet Pg. 126 Attachment: Staff Report - Orange Blossom PUDA (23860 : PL20210001860 Orange Blossom PUDA) MPUDA-PL20210001860: Orange Blossom Ranch Page 13 of 14 the opinion of staff, in compliance with the GMP, and is needed to allow the applicant this change in use of the property. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the County. It is staff’s opinion that the proposed uses, associated development standards, and developer commitments will ensure that the project is not out of scale with the needs of the community. If the petition is approved, the density of the MPUD will be four dwelling units per acre which are in keeping with the scale of development of the immediate surrounding area or the County. 15. Whether it is impossible to find other adequate sites in the County for the proposed use in districts already permitting such use. There may be other sites in the County that could accommodate the uses proposed; however, this is not the determining factor when evaluating the appropriateness of a zoning decision. The petition was reviewed on its merit for compliance with the GMP and the LDC; staff does not review other potential sites in conjunction with a specific petition. 16. The physical characteristics of the property and the degree of site alteration, which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. Any development anticipated by this amendment would require considerable site alteration as it currently is a citrus orchard that is no longer used. This project will undergo extensive evaluation relative to all federal, state, and local development regulations during the SDP and/or platting processes, and again later as part of the building permit process. 17. The impact of development on the availability of adequate public facilities and services is consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance, as amended. The development will have to meet all applicable criteria set forth in the LDC regarding Adequate Public Facilities. The project must also be consistent with all applicable goals and objectives of the GMP regarding adequate public facilities. This petition has been reviewed by county staff that is responsible for jurisdictional elements of the GMP as part of the rezoning process, and staff has concluded that the developer has provided appropriate commitments so that the impacts to the Level of Service (LOS) will be minimized. As determined in the Transportation Element of this report, the roadway infrastructure has sufficient capacity to serve the proposed project. 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of public health, safety, and welfare. To be determined by the Board of County Commissioners during its advertised public hearing. 9.A.1.a Packet Pg. 127 Attachment: Staff Report - Orange Blossom PUDA (23860 : PL20210001860 Orange Blossom PUDA) MPUDA-PL20210001860: Orange Blossom Ranch Page 14 of 14 DEVIATION DISCUSSION: The MPUD was originally approved by Ord. 01-10, and amended by Ord. 16-31, Ord. 16-33 (CDD), Ord. 16.34 (CDD), and Ord 20-46. Neither the original ordinance nor any of the amended ordinances included deviations. The petitioner is not seeking any deviations with this petition. NEIGHBORHOOD INFORMATION MEETING (NIM): The applicant conducted a NIM on June 15, 2022, at the University of Florida / IFAS Extension Office located at 14700 Immokalee, Florida (See Attachment 3 for transcript). The meeting began at approximately 5:30 p.m. and ended at approximately 6:30 p.m. A rough count showed 37 people in attendance and four people on Zoom. The applicant’s agent, Wayne Arnold of Q. Grady Minor and Associates, gave a brief overview of the proposed project. Concerns and questions from the audience were related to buffers, traffic, residential access to/from the property, construction access, school capacity, and affordable housing. Mr. Arnold’s responses included buffers that met code requirements; a trip cap that was previously established for the MPUD that would not need to be changed as a result of this amendment; further explanation of where residential and construction access would be; and submission of information to the school district for analysis of school capacity impacts resulting from the project. ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION: This project does not require Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of land development project reviews as identified in Section 2 -1193 of the Collier County Codes of Laws and Ordinances. Environmental Services staff recommends approval of the proposed petition. COUNTY ATTORNEY OFFICE REVIEW: The County Attorney’s Office reviewed this staff report on November 11, 2022. RECOMMENDATION: Staff recommends the CCPC forward this petition to the Board of County Commissioners with a recommendation of approval. Attachments: 1. Proposed Ordinance 2. Application/Backup Materials 3. NIM Transcript 4. NIM Audio 9.A.1.a Packet Pg. 128 Attachment: Staff Report - Orange Blossom PUDA (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.b Packet Pg. 129 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.b Packet Pg. 130 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA)HFAC 10-18-22 Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 ORANGE BLOSSOM RANCH A MIXED USE PLANNED UNIT DEVELOPMENT PREPARED FOR: Bryan Paul Citrus, Incorporated P.O. Box 2357 Hwy 78 - A Labelle, FL 33935-2357 PREPARED BY: Q. Grady Minor & Associates, P.A. 3800 Via Del Rey Bonita Springs, Florida 34134 and Woodward, Pires and Lombardo, P.A. 3200 Tamiami Trail North Suite 200 Naples, FL 34103 AMENDED BY: Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, Florida 34134 And Richard D. Yovanovich, Esq. Coleman, Yovanovich and Koester, p.a. The Northern Trust Building, 4001 Tamiami Trail North, Suite 300, Naples, Florida 34103 DATE REVIEWED BY CCPC DATE APPROVED BY BCC 11-16-2004 ORDINANCE NUMBER 04-74 AMENDMENTS AND REPEAL 16-31 and 20-46 DOCUMENT DATE EXHIBIT “A” 9.A.1.b Packet Pg. 131 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 i INDEX PAGE List of Exhibits ii Statement of Compliance iii SECTION I Property Ownership, Legal, General Description and Short Title 1-1 SECTION II Project Development 2-1 SECTION III Residential/Golf Development Areas 3-1 SECTION IV Commercial/OfficeMixed Use Area 4-1 SECTION V Community Facility 5-1 SECTION VI General Development Commitments 6-1 9.A.1.b Packet Pg. 132 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 ii LIST OF EXHIBITS EXHIBIT “A” Conceptual Master Plan and Water Management Plan EXHIBIT “B” Legal Description EXHIBIT “C” Property Ownership InformationDeveloper Commitment Exhibit 9.A.1.b Packet Pg. 133 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 iii STATEMENT OF COMPLIANCE The development consists of 616± acres of property in Collier County as a Mixed Use Planned Unit Development (MPUD) to be known as the Orange Blossom Ranch MPUD, which will be in compliance with the goals, objectives, and policies of Collier County as set forth in the Collier County Growth Management Plan (GMP). The Orange Blossom Ranch MPUD is a mixed-use residential community with associated community facility, recreational, and commercial uses and will be consistent with the applicable elements of the Collier County GMP for the following reasons: 1. The subject property is within the Settlement Area District Designation as identified on the Future Land Use Map, which permits a wide variety of land uses, including commercial, residential, community facility and recreation. 2. The total acreage of the MPUD is 616 ± acres. The maximum number of dwelling units to be built on the total acreage is 1,9502,350. The number of dwelling units per gross acre, less the 44± acre Commercial/Office area, is approximatelyoverall MPUD shall not exceed a density of 3. 4 dwelling units per acre. The density on individual parcels of land throughout the project may vary according to the type of housing placed on each parcel of land. No maximum densities have been established in the Settlement Area District. The MPUD proposes the inclusion of community shopping and office development which will serve the surrounding area, on the approximately 44 acresacre mixed use tract of which 17 acres may be developed with a maximum of 400 multi-family rental residential dwelling units. The maximum gross leasable area for commercial uses shall be 200,000 square feet. The PUD is subject to a vehicle trip cap per 6.7.P of the PUD. These uses are consistent with the Settlement Area District of the Future Land Use Element and Golden Gate Area Master Plan in that these areas meet the criteria outlined in the Future Land Use Element, Golden Gate Area Master Plan, and Subsection 2.03.06 of the Land Development Code (LDC) ). 3. The subject property’s location in relation to existing or proposed community facilities and services permits the development’s residential density as described in Objective 2 of the Future Land Use Element. 4. The project development is compatible and complementary to existing and future surrounding land uses as required in Policy 5.4 of the Future Land Use Element. 5. Improvements are planned to be in compliance with applicable sections of the Collier County LDC as set forth in Objective 3 of the Future Land Use Element. 6. The project development is planned to protect the functioning of natural drainage features and natural groundwater aquifer recharge areas as described in Objective 1.5 of the Drainage Sub-Element of the Public Facilities Element. 7. All final local development orders for this project are subject to Section 6.02.00, Adequate Public Facilities, of the Collier County LDC. 9.A.1.b Packet Pg. 134 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 1-1 SECTION I PROPERTY OWNERSHIP AND LEGAL, GENERAL DESCRIPTION AND SHORT TITLE 1.1 PURPOSE The purpose of this Section is to set forth the location and ownership of the property, and to describe the existing conditions of the property proposed to be developed under the project name of the Orange Blossom Ranch MPUD. 1.2 LEGAL DESCRIPTION Please see Exhibit “B”, Legal Description. 1.3 PROPERTY OWNERSHIP Please see Exhibit “C”, Property Ownership. 1.41.3 GENERAL DESCRIPTION OF PROPERTY AREA A. The project site is located to the north and south of Oil Well Road, north of the developed portions of the Orangetree PUD. The property lies approximately 7 miles east of C.R. 951 (Collier Boulevard) and approximately ½ mile east of C.R. 846 (Immokalee Road). B. The zoning classification of the project prior to approval of this MPUD document was PUD, as part of the Orangetree PUD. 1.51.4 PHYSICAL DESCRIPTION A. The project lies within Collier County Main Golden Gate Canal Basin. B. Water management facilities for the project shall be designed and constructed with discharge via the Golden Gate Canal subject to approved SFWMD permit(s), C. Elevations within the site vicinity are flat. The elevation of the subject site is approximately sixteen feet (16’) above mean sea level. The entirety of the site lies within Flood Zone “D” according to Firm Map # 120067 250 D, revised June 3, 1986. D. Surficial sediments on, and in the vicinity of the project, are primarily fine quartz sands and organic loams over shallow limestone bedrock. Specific soil types found on the project include: malabar fine sand, basinger fine sand and boca fine sand. E. The subject property at the time of rezoning is currently in active citrus production. No native vegetation exists on-site. 9.A.1.b Packet Pg. 135 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 1-2 1.61.5 PROJECT DESCRIPTION The MPUD is a mixed-use residential single family and multi-family community with a maximum of 1,950 units within areas designated “R/G” and a maximum of 400 multi- family rental dwelling units and 200,000 square feet of commercial and office leasable area within areas designated “C/OMU” on the master plan. Recreational facilities may be provided in conjunction with the dwelling units. Residential land uses, recreational uses, community facility uses, commercial uses and signage are designed to be harmonious with one another in a natural setting by using common architecture, appropriate screening/buffering, and native vegetation, whenever feasible. 1.71.6 SHORT TITLE This Ordinance shall be known and cited as the “Orange Blossom Ranch MPUD”. 9.A.1.b Packet Pg. 136 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 2-1 SECTION II PROJECT DEVELOPMENT 2.1 PURPOSE The purpose of this Section is to generally describe the project plan of development, relationships to applicable County ordinances, the respective land uses of the tracts included in the project, as well as other project relationships. 2.2 GENERAL A. Development of the MPUD shall be in accordance with the contents of this Planned Unit Development Document and, to the extent not inconsistent with this MPUD Document, applicable sections of the Collier County LDC, as amended, in effect at the time of issuance of any development order to which such regulations relate, such as but not limited to final site development plan, excavation permit, and preliminary work authorization,. Where these regulations fail to provide developmental standards, then the provisions of the most similar district in the County LDC shall apply. B. Unless otherwise noted, the definitions of all terms shall be the same as the definitions set forth in the Collier County LDC in effect at the time of building permit application. C. All conditions imposed and all graphic material presented depicting restrictions for the development of the Orange Blossom Ranch MPUD shall become part of the regulations which govern the manner in which the MPUD site may be developed. D. Except as modified, waived or excepted by this MPUD, the provisions of the LDC, where applicable, remain in full force and effect with respect to the development of the land which comprises this MPUD. E. Development permitted by the approval of this MPUD will be subject to concurrency review under the provisions of Chapter 6, Adequate Public Facilities, of the LDC. 2.3 DESCRIPTION OF PROJECT PLAN AND PROPOSED LAND USES A. The project Master Plan, including layout of streets and use of land for the various tracts, is illustrated by Exhibit “A”, the MPUD Master Plan. The specific location and size of individual tracts and the assignment of dwelling units (uses) thereto shall be determined at the time of detailed site development planning or platting. B. The final size of the recreation and open space areas will depend on the actual requirements for water management, roadway pattern, and dwelling unit size and configuration. 9.A.1.b Packet Pg. 137 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 2-2 2.4 ROADWAYS A. Roadways within the Orange Blossom Ranch MPUD may be privately owned and maintained or owned or operated and maintained by a community development district. Standards for roads shall be in compliance with the applicable provisions of the LDC regulating subdivisions, unless otherwise modified, waived or excepted by this MPUD or approved during subdivision plat approval. The developer reserves the right to request substitutions to the LDC design standards in accordance with Chapter 10 of the LDC. The developer retains the right to establish gates, guardhouses, and other access controls as may be deemed appropriate on all internal and privately, or CDD owned, or operated and maintained project roadways. B. Roadways within the Orange Blossom Ranch MPUD shall be designed and constructed in accordance with Chapters 4 and 6 of the LDC with the following substitutions: C. Deviations from Construction Standards Streets and access improvements 1. Street Right-of-Way Width Street right-of-way width: The minimum right-of-way width to be utilized for local streets and cul-de-sacs shall be forty (40) feet. Drive aisles serving multi-family tracts shall not be required to meet this standard. The publicly accessible roadway corridor which provides for an interconnection between Oil Well Road and the CF designated lake parcel shall be permitted to be sixty (60) feet in width. 2. Dead-end Streets Cul-de-sacs may exceed a length of one thousand (1,000) feet. 3. Intersection Radii Intersection radii: Street intersections shall be provided with a minimum of a twenty (20) foot radius (face of curb) for all internal project streets and a thirty-five (35) foot radius for intersections at project entrances. 4. Reverse Curves Reverse Curves: Tangents shall not be required between reverse curves on any project streets. D. Other Deviations Sidewalks, bike lanes and bike paths 9.A.1.b Packet Pg. 138 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 2-3 1. Chapters 4 and 6 of the LDC, The publicly accessible entry road extending from Oil Well Road to the CF designated parcel shall have a minimum eight foot (8’) wide pathway on one side of the street, or a 5 foot wide pathway on both sides of the street which may meander in and out of the right-of-way. 2.5 LAKE SETBACK AND EXCAVATION The lake setback requirements described in Sections 22-106 through 22-119 of the Code of Laws and Ordinance of Collier County, Florida may be reduced subject to the provisions established in the Code of Laws and Ordinance of Collier County, Florida. All lakes greater than two (2) acres may be excavated to the maximum commercial excavation depths of twenty (20) feet (from the control line) subject to permit approval of the South Florida Water Management District. 2.6 RELATED PROJECT PLAN APPROVAL REQUIREMENTS A. Prior to the recording of a record plat, and/or condominium plat for all or part of the MPUD, final plans of all required improvements shall receive approval of the appropriate Collier County governmental agency to insure compliance with the MPUD Master Plan, the Collier County LDC and the platting laws of the State of Florida. B. Exhibit “A”, the MPUD Master Plan, constitutes the required MPUD development plan. Any division of property and the development of the land shall be in compliance with Chapter 10 of the Collier County LDC and the platting laws of the State of Florida. C. The provisions of Chapter 10 of the Collier County LDC shall apply to the development of all platted tracts or parcels of land as provided in said Chapter prior to the issuance of a building permit or other development order. D. Utilization of lands within all project public rights-of-way for landscaping, gatehouses access control features, decorative entrance ways, architectural features and signage shall be allowed subject to review and administrative approval by the Collier County Engineering Director for engineering and safety considerations during the development review process and prior to any installations of plant material or construction. Private and community development district owned rights-of-way may be utilized for landscaping, gatehouses access control features, decorative entranceways, architectural features and signage at the discretion of the developer. E. Utility, road, public and private easements shall be established as required during the site development plan and/or plat approval process. F. Appropriate instruments will be provided at the time of infrastructure improvements regarding dedications and the method for providing perpetual maintenance of common facilities. 9.A.1.b Packet Pg. 139 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 2-4 2.7 MODEL HOMES, MODEL SALES OFFICE AND CONSTRUCTION OFFICE A. Model homes sales offices, construction offices, and other uses and structures related to the promotion and sale of real estate such as, but not limited to, pavilions, parking areas, and signs, shall be permitted principal uses throughout the Orange Blossom Ranch MPUD. These uses shall be subject to the requirements of Subsection 5.04.04, Subsection 10.02.05 C and Subsection 10.02.03 of the LDC. B. Model homes may be permitted in single family, multi-family and townhome buildings and up to 8 single family and/or one 8-unit multi family building per platted tract or area subject to site development plan approval may be utilized for wet or dry models, subject to the time frames specified in Subsection 5.04.04 of the LDC. 2.8 AMENDMENTS TO MPUD DOCUMENT OR MPUD MASTER PLAN Amendments may be made to the MPUD Document and MPUD Master Plan as provided herein and in Subsection 10.02.13 of the LDC. 2.9 COMMON AREA MAINTENANCE Common area maintenance shall be provided by a property owners’ association or community development district (CDD). The association or CDD is a legitimate alternative for the timely and sustained provision of quality common area infrastructure and maintenance under the terms and conditions of a County development approval. For those areas not maintained by association or CDD, the developer will create a property owner association(s), or condominium association(s) whose functions shall include provision for the perpetual maintenance of common facilities and open spaces. The master, or the property owners’ association, or CDD, as applicable, shall be responsible for the operation, maintenance, and management of the surface water and stormwater management systems serving the Orange Blossom Ranch MPUD. 2.10 DESIGN GUIDELINES AND STANDARDS Planned unit development districts are intended to encourage ingenuity, innovation and imagination in the planning, design and development or redevelopment of relatively large tracts of land under unified ownership or control, as set forth in Subsection 2.03.06 of the LDC. Commercial components of the project shall be subject to Subsection 5.05.08 of the LDC. 2.11 GENERAL PERMITTED USES Certain uses shall be considered general permitted uses throughout the Orange Blossom Ranch MPUD. General permitted uses are those uses which generally serve the developer, property owners and residents of the Orange Blossom Ranch MPUD and are typically part of the common infrastructure or are considered community facilities. A. General Permitted Uses: 9.A.1.b Packet Pg. 140 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 2-5 1. Essential services as set forth under the Collier County LDC, Subsection 2.01.03. 2. Water management facilities and related structures. 3. Temporary water and sewage treatment facilities. 4. Lakes including lakes with bulkheads or other architectural or structural bank treatments. 5. Guardhouses, gatehouses, architectural subdivision entry features and access control structures. 6. Community and neighborhood parks, recreational facilities, community centers. 7. Temporary construction, sales, and administrative offices for the developer, builders, and their authorized contractors and consultants, including necessary access ways, parking areas and related uses in accordance with the Collier County LDC in effect at the time permits are requested unless otherwise specified herein. 8. Model homes sales offices, construction offices, and other uses and structures related to the promotion and sale of real estate or such as, but not limited to, pavilions, parking areas, and signs. These uses shall be subject to the requirements of Subsection 5.04.04, Subsection 10.02.05 C and Subsection 10.02.03 of the LDC. 9. Landscape features including, but not limited to, landscape buffers, berms, fences and walls in accordance with the Collier County LDC in effect at the time permits are requested unless otherwise specified herein. 10. Agricultural uses and related accessory uses. However, agricultural operations shall cease upon recordation of a plat or approval of a site development plan for a specific tract. 11. Any other use which is comparable in nature with the foregoing uses and which the Board of Zoning Appeals determines to be compatible. B. Development Standards Unless otherwise set forth in this Document, the following development standards shall apply to structures: 1. Setback from back of curb or edge of pavement of any road – Fifteen feet (15’). Guardhouses, gatehouses, fences, walls, columns, decorative architectural features and access control structures shall have no required setback. 9.A.1.b Packet Pg. 141 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 2-6 2. Setback from exterior property lines – One half (½) the height of the structure. 3. Minimum distance between structures, which are part of an architecturally unified grouping – Ten feet (10). 4. Minimum distance between unrelated structures – Ten feet (10’). 5. Minimum floor area – None required. 6. Minimum lot or parcel area – None required. 7. Maximum Height – Thirty feet (30’) for guardhouses and decorative architectural features. 8. Sidewalks, bike paths, and cart paths may occur within County required buffers; however the width of the required buffer shall be increased proportionately to the width of the paved surface of the sidewalk, bike path, or cart path. 2.12 OPEN SPACES REQUIREMENTS Subsection 4.02.01 of the LDC requires that mixed-use PUDs provide a minimum of 30% open space. At the time of site development plan or plat approval, the developer shall demonstrate compliance with this requirement. For purposes of this requirement, a minimum of 10% of the C/O “MU” area shall be open space. 2.13 LANDSCAPE BUFFERS, BERMS, FENCES AND WALLS Landscape buffers, berms, fences and walls are generally permitted as a principal use throughout the Orange Blossom Ranch MPUD. A. Landscape berms shall have the following maximum side slopes: 1. Grassed berms 4:1 2. Ground covered berms Perimeter 3:1 Internal to project 3:1 3. Structural walled berms - vertical Fence or wall maximum height: Six feet (6'), as measured from the finished floor elevation of the nearest residential structure within the development. If the fence or wall is constructed on a landscaped berm, the wall shall not exceed six feet (6') in height from the top of berm elevation. 9.A.1.b Packet Pg. 142 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 3-1 SECTION III RESIDENTIAL/GOLF “R/G” 3.1 PURPOSE The purpose of this Section is to identify permitted uses and development standards for areas within the Orange Blossom Ranch MPUD designated on the Master Plan as “R/G”, Residential/Golf. 3.2 MAXIMUM DWELLING UNITS A maximum of 1,950 dwelling units of various types may be constructed within areas designated R/G on the Master Plan. 3.3 GENERAL DESCRIPTION Areas designated as “R/G,” Residential/Golf on the Master Plan are designed to accommodate a full range of residential dwelling types and general permitted uses as described by Section 2.11 and a full range of recreational facilities, essential services, and customary accessory uses. The approximate acreage of the area designated for residential/golf development is indicated on the MPUD Master Plan. This acreage is based on conceptual designs and is approximate. Actual acreages of all development tracts will be provided at the time of site development plan in accordance with Chapter 4, of the LDC. Residential tracts are designed to accommodate internal roadways, open spaces, and other similar uses found in residential areas. 3.4 PERMITTED USES AND STRUCTURES No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or part, for other than the following: A. Principal Uses: 1. Single family attached and detached dwellings, town homes. 2. Single family patio and zero lot line dwellings. 3. Two-family and duplex dwellings. 4. Multi-family dwellings including coach homes and garden apartments. 5. Recreational facilities such as parks, playgrounds, and pedestrian/bikeways. 9.A.1.b Packet Pg. 143 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 3-2 6. Golf courses and golf course related clubs and facilities, including clubhouses, restaurants, pro shops, tennis courts, swimming pools and similar recreational facilities. 7. Indoor and outdoor recreation facilities, including but not limited to community centers, swimming pools, tennis courts, and the like. 8. Gazebos, architectural features, fishing piers, courtyards, golf course shelters. 9. Indoor parking facilities and outdoor parking lots. 10. Those uses outlined in Section 2.11.A herein. 11. Collier County Public Schools-Educational facilities limited to a maximum single 20-acre tract located only in the area on the north side of Oil Well Road contiguous to Oil Well Road. The location of the C/O “MU” area may be modified or adjusted if a Collier County public school is located in this limited designated area. Such modification or adjustment is and shall be deemed to be an insubstantial change to the MPUD Document and MPUD Master Plan. 12. Excavation and off-site hauling with related production of approximately 1.3 million cubic yards of soil, not to exceed 1.5 million cubic yards. The off-site hauling shall terminate upon the date that the County grants preliminary acceptance of the subdivision improvements for the final phase of the residential development. There shall be no stacking of excavation-related vehicles including haul trucks on Oil Well Road. Hours of operation shall be limited to the hours of 7:30 a.m. and 5:00 p.m., Monday through Saturday, and further subject to the following limitations: a. Public school days between 2:00 – 2:30 p.m. limited to 6 trips. b. Monday through Friday, between 4:00 – 5:00 p.m. limited to 11 trips. B. Accessory Uses and Structures: 1. Accessory uses and structures customarily associated with the principal uses permitted in this District, including swimming pools, spas and screen enclosures, recreational facilities designed to serve the development, and essential services. No accessory structures associated with a Collier County public school are allowed or permitted. 2. Any other accessory use which is comparable in nature with the foregoing uses and which the Board of Zoning Appeals determines to be compatible. 3.5 DEVELOPMENT STANDARDS A. Table 1 sets forth the development standards for the residential land uses within the Orange Blossom Ranch MPUD R/G Development Area. 9.A.1.b Packet Pg. 144 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 3-3 B. Site development standards for single family, zero lot line, patio home, two-family, duplex, single family attached and town home uses apply to individual residential lot boundaries. Multi-family standards apply to parcel boundaries. C. Standards for parking, landscaping (excluding landscape buffer width), signs and other land uses, where such standards are not specified herein, are to be in accordance with the LDC in effect at the time of site development plan approval. Unless otherwise indicated, required yard, height, and floor area standards apply to principal structures. D. Development standards for uses not specifically set forth in this Section shall be in accordance with those standards of the zoning district which permits development that is most similar to the proposed use. E. During the platting process, the developer shall identify the specific housing type intended for each platted tract. F. Development standards for non-residential uses within R/G Designated Areas of the Conceptual Master Plan 1. Minimum lot area – None required. 2. Yard requirements: a. Front: 25 feet b. Side: 10 feet c. Rear: 0 feet if abutting a golf course or lake, 20 feet if abutting a residential tract. However no structure shall be permitted to encroach into a lake maintenance easement. 3. Maximum heights: 40 feet not to exceed 3 stories. 4. Parking requirements for non-residential uses a. Golf club, golf related facilities, restaurants, pro shops, tennis facilities and spa – 3 spaces for every one thousand (1,000) square feet of gross floor area of the golf club. If a restaurant is open to the general public, then parking for the restaurant use shall be provided in accordance with UDC parking provisions. For purposes of this Section, the calculation of gross floor area shall not include under-building parking or cart storage facilities. b. Accessory uses and structures – No separate parking area is required for any accessory use within the “R/G” area. 5. Building Separation: Principal buildings shall be separated a minimum 15 feet. Principal buildings may be attached to accessory structures, such as covered walkways, pergolas and similar structures commonly used to provide for pedestrian protection. 9.A.1.b Packet Pg. 145 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 3-4 6. Signage shall be consistent with provisions of Subsection 2.03.06 and Subsection 5.06.04 of the LDC, and may be permitted at the locations conceptually shown on the Master Plan. 7. Landscaping shall be in accordance with Subsection 4.06 of the LDC. 9.A.1.b Packet Pg. 146 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 3-5 TABLE I ORANGE BLOSSOM RANCH COMMUNITY DEVELOPMENT STANDARDS FOR “R/G” RESIDENTIAL AREAS PERMITTED USES AND STANDARDS Single Family Detached Zero Lot Line *7 Two Family and Duplex Single Family Attached and Townhouse Multi- Family Dwellings Category 1 2 3 4 5 Minimum Lot Area 4,200 SF 4,000 SF 3,500*2 1,700 SF 9,000 SF Minimum Lot Width *3 42’ 40’ 35’ 17’ 90’ Minimum Lot Depth 100’ 100’ 100’ 100’ 100’ Front Yard*6 20’ 20’ 20’ 20’ 20’ Side Yard 6’ 0 or 6’ *4 0 or 6’ 0 or *4 15’ Rear Yard 15’ 15’ 15’ 15’ 15’ Rear Yard Accessory *1 10’ 10’ 10’ 10’ 10’ Maximum Building Height 35 feet 35 feet 35 feet 35 feet 45 feet not to exceed 3 stories Distance Between Detached Principal Structures *5 12’ 12’ 12’*5 12’ 20’*5 Floor Area Min. (S.F.) 1000 SF 1000 SF 1000 SF 1000 SF 750 SF All distances are in feet unless otherwise noted. *1 – Rear yards for accessory structures on lots and tracts which a abut lake or golf course may be reduced to 0 feet; however, there shall be no encroachment into a maintenance easement. *2 – Each half of a duplex unit requires a lot area allocation of 3,500 square feet for a total minimum lot area of 7,000 square feet. *3 – Minimum lot width may be reduced by 20% for cul-de-sac lots provided the minimum lot area requirement is maintained. *4 – Zero foot minimum side setback on one side as long as a minimum 12-foot separation between principal structures is maintained. *5 – Building distance may be reduced at garages to a minimum of 10 feet between garages where attached garages are provided. *6 – Front entry garages shall be set back a minimum of 23 feet from edge of any provided sidewalk. A.minimum 20 foot front yard may be reduced to 15 feet where the residence is served by a side-loaded or rear entry garage. For corner lots, front setbacks shall apply to short side of lot. The set back on the long side of lot may be reduced to a minimum of 15 feet. *7 – A conceptual plan for any tract utilized for zero lot line development shall be approved concurrent with a plat for the tract. 9.A.1.b Packet Pg. 147 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 4-1 SECTION IV COMMERCIAL/OFFICEMIXED USE AREA “C/OMU” 4.1 PURPOSE The purpose of this Section is to set forth the permitted uses and development standards for areas designated as Tract “COMU”, Commercial/OfficeMixed Use Area on Exhibit “A”, MPUD Master Plan and Exhibit “C” MU Tract Master Plan. 4.2 MAXIMUM COMMERCIAL/OFFICE SQUARE FEET The 44± acre Commercial/OfficeMixed Use Area (Tract “COMU”), shall be developed with not more than 400 multi-family rental dwelling units and 200,000 square feet of commercial/office uses. 4.3 USES PERMITTED No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following: A. Principal Uses 1: 1. Travel agencies (Group 4724) 2. Any contractor business as defined in the Standard Industrial Classification Manual for the following Major Groups: a. 15 – Building construction- general building contractors and operative builders (no outdoor storage permitted). b. Groups 1711 – 1793, 1796 – 1799 Construction – special trade contractors (no outdoor storage permitted). 3. Any establishment engaged in printing utilizing common processes, classified under the following industry groups: a. Groups 2711, 2721, and 2752 – Newspapers and periodicals: publishing or publishing and printing 4. General warehousing and storage (Group 4225), indoor storage. 5. United States Postal Service (Group 4311), except major distribution center. 1 Reference Executive Office of the President, Office of Management and Budget, Standard Industrial Classification Manual, 1987 Edition. 9.A.1.b Packet Pg. 148 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 4-2 6. Any retail businesses as defined in the Standard Industrial Classification Manual for the following categories: a. Industry group 521 – Lumber and other building materials dealers. b. Industry group 523 – Paint, glass, and wallpaper stores. c. Industry group 525 – Hardware stores. d. Industry group 526 – Retail nurseries, lawn and garden supply stores e. Major Group 53 – General merchandise stores. 7. Any retail store engaged in selling food as defined under Major Group 54 in the Standard Industrial Classification Manual, except freezer food plants. 8. Any retail businesses engaged in selling automobile parts and accessories; and retail gasoline sales (with service facilities), as defined in the Standard Industrial Classification Manual for the following categories: a. Industry group 553 – Auto and home supply stores; b. Industry group 554 – Gasoline stations, including service stations and marine service stations. 9. Any retail businesses engaged in selling apparel and accessories as defined under Major Group 56 in the Standard Industrial Classification Manual. 10. Any retail businesses engaged in selling home furniture, furnishings, and equipment stores as defined under Major Group 57 in the Standard Industrial Classification Manual. 11. Any retail establishment selling prepared foods and drinks, including alcoholic drinks (for consumption on the premises), as defined under Major Group 58 in the Standard Industrial Classification manual. Drinking places (Group 5813) shall be permitted only in conjunction with eating places (Group 5812). 12. Any miscellaneous retail businesses as defined under Major Group 59 in the Standard Industrial Classification Manual, not including Industry Group Numbers: 593 – Used merchandise stores; 596 – nonstore retailers; 598 – fuel dealers, Group 5999 – gravestones, police supply, sales barns; and not including the retail sale of fireworks. 13. Establishments operating primarily in the fields of finance, insurance, and real estate as defined under Major Groups 60,61, 62, 63, 64, 65, and 67 in the Standard Industrial Classification Manual. 14. Establishments operating primarily to provide personal services as defined in the Standard Industrial Classification Manual for the following Industry Groups: 9.A.1.b Packet Pg. 149 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 4-3 a. Industry group 721 – Laundry, cleaning, and garment services, only dry-cleaning and coin laundry. b. Industry group 722 – Photographic portrait studios; c. Industry group 723 – Beauty shops; d. Industry group 724 – Barbershops; e. Industry group 725 – Shoe repair shops and shoeshine parlors; f. Industry group 729 – Miscellaneous personal services, only including Group 7291 – tax return preparation services, and Group 7299 personal services, only including car title and tag service, computer photography or portraits, dress suit and tuxedo rental, electrolysis (hair removal), hair weaving or replacement service and tanning salons. 15. Establishments operating primarily to provide business services as defined in the Standard Industrial Classification Manual for the following industry numbers: a. Group 7311 – Advertising agencies. b. Group 7313 – Radio, television, and publishers’ advertising representatives. c. Group 7331 – Direct mail advertising services. d. Group 7334 – Photocopying and duplication services. e. Group 7335 – Commercial photography. f. Group 7336 – Commercial art and graphic design. g. Group 7338 – Secretarial and court reporting services. h. Group 7352 – Medical equipment rental and leasing. i. Group 7359 – Equipment rental and leasing, not elsewhere classified. j. Groups 7371 – 7379 – Computer services. k. Group 7383 – News syndicates. l. Group 7384 – Photofinishing laboratories. m. Group 7389 – Business services except 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 power line 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, tape slitting, texture designers, textile folding, tobacco sheeting, window trimming, and yacht brokers. 16. Groups 7513 – 7549 – Automotive repair, services, parking (except that this shall not be construed to permit the activity of “tow-in parking lots”), and carwashes (Group 7542), abutting residential zoning districts shall be subject to the following criteria: 9.A.1.b Packet Pg. 150 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 4-4 a. Size of vehicles. Carwashes designed to serve vehicles exceeding a capacity rating of one ton shall not be allowed. b. Minimum yards. 1. Front yard setback: 50 feet. 2. Side yard setback: 40 feet. 3. Rear yard setback: 40 feet. c. Minimum frontage. A carwash shall not be located on a lot with less than 150 feet of frontage on a dedicated street or highway. d. Lot size. Minimum 18,000 square feet. e. Fence requirements. If a carwash abuts a residential district, a masonry or equivalent wall constructed with a decorative finish, six feet in height shall be erected along the lot line opposite the residential district and the lot lines perpendicular to the lot lines opposite the residential district for a distance not less than 15 feet. The wall shall be located within a landscaped buffer as specified in Subsection 4.06 of the LDC. All walls shall be protected by a barrier to prevent vehicles from contacting them. f. Architecture. The building shall maintain a consistent architectural theme along each building façade. g. Noise. A carwash shall be subject to Ordinance No. 90-17, Collier County Noise Control Ordinance [Code ch. 54, art. IV]. h. Washing and polishing. The washing and polishing operations for all car washing facilities, including self-service car washing facilities, shall be enclosed on at least two sides and shall be covered by a roof. Vacuuming facilities may be located outside the building, but shall not be located in any required yard area. i. Hours of operation. Carwashes abutting residential districts shall be closed from 10:00 p.m. to 7:00 p.m. 17. Group 7841 – Videotape rental. 18. Group 7991 – Physical fitness facilities and Group 7999 – Amusement and recreation services, not elsewhere classified, including martial arts and dance instruction. 19. Groups 8011 – 8059, 8071-8072 – Health services, including offices of oncologists. 9.A.1.b Packet Pg. 151 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 4-5 20. Establishments operating primarily to provide legal services as defined under Major Group 81 in the Standard Industrial Classification Manual. 21. Establishments providing educational services as defined in Major Group 82 in the Standard Industrial Classification Manual. 22. Group 8351-Child day care services 23. Group 8412- Museums and art galleries 24. Establishments operating a variety of membership organizations as defined in Major Group 86 in the Standard Industrial Classification Manual. 25. Establishments operating primarily to provide engineering, accounting, research, and management for the following industry numbers: 1. Group 8711 – Engineering services. 2. Group 8712 – Architectural services. 3. Group 8721 – Accounting, auditing, and bookkeeping services. 4. Group 8732 – Commercial economic, sociological, and educational research. 5. Group 8742 – Management consulting services. 6. Group 8743 – Public relations services. 7. Group 8748 – Business consulting services. 26. Offices of government as defined under Major Group 91 in the Standard Industrial Classification Manual. 27. Major Group 92 - Offices for police, fire and public safety. 28. Multi-family dwellings, up to 400 rental units. 2829. Agricultural uses, however, agricultural uses shall cease upon commencement of site development on the commercial “MU” tract. 2930. Any other principal use which is comparable in nature with the foregoing list of permitted principal land uses, as determined by the Board of Zoning Appeals (BZA) or the Hearing Examiner by the process outlined in the LDC. B. Accessory Uses Accessory uses and structures customarily associated with the permitted principal uses and structures, including, but not limited to: 1. Parking facilities and signage. 9.A.1.b Packet Pg. 152 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 4-6 2. Caretaker’s residences. 3. Outdoor storage of vehicles associated with a principal use; however, no outdoor equipment storage is permitted. 4. Indoor/outdoor recreational facilities. 4.4 DEVELOPMENT STANDARDS (Commercial) A. Minimum lot area: 10,000 square feet. B. Average lot width: 100 feet. C. Minimum yards (internal): 1. Front Yard: 20 feet, except that a minimum 25 foot building setback shall be maintained from Oil Well Road (C.R. 858). 2. Side Yard: None, or a minimum of 5 feet, with a minimum of 10 feet between structures. 3. Rear Yard: 15 feet. 4. Parcels with two frontages may reduce one front yard by 10 feet. D. Minimum distance between principal structures: Fifteen (15) feet. E. Maximum height: 45 feet, except for architectural appurtenances, which shall not exceed 60 feet. F. Minimum floor area: 1,000 square feet per principal structure, on the first finished floor. Kiosk vendors, concessions, and temporary or mobile sales structures are permitted to have a minimum floor area of 25 square feet and are not subject to the setback requirements set forth above. G. Maximum gross leasable floor area: 200,000 square feet. H. Off-street parking and loading requirements: As required by Chapter 4 of the LDC in effect at the time of site development plan approval. J. Architectural requirements: Commercial/office development in this MPUD shall have a common architectural theme for principal structures, which shall include landscaping, signage and color palate. Commercial/office development site design shall conform with the guidelines and standards of Subsection 5.05.08 of the LDC. K. The distance and separation requirements for establishments selling alcoholic beverages for consumption on premises set forth within 9.A.1.b Packet Pg. 153 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 4-7 Subsection 5.05 of the LDC shall not apply. There shall be no distance and separation requirement applicable to uses in the “C/OMU” District. L. Signage locations for residential and commercial components of the project may be permitted at the project entrances and / or within private and CDD roadway medians as shown on the conceptual master plan, subject to size and copy criteria found in the LDC. 4.5 DEVELOPMENT STANDARDS (Residential) The standard for residential land uses within the “MU” development area shall be as stated in this development standard table. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as of the date of approval of the SDP or subdivision plat. PRINCIPAL STRUCTURES MULTI- FAMILY AMENITY AREA *2 Minimum Floor Area per unit 700 SF N/A Minimum Lot Area 43,560 SF N/A Minimum Lot Width N/A N/A Minimum Lot Depth N/A N/A Minimum Setbacks Front Yard 25 feet 15 feet Side Yard 15 feet 15 feet Rear Yard 25 feet 15 feet Minimum Distance Between Buildings 30 feet N/A Maximum Building Height Zoned Actual 45 feet 55 feet 35 feet 45 feet ACCESSORY STRUCTURES *3 Minimum Setbacks Front Yard 15 feet 10 feet Side Yard 10 feet 10 feet Rear Yard *1 10 feet 10 feet Minimum Distance Between Buildings*4 0/10 feet N/A Maximum Building Height Zoned Actual 35 feet 45 feet 25 feet 30 feet *1 – All landscape Buffer Easements and/or Lake Maintenance Easements shall be located within open space tracts or lake tracts and not be within a residential lot. Where a home site abuts a Landscape Buffer Easement or Lake Maintenance Easement within open space tracts or lake tracts, the accessory structure setback on the residential lot may be reduced to zero (0) feet where it abuts the easement. *2 – When not located in a residential building within the “MU” tract. *3 - Community structures such as guardhouses, gatehouses, fences, walls, columns, decorative architectural features, streetscape, passive parks and access control structures shall have no required internal setback, except as listed below, and are permitted throughout the “MU” designated areas of the 9.A.1.b Packet Pg. 154 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 4-8 PUD; however such structures shall be located such that they do not cause vehicular stacking into the road right-of-way or create site distance issues for motorists and pedestrians. *4 – Zero feet if attached, 10 feet if detached. Maximum Height for Guardhouses/Gatehouses: Zoned: 25’ Actual: 30’ Note: nothing in this MPUD Document shall be deemed to approve a deviation from the LDC unless it is expressly stated in a list of deviations. 9.A.1.b Packet Pg. 155 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 5-1 SECTION V COMMUNITY FACILITY DISTRICT “CF” 5.1 PURPOSE The purpose of this Section is to identify permitted uses and development standards for areas within the Orange Blossom Ranch MPUD community designated on the Master Plan as the “CF” Community Facility District. 5.2 GENERAL DESCRIPTION Areas designated as “CF” Community Facility on the Master Plan are designed to accommodate a full range of community facility uses and functions. The primary purpose of the CF District is to provide for facilities that may serve the community at large with governmental, administrative, and recreational uses. 5.3 USES PERMITTED No building or structure or part thereof, shall be erected altered or used, in whole or in part for other than the following, subject to regional, state and federal permits when required: A. Principal Uses 1. Parks, golf courses, passive recreational areas, boardwalks, fishing piers. 2. Recreational shelters and restrooms. 3. Drainage, water management, irrigation for all properties within the MPUD and adjacent properties [including excavating necessary to provide same], and essential utility facilities. 4. Governmental administrative offices. 5. Public or private schools. 6. Educational services. 7. Childcare centers. B. Accessory uses and structures such as parking lots, walls, berms and signage. 5.4 DEVELOPMENT STANDARDS Development standards for all structures shall be in accordance with the following requirements: 9.A.1.b Packet Pg. 156 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 5-2 A. Minimum building setback shall be 25 feet for principal structures and 10 feet for accessory structures. B. Maximum height of structures – Thirty-five feet (35’). C. Standards for parking, landscaping, signs and other land uses where such standards are not specified herein shall be in accordance with the Collier County LDC in effect at the time of site development plan approval. 9.A.1.b Packet Pg. 157 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 6-1 SECTION VI GENERAL DEVELOPMENT COMMITMENTS 6.1 PURPOSE The purpose of this Section is to set forth the development commitments for the Orange Blossom Ranch MPUD. 6.2 MPUD MASTER DEVELOPMENT PLAN A. All facilities shall be constructed in accordance with the final site development plans, final subdivision plans and all applicable State and local laws, codes and regulations except where specifically referred or modified herein. B. The MPUD Master Plan (Exhibit A) is an illustration of the conceptual development plan. Tracts and boundaries and acreage allocations shown on the plan are conceptual and approximate and shall not be considered final. Actual tract boundaries shall be determined at the time of preliminary subdivision plat or site development plan approval. C. All necessary easements, dedications, or other instruments shall be granted to insure the continued operation and maintenance of all utilities. D. Prior to issuance of the certificate of occupancy for the 1, 601st dwelling unit, the Developer shall have constructed an additional 150 parking spaces and additional amenity features as identified in the Developer Commitment Exhibit. Additional parking spaces will be constructed concurrently with the surrounding infrastructure. This commitment is not applicable to residential development within the MU tract. E. Prior to issuance of the certificate of occupancy for the 1, 601st dwelling unit, the Developer shall provide for two access points to the development parcels north of Oil Well Road and two access points to the development parcels south of Oil Well Road that are open and operating. This commitment is not applicable to residential development within the MU tract. F. Concurrent with Collier County' s construction of the public access road depicted in the PUD Master Plan, the Developer shall provide an additional access point to the development parcels to the north of Oil Well Road that interconnects with the public access road. Prior to Collier County' s completion of the public access road, the temporary construction access depicted on the PUD Master Plan will be permitted for construction and emergency uses. G. Prior to the issuance of the certificate of occupancy for the 1,601st dwelling unit, the Developer shall construct a second amenity center on the development parcels to the south of Oil Well Road in the area depicted on the PUD Master Plan. The proposed amenities are listed on the Developer Commitment Exhibit. This commitment is not applicable to residential development within the MU tract. 9.A.1.b Packet Pg. 158 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 6-2 H. If the Developer elects to develop a townhome or multifamily use on the development parcels to the south of Oil Well Road, then such townhome or multifamily use may only be developed in Tract A identified on the PUD Master Plan. If a townhome or multifamily use is developed in Tract A, there shall be no internal vehicular interconnection between Tract A and Tract B identified on the PUD Master Plan, except that a gated emergency- only connection will be provided. If a townhome or multifamily use is developed in Tract A, a Type B Landscape Buffer, which shall include a 6 foot tall opaque precast fence, shall be provided along all internal perimeter boundaries between Tract A and Tract B ( not including lake banks). The required plantings shall be located on the outside of the fence, facing Tract B. Trees shall be spaced no more than 25 feet on center where the buffer is adjacent to a lake, the required plant materials may be clustered to provide or maintain views. I. If the Developer elects to develop a townhome or multifamily use in Tract A, the required Type D Buffer along the Tract A Oil Well Road frontage as depicted on the PUD Master Plan, shall include a 6 foot tall wall or precast fence, which may be located on top of a berm. The required landscaping shall be located on the Oil Well Road side of the fence. 6.3 ENGINEERING A. Except as noted herein, all project development shall occur consistent with Chapter 4 and Chapter 10 respectively, of the LDC. 6.4 UTILITIES A. The developer agrees that locations for a total of no more than five (5) potable water well sites shall be made available for use by Collier County Utilities for the Northeast Regional Water and Wastewater Treatment Facilities. Conceptual locations as agreed upon by the developer and Collier County are shown on Exhibit A. Three (3) of these well sites shall be utilized only for wellheads and shall consist of a well enclosed in a concrete vault structure, an above grade electrical control panel with telemetry interface and a driveway for access. Two (2) of these sites shall be utilized for wellheads, a control building and a driveway for access, and shall be located on, or adjacent to a non-residential tract. The control building shall include electrical equipment and an emergency power generator unit. The three wellhead sites excluding any the control buildings shall be located within a 30 50 foot by 30 50 foot easement area and shall include existing County utility easements where abutting the utility sites on the MU tract. The two wellhead/control building sites shall be no more than 50 feet by 50 feet. Necessary well, pipeline and driveway easements shall be granted to Collier County Water Sewer District at no acquisition cost. The County shall landscape and maintain all sites to minimize the impacts on the community. The landscaping shall be compatible with that utilized in the Orange Blossom Ranch development. All driveway materials shall be similar to the materials utilized in 9.A.1.b Packet Pg. 159 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 6-3 other driveways in the adjacent area. All concrete vault structures and control buildings shall be constructed to blend architecturally with the community. To the maximum extent possible, the pipeline easements for the raw water transmission main shall be located by the County in proposed roadways, adjacent to proposed rights-of-way, or along platted property lines. All final well site and pipeline locations shall be provided to the developer during the platting process of the development. Multiple platting of the project may occur. The County agrees upon request of the developer to modify and adjust final well site and pipeline locations to best accommodate the uses in the Orange Blossom Ranch MPUD, and to ensure that the proposed well field and pipelines shall be compatible with neighboring properties. B. After final wellfield sites have been determined pursuant to this provision and after written request from Collier County, the documents granting the easement shall be executed and delivered in accordance with the following procedure; 1. Within 60 days of written request from Collier County, the developer shall provide to the County an attorney's opinion of title which also identifies all parties holding liens against the agreed upon wellfield easement areas, and to which is attached a copy of the deed(s) evidencing record title, and hard copies of said liens against the property. Within 90 days of aforesaid written request from Collier County, the developer shall convey the reserved agreed upon wellfield easement areas to Collier County, as a donation, by warranty deed, made free of all judgment and/or mortgage liens by the execution of such releases, subordinations, or satisfactions as may be necessary to accomplish same. C. 1. Orange Tree Utility Company Utility Certificated Area. This PUD is entirely within the certificated utility service area of the Orange Tree Utility. Such certification places duties and responsibilities upon that Utility to provide water service and wastewater services to this MPUD area. Therefore, interim water and interim wastewater is fully anticipated by the developer and the County to be provided to this MPUD by that Utility in total compliance with its obligations. The Collier County Water-Sewer District (CCWSD) intends to commence serving both services to this MPUD area not later than the year 2012. The Orange Tree Utility and the CCWSD may provide water service to this MPUD area without immediately and concurrently providing wastewater service, and vice versa. 2. Developer’s Owned and Operated Interim Utility Facilities A. Sales Center, Models, Clubhouse Facility: The developer, at its election, may construct interim potable water and wastewater systems (i.e. wells, septic tanks, small package plant) for developer owned or controlled sales centers and to not more than ten (10) model homes, as well as any clubhouse facility but this interim 9.A.1.b Packet Pg. 160 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 6-4 service shall not be provided to any model home after the respective model home is sold to its first owner-occupant. All such temporary facilities shall comply with applicable State and County regulations and shall acquire all necessary governmental permits. B. Possible (Unanticipated) Developer Owned and Operated Interim Utility Plant. As to facilities to provide interim service by the Developer beyond that specified above in Section 6.4.C.2.A, subject to either (a) written permission from the Orangetree Utility to provide the respective (more extensive) interim water service and/or interim wastewater service, or (b) the MPUD has been removed from that Utility’s certificated area (with or without permission from that Utility), or (c) any other circumstance sufficient in law then existing whereby that Utility’s exclusive certificated area rights to provide the respective service(s) has been extinguished; and the CCWSD is not then ready, willing and able to provide the respective utility service to the MPUD area, then the developer shall be entitled to construct an interim potable water plant and/or interim wastewater plant to provide the respective service only within the Orange Blossom Ranch MPUD. All such “developer owned and operated utility plant and facilities” shall comply with all applicable Federal and Florida laws, rules and regulations, and with all applicable County ordinances, rules and regulations, and shall require all necessary governmental permits to be obtained by or on behalf of the developer at no cost to the County. All such developer utility plant(s) shall be removed at no cost or expense to the CCWSD or to the Orange Tree Utility - to facilitate a seamless transition for the developer supplied respective interim utility services to the respective later-in-time permanent service to be provided by the CCWSD. 3.C. CUE’s. All transmission and distribution facilities within this MPUD shall be constructed by (or on behalf of the developer) the developer and shall be located within CCWSD utility easements (CUEs), including the transmission and distribution facilities that will connect this MPUD area to Orangetree CCWSD utility facilities, and/or will connect this MPUD area to the CCWSD utility facilities. The CCWSD shall have no duty or responsibility regarding any of those facilities until the CCWSD obtains legal title to the respective utility facilities. 4. Conveyance of Title to MPUD Transmission and Distribution Facilities to the Orange Tree Utility. Water and wastewater transmission and distribution facilities in this MPUD shall be installed by, or on behalf of, the developer. If as is anticipated, Orangetree Utility provides both interim utility services to the Orange Blossom Ranch MPUD prior in time than when the CCWSD provides those services, title to the transmission and distribution facilities shall be conveyed to the Orangetree Utility at no cost to that Utility. Also, at no cost to the that Utility nor to the CCWSD, the developer shall provide a detailed inventory and “record drawings” to Orange Tree Utility and to the CCWSD regarding all water and/or wastewater transmission and distribution facilities in this MPUD 9.A.1.b Packet Pg. 161 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 6-5 area. This shall be a continuing obligation, including providing all changes made from time-to-time to the original inventory and changes made from time-to-time to the “record drawings.” 5D. Collier County Water-Sewer District Impact Fees, and other Utility Charges. When the CCWSD provides the respective (water and/or wastewater) utility service to customers within this MPUD, each such customer account shall be a “new” customer as to the CCWSD Pursuant to and in compliance with the then applicable Collier County Impact Fee Ordinance and with other Collier County Ordinances that then impose utility fees and charges upon such new customers, each such new customer shall be required to pay Collier County Water and Wastewater Impact Fees and other utility fees and charges to the CCWSD to the extent then required by those Ordinances. It is anticipated that these fees and charges shall be and shall remain uniform throughout the entire certificated service area of the Orange Tree Utility. It is anticipated that these obligations to pay such fees and charges to the CCWSD shall apply to each such “new” customer irrespective of whether similar types of fees and/or charges had been paid to Orange Tree Utility. The developer shall ensure that all prospective purchasers of lots and/or parcels of land in this MPUD will be provided with advance written notice in sales literature that every customer of the Orange Tree Utility will in all probability be required to pay Water and Wastewater Impact Fees and other utility fees and charges to the CCWSD when the County commences to provide the respective service(s). That notice shall be written in the recorded MPUD documents and shall remain in those recorded documents until the landowners in this MPUD area are no longer paying impact fees to the Orange Tree Utility. 6.5 WATER MANAGEMENT A. This project shall be designed in accordance with the rules of the South Florida Water Management District in effect at time of permitting. B. An excavation permit shall be required for the proposed lakes in accordance with the Collier County Code of Laws. All lake dimensions shall be approved at the time of excavation permit approval and shall be consistent with permits issued by the South Florida Water Management District. Excavated material may be relocated within the limits of the MPUD and across canal easements or rights-of- way contiguous to the MPUD, and shall not be considered off-site excavation. C. The Orange Blossom Ranch MPUD conceptual surface water management system is described in the Surface Water Management and Utilities Report which has been included in the MPUD rezone application materials. D. This project shall be reviewed and approved by the Collier County Stormwater Management Section prior to construction plan approval. Lake sideslopes shall conform to the requirements of Subsection 3.05.10 of the LDC. E. The project shall evaluate off-site flows coming onto the property from adjacent properties. The analysis shall ensure that there is sufficient capacity in the 9.A.1.b Packet Pg. 162 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 6-6 proposed perimeter by-pass swale system without causing flooding or causing adverse surface water conditions to adjacent property owners. This evaluation shall be provided at the time of construction plan review. F. Off-site removal of excavated material is permitted. G. The entire MPUD shall be permitted to utilize the lake system designed in the residential/golf area and community facility area (90± area lake) for water management purposes. H. The Orange Blossom MPUD’s use of the ninety (90) acre lake owned by Collier County shall be limited to the storage capacity needed for the MPUD when the MPUD was created in 2004. 6.6 ENVIRONMENTAL A. The Orange Blossom Ranch MPUD shall contain a minimum of 30% of project’s acreage as open space which may consist of buffers, lakes, recreation areas and the like. 6.7 TRANSPORTATION The development of the Orange Blossom Ranch MPUD shall be subject to and governed by the following conditions: A. All traffic control devices, signs, pavement markings and design criteria shall be in accordance with Florida Department of Transportation (FDOT) Manual of Uniform Minimum Standards (MUMS), current edition, FDOT Design Standards, current edition, and the Manual On Uniform Traffic Control Devices (MUTCD), current edition. All other improvements shall be consistent with and as required by the Collier County LDC. B. Arterial level street lighting shall be provided at all access points. Access lighting shall be in place prior to the issuance of the first Certificate of Occupancy (CO). C. Access points, including both driveways and proposed streets, shown on the MPUD Master Plan are considered to be conceptual. Nothing depicted on any such Master Plan shall vest any right of access at any specific point along any property frontage. All such access issues shall be approved or denied during the review of required subsequent site plan or final plat submissions. All such access shall be consistent with the Collier County Access Management Policy (Res. No. 01-247), as it may be amended from time to time, and with the Collier County Long-Range Transportation Plan. The number of access points constructed may be less than the number depicted on the Master Plan; however, no additional access points shall be considered unless a PUD amendment is to be processed. D. Site-related improvements (as apposed to system-related improvements) necessary for safe ingress and egress to this project, as determined by Collier 9.A.1.b Packet Pg. 163 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 6-7 County, shall not be eligible for impact fee credits. All required improvements shall be in place and available to the public prior to the issuance of the first CO. E. Road impact fees shall be paid in accordance with Collier County Ordinance Number 01-13, as amended, and Chapter 6 of the LDC, as it may be amended. F. All work within Collier County rights-of-way or public easements shall require a right-of-way permit. G. All proposed median opening locations shall be in accordance with the Collier County Access Management Policy (Res. No. 01-247), as it may be amended, and the LDC, as it may be amended. Collier County reserves the right to modify or close any median opening existing at the time of approval of this MPUD which is found to be adverse to the health, safety and welfare of the public. Any such modifications shall be based on, but are not limited to, safety, operational circulation, and roadway capacity. H. Nothing in any development order shall vest a right of access in excess of a right in/right out condition at any access point. Neither shall the existence of a point of ingress, a point of egress or a median opening, nor the lack thereof, be the basis for any future cause of action for damages against the County by the developer, its successor in title, or assignee. I. All internal roads, driveways, alleys, pathways, sidewalks and interconnections to adjacent developments shall be operated and maintained by an entity created by the developer and Collier Country shall have no responsibility for maintenance of any such facilities. J. If any required turn lane improvement requires the use of existing County rights- of-way or easements, compensating rights-of-way shall be provided without cost to Collier County as a consequence of such improvement. K. In order to facilitate future right-of-way improvements for Oil Well Road, the developer shall reserve 75 feet along the north right-of-way line of Oil Well Road, and 25 feet along the south right-of-way line of Oil Well Road for future dedication of a fee simple interest in such reserved areas to Collier County. At dedication, this reservation area shall be considered a contribution of off-site improvements to the transportation network and shall not be eligible for impact fee credits. Within 60 days of written request from Collier County, the developer shall provide to the County an attorney's opinion of title which also identifies all parties holding liens against the reserved right-of-way, and to which is attached a copy of the deed(s) evidencing record title, and hard copies of said liens against the property. Within 90 days of aforesaid written request from Collier County, the developer shall convey the reserved right-of-way to Collier County, as a donation to Collier County, via warranty deed, made free of all judgment and/or mortgage liens by the execution of such releases, subordinations, or satisfactions as may be necessary to accomplish same. The developer shall be permitted to landscape and to irrigate the reservation areas until such time as clearing and grubbing shall begin on the Oil Well Road improvements. The developer shall 9.A.1.b Packet Pg. 164 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 6-8 not receive any compensation for the loss or relocation of said landscaping and/or irrigation located within the reserve area as a result of developer’s dedication and County's acceptance of the fee simple interest in the reservation area. L. Except for that corridor identified as a public right-of-way to the CF parcel, access controls shall be installed on all non-county roadways. M. If, in the sole opinion of Collier County, a traffic signal, or other traffic control device, sign or pavement marking improvement within a public right-of-way or easement is determined to be necessary, the cost of such improvement shall be borne by the developer and/or adjacent developers on a fair share basis. N. If, in the sole opinion of Collier County, a traffic signal, or other traffic control device, sign or pavement marking improvement within a public right-of-way or easement is determined to be necessary, the cost of such improvement shall be borne by the developer and/or adjacent developers on a fair share basis. O. The haul operation access location on the north side of Oil Well Road shall be relocated from the temporary construction access to the Public Roadway access location when construction of the public roadway is complete. The public roadway and access location shall be included as part of the excavation permit request. P. The maximum total daily trip generation for the PUD shall not exceed 2,149 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. The Community Facility Tract is not subject to the trip cap. 6.8 COMMUNITY FACILITY A. A 60-foot wide easement corridor for public right-of-way purposes shall be provided from Oil Well Road to the CF designated parcel as conceptually located on Exhibit “A”, Conceptual Master Plan. Impact fee credits shall be provided to the developer in accordance with Ordinance Number 01-13, as amended, if authorized. The corridor area shall be determined by the developer during the plat or site development review process, as may be applicable. The developer shall have no responsibility to construct said roadway. The requirements of the LDC governing dedications by developers as part of the PUD rezoning process apply to this contribution. The instrument of conveyance shall provide for the vacation and/or abandonment of said easement if alternative access to Oil Well Road is obtained from outside of the project boundary. 1. The existing 90± acre lake (described as Parcel II in the legal description, Exhibit “B”, shall be donated to Collier County no earlier than two years after the date of approval for this MPUD, unless the County requests title transfer at an earlier date. A minimum written notice of 90 days shall be given to the developer of the County’s intent to obtain title to the subject lake. Within 60 days of the written request from Collier County, the developer shall provide to the County an attorney’s opinion of title, which 9.A.1.b Packet Pg. 165 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Words underlined are additions; words struck through are deletions Orange Blossom Ranch MPUD (PL20210001860) Revised October 10, 2022 6-9 also identifies all parties holding liens against the lake tract, and hard copies of said liens against the property and within 90 days of the aforesaid written request from Collier County, the developer shall convey the lake to Collier County, by warranty deed, made free of all judgment and/or mortgage liens by the execution of such releases, subordinations, or satisfactions as may be necessary to accomplish same. The developer shall retain a perpetual drainage and irrigation easement in, on, under and over the lake for the benefit of the entire MPUD, and for all of the properties and property owners within the MPUD, for which reservation and use rights will be contained in the deed. 6.9 MONITORING One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until closeout of the PUD, and this entity shall also be responsible for satisfying all PUD commitments until close- out of the PUD. At the time of this PUD approval, the Managing Entity is RP Orange Blossom Owner; Lennar Homes, LLC. Should the Managing Entity desire to transfer the monitoring and commitments to a successor entity, then it must provide a copy of a legally binding document that needs to be approved for legal sufficiency by the County Attorney. After such approval, the Managing Entity will be released of its obligations upon written approval of the transfer by County staff, and the successor entity shall become the Managing Entity. As Owner and Developer sell off tracts, the Managing Entity shall provide written notice to County that includes an acknowledgement of the commitments required by the PUD by the new owner and the new owner’s agreement to comply with the Commitments through the Managing Entity, but the Managing Entity shall not be relieved of its responsibility under this Section. When the PUD is closed- out, then the Managing Entity is no longer responsible for the monitoring and fulfillment of PUD commitments. 6.10 AFFORDABLE HOUSING (MU TRACT ONLY) A. Ten percent of the dwelling units for each SDP within the MU Tract will be designated for rental to households whose incomes are between 80% and 120% of the Area Median Income (AMI) for Collier County and the corresponding rent limits. These units will be committed for a period of 30 years from the date of issuance of certificate of occupancy of the first unit. Income and rent limits may be adjusted annually based on combined income and rent limit table published by the Florida Housing Finance Corporation or as otherwise provided by Collier County. B. 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. Of the income restricted units, including rent data for rented units, in a format approved by Collier County Community and Human Services Division. Developer agrees to annual on-site monitoring by the County. 9.A.1.b Packet Pg. 166 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.bPacket Pg. 167Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) REVISED 08/08/2022 BY: PETITION #: PL20210001860 9.A.1.b Packet Pg. 168 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) E B t B Q GRADY MINOR ASSOCIATES P A Civil Engineers Land Surveyors Planners Q GRADY MINOR P E DWAYNEARNOLD A LC P MARK W MINOR P E ROBERT BOB TInNNES A CPC DEAN SMITH P E THOMAS JACKSON GARRIS P s MDAVID WSCHMIIT P ESTEVE BURGESS P s MMICHAELJ DELATE P E ALAN V ROSEMAN NORMAN J TREBILCOCK ALC P P EMATIHEW J HERMANSON PE LEGAL DESCRIPTION ORANGE BLOSSOM RANCH PUD DRAWING BB nmEE PARCELS OFLAND LOCAlED IN SECTIONS AND TOWNSHIP SOum RANGE EAST AND SECTION TOWNSHIP SOtITH RANGE EAST COLLIERCOtmIY FLORIDA BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS PARCELl COMMENCE AT TIlE SOUTIJEAST CORNER OF SECTION TOWNSHIP SOum RANGE EAST COLLIER COUNTY FLORIDA TIIENCE RUN SOUlH WEST ALONG TIlE SOUlH LINE OF THE SOUlHEAST QUARTER OF SAID SECTION FOR A DISTANCE OFFEET TO APOINT HEREINAFTER REFERRED TO AS POINT ATIIENCE RUN NORTII WEST FOR ADISTANCE OFFEET TO APOINT ON TIlE NORlH RIGHT OFWAY LINE OF OIL WELL ROAD C R AND TIIE POINT OF BEGINNING OFTIlE PARCEL OFLAND HEREIN DESCRIBED TIlENCE RUN SOUTII WEST ALONG SAID NORlH RIGHT OF WAY LINE FOR ADISTANCE OF FEET TIlENCE RUN SOU H WEST ALONG SAID NORlH RIGHT OF WAY LINE FOR ADISTANCE OF FEET TO APOINT ON TIlE EAST LINE OFA FEET WIDE NORlH SOU H DRAINAGE EASEMENr RECORDED IN OFFICIAL RECORD BOOK ATPAGES SlROUGH OFHE PUBUC RECORDS OF COLLIER COUNTY FLORIDA TIIENCE RUN NORm WEST ALONG SAID EAST LINE FORADISTANCE OF FEET TOAPOINT HEREINAFI ER REFERED TOAS POINT TIlE SAME BEING A POINT ONTIlE sOtITH LINE OF AFOOT WIDE CANAL MAINTENANCE EASEMENT RECORDED IN OFFICIAL RECORD BOOK AT PAGE OF TIlE PUBLIC RECORDS OFCOLLIERCOUNIY FLORIDA lIENCE RUN NORlH EAST ALONG SAID soum LINE FOR ADISTANCE OF FEET TO APOINT ON TIlE WEST LINE OF NORm GOlDEN GATE CANAL AN FOOT WIDE RIGHT OF WAY TIIENCE RUN soum EAST ALONG SAID WEST LINE FOR ADISTANCE OF FEET TO TIlE POINT OF BEGINNING OF TIlE PARCEL OF LAND HEREIN DESCRIBED CONTAINING ACRES MORE OR LESS TOGETHER WITH PARCEL II COMMENCe ATTIIE HEREINABOVE DESCRIBED POINT THE SAME BEING HE NORlHEAST CORNER OF AFOOT WIDE NORlH SOum DRAINAGE EASEMENT RECORDED IN OFFICIAL RECORD BOOK AT PAGES nrROUGH OFTHE PUBUC RECORDS OF COLLIER COUNIY FLORIDA TIIENCE RUN SOUTII WEST ALONG THE NORm LINE OFSAID NORm soum DRAINAGE EASEMENT FOR ADISTANCE OF FEET TOTIlE POINT OF BEGINNING OFTIlE PARCEL OF LAND HEREIN DESCRIBED TIIENCE RUN soum FAST ALONG THE WEST LINE OF SAID NORlH SOumDRAINAGE EASEMENT FOR ADISTANCE OF FEET TIIENCE R UN SOU H WEST FOR ADISTANCE OF FEET TO APOINT ON TIIB WEST LINE OF SECTION TOWNSHIP sourn RANGE EAST COLLIER COUNTY FLORIDA TIlENCE CONTINUE soum WEST FOR ADISTANCE OF FEET nIENCE RUN NOR H WEST FOR ADISTANCE OF FEET TO A POINT ON TIlE SOUTIIERL YLINE OF AFOOT WIDE CANAL MAINTENANCE EASEMENT RECORDED IN OFFICIAL RECORD BOOK ATPAGE OF TIlE PUBLIC RECORDS OF COllIER COUNlY FLORIDA TIIENCE RUN NORTII EAST ALONG SAID SOUIHBRL Y LINE FORA DISTANCE OFFEET FAX EMail engineering@gradyminor com Via Del Rey BonitaSprings Florida EB LB SHEET OFr 9.A.1.b Packet Pg. 169 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Q GRADY MINOR ASSOCIATES P A Civil Engineers Land Surveyors Planners Q GRADYMINOR P E DWAYNE ARNOLD A I CP MARl W MINOR P E ROBERT BOB THINNfS A ICP CDEAN SMITH P ETHOMAS JACKSON GARIUS P SM DAVID WSCiMJ IT P E fEVEBURG SP S MMICHAELJ DELATE P EALAN VROSEMAN NORMAN JTREBILCOCK A IC P PEMAlTIIEW JHERMANSON P ETO APOINT ON TIlE WEST LINE OF SAID SECTION lHENCE CONI NUE NORm EAST ALONG SAID SOU lERL YLINE FOR A DISTANCE OF FEET lHENCE RUN NORm EAST ALONG SAID SOU lERLYLINE FORA DISTANCE OF FEETTO TIlE POINT OF BEGINNING OF TIlE PARCEL OFLAND HEREIN DESCRIBED CONrAINING ACRES MORE OR LESS TOGETHER WITH PARCEL mCOMMENQ ATIE HEREINABOVE DESCRIBED POINT A THENCE RUN soum EAST FOR ADISTANCE OF FEET TO APOINT ON TIlE soum RIGHT OF WAYLINE OF On WELL ROAD C R mESAME BEING A POINT ON TIlE WEST LINE OF NORTII GOlDEN GATE CANAL AN FOOT WIDE RIGHT OFWAY AND TIlE POINT OFBEGINNING OF lIE PARCEL OF LAND HEREIN DESCRIBED lHENCE RUN sourn EAST ALONG SAID WEST LINE FOR ADISTANCE OF FEET TO A POINT ON TIlE EAST LINE OFSECTION TOWNSHIP sourn RANGE EAST COLLIER COUNIY FLORIDA lHENCE CONTINUE sourn EAST ALONG SAID WEST LINE FOR ADISTANCE OF FEET IENCE RUN sourn WEST FOR A DISTANCE OF FEET TOAPOINT ON TIlE EAST LINE OF SAID SECTION lHENCE CONTINUE soum WEST FOR ADISTANCE OF FEET IENCE RUN NORm WEST FOR A DISTANCE OF FEET HENCE RUN NORm WEST FOR ADISTANCE OFFEET HENCE RUN soum WEST FOR ADISTANCE OF FEET lHENCE RUN NORm WEST FOR A DISTANCE OF FEET TIIENCE RUN NORm WEST FOR ADISTANCE OF FEET lHENCE RUN NORm WEST FOR ADISTANCE OF FEET lHENCE RUN NORm WEST FOR ADISTANCE OF FEET TIlENCE RUN NORm WEST FOR ADISTANCE OFFEET TOAPOINT ON TIlE sourn RIGHT OF WAY LINE OFOIL WELL ROAD C R llIENCE RUN NORm EAST ALONG SAID SOUrn RIGHT OFWAY LINE FOR ADISTANCE OFFEET TIlENCE RUN NORm EAST ALONG SAID SOUrn RIGHT OFWAY LINE FOR A DISTANCE OF FEET TO lIE POINT OF BEGINNING OF TIlE PARCEL OF LAND HEREIN DESCRIBED CONrAINING ACRES MORE OR LESSNOTES BEARINGS SHOWN HEREON REFER TOTIlE sourn LINE OF TIlE SOUlHWEST OF SECTION TOWNSHIP SOUrn RANGE EAST COLLIER COUNTY FLORIDA AS BEING SW TIllS PROPERlY ISSUBJECT TO EASEMENTS RESERVATIONS AND ORRES IRICTIONS OF RECORD DIMENSIONS SHOWN HEREON ARE IN FEET AND DECIMALS nmREOF SI Jf PSM moMAS JA ON GARRIS STATE OF FLORIDA FAX EMail engineering@gradyminor com Via Del Rey Bonita Springs Florida EB LB SHEET OF M 9.A.1.b Packet Pg. 170 Attachment: Attachment 1 - Proposed Ordiance (23860 : PL20210001860 Orange Blossom PUDA) Exhibit DC9.A.1.bPacket Pg. 171 9.A.1.c Packet Pg. 172 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 173 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 174 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 175 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 176 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 177 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 178 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 179 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 180 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 181 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 182 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 183 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 184 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 185 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 186 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 187 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 188 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 189 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 190 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 191 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 192 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 193 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 194 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 195 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 196 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 197 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 198 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 199 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 200 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 201 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 202 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 203 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 204 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.cPacket Pg. 205 9.A.1.c Packet Pg. 206 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 207 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 208 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 209 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 210 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 211 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 212 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 213 9.A.1.c Packet Pg. 214 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 215 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 216 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 217 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 218 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 219 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 220 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 221 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 222 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 223 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 224 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 225 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 226 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 227 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 228 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 229 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 230 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 231 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 232 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 233 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 234 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 235 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 236 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 237 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 238 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 239 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 240 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 241 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 242 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 243 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 244 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 245 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 246 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.cPacket Pg. 247 9.A.1.c Packet Pg. 248 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 249 9.A.1.c Packet Pg. 250 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 251 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 252 9.A.1.c Packet Pg. 253 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 254 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 255 9.A.1.c Packet Pg. 256 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 257 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 258 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 259 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 260 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.cPacket Pg. 261 9.A.1.cPacket Pg. 262 9.A.1.cPacket Pg. 263 9.A.1.cPacket Pg. 264 9.A.1.cPacket Pg. 265 9.A.1.cPacket Pg. 266 9.A.1.c Packet Pg. 267 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.cPacket Pg. 268 9.A.1.cPacket Pg. 269 9.A.1.cPacket Pg. 270 9.A.1.c Packet Pg. 271 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 272 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 273 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 274 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 275 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 276 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 277 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 278 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 279 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 280 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 281 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 282 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 283 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 284 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 285 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 286 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 287 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 288 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 289 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 290 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 291 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 292 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 293 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 294 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 295 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 296 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 297 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 298 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 299 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 300 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 301 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 302 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 303 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 304 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 305 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 306 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 307 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 308 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 309 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.cPacket Pg. 310Attachment: Attachment 2 - 9.A.1.c Packet Pg. 311 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 312 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 313 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 314 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 315 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 316 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 317 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 318 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 319 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.cPacket Pg. 320 9.A.1.cPacket Pg. 321 9.A.1.c Packet Pg. 322 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 323 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 324 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 325 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 326 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 327 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 328 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.cPacket Pg. 329 9.A.1.cPacket Pg. 330 9.A.1.c Packet Pg. 331 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 332 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 333 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 334 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 335 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 336 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 337 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 338 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 339 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.cPacket Pg. 340Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom 9.A.1.cPacket Pg. 341Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom 9.A.1.c Packet Pg. 342 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 343 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 344 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 345 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.cPacket Pg. 346Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom 9.A.1.cPacket Pg. 347Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom 9.A.1.cPacket Pg. 348Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom 9.A.1.cPacket Pg. 349Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom 9.A.1.c Packet Pg. 350 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 351 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 352 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 353 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.cPacket Pg. 354Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom 9.A.1.cPacket Pg. 355 9.A.1.cPacket Pg. 356 9.A.1.cPacket Pg. 357Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom 9.A.1.c Packet Pg. 358 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 359 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 360 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 361 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 362 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 363 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 364 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.cPacket Pg. 365Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom 9.A.1.cPacket Pg. 366Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom 9.A.1.cPacket Pg. 367Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom 9.A.1.cPacket Pg. 368Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom 9.A.1.cPacket Pg. 369Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom 9.A.1.cPacket Pg. 370Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom 9.A.1.cPacket Pg. 371Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom 9.A.1.cPacket Pg. 372Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom 9.A.1.cPacket Pg. 373Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom 9.A.1.cPacket Pg. 374Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom 9.A.1.cPacket Pg. 375Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom 9.A.1.cPacket Pg. 376Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom 9.A.1.cPacket Pg. 377Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom 9.A.1.cPacket Pg. 378Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom 9.A.1.cPacket Pg. 379Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom 9.A.1.cPacket Pg. 380Attachment: Attachment 2 - 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Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.c Packet Pg. 470 Attachment: Attachment 2 - Applicant's Backup Materials (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 1 of 37 Wayne: So, we’re going to get started – Sharon, are we ready to roll? Okay. So, I’m Wayne Arnold, and we’re here for the neighborhood information meeting for Orange Blossom Ranch PUD Amendment, and with me tonight, this is Sharon Umpenhour. Sharon’s with our firm, Q. Grady Minor and Associates, and she’s going to be running the zoom computer system as well as recording the meeting. The county requires that we record these meetings and take a transcript of them. Um, with us tonight too we have Jason Graham and Sam Moriber from Lennar Multifamily. They are the applicant for the multifamily changes we’re trying to make at Orange Blossom Ranch. Also, I have Rich Yovanovitch who’s our land use council on the project over here. Mike Delate’s our civil engineer working on the project from our firm. And this is Gabby Castro; Gabby is with Collier County Government and it’s not a county meeting, it’s our meeting, but Gabby is here as a representative and will, you know, listen, and take notes as well and uh, report back to other staff people. [00:00:58] So, we have a short presentation. And um, we’ll go through that and then be happy to take some Q&A at the end of that and try to answer your questions that you have. Unknown Speaker: Do you have a microphone? Unknown Speaker: Nobody has a microphone. Wayne: So, the – the Orange Blossom Ranch PUD – I don’t know how many of you live within the Orange Blossom Ranch PUD or those of you who may live in Orange Tree; we provided notices to both communities. But the project was previously approved for 1,950 dwelling units. We’re proposing to modify the commercial tract. This is located immediately east of the high school. And that’s this tract that’s labeled commercial tract on the aerial photograph there. And we’re proposing to modify that to make – about 17 acres of that a mixed-use tract that would continue to allow the commercial that’s previously been approved, but also allow up to 400 dwelling units to be build – 400 multifamily units. [00:01:53] So, we have to go through the process to modify the PUD to add the number of units. We’re not technically taking away commercial – it’s previously approved for 200,000 square feet of commercial. Um, but obviously if we build 400 units, you can’t build 200,000 square feet of commercial. There is a commercial development who has acquired – or is acquiring property from the Paul family that has managed the orange groves there for many 9.A.1.d Packet Pg. 471 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 2 of 37 years. And they are proposing to build a grocery-anchored shopping center on about 27 acres of the property; that would be immediately east of the high school. So, there are some changes occurring, you know, that are consistent with the existing PUD. We’re not here for the commercial developer. This is really only for the multifamily residential component. This is a copy of the approved masterplan. So, it’s oriented um – north is to your left. It just doesn’t fit on the page. And the property is segregated by Oil Well Road, right here. Main entrance to the Hawthorn Community is here. And then of course the commercial tract is here where I’m highlighting. And the county park is located here, just for orientation. [00:03:00] So, we are proposing to make a change to that by relabeling portion of this as the mixed-use properties, so it would allow for the residential. We’re also making a change because we’re adding a right-out only access point to the commercial tract here. And then we’re adding development standards to the PUD that would accommodate the multifamily residential that we are proposing to construct. So, we had to put in development standards for the multifamily buildings. They’re proposed to be a zone height of 45 feet and actual height of 55 feet. The commercial tract right now allows buildings to be 50 feet up to 60 feet. So, the change there is very nominal to accommodate the residential building and elevators and stairwells and things that they typically have. So, this is a color exhibit. A little more telling of what could be. So, this area – all of this is the commercial tract today. We’re proposing to make it a mixed-use tract. [00:03:59] This is the propped grocery-anchored shopping center component that will go in. They have some outparcels proposed along the frontage of Oil Well Road. And this depicted road is actually a new road that will be constructed that will go back to the Big Corkscrew Regional Park. And that’s proposed to be a signalized intersection at that location and uh, the county’s in the process of working with uh, our team to make that happen, so, there’s a separate development agreement that has previously been approved that would accommodate that road. So, the Paul family donated the road right-of-way for that park road and then via selling the remainder for Lennar in this component and then the developer – is it WMG development that’s under contract – I think that’s their – their name. I’m not involved with that group. But so, you can see the orientation here for these, 9.A.1.d Packet Pg. 472 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 3 of 37 uh, multifamily buildings – that depicts – this version depicts I think just slightly under 400, but we’re asking for 400 units. We can make some modifications to that to accommodate them. [00:04:58] So, the entrance to the residential component will be from a reverse frontage road that’s been planned, connecting to Hawthorn here. That reverse frontage road will go all the way over to the park road. So, I think to the benefit of anybody who lives in the Orange Blossom Ranch PUD, you could certainly get over to the park now without having to go on to Oil Well Road or Immokalee Road when that occurs. And then you can see on our orientation, the buildings are oriented, you know, toward the middle of a site. Access will be off the frontage road here and then there is an amenity center, clubhouse, swimming pool, things that are commonly associated with multifamily projects, that’s proposed for that portion of the project. Uh, we will be providing buffering along this area. So, you can see the homes that have been constructed, uh, in the uh, neighborhood that’s part of the – the PUD. There’s a landscape buffer easement there. There’s a 30-foot utility easement that separates this, so there’s some natural separation. We have a 20-foot-wide buffer we’re proposing in that location as well. [00:06:00] So, this is a conceptual rendering of a product that Lennar Multifamily has – has created elsewhere. They’re – they’re active in the marketplace here and in the Fort Meyers, Lee County area. So, that’s a – they primarily do three-story units. Jason, I don’t know if you all do some taller product in this market, but right now the focus has been on a three-story type product, but… We’re going to be limited by our proposed heights of 45 feet, with a 55- foot maximum – as Rich calls it, “the tippy top height,” so. So, that’s really in a nutshell our short presentation. Um, let me explain a little bit about the process. We’re required to hold the neighborhood information meeting after we submit our application to the county, but prior to us holding any public hearing. We’ve not been scheduled for any public hearings yet. We’re in what’s called the sufficiency review process. So, the county has given us one round of comments. They weren’t too significant, but we have to redo a couple of the documents and resubmit those back to the county, they’ll go through another 30 day – or 30-day plus review. Hopefully we’re deemed sufficient at that point and then we’ll be able to go to the planning commission at some point probably this fall realistically. 9.A.1.d Packet Pg. 473 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 4 of 37 [00:07:06] And that has to be followed by a hearing before the Board of County Commissioners. And so, that process is a two-step process. If you received notice for this meeting, you’ll receive notice for the planning commission public hearing. And then you would also – you’ll see zoning signs that I’m sure you’ve seen on others – the big four by eight sheets of plywood that go up with the zoning information that you can’t read from a – from a passerby speed. But uh, those will be posted on the property as well and then you’ll receive um, notice for those meetings, so. That in a nutshell is where we are. I think I’ll go back and just sort of leave it with the color site plans –more pleasing picture. So, all I would ask, since we’re recording the meeting, we have to have people one at a time and we need to speak loudly since we don’t have our microphone so we can capture it on – on the audio. And then we have speakers who are on the um, zoom as well. Gabby, you had something to say. Gabriela Castro: Just state your name as well – [00:07:59] Wayne: Oh yeah, that’s a good idea. The – our planning commission – because, when they’re listening to the audio tapes, they don’t sometimes realize whether it’s our team speaking or it’s a resident speaking. If you don’t feel comfortable giving your name, you can simply say you’re a resident or you’re a neighboring property owner, or something to that effect. But feel free to state your name; we’re not asking for location information, it’s really just so we can distinguish who’s speaking at the meeting. So, I’ll try to just – you’ll raise your hand, I’ll call on you, and then try to be as loud as you can on your question, or if you’d like to come forward so at least we can capture it on the microphone that’d be great. Sir, you had your hand up first back there. Rodger: Rodger Meaney, 2113 Satsuma Lane. I live in the Groves at Orange Blossom. I purchased my home in 2016 from Lennar. The Groves and the Ranch were linked together. I had a choice of a home in the Groves or the Ranch. I bought a premium that’s $20,000 more on the Grove side. And I asked the salesman why. And he told me because the Groves will have manor homes only. Well, we have condos going in and all smaller homes going in; it’s six years of bait-and-switch with Lennar, okay? I’m sorry. Your greed is sickening. 9.A.1.d Packet Pg. 474 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 5 of 37 [00:09:04] Look at that building. How does that fit the model for what you have on the Ranch side? And you’re giving access to the ranch. And you’re not matching it. I mean listen – 400 more units in an apartment on a 1900 unit, and you’re gonna put a traffic signal there, great. How about the other 700 cars coming out of the non- traffic signal from the Ranch and the Groves? You don’t give a crap about that. You give a crap about your dollar, okay. This is crap. I was told that if you buy here, there’s 40 acres that’s gonna be commercial. You gave me 17 acres commercial, mixed-use. Mixed-use means they can put houses there. Okay? Open your eyes. 17 acres of mixed-use and 27 acres of shopping center. It’s 39 acres of land. You’re giving me 44 acres in numbers. Make sense. I rank construction jobs, [inaudible] [00:09:58] 20 years, okay. [00:10:02] Everything had to flow. Everything had to mix in the neighborhood. If the neighborhood had red brick fronts, what you were putting in, put red brick fronts. You don’t put an [inaudible] white building linked to a God damn community that’s got roofing and all kinds of things. You can’t paint your house the color you want, you can’t have the same color two times in a row, and now you’re gonna put that in and give them access to the Ranch? Why don’t you just bend us over and take our wallets. I’m done. [Clapping]. Wayne: Thanks for your comment. Yes sir? Hang on please, people, we’re trying to record this. Mark Thompson: I have a number of questions – Wayne: Okay. Mark: – but I’ll just do them one at a time [inaudible] – Wayne: Okay, sure. Mark: One comment that he makes is access to the ranch, where is access to the ranch on there? Where is the existing gate? Wayne: The gate house is located I think right about here. So, this project has nothing to do with the gate house that’s on Hawthorn. [00:10:56] Mark: Okay. That’s – that was my question. So, that road – access road 9.A.1.d Packet Pg. 475 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 6 of 37 that leads to Hawthorn, that is gonna lead somewhere between the existing gate and Oil Well Road? Wayne: Correct. There’s a stub out – if you live there, you see a stub out that you drive past every day. That’s where the frontage road was supposed to be. This was originally going to be 40 acres of commercial – Mark: Okay – yeah. Wayne: –and the – the world has changed a bit. There’s certainly a demand for more residential and a little bit less demand for retail. So – Mark: You may say that. You don’t live here and have to drive 20 miles to get something. Rodger: Really easy to say from outside – Wayne: Excuse me, sir, one at a time please. I’m not going to allow you to disrupt the meeting. Mark: How about the buffer behind – between the homes which I believe are the villas in the Orange Blossom – Wayne: Are you talking about this area right here? Mark: Yes. What is that going to consist of? Wayne: That buffer – we’re required to put in a Type B buffer. It’s what the county calls it. It’s a minimum 15 feet wide, and it has to consist of a series of trees as well as a hedge that’s maintained at 5 feet high. [00:12:01] Mark: Any fencing or gating or– Wayne: Fencing’s an option. Fencing’s an option. Fencing or hedge are the allowable type of buffers. Mark: Impenetrable hedge with barbed wires or something – Wayne: It has to be opaque – it has to an opaque hedge of five feet high. Mark: Okay, so – so you’re saying that they won’t really have access into 9.A.1.d Packet Pg. 476 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 7 of 37 the ranch? Wayne: Absolutely not. Mark: Okay. Next question would be that – I’m assuming now – you’ve – you’ve answered where the one was, but this proposed shopping grocery store, okay. And I’m trying to envision what it looks like now; that – where that big road is that’s being built, I – I believe that’s probably somewhere near the access road for the construction vehicles – Wayne: The construction access road is right here. So – Mark: So, it’s gonna be further West. Unknown Speaker: Right now, it’s a gravel road. Wayne: Yeah, the access road is uh, – that’s always been intended to be a public road that would go to the park. So, that’s nothing that’s new. The newness is that it’s going to qualify to get a traffic signal, which I think is to the benefit of anybody who drives in this part of the community. [00:13:09] Mark: I – I think that this quantity and this density of living area combined with the single homes that are currently being built on the opposite side of this piece of property – Wayne: Down here, mm-hmm – Mark: Okay. That intersection at Oil Well and Immokalee can be a nightmare. Wayne: Sure. Mark: It is a single, right-hand turning onto Oil Well, and I have at times been back almost to the Dunkin Donuts’ entrance, stuck in a traffic jam. It is a nightmare. It is an accident waiting to happen. Improvements by your county or whoever is here need to be made at that intersection and it has to be done before this is approved. [00:14:00] Wayne: Well, I think I should say – just keep in mind that by us eliminating 100,000 square feet effectively of the 9.A.1.d Packet Pg. 477 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 8 of 37 retail/commercial it actually is a trip reduction to put in the residential unit. Unknown Speaker: No – [inaudible – crosstalk] [00:14:10] – Wayne: I [inaudible – crosstalk] – Okay, sir, let’s – wait a second, sir – Rich: Can I – can I say one thing? Wayne: Yes, go ahead. Rich: Uh, for the record so I don’t get yelled at by the Planning Commission, Rich Yovanovitch. The PUD currently has approved trip cap for traffic. That trip cap remains in effect so we cannot exude the trip cap that’s already been approved for the overall project. So, we’re required to be trip neutral from what’s already been approved. So that’s one safe thing. Mark: Okay. Rich: Second – second is, I’ve already talked to the county about this traffic signal. The grocery store that wants to go in here is requiring that before they open, the traffic signal be in place. They’re gonna be ahead of us in build, so the traffic signal is going to be in place for the grocery store. I’m not allowed to disclose you the grocery store is, but it’s a popular grocery store and that’s – that’s – that’s a requirement. So, the traffic signal will be in early in the process – [00:15:16] Unknown Speaker: Yeah – Rich: – for this project to go forward. Okay. Mark: One thing, I forgot to mention my name. I – didn’t I – Wayne: Oh, you don’t have to – Mark: No, I have no problem – people know who I am. Mark Thompson and I live in the Ranch. So, my concern – and I know there are people from waterways and others here – I have basically – your – your traffic situation which was, in addition to this and this, further east on Oil Well, there’s a crapload of more homes going in. And the only way they can get from point a to point b currently is going to be coming down Oil Well to Immokalee. 9.A.1.d Packet Pg. 478 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 9 of 37 Rich: Are you – I’m sorry – [inaudible], are you referring to the villages that were approved way out east? Is that the – is that – Unknown Speaker: SkySail. Unknown Speaker: SkySail. Unknown Speaker: SkySail. Mark: Sky something – Rich: Yeah – right. That – that was the village that was done for, uh, Neal Communities – [00:16:03] Wayne: Right. Rich: It’s at the – kind of the northwest – yeah, northwest quadrant of what’s gonna be a future uh – we have a Big Cypress Boulevard Parkway – I forget what it’s gonna be called. It’s under construction right now, correct? Mark: I see some – I guess it is – Wayne: It is, yes, it is. Mark: – paving – I don’t – I don’t see anything going north-south. Wayne: There is. Rich: Eventually there’s supposed to be a parkway that connects Immokalee Road way north – Unknown Speaker: Supposed to… Rich: – all the way down to uh, Golden Gate Boulevard. Wayne: Well – and it will happen only if the development occurs out there. T – That’s where the demand is. Mark: Well – Wayne: Sir, do you mind if I take another person’s question – 9.A.1.d Packet Pg. 479 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 10 of 37 Mark: No, absolutely. Wayne: – we’ll be happy to come back to you; this – Mark: That’s fine. Wayne: – lady has had her hand up for a while. Joy Bowers: Joy Bowers. I live in the Orange Blossom Ranch. Wayne: Okay. Joy: My concern is you’re going to allow these foremen or apartment people turn right on Hawthorn. Well, when school is in session at 7:00 in the morning, Hawthorn is backed up way past our clubhouse and we’ve already got people turning from two lanes right onto Oil Well – we’re already worried about accidents and have major issues at our entrance – and then having them come up on Haw – Hawthorn is a scary thought. [00:17:09] Unknown Speaker: Yeah. Wayne: Okay. All right. Thanks for your comment. Ma’am? Speaker 1: Um, yes. I wanna know how we’re supposed to understand and believe what you say when on the – you said 400 – Wayne: Yes, ma’am. Speaker 1: – units. And yet on the county’s website it says 500. So, – Unknown Speaker: Which is right? Wayne: We’re proposing 400 – I don’t know where the 500 number came from – Gabriela: I think that – Joy: It was submitted at the – the – Gabriela: The 500, when they I think submitted the request initially says 500. Um, but the documents that are provided and that’s what we’re reviewing do say 4 – are stating 400, so – 9.A.1.d Packet Pg. 480 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 11 of 37 Wayne: Yeah, our application was for 400 dwelling units. Joy: Okay, so when I look at the application, – Rich: Yes. Joy: – it’s gonna say 400. Wayne: Yes, ma’am. Joy: Okay. [00:18:00] Wayne: Sir, over here in the orange shirt. Jim: Uh, yeah, Jim MacArthur, I live on uh, Orchard Street in the new section of the ranch. Uh – Unknown Speaker: [Inaudible – crosstalk] [00:18:07]. Jim: – we first applied in 2010 in the original section – Wayne: Can you speak up just a little bit? Jim: Yes, so, we’ve seen all the changes that have been going on. Wayne: Mm-hmm. Jim: When we first moved in in 2010, they had just extended Oil Well from one lane to two. Wayne: Mm-hmm. Jim: Now you’ve got 2000 more houses in the ranch section, y – you’re putting at least 2000 houses across the street that’s going in right now – you’re gonna put in more apartment buildings. Ave Maria has expanded and the only place – and they’re building SkySail right now – the only access is Oil Well Road. It’s backed up in the morning 10 months of the year when the schoolkids are there. One whole lane is backed up from all those schools right past our entrance, now, without even the how – homes across the street that are building now and you wanna put in 400 apartments. [00:18:58] Secondly, the credibility of Lennar and Pulte and whoever is less than impressive. When they wanted to open up the second section 9.A.1.d Packet Pg. 481 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 12 of 37 that we’re in now – and we first [inaudible] [00:19:16] to be built in there – they promised us a second access road with a traffic light. That was four years ago. We’re still waiting. When is this gonna happen? It’s not gonna happen, right? Wayne: I – I’m not sure where they were proposing to have a – s– second – Jim: No, this was – Wayne: – traffic signal, but – Jim: – this was – this was promised to us before they even opened up our section where they – Joy: Can I answer that for you Jim? Jim: Yeah. Joy: This is Joy. Jim: Yeah. Joy: When we went to the commissioners meeting when they wanted to add on the extra 400 houses between the Groves – Jim: Right. Joy: – and us, the only way Lennar was able to get that approved, is that road had to go in – Jim: Right. Joy: – and at the commissioner meeting last week I asked the question, and they said it’s going forward sooner than later. [00:20:02] Jim: Yeah, but we’ve been promised this for years now – Joy: That it’s taken a while to get [inaudible] [00:20:04]. Speaker 1: I’ll believe it when I see it. Wayne: Hang on one second please. One at a time. I – It’s too confusing that – when you go back to listen to the tape, I apologize. 9.A.1.d Packet Pg. 482 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 13 of 37 Jim: I mean the problem is, the decision that you people make, we have to live with. You don’t live here. We do and we’ve seen all these changes, we’ve seen all this traffic. Unless you expand oil well road, it’s not gonna get any better. Believe me. Speaker 1: There’s no way, you can’t. Jim: So, where are we supposed to go? Wayne: Well, we are coordinating with the county – Jim: [Inaudible – crosstalk] goes over to Golden Gate and stops, so you can’t really go over there; it’s not even wide enough. I mean, traffic goes there but it – and the same thing – on a school day, the buses are stopping to pick up kids, so, traffic is horrendous that way as well. Wayne: Yeah, we’re – Jim: That’s not a good solution. Wayne: – were coordinating with the county. We obviously prepared a traffic impact analysis. They’ve evaluated it. They’ve asked for some comments and revisions, so we’re in the process of – Speaker 1: Yeah right. [00:20:58] Wayne: – dealing with them. As Rich mentioned, you know, we do have a trip cap that’s called a trip cap. So, we have a certain amount of trip generation that we can create. That’s – we’re proposing that to be unchanged as part of our application, so we’re living with the same impacts that are proposed to be out there today whether it’s commercial or residential. Yes, ma’am? Mark: [Inaudible – crosstalk] [00:21:16] – Wayne: Sir, sir, I’m gonna recognize people that raise their hand first, okay? Yes, ma’am? Speaker 2: Um, I’m – Wayne: Sir – Speaker 2: – a new resident of the Ranch at Orange Blossom and my question 9.A.1.d Packet Pg. 483 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 14 of 37 is – maybe Rich may answer this – I know right now that Terreno is being kind of – that there was a commissioning – I believe a commissioner meeting, not yesterday, or there is a meeting coming forward that for 650 units. Are these projects – and that’s a Pulte build – are these projects being dually looked at at the same time for trip caps and traffic and stuff like that? Because they’re pushing for their 650 and now, we’re pushing for another 400. You know, we have one gonna get approved, and the other – you know, like, how is the timing of that working? [00:22:00] Wayne: So – well, that – those units were previously approved that are part of the Terreno project. They were on the board’s agenda for a community development district, which is a financing mechanism for their infrastructure. Those were prior approved units. Speaker 2: Okay, – Wayne: I’m sorry – Speaker 2: – so, that’s going to be included in your trip cap and those numbers? Wayne: Yeah, it’s – it’s all been part of our analysis. Rich: It’s – it’s not – sorry, for the record, Rich Yovanovitch – it’s not in our trip cap but it’s in the analysis – Speaker 2: The overall – Rich: –that the county does – Speaker 2: Okay. Rich: –when we – when we do the analysis. We have our trip cap for our project and that’s a different project, but it’s factored in – Speaker 2: Okay. Rich: – in the analysis. Wayne: Gentleman all the way in the back. Speaker 3: Yeah, we live in the Groves at Orange Blossom. Uh, what percentage of the 400- or 500-unit apartments are going to be 9.A.1.d Packet Pg. 484 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 15 of 37 subsidized housing – and that can be either government subsidized housing, reduced rent, temporary reduced rent, or – or any type of – Wayne: 10. Speaker 3: – rent reduction, uh, as opposed to all market rent units. [00:22:55] Rich: Okay, there’s 400 units, okay? The current proposal is for 10% of those units – 40 – to be income-restricted to people who make 120% or below of the median income for Florida – I mean, for Collier County. The median income for a family of four in Collier County is currently $98,600. So, 120% of $98,600 – I’m gonna round up because I can do 100,000 – is approximately $120,000 dollars a year. So, will the rent be restricted? Yes. It will be restricted to about 24, $2500 for a two-bedroom unit. So, it will be income-restricted for those 40 units. But it will be based on people making 120% or below of the median income. Speaker 3: And this is a permanent reduction for those 40 units? [00:23:55] Rich: It has to be for a 30-year commitment that you have to make to our county and if you don’t find somebody qualified in those income thresholds, which I’m sure we’ll be able to find people in those thresholds, they stay vacant. So, there’s a – it’s not something where you can say, “I’m gonna try for 90 days to find a tenant” – it has to be permanent, and we have to report to the country annually uh, how we’re meeting that requirement. The target for those income thresholds are nurses, firefighters, sheriff’s deputies, similar type of people to that, because it’s difficult for them to find – with – with Section 8 – Speaker 3: Yeah. Rich: – it’s absolutely not Section 8 housing, and that’s what people get concerned, when they see uh, income-restricted housing, it is not – it is not Section 8 housing. It is for people making those income thresholds that I just told you. Wayne: And I think I’d would just add, Rich, that this is kind of a fluid discussion with our county commission – they have – have had extensive discussions on finding affordable housing opportunities, 9.A.1.d Packet Pg. 485 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 16 of 37 so, what we’re proposing today may or may not be what we end up with, given where this heads. [00:25:04] Rich: Let me – let me – recently, like two days ago, we had a project that went – well, actually it was a couple of weeks ago – went to the planning commission. And they – but the restriction was the 100% threshold. The rent for 100% threshold is $2200 a month, so it’s not – it’s not Section 8 housing, it is – it is – it is very nice, and the units are the same for – or income restricted housing as they are for the market rate housing. So, it’s not – it’s not – it’s not what a lot of people think of as affordable housing. Speaker 3: So – so, is the builder/developer receiving a government subsidy – Rich: No. Speaker 3: – for the reduced rent? Rich: It – no. It’s out of their own pocket, um, it’s – they’re getting no subsidy from the government to build this housing. Wayne: Gentleman all the way in the back? [00:25:55] Speaker 4: The Ranch side. Does the main road that you put in with the stoplight have access to the community because I got to – Wayne: No, it does not. Sharon: Can you repeat the question? Wayne: I’ll repeat that in case you didn’t hear it. The question was the – the access road that’s going to the park, does it have access into the community, and the answer is no, it does not. Mike: Wayne – Wayne: It – it, what was it? Mike, do you want to stand up and clarify that? It – it goes to the park and I’m not sure – if you wanna… Mike: Just to clarify on that – Wayne: This is Mike Delate. 9.A.1.d Packet Pg. 486 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 17 of 37 Mike: Mike Delate from Grady Minor Engineer. This park road here up here, there’s a little roundabout that’s existing up here, that will tie into that on the other side of the gate. So, you would still have to have a gate pass to get into your project. Rich: Right there. Mike: Right here. You’d still need a gate pass to get in. It’s – a roundabout is proposed there that the county’s constructing. Then that road will carry up all the way to Phase 1 of the park. Wayne: Thanks Mike. Yes ma’am, over here. [00:26:53] Shirley: Um, I – I totally get that we’re providing 10% or whatever to the um, firefighters, nurses, for these two-bedrooms at that income level. But uh, – oh, I’m Shirley and I live in the Ranch – however, one of the issues we have at the Ranch, and if you guys ever drive in the townhouses area, is that the amount of people that live there with the amount of vehicles is part of the problem that we have congestion. We’re gonna face the same thing however we – I mean, when it comes to income level, I – I – I’m a social worker, so I know what’s gonna happen with a two-bedroom. It’s gonna be more than what the average family is in there, so, we’re gonna have more traffic than what we even estica – um, estimate or anticipate. Again, because we see this already at the Ranch where we live; if you guys ever even take a ride down where the townhouses – that area is congested with vehicles. [00:27:58] So, we – there’s no if, and, but, no, maybe – I have seen this in so many developments, that this will be an – a same traffic problems and when we think about crimes, all crimes in the Ranch, in the Grove have gone up tremendously from people crossing our fences, getting into our community – because how are you guys going to let people say – we live here, not you guys. How are we gonna be protected about all this, how – 2400 now, these days, for an apartment is nothing. It – it’s like the average apartment now. So, how are you guys going to protect– that – that’s what I’m thinking – the – you guys are coming in building all this [inaudible] but what are you thinking about the citizens? A lot of seniors live in our neighborhood; how are you thinking about them, protecting them? [Sighs] [inaudible – crosstalk]. 9.A.1.d Packet Pg. 487 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 18 of 37 [00:28:56] Rich: I– I – I’ll let – I’ll let the Lennar Multifamily representatives corrects me if I’m getting something wrong, but I’ve done several, recently, apartment complexes that have included income restrictive housing. Why? Every one of these developments have high-end, they cost a lot of money, they have nice finishes in the units. They are – they do – they go – they do background checks, they do income checks, they limit who can rent, they don’t allow subleasing; those are typical conditions. And if you look at the people who are living in most of these apartment complexes, they have the same color hair as I do. There are less and less children in these and teenagers in these. There’s a tremendous market for almost retirees. But – and I’m assuming that’s the same market that – that, you know, we’re gonna experience in this community. And – but that – these are not going to be uh, crime-ridden neighbors. [00:30:03] Joy: Who is “they”? Rich: They? Unknown Speaker: Yeah, who is “they”? Unknown Speaker: When you say “they,” – Rich: They, the people who come in to live in these places? Joy: No, – Unknown Speaker: No. Joy: – “they” that control who lives in these places. Rich: Lennard Multifamily builds the project – they are not like a lot of the builders that build, at least not immediately flippant. This is for a fund that was building it and holding it as an investment, so it’s a long-term investment for them. It’s built – it’s built to the higher specs – Unknown Speaker: [Inaudible] [00:30:30]. 9.A.1.d Packet Pg. 488 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 19 of 37 Rich: Yeah. Wayne: I’m gonna take a question from somebody who hasn’t asked one yet – ma’am all the way in the back. Brenda: Hi my name is Brenda Sheppard, I live in the Groves at Orange Blossom, and I’m very frustrated for – for many reasons. Number one, you’re going to put in a road to h – to handle the commercial traffic and 400 houses. We have over 3,000 units between the Groves and the Ranch, and we can’t have a light. You can listen to all these people talking about how hard it is to get from the Ranch out to the schools and try to get to get from the Groves across traffic and over. It’s even worse. And Lennar, when we bought our house in there, our house is a $900,000 home. [00:31:14] And you’re talking about $2000 rent. And right now, we were sold, “Oh it’s resort living, you can have the – the pools and this and that” – it – it’s not that. When they started building right beside us on the groves, they took down the walls. We’re no longer gated. You can walk right across that dirt and into my property. I am paying for a gated community that I don’t have. And if you want to think I don’t trust Lennar, I do not. And when they’re doing this development right now, we’ve had b – blasting, excuse me that’s the word they want me to use, behind our house for over a month at approximately 3:00 every day. [00:31:53] It has shook my house to where I can’t even work on a conference call. So, I have – I have damage to my house. They are burning from 9:00 in the morning, up until all night long. I have called the fire department three times because they aren’t – nobody cares about the burning. They have 20-foot rigs I can see from my house out in that area that has got all over that they’re burning, because we had to put up with that smoke that I could hardly breathe. I am now on asthma medicine because I can’t breathe in my own $900,000 home. And when I try to get some response for it, they’ll be like, “Oh, they have a right to build there.” I understand that, and I know you’re not talking about that, but I’m talking about – I don’t trust Lennar. They don’t seem to give a flip. When they bought their other property from – I remember we had before – Unknown Speaker: Can you ask if we can [inaudible]? Brenda: – before, um, from [inaudible], they had promised that the townhomes would have a wall around them. They promised that 9.A.1.d Packet Pg. 489 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 20 of 37 the street was gonna go straight back into the things – now no, they’re gonna go right by my house, there’s not gonna be any wall around the townhome, and they’re gonna have all these luxuries into our communities that we are currently paying for, that we can’t utilize. [00:33:07] I bought a brand-new set of – of patio furniture for my pool. I have to have my pool – I can’t even use my pool because there’s too much dirt in there, and my patio furniture that I just bought is black. From all the burning, the dust, and the debris. I’m – I’m very frustrated with – with um, Lennar, and I have never approved, um – and if I had the choice – to have Lennar do one more thing in that area. Wayne: Okay. Well, thank you for your comment. Yes ma’am. Marilyn San: I’m Marilyn San from Waterways; um, first of all where do you get the information that we need more housing in this area with everything that’s going on already? Wayne: Well, – Marilyn: Where do you get that information from? Wayne: Uh, Collier County has done several studies; um, one they’ve analyzed affordable housing but also um, Lennar Multifamily and Jason Graham is here and can tell you that they’re not going to go build a tens of millions of dollar project that they can’t fill up and occupy. That just doesn’t work for their business model to build something to have it empty. [00:34:07] So, I think when you look around at the other rentals in the community, you find that they’re very high occupancy rates – over 90%, which is unheard of, you know, years ago. But – so, I think there’s plenty of demand for the type of product that’s being proposed. Marilyn: Why did they decide to change from the um, commercial to multiuse? Wayne: Uh, that’s – that’s where the mar – Rich: I – I would tell you there is – it – it – Unknown Speaker: More money. 9.A.1.d Packet Pg. 490 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 21 of 37 Rich: – the re – the Randall Curve, okay – Speaker 6: Excuse me? Rich: The Randall Curve Project. You – you know where that is? Speaker 6: Oh yes. Rich: Okay. When this project was originally approved, none of that was authorized to be commercial. So, there was – it was never anticipated that these 200,000 square feet would now be competing with the Randall Curve property, with the publix that’s there now. So, the – the reality is, that project, and other – because there’s a project immediately adjacent to the Randall Curve property that goes a little bit to the north – Wayne: Yeah, there’s about 350,000 new square feet of commercial that’s been approved around – [00:35:08] Rich: That was not on the market when this project was being proposed. Speaker 6: Why are commissioners saying build, build, build, take away the environment from our natural habitat. How do we stop this? Wayne: Well in this particular case, the good news is it’s a – it’s a defunct orange grove and it was plan – always planned to be something, whether it was commercial or in this case we’re proposing it be residential – Speaker 6: Just for clarity – because I’m an original owner – I’ve lived in this tract for 16 years. This was commercial 16, 18 years ago. Wayne: Yes, it was. Yes, you’re correct. Rich: No question. Speaker 6: So, just for everyone – Wayne: No question about that. Speaker 6: – it’s not like this has come out of the ground. It has always been commercial. Rich: Right and – and it’s a – 9.A.1.d Packet Pg. 491 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 22 of 37 Speaker 6: Since day one. Rich: No question, no question that’s what it was approved. Speaker 6: Correct. Rich: The reality is it’s a tough commercial site, right. It’s not the best location for commercial. Joy: Why? Speaker 6: Why? Unknown Speaker: Why? Unknown Speaker: – [inaudible – crosstalk] homes across the street. [Chatter]. Rich: If it was – if it was the best place for commercial, this would’ve been built as commercial years ago. [00:36:05] Speaker 6: Yeah. Unknown Speaker: I don’t have time [inaudible – crosstalk] – response. Rich: Again, you’re gonna get a high-end grocery on the east side, okay? They’re taping, they believe there’s enough rooftops for that. There is not enough rooftops for 200,000 square feet of commercial on this side. Wayne: I saw a hand from somebody who hadn’t asked a question – yes, sir. Speaker 7: Nobody talked about the schools, you know. Unknown Speaker: Uh-huh. Unknown Speaker: Yep. Unknown speaker: No. Speaker 7: The population – those schools you wanna understand they’re packed now. Unknown Speaker: Yeah. 9.A.1.d Packet Pg. 492 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 23 of 37 Wayne: Yeah, part of the analysis – Speaker 7: Put it down on paper, you’re gonna create 150 schoolrooms. Where are you going to put the kids? Wayne: The schoolboard is part of our review. They – they provide comment to the county, we fill out forms telling them how many rooftops we’re going to complete. They do the analysis – they’re – you know, I – I don’t know that sometimes they comment, that sometimes they do not – Speaker 7: Well, as I understand, there’s no more room for any more kids. Wayne: I – I don’t know the answer to that, sir. [00:37:02] Speaker 7: They’re gonna put 4,000 kids in that area. Sit you in there. Where are they gonna go? Wayne: 4 – 4,000? Rich: I don’t – I don’t know – I don’t – for the record, Rich Yovanovitch – I think they know my voice by now but just in case – uh, there’s 400 homes. There’s no way we’re gonna have 4,000 kids – Speaker 7: There’s gonna be 2,300 – Rich: A lot of those homes are even factored into – Speaker 7: Every family of four – Rich: Look, the school board reviews every one of our applications and they have to sign off on whether or not there is school capacity for the students we are going to generate in our project. Speaker 7: My common sense tells me there won’t. Wayne: Did – did he ask us a question? Rich: Who hasn’t asked a question yet? Yes, ma’am I’ll go to you – Speaker 8: My name is Joy Byer and I live in the um, ranch at Orange Blossoms and I have two questions. Um, number one, did I – did I understand, not this thing but the other one where they showed the um… 9.A.1.d Packet Pg. 493 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 24 of 37 [00:38:02] Wayne: That? Speaker 8: This one. Okay, so, where this road is coming out from the um, apartment, that road is gonna funnel into the road that goes into Orange Blossom Ranch? Wayne: This road? The east-west road? Rich: The – the – the – but the way it’s set in the way I’m pointing – Wayne: Yeah. Rich: This is the entrance. This is – Speaker 8: But – Rich: – the light Speaker 8: I see a road going past that. Rich: But this is the light. This is where the light is. Speaker 8: No, where he’s got his pointer, it’s going over to our entrance. Rich: And that’s – and that is being required because that’s what – Speaker 8: So, the apartment people can come in either way. Unknown Speaker: Yes. Unknown Speaker: Correct. Wayne: Right. Unknown Speaker: Or leave the other way. Speaker 8: So, are they gonna have to widen Hawthorn? Unknown Speaker: How are you gonna get out in a hurricane? Wayne: Well, I – I think the answer probably is, that is Rich – I think Rich was alluding to it. The – the – the natural choice is probably to choose the signalized intersection if you have access to it rather than to try to go through the existing access at Hawthorn. But keep 9.A.1.d Packet Pg. 494 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 25 of 37 in mind it would’ve been either 200,000 square feet of commercial using that same access point, or the 100,000 square feet of commercial and 400 units. [00:39:07] Unknown Speaker: But that’s not what a [inaudible] [00:39:10] – Speaker 8: And the second part of my question was this; um, see – and I only ask because we have trouble with people like breaking the gate and following people in to get in and kind of you know, meet their friend, use our amenities, that kind of thing. So, are these apartments – I know you said they’re probably grey-haired people but let’s be honest. In today’s market there’s gonna be a lot of younger people in here because they can’t afford to buy a house. Rich: Yep, I – I – I’m – I’m not – Speaker 8: So, with that being said, I’m not saying younger people, but I’m saying you know, thirty-year-old’s, you know, that kind of thing. Unknown Speaker: No family. Speaker 8: So, are they gonna have like really nice amenities so they’re not going out and using anybody else’s that they’re not supposed to? Wayne: Yes, right here, as you drive in there’s a leasing building, a clubhouse, proposed to have a swimming pool. There will probably be other amenities – there will probably be a dog park and some other things of that nature, but it’s provided for their own residence, not to come into your community. [00:40:07] Rich: And – and let me – just – just – and Jason can correct me if I’m wrong; every one of these new apartment complexes are competing with each other for the amenities they provide. So, if you go and look at Allura, and look at the amenities they provide and go to the Pearl which is at Founder’s Square and look at the amenities they provide, it’s – it’s nice. I mean, you basically – you have everything you pretty much need there, so, they’re not – I can’t imagine that there will be many of those people walking [inaudible] [00:40:37] – the other amenities. Wayne: So, there’s an online question. Okay. We have an online question. I’m gonna go ahead and take that. 9.A.1.d Packet Pg. 495 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 26 of 37 Rich: I – I – I this woman didn’t get a chance – can we just – everybody at least gets one question here before going – Wayne: Okay, sure. Sorry. [00:40:49] Marion: Basically, with the amount of traffic we have now on Oil Well Road, and with – oh, I’m Marion and I’m from Waterways – uh, we are told that if our gate on Oil Well Road backs up too much, the county’s gonna shut us off. And it’s happening because you’ve got all these cars, people are waiting, and then they get to the gate and the gates do whatever it wants to do – and we’ve got to – we’ve got too many cars now. You cannot widen Oil Well Road anymore. You can’t widen Immokalee Road. We have had an accident – it – one day it took me two and a half hours to get home on Immokalee Road to get into Waterways. We’ve got too much traffic and you wanna have a park [inaudible] [00:41:40]. Wayne: Well – Rich: Who – who else hasn’t asked a question, so [inaudible]? I’ll do here, here, and then – I’m sorry. Speaker 9: There’s a – there’s presently a fence behind this proposed area where the villas are. And they’ve taken about 15 feet of these people’s home – uh, land. Is that fence gonna go away? [00:42:08] Rich: Wayne, do you know – do you know about the fence? Wayne: Mike, do you know the status of that fence? Mike: [Inaudible – crosstalk] [00:42:12] – it’s a chain-link – Wayne: It – it’s a – there’s a chain-link fence back there I believe that runs along the northern property line. I don’t know if that’s on our property or on the uh – Speaker 9: It’s on their property. Unknown Speaker: Right now, it looks pretty bad because I live there – Speaker 9: It’s on the resident’s property. 9.A.1.d Packet Pg. 496 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 27 of 37 Unknown Speaker: – I’d like to see the county start taking care of it. Rich: Well, I – I don’t know the answer – we’ll have to check on the fence. Wayne: Yep. Rich: We’ll get back to you on the fence – who owns it and who is responsible for making sure that it stays properly maintained. Speaker 9: Now when you talk about people going up, a couple people living in an apartment for whatever – all those villas that you see there, they have more than – I can’t even – there’s more than a [inaudible] [00:42:45]. Rich: I’m not – I’m not [inaudible] that, I can’t admit to it; there’s probably more control on our project than is currently happening within your community. Speaker 9: No. Unknown Speaker: Not really. Speaker 9: Not – Wayne: Rich – Rich: Miss. Wait – wait I promised – [inaudible – crosstalk] – Speaker 9: No, I wanna – is he first? Rich: He’s first, then you. [00:43:02] Speaker 9: Okay, thank you. Speaker 10: [Inaudible], I’m from the Ranch. Um, I agree with most everything everybody else is saying too um, is part of my concerns. But I was from a community up in uh, Maryland, where they put a townhouse community behind the place where I live, and all of a sudden at 5:00 in the afternoon Comcast would go down. Three or four days a week – is there any provision being made for electric, electricity, Comcast, have Verizon come in or something so we don’t lose services? 9.A.1.d Packet Pg. 497 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 28 of 37 Wayne: Uh I – I’d refer it to Mike Delate, but obviously it’s in our client’s best interest to make sure they also have internet service and FP&L is in this vicinity and they’re continually upgrading their facilities – I don’t think that we anticipate we’re creating any related issue to that. [00:43:56] Speaker 10: Well, Comcast is going down every time it thunders. Unknown Speaker: Yep. Wayne: I – I have Comcast, I experience the same issue you do, and I live in town, so… Speaker 10: It – there’s a truck line – don’t they have a truck line? Speaker 11: Thank you, first of all I wanna thank you – Wayne: Uh, I don’t know the details of that. Speaker 11: – for having [inaudible] [00:44:12] for the people – my one question is, is there gonna be an increase on Everglades right off of Oil Well, that’s gonna make more impact on Randall? There are already foreclosed homes in the area – there’s no need for more homes. I have heard these high-end homes are going to be t – sold as timeshares. Growth plan in the estate states no density and no high-rises, so how can you have [inaudible] for that? And I have a meeting to attend to which is more important than this, it’s going [inaudible] Golden Gate Estates association. It starts at 7:00 off of Golden Gate Boulevard behind the Golden Gate Library. You’re welcome to come. [00:44:58] Wayne: Thank you. We have an online question – let’s go there. Sharon: John, go ahead and ask your question please John: Uh yes, I – can you hear me? Sharon: Yes. Wayne: Yes. 9.A.1.d Packet Pg. 498 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 29 of 37 John: Oh, good. Yeah, I live in – my wife uh, Patty and I live in the – we live in the – the Groves at Orange Blossom and uh, I have several questions actually. Uh, the 400 more – more units that are proposed to be installed uh, we know they’re not gonna be all senior citizens like I am with silver hair or whatever. They’re gonna be students, younger people, as people have said before, and that’s gonna impact the school system. Has a revision been done – and I have several questions but as I – has a survey been done to expand upon the number of students that can be supported by the uh, schools that are in the region? [00:45:56] Wayne: Sir, uh, we – this is Wayne Arnold, and yes, we have submitted information to the school district, and they are reviewing our application for that very issue. John: And w – what is the timing of that application’s completion? Wayne: Uh, we probably expect it to be before the county commission sometime later this fall. John: This fall – okay. Um, with the 400 more – more units and say half of them have uh school-aged children um, has a traffic study been done based on the number of vehicles traveling in the morning and the evening during the time when that 20-mph speed restriction is in place? Wayne: Yes, sir. Our traffic analysis looks at both A.M. and P.M. peak hour trip generation based on the methodology that the county requires us to utilize. John: So that was already done then, I assume. Wayne: It – it has been completed, yes sir. I – it’s on – it’s available online. John: Okay and – yeah, I looked at it, but it was done like about six or seven years ago I believe. Actually, I looked up the – yeah, it wasn’t done – [00:47:05] Wayne: No, sir, there’s a current traffic study that’s been completed. John: It’s not – is there – including the um, 600 houses that are being built behind me, as part of Lennar’s project and the other 600 9.A.1.d Packet Pg. 499 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 30 of 37 houses that are being build uh, as part of Pulte uh, uh, project. Because I didn’t even know about the Pulte project until they started putting a sign up to be honest with you. Wayne: Yes sir, those were previously approved as a different zoning case several years ago. John: Ah. Wayne: But our traffic analysis analyses and looks at the background traffic based on what the county has approved. John: But if you have a commercial site which is just strictly commercial, you have in and out all day long. You don’t have peaks in the morning and peaks in the evening. You have traffic that’s flowing in and out – people go to the store, they go in the evening, they go in the morning, but they don’t – they don’t go to school, and they don’t go to work in the morning, and they don’t come home at night. And so, that – that – that was done, or? Is that accounted for? [00:48:11] Wayne: Yes, sir. Yes, sir, that’s been analyzed. John: And then – then the other I guess question is what’s the number of parking spaces that this – this whole development will encompass? Wayne: Uh, the number of parking spaces are based on the – the breakdown of how many one, two – John: I know 400 units, but how many parking spaces? Wayne: I – I don’t know until our client decides what the n – number of bedrooms per unit is. That’s how the county determines our parking requirement. John: Okay, and then why three levels? I mean, our houses are not allowed to be three levels and yet this whole development is a three-level program. And so, we’re gonna see – everybody’s gonna see this set of apartments as they come to Orange Blossom Ranch, Orange Blossom Grove, or the Grove at Orange Blossom – basically, it’s gonna b – be the point of reference for the area. [00:49:04] I guess it’s a minor point, but as a previous questioner asked, you know, it’s like a white building, and we are very restricted as to 9.A.1.d Packet Pg. 500 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 31 of 37 what we can change on ours, including the paint color and the color of our front doors, and yet this is a whole different concept which is allowed to be pushed forward. Wayne: Okay. Let me try to answer that – and part of that is the image that I showed was a conceptual rendering. They haven’t chosen color schemes and final style of buildings but that’s a concept of something that they’ve built elsewhere in the market and then the answer with regard to the three stories, right now the commercial tract allows 45-foot buildings with part of them to be as tall as 60 feet. So, our proposal to build three-story buildings would fit within that anyway. So, I – I don’t think we’re asking for something that is not already – or – or has planned to be there in terms of its height. That would be my answer to you. And apartment buildings – typically they’re being built modernly at three and four stories so, the three story that they’re looking at here is pretty consistent. [00:50:08] Unknown speaker: You don’t have to look at it every day. John: And now, what is the projected price by your um, projected price per unit? Is there any projected price for unit at this point in time? Wayne: Well, Lennar, if they move forward with this project, they intend it to be primarily rentals I believe. I don’t think that – their initial concept is not to have condominiums at that location. It doesn’t preclude them from it but they’re – they’re looking at this as a multifamily rental site. John: So, somebody’s gonna buy a whole building and rent it out. Wayne: Probably not. I think as Mr. Yovanovitch mentioned, Lennar’s model has been to construct these building, keep them in their portfolio, keep them in their folder for long-term hold for their return on investment. John: Yeah well, I know Lennar, because they – they built our house and Eagle Home mortgage made this, as quick as they can dump you, they dump you and move you on to somebody else but – you know, and as soon as your warranty is done in a year, that’s the end of it. Uh, I’m not too pleased with some of the things that – Lennar’s done a good job but not everything is great. Uh, what’s the – 9.A.1.d Packet Pg. 501 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 32 of 37 [00:51:02] Wayne: Okay, do you have another question? John: Yeah, what’s the name of the development? Wayne: I don’t think they have a working name for it yet. John: And why the amenities in this development – whereas Lennar is putting in minimal amenities in the townhouse development on the other side, or our side of o – Oil Well Road? Wayne: Uh, I don’t – John: It looks like there’s – Wayne: Well, I think the difference is it’s a different product, you know, this being an apartment complex and as Rich Yovanovich mentioned, they’re competing with a lot of other rental communities in our – in our marketplace and if they don’t have the resort pool and if they don’t have the dog park and if they don’t have certain other amenities, they’re not going to be successful. So, they’re – they have to provide those to be, uh, successful in the marketplace. John: So – So, this is gonna be competing against the Pearl on the corner of Immokalee and Collier? Wayne: I’m sure it will be, yes sir. And there’s uh, more apartments planned uh, probably within two miles of here that have been approved. [00:52:01] Rich: The – let’s just – for the record, Rich Yovanovitch – it – I’ve got twin daughters and I’ve been looking for a two-bedroom apartment for them. The rent – the rent right now, when you call around – if you can find a two-bedroom apartment is close to $3,000 a month, market rate. So, we’re – we’re – this is – and it costs about $350,000 a unit to build the apartment. So, this is not inexpensive. It's gonna be expensive. It’s gonna be well-run because it’s gonna have to to compete. And it’s gonna be a very – very nice – the architecture – we – we can redesign the buildings to fit in with your community. We can do that – the shopping center is gonna do the same. We can address that. Right now, I think you asked about parking 9.A.1.d Packet Pg. 502 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 33 of 37 spaces, right now, it’s – it’s planned based upon the unit makes to have 750 parking spaces. So, it – it’s gonna be adequately park – these guys do this for – they – they know the map. They know the map, so, that should answer a – a couple of your questions sir. [00:53:05] John: Yeah, it does, and I appreciate that, and I appreciate your [audio cuts out] [00:53:09]. Wayne: Okay, any other questions? I think we have another question online. John: – allow me to ask questions and sometimes [inaudible] talking about parking so much as – as – uh, yeah, thank you. Wayne: Okay. Thank you. Sharon: This is Sharon – Samantha online has a question; “I have just one question – the future commercial development – who would be able to – who would I be able to talk to about leasing later on?” Rich: Leasing? Sharon: Leasing. Wayne: Of a commercial space? Rich: Just tell her to email you and I’ll get her in contact. Sharon: Okay. Wayne: All right. Anybody else in the room who hasn’t – yes sir, in the back. Speaker 12: Um, has Collier County gonna study about all this traffic flow and proposing to put in two turn lanes in front of Seven Eleven on Immokalee onto Oil Well? Wayne: I don’t know specifically what they have looked at sir, but – [00:53:58] Speaker 12: [Inaudible – crosstalk] [00:53:59], it really is. Wayne: The county obviously is evaluating this application against all the other things that have been approved. I don’t know what specific 9.A.1.d Packet Pg. 503 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 34 of 37 approvement they’d be making at Oil Well Road near the seven eleven. Speaker 13: Could I answer the question about the schools? Wayne: Yes ma’am. Please speak up. Speaker 13: Okay. [Inaudible] from Waterways – um, the school reclined to um, the initial application, they said, “At this time there is not existing or planned capacity, within the next five years, for the proposed development at the elementary level. This – there is capacity at the middle and high school levels at the time the plan or plan development would be reviewed to ensure it – it – there is capacity, either with the concurrency service for the development is located within uh, an adjacent, concurrent service area.” So, they have answered. [00:55:05] Wayne: Yeah, and part of what every residential project does in Collier County – they pay school impact fees, and those impact fees go to provide additional capacity for our school system. Unknown Speaker: There’s no room – Speaker 13: Additional schools, not personnel – but yeah. Wayne: Sir in the blue shirt back there. Speaker 14: None of this has been approved by the county yet, right? Wayne: Uh, the only thing that – Speaker 14: They don’t have time, they don’t – Wayne: The – the only thing that’s been approved is what’s previously been approved, which on this site is 200,000 square feet of commercial development. Speaker 14: All right. [Inaudible] [00:55:34]. Wayne: Yes sir. Speaker 15: Your map is showing two separate parcels in front of those apartments. Are those – what are those currently zoned and where do the plans for that – those parcels live? 9.A.1.d Packet Pg. 504 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 35 of 37 Wayne: Those are currently zoned commercial, just like the balance of that tract. And those will be future outparcels for the shopping center developer. Yes ma’am. [00:55:57] Speaker 16: I just wanna be nice to Lennar in case they get this approved. I hope you guys are planning on putting a fence or something around your amenities center, because I can tell you right now, Orange Blossom Ranch has major problems with all the teenagers coming from the high school and jumping our fences and causing havoc of all our amenities and they’re destroying them. The high school is right next to it, so think of how you’re gonna secure that, or they’re gonna trash it. Wayne: All right, good point, thank you. Yes sir. Speaker 17: Is there a way of getting any of these documents that you’re showing us today? Wayne: Absolutely. They’re – they’re available on our website, and I’m gonna flip to that. So, if you – I don’t know if you wanna take a screenshot of that, but there’s Sharon’s contact information on the uh – it’s got her phone number, it has her email address, the uh, the site on our Grady Minor website has this presentation available to you as well. Sharon: The presentation will be available tomorrow morning. Speaker 17: Was that a – Sharon: On the website. Wayne: Just on our Grady Minor website. Sharon: Or you can email me, and I’ll send it to you directly. [00:57:03] Wayne: Okay. Speaker 18: I have a question – you’re referencing “our property” – is that property purchased already or is it in purchase? Wayne: This property that we’re talking about is under contract to be 9.A.1.d Packet Pg. 505 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 36 of 37 purchased by a commercial developer as well as Lennar Multifamily division. So, there are two contracts for purchase. Yes ma’am. Speaker 18: I guess they’re just pending, correct? Wayne: That’s correct, they’re pending contracts. Speaker 19: I think most of the people in this room are certainly against this project. Can you give us information of where we can contact, who we can contact, or who to write to to state our feelings about this project? Wayne: Sure, well – well Gabriela Castro’s contact information is provided at the bottom of our screen. And it’s got her email address as well as telephone number for her. And you can certainly email your planning direction, you can email planning commission members, you can email your board of county commissioners. [00:58:00] Rich: If you go to Collier County – Collier – Unknown Speaker: Can you email that to everybody? Rich: – Colliercounty.gov. Just put in Collier County. It will take you to their website, and just look at the plan commissioners and warden – Unknown Speaker: And who is the –who should be behind that – I mean there’s a lot of things on their contact. Rich: Sure. You should – it – you know, the people who are gonna make the decisions – the planning commission makes a recommendation for the board of county commissioners. So, planning commissioners, and then ultimately the board of county commissioners, the fi – they make the final decision. And then you should also contact Gabriela and uh, county staff members. Wayne: Yes sir. Speaker 20: What’s the timeframe assuming it does get approved? Wayne: Uh, assuming that is gets approved later this fall, I – I think Lennar Multifamily’s plan would be to go ahead and get through the detailed site planning and then go to construction sometime in early 2023. 9.A.1.d Packet Pg. 506 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) PL20210001860, Orange Blossom Ranch PUD June 15, 2022 NIM Transcript Page 37 of 37 Speaker 20: And how long will that take to build it? Wayne: Jason, is that a year-long process to build this? Jason: Probably in the late fall, wrap up approvals and then we start. In the Fall of ’23 – [00:59:02] Wayne: Year and a half for construction. Any other questions before we adjourn? Well, I appreciate everybody coming out. And uh, like I said, feel free to contact Sharon with any other questions. We’ll be happy to try to answer any of those and get uh, answers to your questions. But thank you. Rich: Thank you. [End of Audio] Duration: 60 minutes 9.A.1.d Packet Pg. 507 Attachment: Attachment 3 - NIM Transcript (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.e Packet Pg. 508 Attachment: Attachment 4 - CCPC Legal Ad and Sign Posting (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.e Packet Pg. 509 Attachment: Attachment 4 - CCPC Legal Ad and Sign Posting (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.e Packet Pg. 510 Attachment: Attachment 4 - CCPC Legal Ad and Sign Posting (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.e Packet Pg. 511 Attachment: Attachment 4 - CCPC Legal Ad and Sign Posting (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.e Packet Pg. 512 Attachment: Attachment 4 - CCPC Legal Ad and Sign Posting (23860 : PL20210001860 Orange Blossom PUDA) 9.A.1.e Packet Pg. 513 Attachment: Attachment 4 - CCPC Legal Ad and Sign Posting (23860 : PL20210001860 Orange Blossom PUDA) PL20220000045 1 STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION, COMPREHENSIVE PLANNING SECTION HEARING DATE: DECEMBER 1, 2022 SUBJECT: PL20210000045; GROWTH MANAGEMENT PLAN AMENDMENT (GMPA) BASIK STORAGE COMMERCIAL SUBDISTRICT COMPANION TO: PL2022000046 BASIK STORAGE (PUDZ) ELEMENTS: GOLDEN GATE AREA MASTER PLAN - URBAN GOLDEN GATE ESTATES SUB-ELEMENT AGENT/APPLICANT: Agent: D. Wayne Arnold, AICP Q. Grady Minor & Associates, P.A. 3800 Via Del Rey Naples, FL, 34102 Richard D. Yovanovich, Esq. Coleman, Yovanovich & Koester, P.A. 4001 Tamiami Trail N., Suite 300 Naples, FL 34103 Owner: GSI Naples 220 Basik Drive LLC 6905 Morrison Blvd. Suite 250 Charlotte NC 28211 GEOGRAPHIC LOCATION: The subject property is ±9.47 acres located on the north side of Tamiami Trail East just west of Trinity Place in Section 17, Township 51, Range 27. 9.A.2.a Packet Pg. 514 Attachment: Staff Report Final 11-16-22 (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) PL20220000045 2 9.A.2.a Packet Pg. 515 Attachment: Staff Report Final 11-16-22 (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) PL20220000045 3 REQUESTED ACTION: The petitioner is requesting that the Collier County Planning Commission (CCPC) consider an application to amend the future land use designation from an Agricultural Designation to a new subdistrict called the Basik Drive Storage Commercial Subdistrict to permit the development of outdoor storage for mobile and towable items. The petitioner’s proposed GMP Amendment is attached as Exhibit “A” Ordinance 11-07-22. PURPOSE/DESCRIPTION OF PROJECT: This petition seeks to rezone the property to permit the development of outdoor storage for mobile and towable items such as automobiles, boats, RVs, trailers, and similar personal recreation items EXISTING CONDITIONS: Subject Property: The vacant subject property is ±9.47 acres zoned of Agricultural (A) and is designated Agricultural, Rural Fringe Receiving on the Future Land Use Map of Urban Golden Gate Estates. Surrounding Lands: North: Future Land Use Designation; Agricultural Designation with Receiving Lands of the Rural Fringe Mixed Use District Zoned; Travel Trailer-Recreational Vehicle Campground District (TTRVC). Land Use; Storage Facility. East: Future Land Use Designation; Agricultural Designation with Receiving Lands Subdistrict of the Rural Fringe Mixed Use District Overlay. Zoned Agricultural (A). Land Use; Single Family Residential. South: Future Land Use Designation; Agricultural Designation with the Neutral Subdistrict of the Rural Fringe Overlay. Zoned; Marco Shores/Fiddlers Creek PUD. Land Use; Single Family Residential. West: Future Land Use Designation; Agricultural Designation with Receiving Lands Subdistrict of the Rural Fringe Mixed Use District Overlay. Zoned; Commercial Intermediate (C-4). Land Use; Self Storage Facility. In summary, the existing and planned land uses in the larger surrounding area are primarily similar uses and low-density single-family residences. BACKGROUND AND ANALYSIS: The subject site was originally developed as a parking area for the Big Cypress Market Place in 2007 as an accessory parking area subject to Site Development Plan (SDP) 99-758 and Parking Exemption (PE) 07-332. According to the Future Land Use Map of the Growth Management Plan, the subject property lies within the Rural Fringe Mixed Use Overlay. The designation of the tract to the northwest of the subject property as C-4 dates back to Ordinance 88-61 which rezoned the property from A-2 to C-4. On February 13th, 2018, a conditional use was approved on the property adjacent to the subject property under resolution 18-025 to permit self-storage in the old Big Cypress Market Place building to use the subject property for outdoor storage. Unfortunately, the original parking exemption limited the use of the parking area for the customers of the Flea Market not as an outdoor storage area hence the need for this petition. The Applicant is formally requesting a Small-Scale Growth Management Plan Amendment, consisting of a site-specific amendment to the Agricultural, Rural Fringe Mixed Use Subdistrict, to also allow the land uses, listed below, through the planned unit development rezone process. The 9.A.2.a Packet Pg. 516 Attachment: Staff Report Final 11-16-22 (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) PL20220000045 4 ability to rezone the subject property to a PUD will allow the development of outdoor storage for mobile and towable items such as automobiles, boats, RVs, trailers, and similar personal recreation items within a portion of the Basik Drive Storage CPUD. The proposed amendment was justified by a market study prepared by Self Storage 101 which highlighted the need for storage in the area. The study noted market vacancy, population density, income levels, and population growth projections to justify the proposed storage facility. The applicant has common ownership over both the subject property as well as the existing building adjacent to the proposed subdistrict and has submitted a companion Planned Unit Development Rezone (PUDZ) to unify both properties under one zoning designation. The proposed companion PUDZ is intended to allow outdoor storage as it relates to the existing and already approved facility to the northwest. CRITERIA FOR GMP AMENDMENTS 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 appropriately 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. 9.A.2.a Packet Pg. 517 Attachment: Staff Report Final 11-16-22 (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) PL20220000045 5 Section 163.3177(6)(a)2. Florida Statutes: 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. 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. There are sufficient county services available for this low-impact use. 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. This project is located on previously developed land and the proposed use is suitable. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. There is sufficient land to achieve the goal. The petitioner must provide appropriate and relevant data and analysis to address the statutory requirements for a Plan Amendment. Market Study Report referenced above. 9.A.2.a Packet Pg. 518 Attachment: Staff Report Final 11-16-22 (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) PL20220000045 6 NEIGHBORHOOD INFORMATION MEETING (NIM) NOTES: The applicant conducted a NIM on March 16, 2022, at the South Regional Library, Meeting Room A, 8065 Lely Cultural Parkway. The meeting commenced at approximately 5:30 p.m. and ended at 5:40 p.m. The agent explained the request for the proposed PUD rezoning. There was only one member of the public attending. The attendee asked about the timing of development and expressed that it was good to see activity on the site. Three participants attended virtually by ZOOM, but none expressed any comment. FINDINGS AND CONCLUSIONS: (FINDINGS PER 163.3177(6)(A)2 A.—J.) • The market study provided by Self Storage 101 justifies the need for a storage facility in this location due to market vacancy, population density, income levels, and population growth projections to justify the proposed storage facility. • There are no adverse environmental impacts as a result of this petition. • No historic or archaeological sites are affected by this amendment. • There are no utility-related concerns as a result of this petition. • There are no concerns about impacts on other public infrastructure. • There are no transportation or utility-related concerns as a result of this petition. • The use is generally compatible with surrounding development based upon the high-level review conducted for a GMP amendment and has co-existed with surrounding development for many, many years. Environmental Findings: The subject property is 9.47 acres. The property has been historically cleared for agricultural purposes and was field verified by staff during the review of the Planned Unit Development (PUD) for the project. The project is currently zoned Agriculture, Rural Fringe Mixed Use Receiving overlay. The proposed GMP amendment will not affect the requirements of the Conservation and Coastal Management Element (CCME) of the GMP. There is no native vegetation or listed species present on-site; therefore, the petition meets the requirements of CCME Policy 6.1.1, Policy 7.1.1, and section 3.05.07 of the LDC. Environmental Services staff recommends approval. LEGAL CONSIDERATIONS: This Staff Report was reviewed by the County Attorney’s Office on November 15, 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. The criteria for changes to the Future Land Use Map is in Section 163.3177(6)(a)8, Florida Statutes [HFAC] STAFF RECOMMENDATION: Staff recommends the Collier County Planning Commission forward petition PL20220000045 Basik Commercial Subdistrict GMPA to the Board of County Commissioners with a recommendation to approve and adopt and transmit to the Florida Department of Economic Opportunity and other statutorily required agencies. 9.A.2.a Packet Pg. 519 Attachment: Staff Report Final 11-16-22 (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) 9.A.2.b Packet Pg. 520 Attachment: Exhibit A Ordinance 11-07-22 (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) 9.A.2.b Packet Pg. 521 Attachment: Exhibit A Ordinance 11-07-22 (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) 9.A.2.b Packet Pg. 522 Attachment: Exhibit A Ordinance 11-07-22 (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Basik Drive Storage Commercial Subdistrict (PL20210000045) Text underlined is added; text struck through is deleted; *** = text break Page 1 of 2 Exhibit A Amendment Language Revise the FUTURE LAND USE ELEMENT *** *** *** *** *** Text break *** *** *** *** *** TABLE OF CONTENTS *** *** *** *** *** Text break *** *** *** *** *** * FUTURE LAND USE MAP SERIES 140 *** *** *** *** *** Text break *** *** *** *** *** * Basik Drive Storage Commercial Subdistrict Map *** *** *** *** *** Text break *** *** *** *** *** II. IMPLEMENTATION STRATEGY [beginning page 9] GOALS, OBJECTIVES AND POLICIES *** *** *** *** *** Text break *** *** *** *** *** Policy 1.6: [beginning page 10] The AGRICULTURAL/RURAL Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: A. AGRICULTURAL/RURAL ‒ MIXED USE DISTRICT 1. Rural Commercial Subdistrict 2. Corkscrew Island Neighborhood Commercial Subdistrict 3. Basik Drive Storage Commercial Subdistrict *** *** *** *** *** Text break *** *** *** *** *** II. AGRICULTURAL/RURAL DESIGNATION [beginning page 72] *** *** *** *** *** Text break *** *** *** *** *** Page 1 of 4 9.A.2.b Packet Pg. 523 Attachment: Exhibit A Ordinance 11-07-22 (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Basik Drive Storage Commercial Subdistrict (PL20210000045) Text underlined is added; text struck through is deleted; *** = text break Page 2 of 2 B. Agricultural/Rural Mixed Use District [beginning page 73] *** *** *** *** *** Text break *** *** *** *** *** 3. Basik Drive Storage Commercial Subdistrict [page 75] This Subdistrict consists of 9.47+/- acres and is located on the north side of Tamiami Trail East (U.S. 41) within the Basik Drive Storage Commercial Planned Unit Development (CPUD). The purpose of the subdistrict is to permit development of outdoor storag e for mobile and towable items such as automobiles, boats, RV’s, trailers, and similar personal recreation items within a portion of the Basik Drive Storage CPUD. The Basik Drive Storage CPUD shall include specific development standards for the proposed c overed outdoor storage facility. Development within the Subdistrict shall be subject to the following: a. The maximum number of outdoor storage spaces shall be 350. b. A minimum 20 foot wide type ‘B’ buffer shall be provided along the U.S. 41 and Trinity Place road frontages. c. Roofed or enclosed storage structures may not exceed a height of 20 feet. *** *** *** *** *** Text break *** *** *** *** *** FUTURE LAND USE MAP SERIES [beginning page 148] *** *** *** *** *** Text break *** *** *** *** *** Basik Drive Storage Commercial Subdistrict Page 2 of 4 9.A.2.b Packet Pg. 524 Attachment: Exhibit A Ordinance 11-07-22 (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) COLLIER BLVDTURNER RIVER ROADSR 29INTE RSTAT E 7 5 IMMOKALEE RD OIL WELL RD COLLIER BLVDTAMIAMI TRL E CR 846 SR 82 LIVINGSTON RDSR 29 NSAN MARCO RDTAMIAMI TRL NDAVIS BLVDGOODLETTE RD NPINE RIDGE RD EVERGLADES BLVD NRADIO RD GOLDEN GATE PKY DESOTO BLVD SLOGAN BLVD NSANTA BARBARA BLVDDESOTO BLVD NVANDERBILT BEACH RD GOLDEN GATE BLVD EVANDERBILT DREVERGLADES BLVD SAIRPORT PULLING RD CORKSCREW RDGOLDEN GATE BLVD W COPELAND AVE S9TH ST NS 1ST STN 15TH STB A L D E A G L E D R N BARFIELD DR GREEN BLVDOLD US 41LAKE TRAFFORD RD RATTLESNAKE HAMMOCK RD WILSON BLVD NN COLLIER BLVDS BARFIELD DRCOUNTY BARN RDS COLLI ER BLVDBONITA BEACH RD 111TH AVE N COLLIER AVENEW MARKET RD W WILSON BLVD SW MAIN ST WIGGINS PA SS RD 9TH ST SSEAGATE DR I-75 S I-75 NSR 29Tamiami TRL E Oil Well RD Immokalee RD Collier BLVDEverglades BLVDSR 82 CR 84 6 E Livingston RDDesoto BLVDS a n M a r c o R DAirport RD NTamiami TRL NSR 29 NWilson BLVDDavis BLVD Pine Ridge RD Radi o RD Logan BLVD NVanderbilt Beach RDVanderbilt DRGoodlette-Frank RD NRandall BLVD G o l d e n G a t e P K W Y Camp Keais RDCorkscrew RDSanta Barbara BLVDGolden Gate BLV D E 9th ST NOld 41Bald Eagle DRN C ollier B LV D Westclox ST Thomasson DR E Main ST Bayshore DRSmallwood DRI-75 NI-75 SBayshore DRI- 7 5 SI-75 SI-75 SI-75 N °HENDRY COUNTYMONROE COUNTY LEE COUNTY HENDRY COUNTY 2012-2025FUTURE LAND USE MAPCollier County Florida DETAILS OF THE RLSA OVERLAY AREA ARE SHOWNON THE FUTURE LAND USE MAP TITLED:"COLLIER COUNTY RURAL & AGRICULTURAL AREA ASSESSMENT STEWARDSHIP OVERLAY MAP" BAREFOOT BEACH PRESERVECOUNTY PARK DELNOR- WIGGINS STATE PARK CLAM PASSCOUNTY PARK CLAMBAYNRPA ROOKERY BAYNATIONAL ESTUARINERESEARCH RESERVE CITYOFNAPLES TIGERTAIL BEACHCOUNTY PARK CITY OF MARCO ISLAND COLLIER-SEMINOLE STATE PARK CAPE ROMANO PORTOF THEISLANDS CAPE ROMANO - TEN THOUSAND ISLANDSAQUATIC PRESERVE EVERGLADES NATIONAL PARK CHOKOLOSKEE PLANTATIONISLAND EVERGLADESCITY COPELAND BIG CYPRESS NATIONAL PRESERVE FAKAHATCHEE STRAND PRESERVE STATE PARK FLORIDA PANTHER NATIONAL WILDLIFE REFUGE SOUTH GOLDENGATE ESTATESNRPA BELLEMEADENRPA NORTHBELLEMEADENRPA IMMOKALEE CORKSCREWSWAMPSANCTUARY CREWNRPA LAKETRAFFORD R 25 E R 26 E R 27 E R 28 E R 29 E R 30 E R 31 E T 46 ST 47 ST 48 ST 49 ST 50 ST 51 ST 52 ST 53 SR 25 E R 26 E R 27 E R 28 E R 29 E R 30 E R 31 E R 32 E R 33 E R 34 ET 46 ST 47 ST 48 ST 49 ST 50 ST 51 ST 52 ST 53 S!"#$75 !"#$75 !"#$75 !"#$75 !"#$75 !"#$75 !"#$75 Æþ41 Æþ41 Æþ41 Æþ41 Æþ41 Æþ41 Æþ41 Æþ41 GOODLANDGulfofMex i c o 0 1 2 3 4 50.5 Miles J ?EXEMPTAREA PREPARED BY: BETH YANG, AICPGIS/CAD MAPPING SECTIONGROWTH MANAGEMENT DEPARTMENTFILE: Basikstorage_FLU_Map.mxdDATE: 2/9/2022 GOLDEN GATE Veterans Memorial BLVD R 32 E R 33 E R 34 E (1) THIS MAP CAN NOT BE INTERPRETED WITHOUT THE GOALS, OBJECTIVES AND POLICIES OF THE COLLIER COUNTY GROWITH MANAGEMENT PLAN.(2) THE FUTURE LAND USE MAP SERIES INCLUDES NUMEROUS MAPS IN ADDITION TO THIS COUNTYWIDE FUTURE LAND USE MAP. THESE MAPS ARE LISTED AND LOCATED AT THE END OF THE FUTURE LAND USE ELEMENT TEXT.(3) MOST SUBDISTRICTS AS DEPICTED MAY NOT BE TO SCALE. THE FUTURE LAND USE MAP SERIES DEPICTS THESE SUBDISTRICTS TO SCALE.(4) THE CONSERVATION DESIGNATION IS SUBJECT TO CHANGE AS AREAS ARE ACQUIRED AND MAY INCLUDE OUTPARCELS. (5) REFER TO THE GOLDEN GATE AREA MASTER PLAN AND THE IMMOKALEE ARE MASTER PLAN FOR FUTURE LAND USE MAPS OF THOSE COMMUNITIES. NOTE : FUTURE LAND USE MAP A D O P T E D - J A N U A R Y, 1 9 8 9 A M E N D E D - J A N U A R Y, 1 9 9 0 A M E N D E D - F E B R U A R Y, 1 9 9 1 A M E N D E D - M AY, 1 9 9 2 A M E N D E D - M AY, 1 9 9 3 A M E N D E D - A P R I L , 1 9 9 4 A M E N D E D - O C T O B E R , 1 9 9 7 A M E N D E D - J A N U A R Y, 1 9 9 8 A M E N D E D - F E B R U A R Y, 1 9 9 9 A M E N D E D - F E B R U A R Y, 2 0 0 0 A M E N D E D - M AY, 2 0 0 0 A M E N D E D - D E C E M B E R , 2 0 0 0 A M E N D E D - M A R C H , 2 0 0 1 A M E N D E D - M AY 1 4 , 2 0 0 2(O r d . N o . 2 0 0 2 -2 4 )A M E N D E D - J U N E 1 9 , 2 0 0 2(O r d . N o . 2 0 0 2 -3 2 )A M E N D E D - O C T O B E R 2 2 , 2 0 0 2(O r d . N o . 2 0 0 2 -5 4 ) A M E N D E D - F E B R U A R Y 11 , 2 0 0 3(O r d . N o . 2 0 0 3 -7 )A M E N D E D - S E P T E M B E R 9 , 2 0 0 3(O r d . N o . 2 0 0 3 -4 3 )A M E N D E D - S E P T E M B E R 1 0 , 2 0 0 3(O r d . N o . 2 0 0 3 -4 4 ) A M E N D E D - D E C E M B E R 1 6 , 2 0 0 3(O r d . N o . 2 0 0 3 -6 7 )A M E N D E D - O C T O B E R 2 6 , 2 0 0 4(O r d . N o . 2 0 0 4 -7 1 ) A M E N D E D - J U N E 7 , 2 0 0 5(O r d . N o . 2 0 0 5 -2 5 )A M E N D E D - J A N U A R Y 2 5 , 2 0 0 7(O r d . N o . 2 0 0 7 -1 8 )A M E N D E D - D E C E M B E R 4 , 2 0 0 7(O r d . N o . 2 0 0 7 -7 8 ,7 9 ,8 1 )A M E N D E D - O C T O B E R 1 4 , 2 0 0 8(O r d . N o . 2 0 0 8 -5 7 ,5 8 ,5 9 )A M E N D E D - S E P T E M B E R 1 3 , 2 0 11(O r d . N o . 2 0 11 -2 6 )A M E N D E D - S E P T E M B E R 1 3 , 2 0 11(O r d . N o . 2 0 11 -2 7 )A M E N D E D - J A N U A R Y 8 , 2 0 1 3(O r d . N o . 2 0 1 3 -1 4 )A M E N D E D - M AY 2 8 , 2 0 1 3(O r d . N o . 2 0 1 3 -4 1 )A M E N D E D - J U N E 1 0 , 2 0 1 4(O r d . N o . 2 0 1 4 -2 0 ) A M E N D E D - F E B R U A R Y 1 0 , 2 0 1 5(O r d . N o . 2 0 1 5 -1 3 )A M E N D E D - A P R I L 1 4 , 2 0 1 5(O r d . N o . 2 0 1 5 -2 6 ) A M E N D E D - J U N E 9 , 2 0 1 5(O r d . N o . 2 0 1 5 -3 2 )A M E N D E D - J U LY 7 , 2 0 1 5(O r d . N o . 2 0 1 5 -4 2 ) A M E N D E D - M AY 2 4 , 2 0 1 6(O r d . N o . 2 0 1 6 -1 5 )A M E N D E D - J U N E 1 3 , 2 0 1 7(O r d . N o . 2 0 1 7 -2 2 )A M E N D E D - D E C E M B E R 1 2 , 2 0 1 7(O r d . N o . 2 0 1 7 -4 6 )A M E N D E D - M AY 8 , 2 0 1 8(O r d . N o . 2 0 1 8 -2 3 )A M E N D E D - J U N E 1 2 , 2 0 1 8(O r d . N o . 2 0 1 8 -3 0 )A M E N D E D - S E P T E M B E R 11 , 2 0 1 8(O r d . N o . 2 0 1 8 -4 2 )A M E N D E D - S E P T E M B E R 2 5 , 2 0 1 8(O r d . N o . 2 0 1 8 -4 8 )A M E N D E D - S E P T E M B E R 2 4 , 2 0 1 9(O r d . N o . 2 0 1 9 -2 1 )A M E N D E D - O C T O B E R 8 , 2 0 1 9(O r d . N o . 2 0 1 9 -3 3 )A M E N D E D - J U N E 9 , 2 0 2 0(O r d . N o . 2 0 2 0 -1 5 )A M E N D E D - J U LY 1 4 , 2 0 2 0(O r d . N o . 2 0 2 0 -2 1 )A M E N D E D - S E P T E M B E R 2 2 , 2 0 2 0(O r d . N o . 2 0 2 0 -2 5 )A M E N D E D - O C T O B E R 1 3 , 2 0 2 0(O r d . N o . 2 0 2 0 -3 1 )A M E N D E D - O C T O B E R 2 7 , 2 0 2 0(O r d . N o . 2 0 2 0 -3 4 ) A M E N D E D - N O V E M B E R 1 0 , 2 0 2 0(O r d . N o . 2 0 2 0 -4 2 )A M E N D E D - M A R C H 1 , 2 0 2 1(O r d . N o . 2 0 2 1 -0 8 ) A M E N D E D - O C T O B E R 2 7 , 2 0 2 0(O r d . N o . 2 0 2 0 -3 6 ) A M E N D E D - A P R I L 2 7 , 2 0 2 1(O r d . N o . 2 0 2 1 -1 7 )A M E N D E D - S E P T E M B E R 2 8 , 2 0 2 1(O r d . N o . 2 0 2 1 -3 2 )A M E N D E D - O C T O B E R 2 6 , 2 0 2 1(O r d . N o . 2 0 2 1 -3 6 ) D R A FTEXHIBIT "A"PETITION PL20210000045 SUBJECT SITEPL20210000045 RESEARCH AND TECHNOLOGY PARK SUBDISTRICT COMMERCIAL MIXED USE SUBDISTRICT Hibiscus Residential Infill Subdistrict Livingston Road / Radio Road Commercial Infill Subdistrict Vanderbilt Beach Road Neighborhood Commercial Subdistrict Collier Blvd Community Facility Subdistrict Buckley Mixed Use Subdistrict Vincentian Mixed Use Subdistrict Mini Triangle Mixed Use Subdistrict East Tamiami Trail Commercial Infill Subdistrict URBAN DESIGNATION MIXED USE DISTRICT BUSINESS PARK SUBDISTRICTOFFICE AND INFILL COMMERCIAL SUBDISTRICTPUD NEIGHBORHOOD VILLAGE CENTER SUBDISTRICTRESIDENTIAL MIXED USE NEIGHBORHOOD SUBDISTRICT Urban Residential Subdistrict Residential Density Bands Urban Coastal Fringe Subdistrict Urban Residential Fringe Subdistrict Orange Blossom Mixed Use Subdistrict Vanderbilt Beach / Coller Blvd. Commercial Subdistrict Henderson Creek Mixed Use Subdistrict Goodlette / Pine Ridge Mixed Use Subdistrict Livingston Road / Veterans MemorialBoulevard East Residential Subdistrict Ventana Pointe Residential Overlay Immokalee Road Interchange Residential Infill Subdistrict Meridian Village Mixed Use Subdistrict Vanderbilt Beach Road Mixed Use Subdistrict COMMERCIAL DISTRICT BUSINESS PARK SUBDISTRICTRESEARCH AND TECHNOLOGY PARK SUBDISTRICT Mixed Use Activity Center Subdistrict Interchange Activity Center Subdistrict Livingston / Pine Ridge Commercial Infill Subdistrict Industrial District BUSINESS PARK SUBDISTRICTRESEARCH AND TECHNOLOGY PARK SUBDISTRICT Livingston Road / Eatonwood Lane Commercial Infill Subdistrict Livingston Road Commercial Infill Subdistrict Seed To TableCommercial Subdistrict Vanderbilt Beach CommercialTourist Subdistrict COMMERCIAL MIXED USE SUBDISTRICT Livingston Road / Veterans Memorial Blvd. Commercial Infill Subdistrict Orange Blossom / Airport CrossroadsCommercial Subdistrict Davis-Radio Commercial Subdistrict Logan Blvd./Immokalee Rd. Commercial Infill Subdistrict Germain Immokalee Commercial Subdistrict Greeway - Tamiami Trail East Commercial Subdistrict Bay House Campus Commercial Subdistrict Creekside Commerce Park East Mixed Use Subdistrict AGRICULTURAL / RURAL DESIGNATION AGRICULTURAL/RURAL MIXED USE DISTRICT RURAL FRINGEMIXED USE DISTRICT Conservation Designation Estates Designation Neutral Lands Sending Lands Receiving Lands Rural Industrial District Rural Settlement Area District OVERLAYS ANDSPECIAL FEATURES Area of Critical State Concern Overlay Airport Noise Area Overlay Natural Resource Protection Area (NRPA) Overlay Bayshore/Gateway Triangle Redevelopment Overlay Rural Lands Stewardship Area Overlay Urban-Rural Fringe Transition Area Overlay North Belle Meade Overlay Incorporated Areas Coastal High Hazard Area NC Square Mixed-Use Overlay RURAL COMMERCIAL SUBDISTRICT Corkscrew Island Neighborhood Commercial Subdistrict Basik Drive Storage Commercial Subdistrict Page 3 of 4 9.A.2.b Packet Pg. 525 Attachment: Exhibit A Ordinance 11-07-22 (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Tamiami TRL E Trinity PLE Hamilton RDRecycling WAYAuto Ranch RDBasik DRLake Park BLVDBASIK DRIVE STORAGE COMMERCIAL SUBDISTRICT COLLIER CO UNTY, FLORI DA º0 500 1,000250 Feet LEGENDBasik Drive Storage Comm ercial Subdistrict ADOPTED - XXXX, XXXX(Ord. No. XXXX-XX) SUBJECTSITE Page 4 of 4 9.A.2.b Packet Pg. 526 Attachment: Exhibit A Ordinance 11-07-22 (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Basik Drive Storage Commercial Subdistrict (PL20210000045) Exhibit V.D1 Needs Analysis and Market Study Page 1 of 63 9.A.2.c Packet Pg. 527 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 BOAT & RV STORAGE DESKTOP MARKET STUDY Site Location: 220 Basik Drive Naples, FL 34114 Client: Baylor Bearden Desktop Market Analysis performed by: Self Storage 101 Page 2 of 63 9.A.2.c Packet Pg. 528 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 TABLE OF CONTENTS FORWARD ................................................................................................................................................................. 3 Trends in Boat & RV Storage ..................................................................................................................................... 7 SELF STORAGE VERSUS BOAT & RV STORAGE ...................................................................................................... 7 Operators look to expand RV storage as ownership surges ....................................................................................... 11 Why is the Demand for Boat and RV Storage On The Rise? ....................................................................................... 15 Where Dreams are Stored ...................................................................................................................................... 15 Advantages of Boat and RV Storage ....................................................................................................................... 15 Weather Damage Prevention ............................................................................................................................. 15 Less Intrusion on Home Property ....................................................................................................................... 16 Additional Security .................................................................................................................................................. 16 CONCLUSIONS AND RECOMMENDATIONS ............................................................................................................. 17 SUBJECT MARKET INSPECTION ............................................................................................................................... 19 AERIAL VIEW ....................................................................................................................................................... 19 MAP VIEW ........................................................................................................................................................... 20 SUBJECT SITE EVALUATION ................................................................................................................................. 21 AERIAL VIEW OF SUBJECT SITE ........................................................................................................................... 22 MAP VIEW ........................................................................................................................................................... 23 SITE EVALUATION ............................................................................................................................................... 24 MARKET REVIEW ..................................................................................................................................................... 27 DEMOGRAPHICS ................................................................................................................................................. 29 NEIGHBORHOOD ................................................................................................................................................. 31 COMPETITORS BY LOCATION .............................................................................................................................. 35 COMPETITOR PROFILES ...................................................................................................................................... 36 UNIT MIX AND RATES.......................................................................................................................................... 45 LEASE-UP PERIOD .................................................................................................................................................... 50 OPERATIONS/MARKETING RECOMMENDATIONS .................................................................................................. 51 10 Federal Finds Success With Self-Storage Automation: A Case Study of Unmanned Operation ............................ 55 Sales ........................................................................................................................................................................ 55 Operation ................................................................................................................................................................ 56 Monitoring .............................................................................................................................................................. 57 Challenges ............................................................................................................................................................... 57 Automation Makes Its Way Into Self-Storage ............................................................................................................ 59 Page 3 of 63 9.A.2.c Packet Pg. 529 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 FORWARD The client has engaged Self Storage 101 to conduct a Desktop Market Study for a potential vehicle storage development or conversion location. The purpose of this report is to provide a cursory review of the subject site and subject market as related to the potential for vehicle storage development. This study researches sub-markets as related to demographic and competitive data, potential site and location viability within the existing vehicle storage market and a snapshot of the existing vehicle storage markets and the potential site’s position within those markets. When reviewing the ‘marketability’ of a potential vehicle storage location, Self Storage 101 reviews four distinct areas that are critical in determining the site and market viability: 1.The Site and its Location. As vehicle storage has become ever more a retail-type business, facility location has become more critical than in past times when self-storage facilities were located in industrial parks or behind the local airport. From a location standpoint, customers typically want the ir stored vehicles within a convenient distance. Although few do, nearly all new customers perceive that they will be accessing their space frequently. Therefore, they will seek a location that is in close proximity to where they live, work, shop, or otherwise frequent. This would include residential areas, grocery stores, banks, restaurants, or recreational areas. The industry is evolving where the trend is to locate vehicle storage away from industrial areas and into retail and residential areas. When looking at the specific location, we are evaluating the site for its visibility, accessibility, proximity to potential residential and commercial tenants and its geographical relationship to the other vehicle storage competitors within the subject market. While contemplating a potential site’s suitability it is important to review signage and other marketing opportunities necessary to enhance the subject location’s ‘statement’ within the market. Access: Some vehicle storage facilities are quite visible but have poor access. That is, the customer who wants to visit cannot locate the facility entrance, has difficulty crossing traffic or slowing down, or has a large RV or camper that cannot make a certain turn required to enter the facility. Prospective customers will visit facilities with easy access more often. Visibility: The typical vehicle storage customer, upon deciding that a storage space is needed, will remember seeing a vehicle storage facility in or around an area that they frequent. They usually will inquire at this facility to determine the price and availability of storage. A visible development, which is clearly a vehicle storage facility, will maximize the number of new customer inquiries. Page 4 of 63 9.A.2.c Packet Pg. 530 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 Traffic Count: It is important to know the traffic count of the roadways in which the facility is visible. This represents the number of cars that will pass by the facility during the average day. Annual average daily traffic information can be obtained from the local department of transportation. Ideally, the majority of the cars passing the site represent local traffic as opposed to commuter traffic; that is, they carry people who are living, working, or shopping in the immediate area. How much local traffic is necessary depends upon the size of the facility. Facilities that are quite large should have traffic counts in excess of 15,000 cars per day, whereas, small facilities may require less than 5,000. It is also important to note the following as they relate to market position: 1.Amenities. Vehicle storage customers are becoming more discerning about their vehicle storage choices and those facilities lacking in ‘market amenities’ are finding themselves at a disadvantage. 2.Curb Appeal. Vehicle storage customers sometimes make their decisions regarding a specific site based on the initial look of the facility. A dirty, deb ris-laden parking lot and trashy landscaping is likely indicative of a poorly managed facility and uncaring managers. 3.Specials and Discounts. The more competitive a market, the more likely it is that a facility will be forced to integrate some type of aggressive move-in discounting in its marketing scheme. 4.Statistics. Most vehicle storage customers ‘shopping’ for storage end up renting storage. A critical question to ask when reviewing a vehicle storage facility is ‘why or why not would a potential customer rent here?’ 2.The Market. Vehicle storage demand in any market is determined by the needs of potential customers and thus, simply having vehicle storage inventory does nothing to increasing that potential demand. A crucial piece of the ‘marketability’ puzzle is attempting to determine if there is sufficient demand for new vehicle storage supply. New vehicle storage customers can come from only a small number of demand pools: population growth, commercial growth or pent up demand not being met by the existing competitors. An underlying question we must ask in evaluating a new vehicle storage facility is ‘why would potential vehicle storage customers rent here?’ What about the market indicates that the subject site should garner a share of the move - in activity? 3.The Competitors. Determining the rates, occupancy levels and amenities offered by the market competitors is an important factor in determining the quality of the local vehicle storage market and the propensity for a reasonable occupancy level and revenue growth for a new vehicle storage development. Our in-person evaluations of the market competitors are designed to compile both anecdotal and quantitative evidence of the ‘marketability’ of a particular vehicle storage facility. Page 5 of 63 9.A.2.c Packet Pg. 531 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 The days of ‘build it and they will come’ are long over within the vehicle storage industry. More than ever before it does matter what the competitors are offering in order to entice potential customers. There simply may not be enough potential customers looking for storage in a particular sub -market and any new development will have to be positioned within the market to garner an acceptable percentage of the existing vehicle storage demand. 4.The Manager. There are very few business models that are as ‘manager-centric’ as vehicle storage. Oftentimes, customers do not remember the name of the facility but they almost always know the name of the manager. We believe that an A+ facility with a C- manager is a C- facility. It is absolutely critical that a vehicle storage company hire, train and develop on-site managers at the highest level. The view of managers as ‘baby sitters’ reflects a view of the business model that is outdated and becoming increasingly less viable. A vehicle storage manager must have excellent sales abilities, know how to use effective collections techniques and effectively utilize time management skills. In an ever increasingly competitive business cycle, vehicle storage facilities must have a higher level manager than their competitors. Our evidence shows that in any market, the facilities with the most professional managers almost always have the highest occupancy levels and the highest market rates. Page 6 of 63 9.A.2.c Packet Pg. 532 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 This report was prepared exclusively for our client. While every attempt is made to provide the highest level of accuracy and reliability, it must be recognized that the report relies in some part on written and verbal information provided by others. In some instances, these sources are competitors, who may have a vested interest in skewing data. Every attempt has been made to eliminate possible misrepresentations. Self Storage 101 accepts no responsibility and shall not be liable for misinformation, eithe r intentional or accidental, and cannot be held responsible for any decisions the developer may make based on this report. Reliable sources and redundant checks are employed, but there is always an outside chance that data can be missed. One should be aware of that fact in decision making based on this report. Some preliminary construction costs estimates have been provided within the report. Although we attempt to determine current materials and construction costs, no representation is made as to their entirely or accuracy. It should be noted that the assumptions herein are based on the use of seasoned professionals in the development, entitlement, design, construction, marketing and management of the property. Self Storage 101 states that It has no financial interest in the development of this proposed project. The payment of professional fees agreed upon for this report was in no manner contingent upon the results and opinions stated within this report. Page 7 of 63 9.A.2.c Packet Pg. 533 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 Trends in Boat & RV Storage Posted by Caesar Wright on Wed, Jan 08, 2020 @ 07:00 AM For the last few years, Boat and RV Storage has been the driving force behind the growth of the Storage Industry. It remains one of the top searched topics for new developers looking to get into the Storage Business. The plus side is that Boat and RV Storage is impervious, in many cases, to saturation of the Self Storage markets. In areas where Self Storage might be overbuilt, market demand for RV and Boat Storage is still high. Part of the reasoning behind this is that Self Storage caters to a different sort of client. The only major common thread between the two types of tenants is the need for space and a willingness to pay for it. Years ago, someone described Self Storage as a “crisis based business” I’ve always liked that description because it’s the raw truth. Some of life’s biggest catastrophes are the driving force behind a successful self-storage business. Alternatively, the Boat and RV Storage tenant entrusts a Storage proprietor with the metaphorical “key to their happiness.” Within the spaces they rent, they store the vehicles that connect them to the roads, lakes and National Parks that make America so diverse. They enlist our Self Storage Businesses to safeguard their boats and RV’s that have become more than just vehicles and are now memory -making instruments. Happiness, however, doesn’t necessarily pay the bills – so while the Boat and RV tenant might be a more long-term and stable tenant, they also pay far less per square foot for the space they rent and take up a whole lot more of the available land. The “key” to any successful self-storage project is to find the right parcel, in the right market, for the right price….and then….build the “right” product. SELF STORAGE VERSUS BOAT & RV STORAGE In a side-by-side analysis, on the same parcel with positive demand for both products - Self Storage wins. It’s less land intensive, generates a higher rent per square foot and can be less expensive to develop. The key words are “positive demand” – and that is where Boat and RV Storage has a leg up on its sibling. Developers have shied away from the product because of its downside – creating a supply and demand consideration that has developers re-examining it’s value as a stand alone business. With many new housing starts incorporating HOA’s that limit the storage on a homeowners property of Recreational vehicles; in conjunction with the fact that property is less expensive and demand getting stronger – Boat and RV Storage Development has gotten the attention of the industry. Page 8 of 63 9.A.2.c Packet Pg. 534 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 BOAT & RV STORAGE SITE CONSIDERATIONS We’ve discussed the fact that Boat and RV Storage is more “land intensive” but a common question is “Just how much space do I need to develop a Boat and RV Storage Project?” While there is no true formula that works in all cases, most of the ideal self supporting Boat and RV Businesses are operated on parcel sizes much larger than a standard Self Storage site. We asked Jo Beth White, a Market Feasibility Expert and President of Development Services Inc. to tell us what parameters make for a good Boat and RV Storage site. “For a facility to be profitable, a large site would need to be chosen, upwards of 7-10 acres to be able to adequately support the cost of the facility versus income generated. Land cost would be predicated on the income levels generated on the site, but in all instances full lease up should occur in 24 months with breakeven occurring in the mid 14-16th months,” says Jo Beth. Using a 50% coverage ratio (which is good – but not always possible)– yields approximately 217,800 sq ft. to 304,920 sq. ft. of space under roof when built out. According to Dr. Richard Curtin, an RV Industry Analyst and Director of Consumer Surveys at the University of Michigan – the average unit size for an enclosed RV Unit is a 14 X 40 or 560 Sq. ft. We recommend to our clients that they offer a mix that ranges from 12’ – 15’ wide for RV or Boat use. DO I REALLY NEED THAT MUCH LAND? Part of the reason that Boat and RV Storage is so lan d intensive is the drive aisle space that needs to be factored in order to achieve the best and easiest access into the units. We recommend that you accommodate for at least a 50’- 55’ drive aisle where you are accessing 40’ deep units, and if space is available, to accommodate for more. RVs and Boats with Trailers are difficult to maneuver. The more space you allow your tenants the better the experience they will have. It’s important to note, however, that there are successful Boat and RV Storage facilities operating on parcels much smaller all across the country. Industry averages look at Nationwide Statistics. A business plan that functions in South Florida will not necessarily equate to success in Bozeman, MT. The key is to do a comprehensive cost vs. return on investment analysis and make sure that you have a clear understanding of your market and the propensity to rent. Market demand is a key driver to the success of any business - Self Storage and Boat and RV Storage not excluded. Proper due diligence will help you to assess how much you can afford to pay for a piece of dirt based on the amount of Rent per square foot of space and the anticipated construction costs. Page 9 of 63 9.A.2.c Packet Pg. 535 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 TYPES OF BOAT & RV CONSTRUCTION COSTS Open Parking Less than a decade ago – most Boat and RV Storage sites were situated on “barely developed” land that allowed vehicle parking as a placeholder while the owner waited for something bigger and better to come along. While still a productive method of storing vehicles, many of the RV owners today are taking strides to protect their RV’s and Boats, and are appealing to Storage owners to provide protection and security for their investments. While this type of development is the cheapest way to offer Boat and RV Storage –it does not appeal to the discriminating tenant. It’s readily available in many markets and provides the lowest cash on cash return. Canopy / Roof Only Structures Canopies continue to be one of the most sought after products for Self Storage / Boat and RV Storage owners. The roof only structure deters most of the corrosive elements of weather and provides some long-term protection from the elements. While innately not “secure”, it can be constructed economically in most areas – using a light gauge welded “cee” design. When designing canopy storage, there are a few ‘rules-of-thumb” that we swear by. One of the most important cost savings considerations is in the roof. While we recommend a “Standing Seam” metal roof with Self Storage and Enclosed RV / Boat Storage – Canopy Storage, is by nature, “open”. We recommend utilizing a “Thru Fastened” roof with this product, as breaches can be easily identified and repaired. For the most economical approach, design posts spacing about every 24’0” (accommodating (2) side by side 12’0” parking stalls.) We recommend that you build at a clearance height of about 14’0. ” This economical approach to construction ranges from $20 -$25 psf to “Turn-Key” and compared to it’s “open parking” counterpart – is a small investment to draw in a more selective tenant base. Page 10 of 63 9.A.2.c Packet Pg. 536 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 Enclosed Storage Fully Enclosed RV / Boat Storage is really the crème-de-la-crème of the storage “for rent” products, and should be designed and built with the most discriminating tastes in mind. This is a product that caters to the high end Class A RV’s and Boats – and will attract a more affluent and judicious renter. A typical Enclosed RV Building will consist of 14’0 wide units with depths ranging from 30’– 45’. Typical unit sizes should accommodate a 12’ wide X 14’ high roll-up doors. A 14’ tall door will accommodate the tallest vehicle on the road today. This type of construction is essentially single story “Self Storage on Steroids” It’s bigger, it’s fancier, and its more expensive. If security is paramount and convenience a draw – consider a few upgrades: •Motorized Door Operators •Electricity in the Units That Is Individually Metered •Wash Bay / Dump Station •Ice Machine / RV Supplies in the office •24hr/7day Access Condo Storage Page 11 of 63 9.A.2.c Packet Pg. 537 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 If the “Enclosed Storage” is in fact, the “crème-de-la-crème” then Condo Storage has indeed figured out how to “best” the best. Condo Storage provides all of the amenities that would be considered standard for an upscale Boat and RV Storage Center, and devised ways to make “buying” a storage condo a considerable alternative to renting. Condo Storage or “For Sale” units – will often provide a selection of larger units and more attractive services and aesthetics. Most “Condo” type facilities offer customizable units (with mezzanine structure) , a clubhouse, insulated or climate controlled environments, and easy “lease to own” financing terms. It might be an expensive and at times, arduous endeavor, but it’s proving to be profitable in some markets, and worth considering. In Summary I use this term loosely – and I use it often: This is not rocket science –It’s Self Storage. Like all business endeavors, development is a gamble. The good news is that it is one that has risks that can be mitigated through proper research and by learning from the “mistakes” of the guys and gals that carved the path before you. What I have always loved about this industry is the willingness of the professionals that have found success to share it with other entrepre neurs. I encourage my customers and my staff to use this resource and to treat it like the precious metal that it is. While I would love to say that “Boat and RV Storage Development” is my passion….the truth is….it’s what pays the bills. The “Key to my Happiness” is stored in a 14’0” x 40’0” Storage Unit in Lake Havasu City, AZ. Operators look to expand RV storage as ownership surges by John Egan on July 14, 2020 0 Comments Page 12 of 63 9.A.2.c Packet Pg. 538 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 RVs are on a roll. As Americans seek pandemic-era alternatives to traditional travel, they’re buying and renting RVs in huge numbers. Research released in June by the RV Industry Association shows 46 million Americans planned to take an RV trip within the following 12 months. Eleven percent of the people surveyed wanted to buy an RV within that period and 13 percent wanted to rent an RV. Dealers and rental marketplaces say RV demand has outpaced supply. At the same time, many recreation-starved Americans are snapping up boats and other watercraft, with some manufacturers reporting that they’re struggling to keep up with demand. This rising tide of interest in RVs and boats is making waves in the self-storage industry. Storage operators report increased demand for RV and boat spaces, while storage brokers say few owners of RV and boat storage facilities are willing to sell at this point. In other words, it’s an owner’s market for RV and boat storage. “It’s a good niche for these times,” said Mike Mele, vice chairman of Cushman & Wakefield and leader of its national Self-Storage Advisory Group. Operators seeking RV and boat storage In fact, it’s such as good niche that Mele said he and his team have recently experienced an uptick in calls about RV and boat storage facilities available for sale. Some of those calls have come from big players in the industry. But unless an investor is going through a life change like a retirement or divorce, there’s no reason for an owner of an RV and boat storage property to sell it right now, Mele said. For one thing, these facilities generate steady cash flow. Additionally, he said, options for reinvesting the proceeds from a sale have narrowed. Now, for instance, many real estate investors are shying away from the pandemic-battered retail and hotel sectors. In light of those factors, the value of RV and boat storage facilities will rise, Mele said. “We’re seeing a ton of interest from buyers. But … the owners of these facilities know they’ve got something that’s good, and they’re very reluctant to part with it,” he said. The only drawback Mele sees to owning an RV and boat storage facility today is that sales of high-end “toys” might drop off if the recession lingers. Historically, cap rates for RV and boat storage facilities have been higher than those for traditional self -storage facilities. Whereas a cap rate for a traditional facility might be 6%, a cap rate for an RV and boat facility might be 7.5%, according to Mele. But he believes cap rates for both types of facilities are now hovering around the same level. Page 13 of 63 9.A.2.c Packet Pg. 539 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 A surge in customer demand Covenant RV & Boat Storage in the Dallas-Fort Worth suburb of Celina, TX Victor Mendiola, owner and principal of Plano, TX-based Promesa Investments LLC, is reaping the benefits of the pandemic-inspired RV and boat phenomenon. Mendiola said Promesa’s 23-acre RV and boat storage facility — Covenant RV & Boat Storage in the Dallas-Fort Worth suburb of Celina, TX — became fully occupied in June. Prospective renters, roughly 90% of whom are new to RV or boat ownership, are now on a waiting list. Mendiola said he has received more inquiries about buying the property in the past 45 days or so (a few phone calls or emails per week) than he had in the previous two years. Promesa purchased the facility in April 2018, four years after it opened. Two years ago, it featured over 500 spaces. The company wrapped up a more than 200-space expansion in March 2019. Mendiola said this year’s surge in RV and boat sales and rentals has accelerated Promesa’s plans to build its portfolio beyond the Covenant facility, with a few deals now under contract. He’s confident that demand for RV and boat storage will remain strong. The challenge for growth in RV and boat storage, Mendiola said, is to meet heightened customer demand and to overcome barriers to entry, such as municipalities’ disdain for this type of storage and a thin supply of suitable land for development. “We’re in the mode of we’re either going to identify future acquisitions and we’ll be able to buy those, or, if we can’t identify any acquisitions, we’ll definitely be in ground-up development mode and pursue our investment strategy that way,” Mendiola said. “I’m either going to buy it or build it — one way or another.” Expanding RV and boat storage capacity. Page 14 of 63 9.A.2.c Packet Pg. 540 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 Tim Springer, president of Dallas, TX-based Move It Storage, said the RV and boat rush has prompted his company to speed up consideration of RV and boat expansions. That could mean adding more spaces at facilities that already offer RV and boat storage, creating entirely new RV and boat capacity at existing facilities, or even buying facilities that offer at least some RV and boat storage. Move It owns and operates 86 facilities in six states. “It’s a good add-on product. A lot of people who have an RV also rent a storage unit,” Springer said. “It’s a complementary part of the unit mix.” Page 15 of 63 9.A.2.c Packet Pg. 541 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 Why is the Demand for Boat and RV Storage On The Rise? Posted by jkoerner On July 6th, 2020 Boat and RV storage has been the catalyst promoting storage industry growth in recent years. It is currently among the topics searched most frequently among new developers researching self-storage. While the industry may have its saturated markets, supply is still insufficient to meet the demand for self- storage of RVs and boats. There are some differences between typical self-storage and facilities that cater to boat and RV owners, and a higher upfront cost is among the reasons investors may shy away. There can be a payoff, however, because the tenants are willing to pay for their high -end storage space. Where Dreams are Stored Typical self-storage customers store the throw-away items that aren’t considered useful enough to keep at home. Tenants at boat and RV storage facilities, on the other hand, place their most treasured possessions on self-storage property. These high-end customers need the space for their recreational vehicles. They are more than willing to pay for services at a facility that will provide peace of mind between much-anticipated outings. Notably, Homeowners’ Associations have been driving demand for more boat and RV storage because of limitations placed on the amount of storage allowed in neighborhoods. There is a potential downside to storage dedicated to boats and RVs. Because there is more space required for each tenant, more square footage is needed for the storage property. Traditional self-storage requires less land and less upfront expense while generating a greater amount of rent per square foot. Advantages of Boat and RV Storage There are plenty of reasons the owners of large recreational vehicles have gravitated to sel f-storage facilities, and the following are among them. Weather Damage Prevention Although boats and RVs are built to withstand harsh weather conditions, relentless exposure to the outdoor elements causes problems. The UV rays from the sun can have devasta ting effects as the heat builds up on surfaces. Seal damage is a common type of problem caused by the sun as is fading and cracking paint. A covered space is a huge improvement over no covering, making way for the boat and RV storage industry. Page 16 of 63 9.A.2.c Packet Pg. 542 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 Less Intrusion on Home Property It can be extremely challenging for homeowners to navigate the necessity of storing their RV. Driveways are rarely large enough to conveniently accommodate a boat or RV. Instead of having to drive around recreational vehicles throughout every week, keeping them in storage is a better option. If your HOA disallows indiscreet RV and boat storage, paying for self -storage at a facility will ultimately be less expensive than paying HOA fines. Additional Security Of course, RVs and boats are usually sizeable investments. Owners of boat and RV storage facilities understand that and provide multi-layered security. Without the following features, RV and boat owners will probably keep looking for a more secure storage space: •Excellent lighting •A security system with multiple layers •Security cameras and video surveillance •Secure entry gates •Solid fencing Page 17 of 63 9.A.2.c Packet Pg. 543 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 CONCLUSIONS AND RECOMMENDATIONS On or about March 16, 2022, the partners of Self Storage 101 conducted a Boat & RV Storage Desktop Market Study for a specific potential vehicle storage project in the Naples FL market. The study included an offsite examination of the subject property, a review of the boat & RV stora ge competitors in the market and the demographic profile of the subject market. It is my opinion that the market is favorable for the development of the amount of boat & RV storage space as contemplated with the subject project. We do believe it is like ly that acceptable financial assumptions and returns can be met, assuming the land and development costs are not overly burdensome, and that these return calculations would be impacted by what we would calculate to be an acceptable lease-up period and moderately high rental rates. Our opinion is based on the following: •The subject site’s financial viability is impacted by the moderately high rental rates in place at the market competitors for fully enclosed boat & RV storage units. •The boat & RV storage competitors indicate high to very high occupancy levels. The market is clearly a ‘B+’ market and the site is a ‘B+’ site. We consider this a ‘B+’ market due to what appears to be mostly high to very high occupancy levels, the moderately high rental rates for vehicle storage space, the moderate to moderately high per capita and household income levels, the low population density and modest projected population growth. (We would consider this an ‘A’ market if the population density and growth projections were higher and if the rental rates were higher). Market Vacancy – We noted that the market competitors have mostly high to very high occupancy levels which would indicate a demand for vehicle storage units in the area. Population Density – The subject market has a low population density. Income Levels – The subject market has a moderate to moderately high per capita income level and household income level. Population Growth Projections – The subject market is projected for +/- 2.6% growth over the next five years. Page 18 of 63 9.A.2.c Packet Pg. 544 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 Factor Excellent Good Average Poor Market Vacancy XX Rental Rates XX Population Density XX Income Levels XX Population Growth Projections XX We would consider this a ‘B’ site due to the location with good visibility and access from a low to moderate traffic count roadway, the close proximity to residential customers and the potential for population drive by opportunities in close proximity. (We would consider this an ‘A’ site if the traffic count was higher and if the population density in closer proximity was higher). Traffic Counts – The subject site is located on a moderate traffic count primary roadway. Visibility – The subject facility should have a high level of visibility from the roadway. Access – Customers should have good access from the roadway. Neighborhood – The neighborhood in closest proximity to the subject site is primarily land parcels and single family homes. Location – The subject site should fit well into potential customer’s commute patterns. Factor Excellent Good Average Poor Traffic Counts XX Visibility XX Access XX Neighborhood XX Location XX Our Opinions and Recommendations are based on the information contained herein the following report and we recommend that the developer consider further examination of the development of a Class A vehicle storage facility at the subject site. Page 19 of 63 9.A.2.c Packet Pg. 545 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 SUBJECT MARKET INSPECTION AERIAL VIEW Page 20 of 63 9.A.2.c Packet Pg. 546 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict Prepared by Self Storage 101 for B Bearden ©2022 MAP VIEW Page 21 of 63 9.A.2.c Packet Pg. 547 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict Prepared by Self Storage 101 for B Bearden ©2022 SUBJECT SITE EVALUATION Location: Vacant commercial land parcel located with visibility and access from a moderate traffic count roadway in the Naples market. Page 22 of 63 9.A.2.c Packet Pg. 548 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 AERIAL VIEW OF SUBJECT SITE Page 23 of 63 9.A.2.c Packet Pg. 549 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict Prepared by Self Storage 101 for B Bearden ©2022 MAP VIEW Page 24 of 63 9.A.2.c Packet Pg. 550 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict Prepared by Self Storage 101 for B Bearden ©2022 SITE EVALUATION VISIBILITY: The subject site should be developed in such a manner as to have a high level of visibility from US-41, what appears to be a low to moderate traffic count primary roadway in the subject market. When asked “Why did you rent from a particular self-storage facility?’ for a Self Storage Market Study conducted by the SSA, customers overwhelmingly responded ‘because I saw it.’ There are few market conditions that can more positively affect a potential site’s viability than high visibility from a high traffic primary arterial. Tenants tend to store close to home and at a facility that ‘fits’ into their normal commute patterns. The subject site should rank high on the ‘visibility’ scale from US-41. Page 25 of 63 9.A.2.c Packet Pg. 551 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 ACCESS: The subject site should have very good access for both directions of travelers on US-41 as there are no road dividers in this section of the roadway. Page 26 of 63 9.A.2.c Packet Pg. 552 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 TRAFFIC COUNT: The subject site is located with very good visibility and good access from what appears to be a low to moderate traffic count roadway in the subject market. Since a large percentage of potential self storage customers tend to gravitate to a particular facility because of an initial drive -by, we encourage the developer to take advantage of the lack of internet presence and sophistication on the part of some the market competitors and to take advantage of the visibility from the roadway by maximizing the amount of signage allowed at the site. We would also encourage the developer to create and implement and robust, effective internet marketing plan, including a professional website with online rates and reservations, as well as concerted SEO (search engine optimization) efforts, in order to take further marketing advantage over some of the competitors. LOCATION RELATIVE TO COMPETITORS: The subject site does appear to enjoy some level of location advantage as it is located with very good visibility and access from a higher traffic count roadway than some of the competitors. It also appears to ‘own’ a sub-section of the market as there are no self storage competitors located in close proximity to the south and east. It is important to note that the subject property should have a distinct management advantage over all of the competitors. Self-storage is a highly ‘manager-centric’ business model and the level of management expertise in the Naples sub-market is, at best, mediocre to poor. Our opinion is based on making phone call to some of the competitors, some knowledge of this particular sub -market and an overall knowledge base of the level of management expertise at all, if not most, of the larger self - storage operators. (For example, Uhaul generally has some of the most consistently ‘C’ level managers and Public Storage generally has ‘B’ to ‘B-‘ managers, while Cubesmart, Extra Space and Life Storage generally have much more highly rated onsite managers). A strong sales-oriented manager will garner his or her fair share of the self -storage market in this sub- market of Naples. Page 27 of 63 9.A.2.c Packet Pg. 553 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 MARKET REVIEW The following demographic profile is based on the concentric map: three-, six- and nine-mile radii out from the subject site. It is our belief that the primary customer base for the subject site resides within nine miles of the subject site. Understanding the customer demographics of the surrounding market area is essential for storage developers, owners, and operators. Accurately identifying the types of customers, as well as their wants and needs, is critical in order to form the necessary operational and marketing decisions for a facility. In a market area comprised of a high percentage of commercial or business tenants, add-ons such as on- site conference rooms, free Wi-Fi, central workspaces, climate control, or other amenities that carry special appeal for business customers can be profitable. In areas with older renters or senior citizens, convenience-oriented services such as professional packing and moving assistance could prove valuable. The largest proportion of tenants is typically residential customers. While approximately 70 percent of all storage tenants tend to fall in this category, it is important to understand that these numbers can change from market area to market area. In those areas with a predominantly residential customer base, operators need to keep in mind that life changes often drive the decision to need storage. This can range from a divorce or death in the family to remodeling or selling a home. Depending on the housing specifics in the market area, residential customers may also consist of apartment or condo dwellers who do not have enough storage space where they live. On a national basis Page 28 of 63 9.A.2.c Packet Pg. 554 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 while 68 percent of residential customers tend to live in a single-family home, nearly 30 percent reside in multi-family housing. Another important demographic for self-storage is to know what percentage of your customers are male and female. It is noted that 85 percent of all purchases are made by women and 80 percent of all purchasing decisions are made by women. This means that although men may do the heavy lifting in terms of moving in or out of a unit, the actual rental or decision to rent was likely made by a woman. It should be noted that 57.7 percent of storage renters in 2014 were men and 42.3 percent were women. However, if 85 percent of the decisions on where to rent are actually made by women, the scales are tipped even farther in favor of women as likely storage customers. Customer age is another demographic that should be considered, especially in terms of the amenities and services offered at a facility. The largest percentage of renters are between the ages of 46 and 55. Falling right behind that are the 36 to 45 and 56 to 65 age groups at 22 percent and 21 percent, respectively. On average, 13 percent tend to be customers over age 65. Understandably, the smallest percentage of storage customers—3 percent—is represented by millennials under age 25. Page 29 of 63 9.A.2.c Packet Pg. 555 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 DEMOGRAPHICS1 Description 3 Miles 6 Miles 9 Miles POPULATION BY YEAR Population (4/1/1990) 936 6,273 25,898 Population (4/1/2000) 1,590 8,794 41,268 Population (4/1/2010) 3,022 18,790 54,759 Population (1/1/2021) 3,756 23,310 67,433 Population (1/1/2026) 3,857 23,922 69,192 Percent Growth (2021/2010) 24.29 24.06 23.15 Percent Forecast (2026/2021) 2.69 2.63 2.61 HOUSEHOLDS BY YEAR Households (4/1/1990) 329 2,625 11,158 Households (4/1/2000) 566 3,866 18,416 Households (4/1/2010) 1,344 8,190 24,668 Households (1/1/2021) 1,696 10,355 30,901 Households (1/1/2026) 1,749 10,676 31,847 Percent Growth (2021/2010) 26.19 26.43 25.27 Percent Forecast (2026/2021) 3.12 3.10 3.06 GENERAL POPULATION CHARACTERISTICS Median Age 59.8 58.5 61.2 Male 1,883 11,746 33,728 Female 1,873 11,564 33,705 Density 174.5 238.0 455.7 Urban 1,947 18,175 60,788 Rural 1,809 5,135 6,645 GENERAL HOUSEHOLD CHARACTERISTICS Households (1/1/2021) 1,696 10,355 30,901 Families 1,243 7,503 21,733 Non-Family Households 453 2,852 9,168 Average Size of Household 2.21 2.22 2.16 Median Age of Householder 65.9 64.8 67.0 Median Value Owner Occupied ($) 344,595 295,710 329,855 Median Rent ($) 1,309 1,089 1,094 Median Vehicles Per Household 2.1 2.1 2.1 GENERAL HOUSING CHARACTERISTICS Housing, Units 3,470 18,310 53,063 Housing, Owner Occupied 1,396 8,094 25,688 Housing, Renter Occupied 300 2,261 5,213 Housing, Vacant 1,774 7,955 22,162 POPULATION BY RACE White Alone 2,936 18,543 56,766 Black Alone 380 2,398 4,762 Asian Alone 22 143 553 American Indian and Alaska Native Alone 8 73 156 Other Race Alone 315 1,639 3,842 Two or More Races 95 514 1,354 1 Demographic profile via subscription service EASI Demographics on Demand Page 30 of 63 9.A.2.c Packet Pg. 556 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 POPULATION BY ETHNICITY Hispanic 886 5,796 14,349 White Non-Hispanic 2,390 14,761 46,855 GENERAL INCOME CHARACTERISTICS Total Household Income ($) 154,986,801 1,045,481,005 3,320,110,314 Median Household Income ($) 69,297 72,267 76,290 Average Household Income ($) 91,384 100,964 107,443 Per Capita Income ($) 41,264 45,476 49,548 RETAIL SALES Total Retail Sales (including Food Services) ($) 336,147 568,052 1,185,914 CONSUMER EXPENDITURES Total Annual Expenditures ($000) 116,099.9 729,844.0 2,217,880.6 EMPLOYMENT BY PLACE OF BUSINESS Employees, Total (by Place of Work) 1,372 5,483 15,672 Establishments, Total (by Place of Work) 72 458 1,569 The demographic profile indicates that the population and household numbers are projected to modestly increase over the next five years. It also indicates that the household and per capita income levels are in the moderate to moderately high range and the population density is in the low range. Page 31 of 63 9.A.2.c Packet Pg. 557 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 NEIGHBORHOOD The neighborhood in close proximity to the subject site is primarily comprised of vacant land parcels, single family homes and residential neighborhoods and a number of commercial enterprises of various types and sizes. Page 32 of 63 9.A.2.c Packet Pg. 558 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 Page 33 of 63 9.A.2.c Packet Pg. 559 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 Page 34 of 63 9.A.2.c Packet Pg. 560 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 Page 35 of 63 9.A.2.c Packet Pg. 561 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 COMPETITORS BY LOCATION An important step in determining the feasibility of building a boat & RV storage facility at a particular location is the level and quality of competition within the target market area as well as the potential for future competition. The examination of the existing competition must be done using both market demand calculations and a review of the quality of the market competitors. The ‘quality’ issues include the examination of the competitive stores’ curb appeal, ingress and egress, over-all visibility, the professionalism of the management staff, security features, the facility’s Unit M ix between the various types of parking spaces and the competitors’ locations relative to the subject site within the target market area. We should point out that there is a clear delineation between ‘primary’ and ‘secondary’ competitors. ‘Primary’ competitors consist of those boat & RV storage facilities that are the most likely to compete for the same tenant base as the subject site. These competitors are determined by proximity to the primary market, amenity level, marketing prowess and management expertise. A storage facility that is close in proximity may not necessarily qualify as a primary competitor if the level of amenities is low, they have no marketing in place or the management is of a very low quality. When deciding on the primary competitors, we ask ourselves ‘if a prospective tenant does not rent from the subject site, where would they rent?’ Page 36 of 63 9.A.2.c Packet Pg. 562 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 COMPETITOR PROFILES 1.Naples Big Boy Toy Storage 3390 Mercantile Ave Naples FL 34104 (239) 350-3500 Distance from Subject Year Built Occupancy Fully Enclosed Parking Covered Parking Open Parking Drive Surface 95% Yes Yes Property Ratings Visibility Location Traffic Count Access Condition Curb Appeal C B+ B B Drive Width Manager Office Quality Overall Rating Office Hours Office Hours Access Hours Amenities Keypad Entry Cameras Wash Bay Free Air Electric Dump Station Yes Yes Website Online Rates? Dynamic? Reservations? Specials? Features? Overall Rating Yes Yes Yes Yes No Some B+ Comments: indoor storage, 10x17 $205, 8x22 $235, 10x20 $300, 10x30 $240, 10x30 $450; outside storage 20’ $160, 35’ $280 Property Photo Page 37 of 63 9.A.2.c Packet Pg. 563 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 1.Midgard RV & Boat Storage 14970 Old 41 Road Naples FL 34110 (239) 596-0900 Distance from Subject Year Built Occupancy Fully Enclosed Parking Covered Parking Open Parking Drive Surface 99% Yes Property Ratings Visibility Location Traffic Count Access Condition Curb Appeal B B B B+ Drive Width Manager Office Quality Overall Rating Office Hours Office Hours Access Hours 9-6 M-Sa 12-4 Su 24 hours Amenities Keypad Entry Cameras Wash Bay Free Air Electric Dump Station Website Online Rates? Dynamic? Reservations? Specials? Features? Overall Rating Yes Yes Yes Yes No No B+ Comments: outside 15’ $54, 20’ $87, 30’ $134, 40; $114 Property Photo Page 38 of 63 9.A.2.c Packet Pg. 564 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 Page 39 of 63 9.A.2.c Packet Pg. 565 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 1.The Hideout Storage Park 195 Basik Drive Naples FL 34114 (239) 213-8029 Distance from Subject Year Built Occupancy Fully Enclosed Parking Covered Parking Open Parking Drive Surface Unknown Yes Property Ratings Visibility Location Traffic Count Access Condition Curb Appeal Drive Width Manager Office Quality Overall Rating Office Hours Office Hours Access Hours 24 hours Amenities Keypad Entry Cameras Wash Bay Free Air Electric Dump Station Yes Yes Yes Yes Website Online Rates? Dynamic? Reservations? Specials? Features? Overall Rating Yes No No No No Yes C Comments: 40 acres; covered storage coming October 2022, 25’ to 50’, $375 to $475, 50 amp service; no contact with this site after several attempts Property Photo Page 40 of 63 9.A.2.c Packet Pg. 566 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 Page 41 of 63 9.A.2.c Packet Pg. 567 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 1.Old 41 RV Storage 25211 Old 41 Bonita Springs FL 34135 (239) 992-3061 Distance from Subject Year Built Occupancy Fully Enclosed Parking Covered Parking Open Parking Drive Surface 99% Yes Property Ratings Visibility Location Traffic Count Access Condition Curb Appeal B B+ B+ B Drive Width Manager Office Quality Overall Rating Office Hours Office Hours Access Hours Amenities Keypad Entry Cameras Wash Bay Free Air Electric Dump Station Website Online Rates? Dynamic? Reservations? Specials? Features? Overall Rating Yes Yes No No No No D Comments: less than 30’ $80, over 30’ $94 Property Photo Page 42 of 63 9.A.2.c Packet Pg. 568 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 Page 43 of 63 9.A.2.c Packet Pg. 569 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 1.Naples Toy Storage 3920 Tollhouse Drive Naples FL 34114 (239) 280-0810 Distance from Subject Year Built Occupancy Fully Enclosed Parking Covered Parking Open Parking Drive Surface unknown Property Ratings Visibility Location Traffic Count Access Condition Curb Appeal C C C Drive Width Manager Office Quality Overall Rating Office Hours Office Hours Access Hours 24 hours Amenities Keypad Entry Cameras Wash Bay Free Air Electric Dump Station Website Online Rates? Dynamic? Reservations? Specials? Features? Overall Rating Yes No No No No No F Comments: no contact with this site after several attempts Property Photo Page 44 of 63 9.A.2.c Packet Pg. 570 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 Page 45 of 63 9.A.2.c Packet Pg. 571 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 UNIT MIX AND RATES There are competitive, demographic and other market factors which affect unit mixes. Tenant composition (commercial vs. consumer) also affects unit mix. Dwelling structures (residences) affect unit mix, particularly with regard to basements, attics, and three car garages. The basic sizes o f residences have dramatic impacts as well, such as Manhattan apartments versus rural farms. All of these criteria, in addition to many others, tend to make formula driven unit mixes inappropriate. Unit mix should be first determined by market conditions and THEN by site constraints. The final unit mix footage and unit count will likely change at final construction. This proforma suggests the correct mix, given the confines of a preliminary design. Developers are always advised that unit mixes should be derived through market criteria, not construction efficiency. Rates included are as of this date. Forecasting for future development may allow for some nominal rate increases, and it is assumed that among the primary competitors, the propensity for rate growth is likely. None of the primary competitors are especially known to be rate leaders, suggesting that rates may not continue to move upward over time as occupancy levels increase. It is a common practice in revenue management for rates to increase when occupancy levels reach certain targets. Conversely, when vacancy is high, discounts may be deployed, a function of revenue management. None of the primary competitors are known to have a formal revenue management programs, which would manage rates by occupancy levels, offering specials in soft sizes, and pushing renta l rates on high demand spaces. Given the subject property’s proposed amenity package of cameras, paved driveways, a professional office, and professional storage counselors, it is assumed the subject property will be a rate leader in the market. There are no institutionally owned properties in the market. The presence of institutional properties can positively affect the subject property in its ability to increase rents over time as occupancy levels increase. Institutionally owned properties have sophisticated revenue management tools which drive optimal rent growth. The presence of institutional “players” can be a significant benefit to the profitability and value increase of the subject project. The ability of the subject site to aggressively manage the posted street rates will be negatively impacted by the lack of any institutionally owned facilities in the market. Page 46 of 63 9.A.2.c Packet Pg. 572 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 Typically, we forecast rents to be near the top of the market as if the project were built today. It is common that rates may increase, and while the projections typically do not include rate increases during rent-up, this factors in as a discount, as would be typically given during the absorption period. Simply stated, our rates should be on target, given the lead time between this report and store opening, coupled with rents held at flat levels during stabilization. The assumption is that discounting and rental rate increases during stabilization are a “wash”. PROPERTY Naples Big Boy Toy Storage 1 $ 160.00 1 $ 280.00 1 $ 0.00 0 $ 0.00 0 $ 0.00 Midgard RV & Bost Storage 2 $ 134.00 1 $ 0.00 0 $ 114.00 1 $ 0.00 0 $ 0.00 The Hideout 3 $ 0.00 0 $ 0.00 0 $ 0.00 0 $ 0.00 0 $ 0.00 Old 41 RV Storage 4 $ 80.00 1 $ 94.00 1 $ 94.00 1 $ 94.00 1 $ 94.00 Naples Toy Storage 5 $ 0.00 0 $ 0.00 0 $ 0.00 0 $ 0.00 0 $ 0.00 374.00 3 374.00 2 208.00 2 94.00 1 94.00 Average $ 124.67 $ 187.00 $ 104.00 $ 94.00 $ 94.00 OPEN PARKING Map #30'35'40'45'50' Page 47 of 63 9.A.2.c Packet Pg. 573 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 Unit mix for subject site: We have recreated the unit mix, more or less, as contemplated by the developer. UNIT SPACE % OF SF TYPE # OF % OF UNITS SQ FT TYPE TOTAL SQ FT SPACES TOTAL 12 x 30 Parking #DIV/0!0 30 30% 12 x 40 Parking #DIV/0!0 40 40% 12 x 50 Parking #DIV/0!0 30 30% Totals 0 0 - 0 #DIV/0!0 100 100% TOTAL SQ FT AVERAGE TOTAL UNITS % OF SPACE Parking 0 0 100 100% OUTDOOR TOTALS 0 100 100% PROJECT TOTALS 0 100 SIZE UNIT MIX Page 48 of 63 9.A.2.c Packet Pg. 574 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict Prepared by Self Storage 101 for B Bearden ©2022 We have recommended rental rates that we believe will allow the subject site to be competitive within the sub-market and have derived those rates from the local market competitors. We also recognize that the time lapse between the creation of this report and the opening of this site could result in an actual unit mix with the same rates, higher rates, or lower rates, depending on how the market performs over the ensuing months. UNIT SPACE ANNUAL RATE PER % OF UNIT SQ FT TYPE REVENUE SQ FT REVENUE PRICE 12 x 30 0 Parking 46,782$ 4.33$ 25%129.95$ 12 x 40 0 Parking 76,776$ 4.00$ 41%159.95$ 12 x 50 0 Parking 64,782$ 3.60$ 34%179.95$ Totals 0 0 0 0 188,340$ #VALUE!100%469.85$ ALL REVENUES $/Sq . Ft.100%As a % of Revenue Parking 141,558$ #DIV/0!75%As a % of Revenue OUTDOOR TOTALS 188,340$ #DIV/0!100% PROJECT TOTALS 188,340$ #DIV/0!100% REVENUE GENERATOR SIZE Page 49 of 63 9.A.2.c Packet Pg. 575 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict Prepared by Self Storage 101 for B Bearden ©2022 Notes: •The unit mix contains an inventory of uncovered boat & RV storage units. •We have recommended unit rates that we believe would allow the facility to effectively compete with the self-storage competitors in the market. The creation of a marketable unit mix is an important aspect of the development of an RV storage facility and as such we would point out: •The unit mix recommendation is created with the assumption that the facility will attract primarily residential tenants in need of higher quality storage options for their RV’s and boats. Page 50 of 63 9.A.2.c Packet Pg. 576 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 LEASE-UP PERIOD In order to deliver the most successful pricing plans, many factors are evaluated including street rates, discounts, inventory levels, historic trends, and move-in specials. Combining the data to determine optimal target occupancy for a specific self-storage store is somewhat of an art form. As always, business conditions in a facility’s immediate market area must be considered when creating occupancy strategies for individual storage stores. Since RV storage is a highly localized industry, conditions in the immediate market area surrounding the store can have a major impact on occupancy rates. Factors such as a depressed local economy or the opening of a new storage facility in the area can potentially lead to a decline in occupancy. On the other end of the spectrum, new home developments, an explosion in recruitment at local companies, and other dynamics are often met with sharp increases in occupancy rates. In general, most industry experts agree that target occupancy rates for self-storage stores in the U.S. should hover in the 90 to 95 percent range. When a store has too many unoccupied units, it is unable to generate money to its full potential. On the other hand, RV storage facilities with too few vacant storage spaces will have to turn customers away—some of whom would have been willing to pay more for a unit than the current tenants are paying. In addition, most unserved potential customers will end up as tenants at competing self-storage stores. Due to the current unmet demand for RV storage space in the micro market as represented by the mostly high to very high occupancy levels in the market, it is our opinion that the subject facility should anticipate a 12-18 month lease-up period to stabilization. This assumption is predicated upon the belief that the market will remain as strong as it currently is and that the developer will upgrade, manage and market the facility as an ‘A+’ facility using most, if not all, of the included recommendations. We also predicate this opinion on the recognition that the developer is an experienced vehicle storage operator or will utilize the services of an experienced self-storage operator or third party management company. This assumption is based on the following: •There is clearly some amount of unmet demand for new RV storage inventory in close proximity to the subject facility based on the estimated and known occupancy levels of the market competitors as well as comments from competitor managers. •There are no other known potential RV storage projects in development within the subject micro - market. •The management expertise level at the subject site should afford the new facility a substantial sales and marketing advantage over the market competitors. Page 51 of 63 9.A.2.c Packet Pg. 577 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 OPERATIONS/MARKETING RECOMMENDATIONS •Signage. We cannot over-estimate the value of highly visible, colorful signage. Storage is primarily a retail business and proper signage is critical. We recommend that the reader consider maximizing the amount of signage allowed: o ‘RV Storage’ should be the largest words on the sign o Facility phone number in large numerals o Manual reader boards are not recommended, but if the budget allows, an electronic reader board can be used to point out specials, community events, time & temperature, etc. o We highly recommend that the developer immediately create a ‘Coming Soon!’ sign on the property with an 800# to begin monitoring demand and creating a ‘pre -leasing ‘energy. Such a sign might also work to discourage any potential new self-storage developments in the subject market. o The developer might consider having a third party call center answer the ‘Coming Soon’ phone number, especially as the opening of the facility becomes imminent and pre-leasing opportunities start to happen. •Call Center. Already a proven strategy among the big boys in the U.S. marketplace, the call center concept is noted as one of the greatest competitive advantages in all of self-storage. Self- storage operators cannot afford to miss prospective customer inquiries and will not miss those calls by using a third party call center. We are surprised that in 2016 that any existing self -storage facility does not use a call center. The call center provides self-storage owners with a remote level of services that range from answering all facility calls, rollover facility calls that give managers the opportunity to answer first, and after-hour facility calls. Moreover, call centers can handle all incoming calls with 24/7 options. The strategy allows the manager to focus on operational duties, marketing, and face-to face customer service. The value of every rental is far too high to trust to an answering machine. Too many studies indicate that potential customers simply will not leave a message and continue to call through the Yellow Pages or various web sites (or other marketing sources) until they are able to reach someone. Self- storage centers are at a clear marketing disadvantage in their marketing efforts by not using a call center. o The call center answers the phone when the manager can’t (usually after the third or fourth ring as well as before and after the facility office closes) o The calls transfer seamlessly to the call center and oftentimes the customer doesn’t know they have reached a call center. o The call center agent can take a reservation, take a payment, answer questions about the account, etc. o The call center will increase rentals and increase customer service. o Managers have to be trained to effectively utilize the benefits of a call center . Page 52 of 63 9.A.2.c Packet Pg. 578 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 Self-Storage Call Center we highly recommend: •XPS – Mike Roberts 972-865-4312 www.xpsusa.com •State-of-the-Art Security. The developer should make no compromises in security technology. o Individual door alarms are not recommended for this facility. o Access controlled facility entry o Recorded security surveillance o A large number of security cameras o We highly recommend contacting PTI Security Systems, 800-523-9504 www.ptisecurity.com •Marketing Plan: The developer should immediately employ a consultant to develop a complete and detailed marketing plan for the store. The marketing plan should include many of the suggestions listed including a direct mail 'drip' campaign to local businesses and a 'declutter sale ready' service for realtors. The marketing plan should give specific costs and implementation strategies. •Sales Management: A specific plan for monitoring on-site sales effectiveness and retail sales should be a strong component of the management plan. •Extended Access Hours: The store should offer extended access hours and, commensurate with the extended access, increased security. The recommended gate hours are 6:00 am to 10:00 pm, seven days a week. Commercial tenants should be offered extended hours as needed. •Internet Strategy: Today, more and more self-storage owners are continuing to incorporate self- service into their website storefronts to compete for added rentals. Consumers are carrying around smartphones—business tools in the palms of their hands. And as a result, storage companies with optimized websites are enjoying great success by renting units on-demand. For new online tenants, it is a welcome reprieve from the task of visiting a store during office hours and dealing with all the paperwork in person. Should this trend continue, facilities that dismiss the use of a functional website will find themselves unable to serve and engage a broader customer base through Web and mobile channels. In fact, current case studies reveal how online storage shoppers are responding when facilities implement a personalized Web-mobile rental channel. The Marketing plan should have an E-Commerce component, and should deploy a strong Internet presence. The E-Commerce strategy should include: o Website ▪Easy to navigate ▪Clear ‘call to action’ ▪‘clutter-free’ o On-line rental capability ▪Allows potential customers to conduct business with you when you are not open ▪Research clearly indicates this is a highly desirable service for customers. Page 53 of 63 9.A.2.c Packet Pg. 579 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 o Search engine optimization ▪It is important that facility’s website ranked consistently high among web searches within the subject market o On-line payment options ▪Credit cards ▪Debit cards ▪ACH o Link to call center during business hours ▪Call center can implement ‘live chat’ for facility o Real-time inventory management ▪Accurate availability. o We highly recommend contacting Chris Baird at Automatit, 520-293-4608 www.automatit.net •Automated Technology. We recommend that the developer consider adding automated technology to the subject facility. This technology extends the reach of customer acquisition and customer service. In an industry that typically serves customers in person between the hours of 9 to 5, incremental sales and reduced labor costs represent the top drivers that motivate owners to integrate automated technology. In turn, the reality of losing recurring business to nearby competitors marks these new technologies as one of the most prominent strategic solutions. This is because automated technology is always onsite to take care of a new renter—keeping a facility open when others in the marketplace are closed. o This technology has several benefits: ▪Low cost for the initial investment. ▪Extends rental hours when tied to one of the third party call centers. ▪Reduces staff activities and may allow for reduction of operating hours. ▪Reduced operating costs and increased profits, NOI and asset values. ▪Creates a unique marketing and sales position for the subject facility. ▪Automation allows owners and operators the ability to conduct business both during and outside of normal office hours, thereby helping to maximize income for self-storage facilities. •USP: The store should have a strong Unique Selling Proposition to set it apart from the competition. o Canopy covered RV and boat storage units •Affiliations to Gain Sales: The developer should consider Preferred Partner Programs to increase traffic. o RV Sales and Service Dealers o Home Owner’s Associations •Guerilla Marketing: The Marketing Plan should address a direct sales effort to area businesses and multi-family communities. •Direct Marketing and Community Involvement: The store managers should be active in the local Chamber of Commerce. Storage is a local business that relies on referrals. Chamber members know many people in the community. •Direct Mail Campaign: The Marketing Plan should identify the targets, frequency and nature of a direct mail campaign. The plan may or may not include Val-Pak recommendations. Page 54 of 63 9.A.2.c Packet Pg. 580 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 •Collateral Materials: Hire a self-storage marketing consultant to create a logo, brochures, collateral, web page, property signs, etc. The developer can contact the Self Storage Association or the Mississippi Self Storage Association for recommendations. •Competitor Referral Program: A program to receive referrals from competitors should be developed. •Tenant Retention Program: A specific program for tenant retention should be developed as part of the management plan. •B2B Marketing: A specific marketing effort to attract commercial customers should be presented. •Custodial Management: Commit to keeping the property “clean and green.” There is longstanding value to keeping the property in exceptional condition. Landscaping doesn’t need to be elaborate, just well-maintained. •Management Software: The subject facility should use a web-based management software system. The newer programs now available to the self-storage industry allow owner-operators to review reports and on-site activities in real time and the array of reports allows for more effective oversight of the facility. Owners can more readily review various rent change scenarios, check for rent allowances and discounts and implement tenant rent increases, all without necessarily engaging the onsite manager. (We are not recommending that all functions, such as rent increases, be implemented without manager ‘buy-in.) We highly recommend contacting the following companies about their management software programs: A.Syrasoft Mark Somers 315-236-5496, www.syrasoft.com B.storEdge Austin Jones 913-954-4110, www.storedge.com C.WebSelfStorage Toni Colasso 866-693-6683 www.webselfstorage.com D.Sitelink Dave McCormack 919-865-0789, ext 1 www.sitelink.com Page 55 of 63 9.A.2.c Packet Pg. 581 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 10 Federal Finds Success With Self-Storage Automation: A Case Study of Unmanned Operation The owner of 10 Federal Storage discusses the role of technology in his company’s successful operation of 15 unmanned facilities. Learn how they do it and challenges they’ve faced when implementing new tools. At 10 Federal, our focus is on operating unmanned, autonomous self-storage facilities. Over the past four years, we’ve tried numerous technologies and methods to refine the process, and I’m pleased to report the model is succeeding. Properties that have been on our platform for a minimu m of six months have increased net operating income an average of 18 percent. With our debt leverage, this equates to a 52 percent increase in the value of equity invested! What’s important to recognize is technology is replacing labor. It doesn’t matter what industry you’re in— there are more machines, computers and robots than ever performing work that used to be done by people, and productivity is increasing tremendously through technology use. For example, we have one property manager who oversees all 15 of our locations. That’s pretty efficient! Our goal is to find the maximum point on the curve where one axis is customer satisfaction and the other is cost. Effectively, we’re looking for the best tenant experience at the lowest rate. We’ll look at any technology that can improve convergence. However, the tools we employ can be used by any self -storage operator. Pick one or all. Any will increase the efficiency of your operation and save you time, money or both. Before I dive into the details of the technology we use, I want to emphasize that the following is not a definitive list. Our industry is full of great vendors who are constantly refining and improving their products. This is simply what we’re using for our current model. I’ll distill items into thr ee categories: sales, operation and monitoring. I’ll also shared challenges we faced to implement new technology and the effect it’s had on our customers. Sales Our sales revolve around a leasing-enabled website and kiosk as well as a call center. A leasing-enabled website allows a prospective renter to create an account, select a unit, enter payment information, create a gate code, electronically sign the lease and move into the unit all on his own. Twenty -four percent of our tenants rent through our website without ever talking to us. Not only is this optimal efficiency, it gives us a big advantage. We can lease 24 hours a day, whereas our competition can only rent during business hours. We average three to five leases per facility per month through after-hours leasing. Page 56 of 63 9.A.2.c Packet Pg. 582 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 A leasing-enabled kiosk performs all the same functions as the website. Though only 6 percent of our leases originate through this tool, I still recommend having one. The use is enough to justify the investment, and the kiosk doubles as a pay station and information terminal for customers. Further, it establishes an “office” where renters begin their onsite journey. Another critical item you need if you’re operating an unmanned facility is a model unit, since after price, the next most common question from customers is, “What size unit do I need?” We either convert an existing office or buy a 10-by-20 portable-storage unit to use as the model. We mark the smaller unit sizes on the floor using colored tape. Placing this near the kiosk allows customers to visualize the space they’ll need. The call center is the final and most critical sales channel. Seventy percent of our leases originate here. Units are rented over the phone, or the customer can complete the lease at the kiosk or website. You can’t escape having a call center if you go unmanned. We established our own, as unmanned sites were pretty specialized when we started. Now, there are many great call -center options. None of the above is relevant, however, if the customer doesn’t know abou t your store, so it’s critical to have an online presence. Start with getting a Google My Business Listing, then supplement with Google AdWords. I love this advertising channel because you can turn it on and off as needed . Operation For payments, we only accept electronic—no cash or checks. We lose 10 percent of customers when we acquire a facility and enforce this requirement, but we recover that loss quickly and the system is very efficient. Next is the overlock challenge, specifically how to release an o verlocked renter if there’s no manager onsite. We use a lock system we developed ourselves, but there are other automated lock options in the industry. Even if your facility is staffed, an overlock system will help with efficiency, as the manager won’t have to spend time removing overlocks, and locks can be removed even after hours. It’s a better customer experience. We do employ part-time maintenance techs who invest an average of 10 to 20 hours per facility per month. That’s still far better than 160 hours per month for a full-time manager. A maintenance tech mows, blows, cleans, overlocks units, takes auction photos and handles other routine tasks. We’re experimenting with 360-degree cameras and virtual-reality headsets that will allow our maintenance director to be “present” with the tech to do things such as walk-throughs or troubleshooting a gate. Page 57 of 63 9.A.2.c Packet Pg. 583 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 Monitoring We rely heavily on our camera system and are experimenting with analytics cameras. A legacy system records what has occurred on site, but an analytics system can be trained to recognize if a door or vehicle gate is stuck open. Plus, the cameras can see thermally, so they can recognize if a climate -controlled building’s temperature is outside of its target range or there’s water on the floor, indicat ing a leak. Our goal this year is to make the analytics cameras our central nervous system to monitor all aspects of the facility and actively notify us of exceptions. Challenges We have experienced some challenges when introducing technology at our proper ties, and they can be divided into two categories. The first we’ve defined as “the incident of failure rate” and the second is simplicity. With unmanned operations, we have no one on site to deal with things that fail or break; hence, our goal is to get the frequency of something not working as close to zero as possible. There are a lot of amazing whiz-bang technologies out there, but if they’re not extremely reliable, they aren’t a good fit for unmanned sites. Also, when you’re unmanned, there’s no one on site to explain how anything works. Every process must be as simple as possible so anyone without prior self-storage experience can jump right in and execute. We work hard to get tenants onboard with our technology. When we acquire a facility and implement new tools, we lose 10 percent of the rent roll, on average. That may sound bad, but that same technology allows us to quickly recover those lost tenants. And, by the way, those are our “least efficient” customers—the ones who insist on paying by cash or check—so we’re not exactly sad to see them go. Most tenants are remarkably comfortable with our technology, as we try to keep it in the vein of interfaces they’re already used to, such as a website, kiosk or combination lock. It’s all familiar to them thanks to online shopping, Redbox and ATMs. Whether you’re thinking of going unmanned or just looking to find new efficiencies, I encourage you to attend industry tradeshows and see the technologies firsthand. Consider things that are easy to implement, such as connecting your gate to your website and mana gement software. Chances are, everything is already in place, you just need your software provider to flip that switch. Then you can rent units 24 /7! This is just one way you can better serve customers and lower your operating costs. Page 58 of 63 9.A.2.c Packet Pg. 584 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 Brad Minsley is a co-founder of 10 Federal Storage LLC, responsible for operations including new- technology development, acquisitions, management functions and finance. 10 Federal operates 17 unmanned facilities in the Carolinas and Virginia Page 59 of 63 9.A.2.c Packet Pg. 585 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 Automation Makes Its Way Into Self-Storage Many industries are adopting automation to make everyday transactions faster, easier and more convenient for consumers while increasing business efficiency. It was only a matter of time before this trend made it to self-storage. Whether you’re depositing a check or buying groceries, many aspects of your daily routine may look very different than they did 10 years ago. Technology has given us tools including bank mobile apps and self-checkout lanes to make everyday transactions faster, easier and more convenient for consumers while increasing business efficiency. Many industries are adopting automation to provide customers and users with fast, real -time results. It was only a matter of time before this trend made it to self-storage. Five years ago, kiosks weren’t readily accessible in storage facilities. Customers came in, visited with the manager, went to their units and left. Believe it or not, there wasn’t nearly as much hustle and bustle back in 2013. Many sites d idn’t even have a website, so payments were made in person or through the mail. Automation is changing the self-storage landscape, enabling owners to cut costs and enhance the customer experience. The one-on-one interaction between tenants and a real person is still significant, however, there are ways to increase efficiency and return on investment without losing that personal touch. Whether you’re depositing a check or buying groceries, many aspects of your daily routine may look very different than they did 10 years ago. Technology has given us tools including bank mobile apps and self - checkout lanes to make everyday transactions faster, easier and more convenient for consumers while increasing business efficiency. Many industries are adopting automation to provide customers and users with fast, real-time results. It was only a matter of time before this trend made it to self -storage. Five years ago, kiosks weren’t readily accessible in storage facilities. Customers came in, visited with the manager, went to their units and left. Believe it or not, there wasn’t nearly as much hustle and bustle back in 2013. Many sites didn’t even have a website, so payments were made in person or through the mail. Automation is changing the self-storage landscape, enabling owners to cut costs and enhance the customer experience. The one-on-one interaction between tenants and a real person is still significant, however, there are ways to increase efficiency and return on investment without losing that personal touch. For a self-storage operator, automation allows you to control expenses and increase margins. Online reservations/rentals and keypad gate access will enable you to securely operate your facility beyond traditional business hours, without the incremental cost of an hourly employee. With rental-rate increases slowing down, expense reduction is one way to add more to the bottom line. Page 60 of 63 9.A.2.c Packet Pg. 586 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 Automation may not work at every facility, but it’s an option for facilities in rural and urban areas. "Automation can provide a far superior customer experience, which results in higher occupancy and higher rents. We are experiencing these effects first hand on the deals we are acquiring and automating," says Brad Minsely, owner of 10 Federal, which operates 11 self-storage locations in North Carolina. If you’re looking to add technology to your self -storage facility, you’re one of many. There are ample benefits to automation. Page 61 of 63 9.A.2.c Packet Pg. 587 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 Bob Copper Self Storage 101 671 Oak Haven Trail Columbiana AL 35051 Office: 866-269-1311 Fax: 866-398-5859 www.selfstorage101.com Consultant Qualifications: 2003-Present Owner, Partner in Charge, Self Storage 101 Founder of Self Storage 101, the industry’s leading consultancy firm specializing in Development and Market Feasibility, Operational Improvement and Marketing Implementation. Bob has worked with 100’s of independent owners and operators to assist in making informed and profitable decisions in all aspects of self-storage. He has developed, own and managed his own facilities and so has a unique perspective that easily relates to those operators he has consulted with over the years. Bob and the Team at Self Storage 101 specialize in: •Market and Feasibility Studies •Acquisition Due Diligence Projects •Facility Operational Auditing •Owner, Operator and Manager Training Bob has authored a number of highly popular books and training manuals related to self storage and is a regular contributor to most of the industry trade journals. He is a regular speaker at national, regional and local self storage meetings and conventions. 2001-2004 Regional Manager, Metro Storage LLC Oversaw three district managers in four states for Metro Storage, one of the largest operators of self storage facilities in the US. Had complete P&L responsibility as well as asset management, portfolio growth, marketing and adding value to the assets. Developed training programs and assisted district managers with personnel decisions and financial statement reviews. 1998-2001 District Manager, Public Storage Successfully managed the largest Public Storage district in the country (17 properties). Took over two under-performing districts and turned them into some of the highest performing districts. Responsible for all personnel management, expense control, manager training, property management and operational reporting. Involved in several acquisitions and new-store openings. Education: Stetson University, 1979-1983 Professional References gladly provided upon request. Page 62 of 63 9.A.2.c Packet Pg. 588 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) Prepared by Self Storage 101 for B Bearden ©2022 Bill Copper Self Storage 101 406 Oliver Approach Johnson City, TN 37601 Cell 828-381-5631 www.selfstorage101.com Consultant Qualifications: 2006-Present Consultant, Self Storage 101 Field Auditor and Data Analyst with Self Storage 101, the industry’s leading consultancy firm specializing in Development and Market Feasibility, Operational Improvement, and Marketing Implementation. Bill has worked with dozens of independent owners and operators to assist in making informed and profitable decisions in all aspects of self-storage. Bill has developed and implemented systems for analyzing and collecting relevant data to: •Improve operational efficiency •Measure operational effectiveness •Assist in determining project viability •Measure Capital Rate of Return on acquisition projects Bill has worked closely with clients and industry vendors to aid in market research and development viability for a large number of independent-owner and institutional self storage projects: •Provide comprehensive market data and analysis to determine unmet demand or over-supply in specific markets •Participated in a number of community neighborhood meetings, municipal presentations and investment group conferences to provide anecdotal and empirical evidence regarding market demand and viability of specific self storage projects •Prepared a large number of complete bank package or self storage feasibility studies, documenting “develop or not develop” recommendations Education: Stetson University, 1980-1984 Professional References gladly provided upon request. Page 63 of 63 9.A.2.c Packet Pg. 589 Attachment: Market Study Report (23749 : PL20210000045 Basik Storage Commercial Subdistrict (GMPA)) PUDZ-PL20210000046 Basik Drive Storage CPUD Page 1 of 18 November 8, 2022 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION – ZONING SERVICES SECTION GROWTH MANAGEMENT DEPARTMENT HEARING DATE: DECEMBER 1, 2022 SUBJECT: BASIK DRIVE STORAGE, CPUD-PL20210000046 (Companion to GMPA-PL20210000045) PROPERTY OWNER/AGENT: Owner: GSI Naples 220 Basik Drive, LLC 6805 Morrison Boulevard Charlotte, NC 28211 Agents: D. Wayne Arnold, AICP Q. Grady Minor & Associates, P.A. 3800 Via Del Rey Naples, FL, 34102 Richard D. Yovanovich, Esq. Coleman, Yovanovich & Koester, P.A. 4001 Tamiami Trail N., Suite 300 Naples, FL 34103 REQUESTED ACTION: The petitioner requests that the Collier County Planning Commission consider an application to rezone ±13.87 acres from C-4-RFMUO-Receiving and A-RFMUO- Receiving to a Commercial Planned Unit Development (CPUD) Zoning District for the project to be known as the Basik Drive Storage CPUD to allow 120,000 square feet of indoor storage (up to 1,000 units), and 50,000 square feet of office/commercial space and up to 350 outdoor storage spaces. A Future Land Use Map change is requested in the companion Growth Management Plan Amendment PL20210000045 to amend the FLUM designation of Tract B of the subject site from Rural Fringe Mixed Use Receiving Lands to Basik Drive Storage Commercial Subdistrict to allow for outdoor storage use. GEOGRAPHIC LOCATION: The subject property is ±13.87 acres located on the north side of Tamiami Trail East between Trinity Place and Basik Drive, within Sections 17 and 18, Township 51 South, Range 27 East, Collier County, Florida. (See location map on following page) 9.A.3.a Packet Pg. 590 Attachment: 11-8-22 - Basik Storage PUDZ Staff Report (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) PUDZ-PL20210000046 Basik Drive Storage CPUD Page 2 of 18 November 8, 2022 9.A.3.aPacket Pg. 591Attachment: 11-8-22 - Basik Storage PUDZ Staff Report (23807 : PL20210000046 - Basik Drive Storage PUDZ-PL20210000046 Basik Drive Storage CPUD Page 3 of 18 November 8, 2022 PURPOSE AND DESCRIPTION OF PROJECT: The request is to rezone two properties that are commonly owned to a single Commercial Planned Unit Development (CPUD) to be known as the Basik Drive Storage CPUD. The two properties are located on the north side of US 41 East opposite the eastern development areas of Fiddlers Creek. The two properties are more specifically described in the following table: Subject Property Current Zoning Address Current Use Acres Proposed Use Tract A Folio No. 00763880305 C-4-RFMUO- Receiving1 220 Basik Dr. Former Big Cypress Market Place flea market and indoor storage 4.4 All C-4, General Commercial permitted uses and up to 1,000 indoor storage units; and/or up to 50,000 square feet office/ commercial space Tract B Folio No. 00761680002 A-RFMUO- Receiving2 n/a Grass parking and lake 9.47 up to 350 outdoor vehicle storage spaces 1 Conditional Use for 400 self-storage units in approximately 86,000 square feet of enclosed mini-self storage warehousing approved by Resolution No. 18-25. Conditional Use Resolution No. 18-25 is proposed to be repealed as part of this PUD rezoning action. 2 Parking Exemption allows off-site parking to serve the Big Cypress Market Place, approved by Resolution No. 07-332. Parking Exemption Resolution No. 07-332 is proposed to be repealed as part of this PUD rezoning action. The subject property lies within the Rural Fringe Mixed Use Overlay-Receiving Lands as designated on the Future Land Use Map of the Growth Management Plan and implemented through the corresponding zoning overlay (RFMUO-Receiving). The designation of Tract A as C-4 dates back to Ordinance 88-61 which rezoned the property from A-2 to C-4. The 1992 Zoning Reevaluation Ordinance determined the C-4 zoning to be “Consistent by Policy” [FLUE Policies 5.9 through 5.12]. Tract B is not subject to a “Consistent by Policy” determination; it is zoned Rural Agricultural (A) and therefore the petitioner seeks a companion Growth Management Plan Amendment to establish a site-specific Future Land Use designation for Tract B to allow the intended outdoor storage. The petitioner also seeks to allow parking requirements for Tract A to be satisfied on Tract B as long as the CPUD is under unified ownership, as stated in PUD Exhibit F, List of Development Commitments, which is part of the Draft Ordinance (Attachment A). Tract A is a developed property which formerly operated as a flea market and more recently as indoor self-storage. The PUD Master Plan on the following page depicts Tract A has two access points from Basik Drive. Two interconnection points are shown from Tract A to the 60-foot wide road right-of-way that runs north-south between Tract A and Tract B. The Master Plan shows that a driveway will align with this right-of-way, which is to be vacated. 9.A.3.a Packet Pg. 592 Attachment: 11-8-22 - Basik Storage PUDZ Staff Report (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) PUDZ-PL20210000046 Basik Drive Storage CPUD Page 4 of 18 November 8, 2022 Tract B is partially developed property with a lake and drive aisles for grass parking. The PUD Master Plan below depicts Tract B will have a single access point along Trinity Place, which was subject to Condition #3 of Parking Exemption Resolution 07-332 as follows: Condition 3. Access from Trinity Place Road shall be gated and limited as emergency access for emergency vehicles only; at no time shall the driveway be opened for public access. The Master Plan shows Tract B with two interconnection points tying in to the north-south driveway that connects to Tract A. Tract B is intended for outdoor vehicle storage which may feature covered parking with covers that are up to 20 feet (zoned height) and 25 feet (actual height). Screening along US 41 and Trinity Place is proposed to include 20-foot wide Type B landscape buffers and a 7-foot high wall/fence. PUD Master Plan (included in Attachment A - Draft Ordinance, Exhibit C) 9.A.3.a Packet Pg. 593 Attachment: 11-8-22 - Basik Storage PUDZ Staff Report (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) PUDZ-PL20210000046 Basik Drive Storage CPUD Page 5 of 18 November 8, 2022 SURROUNDING LAND USE AND ZONING: This section of the staff report identifies the land uses, zoning classifications, and maximum approved densities for properties surrounding the subject site. The subject site is currently developed with approximately 86,000 square feet of retail and indoor self-storage space and 32 parking spaces on parcel number 00763880305 which is zoned C-4-RFMUO-Receiving, and a parking lot for the former retail flea market on parcel number 00761680002, which is zoned A- RFMUO-Receiving. North: To the north is outdoor boat, trailer and RV storage zoned TTRVC- RFMUO-Receiving; and a single-family residence utilized as a motor freight trucking company zoned A-RFMUO-Receiving East: Across Trinity Place are two properties designated A-RFMUO-Receiving. Fronting US 41 is the Links of Naples lighted golf course, approved by Conditional Use Resolutions 93-333 and 99-62. To the rear of the golf course is a 7.3-acre property developed with single-family residences. South: Across Tamiami Trail East is the Fiddlers Creek PUD/DRI which is planned for residential development, and a single-family residence and horse farm zoned A-RFMUO-Neutral West: Across Basik Drive is a parking lot associated with a sand and stone sales yard zoned C-5-RFMUO-Receiving 9.A.3.a Packet Pg. 594 Attachment: 11-8-22 - Basik Storage PUDZ Staff Report (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) PUDZ-PL20210000046 Basik Drive Storage CPUD Page 6 of 18 November 8, 2022 GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: Future Land Use Element (FLUE): The subject site is designated as: Rural Agricultural, Rural Fringe Mixed Use, Receiving Lands Subdistrict on the Future Land Use Map of the Growth Management Plan (GMP). The Rural Fringe Mixed Use District provides a transition between the Urban and Estates Designated lands and between the Urban and Agricultural/Rural and Conservation Designated Lands farther to the east. It allows for a mixture of urban and rural levels of service. The Receiving Lands subdistrict are lands identified as being most appropriate for development and transfer of residential units from designated Sending Lands. The allowable uses within the Receiving Lands are limited and do not include the proposed uses of the subject site. Tract A is subject to the 1992 Zoning Reevaluation Ordinance determination that the C-4 zoning is “Consistent by Policy” [FLUE Policies 5.9 through 5.12]. Tract B is not subject to a “Consistent by Policy” determination; it is zoned Rural Agricultural (A) and therefore the petitioner seeks a companion Growth Management Plan Amendment to establish a site-specific Future Land Use designation for Tract B to allow the intended outdoor storage. As such, this PUD Rezoning may only be deemed consistent with the Future Land Use Element (FLUE) of the Growth Management Plan if the companion GMPA (PL20210000045) is approved and goes into effect and the uses and intensities in this PUD align with those in the GMPA. Transportation Element: In evaluating this project, staff reviewed the applicant’s April 25, 2022 Traffic Impact Statement for consistency with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP) using the then applicable 2021 Annual Update and Inventory Reports (AUIR). Policy 5.1 of the Transportation Element of the GMP states; “The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard within the five year AUIR planning period, unless specific mitigating stipulations are also approved. A petition or application has significant impacts if the traffic impact statement reveals that any of the following occur: a. For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; and c. For all other links the project traffic is considered to be significant up to the point where it is equal to or exceeds 3% of the adopted LOS standard service volume. 9.A.3.a Packet Pg. 595 Attachment: 11-8-22 - Basik Storage PUDZ Staff Report (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) PUDZ-PL20210000046 Basik Drive Storage CPUD Page 7 of 18 November 8, 2022 Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the traffic impact statement that addresses the project’s significant impacts on all roadways.” According to the TIS provided with this petition the proposed development will generate a projected total of +/- 219 PM peak hour, 2-way trips on the adjacent roadway segments of Tamiami Trail East (US 41). The trips generated by this development will occur on the following adjacent roadway link using the now current 2021 AUIR: Link/Roadway Link 2021 AUIR LOS Current Peak Hour Peak Direction Volume/Peak Direction Projected P.M. Peak Hour/Peak Direction Project Trips (1) 2021 Remaining Capacity 95.3/Tamiami Trail East, US 41 Greenway Road to San Marco Drive D 1,075/East 85/West (21/East) 57 (2) 95.2/ Tamiami Trail East, US 41 Greenway Road to Joseph Lane C 2,000/East 80/West 837 95.1/ Tamiami Trail East, US 41 Joseph Lane to Collier Boulevard B 3,100/East 79/West 1,692 (1) Source for P.M. Peak Hour/Peak Direction Project Traffic is from the April 25, 2022 Traffic Impact Statement provided by the petitioner. (2) Expected deficient by trip bank 2023, see State Statute 169.3180 below. Tamiami Trail, US 41 is under the jurisdiction of Florida State Department of Transportation (FDOT). This link is shown on the Collier County LRTP as a future road improvement from 2 to 4 lanes. Section 163.3180 of the Florida Statutes requires a local government to satis fy transportation concurrency requirements if the applicant enters into a binding agreement to pay or construct their proportionate share. The Statutes further state that any facility determined to be transportation deficient with existing, committed, and vested trips, plus additional projected background trips from any source other than the development project under review, and trips that are forecast by established traffic standards, including traffic modeling, consistent with the University of Florida’s Bureau of Economic and Business Research medium population projections, without the project traffic under review, the costs of correcting that deficiency shall be removed from the project’s proportionate-share calculation and the necessary transportation improvements to correct that deficiency shall be considered to be in place for purposes of the proportionate-share calculation. The improvement necessary to correct the transportation deficiency is the funding responsibility of the entity that has maintena nce responsibility for the facility. The development’s proportionate share shall be calculated only for the needed transportation improvements that are greater than the identified deficiency. In addition, per the Statute the applicant is eligible for a dollar for dollar credit for the road impact fees anticipated for the development. Based on the TIS and the 2021 AUIR, the subject PUD can be found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan. The Traffic Impact Statement (TIS) indicates that the adjacent roadway network has sufficient capacity to accommodate this project within the 5-year planning period. 9.A.3.a Packet Pg. 596 Attachment: 11-8-22 - Basik Storage PUDZ Staff Report (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) PUDZ-PL20210000046 Basik Drive Storage CPUD Page 8 of 18 November 8, 2022 Conservation and Coastal Management Element (CCME): Environmental review staff has found this project to be consistent with the Conservation & Coastal Management Element (CCME). The project site has been cleared; no preservation is required. The project site is 13.87 acres and consists of sparse trees, a lake, and a parking lot. GMP Conclusion: This PUD Rezoning may only be deemed consistent with the Future Land Use Element (FLUE) of the Growth Management Plan if the companion GMPA (PL20210000045) is approved and goes into effect and the uses and intensities in this PUD align with those in the GMPA. STAFF ANALYSIS: Staff has completed a comprehensive evaluation of this land use petition, including the criteria upon which a recommendation must be based, specifically noted in LDC Section 10.02.13.B.5, Planning Commission Recommendation (referred to as the “PUD Findings”), and Section 10.02.08.F, Nature of Requirements of Planning Commission Report (referred to as “Rezone Findings”), which establish the legal basis to support the CCPC’s recommendation. The CCPC uses the aforementioned criteria as the basis for its recommendation to the Board, who in turn use the criteria to support their action on the rezoning or amendment request. An evaluation relative to these subsections is discussed below, under the heading " Zoning Services Review." In addition, staff offers the following analyses: Environmental Review: Environmental Services staff has reviewed the petition to address environmental concerns. The property has been historically cleared and maintained clear of native vegetation required to be preserved. The Master Plan does not show a preserve since no minimum preservation is required. No listed animal species were observed on the property; however, the Florida Fish and Wildlife Conservation Commission (FWC) wildlife data indicate the presence of a Black Bear (Ursus americanus floridanus) in the area. A black bear management plan will need to be included in PPL or SDP review. Transportation Review: Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC and recommends approval subject to the following condition recommended by staff: Access from Trinity Place shall be gated and limited for access by tenants of the outdoor storage area and for emergency access for emergency vehicles; at no time shall the driveway be opened for public access. Landscape Review: The minimum required buffer along US 41 is a 15-foot wide Type D. The minimum required buffer along Trinity Place is a 10-foot wide Type D. As noted on the Master Plan, the applicant is proposing a 20-foot wide Type B buffer and a 7-foot high wall/fence where Tract B is adjacent to US 41 and Trinity Place. The buffer will provide trees with tighter spacing and taller shrubs than what would otherwise be required in this portion of the buffer. The applicant is seeking a deviation related to the landscape buffer requirement between Tract A and US 41 to allow for a reduced buffer width where the existing building extends up to the existin g drainage easement. See Deviation Discussion below. Zoning Services Review: Zoning staff has evaluated the proposed uses relative to intensity and compatibility. Also, we have reviewed the proposed development standards for the project. 9.A.3.a Packet Pg. 597 Attachment: 11-8-22 - Basik Storage PUDZ Staff Report (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) PUDZ-PL20210000046 Basik Drive Storage CPUD Page 9 of 18 November 8, 2022 The underlying zoning of Tract A is General Commercial (C-4), which allows 139 permitted uses. Motor freight transportation and warehousing (4225, air conditioned and mini-and self-storage warehousing only) is listed as a Conditional Use. The existing +86,000-square foot enclosed mini- self storage warehousing facility received Conditional Use approval by Resolution 2018-25. This PUDZ request is for up to 120,000 square feet of mini- and self storage warehousing (1,000 indoor storage units) and a maximum of 50,000 square feet of general commercial and office floor area on Tract A. Because only 32 parking spaces are constructed on Tract A, the PUD includes a provision that parking spaces on Tract B may satisfy parking requirements for Tract A as long as the two tracts are under common ownership. The development standards for Tract A are outlined in PUD Exhibit B, List of Development Standards, which is part of the Draft Ordinance (Attachment A). The proposed development standards for Tract A are generally consistent with the C-4 dimensional standards of LDC Section 4.02.01. The proposed maximum height on Tract A of 45 feet (zoned height) and 50 feet (actual height) is less than the 75 feet allowable within the C-4 zoning district. The underlying zoning of Tract B is Rural Agricultural (A). Outdoor storage yards and outdoor storage are not a permitted use within this district, the underlying zoning on Tract B. Outdoor storage yards are only allowed in the Heavy Commercial District (C-5), subject to the following terms: LDC Section 2.03.03 Commercial Zoning Districts E. Heavy Commercial District (C-5). 120. Outdoor storage yards, provided that the yard is located no closer than twenty- five (25) feet to any public street and that such yard shall be completely enclosed, except for necessary ingress and egress, pursuant to section 4.02.12. This provision shall not be construed to allow, as permitted or accessory use, wrecking yards, junkyards, or yards used in whole or part for scrap or salvage operations or for processing, storage, display, or sales of any scrap, salvage, or secondhand building materials, junk automotive vehicles, or secondhand automotive vehicle parts. The petitioner’s list of permitted uses and development standards for Tract B generally conform to the cited C-5 provisions. The PUD includes minimum public street setbacks of 25 feet, and language describing that no junkyards, wrecking yards, salvage yards nor any salvage or processing may occur on-site. Outdoor storage has special site design standards in the LDC. Section 4.02.12 establishes that screening from view up to seven (7) feet in height is required: LDC Section 4.02.12 – Design Standards for Outdoor Storage A. All permitted or conditional uses allowing for outdoor storage, including but not limited to storage of manufactured products, raw or finished materials, or vehicles other than vehicle intended for sale or resale, shall be required to screen such storage areas with a fence, or equivalent landscaping or combination thereof, not less than seven (7) feet in height above ground level. Said fence or wall shall be opaque in design and made of masonry, wood, or other materials 9.A.3.a Packet Pg. 598 Attachment: 11-8-22 - Basik Storage PUDZ Staff Report (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) PUDZ-PL20210000046 Basik Drive Storage CPUD Page 10 of 18 November 8, 2022 approved by the County Manager or designee. For projects subject to architectural design standards, see LDC section 5.05.08 F. for related provisions. The petitioner’s Master Plan conforms to the screening provision, with a proposed 20-foot wide Type B buffer and a 7-foot high wall/fence where Tract B is adjacent to US 41 and Trinity Place. The proposed development standards for Tract B are generally consistent with the dimensional standards of the currently applicable A district, found in LDC Section 4.02.01, except that the proposed rear yard (from Northern PUD boundary) is 15 feet compared to the standard of 50 feet in the A district, and the proposed front yard along Trinity Place is 30 feet for principal uses (25 feet for accessory uses) compared to the standard of 50 feet in the A district. The proposed maximum height on Tract B of 20 feet (zoned height) and 25 feet (actual height) is less than the 35 feet allowable within the A zoning district. Outdoor storage yards and outdoor storage are not permitted as of right nor as a conditional use within the Rural Fringe Mixed Use Overlay District (RFMUO-Receiving), outside rural villages. To allow the use, the petitioner seeks the companion GMPA. PUD and Rezoning Findings summarized below offer conclusions of zoning services review. PUD FINDINGS: LDC Section 10.02.13.B.5 states that, “In support of its recommendation, the CCPC shall make findings as to the PUD Master Plan’s compliance with the following criteria in addition to the findings in LDC Section 10.02.08.” (Zoning Division staff responses in non-bold). 1. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. The land is physically characterized by existing development of Tract A and partial development of Tract B with parking aisles and a lake. Recognizing the rural residential character of Trinity Place, traffic and access has been restricted by condition of the past Parking Exemption approved by Resolution 07-332, which states: Access from Trinity Place Road shall be gated and limited as emergency access for emergency vehicles only; at no time shall the driveway be opened for public access. The proposed Master Plan shows unrestricted access along Trinity Place, which will provide access to Tract B – outdoor storage uses, and to parking should the parking requirements of Tract A be met with parking spaces on Tract B as proposed in PUD Exhibit F, List of Development Commitments, which is part of the Draft Ordinance (Attachment A). Staff recommends to carry forward the limitation along Trinity Place with the following condition: Access from Trinity Place shall be gated and limited for access by tenants of the outdoor storage area and for emergency access for emergency vehicles; at no time shall the driveway be opened for public access. 2. Adequacy of evidence of unified control and suitability of any proposed agreements, contracts, or other instruments, or for amendments in those proposed, particularly as 9.A.3.a Packet Pg. 599 Attachment: 11-8-22 - Basik Storage PUDZ Staff Report (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) PUDZ-PL20210000046 Basik Drive Storage CPUD Page 11 of 18 November 8, 2022 they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Documents submitted with the application were reviewed by the County Attorney’s Office and demonstrate unified control. 3. Conformity of the proposed Planned Unit Development with the goals, objectives, and policies of the [GMP]. Comprehensive Planning staff has reviewed the petition and analyzed it for consistency with the goals, objectives, and policies of the GMP. Staff finds that the proposed amendment will be consistent with the GMP upon adoption of the companion GMPA (PL20210000045) to designate the site within the Basik Drive Storage Commercial Subdistrict. 4. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. The development on Tract A is existing, and compatibility with surrounding properties has been considered in the course of past zoning and Conditional Use approval. Tract B is currently zoned A with limited improvements of grass parking and a lake. The intended use of outdoor vehicle storage includes covered parking with structures up to 20 feet (zoned height) and 25 feet (actual height). Staff has reviewed the proposed CPUD request and finds that the +13.8 acre project, which includes an expansion of the existing indoor self-storage facility and/or general commercial uses on Tract A and new outdoor storage on Tract B is compatible with the C-5 uses to the west across Basik Drive and ongoing indoor and outdoor storage uses to the northwest but is not compatible with the single family uses to the east across Trinity Place, nor to the south across Tamiami Trail East which includes the a future residential subdivision within the Fiddler’s Creek PUD. To address compatibility, proposed building heights have been limited and buffering/screening is enhanced. - The proposed maximum height on Tract A of 45 feet (zoned height) and 50 feet (actual height) is less than the 75 feet allowable within the C-4 zoning district. The proposed maximum height on Tract B of 20 feet (zoned height) and 25 feet (actual height) is less than the 35 feet allowable within the A zoning district. - The Master Plan depicts buffering/screening that meets and exceeds the LDC requirements with a 20-foot wide Type B buffer and a 7-foot high wall/fence where Tract B is adjacent to US 41 and Trinity Place. The buffer will provide trees with tighter spacing and taller shrubs than what would otherwise be required in this portion of the buffer. The petitioner seeks a deviation related to the landscape buffer requirement between Tract A and US 41 to allow for a reduced buffer width where 9.A.3.a Packet Pg. 600 Attachment: 11-8-22 - Basik Storage PUDZ Staff Report (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) PUDZ-PL20210000046 Basik Drive Storage CPUD Page 12 of 18 November 8, 2022 the existing building extends up to the existing drainage easement. See Deviation Discussion below. - Should additional restrictions on design be considered, the currently applicable minimum front and rear setbacks of 50 feet for buildings and structures should be applied on Tract B of the PUD. 5. The adequacy of usable open space areas in existence and as proposed to serve the development. For Commercial PUDs, thirty percent (30%) of the gross area shall be devoted to usable open space according to LDC Section 4.07.02. G.2. The petitioner submitted an Open Space Diagram exhibiting that the 30% criterion is met, and the PUD Master Plan indicates compliance with this standard. 6. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. The development must comply with all applicable concurrency management regulations that assure availability of infrastructure when development approvals are sought, including but not limited to any plats and or site development plans. 7. The ability of the subject property and of surrounding areas to accommodate expansion. Tract A is currently developed and is able to accommodate the existing 86,000 square feet of mini- and self-storage warehousing. This PUD request is for expansion to 120,000 square feet (1,000 indoor storage units), including up to 50,000 square feet of general commercial and office floor area. Because parking area is limited on Tract A, the petitioner requests that parking requirements for Tract A may be satisfied on Tract B as long as the CPUD is under unified ownership, as stated in PUD Exhibit F, List of Development Commitments, which is part of the Draft Ordinance (Attachment A). Tract B is an open land area with a large lake. The site should be reasonably able to accommodate the proposed 350 storage spaces, plus the potential for parking spaces needed to satisfy requirements of Tract A. 8. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. 9.A.3.a Packet Pg. 601 Attachment: 11-8-22 - Basik Storage PUDZ Staff Report (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) PUDZ-PL20210000046 Basik Drive Storage CPUD Page 13 of 18 November 8, 2022 One deviation from the LDC is requested related to landscape buffering along US 41 in proximity to the existing building. See the deviations section of the staff report beginning on page 15. REZONE FINDINGS: LDC Subsection 10.02.08 F. states, “When pertaining to the rezoning of land, the report and recommendations to the planning commission to the Board of County Commissioners…shall show that the planning commission has studied and considered proposed change in relation to the following when applicable.” 1. Whether the proposed change will be consistent with the goals, objectives, & policies of the Future Land Use Map and the elements of the GMP. Staff reviewed the petition and analyzed it for consistency with the goals, objectives, and policies of the GMP. The petition is found to be consistent with the GMP, subject to adoption and effectiveness of the companion GMPA (PL20210000045). 2. The existing land use pattern. The existing land use pattern is an unusual one, not typical in Collier County. This area is in the Rural Fringe, where development is generally at low intensity, however heavier commercial uses occupy this area along US 41 East, dating back to the rezoning of the subject site (Tract A) from A to C-4 by Ordinance 88-61. Other industrial and heavy commercial uses exist to the immediate west and north of the subject site. To the east and south are golf course, single family and agricultural properties. The subject site represents a transition between higher intensity C-5 and I zoned property to the west and north and A and PUD zoned property that is primarily residential in nature to the east and south. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. Should the rezoning to CPUD be approved, it would create an isolated CPUD district, but it is not unrelated to existing uses on properties specifically to the west and northwest that are zoned TTRVC, C-5, and I. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The CPUD boundary follows the boundaries of the existing parcels. 5. Whether changed or changing conditions make the passage of the proposed rezoning necessary. 9.A.3.a Packet Pg. 602 Attachment: 11-8-22 - Basik Storage PUDZ Staff Report (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) PUDZ-PL20210000046 Basik Drive Storage CPUD Page 14 of 18 November 8, 2022 The proposed change is not specifically necessary. However, the petitioner believes the rezoning is necessary to accommodate expansion of the existing mini- and self-storage facility and new outdoor storage use that are being proposed to meet the needs of the surrounding community. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. Tract A of the proposed PUD is already developed, and proposed use of the site consistent with the currently applicable C-4 zoning and prior Conditional Use approval should not have new adverse influences in the surrounding area. The proposed use of Tract B for outdoor storage and opening of the formerly restricted access along Trinity Place introduces new traffic along a primarily rural residential street to serve a storage area of up to 350 vehicles and potentially for parking needed to meet the requirements of development on Tract A. Staff recommends to carry forward the condition applied at time of Parking Exemption approval by Resolution 07-332 to limit access along Trinity Place with the following condition: Access from Trinity Place shall be gated and limited for access by tenants of the outdoor storage area and for emergency access for emergency vehicles; at no time shall the driveway be opened for public acces s. Other proposed elements of the PUD help ameliorate impacts to the neighborhood, such as reduced building heights and enhanced buffering along US 41 and Trinity Place. - Should additional restrictions be considered to control for adverse impacts to the neighborhood, the currently applicable minimum front and rear setbacks of 50 feet for buildings and structures should be applied on Tract B of the PUD. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during constru ction phases of the development, or otherwise affect public safety. Traffic impacts have been evaluated as part of the PUDZ review process. Operational impacts will be addressed at the time of first development order (SDP or Plat). The proposed uses and intensities will increase the traffic levels currently experienced by residents along Trinity Place. The PUD Master Plan depicts Tract B will have a single access point along Trinity Place. The condition limiting access to Trinity Place that applied at time of Parking Exemption approval for this site by Resolution 07-332 is recommended to carry forward for the PUD as follows: Access from Trinity Place shall be gated and limited for access by tenants of the outdoor storage area and for emergency access for emergency vehicles; at no time shall the driveway be opened for public access. 8. Whether the proposed change will create a drainage problem. 9.A.3.a Packet Pg. 603 Attachment: 11-8-22 - Basik Storage PUDZ Staff Report (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) PUDZ-PL20210000046 Basik Drive Storage CPUD Page 15 of 18 November 8, 2022 Stormwater best management practices, treatment, and storage for this project will be addressed through Environmental Resource Permitting (ERP) with the South Florida Water Management District (SFWMD). County staff will evaluate the stormwater management system and design criteria at the time of SDP or PPL. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. It is not anticipated that this CPUD will reduce light or air to the adjacent areas. 10. Whether the proposed change will adversely affect property values in the adjacent area. Property value is affected by many factors. It is driven by market conditions and is generally, a subjective determination. Zoning alone is not likely to adversely affect the property values. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The approval of the CPUD rezone request is not likely to deter development activity of the surrounding properties. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasting with the public welfare. The proposed Basik Storage Drive CPUD has been found to comply with the GMP, subject to adoption and effectiveness of the companion GMPA (PL20210000045). If found consistent, then it is consistent with public policy and the change does not result in the granting of a special privilege. Consistency with the FLUE is determined to be consistent with public welfare. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The property could develop in accordance with the existing zoning of C-4-RFMUO- Receiving with Conditional Use approval, and A-RFMUO-Receiving with Parking Exemption approval, but the intended use of Tract B as an outdoor storage yard and expansion of the existing indoor mini-storage facility on Tract A as proposed requires the rezoning action. 9.A.3.a Packet Pg. 604 Attachment: 11-8-22 - Basik Storage PUDZ Staff Report (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) PUDZ-PL20210000046 Basik Drive Storage CPUD Page 16 of 18 November 8, 2022 14. Whether the change suggested is out of scale with the needs of the neighborhood or the County. The subject parcel is located in the Rural Agricultural, Rural Fringe Mixed Use, Receiving Lands Subdistrict on the Future Land Use Map which is intended to be a transitional area between the Urban and Estates Designated lands and between the Urban and Agricultural/Rural and Conservation Designated Lands. The companion GMPA (PL20210000045), seeks to designate Tract B as a new subdistrict, Basik Drive Storage Commercial Subdistrict to allow for the outdoor storage use. Given the property location and intent of the RFMUO overlay district and Future Land Use Map designation, the proposed expansion of the indoor mini- and self-storage warehousing up to 120,000 square feet, (1,000 indoor storage units), up to 50,000 square feet of general commercial and office, and up to 350 outdoor storage spaces may be out of scale with surrounding development, particularly to the east and south. The petitioner submitted a market analysis in support of the GMPA petition to demonstrate the scale of the request aligns with market needs. 15. Whether is it impossible to find other adequate sites in the County for the proposed use in districts already permitting such use. Staff does not specifically review other sites in conjunction with a specific petition. 16. The physical characteristics of the property and the degree of site alteration, which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. The CPUD is proposed to include up to 120,000 square feet of indoor mini- and self-storage warehousing, up to 50,000 square feet of general commercial and office, and up to 350 outdoor storage spaces. Any development anticipated by this PUD would require site alteration and will be subject to evaluation relative to federal, state, and local development regulations during the SDP and/or platting process and again as part of the building permit process. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance, as amended. The project must comply with the criteria set forth in LDC Section 6.02.00 regarding Adequate Public Facilities (APF) and must be consistent with applicable goals and objectives of the GMP related to adequate public facilities. Concurrency review for Adequate Public Facilities is determined at the time of SDP review. 9.A.3.a Packet Pg. 605 Attachment: 11-8-22 - Basik Storage PUDZ Staff Report (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) PUDZ-PL20210000046 Basik Drive Storage CPUD Page 17 of 18 November 8, 2022 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare. To be determined by the Board during its advertised public hearing. DEVIATION DISCUSSION The petitioner is seeking one deviation from the requirements of the LDC. The deviation is identified in PUD Exhibit E, and is keyed on the Master Plan. The petitioner’s rationale and staff analysis/recommendation are outlined below. Proposed Deviation # 1: Relief from LDC Section 4.06.02.C.4, “Types of buffers”, which requires projects having a ROW greater than 99 feet in width to provide a 15’ wide Type D buffer, to instead allow for the buffer to be less than the required width where the existing building and other impervious areas are located. The meandering buffer will be supplemented with the otherwise required buffer plant materials in those areas void of building and utility easements so there is no net loss of required buffer plantings. Petitioner’s Justification: This deviation is warranted due to the fact that Tract A has been previously developed with retail and indoor self-storage buildings and portions of the existing buildings have been constructed to what is now the current ROW line of U.S. 41. This area has underground utility easements which further preclude the typical LDC buffer to be installed. Staff Analysis and Recommendation: Staff recommends APPROVAL, finding that, in compliance with LDC section 10.02.13.A.3., the petitioner has demonstrated that “the element may be waived without detrimental effect on the health, safety and welfare of the community” and consistent with LDC section 10.02.13.B.5.h, the petitioner as demonstrated that the deviation is “justified as meeting public purposes to a degree at least equivalent to literal application of such regulations.” NEIGHBORHOOD INFORMATION MEETING (NIM): The applicant conducted a NIM on March 16, 2022 at the South Regional Library, Meeting Room A, 8065 Lely Cultural Parkway. The meeting commenced at approximately 5:30 p.m. and ended at 5:40 p.m. The agent explained the request for the proposed PUD rezoning. There was only one member of the public attending. The attendee asked about the timing of development and expressed that it was good to see activity on the site. There were also 3 participants who attended virtually by ZOOM, but none expressed any comment. A copy of the NIM materials is included in Attachment D. 9.A.3.a Packet Pg. 606 Attachment: 11-8-22 - Basik Storage PUDZ Staff Report (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) PUDZ-PL20210000046 Basik Drive Storage CPUD Page 18 of 18 November 8, 2022 ENVIRONMENTAL ADVISORY COUNCIL (EAC): This project does not require Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of land development project reviews as identified in Section 2 -1193 of the Collier County Codes of Laws and Ordinances. COUNTY ATTORNEY OFFICE REVIEW: This Staff Report was reviewed by the County Attorney’s office on November 4, 2022. RECOMMENDATION: Staff recommends that the Collier County Planning Commission (CCPC) forward petition PUDZ- PL20210000046 Basik Drive Storage CPUD to the Board of County Commissioners (BCC) with a recommendation of approval, subject to the following condition added in Exhibit F, List of Development Commitments: Transportation Commitment B. Access from Trinity Place shall be gated and limited for access by tenants of the outdoor storage area and for emergency access for emergency vehicles; at no time shall the driveway be opened for public access. Attachments: A. Draft Ordinance B. Past approved Resolution No. 07-332 (Parking Exemption); Resolution 18-25 (Conditional Use); Ordinance 88-61 (Rezoning A to C-4) C. Application/Backup Materials D. NIM Documentation 9.A.3.a Packet Pg. 607 Attachment: 11-8-22 - Basik Storage PUDZ Staff Report (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.b Packet Pg. 608 Attachment: Att A - Ordinance - 102722 (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.b Packet Pg. 609 Attachment: Att A - Ordinance - 102722 (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.b Packet Pg. 610 Attachment: Att A - Ordinance - 102722 (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.b Packet Pg. 611 Attachment: Att A - Ordinance - 102722 (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.b Packet Pg. 612 Attachment: Att A - Ordinance - 102722 (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.b Packet Pg. 613 Attachment: Att A - Ordinance - 102722 (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.bPacket Pg. 614Attachment: Att A - 9.A.3.b Packet Pg. 615 Attachment: Att A - Ordinance - 102722 (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.b Packet Pg. 616 Attachment: Att A - Ordinance - 102722 (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.b Packet Pg. 617 Attachment: Att A - Ordinance - 102722 (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.b Packet Pg. 618 Attachment: Att A - Ordinance - 102722 (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) RESOLUTION NO. 07- 332 A RESOLUTION BY THE BOARD OF ZONING APPEALS OF COLLIER COUNTY, FLORIDA, GRANTING PARKING EXEMPTION PETITION PE-2007-AR-12164, IN ORDER TO PERMIT OFF-SITE PARKING ON A CONTIGUOUS LOT ZONED AGRICULTURE (A), LOCATED AT 220 BASIK DRIVE. WHEREAS, the Legislature of the State of Florida in Chapter 125, Florida Statutes, has conferred on all counties in Florida 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 adopted a Land Development Code (Ordinance No. 04-41, as amended) which establishes regulations for the zoning of particular geographic divisions of the County; and WHEREAS, Section 4.05.00 of the Land Development Code sets forth requirements and standards for off-street parking and loading facilities and permits an exemption from these standards under certain circumstances; and WHEREAS, after proper notice, the Board of Zoning Appeals held a public hearing to consider Parking Exemption Petition PE-2007-AR-12164 and found that the criteria set forth in Section 4.05.02.K.3. of the Land Development Code has been met and the Petition should be approved; and WHEREAS, all interested parties have been given opportunity to be heard by this Board in a public meeting 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 PE-2007-AR-12164 filed by Patrick White, Esq., of Porter, Wright, Morris & Arthur, representing Naples Big Cypress Market Place Limited Partnership, LLLP (Owner), is approved to permit off-site parking on contiguous land zoned Agriculture (A) at 220 Basik Drive, more particularly described in Exhibit A. The off-street parking shall comply with the Site Plan dated July 23, 2007, and prepared by Landy Engineering attached hereto as Exhibit B, and shall be subject to the conditions attached in Exhibit C. BE IT FURTHER RESOLVED that this Resolution be recorded in the minutes of this Board. Page I of2 9.A.3.c Packet Pg. 619 Attachment: Att B - Previous Approvals (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) PASSED AND DULY ADOPTED by the Board of Zoning Appeals of Collier County, Florida, this ~1_ day of NO-Jt."""- Q~2007. I' ATTEST:., --..~ DWIGHT E.laROCK. CLERK At~}i 'jl .c j;o~A.'-''-:. BOARD OF ZONING APPEALS L:iJ~J S COLETTA, CHAIRMAN Approved as to form and I ga fr iency: atzkow nt County Attorney Exhibits: A Legal Description B Site Plan C Conditions of Approval Page 2 of 2 9.A.3.c Packet Pg. 620 Attachment: Att B - Previous Approvals (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) Legal Description Parcel in West 1/2 of the South ~ of Section 17. beginning at Southwest comer, Section 17 go North 0 50'20" East 1,271.72 feet to concrete monument on South right-of-way Hwy. 41 thence North 0 37'45" East 245.48 feet to concrete monument on north right-of- way ofHwy. 41, bcing Foint of Beginning, thence South 53 55'40" East nlong North right-of-way line 512.45 feet to point in center line proposed road, thence North 36 04'20" East 402.6 feet to point in center line ofroad, thence North 0 36'32" East 497.03 feet to point in center line of road, thence North 88 44 '00" West 657.56 feet to point thence South 0 37'45" West to point of beginning. All the above being in Section 17, Township 51 South, Range 27 East, Collier County, Florida, Less and Except the East 30 feet conveyed to Collier COWlty in O.R. Book 801, Fage 1079 for road right-of-way. Exhibit "A" 9.A.3.c Packet Pg. 621 Attachment: Att B - Previous Approvals (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) I / I'I / 'f I / I1/I ' I Ij' /I I .I / / .I / ' /I 1/ 'I / .I I I I1/ /' ,I I1 / / / I'I / ;',' iI .. I / 'I 11I / II' .1 II ' / II .I / /I ! If (~I II ,I 'I , II 'J !I ' ,I ! i1 , '1Ii"~iil iIIi,:{I if"1 i,f),'iI !I 'I '1I1 ,1 i 1 1 1 I I 1 1 IIi!j 1"--,1 'I 'i s ~~cf "13M1N1 ""0-.1-----1-----1\IiII iIIi!ill111IIiI Ii P.liIIiiMIiiII'I IIIIIhIi 'III I I;I' 1 l~ 1 W'!' r~ ~ I '~ a l~l ~~l !i1 1'1'I ~. !'" I ,~ I'P'~'! ~! ~ '. .~ ~l ~, ~ 0 i 51... ~ . 19 ~ 1 I ,I, i~' II. 01, l,~~ i; -,-.- il h . ~,! ;'1 ,.! ~iJ il~j I ~ ~ii I ! r I, '., _ j ,. j!0 ~I m.i ~'i ii, ;~!iAi~ !! " !:l~i ~<> 1" . ~ ~.~ '~,' o ~.~ II ,...,..,. i, I . ~i i!. i. ii~ i:11 'lJ:~l!: 1~~11 R ~ ~ R ~ ~ x ~ I !l 'I I-I _ I' i ~ I ~! 01 'ii! '"m- ~ ~ ~l5 $111"10 f9~. ~ !!l:::'; a a a 11 i I. ,~a I,l~ 0, I n ~ '! I' "I Exhibit "B" INI[Q)'\I' ~1NI@alNl~~[}1lalNl@U.J.L "~ FOR: MFl'l.S' .. ~ 1tl/..iJJRD{a' IPU." IoiIt;>WJ,.J.VKlY,PL IS" ~ _WD'U.a! pMlfi.S>I<>>l.... EIlc.EIl'l , 4101~ JJLY2!I,2007 .1_O!J.3C ..... lEaFft""". 1"_4d Parking Exemption Application CEll"FlCIlTElFAU1><0FilZ.<1IOlI~ l7IO 5OUlI+ HOIlSatltt DI\M . RJ1[ , . Hi<I'\LS, N.lI\Il~ "","" PIlatE, (2Jt)UI__ PRELIMINARY SITE PLAN .., REVISIONS ~ ru, (=)4.W-I~'" E>WL,m1..._.....9.A.3.cPacket Pg. 622Attachment: Att B - Previous Approvals (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) CONDITIONS OF APPROVAL Naples Big Cypress Market Place I, The Parking Exemption is limited to what is shown on the conceptual site plan, identified as "Naples Big Cypress Parking Exemption," prepared by SDC and dated September 2007, The site plan noted is conceptual in nature for parking exemption application approval only, The final site design and development order plans shall be compliance wifh all applicable federal, state, and county laws and regulations; and 2, The Parking Exemption is limited to a maximum of 355 parking spaces that shall be restricted to use by fhe Naples Big Cypress Market Place only; and 3, Access from Trinity Place Road shall be gated and limited as emergency access for emergency vehicles only, At no time shall the driveway be opened for Public access, 4, A 15 - foot wide type D Landscape buffer shall be installed along Trinity Place, The buffer will be reviewed at the time of the Site Development Plan review and installed and completed concurrent with the construction of the off-site parking lot, 5, The site plan shall be revised to show 17 oversized spaces in the legend box, which is consistent with the number of spaces shown on fhe site plan drawing; not the 34 spaces currently shown in the legend box, 6, The 17 oversized parking spaces shall be used for any oversized vehicles such as buses, and RVs, but not for tractor trailers, semi-trucks, and oversize vehicles similar in nature to these, 7, The words "excess parking" shall be stricken, and replaced with the words "off-site parking, " EXHIBIT C PE-2007-AR-12164 9.A.3.c Packet Pg. 623 Attachment: Att B - Previous Approvals (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) RESOLUTION NO. 18- 25 A RESOLUTION OF THE BOARD OF ZONING APPEALS OF COLLIER COUNTY, FLORIDA PROVIDING FOR THE ESTABLISHMENT OF A CONDITIONAL USE TO ALLOW ENCLOSED MINI-SELF STORAGE WAREHOUSING WITHIN A GENERAL COMMERCIAL (C-4) ZONING DISTRICT WITHIN THE RURAL FRINGE MIXED USE OVERLAY-RECEIVING LANDS PURSUANT TO SECTION 2.03.03.D.1.c.24 OF THE COLLIER COUNTY LAND DEVELOPMENT CODE. THE SUBJECT PROPERTY IS LOCATED ON THE NORTH SIDE OF TAMIAMI TRAIL EAST, APPROXIMATELY 500 FEET WEST OF TRINITY PLACE, IN SECTION 18, TOWNSHIP 51 SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA. (PL20160001875) 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 to allow enclosed mini-self storage warehousing within a General Commercial (C-4) zoning district within the Rural Fringe Mixed Use Overlay-Receiving Lands pursuant to Section 2.03.03.D.1.c.24 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. 17-CPS-01662/1389168/11 119 CU-PL20160001875 1/17/18 Page 1 of 2 CA) 9.A.3.c Packet Pg. 624 Attachment: Att B - Previous Approvals (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF ZONING APPEALS OF COLLIER COUNTY, FLORIDA that: Petition Number PL-20160001875 filed by Heritage Property Holdings, LLC, with respect to the property hereinafter described in Exhibit A, be and the same is hereby approved for a Conditional Use to allow enclosed mini-self storage warehousing within a General Commercial (C-4) Zoning District within the Rural Fringe Mixed Use Overlay-Receiving Lands pursuant to Section 2.03.03.D.1.c.24 of the Collier County Land Development Code, in accordance with the Conceptual Site Plan described in Exhibit B, and subject to the conditions 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 I day of Zbri.1.ax , 2018. ATTEST: BOARD OF JNING APPE DWIGHT E. BRUCK CLERK COLLIE: 0 P 1 Y, FL OA": t, iv rii--A6b. BY Deputy Clerk ANDY SOLIS, Chairman t st as to Chairman's n only. Approved as to form and legality: Heidi Ashton-Cicko V Managing Assistant County Attorney Attachments: Exhibit A - Legal Description Exhibit B - Conceptual Site Plan Exhibit C —Conditions of Approval 17-CPS-01662/1389168/1] 119 CU-PL20160001875 1/17/18 Page 2 of 2 f{-O' 9.A.3.c Packet Pg. 625 Attachment: Att B - Previous Approvals (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) Exhibit A LEGAL DESCRIPTION A PARCEL OF LAND LYING IN THE EAST 1/2 OF THE EAST 1/2 OF THE EAST 1/2 OF SECTION 18, TOWNSHIP 51 SOUTH, RANGE 27 EAST LYING NORTH OF U.S. 41, COLLIER COUNTY, FLORIDA, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT A POINT, SAID POINT BEING THE INTERSECTION OF THE EAST SECTION LINE OF SECTION 18, TOWNSHIP 51 SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA AND THE NORTH RIGHT OF WAY LINE OF U.S. 41, AND BEING THE POINT OF BEGINNING OF THE HEREIN DESCRIBED PARCEL; THENCE N5419'26"W ALONG THE NORTH RIGHT OF WAY OF U.S.41 451.53'; THENCE BY A NON-TANGENT CURVE TO THE LEFT, OF RADIUS 360.31' AN ARC DISTANCE OF 220.85' SAID ARC BEING SUBTENDED BY A CHORD BEARING N18'06'59"E 217.41'; THENCE N00'33'23"E 236.98'; THENCE S89'26'36"E 303.51' TO THE EAST LINE OF SECTION 18, AFORESAID; THENCE BINDING THEREON SO0'32'17"W 704.02' TO THE POINT OF BEGINNING. TOGETHER WITH A PARCEL OF LAND LYING IN THE EAST 1/2 OF THE EAST 1/2 OF THE EAST 1/2 OF SECTION 18, TOWNSHIP 51 SOUTH, RANGE 27 EAST LYING NORTH OF U.S. 41, COLLIER COUNTY, FLORIDA, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT A POINT, SAID POINT BEING THE INTERSECTION OF THE EAST SECTION LINE OF SECTION 18, TOWNSHIP 51 SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA AND THE NORTH RIGHT OF WAY LINE OF U.S. 41; THENCE BINDING ON THE EAST LINE OS SAID SECTION N00'32'17"E 704.02' TO THE POINT OF BEGINNING; THENCE N89'26'36"W 303.51'; THENCE N00'33'23"E 15.00';THENCE S89'26'36"E 303.51' TO THE EAST LINE OF SECTION 18 AFORESAID; THENCE BINDING THEREON SO0'32'17"W 15.00' TO THE POINT OF BEGINNING. 9.A.3.c Packet Pg. 626 Attachment: Att B - Previous Approvals (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) or, Exhibit B R, 14 F qs 'O 1 i 0/, CCATCHBASIN (TYP) h 1C yT OA, Graphic Scale 11, qy IIIIl f 31) IN rssri imn-noon PROPERTY LINE TYPICAL 6 n I' s 30' UTILITY, DRAINAGE &o CENTRYD — s3 0 MAINTENANCE EASEMENT 7 CATCH BASIN I CONC RAMP /j9"x 18" OPENING m 8 VFIRE HYDRANT CONC WALK OTHER LANDS OF 6 HERITAGE PROPERTYERTY HOLDINGS GAZEBO LLC I ? 0-----CATCH BASIN (TYP) v LANDSCAPE BUFFER MATRIX s PAVERS REQUIRED PROVIDED I a US41 15' TYPE D 15' TYPE D BASIKDR 10' TYPED 10' TYPE D EAST 10' TYPE A 10' TYPE A I1 COVERED NORTH 15' TYPE B 15' TYPE BI DRIVE IN ENTRY BAY PAVERS I it / ORE HYDRANT IV --+LC SELF—STORAGE PARKING 7; 4/8/ 171:20,000 sf+ I ^ n / 1 Per 50 Veh/Boat I ao 1 Per 300 sf Office a 86,446 sf Total 1 at- CONC WALK Storage: J Ya TYP) 85,446 / 20,000 = 4.3 0 m Office: 1,000 sf / 300 = 3.3 u, I STORY WOOD FRAME BUILDING I PROPERTY LINE TOTAL REQUIRED = ® \ w FLOOR ELEV 7.36 N.A.V.D TYPICAL 86.446 SF TOTAL PROVIDED = Ei mL., PARCEL A 4.402 AC +/- coaw Q a o L,_ a0o CONC WALK FIRE HYDRANT 1— b TYP) i CATCH BASINj con COVERED ENTRY COVERED ENTRY ill,.. I II Io u 1, l I—I I I I I FIRE HYDRANT HCJHCI Ha-NC u_NC Ha_INC©a' ASPHALT PARKING LOT DU PS ERS ,, I a 17 Q I I I I m ael 303.27' ASPHALT PAVING REV: 9/22/17 REV: 8/31/17 WATER CONTROL STRUCTURE I i% 120 Edgemere Way South Conditional Use Site Plan Naples, Fl. 34105 220 Basik Dr. LLC Phone (239) 263-1222 Collier County Blair A. Foley P.E.Cell (239) 289-4900 DATE PROJECT NO. FILE NO. SCALE SHEETFax (239) 263-0472 Civil Engineer/Development Consultant E—mail fols0000ool.com 3-27-2017 As Noted 1 of 1 CAO 9.A.3.c Packet Pg. 627 Attachment: Att B - Previous Approvals (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) CONDITIONS OF APPROVAL 1. The 220 Basik Drive Conditional Use shall be limited to that which is depicted on the conceptual site plan, identified as the "Conditional Use Site Plan— 220 Basik Dr" dated 3- 27-2017, and last revised 9-22-2017, prepared by Blair A. Foley, P.E. The site plan noted is conceptual in nature for Conditional Use approval. The final design must be in compliance with all applicable federal, state and county laws and regulations. 17-CPS-01662/1381011/1]77 11/30/17 CAS 9.A.3.c Packet Pg. 628 Attachment: Att B - Previous Approvals (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.c Packet Pg. 629 Attachment: Att B - Previous Approvals (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.c Packet Pg. 630 Attachment: Att B - Previous Approvals (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.c Packet Pg. 631 Attachment: Att B - Previous Approvals (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com Basik Drive Storage CPUD Rezone (PL20210000046) Application and Supporting Documents December 1, 2022 CCPC Hearing 9.A.3.d Packet Pg. 632 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375 3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266 Bonita Springs, FL 34134 www.gradyminor.com November 17, 2021 Ms. Nancy Gundlach, AICP Collier County Growth Management Department Zoning Division, Zoning Services Section 2800 North Horseshoe Drive Naples, FL 34104 RE: Basik Drive Storage CPUD Rezone (PL20210000046), Submittal 1 Dear Ms. Gundlach: A Collier County application for Public Hearing for a Planned Unit Development (PUD) rezone for properties located at the northeast quadrant of Tamiami Trail East and Basik Drive is being filed electronically for review. This application proposes to rezone a 13.8+/- acre parcel to allow to permit Recreational Vehicle (RV), boat, automobile, outdoor covered storage and indoor self-storage facility. A companion Growth Management Plan amendment for a 9.47± acre portion of the site has been filed to authorize the proposed outdoor covered parking/storage land uses at this location. Documents filed with submittal 1 include the following: 1. Cover Letter 2. Application for a Public Hearing for PUD Rezone 3. Evaluation Criteria 4. Pre-application meeting notes 5. Affidavit of Authorization 6. Property Ownership Disclosure Form 7. Covenant of Unified Control 8. Addressing Checklist 9. Warranty Deed(s) 10. Boundary Survey 11. Traffic Impact Study 12. PUD Exhibits A-F 13. Previous Approvals 9.A.3.d Packet Pg. 633 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) Ms. Nancy Gundlach, AICP RE: Basik Drive Storage CPUD Rezone (PL20210000046), Submittal 1 November 17, 2021 Page 2 of 2 Please feel free to contact Rich Yovanovich at 435-3535 or me should you have any questions. Sincerely, D. Wayne Arnold, AICP c: GSI Naples 220 Basik Drive, LLC Richard D. Yovanovich GradyMinor File (MCGBS) 9.A.3.d Packet Pg. 634 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.collierĐŽƵŶƚLJ͘ŐŽǀ (239) 252-2400 FAX: (239) 252-6358 0DUFK Page 1 of 11 Application for a Public Hearing for PUD Rezone, Amendment to PUD or PUD to PUD Rezone PETITION NO PROJECT NAME DATE PROCESSED PUD Rezone (PUDZ): LDC subsection 10.02.13 A.-F., Ch. 3 G. 1 of the Administrative Code Amendment to PUD (PUDA): LDC subsection 10.02.13 E. and Ch. 3 G. 2 of the Administrative Code PUD to PUD Rezone (PUDR): LDC subsection 10.02.13 A.-F. APPLICANT CONTACT INFORMATION Name of Property Owner(s): _________________________________________________________ Name of Applicant if different than owner: _____________________________________________ Address: _________________________City: _______________ State: _________ ZIP: ___________ Telephone: _______________________ Cell: ______________________ Fax: __________________ E-Mail Address: ____________________________________________________________________ Name of Agent: ____________________________________________________________________ Firm: _____________________________________________________________________________ Address: ____________________________City: _______________ State: _______ ZIP: __________ Telephone: ____________________ Cell: ____________________ Fax: _______________________ E-Mail Address: ____________________________________________________________________ Be aware that Collier County has lobbyist regulations. Guide yourself accordingly and ensure that you are in compliance with these regulations. To be completed by staff GSI Naples 220 Basik Drive, LLC 6805 Morrison Boulevard Charlotte NC 28211 704.998.8646 ryan@madisoncapgroup.com D. Wayne Arnold, AICP and Richard D. Yovanovich, Esq. Q. Grady Minor & Associates, P.A. and Coleman, Yovanovich & Koester, P.A. 3800 Via Del Rey Bonita Springs FL 34134 239-947-1144 and 239-435-3535 warnold@gradyminor.com and ryovanovich@cyklaw.com 9.A.3.d Packet Pg. 635 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT ǁǁǁ͘ĐŽůůŝĞƌĐŽƵŶƚLJ͘ŐŽǀ (239) 252-2400 FAX: (239) 252-6358 0DUFK Page 2 of 11 REZONE REQUEST This application is requesting a rezone from: _________________________ Zoning district(s) to the ________________________________ zoning district(s). Present Use of the Property: _________________________________________________________ Proposed Use (or range of uses) of the property: _________________________________________ Original PUD Name: ________________________________________________________________ Ordinance No.: ____________________________________________________________________ PROPERTY INFORMATION On a separate sheet attached to the application, provide a detailed legal description of the property covered by the application: x If the request involves changes to more than one zoning district, the applicant shall include a separate legal description for property involved in each district; x The applicant shall submit 4 copies of a recent survey (completed within the last six months, maximum 1" to 400' scale), if required to do so at the pre-application meeting; and x The applicant is responsible for supplying the correct legal description. If questions arise concerning the legal description, an engineer's certification or sealed survey may be required. Section/Township/Range: / / Lot: Block: Subdivision: ___________________________________________________ Metes & Bounds Description: _________________________________________________________ Plat Book: Page #: Property I.D. Number: ____________________________________ Size of Property: _______ ft. x _______ ft. = ________ Total Sq. Ft. Acres: _________ Address/ General Location of Subject Property: __________________________________________ __________________________________________________________________________________ PUD District (refer to LDC subsection 2.03.06 C): Commercial Residential Community Facilities Industrial Mixed Use Other: ________________ C-4 (RFMUO-RECEIVING)and A (RFMUO-RECEIVING) Basik Drive Storage CPUD Mini self storage and parking RV storage and indoor/outdoor storage N.A. N.A. 18 & 17 51 27 N.A. N.A.N.A. See Boundary Survey N.A. N.A.00763880305 and 00761680002 Irregular Irregular 604,177+/-13.87+/- Basik Drive Northeast corner of Tamiami Trail East and Basik Drive 9.A.3.d Packet Pg. 636 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT ǁǁǁ͘ĐŽůůŝĞƌĐŽƵŶƚLJ͘ŐŽǀ (239) 252-2400 FAX: (239) 252-6358 0DUFK Page 3 of 11 ADJACENT ZONING AND LAND USE Zoning Land Use N S E W If the owner of the subject property owns contiguous property please provide a detailed legal description of the entire contiguous property on a separate sheet attached to the application. Section/Township/Range: / / Lot: Block: Subdivision: ___________________________________________________ Plat Book: Page #: Property I.D. Number: ____________________________________ Metes & Bounds Description: _________________________________________________________ ASSOCIATIONS Required: List all registered Home Owner Association(s) that could be affected by this petition. Provide additional sheets if necessary. Information can be found on the Board of County Commissioner’s website at http://www.colliergov.net/Index.aspx?page=774. Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ A (RFMUO-RECEIVING) and TTRVC (RFMUO-RECEIVING)Residential and outdoor RV and boat storage Fiddlers Creek PUD (RFMUO-NEUTRAL) and A (RFMUO-NEUTRAL)Undeveloped residential and residential, horse fard A (RFMUO-RECEIVING) Residential and golf course preserve area C-5 (RFMUO-RECEIVING) Parking lot N.A. N.A. N.A. N.A. N.A.N.A. N.A. N.A.N.A. N.A. FIDDLER'S CREEK FOUNDATION, INC. 8156 FIDDLER'S CREEK PKWY NAPLES FL 34114 9.A.3.d Packet Pg. 637 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT ǁǁǁ͘ĐŽůůŝĞƌĐŽƵŶƚLJ͘ŐŽǀ (239) 252-2400 FAX: (239) 252-6358 0DUFK Page 4 of 11 EVALUATION CRITERIA Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code, staff’s analysis and recommendation to the Planning Commission, and the Planning Commission’s recommendation to the Board of County Commissioners shall be based upon consideration of the applicable criteria. On a separate sheet attached to the application, provide a narrative statement describing the rezone request with specific reference to the criteria below. Include any backup materials and documentation in support of the request. a. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Findings and recommendations of this type shall be made only after consultation with the county attorney. c. Conformity of the proposed PUD with the goals, objectives and policies of the Growth Management Plan. (This is to include identifying what Sub-district, policy or other provision allows the requested uses/density, and fully explaining/addressing all criteria or conditions of that Sub-district, policy or other provision.) d. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. e. The adequacy of usable open space areas in existence and as proposed to serve the development. f. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. g. The ability of the subject property and of surrounding areas to accommodate expansion. h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications of justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. Deed Restrictions: The County is legally precluded from enforcing deed restrictions; however, many communities have adopted such restrictions. You may wish to contact the civic or property owners association in the area for which this use is being requested in order to ascertain whether or not the request is affected by existing deed restrictions. 9.A.3.d Packet Pg. 638 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT ǁǁǁ͘ĐŽůůŝĞƌĐŽƵŶƚLJ͘ŐŽǀ (239) 252-2400 FAX: (239) 252-6358 0DUFK Page 5 of 11 Previous land use petitions on the subject property: To your knowledge, has a public hearing been held on this property within the last year? If so, what was the nature of that hearing? __________________________________________________________________________________ __________________________________________________________________________________ Official Interpretations or Zoning Verifications: To your knowledge, has there been an official interpretation or zoning verification rendered on this property within the last year? Yes No if so please provide copies. PUBLIC NOTICE REQUIREMENTS This land use petition requires a Neighborhood Information Meeting (NIM), pursuant to Chapter 3 E. of the Administrative Code and LDC section 10.03.06. Following the NIM, the applicant will submit a written summary and any commitments that have been made at the meeting. Refer to Chapter 8 B. of the Administrative Code for the NIM procedural requirements. Chapter 8 of the Administrative Code requires that the applicant must remove their public hearing advertising sign(s) after final action is taken by the Board of County Commissioners. Based on the Board's final action on this item, please remove all public hearing advertising sign(s) immediately. RECORDING OF DEVELOPER COMMITMENTS Within 30 days of adoption of the Ordinance, the owner or developer (specify name) at their expense shall record in the Public Records of Collier County a Memorandum of Understanding of Developer Commitments or Notice of Developer Commitments that contains the legal description of the property that is the subject of the land use petition and contains each and every commitment of the owner or developer specified in the Ordinance. The Memorandum or Notice shall be in form acceptable to the County and shall comply with the recording requirements of Chapter 695, FS. A recorded copy of the Memorandum or Notice shall be provided to the Collier County Planned Unit Development Monitoring staff within 15 days of recording of said Memorandum or Notice. LDC subsection 10.02.08 D This application will be considered “open” when the determination of “sufficiency” has been made and the application is assigned a petition processing number. The application will be considered “closed” when the petitioner withdraws the application through written notice or ceases to supply necessary information to continue processing or otherwise actively pursue the rezoning, amendment or change, for a period of 6 months. An application deemed “closed” will not receive further processing and an application “closed” through inactivity shall be deemed withdrawn. An application deemed “closed” may be re-opened by submission of a new application, repayment of all application fees and the grant of a determination of “sufficiency”. Further review of the request will be subject to the then current code. No 9.A.3.d Packet Pg. 639 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT ǁǁǁ͘ĐŽůůŝĞƌĐŽƵŶƚLJ͘ŐŽǀ (239) 252-2400 FAX: (239) 252-6358 0DUFK Page 6 of 11 STATEMENT OF UTILITY PROVISIONS FOR PUD REZONE REQUEST APPLICANT CONTACT INFORMATION Name of Applicant(s): _______________________________________________________________ Address: _________________________________ City: ___________ State: ________ ZIP: _______ Telephone: ____________________ Cell: _____________________ Fax: ______________________ E-Mail Address: ____________________________________________________________________ Address of Subject Property (If available): ______________________________________________ City: _________________ State: ________ ZIP: _________ PROPERTY INFORMATION Section/Township/Range: / / Lot: Block: Subdivision: ___________________________________________________ Metes & Bounds Description: _________________________________________________________ Plat Book: Page #: Property I.D. Number: ____________________________________ TYPE OF SEWAGE DISPOSAL TO BE PROVIDED Check applicable system: a. County Utility System b. City Utility System c. Franchised Utility System Provide Name: __________________________ d. Package Treatment Plant (GPD Capacity): _________________________ e. Septic System TYPE OF WATER SERVICE TO BE PROVIDED Check applicable system: a. County Utility System b. City Utility System c. Franchised Utility System Provide Name: __________________________ d. Private System (Well) Total Population to be Served: ________________________________________________________ Peak and Average Daily Demands: A. Water-Peak: _________ Average Daily: __________ B. Sewer-Peak: _________ Average Daily: __________ If proposing to be connected to Collier County Regional Water System, please provide the date service is expected to be required: ____________________________________________________ GSI Naples 220 Basik Drive, LLC 6805 Morrison Boulevard Charlotte NC 28211 704.998.8646 ryan@madisoncapgroup.com 220 Basik Drive 18 & 17 51 27 N.A. N.A.N.A. See Boundary Survey N.A. N.A.00763880305 and 00761680002 X X 50,000 SF Commercial + 120,000 SF or 1,000 Storage Units w/ 350 outdoor storage spaces 15,898 GPD 12,229 GPD 25.8 GPM 8,735 GPD Connection is existing 9.A.3.d Packet Pg. 640 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) Design Criteria: F.A.C. 64E-6, Table I - Estimated Sewage Flows: General Commercial assumed Office Building Assumes (3) employees per day per employee per 8-hour shift or = 15 gpd/person per 100 sf of floor space (whichever is greater) = 15 gpd/100 sf Warehouse Assumes (4) employees per day add per employee per 8-hour shift = 15 gpd/person add per loading bay = 100 gpd/bay self-storage, per unit (up to 200 units) = 1 gpd/unit add per each 2-units over 200 = 1 gpd/2 units Vehicle Service Wash Assumes 10 washes per day add per vehicle washed = 30 gpd / wash Collier County Per Capita Sewer Flow =100 gpdpc Equivalent Population (EP) = Total Average Daily Flow / 100 gpdpc =87.4 people Peak hour factor is from 10 States Standards (Figure 1, page 10-6) and is based on equivalent population: (18+(EP/1000)^0.5)/(4+(EP/1000)^0.5) Peak Factor =4.25919 Average Daily Flow GPD GPM GPD GPH GPM Office 1 100 sq. feet 500 50,000 SF 15 7,500 5.2 31,944 1,331.0 22.2 Vehicle Wash Station 1 Washes 10 10 30 300 0.2 1,277.8 53.2 0.9 Employee 1 people 4 4 15 60 0.0 256 10.6 0.2 Loading Bay 1 loading area 1 1 100 100 0.1 426 17.7 0.3 First 200 Storage Units 1 units 200 200 1 200 0.1 852 35.5 0.6 Storage Units 201-1350 1 2 units 1150 1,150 0.5 575 0.4 2,449 102.0 1.7 8,735 6.1 37,204 1,550 25.8 Design Criteria:Potable Water Average Day Demands = Sewer Flow x 1.4 per Collier County Design Criteria Potable Max Day Peaking Factor = 1.3 Equivalent Population (EP) = Total Potable Average Daily Demand / 100 gpdpc Potable Peak hour factor is from 10 States Standards (Fig 1, page 10-6) and is based on equivalent population: (18+(EP/1000)^0.5)/(4+(EP/1000)^0.5) Total Average Daily Demand =12,229 GPD 8.5 GPM Max Day Demand =15,898 GPD 11.0 GPM Equivalent Population =122.3 People Peak Hour Factor =4.21861 Peak Hour Demand =51,589 GPD 35.8 GPM Potable Water Demand & Sanitary Sewer Flows for Statement of Utility Provisions Peak Hour FlowUnitNumber of Units Total#Item Sewer Flows WATER DEMAND PROPOSED SEWER FLOWS Basik Storage - PUD Rezone Request Flow Per Unit (GPD) TOTALS Water Demand Commercial Use Warehouse Other Q Grady Minor & Associates, P.A.G:\Engineering\PROJ-ENG\M\MCGBS\Civil\03Design and Permitting\03 Calculations\Utility Calculations\Flow Calcs Rev01 9.A.3.d Packet Pg. 641 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT ǁǁǁ͘ĐŽůůŝĞƌĐŽƵŶƚLJ͘ŐŽǀ (239) 252-2400 FAX: (239) 252-6358 0DUFK Page 7 of 11 Narrative statement: Provide a brief and concise narrative statement and schematic drawing of sewage treatment process to be used as well as a specific statement regarding the method of affluent and sludge disposal. If percolation ponds are to be used, then percolation data and soil involved shall be provided from tests prepared and certified by a professional engineer. __________________________________________________________________________________ __________________________________________________________________________________ __________________________________________________________________________________ Collier County Utility Dedication Statement: If the project is located within the service boundaries of Collier County’s utility service system, a notarized statement shall be provided agreeing to dedicate the water distribution and sewage collection facilities within the project area to the Collier County Utilities. This shall occur upon completion of the construction of these facilities in accordance with all applicable County ordinances in effect at that time. This statement shall also include an agreement that the applicable system development charges and connection fees will be paid to the County Utilities Division prior to the issuance of building permits by the County. If applicable, the statement shall contain an agreement to dedicate the appropriate utility easements for serving the water and sewer systems. __________________________________________________________________________________ __________________________________________________________________________________ __________________________________________________________________________________ Statement of Availability Capacity from other Providers: Unless waived or otherwise provided for at the pre-application meeting, if the project is to receive sewer or potable water services from any provider other than the County, a statement from that provider indicating adequate capacity to serve the project shall be provided. N.A. N.A. 9.A.3.d Packet Pg. 642 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT ǁǁǁ͘ĐŽůůŝĞƌĐŽƵŶƚLJ͘ŐŽǀ (239) 252-2400 FAX: (239) 252-6358 Page 8 of 11 COVENANT OF UNIFIED CONTROL The undersigned do hereby swear or affirm that we are the fee simple titleholders and owners of record of property commonly known as ____________________________________________________ ____________________________________________________ (Street address and City, State and Zip Code) and legally described in Exhibit A attached hereto. The property described herein is the subject of an application for ______________ planned unit development (______________PUD) zoning. We hereby designate___________________, legal representative thereof, as the legal representatives of the property and as such, these individuals are authorized to legally bind all owners of the property in the course of seeking the necessary approvals to develop. This authority includes, but is not limited to, the hiring and authorization of agents to assist in the preparation of applications, plans, surveys, and studies necessary to obtain zoning approval on the site. These representatives will remain the only entity to authorize development activity on the property until such time as a new or amended covenant of unified control is delivered to Collier County. The undersigned recognize the following and will be guided accordingly in the pursuit of development of the project: 1. The property will be developed and used in conformity with the approved master plan including all conditions placed on the development and all commitments agreed to by the applicant in connection with the planned unit development rezoning. 2. The legal representative identified herein is responsible for compliance with all terms, conditions, safeguards, and stipulations made at the time of approval of the master plan, even if the property is subsequently sold in whole or in part, unless and until a new or amended covenant of unified control is delivered to and recorded by Collier County. 3. A departure from the provisions of the approved plans or a failure to comply with any requirements, conditions, or safeguards provided for in the planned unit development process will constitute a violation of the Land Development Code. 4. All terms and conditions of the planned unit development approval will be incorporated into covenants and restrictions which run with the land so as to provide notice to subsequent owners that all development activity within the planned unit development must be consistent with those terms and conditions. 5. So long as this covenant is in force, Collier County can, upon the discovery of noncompliance with the terms, safeguards, and conditions of the planned unit development, seek equitable relief as necessary to compel compliance. The County will not issue permits, certificates, or licenses to occupy or use any part of the planned unit development and the County may stop ongoing construction activity until the project is brought into compliance with all terms, conditions and safeguards of the planned unit development. ___________________________________ Owner ___________________________________ Printed Name ___________________________________ Owner ____________________________________ Printed Name STATE OF FLORIDA COUNTY OF COLLIER dŚĞĨŽƌĞŐŽŝŶŐŝŶƐƚƌƵŵĞŶƚǁĂƐĂĐŬŶŽǁůĞŐĞĚďĞĨŽƌĞŵĞďLJŵĞĂŶƐŽĨ ƉŚLJƐŝĐĂůƉƌĞƐĞŶĐĞŽƌŽŶůŝŶĞŶŽƚĂƌŝnjĂƚŝŽŶƚŚŝƐͺͺͺͺ ĚĂLJŽĨͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺ͕ϮϬͺͺͺ͕ďLJ;ƉƌŝŶƚĞĚŶĂŵĞŽĨŽǁŶĞƌŽƌƋƵĂůŝĨŝĞƌͿͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺ ^ƵĐŚƉĞƌƐŽŶ;ƐͿEŽƚĂƌLJWƵďůŝĐŵƵƐƚĐŚĞĐŬĂƉƉůŝĐĂďůĞďŽdž͗ ƌĞƉĞƌƐŽŶĂůůLJŬŶŽǁŶƚŽŵĞ ,ĂƐƉƌŽĚƵĐĞĚĂĐƵƌƌĞŶƚĚƌŝǀĞƌƐůŝĐĞŶƐĞͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺ ,ĂƐƉƌŽĚƵĐĞĚͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺĂƐŝĚĞŶƚŝĨŝĐĂƚŝŽŶ͘ EŽƚĂƌLJ^ŝŐŶĂƚƵƌĞ͗ͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺ DĂƌĐŚϰ͕ϮϬϮϬ Notary ^ĞĂů 9.A.3.d Packet Pg. 643 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT ǁǁǁ͘ĐŽůůŝĞƌĐŽƵŶƚLJ͘ŐŽǀ (239) 252-2400 FAX: (239) 252-6358 0DUFK Page 9 of 11 Final Submittal Requirement Checklist for: PUD Rezone- Ch. 3 G. 1 of the Administrative Code Amendment to PUD- Ch. 3 G. 2 of the Administrative Code PUD to PUD Rezone- Ch. 3 G. 1 of the Administrative Code The following Submittal Requirement checklist is to be utilized during the Pre-Application Meeting and at time of application submittal. At final submittal, the checklist is to be completed and submitted with an up-to-date application. Please provide the submittal items in the exact order listed below, with cover sheets attached to each section. Incomplete submittals will not be accepted. A Model PUD Document is available online at http://www.colliercountyfl.gov/Home/ShowDocument?id=76983. REQUIREMENTS # OF COPIES REQUIRED NOT REQUIRED Cover Letter with Narrative Statement including a detailed description of why amendment is necessary 1 Completed Application with required attachments (download latest version) 1 Pre-application meeting notes 1 Affidavit of Authorization, signed and notarized 1 Property Ownership Disclosure Form 1 Notarized and completed Covenant of Unified Control 1 Completed Addressing Checklist 1 Warranty Deed(s) 1 List Identifying Owner and all parties of corporation 1 Signed and sealed Boundary Survey 1 Architectural Rendering of proposed structures 1 Current Aerial Photographs (available from Property Appraiser) with project boundary and, if vegetated, FLUCFCS Codes with legend included on aerial. 1 Statement of Utility Provisions 1 Environmental Data Requirements pursuant to LDC section 3.08.00 1 Environmental Data Requirements collated into a single Environmental Impact Statement (EIS) packet at time of public hearings. Coordinate with project planner at time of public hearings. Listed or Protected Species survey, less than 12 months old. Include copies of previous surveys. 1 Traffic Impact Study 1 Historical Survey 1 School Impact Analysis Application, if applicable 1 Electronic copy of all required documents 1 Completed Exhibits A-F (see below for additional information)+ List of requested deviations from the LDC with justification for each (this document is separate from Exhibit E) Checklist continues on next page X X X X X X X X X X X X X X X X X 9.A.3.d Packet Pg. 644 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT ǁǁǁ͘ĐŽůůŝĞƌĐŽƵŶƚLJ͘ŐŽǀ (239) 252-2400 FAX: (239) 252-6358 0DUFKPage 10 of 11 Revised Conceptual Master Site Plan 24” x 36”and One 8 ½” x 11” copy Original PUD document/ordinance, and Master Plan 24” x 36” – Only if Amending the PUD Revised PUD document with changes crossed thru & underlined 1 Copy of Official Interpretation and/or Zoning Verification 1 *If located in Immokalee or seeking affordable housing, include an additional set of each submittal requirement +The following exhibits are to be completed on a separate document and attached to the application packet: Exhibit A: List of Permitted Uses Exhibit B: Development Standards Exhibit C: Master Plan- See Chapter 3 E. 1. of the Administrative Code Exhibit D: Legal Description Exhibit E: List of Requested LDC Deviations and justification for each Exhibit F: List of Development Commitments If located in RFMU (Rural Fringe Mixed Use) Receiving Land Areas Pursuant to LDC subsection 2.03.08.A.2.a.2.(b.)i.c., the applicant must contact the Florida Forest Service at 239- 690-3500 for information regarding “Wildfire Mitigation & Prevention Plan.” PLANNERS – INDICATE IF THE PETITION NEEDS TO BE ROUTED TO THE FOLLOWING REVIEWERS: School District (Residential Components): Amy Lockheart Conservancy of SWFL: Nichole Johnson Utilities Engineering: Eric Fey Parks and Recreation: Barry Williams (Director) Emergency Management: Dan Summers Immokalee Water/Sewer District: City of Naples: Robin Singer, Planning Director Other: City of Naples Utilities Other: ASSOCIATED FEES FOR APPLICATION Pre-Application Meeting: $500.00 PUD Rezone:$10,000.00* plus $25.00 an acre or fraction of an acre PUD to PUD Rezone:$8,000.00* plus $25.00 an acre or fraction of an acre PUD Amendment:$6,000.00* plus $25.00 an acre or fraction of an acre Comprehensive Planning Consistency Review:$2,250.00 Environmental Data Requirements-EIS Packet (submittal determined at pre-application meeting):$2,500.00 Listed or Protected Species Review (when an EIS is not required):$1,000.00 Transportation Review Fees: o Methodology Review: $500.00 *Additional fees to be determined at Methodology Meeting. o Minor Study Review: $750.00 o Major Study Review $1,500.00 X X X X 9.A.3.d Packet Pg. 645 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 0DUFKPage 11 of 11 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT ǁǁǁ͘ĐŽůůŝĞƌĐŽƵŶƚLJ͘ŐŽǀ Legal Advertising Fees: o CCPC: $1,125.00 o BCC: $500.00 School Concurrency Fee, if applicable: o Mitigation Fees, if application, to be determined by the School District in coordination with the County Fire Code Plans Review Fees are not listed, but are collected at the time of application submission and those fees are set forth by the Authority having jurisdiction. The Land Development Code requires Neighborhood Notification mailers for Applications headed to hearing, and this fee is collected prior to hearing. All checks payable to: Board of County Commissioners. As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is included in this submittal package. I understand that failure to include all necessary submittal information may result in the delay of processing this petition. *Additional fee for the 5th and subsequent re-submittal will be accessed at 20% of the original fee. ___________________________________ _____________ Signature of Petitioner or Agent Date ___________________________________ Printed named of signing party ional fee for the 5 and subsequent re-submit ________________________________________________________________ o o D. Wayne Arnold, AICP March 29, 2022 9.A.3.d Packet Pg. 646 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) Basik Drive Storage CPUD (PL20210000046) Evaluation Criteria April 25, 2022 Page 1 of 7 MCGBS Evaluation Criteria-r1.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code, staff’s analysis and recommendation to the Planning Commission, and the Planning Commission’s recommendation to the Board of County Commissioners shall be based upon consideration of the applicable criteria. Narrative Statement Describing Request This application proposes to rezone 13.87± acres from C-4 General Commercial and (RFMUO- RECEIVING) and A, Agricultural (RFMUO-RECEIVING) to Basik Drive Storage Commercial Planned Unit Development (CPUD) to allow Recreational Vehicle (RV), boat, automobile, outdoor covered storage, and indoor self-storage facility as well as other C-4 uses in apportion of the property. The currently C-4 zoned portion of the property has been developed with a retail and indoor self-storage building (CU Resolution No. 2018-25) of approximately 86,000 square feet. The applicant intends to enclose additional space within the building, which will create a second story resulting in the potential for the proposed 120,000 maximum square feet of indoor storage space, or up to 50,000 square feet of retail/office commercial space. The agricultural zoned portion of the site has been developed as a parking lot in support of the former retail flea market use. The parking lot received a parking exemption (Resolution No. 07- 332) November 27, 2007. A companion Growth Management Plan amendment for a 9.47± acre portion of the site has been filed to authorize the proposed outdoor covered parking/storage land uses at this location. PUD Rezone Considerations (LDC Section 10.02.13.B) a. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. The subject property is a suitable location for the proposed commercial land uses as a portion of the site is commercially zoned and a portion has been developed as a commercial parking lot. b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Findings 9.A.3.d Packet Pg. 647 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) April 25, 2022 Page 2 of 7 MCGBS Evaluation Criteria-r1.docx and recommendations of this type shall be made only after consultation with the county attorney. The applicant owns and controls all land within the proposed Basik Drive Storage CPUD. c. Conformity of the proposed PUD with the goals, objectives and policies of the Growth Management Plan. (This is to include identifying what Sub-district, policy or other provision allows the requested uses/density, and fully explaining/addressing all criteria or conditions of that Sub-district, policy or other provision.) A companion Plan Amendment to the Future land Use Element of the Comprehensive Plan is pending. The amendment, if approved, would authorize the proposed commercial uses at this location, as required by Policy 5.3 of the Future Land Use Element. Future Land Use Element Policies 5.5 and 5.7 discourage urban sprawl by confining urban intensities to areas designated as Urban on the Future Land Use Map. While the site is not located in the urban area, urban services including water and sanitary sewer exist to serve the existing commercial uses on the property. The properties have been developed to support commercial uses that were deemed consistent with the Future Land Use Element under Policy 5.3. As required by Policy 5.6, the proposed indoor and outdoor covered parking/storage are compatible and complementary to the surrounding land uses. The indoor storage use was previously approved, and the building has been constructed. The outdoor covered parking/storage will be largely shielded from view from U.S. 41 and Trinity Place by the opaque landscape buffer required by the LDC. The covered structures will only be approximately 20 feet tall, which will allow for vehicles such as a motorcoach to be under the covered parking structure. The outdoor covered parking will serve the growing population located in South Naples and provide for vehicle storage not commonly permitted in gated communities. Transportation Element / Capital Improvement Element Policy 1.3 of the Transportation Element and Policy 1.5.A of the Capital Improvement Element establish the level of service standards for arterial and collector roads. The Traffic Impact Statement prepared in support of the PUD rezone concludes that there are no level of service standards existing or anticipated as a result of the project. Potable Water Sub-Element 9.A.3.d Packet Pg. 648 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) April 25, 2022 Page 3 of 7 MCGBS Evaluation Criteria-r1.docx Policy 3.1 and 3.2 of the Potable Water Sub-Element and Policy 1.5 Subsection D in the Capital Improvement Element provide the level of service standard for which developments must demonstrate adequate capacity exits at the time of SDP approval. There are no existing or anticipated capacity issues with regard to potable water systems. Wastewater Treatment Sub-Element Policy 2.1 of the Wastewater Treatment Sub-Element and Policy 1.5 Subsection E in the Capital Improvement Element establishes the level of service standard for wastewater treatment. There are no existing or anticipated wastewater treatment deficiencies; therefore, the project is consistent with the Capital Improvement Element. Conservation and Coastal Management Element The site is developed and there is no native vegetation existing on the property. Policy 6.1.1 requires preservation of native vegetation based on a percentage of the native vegetation existing on-site. this site was previously cleared and utilized for agricultural purposes before the property was improved with the existing lake and parking lot. The native vegetation existing on-site today consists of trees and shrubs which were planted as landscape materials. Objective 7.1 and related policies direct incompatible land uses away from listed animal species and their habitats. This property is located in the RFMU-Neutral lands and is not one of the identified areas affected by Objective 7.1 and the related implementing policies (i.e. Conservation Designation, ACSC, NRPA’s or Sending Lands). d. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. The conceptual PUD Master Plan identifies buffers, which will meet buffer requirements per the LDC. e. The adequacy of usable open space areas in existence and as proposed to serve the development. The Basik Drive Storage CPUD Master Plan identifies open space, which meets or exceeds the Land Development Code (LDC) requirements for open space for commercial development. f. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. The project is subject to concurrency and adequate infrastructure must be in place to support future development on the site. No deficiencies have been identified. 9.A.3.d Packet Pg. 649 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) April 25, 2022 Page 4 of 7 MCGBS Evaluation Criteria-r1.docx g. The ability of the subject property and of surrounding areas to accommodate expansion. Expansion of the CPUD boundary is not anticipated. All contiguous properties under control of the applicant are included in the PUD. h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications of justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. The CPUD rezone proposes commercial land uses and meets criteria for PUD rezonings as outlined in the LDC and subject to approval of the companion small-scale plan amendment. LDC Section 10.02.08 F - Requirements for Amendments to the Official Zoning Atlas F. Nature of requirements of Planning Commission report. When pertaining to the rezoning of land, the report and recommendations of the Planning Commission to the Board of County Commissioners required in LDC section 10.02.08 E shall show that the Planning Commission has studied and considered the proposed change in relation to the following findings, when applicable: 1. Whether the proposed change will be consistent with the goals, objectives, and policies and future land use map and the elements of the Growth Management Plan. The proposed change is consistent with the pending companion small-scale amendment which would authorize the commercial land uses. 2. The existing land use pattern. Property located to the north is designated TTRVC (RFMUO-RECEIVING) and A (RFMUO-RECEIVING). The TTRVC zoned property is currently used for outdoor boat, trailer and RV storage and the Agricultural zoned property is developed with a single-family residence and is utilized as a motor freight trucking company operating as WALO Trucking. The property located to the east is designated A (RFMUO- RECEIVING), which is developed with single-family residences and the Links of Naples lighted golf course. Tamiami Trail East (U.S. 41) ROW is adjacent to the south side of the PUD. South of Tamiami Trail East is the Fiddlers Creek PUD (RFMUO- NEUTRAL) which is currently undeveloped residential and A (RFMUO-NEUTRAL) zoned property which is developed with a single-family residence and horse farm. To the west is C-5 (RFMUO-RECEIVING) designated property, which has been developed and utilized as and sand and stone sales yard. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. 9.A.3.d Packet Pg. 650 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) April 25, 2022 Page 5 of 7 MCGBS Evaluation Criteria-r1.docx Rezoning the property to a PUD does not create an isolated district. The property is of sufficient size to meet the criteria for a PUD rezoning. The PUD rezoning is logical as the property will be developed with a variety of non-residential uses and specific uses and development standards need to be identified. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The existing Agricultural zoning and overlay does not permit commercial uses proposed to be developed on the property. The rezoning is required in order to develop the proposed commercial uses. 5. Whether changed or changing conditions make the passage of the proposed amendment necessary. The proposed uses are consistent with the pending companion comprehensive plan amendment. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The addition of commercial land uses will not adversely affect living conditions in the area. Adequate buffering is proposed for the project. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. The traffic analysis prepared in support of the CPUD rezone demonstrates that U.S. 41 will continue to operate at acceptable levels of service. 8. Whether the proposed change will create a drainage problem. All proposed improvements have been reviewed by the SFWMD as part of an environmental resource permit, which includes a review of the surface water management system to ensure compliance with approved discharge rates for this drainage basin. The existing surface water management system is consistent with the existing ERP. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. The changes will have no impact to light or air to adjacent areas. 9.A.3.d Packet Pg. 651 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) April 25, 2022 Page 6 of 7 MCGBS Evaluation Criteria-r1.docx 10. Whether the proposed change will adversely affect property values in the adjacent area. The proposed change should have no impact on property values on adjacent property. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The proposed addition of commercial land uses at this location will not be a detriment to improvement or development of adjacent properties. The site has been previously developed with retail and indoor self-storage uses. The portion of the PUD in which covered outdoor parking is proposed has been utilized as a commercial parking lot with no detriment to nearby property. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. All property owners have the right to propose changes that are consistent with the Growth Management Plan. No special privileges are granted by this change. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The existing zoning does not permit the proposed commercial land uses on the Agricultural zoned parcel; therefore, a CPUD rezone is necessary. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. A needs analysis was prepared for the pending companion plan amendment. That analysis concluded there is demand at this location for the proposed commercial intensity. 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. It is not impossible to find other adequate sites in Collier County for this CPUD; however, this part of Collier County is underserved with commercial land uses. 16. The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. 9.A.3.d Packet Pg. 652 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) April 25, 2022 Page 7 of 7 MCGBS Evaluation Criteria-r1.docx There are no unique features of the property. Redevelopment will not require site clearing and filling. Open space will be provided as required under the Growth Management Plan and LDC. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code ch. 106, art. II], as amended. There are no deficiencies anticipated with development of this use. 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare. The CPUD contains development standards and commitments, which will insure the protection of the public health, safety and welfare. 9.A.3.d Packet Pg. 653 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 654 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 655 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 656 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 657 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 658 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 659 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 660 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 661 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 662 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 663 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 664 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 665 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 666 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 667 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 668 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 669 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 670 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 671 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 672 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Created 9/28/2017 Page 1 of 3 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 N.A. 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 GSI Naples 220 Basik Drive, LLC, a Foreign Limited Liability Company 6805 Morrison Blvd, Suite 250, Charlotte, NC 28211 100 Ryan Hanks, President 100 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 N.A. 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 % of Ownership N.A. PROPERTY OWNERSHIP DISCLOSURE FORM 9.A.3.d Packet Pg. 673 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Created 9/28/2017 Page 2 of 3 e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners: Name and Address % of Ownership N.A. Date of Contract: f. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership, or trust: Name and Address N.A. g. Date subject property acquired 2021 Leased: Term of lease years /months If, Petitioner has option to buy, indicate the following: Date of option: 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. AFFIRM PROPERTY OWNERSHIP INFORMATION 9.A.3.d Packet Pg. 674 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Created 9/28/2017 Page 3 of 3 The completed application, all required submittal materials, and fees shall be submitted to: Growth Management Department ATTN: Business Center 2800 North Horseshoe Drive Naples, FL 34104 June 2, 2022 Agent/Owner Signature Date D. Wayne Arnold, AICP Agent/Owner Name (please print) 9.A.3.d Packet Pg. 675 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 676 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 677 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX (239) 252-5724 ADDRESSING CHECKLIST Please complete the following and email to GMD_Addressing@colliergov.net or fax to the Operations Division at 239-252-5724 or submit in person to the Addressing Section at the above address. Form must be signed by Addressing personnel prior to pre-application meeting, please allow 3 days for processing. Not all items will apply to every project. Items in bold type are required. FOLIO NUMBERS MUST BE PROVIDED. Forms older than 6 months will require additional review and approval by the Addressing Section. PETITION TYPE (Indicate type below, complete a separate Addressing Checklist for each Petition type) BL (Blasting Permit) BD (Boat Dock Extension) Carnival/Circus Permit CU (Conditional Use) EXP (Excavation Permit) FP (Final Plat LLA (Lot Line Adjustment) PNC (Project Name Change) PPL (Plans & Plat Review) PSP (Preliminary Subdivision Plat) PUD Rezone RZ (Standard Rezone) SDP (Site Development Plan) SDPA (SDP Amendment) SDPI (Insubstantial Change to SDP) SIP (Site Im provement Plan) SIPI (Insubstantial Change to SIP) SNR (Street Name Change) SNC (Street Name Change – Unplatted) TDR (Transfer of Development Rights) VA (Variance) VRP (Vegetation Removal Permit) VRSFP (Vegetation Removal & Site Fill Permit) OTHER LEGAL DESCRIPT ION of subject property or properties (copy of lengthy description may be attached) FOLIO (Property ID) NUMBER(s) of above (attach to, or associate with, legal description if more than one) STREET ADDRESS or ADDRESSES (as applicable, if already assigned) PROPOSED STREET NAMES (if applicable) SITE DEVELOPMENT PLAN NUMBER (for existing projects/sites only) LOCATION MAP must be attached showing exact location of project/site in relation to nearest public road right- of-way PROPOSED PROJECT NAME (if applicable) SDP - or AR or PL # SURVEY (copy - needed only for unplatted properties) CURRENT PROJECT NAME (if applicable) Rev. 6/9/2017 Page 1 of 2 name not yet approved 9.A.3.d Packet Pg. 678 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ))n S17 & 18, T51, R27 00761680002 and 00763880305 220 Basik Drive N.A. Basik Drive Storage Commercial Planned Unit Development COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX (239) 252-5724 Please Return Approved Checklist By: Email Personally picked up Applicant Name: Signature on Addressing Checklist does not constitute Project and/or Street Name approval and is subject to further review by the Operations Division. FOR STAFF USE ONLY Folio Number Folio Number Folio Number Folio Number Folio Number Folio Number Approved by: Date: Updated by: Date: IF OLDER THAN 6 MONTHS, FORM MUST BE UPDATED OR NEW FORM SUBMITTED Fax Email/Fax:Phone: Project or development names proposed for, or already appearing in, condominium documents (if application; indicate whether proposed or existing) Rev. 6/9/2017 Page 2 of 2 00761680002 and 00763880305 11/18/2021 9.A.3.d Packet Pg. 679 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ))n Sharon Umpenhour 239-947-1144 sumpenhour@gradyminor.com $ 0 $ 0 $ 8,150,000 $ 2,800,000 $ 1,001,000 $ 662,500 $ 100,000 $ 0 $ 0 $ 0 $ 916,199 $ 113,535 $ 1,029,734 $ 644,424 $ 385,310 $ 1,029,734 $ 385,310 Collier County Property AppraiserProperty Summary Parcel No 00761680002 SiteAddress*Disclaimer Site City NAPLES Site Zone*Note 34114 Name / Address GSI NAPLES 220 BASIK DRIVE LLC 6805 MORRISON BLVD SUITE 250 City CHARLOTTE State NC Zip 28211 Map No.Strap No. Section Township Range Acres *Estimated 6C17 000100 044 6C17 17 51 27 10.17 Legal 17 51 27 BEG SW CNR SEC 17, N 1517.2FT TO CONC MON N R/W HWY 41 BEINGPOB, SE 512.45FT, NE 402.6FT, N 497.03FT, W 657.56FT, S TO POB, LESS E30FTR/W 4.77 AC OR 1707 PG 473 & OR 1769 PG 305 Millage Area 223 Millage Rates *Calculations Sub./Condo 100 - ACREAGE HEADER School Other Total Use Code 28 - PARKING LOTS, MOBILE HOME PARKS 4.889 6.5293 11.4183 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 05/06/21 5944-2376 01/19/21 5883-2018 01/19/21 5883-2014 03/23/15 5132-3098 07/13/11 4704-2357 06/01/07 4238-2953 04/15/99 2535-1583 04/15/99 2535-1581 11/01/92 1769-305 04/01/92 1707-473 2021 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value (=) Market Value (-) 10% Cap (=) Assessed Value (=) School Taxable Value (=) Taxable Value If all Values shown above equal 0 this parcel was created after theFinal Tax Roll 9.A.3.d Packet Pg. 680 9.A.3.d Packet Pg. 681 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) $ 0 $ 0 $ 8,150,000 $ 2,800,000 $ 1,001,000 $ 0 $ 0 $ 0 $ 0 $ 662,500 $ 0 $ 300,000 $ 562,332 $ 4,283,419 $ 4,845,751 $ 1,794,356 $ 3,051,395 $ 4,845,751 $ 3,051,395 Collier County Property AppraiserProperty Summary Parcel No 00763880305 SiteAddress*Disclaimer 220 BASIKDR Site City NAPLES Site Zone*Note 34114 Name / Address GSI NAPLES 220 BASIK DRIVE INC 6805 MORRISON BLVD SUITE 250 City CHARLOTTE State NC Zip 28211 Map No.Strap No. Section Township Range Acres *Estimated 6C18 000100 017 6C18 18 51 27 4.78 Legal 18 51 27 UNREC'D PARCEL A IN E1/2 OF E1/2 OF E1/2 BEING DESCRIBED IN OR2493 PG 580 AND A 15FT WIDE STRIP AS DESC IN OR 4112 PG 3442 Millage Area 223 Millage Rates *Calculations Sub./Condo 100 - ACREAGE HEADER School Other Total Use Code 11 - STORES, ONE STORY 4.889 6.5293 11.4183 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 05/06/21 5944-2376 01/19/21 5883-2018 01/19/21 5883-2014 03/23/15 5132-3098 07/13/11 4704-2357 06/01/07 4237-2965 06/01/07 4237-2962 06/01/07 4237-2959 06/01/07 4237-2955 06/01/07 4237-2950 06/01/07 4237-2944 12/18/98 2493-580 2021 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value (=) Market Value (-) 10% Cap (=) Assessed Value (=) School Taxable Value (=) Taxable Value If all Values shown above equal 0 this parcel was created after theFinal Tax Roll 9.A.3.d Packet Pg. 682 9.A.3.d Packet Pg. 683 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 684 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 685 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 686 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 687 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 29 DECEMBER 2020DRAWN BY:CHECKED BY:JOB CODE:SCALE:DATE:FILE:SHEET:20-193-ALTA.001GradyMinorCivil Engineers●Land Surveyors●Planners●Landscape ArchitectsCert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266 Bonita Springs: 239.947.1144Fort Myers: 239.690.43801" = 50'TJDAH1 of 1220 BASIK DRNAPLES FL 34114LYING INSECTIONS 17 & 18, TOWNSHIP 51 SOUTH, RANGE 27 EASTCOLLIER COUNTY, FLORIDAPROPERTY DESCRIPTIONLEGENDNOTES:N 54°19'26" W451.53'N 54°20'50" W482.45'CURVE TABLECERTIFIED TO:VICINITY MAPALTA / NSPS LAND TITLE SURVEYSCHEDULE B-II EXCEPTIONSZONING INFORMATION This item has been digitally signed and sealed by Timothy Jon DeVries, P.S.M. on the date adjacent to the seal using a SHA authentication code. Printed copies of this document are not considered signed and sealed and the SHA authentication code must be verified on any electronics copies. Digitally signed by Timothy J. DeVries, PSM Date: 2022.04.14 09:01:27 -04'00'9.A.3.dPacket Pg. 688Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 689 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 690 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.dPacket Pg. 691Attachment: Att C - 9.A.3.d Packet Pg. 692 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 693 9.A.3.d Packet Pg. 694 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 695 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 696 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 697 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 698 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 699 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 700 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 701 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 702 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 703 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.dPacket Pg. 704 9.A.3.d Packet Pg. 705 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 706 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 707 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 708 9.A.3.dPacket Pg. 709 9.A.3.d Packet Pg. 710 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.dPacket Pg. 711 9.A.3.dPacket Pg. 712 9.A.3.d Packet Pg. 713 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 714 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 715 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 716 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 717 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 718 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 719 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.d Packet Pg. 720 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.dPacket Pg. 721 9.A.3.dPacket Pg. 722 9.A.3.dPacket Pg. 723 9.A.3.d Packet Pg. 724 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) Basik Drive Storage CPUD (PL20210000046) Deviation Justification September 12, 2022 Page 1 of 1 Deviation Justification-r3.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com 1.Deviation #1 requests relief from LDC Section 4.06.02.C.4, “Types of buffers”, which requires projects having a ROW greater than 99 feet in width to provide a 15’ wide Type D buffer, to instead allow for the buffer to be less than the required width where the existing building and other impervious areas are located the project buffer for Tract A along U.S. 41 to be a meandering Type D buffer and to permit portions of the buffer to be 0 feet where the existing building and underground utility improvements exist. The meandering buffer will be supplemented with the otherwise required buffer plant materials in those areas void of building and utility easements so there is no net loss of required buffer plantings. Justification: This deviation is warranted due to the fact that Tract A has been previously developed with retail and indoor self-storage buildings and portions of the existing buildings have been constructed to what is now the current ROW line of U.S. 41. This area has underground utility easements which further preclude the typical LDC buffer to be installed. 9.A.3.d Packet Pg. 725 Attachment: Att C - Application and Supporting Documents (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) EXISTING BUILDING: 107,191 S.F. BUILDING NO. 1 FFE: 10.5' NAVD (EXISTING)TRINITY PLBASIK DRIVE(PRIVATE ROAD)EXISTING BUILDING: 107,191 S.F. BUILDING NO. 1 FFE: 10.5' NAVD (EXISTING) EXISTING BUILDING: 107,191 S.F. BUILDING NO. 1 FFE: 10.5' NAVD (EXISTING) EXISTING BUILDING: 107,191 S.F. BUILDING NO. 1 FFE: 10.5' NAVD (EXISTING)TRINITY PLBASIK DRIVE(PRIVATE ROAD)EXISTING BUILDING: 107,191 S.F. BUILDING NO. 1 FFE: 10.5' NAVD (EXISTING) T A M I A M I T R A I L (P U B L I C R O W ) GradyMinor Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266 Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, Florida 34134 Bonita Springs: 239.947.1144 ZZZ.GradyMinor.coP Fort Myers: 239.690.4380 9.A.3.d Packet Pg. 726 EXISTING BUILDING: 107,191 S.F. BUILDING NO. 1 FFE: 10.5' NAVD (EXISTING) EXISTING BUILDING: 107,191 S.F. BUILDING NO. 1 FFE: 10.5' NAVD (EXISTING) EXISTING BUILDING: 107,191 S.F. BUILDING NO. 1 FFE: 10.5' NAVD (EXISTING) EXISTING BUILDING: 107,191 S.F. BUILDING NO. 1 FFE: 10.5' NAVD (EXISTING)TRINITY PLBASIK DRIVE(PRIVATE ROAD)EXISTING BUILDING: 107,191 S.F. BUILDING NO. 1 FFE: 10.5' NAVD (EXISTING) T A M I A M I T R A I L (P U B L I C R O W ) GradyMinor Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266 Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, Florida 34134 Bonita Springs: 239.947.1144 ZZZ.GradyMinor.coP Fort Myers: 239.690.4380 9.A.3.d Packet Pg. 727 9.A.3.e Packet Pg. 728 Attachment: Att D - NIM docs (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375 3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266 Bonita Springs, FL 34134 www.gradyminor.com Project Location NEIGHBORHOOD INFORMATION MEETING PETITIONS: PL20210000045 – Basik Drive Storage Commercial Subdistrict and PL20210000046 – Basik Drive Storage CPUD Rezone In compliance with the Collier County Land Development Code (LDC) requirements, a neighborhood meeting hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, P.A. and Richard D. Yovanovich, Esq., of Coleman, Yovanovich & Koester, P.A., representing GSI Naples 220 Basik Drive, LLC (Applicant) will be held March 16, 2022, 5:30 pm at South Regional Library, Meeting Room A, 8065 Lely Cultural Parkway, Naples, FL 34113. GSI Naples 220 Basik Drive, LLC has submitted formal applications to Collier County, seeking approval of a Small‐Scale Growth Management Plan Amendment (GMPA) and Planned Unit Development rezone (PUDZ). The plan amendment proposes to modify the Future Land Use Element to create a new Subdistrict and map designation for a portion of the proposed Basik Drive Storage Commercial Planned Unit Development (CPUD) to allow Recreational Vehicle (RV), boat, automobile and outdoor storage. The CPUD rezone proposes to rezone the property from the C‐4 (RFMUO‐RECEIVING) and A (RFMUO‐RECEIVING) to the Basik Drive Storage CPUD Zoning District to allow Recreational Vehicle (RV), boat, automobile, outdoor covered storage, and a maximum of 120,000 maximum square feet of indoor storage space, or up to 50,000 square feet of retail/office commercial space. The GMPA subject property (Basik Drive Storage Commercial Subdistrict) is comprised of 9.47± acres and is located within the proposed Basik Drive Storage CPUD. The PUDZ subject property (Basik Drive Storage CPUD) is comprised of 13.87± acres, located at the northeast corner of Tamiami Trail East and Basik Drive in Section 17 & 18, Township 51 South, Range 27 East, Collier County, Florida. If you have questions or comments, contact Sharon Umpenhour with GradyMinor by email: sumpenhour@gradyminor.com or phone: 239‐947‐1144. For project information or to register to participate remotely* go to, gradyminor.com/Planning. Any information provided is subject to change until final approval by the governing authority. The Neighborhood Information Meeting is for informational purposes, it is not a public hearing. *Remote participation is provided as a courtesy and is at the user’s risk. The applicant and GradyMinor are not responsible for technical issues. The Collier County Public Library does not sponsor or endorse this program. 9.A.3.e Packet Pg. 729 Attachment: Att D - NIM docs (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 1NAME1 NAME2 NAME3 NAME4 NAME5 NAME6 LEGAL1 LEGAL2 LEGAL3 LEGAL4 FOLIO ADDRESSTYPEAHERN, JAMES 8982 SHENENDOAH CIRCLENAPLES, FL 34113---0 NAPLES BIG CYPRESS INDUSTRIAL PARK A CONDOMINIUM UNIT 20761510001143 UASHER, FREDERICK & NORMA 8917 LELY ISLAND CIRNAPLES, FL 34113---2613 NAPLES BIG CYPRESS INDUSTRIAL PARK A CONDOMINIUM UNIT 40561510001680 UBARAJAS, RAFAEL 11321 TRINITY PLNAPLES, FL 34114---0 17 51 27 BEGIN NW CNR SECT 17, E 661.5FT, S 2034.15FT TO POB, W 662.45FT, S 330FT, E 662.69FT, N 330FT TO POB, 00761080000 UBARBIERI WADE LLC 3935 TREASUE COVE CIRCLENAPLES, FL 34114---0 NAPLES BIG CYPRESS INDUSTRIAL PARK A CONDOMINIUM UNIT 30261510001208 UBARBIERI WADE LLC 3935 TREASURE COVE CIRCLENAPLES, FL 34114---0 NAPLES BIG CYPRESS INDUSTRIAL PARK A CONDOMINIUM UNIT 30361510001224 UBARBIERI WADE LLC 3935 TREASURE COVE CIRCLENAPLES, FL 34114---0 NAPLES BIG CYPRESS INDUSTRIAL PARK A CONDOMINIUM UNIT 301661510001486 UBARBIERI WADE LLC 3935 TREASURE COVE CIRCLENAPLES, FL 34114---0 NAPLES BIG CYPRESS INDUSTRIAL PARK A CONDOMINIUM UNIT 301761510001509 UBEIFUS JR, ANDREW BARBARA B DRAYTON 81 BROOKLAWN DRIVE MORRIS PLAINS, NJ 07950---0 18 51 27 W2/3 OF THE FOLL: THAT PORTION OF W1/2 OF W1/2 OF E1/2 OF E1/2 LYING N OF US 41 15.36 AC OR 977 PG 00763320001 UBENITO, KEVIN G 11380 TRINITY PLNAPLES, FL 34114---0 17 51 27 S1/2 OF SE1/4 OF SW1/4 OF NW1/4, LESS W 30FT R/W 4.77 AC 00761280004 UBOUCHARD, ARISTID M & SAUNDRA PO BOX 1129SYKESVILLE, MD 21784---1129 NAPLES BIG CYPRESS INDUSTRIAL PARK A CONDOMINIUM UNIT 20461510001088 UBOULDER WEST APTS #9 LLC PO BOX 1341 4 DARK HORSE DR W YELLOWSTONE, MT 59758---0 NBC HIDEOUT CONDOMINIUM BLDG 6 UNIT 463800855081 UCEMEX CONSTRCTN MALT FL LLC ATTN: SHARED SERVICES-AFS 1501 BELVEDERE RD WEST PALM BEACH, FL 33406---1501 18 51 27 FROM NE CNR SEC 18 W657.37FT, S2441.18FT POB, S398.5FT, N89 DEG W 327.79FT, N398.5FT, S89 DEG E 327.90FT 00763800000 UCEMEX CONSTRUCTION MATERIALS FLORIDA LLC ATTN: SHARED SERVICES-AFS 1501 BELVEDERE RD WEST PALM BEACH, FL 33406---1501 18 51 27 E1/3 OF FOLL: THAT PORTION OF W1/2 OF W1/2 OF E1/2 OF E1/2 LYING N OF US 41 7.76 AC OR 1882 PG 1849 00763840002 UCOLLIER CNTY TRANSPORTATION RIGHT-OF-WAY 2885 HORSESHOE DRIVE S NAPLES, FL 34104---0 18 51 27 PROP COUNTY RD DESC IN OR 1342 PG 2059 1.55 AC00763520102 UCURRENTS CDD 2301 NORTHEAST 37TH STFORT LAUDERDALE, FL 33308---0 BELLA TESORO AN ESPLANADE COMMUNITY PH 1 THE PORTION OF TRACT F3 DESC IN OR 5684 PG 3870 23896802729 UCURRENTS CDD 2301 NORTHEAST 37TH STFORT LAUDERDALE, FL 33308---0 BELLA TESORO AN ESPLANADE COMMUNITY PH 1 TRACT P123896803362 UDAME, SCOTT & SANDRA 11560 TRINITY PLNAPLES, FL 34114---8566 17 51 27 COM W SEC LI & NELY R/W US41, SELY ALG NELY R/W LI 512.45 FT, NELY 402.6FT TO POB N 497.03FT, ELY 664FT, S 497FT 00760080001 UDICKENS, RORY & JANET E 530 S COLLIER BLVD #1103MARCO ISLAND, FL 34145---0 NAPLES BIG CYPRESS INDUSTRIAL PARK A CONDOMINIUM UNIT 20861510001169 UDJP LAND TRUST 873 3RD ST SNAPLES, FL 34102---0 18 51 27 UNREC'D PARCEL B IN E1/2 OF E1/2 OF E1/2 BEING DESCRIBED IN OR 2493 PG 580, LESS THAT PORTION NKA NAPLES 00763880402 UDONAHUE, MICHAEL 95 CALDWELL FARM ROADBYFIELD, MA 01922---0 NAPLES BIG CYPRESS INDUSTRIAL PARK A CONDOMINIUM UNIT 30161510001185 UG W FISHELL PAINTING INC PO BOX 223MARCO ISLAND, FL 34146---223 NAPLES BIG CYPRESS INDUSTRIAL PARK A CONDOMINIUM UNIT 40461510001664 UGARCIA, MINERVA 11431 TRINITY PLNAPLES, FL 34114---8567 17 51 27 N1/2 OF NW1/4 OF NW1/4 OF SW1/4 LESS E 30FT, AND S1/2 OF NW1/4 OF NW1/4 OF SW1/4 LESS E 30FT 00762360004 UGIBSON FAMILY TRUST 8800 MUSTANG ISLAND CIRNAPLES, FL 34113---0 NBC HIDEOUT CONDOMINIUM BLDG 6 UNIT 663800855120 UGSI NAPLES 220 BASIK DRIVE INC 6805 MORRISON BLVD SUITE 250 CHARLOTTE, NC 28211---0 18 51 27 UNREC'D PARCEL A IN E1/2 OF E1/2 OF E1/2 BEING DESCRIBED IN OR 2493 PG 580 AND A 15FT WIDE STRIP AS DESC 00763880305 UGSI NAPLES 220 BASIK DRIVE LLC 6805 MORRISON BLVD SUITE 250 CHARLOTTE, NC 28211---0 17 51 27 BEG SW CNR SEC 17, N 1517.2FT TO CONC MON N R/W HWY 41 BEING POB, SE 512.45FT, NE 402.6FT, N 00761680002 UHABITAT FOR HUMANITY OF COLLIER COUNTY 11145 TAMIAMI TRL E NAPLES, FL 34113---7753 NAPLES BIG CYPRESS INDUSTRIAL PARK A CONDOMINIUM UNIT 40161510001606 UHABITAT FOR HUMANITY OF COLLIER COUNTY INC 11145 TAMIAMI TRL E NAPLES, FL 34113---0 17 51 27 E1/2 OF NW1/400760360006 UHERBERT & LINDA MATHEWS 2017 JOINT REVOCABLE TRUST 3927 TREASURE COVE CIR NAPLES, FL 34114---0 NAPLES BIG CYPRESS INDUSTRIAL PARK A CONDOMINIUM UNIT 30761510001305 UHERBERT & LINDA MATHEWS 2017 JOINT REVOCABLE TRUST 3927 TREASURE COVE CIR NAPLES, FL 34114---0 NAPLES BIG CYPRESS INDUSTRIAL PARK A CONDOMINIUM UNIT 30861510001321 UHERBERT & LINDA MATHEWS 2017 JOINT REVOCABLE TRUST 3927 TREASURE COVE CIR NAPLES, FL 34114---0 NAPLES BIG CYPRESS INDUSTRIAL PARK A CONDOMINIUM UNIT 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DESC IN OR 5684 PAGE 3870 23896802525 UTOMIN, CAROLYN B 3823 COTTON GREEN PATH DRNAPLES, FL 34114---9479 NAPLES BIG CYPRESS INDUSTRIAL PARK A CONDOMINIUM UNIT 40761510001729 UWAS, MICHAEL PO BOX 120CLARENDON HILLS, IL 60514---0 NAPLES BIG CYPRESS INDUSTRIAL PARK A CONDOMINIUM UNIT 30561510001266 UWAS, MICHAEL PO BOX 120CLARENDON HILLS, IL 60514---0 NAPLES BIG CYPRESS INDUSTRIAL PARK A CONDOMINIUM UNIT 301261510001402 UWAS, MICHAEL PO BOX 120CLARENDON HILLS, IL 60514---0 NAPLES BIG CYPRESS INDUSTRIAL PARK A CONDOMINIUM UNIT 301361510001428 UWAS, MICHAEL PO BOX 120CLARENDON HILLS, IL 60514---0 NAPLES BIG CYPRESS INDUSTRIAL PARK A CONDOMINIUM UNIT 40261510001622 UWAS, MICHAEL S PO BOX 120CLARENDON HILLS, IL 60514---0 NAPLES BIG CYPRESS INDUSTRIAL PARK A CONDOMINIUM UNIT 30661510001282 UWAS, MICHAEL S PO BOX 120CLARENDON HILLS, IL 60514---0 NAPLES BIG CYPRESS INDUSTRIAL PARK A CONDOMINIUM UNIT 301061510001363 UWAS, MICHAEL S PO BOX 120CLARENDON HILLS, IL 60514---0 NAPLES BIG CYPRESS INDUSTRIAL PARK A CONDOMINIUM UNIT 301161510001389 UWILLIAM C SCHERER TRUST HUBERT SCHERER % EXCEL REAL ESTATE 2375 N TAMIAMI TRL #206 NAPLES, FL 34103---0 17 51 27 COMM NW CNR OF SEC 20, E1324.23FT, N337.72FT TO POB, N53DEG W400FT, S36 DEG W400FT, N53DEG W89FT, 00760480009 UNAPLES BIG CYPRESS INDUS TRIAL PARK A CONDOMINIUMNAPLES BIG CYPRESS INDUSTRIAL PARK A CONDOMINIUMhrd_parcel_id: 61510001004 763882109NAPLES BIG CYPRESS LAND CONDO A COMMERCIAL LAND C ONDOMINIUMNAPLES BIG CYPRESS LAND CONDO A COMMERCIAL LAND C ONDOMINIUM hrd_parcel_id: 61510000005 763882002NBC HIDEOUT CONDOMINIUMNBC HIDEOUT CONDOMINIUMhrd_parcel_id: 63800855007 763883205FIDDLER'S CREEK FOUNDATION, INC. 8156 FIDDLER'S CREEK PKWYNAPLES, FL 34114Notice: This data belongs to the Collier County Property Appraiser's Office (CCPA). Therefore, the recipient agrees not to represent this data to anyone as other than CCPA provided data. The recipient may not transfer this data to others without consent from the CCPA.Petition: PL20210000046 | Buffer: 1000' | Date: 1/18/2022 | Site Location: 00763880305 and 00761680002POList_1000.xls9.A.3.ePacket Pg. 730Attachment: Att D - NIM docs (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.e Packet Pg. 731 Attachment: Att D - NIM docs (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.e Packet Pg. 732 Attachment: Att D - NIM docs (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) Basik Drive Storage GMPA (PL20210000045) and PUDZ (PL20210000046) March 16, 2022 NIM ‐ Zoom Participants First Name Last Name Email Address Denise Rosemeyer dlr@chandlerconstructiongroup.com 1992 Piccadilly. Circus, Naples, FL 34112 Julie Nobles julieann.nobles@gmail.com 6218 Neptune Drive, Denver, NC 28037 Chris Steliga cmsteliga@gmail.com 7678 Jewell Lane, Naples, FL 34109 9.A.3.e Packet Pg. 733 Attachment: Att D - NIM docs (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) Basik Drive Storage GMPA and PUDZ (PL20210000045 and PL20210000046) March 16, 2022 Neighborhood Information Meeting Transcript Page 1 of 4 Wayne Arnold: All right we’re ready to go. Good evening, everybody. I am Wayne Arnold and planner of Freightliner and Associates. Recording this session tonight, Sharon and in the audience, we have Jim Banks as our traffic engineering project, Rich Yovanovich as our land use counsel. We have Parker Klopf who is a planner with Collier County Government and Laura DeJohn who with Johnson Engineering but working for the county on this project under contract. So, we are here representing two applications. We have a small-scale comprehensive plan amendment, and we have a rezoning application that are both for the property that’s located between Trinity and Basik Drive off the East Trail. So, this is a location exhibit. It shows you the two properties that are the subject to this. One is the indoor self-storage facility, used to be the flea market if you’ve been around it, it’s that property. It was approved for an indoor self-storage facility a few years ago and then the property immediately to the east of it has been used for a variety of things but it’s zoned agriculture. [00:01:00] And, we are doing a small-scale amendment on that so that we can utilize it for RV, boat storage, and trailer items like that, have some covered and uncovered and, so the county...because it’s in a land use category that it doesn’t allow commercial type uses, we’re required to go through the process to modify the comprehensive plan. And then, we’re rezoning both of the properties from C4 and agriculture into one planned unit development since it’s under common ownership. So, this is a little tighter version of it, I guess, sir I’m sure you’re very familiar with the site where you are and it’s… you know…there is some paved asphalts on the storage, outdoor storage side of the project and of course the improvements are in place for the self-storage with its own C4, so we made provisions to that parcel to not only have the indoor self- storage but all other C4 type uses. These are some of the information regarding the future land use categories, etc. I’m not gonna bore everybody with those. [00:02:00] But, we have to go through the due process and then describe in order to get the uh, uses that we’re proposing. It’s about 13.8 acres of overall. A portion of what we are doing for the outdoor storage is about 9.5 acres. So, we’re creating a new future land use subdistrict and that will permit RV, boat, on wheel outdoor storage and within that outdoor storage component I’ve described in the east, and then it would permit indoor storage and C4 type uses on the what’s now C4 parcel. It used to be the flea market. So, this describes our comprehensive plan language that would give us the ability to do the outdoor storage component. We are limiting it to 350 outdoor spaces for storage. We’re committing to putting in a 20-foot-wide type B buffer, which is a buffer that includes a wall or edge and trees and shrubs. We are going to allow for roof-covered storage facilities that will be a maxim of 20 feet of height in this language. 9.A.3.e Packet Pg. 734 Attachment: Att D - NIM docs (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) Basik Drive Storage GMPA and PUDZ (PL20210000045 and PL20210000046) March 16, 2022 Neighborhood Information Meeting Transcript Page 2 of 4 [00:03:06] This is part of the information we have prepared for the county’s mapping, you can see the little, highlighted purple portion of the project that represents the new comp plan category that will be reflected on the future land use map, which this is a portion of, and also in the text end of the comprehensive plan. It’s another version of it. It shows you a little bit better location and it’s at the corner of Trinity Place and US 41 and then Basik Drive of course is the other street that’s adjacent to the self-storage facility. This is a copy of our conceptual master plan that we’re required to develop for the zoning application. So, on the left of this at Basik Drive, you see the footprint of the self-storage building, could be future commercial uses as well, and then to the east is the area where we want the outdoor self-storage, and we call these out as tracts A and B for the purpose of denoting what you should put there. So, on tract B, which is for the east, 350 outdoor storage units and then for the self-storage we made provisions for there to be 1,000 storage units and/or 50,000 square feet of commercial should they decide not to pursue the indoor self-storage into the future. [00:04:18] This lists our uses. So, tract A as I described that allows all the existing C4 uses that are permitted there…so that’s a general, zoning category that allows a variety of things from retail office, restaurants, etc. So, we are asking for all of those to retain those and then also for the conditional use of the uses previously which was the indoor self- storage, which is known as Motor Freight Transportation Warehousing under the county’s code. And then on Tract B, we are allowing for those outdoor storage yards I described but we have restricted that so there is no junk yards, recking yards, salvage yards, anything like that that would occur on site. So that’s really in a nutshell our proposed changes and this is some contact information. And let me just back up a little and describe, we are here tonight because it’s a neighborhood information meeting for the project. The code requires that we do this. Once we have obtained comments from the county on our applications and then we hold this meeting, get feedback from our neighbors, and if there is any feedback that we can incorporate in our change or take the feedback and, you know, evaluate that, we will. [00:05:23] And then, the next step would be if we receive notes from this meeting, we will be getting those from the planning commission public hearing. And then following that, the planning commission makes a recommendation to the board of county commissioners. We don’t have dates for those. It’s very likely that the earliest we could be before the board is sometime later this fall. Just the way the process falls, they don’t hold public hearings on zoning applications in July and August. So, there’s two months’ hiatus there on land use matters. our contact information is here if somebody wants to also take a picture of this. If you want a copy of the presentation, Sharon’s cards are in the back, and she can certainly email it to you. We would be happy to do that or get you a hard copy and mail it if that’s how you’d rather have it. Laura’s, as I mentioned, is handling the rezoning aspect of it, Parker Klopf is 9.A.3.e Packet Pg. 735 Attachment: Att D - NIM docs (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) Basik Drive Storage GMPA and PUDZ (PL20210000045 and PL20210000046) March 16, 2022 Neighborhood Information Meeting Transcript Page 3 of 4 handling the comp plan amendment. They are both here if you have any complex questions that I can’t answer, but again this is an informational meeting, and we’re happy to take some feedback from you. It looks like we have two participants. We have one on…three on Zoom. Sharon Umpenhour: Yep. [00:06:23] Wayne Arnold: And one live. Sir, I don’t know if you have any initial comments, questions, that we can answer before we recess? Speaker 2: I’m actually curious about timing more than anything...uh. Wayne Arnold: Well, the timing they would like to get going soon because they think there is such a strong market for a self and the outdoor storage component for sure. But again, the earliest we are going to get through the zoning process is probably sometime this fall, the way is works. Speaker 2: Mm-hmm. Wayne Arnold: Yes sir. Sharon, you want to ask if anybody on Zoom has any questions? Wayne Arnold: If you are on Zoom and have a question, you can unmute it and ask your question and we will repeat it if it is not audible to everybody. Does it look like there are any questions? Sharon: I am typing. Wayne Arnold: Okay. We will just give that a moment while Sharon chats with them to see if there is anybody who has a comment. Sharon: I am not getting any responses. [00:07:25] Wayne Arnold: Okay. Give it one more chance. Anybody on Zoom have a question or comment before we adjourn? Sir, if you have any other questions or comments, no? Speaker 2: [Inaudible] [00:07:40] Wayne Arnold: Okay, that’s great. 9.A.3.e Packet Pg. 736 Attachment: Att D - NIM docs (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) Basik Drive Storage GMPA and PUDZ (PL20210000045 and PL20210000046) March 16, 2022 Neighborhood Information Meeting Transcript Page 4 of 4 Speaker 2: I’ve seen it progress from the opening of the flea market to where it is today and it’s good to see some activity. Wayne Arnold: Yeah, well I think the community has grown up that way. Speaker 2: Yeah. Wayne Arnold: Obviously it’s such change, probably in a good way. Speaker 2: I think so. Wayne Arnold: Yep. Nothing? Sharon: No, not yet. Wayne Arnold: Okay, can give it another minute and see if anybody logs in on the chat. Sharon: Oh, I had one person leave the chat. Wayne Arnold: Okay. Sir, if you want any of the information, you know, just feel free to email Sharon or call Sharon. [00:08:26] Speaker 2: Sure. Yeah, no problem. Wayne Arnold: Contact information. Sharon: Does anyone have any questions? Wayne Arnold: Yes, can you turn down the volume? Sharon: I am not getting any response. Wayne Arnold: All right. Sounds like there are no other questions so I guess we’ll adjourn. Thanks for participating. Good night. [End of Audio] Duration: 9 minutes 9.A.3.e Packet Pg. 737 Attachment: Att D - NIM docs (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) PETITIONS:PL20210000045 –BASIK DRIVE STORAGE COMMERCIAL SUBDISTRICT; ANDPL20210000046 –BASIK DRIVE STORAGE CPUD REZONE March 16, 2022 Neighborhood Information Meeting (NIM) Project information and a copy of this presentation can be found on our website: www.gradyminor.com/Planning 9.A.3.e Packet Pg. 738 PROJECT TEAM: •GSI Naples 220 Basik Drive, LLC –Applicant •Richard D. Yovanovich, Esq., Land Use Attorney –Coleman, Yovanovich and Koester, P.A. •D. Wayne Arnold, AICP, Professional Planner –Q. Grady Minor & Associates, P.A. •Michael T. Herrera, P.E., Professional Engineer –Q. Grady Minor & Associates, P.A. •James M. Banks, PE, Traffic Engineer –JMB Transportation Engineering, Inc. *Please note, all information provided is subject to change until final approval by the governing authority. INTRODUCTION 2 9.A.3.e Packet Pg. 739 Attachment: Att D - NIM docs (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) LOCATION MAP 3 9.A.3.e Packet Pg. 740 Attachment: Att D - NIM docs (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) AERIAL PHOTOGRAPH 4 9.A.3.e Packet Pg. 741 Attachment: Att D - NIM docs (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) Site Acreage:13.8+/-Acres –Overall CPUD 9.47+/-Acres –Subdistrict Existing Future Land Use (FLU)Designation:Agricultural /Rural Designation, Rural Fringe Mixed Use District,Receiving Lands Proposed FLU Designation:Agricultural /Rural Designation,Rural Fringe Mixed Use District,Basik Drive Storage Commercial Subdistrict Current Zoning:A,Agricultural (RFMUO -RECEIVING)and C-4 Proposed Zoning:Basik Drive Storage CPUD PROJECT INFORMATION 5 9.A.3.e Packet Pg. 742 Attachment: Att D - NIM docs (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) New Future Land Use (FLU)subdistrict and rezone to Commercial Planned Unit Development (CPUD )to allow: •To permit Recreational Vehicle (RV),boat,automobile and outdoor storage within the new subdistrict. •To permit Recreational Vehicle (RV),boat,automobile, outdoor covered storage and indoor self-storage facility within the overall CPUD. PROPOSED REQUEST 6 9.A.3.e Packet Pg. 743 Attachment: Att D - NIM docs (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) PROPOSED SUBDISTRICT LANGUAGE 7 3. Basik Drive Storage Commercial Subdistrict This Subdistrict consists of 9.47+/-acres and is located on the north side of Tamiami Trail East (U.S.41)within the Basik Drive Storage Commercial Planned Unit Development (CPUD).The purpose of the subdistrict is to permit development of outdoor storage within a portion of the Basik Drive Storage CPUD. The Basik Drive Storage CPUD shall include specific development standards for the proposed covered outdoor storage facility.Development within the Subdistrict shall be subject to the following: a.The maximum number of outdoor storage spaces shall be 350. b.A minimum 20 foot wide type ‘B’buffer shall be provided along the U.S.41 and Trinity Place road frontages. c.Roofed coverage storage structures may not exceed a height of 20 feet . 9.A.3.e Packet Pg. 744 Attachment: Att D - NIM docs (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) EXISTING FUTURE LAND USE DESIGNATION 8 9.A.3.e Packet Pg. 745 Attachment: Att D - NIM docs (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) PROPOSED FUTURE LAND USE DESIGNATION 9 9.A.3.e Packet Pg. 746 Attachment: Att D - NIM docs (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) PROPOSED CPUD MASTER PLAN 10 SITE SUMMARY: 13.87+/-ACRES TRACT A:4.4+/-ACRES COMMERCIAL/OFFICE: MAXIMUM 50,000 S.F. INDOOR STORAGE: MAXIMUM 120,000 S.F. (1,000 STORAGE UNITS) TRACT B:9.47+/-ACRES OUTDOOR STORAGE: MAXIMUM 350 UNITS 9.A.3.e Packet Pg. 747 PROPOSED USES 11 Tract A: 1.All C-4,general commercial permitted uses;and 2.The following Conditional Uses: a.Motor freight transportation and warehousing (4225) Tract B: 1.Outdoor storage yards,provided the outdoor storage is completely enclosed except for necessary ingress and egress with an opaque fence/wall at a minimum height of 6 feet along all public rights of ways and the landscape buffer is installed on the public side of the fence/wall. a.Outdoor storage shall be limited to mobile and towable items such as boats,RV’s, trailers,equipment, and the like;and b.No junkyards, wrecking yards,salvage yards nor any salvage or processing may occur on-site. 9.A.3.e Packet Pg. 748 CONCLUSION Documents and information can be found online: •Gradyminor.com/Planning •Collier County GMD Public Portal: cvportal.colliercountyfl.gov/CityViewWeb Next Steps •Hearing sign(s) posted on property advertising Planning Commission (CCPC) and Board of County Commissioner (BCC) hearing dates. •CCPC –TBD •BCC -TBD Contact: •Q. Grady Minor & Associates, P.A.: Sharon Umpenhour, Senior Planning Technician; sumpenhour@gradyminor.com or 239.947.1144 extension 1249 •Collier County Staff: PUDZ –Laura DeJohn, AICP, Senior Planner; Laura.DeJohn@colliercountyfl.gov or (239) 252-5587 GMPA –Parker Klopf, Senior Planner; Klopf@colliercountyfl.gov or (239) 252-2471 12 Project information and a copy of this presentation can be found on our website: www.gradyminor.com/Planning 9.A.3.e Packet Pg. 749 Attachment: Att D - NIM docs (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) 9.A.3.f Packet Pg. 750 Attachment: Affidavit of Posting 11092022 (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) PL20210000045 – Basik Drive Storage Commercial Subdistrict; and PL20210000046 – Basik Drive Storage CPUD. Posted Hearing Signs – 11/09/2022 9.A.3.f Packet Pg. 751 Attachment: Affidavit of Posting 11092022 (23807 : PL20210000046 - Basik Drive Storage CPUD (PUDZ)) PL20210002122 1 STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION, COMPREHENSIVE PLANNING SECTION HEARING DATE: DECEMBER 1, 2022 SUBJECT: PL20210002122 GROWTH MANAGEMENT PLAN AMENDMENT GMPA; IVY MEDICAL CENTER SUBDISTRICT (ADOPTION HEARING) COMPANION TO: PL20210002147 IVY MEDICAL CENTER REZONE (RZ) ELEMENTS: FUTURE LAND USE ELEMENT - FLUE AGENT/APPLICANT: Agent: Ronny De Aza, AICP RDA Consulting Engineers, LLC 791 10th St. S, Ste 302 Naples, FL 34102 Applicant: Carlo Zampogna, Trustee of the DW Land Trust [Contract purchaser], 1333 Third Avenue S Suite 505 Naples, FL 34102 Owner: Joseph J & Barbara M Dul 12140 Fox Chase Drive Hudson, FL 34669 GEOGRAPHIC LOCATION: The subject property (parcel # 00195120002) comprises ±3.9 undeveloped acres located on the south side of Immokalee Road, 1.5 miles west of Collier Blvd. (CR 951), 2000 feet east of Logan Boulevard and ±1.7 miles east of I-75 in Section 28, Township 48 South, Range 26 East (Urban Estates Community #12). See maps below. 9.A.4.a Packet Pg. 752 Attachment: Staff Report (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) PL20210002122 2 9.A.4.a Packet Pg. 753 Attachment: Staff Report (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) PL20210002122 3 REQUESTED ACTION: The subject property is a 3.9± acre undeveloped parcel zoned A Agriculture on the south side of Immokalee Road between the Saturnia Lakes subdivision and the Heritage Greens PUD (single- family subdivision). The applicant proposes a small-scale Growth Management Plan Amendment (GMPA) from the Urban, Urban Mixed Use District, Urban Residential Subdistrict on the Future Land Use Map to an Urban Designation, Commercial District, Ivy Medical Center Subdistrict. There is a companion zoning petition that will rezone from Agricultural to C-1 Commercial, as described in the Collier County Land Development Code . The applicant is proposing that one of the uses will be medical offices. The petitioner’s proposed GMP Amendment Ordinance is attached to the Exhibit “A”. ENVIRONMENTAL ADVISORY COMMITTEE This project will not require an EAC (Environmental Advisory Committee) , as this project did not meet the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. PURPOSE/DESCRIPTION OF PROJECT: This petition seeks to rezone the property from Agricultural/Rural to the Ivy Medical Center Subdistrict to allow Commercial Professional and General Office District (C-1) Zoning District uses with a maximum floor area of up to 20,000 square feet and a maximum building height of 35 feet. The request is to amend the Future Land Use Map designation for the site to Urban Designation, Commercial District, Ivy Medical Center Subdistrict. EXISTING CONDITIONS: Subject Property: The subject property is Urban Designation, Urban Mixed Use District, Urban Residential Subdistrict, the intent of the Subdistrict is to provide for higher densities in an area with fewer natural resource constraints and where existing and planned public facilities are concentrated. The property is zoned Agricultural/Rural (A) Zoning District. Furthermore, the lot is currently undeveloped and wooded. Surrounding Lands: North (across Immokalee Road from project site): Future Land Use Map – Urban Designation; Urban Mixed Use District; Urban Residential Subdistrict. Zoned Residential & Preserve area of Lantana, HD Development RPUD. Land Use; Single Family Residential. Further to the north is Urban Designation; Urban Mixed Use District; Urban Residential Subdistrict. Residential. Zoned Olde Cypress PUD. East: Future Land Use Map – Urban Designation; Urban Mixed Use District; Urban Residential Subdistrict. Heritage Greens PUD. Zoned for 163 Single family Dwelling Units and 364 multi- family dwelling units. Land Use; Single and multi-family Residential. South: Future Land Use Designation; Preserve and open space of Saturnia Lakes. Land Use; 755 Single Family Residential and 10,000 square feet of commercial space. West: Future Land Use Designation; Saturnia Lakes single family Residential and preserve and open space. Zoned; PUD. Land Use; Single Family Residential. In summary, the existing and planned land uses in the larger surrounding area are primarily low - density single-family and multi-family residences. 9.A.4.a Packet Pg. 754 Attachment: Staff Report (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) PL20210002122 4 BACKGROUND AND ANALYSIS: Parcel # 00195120002 has been owned, but not developed, by Joseph and Barbara Dul, since 2009. The parcel is heavily wooded. The application was submitted in 2021. The Applicant is formally requesting a Small-Scale Growth Management Plan Amendment, consisting of a site-specific text amendment to the Future Land Use Element, to allow Commercial Professional and General Office District (C-1) uses. The proposed construction of this 2-story facility is for a maximum of 20,000 square feet of C-1 uses. The height will be a maximum of 35 feet. There is another very similar structure currently being constructed approximately 1 mile to the west of the subject site, called Southbrooke Medical Center. COMMERCIAL NEEDS ANALYSIS FOR SUBJECT PROPERTY AT 7600 IMMOKALEE ROAD The applicant submitted a Market Study with its application that indicated that the proposed facility could be supported. The Study states “Proposed plans for the site include a two-story 20,000 square foot medical office building (“Project”) that is intended to provide medical service and support to the surrounding neighborhoods. The Market Study addresses the following: First the Market Study addresses the location: The medical office complex will have high visibility to Immokalee Road. The Subject Property is conveniently located 1.7 miles from the Naples Community Hospital Northeast Emergency facility at the corner of Immokalee Road and Collier Boulevard, 5.1 miles from the Naples Community Hospital North Collier Hospital at the corner of Immokalee Road and Goodlette-Frank Road and 6.3 miles from Physicians Regional Hospital at the corner of Pine Ridge Road and Interstate 75. One of the factors that play into the Market Study demand analysis is the ever-increasing population with a projected annual growth rate of almost 2% each year through 2040, which is considerably higher than Florida’s growth rate of 1.08%. The Market Study also examines the supply analysis using the Neighborhood category of services (within a 10-minute drive time market area). The conclusion of the Market Study states that the potential supply makes up only 32% of the total future supply and will be exhausted as it relates to the future demand just after 2031. The conclusion is that it is imperative that the future of the commercial supply in the 10-minute drive time market area needs to be monitored as the population and subsequent demand increases. The properties surrounding the subject property already include churches , C-1 uses, and residential developments. These types of facilities are compatible with other low-impact C-1, churches, and residential uses. Compatibility can be more specifically addressed with the zoning petition, and may include building height and size limitations, setback, and buffer requirements, etc. The amendment to create this subdistrict will allow Commercial C-1 uses. CRITERIA FOR GMP AMENDMENTS 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 visio n, 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 9.A.4.a Packet Pg. 755 Attachment: Staff Report (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) PL20210002122 5 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. Florida Statutes: 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. 9.A.4.a Packet Pg. 756 Attachment: Staff Report (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) PL20210002122 6 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. This was reviewed in the Market Study submitted by the applicant. 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. The analysis of these points was discussed in the Exhibit VC Ivy Medical Center Environmental Data submitted by the applicant. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section were discussed. The goals and requirements were discussed in the Immokalee Road Medical Office Commercial Market Study. The petitioner must provide appropriate and relevant data and analysis to address the statutory requirements for a Plan Amendment. NEIGHBORHOOD INFORMATION MEETING (NIM) NOTES: The applicant conducted a NIM on April 25, 2022 at First Congressional Church of Naples, 6630 Immokalee Road, Naples, FL 34119. The meeting commenced at approximately 6:00 p.m. and ended at 7:30 p.m. Approximately 20 members of the public attended. The public asked many questions about the specific medical office uses that were possibly to be requested. A concern was discussed for how children in the neighborhood could be kept safe with the water retention on the subject site. The meeting commenced at approximately 5:30 p.m. and ended at 6:50 p.m. The applicant’s agent explained the request for the proposed rezone and the companion small scale growth management plan amendment. Ronny De Aza, the agent, and Doctor Joseph Dul, the owner, presented the project and discussed the possible appearance of the subject property and uses that would be part of the Subdistrict. The NIM summary, PowerPoint presentation, and sign-in sheet are included in the CCPC backup materials. FINDINGS AND CONCLUSIONS: (FINDINGS PER 163.3177(6)(A)2 A.—J.) • The purpose of this small-scale 3.9-acre Growth Management Plan Amendment is to create the Ivy Medical Center Subdistrict • This Ivy Medical Center Subdistrict proposes to allow a maximum of 20,000 square feet of Commercial Professional and General Office District (C-1) uses. • County water and wastewater service is available to the site. • No Transportation system impacts have been identified with this petition. 9.A.4.a Packet Pg. 757 Attachment: Staff Report (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) PL20210002122 7 • No Environmental impacts have been identified with this petition. ENVIRONMENTAL FINDINGS: The 3.9-acre subject site is zoned AG. The property is undeveloped. The habitat is Cypress Slash Cabbage Palm FLUCCS (624 E-4). Environmental Planning staff has reviewed this petition. The required preserve is 0.0982 acres (10% of 0.98 acres); the Master Concept Plan provides for a 0.0982-acre preserve on-site. No listed animal species were observed on the property. However, the Florida Fish and Wildlife Conservation Commission (FWC) wildlife data indicates the presence of Black Bear (Ursus americanus floridanus) in the area. A black bear management plan will need to be included at PPL or SDP review. It is addressed in the PUD document. Environmental Planning staff has reviewed this petition and recommends approval of the proposed petition. TRANSPORTATION FINDINGS: Transportation Element: Transportation Planning staff has reviewed the petition and recommends the following: Policy 5.1 of the Transportation Element of the GMP states: “The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and s hall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard within the five year AUIR planning period, unless specific mitigating stipulations are also approved. A petition or application has significant impacts if the traffic impact statement reveals that any of the following occur: a. For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; and c. For all other links, the project traffic is considered to be significant up to the point where it is equal to or exceeds 3% of the adopted LOS standard service volume. Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the traffic impact statement that addresses the project’s significant impacts on all roadways.” Staff finding: In evaluating the Ivy Medical Rezone, staff reviewed the applicant’s Traffic Impact Statement (TIS) dated December 18, 2021 (revised) for consistency with the Collier County Growth Management Plan (GMP) using the applicable 2021 Annual Update and Inventory Report (AUIR). Transportation Staff reviewed and approved this project on March 18, 2022. 9.A.4.a Packet Pg. 758 Attachment: Staff Report (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) PL20210002122 8 LEGAL CONSIDERATIONS: This Staff Report was reviewed by the County Attorney’s Office on November 7, 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. The criteria for changes to the Future Land Use Map is in Section 163.3177(6)(a)8, Florida Statutes [DDP]. STAFF RECOMMENDATION: Staff recommends the Collier County Planning Commission forward petition PL20210002122 Ivy Medical Center Subdistrict GMPA to the Board of County Commissioners with a recommendation to approve and adopt and transmit to the Florida Department of Economic Opportunity and other statutorily required agencies. NOTE: This petition has been tentatively scheduled for the January 24, 2023 BCC meeting. 9.A.4.a Packet Pg. 759 Attachment: Staff Report (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 9.A.4.b Packet Pg. 760 Attachment: Ordinance - 103122 (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 9.A.4.b Packet Pg. 761 Attachment: Ordinance - 103122 (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 9.A.4.b Packet Pg. 762 Attachment: Ordinance - 103122 (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 9.A.4.b Packet Pg. 763 Attachment: Ordinance - 103122 (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 9.A.4.b Packet Pg. 764 Attachment: Ordinance - 103122 (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 9.A.4.b Packet Pg. 765 Attachment: Ordinance - 103122 (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 9.A.4.b Packet Pg. 766 Attachment: Ordinance - 103122 (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 9.A.4.bPacket Pg. 767 9.A.4.c Packet Pg. 768 Attachment: NIM Affidavit of Compliance - Signed (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 9.A.4.c Packet Pg. 769 Attachment: NIM Affidavit of Compliance - Signed (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 9.A.4.c Packet Pg. 770 Attachment: NIM Affidavit of Compliance - Signed (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 9.A.4.c Packet Pg. 771 Attachment: NIM Affidavit of Compliance - Signed (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 791 10th Street South, Suite 302, Naples, FL 34102 • 239-649-1551 • info@rdafl.com • www.rdafl.com March 29, 2022 Subject: Neighborhood Information Meeting (NIM) Dear Neighbor, Please be advised that a formal application has been submitted to Collier County for approval of a request for a Rezone (RZ) and a Growth Management Plan Amendment (GMPA). The request is for 3.87± acres located on the south side of Immokalee Road approximately 2,000 feet east of Logan Boulevard to rezone from the Rural Agricultural (A) zoning district to the Commercial Professional and General Office (C-1) zoning district for a medical office building to be known as Ivy Medical Center. (RZ-PL20210002147 & GMPA-PL20210002122) We are hosting a Neighborhood Information Meeting on: Monday, April 25, 2022 at 6 p.m. First Congressional Church of Naples 6630 Immokalee Road Naples, FL 34119 Subject Property 9.A.4.c Packet Pg. 772 Attachment: NIM Affidavit of Compliance - Signed (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 791 10th Street South, Suite 302, Naples, FL 34102 • 239-649-1551 • info@rdafl.com • www.rdafl.com WE VALUE YOUR INPUT. Business and property owners, residents and visitors are welcome to attend the presentation and discuss the project with the owner, engineer, and Collier County staff. If you are unable to attend this meeting, but have questions or comments, they can be directed by mail, phone, or e-mail to the address below. Thank you, Ronny De Aza, President, RDA Consulting Engineering, LLC 791 10th Street South, Suite 302 Naples, FL 34102 Phone: (239) 649-1551 Email: Info@rdafl.com 9.A.4.c Packet Pg. 773 Attachment: NIM Affidavit of Compliance - Signed (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 9.A.4.c Packet Pg. 774 Attachment: NIM Affidavit of Compliance - Signed (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 9.A.4.c Packet Pg. 775 Attachment: NIM Affidavit of Compliance - Signed (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 9.A.4.c Packet Pg. 776 Attachment: NIM Affidavit of Compliance - Signed (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 9.A.4.c Packet Pg. 777 Attachment: NIM Affidavit of Compliance - Signed (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 9.A.4.c Packet Pg. 778 Attachment: NIM Affidavit of Compliance - Signed (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 1 APPLICATION NUMBER: ___________________ DATE RECEIVED: ______________________________ PRE-APPLICATION CONFERENCE DATE: _____________________________________________________________ This application, with all required supplemental data and information, must be completed and accompanied by the appropriate fee, and returned to the Growth Management Department 239-252- 2400, Zoning Division, Comprehensive Planning Section, 2800 North Horseshoe Drive, Naples, Florida 34104. The application is to be reviewed by staff for sufficiency within 30 calendar days following the filing deadline. The applicant will be notified, in writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the deficiencies. For additional information on the processing of the application, see Resolution 12-234. If you have any questions, please contact the Comprehensive Planning Section at 239-252-2400. SUBMISSION REQUIREMENTS I. GENERAL INFOMRATION A. Name of Applicant: ______________________________________________________________ Company: _______________________________________________________________________ Address: _________________________________________________________________________ City: ______________________________ State: _____________________ Zip Code: __________ Phone Number: ______________________ Fax Number: ________________________________ Email Address: ________________________ B. Name of Agent* _________________________________________________________________ • THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company: ________________________________________________________________________ Address: ___________________________________________________________________ City: ___________________________ State: ____________________ Zip Code: ________ Phone Number: ____________________ Fax Number: ___________________________ Email Address: ______________________ C. Name of Owner (s) of Record: ____________________________________________________ Address: _________________________________________________________________________ City: ___________________________ State: ___________________ Zip Code: ________ Phone Number: _______________________ Fax Number: ______________________________ 9.A.4.d Packet Pg. 779 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA)1333 THIRD AVE S, SUITE 505 239-261-0592 791 10TH ST S, STE 302 34102 JOSEPH J DUL & BARBARA M DUL 34669 PL20210002122 CARLO ZAMPOGNA, AS TRUSTEE NAPLES 34102 239-244-9236 RDA CONSULTING ENGINEERS, LLC RONNY DE AZA FLORIDA 239-649-1551 RONNYDEAZA@RDAFL.COM 12140 FOX CHASE DR FL ***PROPERTY IS UNDER CONTRACT TO PURCHASE. 09/08/21 FLORIDA CARLO@ZAMPOGNA-LAW.COM NAPLES 239-649-7112 HUDSON 2 Email Address: ____________________________ D. Name, Company, Address and Qualifications of all consultants and other professionals providing information contained in this application, as well as Qualifications of the Agent identified above. II. Disclosure of Interest Information: A. If the property is owned fee simple by an INDIVIDUAL, Tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest. (Use additional sheets if necessary). Name and Address Percentage of Ownership __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ 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 __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ 9.A.4.d Packet Pg. 780 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA)100%DANIEL & JULIE WASSERMAN NAPLES, FL 34103 4760 WHISPERING PINEWAY 3 __________________________________________ _________________________ D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners. Name and Address Percentage of Ownership __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners. Name and Address Percentage of Ownership __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ Date of Contract: __________________ F. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership, or trust. Name and Address ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ G. Date subject property acquired ( ) leased ( ):________Term of lease: ______yrs./mos. If, Petitioner has option to buy, indicate date of option: ______________ and date option terminates: ______________, or anticipated closing: _______________________. 9.A.4.d Packet Pg. 781 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA)SELLER HUDSON, FL 34669 CARLO F. ZAMPOGNA, TRUSTEE OF DW LAND TRUST 4760 WHISPERING PINEWAY BENEFICIARY 12140 FOX CHASE DRIVE 1333 3RD AVE S, #101, NAPLES, FL 34102 1/16/2021 DANIEL & JULIE WASSERMAN BUYER 0% 100% 45 DAYS FROM THE DATE THAT COLLIER COUNTY FORMALLY APPROVES THE REZONE AND GMPA APPLICATION AND THE PERIOD FOR ALL APPEALS & OBJECTIONS COMPLETED. NAPLES, FL 34103 JOSEPH & BARBARA DUL 4 NOTE: H. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. III. DESCRIPTION OF PROPERTY: A. PARCEL I.D. NUMBER: ___________________________________________________________ B. LEGAL DESCRIPTION: ___________________________________________________________ _________________________________________________________________________________ _________________________________________________________________________________ _________________________________________________________________________________ C. GENERAL LOCATION: _____________________________________________________________ __________________________________________________________________________________ D. Section: _______ Township: _______ Range: ________ E. PLANNING COMMUNITY: _______________________ F. TAZ: ______________________ G. SIZE IN ACRES: __________________________________ H. ZONING: __________________ I. FUTURE LAND USE MAP DESIGNATION(S): _____________________________________________ J. SURROUNDING LAND USE PATTERN: _________________________________________________ ___________________________________________________________________________________ IV. TYPE OF REQUEST: A. GROWTH MANAGEMENT PLAN ELEMENT (S) TO BE AMENDED: ______ Housing Element ______ Recreation/Open Space ______ Traffic Circulation Sub-Element ______ Mass Transit Sub-Element ______ Aviation Sub-Element ______ Potable Water Sub-Element ______ Sanitary Sewer Sub-Element ______ NGWAR Sub-Element ______ Solid Waste Sub-Element ______ Drainage Sub-Element ______ Capital Improvement Element ______ CCME Element ______ Future Land Use Element ______ Golden Gate Master Plan ______ Immokalee Master Plan B. AMEND PAGE (S): _________________OF THE: _______________________________ELEMENT 9.A.4.d Packet Pg. 782 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA)48 THE EAST 1/2 OF THE NORTHEAST 1/4 OF THE NORTHEAST X 26 00195120002 EXCEPTING THEREFROM THE NORTH 150 FEET THEREOF. 3.93 URBAN ESTATES SOUTH SIDE OF IMMOKALEE ROAD. APPROXIMATELY 1.76 MILES EAST OF I-75. 28 184 EAST, COLLIER COUNTY, FLORIDA. FUTURE LAND USE 1/4 OF THE NORTHWEST 1/4 OF SECTION 28, TOWNSHIP 48, SOUTH, RANGE 26 URBAN RESIDENTIAL SUBDISTRICT PUD, RESIDENTIAL AND GOLF COURSE USE AGRICULTURAL vi, 10, 27, 76, 155 5 AS FOLLOWS: (Use Strike-through to identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: _________________________________________________________________________ _________________________________________________________________________ _________________________________________________________________________ C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM ______________________________ TO _______________________________________________________________________________ D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #) ________________________________________________________________________________ ________________________________________________________________________________ ________________________________________________________________________________ E. DESCRIBE ADDITINAL CHANGES REQUESTED: ________________________________________ __________________________________________________________________________________ __________________________________________________________________________________ V. REQUIRED INFORMATION: NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN I”=400’. At least one copy reduced to 8- 1/2 x 11 shall be provided of all aerials and/or maps. A. LAND USE __________ Provide general location map showing surrounding developments (PUD, DRI’s, existing zoning) with subject property outlined. __________ Provide most recent aerial of site showing subject boundaries, source, and date. __________ Provide a map and summary table of existing land use and zoning within a radius of 300 feet from boundaries of subject property. B. FUTURE LAND USE AND DESIGNATION __________ Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands, with acreage totals for each land use designation on the subject property. C. ENVIRONMENTAL ___________ Provide most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FDOT-FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN “A” ABOVE. ___________ Provide a summary table of Federal (US Fish & Wildlife Service) and State 9.A.4.d Packet Pg. 783 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA)REFERENCE ENCLOSED ENVIRONMENTAL REPORT ADD THE "IVY MEDICAL CENTER SUBDISTRICT" MAP REFERENCE ENCLOSED ENVIRONMENTAL REPORT IVY MEDICAL CENTER SUBDISTRICT EXHIBIT VB EXHIBIT VA URBAN RESIDENTIAL SUBDISTRICT EXHIBIT VA EXHIBIT VC PLEASE SEE ATTACHED PROPOSED LANGUAGE IN EXHIBIT IVB NOT APPLICABLE EXHIBIT VC EXHIBIT VA 6 (Florida Game & Freshwater Fish Commission) listed plant and animal species known to occur on the site and/or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.) Identify historic and/or archaeological sites on the subject property. D. GROWTH MANAGEMENT Reference , F.A.C. and Collier County’s Capital Improvements Element Policy 1.1.2 (Copies attached). 1. INSERT “Y” FOR YES OR “N” FOR NO IN RESPONSE TO THE FOLLOWING: __________ Is the proposed amendment located in an Area of Critical State Concern? (Reference , F.A.C.). IF so, identify area located in ACSC. _________ Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380 F.S.? (Reference , F.A.C.) __________ Is the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163.3187 (1)(c), F.S.? Does the proposed amendment create a significant impact in population which is defined as a potential increase in County-wide population by more than 5% of population projections? (Reference Capital Improvement Element Policy 1.1.2). If yes, indicate mitigation measures being proposed in conjunction with the proposed amendment. _________ Does the proposed land use cause an increase in density and/or intensity to the uses permitted in a specific land use designation and district identified (commercial, industrial, etc.) or is the proposed land use a new land use designation or district? (Reference F.A.C.). If so, provide data and analysis to support the suitability of land for the proposed use, and of environmentally sensitive land, ground water and natural resources. (Reference , F.A.C.) E. PUBLIC FACILITIES 1. Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: _________ Potable Water _________ Sanitary Sewer _________ Arterial & Collector Roads; Name specific road and LOS ____________________________ ____________________________ ____________________________ ____________________________ __________ Drainage __________ Solid Waste __________ Parks: Community and Regional If the proposed amendment involves an increase in residential density, or an increase in intensity for commercial and/or industrial development that would cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. 9.A.4.d Packet Pg. 784 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA)PREPARED BY JMB TRANSPORTATION INC. EXIBIT E * = PLEASE REFERENCE THE ENCLOSED Y/N * EXHIBIT E EXHIBIT E N N EXHIBIT E N EXHIBIT E 7 (Reference Capital Improvement Element Objective 1 and Policies) 2. ________ Provide a map showing the location of existing services and public facilities that will serve the subject property (i.e. water, sewer, fire protection, police protection, schools and emergency medical services. 3. ________ Document proposed services and public facilities, identify provider, and describe the effect the proposed change will have on schools, fire protection and emergency medical services. F. OTHER Identify the following areas relating to the subject property: _____ Flood zone based on Flood Insurance Rate Map data (FIRM). _____ Location of wellfields and cones of influence, if applicable. (Identified on Collier County Zoning Maps) _____ Coastal High Hazard Area, if applicable _____ High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable (identified on Collier County Zoning Maps). G. SUPPLEMENTAL INFORMATION _____ $16,700.00 non-refundable filing fee made payable to the Board of County Commissioners due at time of submittal. (Plus, proportionate share of advertising costs) _____ $9,000.00 non-refundable filing fee for a Small-Scale Amendment made payable to the Board of County Commissioners due at time of submittal. (Plus, proportionate share of advertising costs) _____ Proof of ownership (copy of deed) _____ Notarized Letter of Authorization if Agent is not the Owner (See attached form) * If you have held a pre-application meeting within 9 months prior to submitted date and paid the pre-application fee of $500.00 at the meeting, deduct that amount from the above application fee amount when submitting your application. All pre-application fees are included in the total application submittal fee if petition submitted within 9 months of pre-application meeting date. Otherwise the overage will be applied to future proportionate share advertising costs. * Maps shall include: North arrow, name and location of principal roadways and shall be at a scale of 1”=400’ or at a scale as determined during the pre-application meeting. *All attachments should be consistently referenced as attachments or exhibits, and should be labelled to correlate to the application form, e.g. “Exhibit I.D.” 9.A.4.d Packet Pg. 785 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA)PROVIDED PROVIDED "AH" BFE: 13.5' N.A.V.D. N/A N/A PROVIDED EXHIBIT E2 N/A N/A N/A 8 * Planning Community, TAZ map, Traffic Analysis Zone map, Zoning maps, and Future Land Use Maps. Some maps are available on the Zoning Division website depicting information herein: Zoning Services Section: _________________ Comprehensive Planning Section: _______________________ THIS HAS CHANGED SINCE DCA BECAME DEO. SEE GMP PAEG 2011 UPDATES: https://www.colliercountyfl.gov/your-government/divisions-s-z/zoning-division/zoning-services- section/land-use-commission-district-maps REMAINDER OF PAGE INTENTIONALLY LEFT BLANK 9.A.4.d Packet Pg. 786 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 10 9.A.4.d Packet Pg. 787 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 11 9.A.4.d Packet Pg. 788 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 12 9.A.4.d Packet Pg. 789 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 9.A.4.d Packet Pg. 790 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 9.A.4.d Packet Pg. 791 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Ivy Medical Center GMPA (PL20210002122) Future Land Use Element Page 1 of 3 Text added is underlined; text deleted is struck thru 791 10th St S., Suite 302, Naples, FL 34102 • (O) 239-649-1551 • (F) 239-649-7112 info@rdafl.com • www.rdafl.com Exhibit IVB – Proposed Language Revise the FUTURE LAND USE ELEMENT FUTURE LANDS USE MAP SERIES *** *** *** *** *** Text Break *** *** *** *** *** TABLE OF CONTENTS [PAGE vi] *** *** *** *** *** Text Break *** *** *** *** *** * Germain Immokalee Commercial Subdistrict Map * Greenway – Tamiami Trail East Commercial Subdistrict Map * Bay House Campus Commercial Subdistrict Map * Vanderbilt Beach Road Mixed Use Subdistrict Map *Immokalee Road Interchange Residential Infill Subdistrict Map *Creekside Commerce Park East Mixed Use Subdistrict Map * Ivy Medical Center Subdistrict Map *** *** *** *** *** Text Break *** *** *** *** *** Policy 1.5: [PAGE 10] *** *** *** *** *** Text Break *** *** *** *** *** C. URBAN – COMMERCIAL DISTRICT *** *** *** *** *** Text Break *** *** *** *** *** 16. Germain Immokalee Commercial Subdistrict 17. Greenway – Tamiami Trail East Commercial Subdistrict 18. Bay House Campus Commercial Subdistrict 19. Ivy Medical Center Subdistrict *** *** *** *** *** Text Break *** *** *** *** *** [PAGE 27] 12. Commercial uses subject to criteria identified in the Urban - Mixed Use District, PUD Neighborhood Village Center Subdistrict, Office and Infill Commercial Subdistrict, Residential Mixed Use Neighborhood Subdistrict, Orange Blossom Mixed-Use Subdistrict, Buckley Mixed Use Subdistrict, Vanderbilt Beach/Collier Boulevard Commercial Subdistrict, Commercial Mixed Use Subdistrict, Goodlette/Pine Ridge Mixed Use Subdistrict, Henderson Creek Mixed Use Subdistrict, Livingston/Radio Road Commercial Infill Subdistrict, Vanderbilt Beach Road Neighborhood Commercial Subdistrict, Vincentian Mixed Use Subdistrict, Davis ‒ Radio Commercial Subdistrict, Meridian Village 9.A.4.d Packet Pg. 792 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Ivy Medical Center GMPA (PL20210002122) Future Land Use Element Page 2 of 3 Text added is underlined; text deleted is struck thru 791 10th St S., Suite 302, Naples, FL 34102 • (O) 239-649-1551 • (F) 239-649-7112 info@rdafl.com • www.rdafl.com Mixed-Use Subdistrict, Vanderbilt Beach Road Mixed Use Subdistrict; and, in the Urban Commercial District, Mixed Use Activity Center Subdistrict, Interchange Activity Center Subdistrict, Livingston/Pine Ridge Commercial Infill Subdistrict, Livingston Road/Eatonwood Lane Commercial Infill Subdistrict, Livingston Road Commercial Infill Subdistrict, Commercial Mixed Use Subdistrict, Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict, Orange Blossom/Airport Crossroads Commercial Subdistrict, Logan Boulevard/Immokalee Road Commercial Infill Subdistrict, East Tamiami Trail Commercial Infill Subdistrict, Seed to Table Commercial Subdistrict, Vanderbilt Beach Commercial Tourist Subdistrict, Germain Immokalee Commercial Subdistrict, Greenway – Tamiami Trail East Commercial Subdistrict, Bay House Campus Commercial Subdistrict, Ivy Medical Center Subdistrict, in the Bayshore/Gateway Triangle Redevelopment Overlay; and, as allowed by certain FLUE policies. *** *** *** *** *** Text Break *** *** *** *** *** C. Urban Commercial District [PAGE 76] *** *** *** *** *** Text Break *** *** *** *** *** 18. Bay House Campus Commercial Subdistrict *** *** *** *** *** Text Break *** *** *** *** *** 19. Ivy Medical Center Subdistrict The Ivy Medical Center Subdistrict consists of 3.92± acres and is located on the south side of Immokalee Road, approximately 1.76 Miles East of I-75. The purpose of this subdistrict is to permit medical office and office uses. This subdistrict will provide medical services to the surrounding neighborhoods within convenient travel distances and will serve the public traveling on Immokalee Road. a. Allowable uses are those permitted by right and by Conditional use in the C-1 Commercial Zoning District, as listed in the Collier County Land Development Code. b. Rezones are encouraged to be in the form of a Planned Unit Development and must contain development standards to ensure that all uses will be compatible with neighboring residential and institutional uses. c. The maximum floor area shall be limited to 20,000 square feet with a maximum building height of 35 feet. [This Subdistrict is depicted on a FLUM Series Inset Map.] *** *** *** *** *** Text Break *** *** *** *** *** FUTURE LAND USE MAP SERIES [PAGE 160] *** *** *** *** *** Text Break *** *** *** *** *** 9.A.4.d Packet Pg. 793 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Ivy Medical Center GMPA (PL20210002122) Future Land Use Element Page 3 of 3 Text added is underlined; text deleted is struck thru 791 10th St S., Suite 302, Naples, FL 34102 • (O) 239-649-1551 • (F) 239-649-7112 info@rdafl.com • www.rdafl.com Bay House Campus Commercial Subdistrict Map Vanderbilt Beach Road Mixed Use Subdistrict Map Immokalee Road Interchange Residential Infill Subdistrict Map Creekside Commerce Park East Mixed Use Subdistrict Map Ivy Medical Center Subdistrict Map 9.A.4.d Packet Pg. 794 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) IVY MEDICAL CENTER GMPA (PL20210002122) Page 1 of 1 791 Tenth Street S, Suite 302, Naples, FL 34102 • (O) 239-649-1551 • (F) 239-649-7112 info@rdafl.com • www.rdafl.com Professional Consultants List Planning/Project Management: Ronny De Aza, P.E. RDA Consulting Engineers 791 10th St S, Suite 302 Naples, FL 34102 (O) 239-649-1551 (F) 239-649-7112 RonnyDeAza@RDAFL.com Transportation: James M. Banks, P.E. JMB Transportation Engineering, Inc. 4711 7th Avenue SW Naples, FL 34119 239-919-2767 Jmbswte@msn.com Environmental: Jennifer Bobka Earth Tech Environmental, LLC 10600 Jolea Avenue, Bonita Springs, FL 34135 (O) 239-304-0030 Jenniferb@eteflorida.com 9.A.4.d Packet Pg. 795 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) IVY MEDICAL CENTER GMPA (PL20210002122) Page 1 of 2 791 Tenth Street S, Suite 302, Naples, FL 34102 • (O) 239-649-1551 • (F) 239-649-7112 info@rdafl.com • www.rdafl.com Exhibit E – Public Facilities Level of Service Analysis Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: Potable Water: The property will be serviced by connecting to the 24” Water Main on the north side of Immokalee Road. Fire Suppression will connect there as well. Sanitary Sewer: The subject property will be serviced by 16” PVC Forcemain located underneath the Immokalee Road median. Arterial and Collector Roads: Please refer to the Traffic Impact Statement prepared by JMB Transportation, Inc. for discussions of the project’s impact on level of service for arterial and collector roadways within the project’s radius of development influence. Drainage: The County has adopted a LOS standard for private developments which require development to occur consistent with water quantity and quality standards established in Ordinances 74-50, 90-10, 2001-27, and LDC Ordinance 2004-41, as may be amended. The proposed project will be designed to meet all Collier County and SFWMD design criteria. This project will be permitted through both Collier County and SFWMD (or FDEP 10/2, if applicable). Solid Waste: Per Collier County LDC, the adopted LOS for solid waste is two years of lined cell capacity at the previous 3-year average tons per year disposal rate and 10 years of permittable landfill capacity of the disposal rate. The proposed project will adhere to the requirements outlined in the Collier County Land Development Code. T he solid waste requirements will be outlined during the SDP application process. Parks, Community and Regional: The proposed building will pay park impact fees to mitigate for their impacts on this public facility. No adverse impacts to community or regional parks will result from the creation of the subdistrict. Schools: The proposed medical office building will pay school impact fees, if necessary, to mitigate for their impacts. No adverse impacts to schools will result from the creation of this subdistrict. 9.A.4.d Packet Pg. 796 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) IVY MEDICAL CENTER GMPA (PL20210002122) Page 2 of 2 791 Tenth Street S, Suite 302, Naples, FL 34102 • (O) 239-649-1551 • (F) 239-649-7112 info@rdafl.com • www.rdafl.com Public Facilities Level of Service Analysis Fire Control and EMS: The proposed building project lies within the North Collier Fire and Rescue District. No significant impacts to the fire control level of service are anticipated due to the proposed project. Estimated impact fees for EMS and fire service will be determined at the time of SDP application based on the proposed building. Sheriff, Fire Protection, and EMS services location / address of the facilities intended to serve the project are as follows: North Collier Fire and Rescue District Station #10 13240 Immokalee Road Naples, FL 34120 Collier County Sheriff Office 3319 Tamiami Trail E Naples, FL 34112 Collier County Sheriff Office District Four Substation 14750 Immokalee Road Naples, FL 34120 9.A.4.d Packet Pg. 797 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) IVY MEDICAL CENTER GMPA (PL20210002122) Page 1 of 2 791 Tenth Street S, Suite 302, Naples, FL 34102 • (O) 239-649-1551 • (F) 239-649-7112 info@rdafl.com • www.rdafl.com Comprehensive Plan Consistency and Statutory Criteria for Plan Amendments The project is located within the Urban, Urban Mixed-Use District, Urban Residential Subdistrict on the Future Land Use Map. This small-scale GMPA is accompanied by a Rezoning application, which proposes to permit a commercial use on the subject property. The application proposes a two-story, 20,000 SF medical office building on approximately 3.87 acres on the south side of Immokalee Road approximately 1.76 miles east of I- 75. The purpose of this GMPA application is to utilize the subject property and construct a medical office building that will offer medical services to the surrounding community. Chapter 163.3167 Scope of act.- (9) Each local government shall address in its comprehensive plan, as enumerated in this chapter, the water supply sources necessary to meet and achieve the existing and projected water use demand for the established planning period, considering the applicable plan developed pursuant to s. 373.709. The project will provide potable water service and fire protection onsite by connecting to the existing Collier County Utilities water main adjacent to the project. Sanitary sewer will be provided by connecting to the existing Collier County Utilities forcemain. There are no existing or anticipated deficiencies with the proposed potable water or sanitary sewer systems. Chapter 163.3177 (6) (a) 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. 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 proposed small scale GMPA creates the Ivy Medical Immokalee Rd Commercial Subdistrict, which contains approximately 3.87 acres. The Subdistrict is intended to provide medical services in a location with convenient travel distance to serve the public traveling on Immokalee Road while creating jobs and economic growth to the local community. 9.A.4.d Packet Pg. 798 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) IVY MEDICAL CENTER GMPA (PL20210002122) Page 2 of 2 791 Tenth Street S, Suite 302, Naples, FL 34102 • (O) 239-649-1551 • (F) 239-649-7112 info@rdafl.com • www.rdafl.com The Medical building will be compatible with the adjacent lands and community demands. The adjacent community, Saturnia Lakes, is aware of the project and has expressed their support of the project. Chapter 163.3177 8. Future land use map amendments shall be based upon the following analyses: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the underdeveloped 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. Public infrastructure exists to service the proposed use on the existing property. The commercial project is suitable for the character of the proposed site as the proposed building and infrastructure will utilize roughly half of the site area. The project’s Conceptual Site Plan was designed in order to save and preserve as much native landscaping onsite as possible. Chapter 163.3184 Process for adoption of comprehensive plan or plan amendment. This section of statute outlines the process and authority for the agency review of plan amendments. The applicant understands that regional and state reviewing agencies will be responsible for review of any transmitted comprehensive plan amendment per the requirements of Chapter 163.3184 F.S. The applicant’s experts are of the opinion that there are no regional or state impacts associated with the application. Conservation Coastal Management Element Objective: Policy 6-1: Continue to ensure that all new buildings and structures meet, or exceed, the flood-resistant requirements of the Florida Building Code and Federal Floodplain Management Regulations. Policy 7-1: Coordinate land uses and the City hurricane evacuation policy with other relevant local and regional plans and policies. The proposed building finish floor elevation will meet all flood requirement by elevating the structure above the base flood elevation and meeting FEMA standards. Project will also exceed the 10% native vegetation conservation requirement. 9.A.4.d Packet Pg. 799 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) IVY MEDICAL CENTERNAPLES, FLORIDAEXHIBIT V A1, A2, A3 - AERIAL LOCATION MAP0SCALE: 1" = 150'300'600'300'NPROJECT NO.:SHEET:RDA21054RDA CONSULTING ENGINEERS791 10TH STREET SOUTH, SUITE 302NAPLES, FL 34102PHONE: (239) 649-1551FAX: (239) 649-7112WWW.RDAFL.COM1 OF 1IMMOKALEE ROADSATURNIA GRANDE DRLANTANA CIRCLEBUTTERFLY PALM DRHERITAGE GREENS DRLEAFSHINE LANELAUREL OAKELEMANTARYSCHOOLPRESERVE LNLEGENDPROPERTYBOUNDARYSUBJECTPROPERTYZONING : PUDUSE : RESIDENTIALZONING : PUDUSE : RESIDENTIALZONING : PUDUSE : GOLF COURSE / RESIDENTIALZONING : PUDUSE : RESIDENTIALAERIAL SOURCE: BING MAPSAERIAL DATE: 20219.A.4.dPacket Pg. 800Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 99410101010R30'R30'6106PROPOSED 2-STORY20,000 SF MEDICAL OFFICEBUILDING LOCATIONPROPOSED LAKEPROPOSED 5'SIDEWALKEX. 6' SIDEWALKEX. 2' CURB& GUTTEREX. 2' CURB& GUTTEREX. 6' SIDEWALKTYPE "D" CURB (TYP.)PROPERTYBOUNDARYPROPERTYBOUNDARYPROPERTYBOUNDARYALL NATURAL VEGETATIONTO BE MAINTAINED.ONLY EXOTIC PLANTSSHALL BE REMOVED ASREQUIRED BY THE COLLIERCOUNTY LANDDEVELOPMENT CODE.DUMPSTERENCLOSUREPROPOSED0.0982 ACRESPRESERVE15' TYPE "B"BUFFER(SEE NOTE 1)PROPOSED6' SIDEWALKPROPOSED2' CURB & GUTTERPROPERTYBOUNDARY15' TYPE "D" BUFFER15' TYPE "B"BUFFER(SEE NOTE 1)SEE NOTE 215' TYPE "B"BUFFER(SEE NOTE 1)15' TYPE "B" BUFFER(SEE NOTE 1)25'25'35.2'51.7'40.2'24' (TYP.)24'23.4'15'15'15'15'24' (TYP.)57.9'10'6'15'51.7'83.3'15' TYPE "D"BUFFER15'15'6' WIDERESERVATIONAREA(SEE NOTE 2)799624'(TYP.)5(5) PARALLELPARKING SPOTS(23'x9')EX. LANDSCAPE MATERIAL WILLBE ENHANCED WITH ADDITIONALPLANTING TO PROVIDEADDITIONAL BUFFERING TO THESATURNIA LAKES HOMES FROMTHE DEVELOPMENTIMMOKALEE ROADLEGENDEXEXISTINGEXISTING GROUND ELEVATIONIVY MEDICAL CENTERNAPLES, FLORIDAEXIBIT A - CONCEPTUAL SITE PLAN0SCALE: 1" = 50'100'200'100'NNATIVE PLANT MATERIALTO BE KEPTPROJECT NO.:SHEET:RDA21054RDA CONSULTING ENGINEERS791 10TH STREET SOUTH, SUITE 302NAPLES, FL 34102PHONE: (239) 649-1551FAX: (239) 649-7112WWW.RDAFL.COM1 OF 2PRESERVE AREANOTE:1.PLANTINGS WILL BE ADDED TO THE LBEALONG THE WEST AND SOUTH ASNECESSARY TO MEET BUFFERREQUIREMENTS AFTER REMOVAL OFEXOTICS.2.PRESERVE MAY BE USED TO MEET THEBUFFER REQUIREMENTS. IN THE EVENTTHAT THE PRESERVE DOES NOTSATISFY THE REQUIREMENTS OF ATYPE "B" BUFFER AFTER REMOVAL OFEXOTICS, SUPPLEMENTAL PLANTINGWILL BE PROVIDED AS NECESSARY INTHE 6' WIDE RESERVATION AREA TOMEET THE BUFFER REQUIREMENTS.9.A.4.dPacket Pg. 801Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) IVY MEDICAL CENTERNAPLES, FLORIDAPROJECT NO.:SHEET:RDA21054RDA CONSULTING ENGINEERS791 10TH STREET SOUTH, SUITE 302NAPLES, FL 34102PHONE: (239) 649-1551FAX: (239) 649-7112WWW.RDAFL.COM2 OF 2PARKING SUMMARYBUILDING USEPROPOSED SQUAREFOOTAGEMINIMUM REQUIREDSPACESSPACESREQUIREDSPACESPROVIDEDMEDICAL/ DENTALOFFICE OR CLINIC(OUTPATIENT CARE FACILITY)20,000 SF1 SPACE PER 200SQUARE FEET100120(6 HC SPACES)NOTE:PARKING SPACE REQUIREMENT PER SECTION 4.05.04.g. TABLE 17 OF THE COLLIER COUNTY LDC.HANDICAP SPACES HAVE BEEN PROVIDED BASED ON COLLIER COUNTY LDC SECTION 4.05.07 TABLE 19.GENERAL NOTES:1.THESE PLANS ARE FOR GMPA AND REZONE PERMITTING AND ARE NOT FOR CONSTRUCTIONUSE.ADJACENT ZONING AND LAND USEZONINGLAND USENROW, THEN PUD (LANTANA)RESIDENTIALSPUD (SATURNIA LAKES)RESIDENTIALEPUD (HERITAGE GREENS / ARROWHEAD GOLF CLUB)GOLF COURSEWPUD (SATURNIA LAKES)RESIDENTIALPLANNING NOTESCURRENT ZONINGAPROPOSED ZONINGC-1CURRENT LAND USEUNDEVELOPEDFUTURE LAND USEURBAN RESIDENTIAL SUBDISTRICTPROPOSED LAND USEMEDICAL OFFICE BUILDINGBUILDING SQUAREFOOTAGE20,000 SFMAXIMUM ZONEDBUILDING HEIGHT35 FTMAXIMUM ACTUALBUILDING HEIGHT35 FTUTILITY NOTE:POTABLE WATER WILL BE PROVIDED VIA A SERVICE CONNECTION TO THE 24'' PVC WATERMAIN ALONG THENORTHSIDE OF IMMOKALEE ROAD. SANITARY SEWER COLLECTION WILL BE PROVIDED VIA A SERVICECONNECTION TO THE EXISTING 16'' SEWER FORCEMAIN ALONG THE MEDIAN OF IMMOKALEE ROAD.LOCATIONS OF WATER AND SEWER CONNECTIONS WILL BE DETERMINED UPON FINAL SITE DEVELOPMENTPLANNING AND ARE THEREFORE NOT SHOWN ON THIS CONCEPTUAL SITE PLAN.REQUIRED SETBACKS SUMMARYREQUIRED (PER ZONING C-1)FRONT SETBACK25'SIDE SETBACKS25'REAR SETBACK25'LAND USE SUMMARYACRES% OF SITEWATER MANAGEMENT+/- 0.4511.4%PAVEMENT / SIDEWALK+/- 1.0727.2%BUILDING FOOTPRINT AREA+/- 0.277.1%MISC. OPEN SPACE+/- 2.1454.3%TOTAL SITE AREA+/- 3.93100%EXIBIT A - CONCEPTUAL SITE PLANPRESERVE AREA CALCULATIONSTOTAL SITE AREA3.926 ACNATIVE VEGETATION25% OF TOTAL SITE AREA = 0.9815 ACPRESERVE REQUIREMENTS10% OF NATIVE VEGETATION ON SITEREQUIRED PRESERVE10% X 0.9815 AC = 0.0982 ACPROVIDED PRESERVE0.0982 AC9.A.4.dPacket Pg. 802Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) IMMOKALEE ROAD C.R. 84688888410101010R30'6667105EX. 6' SIDEWALKEX. 2' CURB& GUTTEREX. 6' SIDEWALKPROPERTYBOUNDARYPROPERTYBOUNDARYPROPERTYBOUNDARYPROPOSEDPRIVATEGRINDERPUMP STATIONPROPOSEDFORCEMAINCONNECTIONPROPOSEDPOTABLE WATERCONNECTIONEX. 24'' PVCWATERMAINEX. 16'' PVCFORCEMAINPROPOSED LAKETYPE "D" CURB(TYP.)24' (TYP.)23.4'24' (TYP.)PROPOSED 2-STORY20,000 SF MEDICAL OFFICEBUILDING LOCATIONIVY MEDICAL CENTERNAPLES, FLORIDAEXIBIT F - UTILITY CONNECTION PLAN0SCALE: 1" = 50'100'200'100'NPROJECT NO.:SHEET:RDA21054RDA CONSULTING ENGINEERS791 10TH STREET SOUTH, SUITE 302NAPLES, FL 34102PHONE: (239) 649-1551FAX: (239) 649-7112WWW.RDAFL.COM1 OF 1LEGENDEXEXISTINGEXISTING GROUND ELEVATIONNATIVE PLANT MATERIALTO BE KEPTPRESERVE AREAUTILITY PROVISIONS STATEMENTESTIMATED AVERAGE DAILY WASTEWATER FLOW (GPD) = 4,550 GPDESTIMATED PEAK WASTEWATER FLOW (GPD) = 4,550 GPD X 1.5 (PF) = 6,825 GPDESTIMATED AVERAGE DAILY POTABLE WATER FLOW (GPD) = 6,370 GPDESTIMATED PEAK POTABLE WATER FLOW (GPD) = 6,370 GPD X 1.3 (PF) = 8,281 GPDNOTES:1.THE ESTIMATED WASTEWATER AND POTABLE WATER FLOWS WEREDETERMINED USING THE ASSUMPTION OF 14 PRACTITIONERS AND 70 SHIFTEMPLOYEES. THIS PRACTITIONER AND EMPLOYEE COUNT WAS DETERMINEDUSING A PRELIMINARY FLOOR PLAN FOR THE BUILDING AND MAY SLIGHTLYCHANGE AT THE TIME OF SDP APPLICATION.2.THE PEAK WASTEWATER FLOWS WERE ESTIMATED USING A MAXIMUM 3-DAYPEAKING FACTOR OF 1.5 PER THE COLLIER COUNTY WATER-SEWER DISTRICT2014 MASTER PLAN.3.POTABLE WATER DEMANDS WERE ESTIMATED BY MULTIPLYING THEESTIMATED WASTEWATER FLOWS BY 1.4.4.THE PEAK POTABLE WATER DEMAND WAS ESTIMATED USING A MAXIMUM3-DAY PEAKING FACTOR OF 1.3 PER THE COLLIER COUNTY WATER-SEWERDISTRICT 2014 MASTER PLAN.9.A.4.dPacket Pg. 803Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) IMMOKALEE ROAD C.R. 84688888410101010R30'6667105EX. 6' SIDEWALKEX. 2' CURB& GUTTEREX. 6' SIDEWALKPROPERTYBOUNDARYPROPERTYBOUNDARYPROPERTYBOUNDARYPROPOSED LAKETYPE "D" CURB(TYP.)24' (TYP.)23.4'24' (TYP.)PROPOSED 2-STORY20,000 SF MEDICAL OFFICEBUILDING LOCATIONPROPOSED PRESERVEPROPOSED CONTROLSTRUCTURE LOCATIONOUTFALL/DISCHARGELOCATION INTO PRESERVESTORMWATER SHALL SHEETFLOWINTO THE PRESERVE AND INTO THESATURNIA LAKES PUD.THIS DRAINAGE PATTERN MATCHESTHE EXISTING DRAINAGE PATTERN.IVY MEDICAL CENTERNAPLES, FLORIDAPRELIMINARY STORMWATER MANAGEMENT PLAN0SCALE: 1" = 50'100'200'100'NPROJECT NO.:SHEET:RDA21054RDA CONSULTING ENGINEERS791 10TH STREET SOUTH, SUITE 302NAPLES, FL 34102PHONE: (239) 649-1551FAX: (239) 649-7112WWW.RDAFL.COM1 OF 1LEGENDEXEXISTINGEXISTING GROUND ELEVATIONNATIVE PLANT MATERIALTO BE KEPTPRESERVE AREASTORMWATER MANAGEMENT SUMMARYBASIN AREA = 3.93 ACANTICIPATED SITE DRAINAGE RATE = < 0.236 CFS (TO BEDETERMINED AT THE TIME OF SDP APPLICATION)ALLOWABLE SITE DISCHARGE RATE* = 0.06 CFS/AC = 0.236 CFS*PER THE HARVEY CANAL BASIN.9.A.4.dPacket Pg. 804Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Y:\PROJECTS\RDA-2021\RDA21054 - 3.87-ACRE IMMOKALEE ROAD - DUE DILIGENCE REPORT - BAYFRONT REALTY\01 - CAD\REV00\ADJACENT FACILITIES MAP.DWG 9/29/2021 4:14 PMIVY MEDICAL CENTER - NAPLES, FLORIDA EXHIBIT E2 - ADJACENT FACILITIES MAP RDA CONSULTING ENGINEERS 791 10TH ST S., SUITE 302 NAPLES, FLORIDA 34102 PHONE: (239) 649-1551 FAX: (239) 649-7112 WWW.RDAFL.COM PROJECT #:RDA21054 PROJECT LOCATION NCH NORTH NAPLES HOSPITAL NORTH COUNTY WATER RECLAMATION FACILITY NORTH COUNTY REGIONAL WATER TREATMENT PLANT NORTH COLLIER REGIONAL PARK NORTH COLLIER FIRE AND RESCUE - STATION #42 GULF COAST HIGH SCHOOL COLLIER COUNTY SHERIFF'S OFFICE - DISTRICT 1 SHELL GAS STATION 9.A.4.d Packet Pg. 805 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) IVY MEDICAL CENTER A3 MAP RDA CONSULTING ENGINEERS 791 10TH STREET SOUTH, SUITE #302 NAPLES, FLORIDA 34102 PHONE: (239) 649-1551 FAX: (239) 649-7112 WWW.RDAFL.COM PROJECT #:RDA210540SCALE: 1" = 150'300'600'300'NLAND USEZONINGSUBJECT PARCELUNDEVELOPEDA7NORTHIMMOKALEE ROAD/ H.D. DEVELOPMENTRPUD12,13,16EASTHERITAGE GREENPUD3,8,9,10,11WESTRIGASPUD12,132828IMMOKALEE ROAD C.R. 846PUDARSF-3HERITAGE GREENSWYNTREE4,57,63,8,9,10,11LAKE 3LAKE 16MORNING SUN LANELAKE 14G.C.T. NO. 3G.C.T. NO. 3HERITAGE GREENS DRIVETRACT PITRACT "RW1"TR A C T " R "LAKE 1LAKE 212345678910111213141516171819202122232425262728293031323334353637383940505152535455565758596061626364656667686970717273123456789101112131161171181191201211221231247475767778798081828384117118119120121122123124125126127128129130131132133134135136137138139140141142143144145146147148149150151152153154155156157158159160161162163G.C.T. NO. 1G.C.T. NO. 1G.C.T. NO. 1G.C.T. NO. 1G.C.T. NO. 1LAKE 15BBBBBAAA7RIGASPUD12,13CRESTVIEW WAY 1111111111CAMPESTRE TERRACE142GUADELUPE DRIVE163161TRACT L9TR OS13164162SAGO143145144TRACT L9TRACT OS1036536436336235134935018LEAFSHINE LANETRACT OS138SATURNIA LAKES BOULEVARD11585 6811BUTTERFLY PLAM DRIVE108TRACT L11TR 0S14KING126135ARECA1 3 8TRACT L10136137139COVE13113413 1321291281271 3 0 SATURN IA TRACT OS12140141GRANDEDRIVE TRACT 0S15120123122121101TRINDRA124125 100102103119116106LANE118 104105117107TRACT R1TR OS11TRACT R233412TRACT O S 1 5 BARRIGONA999897 777978COURT9496959392 82818084837476753473567072717869910109110TRACT OS1511411211311159919089868788TRACT OS1 67661213656414156162631716605756555831303332TRACT L1 5354525136353437TR OS15464850494740394241TRACT OS14543443453353363373393383473483463413403423443432419202122TR OS1232928272625TRACT OS122222222222222TRACT OS6PUD14LOGAN/IMMOKALEERPUD15CLEARYSV16LOGAN BLVD N 8628S21ASTPARCEL2440500 STPARCEL 21E6.47 ACRES212CANALTRACT M12TRACT 13TRACT LLOGAN BOULEVARD NORTH TREELINE DRIVETRACT R-3 345678910234567891011121314151612341TRACT ITRACT DTRACT JTRACT KTRACT G1112TRACT BTRACT ATREELINE DR IVE CYPRESS DR.TRACT I21D2.79 AC1,3,4,5,6,7,8,9,10,11,14,15,17PUDOLDE CYPRESSTRACT E11111111111TR E E L I N E D R I V E WILD ORCHI D C O U R T1 2345678942413435363738394043542326252223241610111213141521671712222NAPLES-IMMOKALEE ROAD (C.R.-846)PRESERVE LANETRACT D1LOT 6LOT 1LOT 2LOT 3LOT 4LOT 5333123456789101112131415161718192021222324252627WAYMONTEVERDE444411123456785OLDE555512,13,16H.D. DEVELOPMENTRPUDTRACT O DRITRACT L1TRACT L2TRACT L3TRACTTRACT PTRACT O1TRACT O2LANTANA CIRCLELANTANA CIRCLELANTANA CIRCLELANTANA122103484746454443424140393837363534333229282726252423222120191817161514131211109876543249888763626160595857563116968676665645554535251508685848382818079787776757473727170899091929394959697989910010110210410510610710810911011111211330121120119118117116115114LANTANALANTANA WAYCI R C L E CIRCLEO1 TRACTO2TRACTO2TRACTO3TRACTO131TRACT N66666300' OFFSETSUBJECT SITE9.A.4.dPacket Pg. 806Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) X:\PROJECTS\RDA-2021\RDA21054 - IVY MEDICAL CENTER-3.87-ACRE IMMOKALEE ROAD - DUE DILIGENCE REPORT - BAYFRONT REALTY\01 - CAD\REV00\PROPOSED FLU INSET MAP.DWG 9/20/2022 1:04 PMIVY MEDICAL CENTER - NAPLES, FLORIDAEXHIBIT VB - PROPOSED FUTURE LAND USE INSET MAPRDA CONSULTING ENGINEERS791 10TH ST S., SUITE 302NAPLES, FLORIDA 34102PHONE: (239) 649-1551FAX: (239) 649-7112WWW.RDAFL.COMPROJECT #:RDA21054PROJECT SITEAREA = 3.92 ACRESIvy Medical center Subdistrict 9.A.4.d Packet Pg. 807 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Inset Map Labels Drawing Points Drawing Lines Drawing Polygons Drawing Selected Custom Parcels Streets MapWise County Boundaries Parcel Outlines Copyright 2022 MapWise, Inc. All rights reserved. www.mapwise.com. This map is informational only. No representation is made or warranty given as to its content. User assumes all risk of use. MapWise and its suppliers assume no responsibility for any losses resulting from such use. 9.A.4.d Packet Pg. 808 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA)IVY MEDICAL CENTER SUBDISTRICT INSET MAP PREPARED BY: RDA CONSULTING ENGINEERS SUBJECT SITE Phillip M Mould, P.S.M. 6515 State of Florida Digitally signed by Phillip M Mould, P.S.M. 6515 State of Florida Date: 2021.12.04 10:59:53 -05'00' 9.A.4.d Packet Pg. 809 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) IVY MEDICAL CENTER Environmental Data for GMPA SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST COLLIER COUNTY, FLORIDA Prepared For: Prepared By: December 17, 2021 Updated: June 14, 2022 Collier County Growth Management Division 2800 North Horseshoe Drive Naples, FL 34104 Earth Tech Environmental, LLC 10600 Jolea Avenue Bonita Springs, FL 34135 239.304.0030 www.eteflorida.com 9.A.4.d Packet Pg. 810 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Environmental Data for GMPA Earth Tech Environmental, LLC www.eteflorida.com EXHIBITS Figure 1 Location Map Figure 2 Aerial with FLUCCS Map Figure 3 Site Plan APPENDICES APPENDIX A Collier County Pre-Application Meeting Notes APPENDIX B Earth Tech Environmental Staff Qualifications APPENDIX C Full Size Exhibits APPENDIX D Listed Species Survey 9.A.4.d Packet Pg. 811 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Environmental Data for GMPA Earth Tech Environmental, LLC www.eteflorida.com INTRODUCTION The purpose of this document is to satisfy the Environmental Data requirements (LDC Section 3.08.00) for a Growth Management Plan Amendment (GMPA) for the parcel referred to as Ivy Medical Center (Subject Property). This information is in response to the items in the GMPA Pre-Application Notes as provided by Collier County (see Appendix A). PROPERTY LOCATION The Subject Property for this report consists of one parcel (Folio #: 00195120002) and is located on the south side of Immokalee Road, approximately 0.37-miles east of Logan Boulevard, in Collier County, Florida. According to Collier County Property Appraiser’s GIS data, the property is 3.93 acres. See Figure 1 below for a location map. Figure 1. Location Map 3 9.A.4.d Packet Pg. 812 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Environmental Data for GMPA Earth Tech Environmental, LLC www.eteflorida.com ENVIRONMENTAL CHECKLIST- STRAIGHT REZONE (NON-RFMU) See page 6 of Collier County Pre-App Notes 1. Is the project in compliance with the overlays, districts and/or zoning on the subject site and/or the surrounding properties? (CON, ST, PUD, RLSA, RFMU, etc.) (LDC 2.03.05-2.03.08; 4.08.00) The site is currently zoned A-Agricultural/Rural. The applicant would like to do a straight rezone to allow for commercial use (medical office building). 2. Submit a current aerial photograph and clearly delineate the subject site boundary lines. If the site is vegetated, provide FLUCFCS overlay and vegetation inventory identifying upland, wetland and exotic vegetation (Admin. Code Ch. 3 G.1. Application Contents #24) See Figure 2, Aerial with FLUCCS Map and vegetation descriptions below. Figure 2. Aerial FLUCCS Map 4 9.A.4.d Packet Pg. 813 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Environmental Data for GMPA Earth Tech Environmental, LLC www.eteflorida.com FLUCCS 624-E4, Cypress – Slash Pine – Cabbage Palm (>75% Exotics) This wetland community is found throughout the Subject Property. The canopy consists of slash pine (Pinus elliottii), cabbage palm (Sabal palmetto) scattered bald cypress (Taxodium distichum), laurel oak (Quercus laurifolia) and abundant exotic Brazilian pepper (Schinus terebinthifolia), with lesser amounts of exotic melaleuca (Melaleuca quinquenervia). Mid-story is dominated by Brazilian pepper (Schinus terebinthifolius), with scattered cabbage palm. Ground cover is sparse and consists of swamp fern (Telmatoblechnum serrulatum), grape vine (Vitis rotundifolia), exotic Ceaserweed (Urena lobata) and minimal pond apple (Annona glabra). Exotic vegetation is dominant throughout the property. 3. Clearly identify the location of all preserves and label each as “Preserve” on all plans. (LDC 3.05.07.A.2). TO BE DONE AT TIME OF PLAT See Figure 3 below for preserve location. Figure 3. Site Plan 5 9.A.4.d Packet Pg. 814 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Environmental Data for GMPA Earth Tech Environmental, LLC www.eteflorida.com 4. Provide calculations on site plan showing the appropriate acreage of native vegetation to be retained, the max. amount and ratios permitted to be created on-site or mitigated off-site. Exclude vegetation located within utility and drainage easements from the preserve calculations (LDC 3.05.07.B-D; 3.05.07.F; 3.05.07.H.1.d-e). See engineer’s plan set. 5. Created and retained preserve areas shall meet the minimum width requirements per LDC 3.05.07.H.1.b. Preserve will meet LDC code requirements. See engineer’s plan set. 6. Retained preservation areas shall be selected based on the criteria defined in LDC 3.05.07.A.3, include all 3 strata, be in the largest contiguous area possible and shall be interconnected within the site and to adjoining off-site preservation areas or wildlife corridors. (LDC 3.05.07.A.1-4). See Figure 3 above for proposed preserve location. Preserve location was selected in the southern portion of the property and based on vegetation continuity with the property directly to the south. An additional vegetation buffer will remain extending along the entire southern property boundary. 7. Principle structures shall be located a minimum of 25’ from the boundary of the preserve boundary. No accessory structures and other site alterations, fill placement, grading, plant alteration or removal, or similar activity shall be permitted within 10’ of the boundary unless it can be shown that it will not affect the integrity of the preserve (i.e. stem wall or berm around wetland preserve). Provide cross-sections for each preserve boundary identifying all site alterations within 25’. (LDC 3.05.07.H.3; 6.01.02.C.) Appropriate buffers have been acknowledged. See engineer’s plan set. 8. Wildlife survey required for sites where an EIS is not required, when so warranted. (LDC 10.02.02.A.2.f) See attached Listed Species Survey. 9. Provide Environmental Data identifying author credentials, consistency determination with the GMPs, off-site preserves, seasonal and historic high water levels, and analysis of water quality. For land previously used for farm fields or golf course, provide soil sampling/groundwater monitoring reports identifying any site contamination. (LDC 3.08.00) See this document and the Earth Tech Environmental Staff Qualifications document in Appendix B. 10. Site Plan shall state the minimum acreage required to be preserved only in the case that a detailed site plan is being provided with the Rezone Ordinance. (LDC 10.02.13.A.2) Native vegetation on the site is approximately 25% of overall area (25% x 3.926 Ac = 0.9815 Ac). Required preserve area = 10% x native vegetation on site (10% x 0.9815 Ac = 0.0982 Ac of preserve). Preserve area = 0.0982 Ac 6 9.A.4.d Packet Pg. 815 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Environmental Data for GMPA Earth Tech Environmental, LLC www.eteflorida.com CCME 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… The required preserve area is 10% of existing native vegetation (see response #10 above), which will be designated in the southwest portion of the property. See Figure 3 above for proposed preserve location. Preserve location was selected in the southern portion of the property and based on vegetation continuity with the property directly to the south to allow an increased corridor area for wildlife. An additional ~0.28 acres of natural vegetation will remain/be maintained in the southern portion of the property, adjacent to the proposed preserve, providing more habitat than is required. CCME GOAL 7: TO PROTECT AND CONSERVE THE COUNTY’S FISHERIES AND WILDLIFE. OBJECTIVE 7.1: Direct incompatible land uses away from listed species and their habitats… The property is currently heavily invaded with Brazilian pepper and vines providing very poor habitat for any (listed) species. The property is largely isolated and surrounded by development, minimizing the chances of utilization by listed species. During the Listed Species Survey conducted in December 2021, no listed species (and minimal species, in general) were observed on the property. Six (6) tree cavities were observed (likely woodpecker). Additionally, the selected placement of the proposed preserve and additional ~0.28 natural vegetation buffer will provide habitat continuity with the property to the south. See Appendix D for the Listed Species Survey and Comment 6 above. 7 9.A.4.d Packet Pg. 816 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Environmental Data for GMPA Earth Tech Environmental, LLC www.eteflorida.com APPENDIX A Collier County GMPA Pre-Application Notes 9.A.4.d Packet Pg. 817 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 Updated 7/24/2018 Page | 1 of 5 Pre-Application Meeting Notes Petition Type: GMPA Date and Time: 9-8-2021 1:30 & 2:30 Assigned Planner: Josey Medina (Sue Faulkner attended pre-app for Josey) Engineering Manager (for PPL’s and FP’s): Project Information Project Name: Immokalee Road Parcel 195120002 PL #: PL20210002122 Property ID #: 195120002 Current Zoning: A-Agricultural/Rural Project Address not assigned City Naples State: FL Zip: Applicant: Agent Name: Ronny De Aza Phone: 239-649-1551 Agent/Firm Address: 800 Harbour Dr – Unit 2C City Naples State: FL Zip: 34103 Property Owner: Joseph J Dul and Barbara M Dul Please provide the following, if applicable: i. Total Acreage: 3.87 ii. Proposed # of Residential Units: 0 iii. Proposed Commercial Square Footage: 20,000 medical offices 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#: 9.A.4.d Packet Pg. 818 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 Updated 7/24/2018 Page | 2 of 5 Meeting Notes As of 10/16/2017 all Zoning applications have revised applications, and your associated Application is included in your notes; additionally a *new Property Ownership Disclosure Form is required for all applications. A copy of this new form is included in your pre -app Note – link is https://www.colliergov.net/Home/ShowDocument?id=75093. The subject site is 3.87 acres and is currently undeveloped. The Future Land Use Element designates this site as Urban, Urban Mixed Use District, Urban Residential Subdistrict. The applicant would like to create a new subdistrict that will allow a 2-story medical office of 20,000 square feet. Staff recommends amending the Future Land Use Element to add the new subdistrict as #19 on page 75 of Section C. Urban Commercial District. The new subdistrict should allow for the medical office. Please submit an amended Future Land Use Map as well as an inset map for the subdistrict. This project is similar to #17 Greenway – Tamiami Trail East Commercial Subdistrict, that also did a straight rezone petition for this project. The applicant would also like to do a straight rezone zoning application as a companion to the GMPA (PL20210002147). Please make sure you propose amendments in the entire FLUE wherever necessary with your submittal packet (i.e. Table of Contents – page vi - list Future Land Use Map Series; Policy 1.5 on page 10 under C. Urban Commercial District Paragraph#19; #12 under the Urban designation on page 27 almost at the end of paragraph – it would come after “Bay House Campus Commercial Subdistrict,”; and page 155 last page add to bottom of list of Future Land Use Map Series.) I have attached additional information for the GMPA application. Please feel free to call to me with any questions. Other required documentation for submittal (not listed on application): Market Study to support the need for the 20,000 square feet of medical offices and any other proposed uses. Write a justification for the project. Transportation Planning comments - see email attached Environmental comments- 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 LDC dictates the regulations which all applications must satisfy. Any checklists provided of required data for an application may not fully outline what is needed. It is the applicant’s responsibility to provide all required data. 9.A.4.d Packet Pg. 819 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 Updated 10/29 /201 9 Page | 4 of 5 Pre-Application Meeting Sign-In Sheet PL#________________________ 20210002122 Collier County Contact Information: Eric Ortman Zoning Principal Planner 252-1032 eric.ortman @colliercountyfl.gov Gabriela Castro Zoning Principal Planner 252-2408 gabriela.castro@colliercountyfl.gov Cormac Giblin Development Review - Zoning 252-2460 Cormac.giblin@colliercountyfl.gov Richard Orth Stormwater Planning 252-5092 richard.orth@colliercountyfl.gov Brandi Pollard Utility Impact fees 252-6237 brandi.pollard@colliercountyfl.gov Todd Riggall North Collier Fire 597-9227 triggall@northcollierfire.com Daniel Roman, P.E. Engineering Utilities 252-2538 daniel.roman@colliercountyfl.gov Brett Rosenblum, P.E. Development Review Principal Project Manager 252-2905 brett.rosenblum@colliercountyfl.gov James Sabo, AICP Zoning Principal Planner 252-2708 james.sabo@colliercountyfl.gov Michael Sawyer Transportation Planning 252-2926 michael.sawyer@colliercountyfl.gov Corby Schmidt, AICP Comprehensive Planning 252-2944 corby.schmidt@colliercountyfl.gov Chris Scott, AICP Development Review - Zoning 252-2460 chris.scott@colliercountyfl.gov Peter Shawinsky Architectural Review 252-8523 peter.shawinsky@colliercountyfl.gov Camden Smith Zoning Division Operations 252-1042 camden.smith@colliercountyfl.gov Derek Perry Assistant County Attorney 252-5640 derek.perry@colliercountyfl.gov Mark Strain Hearing Examiner/CCPC 252-4446 mark.strain@colliercountyfl.gov Mark Templeton Landscape Review 252-2475 mark.templeton@colliercountyfl.gov Jessica Velasco Zoning Division Operations 252-2584 jessica.velasco@colliercountyfl.gov Jon Walsh, P.E. Building Review 252-2962 jonathan.walsh@colliercountyfl.gov Sue Faulkner Comprehensive Planning 252-2306 sue.faulkner@colliercountyfl.gov Kirsten Wilkie Environmental Review 252-5518 kirsten.wilkie@colliercountyfl.gov Christine Willoughby Development Review - Zoning 252-5748 christine.willoughby@colliercountyfl.gov Additional Attendee Contact Information: Name Representing Phone Email Chrissy Fisher Richard DuBois Ronny De Aza Bill Klohn Laura DeJohn Zoning Services (Vendor) 252-5587 Laura.DeJohn@colliercountyfl.gov 9.A.4.d Packet Pg. 820 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) ThomasClarkeVEN From: SawyerMichael Wednesday, September 08, 2021 1:49 PM ThomasClarkeVEN; LauraDeJohnVEN; FaulknerSue Pre app notes for Immokalee Road Parcel Sent: To: Subject: Thomas, 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 GMPA-Rezone-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 exceedtwo-way PM peak hour net trips based on the use codes in the TE Manual on trip generation rates in effect at the time of application for SDP/SDPA or Subdivision plat approval." Note that interconnection to adjacent developments is not possible due to existing constructed condition. Respectfully, Michael Sawyer Principal Planner Growth Management Department Transportation Planning 2685 South Horseshoe Drive, Suite 103 Naples,Florida 34104 239-252-2926 michael.sawyer@colliercountyfl.gov Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing 1 9.A.4.d Packet Pg. 821 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) ThomasClarkeVEN BrownCraig Wednesday, September 08, 2021 2:55 PM From: Sent: To: ThomasClarkeVEN Cc: Jeremy Sterk RE: Pre-App Research for Immokalee Rd. Parcel#19520002(CU) -PL20210002147- Wednesday 9/8/21 at 1:30 PM & Companion GMPA-PL20210002122 Straight Rezone checklist 2016.doOc Subject: Attachments: Thomas, Here are my notes: For the Rezoning Straight rezoning without a master concept plan, Please provide FLUCFCS aerial map of the subject property please include the invasive exotic plant percentage amounts and indicate which FLUCFCS are being considered Native Vegetation. The other Environmental Data can be provided at SDP/PPL. For Both the Rezoning and the GMPA Please address how the proposed project is consistent with Conservation Coastal Management Element (CCME)Policy 6.1 and Objective 7.1. Explain how the project meets or exceeds the native vegetation requirements and minimizes impacts to listed species as required in the CCME.(The preservation Requirement is 10%) Fee $2500. Craig Brown Senior Environmental Specialist Development Review Division (239) 252-2548. How are we doing?Please CLICK HERE to fill out a Customer Survey. We appreciate your Feedback! From: ThomasClarkeVEN <Thomas.Clarke@colliercountyfl.gov> Sent: Friday, September 3, 2021 4:07 PM To:Ashton Heidi cHeidi.Ashton@colliercountyfl.gov>; BeardLaurie <Laurie.Beard@colliercountyfl.gov>; BrownCrag <Craig.Brown@colliercountyilgov>; Cooklaime slaime.Cook@colliercountyfl. gov>;CroteauKathynell <Kathynell.Crotteau@colliercountyfl.gov>;Faulknersue <Sue.Faulkner@colliercountyflgov>; FeyEric <Eric.Fey@colliercountyfl. gov>; JosephitisErin <Erin.Josephitis@colliercountyfil.gov>; OrthRichard <Richard.Orth@colliercountyfl.gov; PollardBrandi <Brandi.Pollard@colliercountyfl.gov>; AshkarSally 1 9.A.4.d Packet Pg. 822 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Environmental Straight Rezone (non-RFMU) Project Name Zo21 O0o147 The Preserve is not required to be designated at the time of Rezone for a Straight Rezone as long as a site plan 1s not included with the resolution. I. s the project is in compliance with the overlays, districts and/or zoning on the subject site and/or the surrounding properties? (CON, ST, PUD, RLSA,RFMU,etc.)(LDC 2.03.05-2.03.08; 4.08.00) Submit a current acrial photograph (available from the Property Appraiser's office) and clearly delineate the subject site boundary lines.If the site is vegetated, provide FLUCFCS overlay and vegetation inventory identifying upland, wetland and exotic vegetation (Admin.Code Ch. 3 G.1. Application Contents #24) PROVIDEAT TIME OF REZONE The following 3-10 are to be provided only in the case that a detailed site plan is being provided with the Rezone Ordinance. Otherwise, the following are to be provided at time of SDP/Plat. 3. Clearly identify the location of all preserves and label each as "Preserve" on all plans.(LDC 3.05.07.A.2). TO BE DONE AT TIME OF PLAT Provide calculations on site plan showing the appropriate acreage of native vegetation to be retained, the max. 4. amount and ratios permitted to be created on-site or mitigated off-site. Exclude vegetation located withinutility and drainage easements from the preserve calculations (LDC 3.05.07.B-D; 3.05.07.F; 3.05.07.H.I.d-e). P547 TO BE DETERMINED AT TIME OF PLAT/SDP 5. Created and retained preserve areas shall meet the minimum width requirements per LDC 3.05.07.H.1.b. NEED TO MEET THIS REQUIREMENT AT TIME OF PLAT/SDP 6. Retained preservation areas shall be selected based on the criteria defined in LDC 3.05.07.A.3, include all 3 strata, be in the largest contiguous area possible and shall be interconnected within the site and to adjoining of-site preservation areas or wildlife corridors. (LDC 3.05.07.A. 1-4) NEED TO MEET THIS REQUIREMENT AT TIME OF PLAT/SDP 7. Principle structures shall be located a minimum of 25' from the boundary of the preserve boundary. No accessory structures and other site alterations, fill placement,grading, plant alteration or removal, or similar activity shall be permitted within 10' of the boundary unless it can be shown that it will not affect the integrity of the preserve (i.e. stem wall or berm around wetland preserve).Provide cross-sections for each preserve boundary identifying all site alterations within 25'. (LDC 3.05.07.H.3; 6.01.02.C.) NEED TO MEET THIS REQUIREMENT AT TIME OF PLAT/SDP 8. Wildlife survey required for sites where an EIS is not required, when so waranted. (LDC 10.02.02.A.2.f) Listed Species -P522 PROVIDE AT TIME OF PLAT/SDP 9. Provide Environmental Data identifying author credentials,consistency determination with the GMPs,off-site preserves, seasonal and historic high water levels, and analysis of water quality. For land previously used for farm fields or golf course, provide soil sampling/groundwater monitoring reports identifying any site contamination. (LDC 3.08.00)PROVIDE AT TIME OF PLAT/SDP 10. Site Plan shall state the minimum acreage required to be preserved only in the case that a detailed site planis beingprovided with the Rezone Ordinance. (LDC 10.02.13.A.2) Fees:Listed Species Survey fee will be required at time of Plat/SDP 9.A.4.d Packet Pg. 823 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 1 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 amendments 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 9.A.4.d Packet Pg. 824 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 2 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. 9.A.4.d Packet Pg. 825 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 3 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 Tenant Typical GLA General Range in GLA Typical Minimum Site Area Minimum Support Required Market Size (Radius) Neighborhood Supermarket or Drugstore 50,000 sq. ft. 30,000 – 100,000 sq. ft. 3 acres 2,500 – 40,000 people 1 ½ miles Community Variety Discount or Junior Dept. Store 150,000 sq. ft. 100,000- 450,000 sq. ft. 10 + acres 40,000 – 150,000 people 3-5 miles Regional One or more full-line Dept. stores of at least 100,000 sq. ft. of GLA 400,000 sq. ft. 300,000 – 1,000,000 or more 30-50 acres or more 150,000 or more people 8 miles 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 9.A.4.d Packet Pg. 826 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 4 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 a site-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 LDC also requires the petitioner of a site-specific GMP amendment to post a notice(s) of the CCPC hearing on the property, for both Transmittal and Adoption hearings, 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: https://www.colliercountyfl.gov/your-government/divisions-a-e/comprehensive-planning GMPA Pre-App Std Comments_11-19-19 G:\CDES Planning Services\Comprehensive\COMP PLANNING GMP DATA\Comp Plan Amendments\GMP Pre-App Standard Comments dw/ 9.A.4.d Packet Pg. 827 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Environmental Data for GMPA Earth Tech Environmental, LLC www.eteflorida.com APPENDIX B Earth Tech Environmental Staff Qualifications 9.A.4.d Packet Pg. 828 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 239.304.0030 | www.eteflorida.com Ms. Bobka joined Earth Tech Environmental, LLC (ETE) in 2016 as an Ecologist with more than 9 years of private and public sector experience in the environmental field. As a Senior Environmental Consultant, Jennifer fulfills duties in wetland preserve monitoring, protected species surveys and management plans, bald eagle monitoring, Florida bonneted bat acoustic surveys, GIS mapping, and environmental resource permitting. Relevant Experience Jennifer has worked as a Naturalist for a non-profit in Collier County, a Manatee Research Intern with Florida Fish & Wildlife Conservation Commission in Palm Beach, and a Field Crew Leader for Montana Conservation Corps. Her varied experience spans coastal marine, estuarine and wetland habitats, to upland forests and alpine environments. She has worked with a wide variety of native and invasive plants and wildlife, with a special interest in threatened and endangered species. She is also an experienced environmental educator and Florida Master Naturalist. Jennifer’s work experience includes: Vegetation and Habitat Mapping Wetland Delineations Bald Eagle Monitoring Monitoring Well Installation Shorebird Monitoring Water Level Monitoring Protected Species Surveys GIS Mapping Bat Acoustic Surveys Phase I ESAs Species Management Plans Environmental Resource Permitting (ERP) Submerged Resource Surveys Natural Resource Management Turbidity Monitoring Trail Maintenance Seagrass Surveys Mechanical and Manual Forest Fuel Reduction Wetland Preserve Monitoring Small Watercraft Operations Invasive and Exotic Species Mapping Ecological Restoration Wildfire Assessments Environmental Education & Outreach Relevant Certifications/Credentials CPR/First Aid/AED, American Safety & Health Institute, 2020 Florida Master Naturalist, UF/IFAS, 2019 Nitrox Certified SCUBA Diver, SCUBAdventures, 2018 Certified Interpretive Guide, National Association of Interpretation, 2016 PADI Open Water SCUBA Diver, SCUBA Outfitters of Naples, 2012 Wilderness First Responder, SOLO Schools, 2009 JENNIFER BOBKA Senior Environmental Consultant e: jenniferb@eteflorida.com t: 239.304.0030 m: 406.579.4616 Years’ Experience 9 years Education/Training M.S. Forest Resources & ConservationUniversity of Florida (2023) B.A. Environmental Studies Montana State University (2009) Marine Biology & Coastal Ecology Study Abroad, Costa Rica (2007) Python Responder The Nature Conservancy (2015) Sawyer Training US Forest Service (2010) Professional Affiliations Florida Native Plant Society (FNPS) Florida Association of Environmental Professionals (FAEP) League of Environmental Educators of Florida (LEEF) 9.A.4.d Packet Pg. 829 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 239.304.0030 | www.eteflorida.com Mr. Goulding joined Earth Tech Environmental LLC in 2019 and holds the position of Ecologist. He has a wide range of experience throughout Southwest Florida. Relevant Experience Conor’s familiarity with southwest Florida ecosystems encompasses estuarine and marine ecosystems, which allows him to do duties outside of mapping including seagrass monitoring, submerged resource surveys, benthic surveys, and artificial reef monitoring. He previously gained marine work experience at Mote Marine Laboratory, which included spotted eagle ray tagging, snook tagging in Boca Grande, Gulf of Mexico whale shark photo identification, and photographing the process of manatee photo identification for the Manatee Research Program. He has also worked with Collier County and the City of Naples for pre/post dive surveys for artificial reef constructions and goliath grouper surveys. Since joining ETE, Conor has gained valuable experience, which includes protected species surveys, artificial reef fish monitoring for Charlotte County, benthic/seagrass surveys in Clam Bay, Water Turkey Bay, and Ft Myers, and single family submerged resource surveys. Conor also works closely with dredging projects which include turbidity monitoring and shorebird monitoring on projects at Wiggins Pass, Water Turkey Bay, Marco Island, and Clam Pass. Conor’s work experience includes: Protected Species Surveys Shorebird Monitoring Artificial Reef Fish Monitoring Submerged Resource Surveys Site and Aerial Photography Seagrass Surveys Mangrove Monitoring Artificial Reef Deployments Seagrass Monitoring Drone Mapping and Photography Preserve Monitoring Wetland Determinations Georeferencing Imagery Native Tree Surveys / Inventories GIS / GPS Mapping and Exhibits Urban Forest Mapping Vegetation & Habitat Monitoring Turbidity Monitoring Relevant Certifications/Credentials SSI Advanced/ Rescue Diver, SCUBAdventures, 2014 Nitrox Certified Diver, SCUBAdventures, 2014 Remote Pilot – Small Unmanned Aircraft System Certification, FAA, 2020 BoatU.S. Foundation’s Online Boating Safety Course, 2021 CONOR GOULDING Environmental Consultant e: conorg@eteflorida.com t: 239.304.0030 m: 239.331.0168 Years’ Experience 2 years Education/Training B.S. Natural Resource Conservation Virginia Tech (2014) Software Experience ArcGIS Adobe Lightroom Adobe Photoshop Adobe InDesign Geo Tremble 7x Professional Affiliations Florida Association of Environmental Professionals (FAEP) 9.A.4.d Packet Pg. 830 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Environmental Data for GMPA Earth Tech Environmental, LLC www.eteflorida.com APPENDIX C Full Size Exhibits 9.A.4.d Packet Pg. 831 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) HIALEAH ORLANDO HOLLYWOOD CLEARWATER CAPE CORAL TALLAHASSEE JACKSONVILLE CORAL SPRINGS PEMBROKE PINES SAINT PETERSBURG IMMOKALEE RD IMMOKALEE RD COLLIER BLVDVANDERBILT BEACH RD LOGAN BLVD N1ST AVE SWOAKES BLVDSTRAND BLVDTHE LNLIVINGSTON RD N31ST ST NW1ST AVE NW 5TH AVE NW 7TH AVE NW 3RD AVE NW DANIELS RD 3RD AVE SW HIDDEN OAKS LN ACREMAKER RDENGLISH OAKS LNVALEWOOD DR MAHOGANY RIDGE DR 3RD AVE NW 1ST AVE NW 5TH AVE NWLIVINGSTON RD NSUBJECT PROPERTY O COLLIERCOUNTY G:\ETEnv Documents\PROJECTS\COLLIER\Ivy Medical Center\GIS\Location Map.mxd / 10:53:03 AMSUBJECT PROPERTY E A R T H T E C H E N V I R O N M E N TA L , L L C 1 0 6 0 0 J O L E A AV E N U E B O N I TA S P R I N G S , F L O R I D A 3 4 1 3 5 P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 FA X ( 2 3 9 ) 3 2 4 - 0 0 5 4 W W W . E T E F L O R I D A . C O M E A R T H T E C H E N V I R O N M E N TA L , L L C 1 0 6 0 0 J O L E A AV E N U E B O N I TA S P R I N G S , F L O R I D A 3 4 1 3 5 P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 FA X ( 2 3 9 ) 3 2 4 - 0 0 5 4 W W W . E T E F L O R I D A . C O M Ivy Medical Center Collier County, Florida Project Location Map Map Type 09/29/21 Date 9.A.4.d Packet Pg. 832 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 624-E4 IMMOKALEE RD 100 0 10050 Feet Subject PropertyFLUCCS Mapping 624-E4, Cypress-Slash Pine-Cabbage Palm (>75% Exotics)G:\ETEnv Documents\PROJECTS\COLLIER\Ivy Medical Center\GIS\FLUCCS Map.mxd / 10:56:26 AMO Notes: 1. 2021 Aerial obtained from Collier County Property Appraiser 2. Subject Property boundary & Site Plan obtained from RDA Consulting Engineers Ivy Medical Center Collier County, Florida Project FLUCCS Map Map Type 09/29/21 Date E A R T H T E C H E N V I R O N M E N TA L , L L C 1 0 6 0 0 J O L E A AV E N U E B O N I T A S P R I N G S , F L O R I D A 3 4 1 3 5 P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 W W W . E T E F L O R I D A . C O M E A R T H T E C H E N V I R O N M E N TA L , L L C 1 0 6 0 0 J O L E A AV E N U E B O N I T A S P R I N G S , F L O R I D A 3 4 1 3 5 P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 W W W . E T E F L O R I D A . C O M 9.A.4.d Packet Pg. 833 100 0 10050 Feet Subject Property Site Plan Proposed 0.0986 Acre Preserve (4,296 SqFt.)G:\ETEnv Documents\PROJECTS\COLLIER\Ivy Medical Center\GIS\Site Plan.mxd / 3:52:25 PMO Notes: 1. 2021 Aerial obtained from Collier County Property Appraiser 2. Subject Property boundary & Site Plan obtained from RDA Consulting Engineers Ivy Medical Center Collier County, Florida Project Site Plan Map Type 12/15/21 Date E A R T H T E C H E N V I R O N M E N T A L , L L C 1 0 6 0 0 J O L E A A V E N U E B O N I TA S P R I N G S , F L O R I D A 3 4 1 3 5 P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 W W W . E T E F L O R I D A . C O M E A R T H T E C H E N V I R O N M E N T A L , L L C 1 0 6 0 0 J O L E A A V E N U E B O N I TA S P R I N G S , F L O R I D A 3 4 1 3 5 P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 W W W . E T E F L O R I D A . C O M PRESERVE PROPOSED LAKE PROPOSED 2-STORY 20,000 SF MEDICAL OFFICE BUILDING ALL NATURAL VEGETATION TO REMAIN/BE MAINTAINED PARKING ALL NATURAL VEGETATION TO REMAIN/BE MAINTAINED 9.A.4.d Packet Pg. 834 Environmental Data for GMPA Earth Tech Environmental, LLC www.eteflorida.com APPENDIX D Listed Species Survey 9.A.4.d Packet Pg. 835 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) IVY MEDICAL CENTER Protected Species Survey SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST COLLIER COUNTY, FLORIDA Prepared For: Prepared By: December 17, 2021 Collier County Growth Management Division 2800 North Horseshoe Drive Naples, FL 34104 RDA Consulting Engineers c/o Richard DuBois 791 10th Street South, Suite 302 Naples, FL 34102 Earth Tech Environmental, LLC 10600 Jolea Avenue Bonita Springs, FL 34135 239.304.0030 www.eteflorida.com 9.A.4.d Packet Pg. 836 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com TABLE OF CONTENTS 1.0 INTRODUCTION............................................................................................................................. 3 2.0 PROPERTY LOCATION ................................................................................................................... 3 3.0 SPECIES SURVEY MATERIALS & METHODS ................................................................................... 3 4.0 EXISTING SITE CONDITIONS .......................................................................................................... 4 5.0 RESULTS ........................................................................................................................................ 9 6.0 REFERENCES ................................................................................................................................ 16 EXHIBITS Figure 1 Site Location Map Figure 2 Aerial Map Figure 3 FLUCCS Map with Aerial Figure 4 FLUCCS Map Figure 5 Transect Map & Field Results Figure 6 Florida Bonneted Bat Consultation Area Figure 7 Florida Panther Map Figure 8 Wood Stork Foraging Map Figure 9 Black Bear Map Figure 10 Bald Eagle Map 9.A.4.d Packet Pg. 837 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com 1.0 INTRODUCTION Earth Tech Environmental (ETE) conducted a search for listed species on the property referred to as Ivy Medical Center (Subject Property) prior to development. This assessment was conducted by ETE on December 9th, 2021, to evaluate the Subject Property for the potential presence of listed species of concern based on the determined Florida Land Use Cover and Forms Classification System (FLUCCS) vegetation. 2.0 PROPERTY LOCATION The Subject Property for this report consists of one parcel (Folio #: 00195120002) and is located on the south side of Immokalee Road, approximately 0.37-miles east of Logan Boulevard, in Collier County, Florida. According to the boundary provided by the engineer (RDA Consulting Engineers), the property is 3.93 acres. See Figure 1 below for a location map. Figure 1. Site Location Map 3.0 SPECIES SURVEY MATERIALS & METHODS The species survey was conducted using a methodology similar to that discussed in the Florida Fish & Wildlife Conservation Commission (FWC) publication “Ecology and Habitat Protection Needs of Gopher Tortoise (Gopherus polyphemus) Populations Found on Lands Slated for Large-scale Development in Florida.” This methodology is as follows: Existing vegetation communities or land-uses on the subject site are delineated on a recent aerial map (Collier County 2021) using the Florida Land Use, Cover and Forms Classification System (FLUCCS). FLUCCS mapping for this property is detailed below in (Figures 3 & 4). The 3 9.A.4.d Packet Pg. 838 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com resulting FLUCCS codes are cross-referenced with a list of protected plant and animal species. The lists were obtained from two agency publications: “Florida’s Endangered Species, Threatened Species & Species of Special Concern-Official Lists”, June 2021. “Notes on Florida’s Endangered and Threatened Plants”, Florida Department of Agriculture and Consumer Services, 2010. The result is a composite table that contains the protected species which have the highest probability of occurring in each particular FLUCCS community. See Table 3 below for the species list that applies to the FLUCCS communities associated with the Subject Property. In the field, each FLUCCS community is searched for listed species or signs of listed species. This is accomplished using a series of pedestrian transects throughout each vegetation community (see Figure 5). If necessary, transect integrity is maintained using a handheld GPS in track mode. Signs or sightings of all listed and non-listed species are then recorded. Any tree cavities, gopher tortoise burrows or potential fox squirrel nests are flagged in the field and marked by GPS. Based on the habitat types found on the Subject Property (see Table 3), particular attention was paid to the presence of listed species such as Florida bonneted bat (tree cavities), Big Cypress fox squirrel, Tillandsia spp. and butterfly orchids. Approximately three (3) man-hours were logged on the Subject Property during this species survey (see Table 1). 4.0 EXISTING SITE CONDITIONS Temperatures during the fieldwork for this survey were in the mid 70’s. Cloud cover was partly cloudy. The Subject Property is vacant and forested, containing low-quality wetlands and abundant exotic vegetation (Brazilian pepper, Caesarweed). The property is surrounded by roadways, a golf course and residential development. Immokalee Road runs along the northern property line. See Figure 2 below for an aerial map. The Subject Property has the following surrounding land uses: North Immokalee Road/Immokalee Canal/Vacant-forested East Golf course/Residential South Vacant-forested/Residential West Residential TABLE 1. FIELD TIME SPENT ON SUBJECT PROPERTY DATE START TIME END TIME NO. ECOLOGISTS MAN HOURS TASK December 9, 2021 10:00 am 1:00 pm 1 3.0 Species Survey Fieldwork 4 9.A.4.d Packet Pg. 839 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com Figure 2. Aerial Map Listed below are the FLUCCS communities identified on the site. The community descriptions correspond to the FLUCCS maps below (Figures 3 and 4). See Florida Land Use, Cover and Forms Classification System (Department of Transportation, Surveying & Mapping Geographic Mapping Section, 1999) for definitions. The Florida Exotic Pest Plant Council’s (FLEPPC) list of invasive species contain Category I and Category II species that may be found on the Subject Property. Category I species are invasive exotics that are altering native plant communities by displacing native species, changing community structures or ecological functions, or hybridizing with natives (FLEPPC). Category II species are invasive exotics that are increasing in abundance or frequency but have not yet altered Florida plant communities (FLEPPC). A significant factor in mapping vegetative associations and local habitats is the invasion of these species such as 5 9.A.4.d Packet Pg. 840 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com Brazilian pepper, earleaf acacia, melaleuca, Caesarweed, and air potato. Levels of exotic density were mapped using field observations and photo interpretation as shown in Figure 3. Modifiers, or “E” designators, are appended to the FLUCCS codes to indicate the approximate density of exotics in the canopy, mid-story and/or groundcover. E1 = Exotics <25% of total cover E2 = Exotics 26-50% of total cover E3 = Exotics 51-75% of total cover E4 = Exotics >75% of total cover TABLE 2. ACREAGE PER FLUCCS COMMUNITY FLUCCS CODE DESCRIPTION ACREAGE 624-E4 Cypress – Slash Pine – Cabbage Palm (>75% Exotics) 3.93 Site Total: 3.93 Figure 3. FLUCCS Map with Aerial 6 9.A.4.d Packet Pg. 841 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com Figure 4. FLUCCS Map FLUCCS 624-E4, Cypress – Slash Pine – Cabbage Palm (>75% Exotics) This community is found throughout the entirety of the Subject Property. The canopy consists of bald cypress (Taxodium distichum), slash pine (Pinus elliottii), and cabbage palm (Sabal palmetto); exotic vegetation is high and consists of Brazilian pepper (Schinus terebinthifolia). Mid-story and ground vegetation is sparse, and consists of swamp fern (Telmatoblechnium serrulatum), Virginia creeper (Parthenocissus quinquefolia), and greenbriar (Smilax rotundifolia); exotic vegetation consists of Caesarweed (Urena lobata). The various protected species which may occur in the corresponding FLUCCS communities are shown below in Table 3. 7 9.A.4.d Packet Pg. 842 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com TABLE 3. POTENTIAL PROTECTED SPECIES ACCORDING TO FLUCCS CATEGORY FLUCCS POTENTIAL LISTED SPECIES SCIENTIFIC NAME DESIGNATED STATUS FWC OR FDACS USFWS 624 American Alligator Alligator mississippiensis SSC T(S/A) Big Cypress Fox Squirrel Sciurus niger avicennia T - Everglades Mink Mustela vison evergladensis T - Florida Bonneted Bat Eumops floridanus E E Florida Panther Felis concolor coryi E E Little Blue Heron Egretta caerulea T - Tricolored Heron Egretta tricolor T - Wood Stork Mycteria americana T T Air Plants Tillandsia spp. Varies - Abbreviations Agencies: Status: FDACS = Florida Department of Agriculture and Consumer Services CE = Commercially Exploited FWC = Florida Fish & Wildlife Conservation Commission E = Endangered USFWS = United States Fish and Wildlife Service SSC = Species of Special Concern T = Threatened T(S/A) = Threatened/Similarity of Appearance 8 9.A.4.d Packet Pg. 843 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com 5.0 RESULTS All relevant species observed on the Subject Property are detailed in Table 4. No listed species were directly observed on the property, though six (6) tree cavities were observed (likely made by woodpeckers). See Florida bonneted bat section below and Figure 5 for transects and field results. Figure 5. Transect Map & Field Results 9 9.A.4.d Packet Pg. 844 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com TABLE 4. SPECIES OBSERVED ON THE SUBJECT PROPERTY COMMON NAME SCIENTIFIC NAME OBSERVATIONS LISTED SPECIES? STATUS BIRDS Cat Bird Dumetella carolinensis HV No - Northern Mockingbird Mimus polyglottos HV No - REPTILES Brown Anole Anolis sagrei DV No - PLANTS NONE - - - - * = protected species Abbreviations Observations: Observations: Status: C = Cavity N = Nest CE = Commercially Exploited DB = Day Bed OH = Observed Hole/Burrow FE = Federally Endangered DV = Direct Visual OT = Observed Tracks FT = Federally Threatened HV = Heard Vocalization(s) R = Remains SSC = Species of Special Concern MT = Marked Tree S = Scat ST = State Threatened Florida Bonneted Bat (FBB) (Eumops floridanus) The Subject Property falls within the United States Fish & Wildlife Service’s (USFWS) Florida Bonneted Bat Consultation Area (see Figure 6 below). Florida bonneted bats are thought to roost high up in tree cavities made by woodpeckers (often in tree snags), as well as tree crevices, with a preference for an open understory. The property contains low-quality FBB roosting habitat due to dense Brazilian pepper at all strata as well as abundant greenbrier/vine cover. FBB foraging is also unlikely due to the degraded habitat from dense Brazilian pepper and vine cover. During the species survey, six (6) potential bonneted bat cavities were observed, all within pine snags near the southern portion of the property. 10 9.A.4.d Packet Pg. 845 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com Figure 6. Florida Bonneted Bat Consultation Area The site does have community types in which protected species could reside. During permitting, the following listed species concerns may be raised by the agencies: 11 9.A.4.d Packet Pg. 846 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com Figure 7. Florida Panther Map Florida Panther (Felis concolor coryi) The Subject Property does not fall within the USFWS Florida Panther Habitat Zones or Consultation Area. Additionally, no telemetry points have been documented on or within a two-mile radius of the Subject Property. See Figure 7 for Florida panther information as it relates to the Subject Property. Consultation with the USFWS will likely not be necessary for Florida panther. 12 9.A.4.d Packet Pg. 847 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com Figure 8. Wood Stork Map Wood Stork (Mycteria americana) The Subject Property falls within the core foraging area (estimated at 18.6 miles) of one (1) USFWS- documented wood stork colony in Collier County (see Figure 8). The wetlands on the property are of low quality and likely preclude wood stork foraging and/or nesting. Consultation with USFWS will likely not be required for impacts to wood stork. 13 9.A.4.d Packet Pg. 848 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com Figure 9. Florida Black Bear Map Florida Black Bear (Ursus americanus floridanus) While the Subject Property does fall within ‘Abundant’ Florida Fish and Wildlife Conservation Commission’s (FWC) black bear habitat, it is surrounded by roadways and development which likely preclude black bear utilization on the property. Based on the latest available information provided by FWC, multiple black bear related calls have been identified within 1-mile of the Subject Property between 2016 and 2018, though no calls have been identified on the property itself (see Figure 9). 14 9.A.4.d Packet Pg. 849 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com Figure 10. Bald Eagle Map Bald Eagle (Haliaeetus leucocephalus) No documented bald eagle nests have been documented within 660-feet (USFWS Protection Zone) of the Subject Property and no nests were observed on the site (see Figure 10). Consultation with USFWS will likely not be necessary for bald eagle. 15 9.A.4.d Packet Pg. 850 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com 6.0 REFERENCES Ashton, Ray E. and Patricia S. “The Natural History and Management for the Gopher Tortoise.” Krieger Publishing Company. Malabar, Florida. 2008. Collier County Property Appraiser. http://www.collierappraiser.com Cox, James; Inkley, Douglas; and Kautz, Randy. “Ecology and Habitat Protection Needs of Gopher Tortoise (Gopherus polyphemus) Populations Found on Lands Slated for Large-Scale Development in Florida.” Nongame Wildlife Program Technical Report No. 4. December 1987. http://www.fwspubs.org/doi/suppl/10.3996/062015-JFWM-055/suppl_file/062015-jfwm- 055.s2.pdf?code=ufws-site “Florida’s Endangered and Threatened Species”- Official List. Florida Fish and Wildlife Conservation Commission. Updated June 2021. http://myfwc.com/media/1515251/threatened-endangered-species.pdf http://myfwc.com/imperiledspecies/ Florida Land Use, Cover and Forms Classification (FLUCCS) Handbook. Florida Department of Transportation. January 1999. http://www.fdot.gov/geospatial/documentsandpubs/fluccmanual1999.pdf http://www.fdot.gov/geospatial/doc_pubs.shtm Weaver, Richard E. and Anderson, Patti J. “Notes on Florida’s Endangered and Threatened Plants.” Bureau of Entomology, Nematology and Plant Pathology – Botany Section. Contribution No. 38, 5th Edition. 2010. http://freshfromflorida.s3.amazonaws.com/fl-endangered-plants.pdf http://www.freshfromflorida.com/Divisions-Offices/Plant-Industry/Bureaus-and-Services/Bureau-of- Entomology-Nematology-Plant-Pathology/Botany/Florida-s-Endangered-Plants 16 9.A.4.d Packet Pg. 851 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) COMMERCIAL NEEDS ANALYSIS FOR SUBJECT PROPERTY AT 7600 IMMOKALEE ROAD COLLIER COUNTY, FLORIDA November 10, 2021 Prepared for RDA Consulting Engineers 791 10th St. S., Suite 302 Naples, FL 34102 Prepared by Real Estate Econometrics, Inc. Real Estate Econometrics, Inc. Suite 100 707 Orchid Drive Naples, Florida 34102 (239) 269-1341 Ree-i.com 9.A.4.d Packet Pg. 852 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Background RDA Consulting Engineers (“Applicant”) is in the process of submitting a small- scale Comprehensive Plan amendment (“Comp Plan Amendment”) for a 3.87- acre parcel of land (“Property”) located on the south side of Immokalee Road approximately a half mile east of Logan Boulevard in Collier County, Florida (“County”). Proposed plans for the site include a two-story 20,000 square foot medical office building (“Project”) that is intended to provide medical service and support to the surrounding neighborhoods. The Property is currently zoned A-Agricultural and a rezoning application is being submitted simultaneously for a zoning change to C-1 Commercial. Real Estate Econometrics, Inc. (“Consultant”) has been asked to prepare a medical office needs analysis for the property that will be submitted with the Comp Plan Amendment application being prepared by the Applicant. This Study is comprised of four parts; the site assessment, the demand component, the supply component and the demand/supply comparison analysis. 1.0 Site Assessment 1.1 Subject Property Attributes The Subject Property is located on the south side of Immokalee Road approximately a half mile east of Logan Boulevard in Township 48S – Range 26E – Section 28 in the County. An aerial locator photo in Figure 1.1.1 is followed by a summary of the Subject Property’s legal, location, zoning, and land use attributes obtained from the Collier County Property Appraiser website. (Rest of page left intentionally blank) 1 9.A.4.d Packet Pg. 853 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Figure 1.1.1 Source: ESRI and the Consultant Source: Collier County Property Appraiser 2 9.A.4.d Packet Pg. 854 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 1.2 Location Analysis The Subject Property’s strategic location allows reasonable access to the site and provides for an ideal location for commercial medical office activities. As noted above, the Subject Property is strategically located to accommodate the proposed C-1 commercial medical office use. The medical office complex will have high visibility to Immokalee Road. The Subject Property is conveniently located 1.7 miles from the Naples Community Hospital Northeast Emergency facility at the corner of Immokalee Road and Collier Boulevard, 5.1 miles from the Naples Community Hospital North Collier Hospital at the corner of Immokalee Road and Goodlette-Frank Road and 6.3 miles from Physicians Regional Hospital at the corner of Pine Ridge Road and Interstate 75. 2.0 Population Growth Around Subject Property 2.1 Overview of Florida Population Florida is currently the nation’s fourth most populous state, home to an estimated 19.1 million people according to the Census Bureau. By the year 2030, Florida’s population is projected to total 23.6 million people according to the medium range series from the University of Florida’s Bureau of Economic and Business Research. This represents an increase of 245,000 per year. Florida’s population growth is depicted in Figure 2.1.1 below. This shows the latest projections of growth by county for the year 2030. As you can see, the most heavily populated counties in Florida are Broward, Miami-Dade and Palm Beach counties in Southeast Florida; Hillsborough and Pinellas counties in the Tampa metro market; Orange County in Central Florida, and Duval County in the Jacksonville metro area. (Rest of page left intentionally blank) 3 9.A.4.d Packet Pg. 855 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Figure 2.1.1 Source: University of Florida Bureau of Economic and Business Research 2.2 Overview of Collier County Population Growth. Currently, there are an estimated 389,754 people living year-round in Collier County. Since the 2000 Census, the County’s population has increased by nearly 35%, the equivalent of 131,828 new residents as shown in Figure 2.2.1 on the next page. Looking ahead, the County will continue to gain new residents at a rate greater than that of the state of Florida. By the year 2046, the population of Collier County is projected to total 543,760 residents. This is a projected annual growth rate of just under 2% from 2015 to 2040 compared to Florida’s annual growth rate of 1.08% during the same time period. The County base population data can be found in Appendix Table D. 0 90 18045 Miles ² Florida Counties Population Projections 2030 100,000 or less 100,001 - 250,000 250,001 - 500,000 500,001 - 1,000,000 1,000,001 + 2030 Population Projections by County 4 9.A.4.d Packet Pg. 856 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Figure 2.2.1 Population growth in Collier County is primarily due to the in-migration of the ongoing arrival of baby boomer retirees. The number of baby boomers reaching retirement age peaks between 2021 and 2025. 2.3 15-Minute Drive Time Demographic Detail The Urban Land Institute (“ULI”) defines commercial sites in three categories. The categories are neighborhood, community and regional. Those categories are characterized by drive times and size in square feet as shown in Table 2.2.1 below. Table 2.2.1 Neighborhood Up to 10-Minute Drive Time = <100,000 Sqft Community 20-30 Minute Drive Time = 100,000 to 300,000 Sqft Regional 30-Minute and over Drive Time = >300,000 Sqft Source: Urban Land Institute, Dollars and Cents of Shopping Centers, 2008 The Subject Property proposed development plan would categorize it as a small size Neighborhood site. 5 9.A.4.d Packet Pg. 857 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Drive time areas are calculated by Environmental Systems Research Institute (“ESRI”). The ESRI Business Analyst program calculates drive times by actual street networks and posted speed limits. In general, Neighborhood sites have a drive time area of up to 10 minutes, Community sites have a drive time area of 10 to 20 minutes depending on the size and Regional sites have a drive time area of 30 minutes and over depending on the size. Since the Subject Property is proposed for 20,000 square feet of commercial medical office space, it falls within the Neighborhood category and the supply/demand analysis will be performed on a 10-minute drive time market are. Figure 2.4.1 below depicts the 10-minute drive time area from the Subject Property. Some of the drive time boundaries go into Lee County but those parcels were not included since they are in a different county. Figure 2.4.1 10-Minute Drive Time from Subject Property Source: ESRI ArcGIS Business Analyst Mapping System The Table 2.4. on the next page shows the U.S. Census demographic profile of the population that lives within the 10-minute drive time of the subject site. 6 9.A.4.d Packet Pg. 858 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Table 2.4.1 Source: ESRI and U.S. Census Bureau 7 9.A.4.d Packet Pg. 859 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) In order to determine commercial demand coming from the 10-minute drive time market area, it is important to determine the ratio between the overall County population and the population in the 10-minute drive time market area. In 2021, the population in the 10-minute drive time market area was 62,332, which was 15.99% of the County population. That percent increased to 16.35% of the County population in 2026. That one and a half percent increase is an indication of the growth potential in the Immokalee Road corridor east of Interstate 75 area due to the large percentage of undeveloped land and the potential for population growth in that area versus the land constrained developed areas of the County. The Consultant conservatively estimates that the Northeast Naples percentage of County population will continue to increase along with the southeast and east County regions due to developable land availability. Therefore, the Consultant used a 1.50% increased growth factor for the future 10-minute drive time area population percentage of the overall County population as shown in Table 2.4.2 below. Table 2.4.2 15-Minute Drive Time Population Forecast Year 2021 2026 2031 2036 2041 2046 Collier County GMD Population Forecast 389,754 417,800 --- --- --- --- 15-Minute Market Area Census Population 62,332 68,301 --- --- --- --- Percentage Share 15.99% 16.35% 17.85% 19.35% 20.85% 22.35% Collier County GMD Population Forecast 443,901 478,326 501,959 543,760 15-Minute Market Area Census Population 79,226 92,545 104,647 121,518 Source: Collier County Comprehensive Planning Section and Consultant 3.0 MARKET ANALYSIS 3.1 Market Area Demand The most reliable indicator of commercial market demand in the County is to determine the amount of commercial square footage built in the County then divide that total amount by the County population to arrive at square feet per capita (person) in the existing market. Historical commercial development in relation to population growth encompasses all aspects of land development over time including geography, economic fluctuations and various commercial uses as they relate to market demographics. 8 9.A.4.d Packet Pg. 860 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Collier County in particular has shown a propensity for commercial development to follow residential development. The limited economic diversification fuels Residential development is fueled by the population growth in the more undeveloped areas of the County which then supports commercial development as people moving into the County require nearby goods and services. Therefore, the commercial square feet per capita measure is used in the demand calculation and takes into account all of the factors previously mentioned. To determine the square feet per capita in the market area, the Consultant extracted all of the commercial parcels with built upon square feet within the 10- minute drive time area. The next step was to determine the amount of commercial square feet that is on the ground as of 2021. Acreage not built upon was not used in this calculation. The Consultant then used the 2021 10-minute drive time population from the U.S. Census data in Table 2.4.1 on page 7 to calculate the commercial square footage per capita in the 10-minute drive time market area. The Commercial square foot demand per capita in Collier County is 79.66 as shown in Table 3.1.1 below. Table 3.1.1 Number of Built Upon Parcels 284 2021Total Commercial Square Footage Built 4,965,510 2021 Population 62,332 Square Foot Demand Per Capita 79.66 Source: ESRI and Collier County Property Appraiser With the 10-minute drive time market area estimated population and the commercial demand in square feet per capita determined, the Consultant next calculated the estimated commercial square footage demand for the 10-minute drive time market area through the year 2045 as shown in Table 3.1.3 below. Table 3.1.3 2020 2025 2030 2035 2040 2045 County Population 383,166 416,607 446,284 483,448 523,707 567,319 15-Minute Drive Time Population 62,332 68,301 79,226 92,545 104,647 121,518 Demand Square Feet Per Capita 79.66 79.66 79.66 79.66 79.66 79.66 Commercial Square Feet Demand 4,965,510 5,441,014 6,311,360 7,372,381 8,336,442 9,680,415 Source: ESRI, Collier County Property Appraiser and the Consultant 9 9.A.4.d Packet Pg. 861 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 3.2 Market Area Supply The next step in the commercial needs analysis is to determine the amount of existing and potential competing commercial square footage in the 10-minumte drive time market area. The Consultant performed a three-part process in the ARCgis desktop program to determine both the existing and potential competing commercial parcels that would be used in the analysis. The first step in the process is to join all of the Collier County Property Appraiser data with the ARCgis program. The second step is to join the 10-minute drive time market area overlay shape file with the Property Appraiser data. All of the commercial parcels included within the 10-minute drive time market area are shown in Appendix Tables A through D at the end of this analysis. The Consultant then used a floor area ratio (“FAR”) that consists of using all of the commercial square footage built in the drive time market area and dividing that by the developed acreage to obtain an average square footage per acre FAR that is indicative of the true market area supply being developed to meet the commercial demand being generated from the drive time market area. The consultant used that FAR to calculate the potential square feet that could be developed on the undeveloped commercial parcels. Table 3.2.1 below indicates the total amount of existing FAR per acre and potential commercial square feet in the 10-minute drive time market area. Table 3.2.1 Parcels Acres Square Feet* FAR Developed Commercial 189 189.00 1,151,639 6,093 Undeveloped Commercial 87 295.41 1,800,030 6,093 Totals 276 484.41 2,951,669 * - Developed Commercial total square feet per acre calculated by dividing the parcel’s developed square feet by number of stories to arrive at a FAR for calculating the potential square feet on the undeveloped commercial lands. Source: ESRI, Collier County Property Appraiser and ESRI ARCgis mapping system 3.3 Supply – Demand Analysis The final step in the Commercial Needs Analysis is to put the supply and demand calculations together in order to determine the oversupply or undersupply of commercial space in the 10-minute drive time area both with the current existing and potential commercial square footage and with the proposed project acreage being included in the supply totals. Table 3.3.1 on the next page shows that calculation. 10 9.A.4.d Packet Pg. 862 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Table 3.3.1 Retail Demand (sq. ft.) 2021 2026 2031 2036 2041 2046 Demand Per Commercial Inventory & Population 4,965,510 5,441,014 6,311,360 7,372,381 8,336,442 9,680,415 Retail Supply Developed 4,965,510 4,965,510 4,965,510 4,965,510 4,965,510 4,965,510 Vacant 1,800,030 1,800,030 1,800,030 1,800,030 1,820,030 1,800,030 === === === === === === Total Supply 6,765,540 6,765,540 6,765,540 6,765,540 6,785,540 6,765,540 Allocation Ratio 1.36 1.24 1.07 0.92 0.81 0.70 Source: Collier County Property Appraiser, ESRI ARCgis mapping system and the Consultant Adding the proposed 20.000 square feet of commercial medical office space proposed for the Subject Property is shown in Table 3.3.2 below. Table 3.3.2 Retail Demand (sq. ft.) 2021 2026 2031 2036 2041 2046 Demand Per GMD Commercial Inventory & Population 4,965,510 5,441,014 6,311,360 7,372,381 8,336,442 9,680,415 Retail Supply Developed 4,985,510 4,985,510 4,985,510 4,985,510 4,985,510 4,985,510 Vacant 1,800,030 1,800,030 1,800,030 1,800,030 1,820,030 1,800,030 === === === === === === Total Supply 6,785,540 6,785,540 6,785,540 6,785,540 6,805,540 6,785,540 Allocation Ratio 1.37 1.25 1.08 0.92 0.82 0.70 Source: Collier County Property Appraiser, ESRI ARCgis mapping system and the Consultant The future demand generally looks out to the Comprehensive Plan’s horizon year depending on the jurisdiction’s comprehensive plan and growth management plan horizon year requirements. In Collier County’s case, the Comprehensive Plan’s horizon year is considered ten (10) years from the current year. 11 9.A.4.d Packet Pg. 863 It is at this point of the analysis that has caused an anomaly in determining a true economic supply and demand result. On the supply side, it is relatively easy to determine the amount of existing and approved supply from the property appraiser data. The difficulty lies in the vacant non-approved potential lands. Collier County Staff requires the Applicant to take all of those lands that have a commercial overlay on them and include them as supply by putting a floor area ratio figure to the acreage. The issue becomes apparent when all of the lands that are not in the existing or approved category are included in the particular land use analysis. By putting all of the potential lands in the supply category, the assumption is that all of that land would be developed as that particular land use overlay and nothing else. The flaw in that representation is all of those vacant approved parcels and parcels designated by the FLUM as having the potential to be developed as one use, which could be a non-competing or some other commercial use. The same parcels are also counted as competing supply when a commercial needs analysis is performed for another commercial use. Essentially, they are double counted in both analyses when they will actually be developed as the market demand dictates. A general economic principal states that all markets are efficient and that supply for the most part is generated as demand dictates. It is a rare situation where supply generates demand. The allocation ratio measures the amount of additional acreage required in relation to the directly utilized acreage to assure proper market functioning in the sale, usage and allocation of land. The additional acreage is required in order to maintain market level pricing and to account for the likelihood that certain lands will not be placed on the market for sale during the forecast horizon or may be subject to future environmental or other constraints. Thus, the lands allocated in the FLUM should be considerably greater than those that will actually be used or developed. Basic economic principals have shown that markets are efficient in terms of supply and demand and the ultimate lack of available commercial choices creates an impediment to the market functioning properly. One must also consider that not all of the office/commercial designation in the future land use map will be developed as such since the owners of those properties will only develop the land with uses that respond to market demand. 12 9.A.4.d Packet Pg. 864 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) The increased acres will maintain flexibility within the comprehensive plan, keep prices reasonable by not constraining land supply, and compensate for lands which may be unavailable for sale or subject to environmental or other development constraints. Growth management practices have suggested that the greater the time horizon of the comprehensive plan, the greater the allocation ratio needed to maintain flexibility of the comprehensive plan. Other factors that influence the residential acreage allocation ratio are the nature and speed of the developing area and the area’s general exposure to growth trends in the market. The Consultant believes that to ensure proper flexibility in the comprehensive plan of a rapidly growing county like Collier, a commercial allocation ratio in the range of 1.15 to 1.25 is necessary to maintain planning flexibility and to account for the double counting of land uses. History has shown that the former Florida Department of Community Affairs (“DCA”) (Currently the Florida Department of Economic Opportunity) (“DEO”) recommended an allocation ratio of 1.25 in the horizon year of a comprehensive plan yet it had seen and approved allocation ratios in the 1.8 to 2.4 range and in some cases even larger allocation ratios for longer forecast horizons. Otherwise, if allocation ratios are not used in the analysis, then an appropriate breakdown of the potential lands between the various land use types needs to be undertaken in order to more accurately analyze the need for a comprehensive land use change. 4.0 CONCLUSIONS 4.1 The Consultant used all of the data and analysis in the previous sections to determine the total supply and demand for commercial space in the Subject Property’s market area from 2020 through 2045. The results show that the addition of the Subject Property to the Collier County commercial inventory will not adversely affect the balance of commercial supply in the 10-minute drive time area. The Allocation Ratio is 1.08 in the Collier County Comprehensive Plan 2031 horizon year with the addition of the Subject Property and is well below the recommended 1.15 to 1.25 allocation ratio. 13 9.A.4.d Packet Pg. 865 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) While the total existing and potential commercial supply exceeds the demand, the potential supply makes up only 32% of the total future supply in the 10-minute drive time area. Markets are efficient and the future supply will be developed as the market grows and diversifies. However, the future supply will be exhausted as it related to future demand just after 2031 so it is imperative that the future of the commercial supply in this 10-minute drive time market area needs to be monitored as the population and subsequent demand increases. (Rest of page left intentionally blank) 14 9.A.4.d Packet Pg. 866 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) APPENDIX TABLES 15 9.A.4.d Packet Pg. 867 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Appendix Table A – 10-Minute Drive Time Developed Commercial Parcels FID GIS ACRES OWNER LUSE SQUARE FEET STORIES SF/ACRE SF/ACRE* 32413 20.27 CRYSTAL LAKE PROPERTY OWNERS 49 71,120 1 3,509 3,509 116932 5.15 NAPLES SENIOR CNTR AT JFCS INC 49 4,704 1 913 913 31717 3.87 TRAIL BOULEVARD LLLP 48 33,150 2 8,559 4,279 31723 6.00 TRAIL BOULEVARD LLLP 48 91,248 1 15,200 15,200 85910 2.13 JSF USEPPA WAY CMPII LLC 48 106,248 0 49,990 100567 3.08 JSF KRAMER DRIVE LLC 48 79,399 0 25,761 185764 4.19 SST II 7755 PRESERVE LN LLC 48 61,585 2 14,700 7,350 204022 2.37 7205 VANDERBILT WAY LLC 48 92,070 3 38,914 12,971 353 2.23 RES FLORIDA 1370 HOLDINGS LLC 41 32,855 1 14,731 14,731 31720 19.95 NCH HEALTHCARE SYSTEM INC 41 114,372 2 5,733 2,867 77463 2.81 RES FLORIDA 1370 HOLDINGS LLC 41 27,304 1 9,703 9,703 87499 0.69 RICHARD A FAUST REV TRUST 41 8,800 1 12,778 12,778 31936 13.13 HMC NGL INC 39 291,796 7 22,225 3,175 77487 3.66 CREEKSIDE HOSPITALITY LLC 39 174,770 4 47,802 11,951 169439 3.06 BAY WINDS LODGING LLC 39 60,237 3 19,666 6,555 175419 4.28 UOMINI & KUDAI LLC 39 35,640 1 8,337 8,337 175420 7.03 R & M REAL ESTATE CO INC 39 159,628 4 22,716 5,679 177649 3.50 SHREE MAHALAXMI MAA LLC 39 14,721 3 4,200 1,400 179934 0.26 SEASONAL INVESTMENT INC 39 2,319 1 8,979 8,979 179935 1.61 SEASONAL INVESTMENTS INC 39 16,816 2 10,465 5,232 34510 15.25 TT OF PINE RIDGE INC 27 37,222 2 2,441 1,220 85909 1.15 ULTIMATE EXPRESS CAR WASH LLC 27 4,930 1 4,291 4,291 87482 0.41 RAJSTORE 3 LLC 27 6,648 1 16,269 16,269 100568 1.59 RACETRAC PETROLEUM INC 27 3,238 1 2,033 2,033 116934 1.64 CYPRESS CYCLE SERVICES INC 27 2,400 1 1,465 1,465 139399 1.08 NIAGRA FALLS HYDRO LLC 27 3,662 1 3,390 3,390 167422 1.08 AVENUE O LLC 27 6,864 1 6,349 6,349 167424 0.89 FLYNN LIVING TRUST 27 5,100 1 5,719 5,719 169444 2.67 GOLDEN PAWS ASSISTANCE 27 19,353 1 7,236 7,236 175421 1.03 NNN TR, INC 27 4,118 1 3,985 3,985 175427 1.09 DUDLEY 6505 LLC 27 5,110 1 4,677 4,677 31703 0.80 34805 AIRPORT PULLING LLC 26 840 1 1,045 1,045 77821 0.86 C & E LOVE INC 26 2,710 1 3,137 3,137 176777 1.25 MDC COAST 5 LLC 26 3,168 1 2,540 2,540 186192 1.01 7 ELEVEN INC 26 912 1 900 900 7072 0.34 LAKE MICHIGAN CREDIT UNION 23 372 1 1,081 1,081 69704 1.16 AMSOUTH BANK 23 3,069 1 2,654 2,654 71123 1.08 SS REALTY LLC 23 4,588 1 4,258 4,258 72094 1.01 JPMORGAN CHASE BANK NATL ASSN 23 3,502 1 3,460 3,460 77475 1.16 RES FLORIDA 1255 HOLDINGS LLC 23 8,853 1 7,612 7,612 16 9.A.4.d Packet Pg. 868 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) FID GIS ACRES OWNER LUSE SQUARE FEET STORIES SF/ACRE SF/ACRE* 77822 0.86 REGIONS BANK 23 5,356 1 6,260 6,260 85898 1.26 FLORIDA COMMUNITY BANK 23 8,106 2 6,435 3,217 85905 1.45 JPMORGAN CHASE BANK NATL ASSN 23 4,223 1 2,908 2,908 137081 0.90 LAKE MICHIGAN CREDIT UNION 23 5,218 1 5,826 5,826 167425 1.50 SUNCOAST CREDIT UNION 23 6,503 1 4,335 4,335 167426 1.00 PRD OWNER LLC 23 3,981 1 3,981 3,981 167429 1.46 FIFTH THIRD BANK 23 4,154 1 2,843 2,843 176417 1.24 WACHOVIA BANK 23 3,106 1 2,515 2,515 176751 1.30 SUNTRUST BANK SW FL 23 4,297 1 3,313 3,313 176775 1.19 REGIONS BANK 23 3,001 1 2,531 2,531 176776 1.39 JPMORGAN CHASE BANK N A 23 5,494 1 3,961 3,961 181233 1.15 TAMI LLC 23 3,863 1 3,351 3,351 181234 1.14 SUNTRUST BANK 23 4,368 1 3,817 3,817 181235 1.25 BANK OF AMERICA NA 23 4,663 1 3,726 3,726 183372 1.23 WACHOVIA BANK 23 4,630 1 3,758 3,758 183380 1.27 BARNETT BANK N A 23 3,840 1 3,026 3,026 183381 1.27 FIFTH THIRD BANK OF FLORIDA 23 3,300 1 2,599 2,599 184945 0.80 COMMUNITY BANK OF NAPLES 23 3,436 1 4,294 4,294 190336 1.25 ATLANTIC STATES BANK 23 5,187 1 4,136 4,136 190338 1.49 SUNCOAST CREDIT UNION 23 4,024 1 2,692 2,692 190341 1.12 BARNETT TECHNOLOGIES INC 23 5,543 1 4,966 4,966 200143 1.50 FIRST FLORIDA INTEGRITY BANK 23 4,139 1 2,757 2,757 200704 1.63 SUNCOAST CREDIT UNION 23 4,518 1 2,777 2,777 69706 1.06 AGREE LTD 22 2,810 1 2,654 2,654 137082 0.86 COLOMBO ENTERPRISES INC 22 2,322 1 2,697 2,697 137083 1.20 SIXTH PLACE SANDS LLC 22 2,953 1 2,455 2,455 139380 0.63 REYNOLDS III, WILLIAM A 22 1,874 1 2,991 2,991 167418 0.82 GCD MISSION HILLS LLC 22 2,171 1 2,653 2,653 175425 1.03 BRAVOFLORIDA LLC 22 3,186 1 3,081 3,081 181575 0.91 MCDONALD'S CORPORATION 22 4,078 1 4,471 4,471 183379 1.27 SCHMIDT INVESTMENTS LP 22 4,040 1 3,178 3,178 32335 0.28 GRACE-KELLY LLC 21 1,168 1 4,188 4,188 69705 1.80 CH NFL LLC 21 6,225 1 3,455 3,455 139397 0.95 V&T LAND LLC 21 5,395 1 5,680 5,680 169442 2.12 G C T PROPERTIES LMTD PRTNRSHP 21 6,282 1 2,958 2,958 169443 2.87 MAUHI ENTERPRISES INC 21 5,584 1 1,945 1,945 175422 0.92 PUGLISI FAMILY LTD PTNRSHP 21 4,232 1 4,589 4,589 175426 0.51 HERDER, HANS-OTTO=& HEIDRUN 21 1,621 1 3,207 3,207 177657 0.69 2570 NAPLES REALTY LLC 21 5,307 1 7,694 7,694 71131 1.04 TLM PROPERTY MGMT OF NA LLC 19 2,381 1 2,282 2,282 74943 0.25 LJZ PROPERTIES LTD 19 3,748 1 15,097 15,097 87483 0.36 GOLDEN GATE ANIMAL CLINIC 19 3,653 1 10,185 10,185 17 9.A.4.d Packet Pg. 869 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) FID GIS ACRES OWNER LUSE SQUARE FEET STORIES SF/ACRE SF/ACRE* 87500 0.46 RICHARD A FAUST REV TRUST 19 3,200 1 6,969 6,969 190333 0.89 MPO PROPERTIES CROSSPOINTE LLC 19 5,703 1 6,433 6,433 197025 1.12 NATIONWIDE HLTH PROPERTIES INC 19 8,497 1 7,589 7,589 200152 2.00 VON DOOM ENTERPRISES LLC 19 16,592 1 8,275 8,275 31701 3.72 TJSS LLC 18 18,984 2 5,107 2,553 34537 1.61 MIDFLORIDA CREDIT UNION 18 21,633 2 13,426 6,713 77479 7.86 RES FLORIDA 1250 HOLDINGS LLC 18 315,490 6 40,148 6,691 77488 2.34 RES FLORIDA 1284 HOLDING LLC 18 0 1 77489 5.17 RES FLORIDA 1265 HOLDINGS, LLC 18 55,440 4 10,729 2,682 177898 1.29 NAPLES COMMUNITY HOSPITAL INC 18 7,383 2 5,743 2,871 177899 0.87 JG PROPERTIES OF NAPLES LLC 18 4,198 1 4,849 4,849 186187 0.88 NEW SOLUTIONS LTD 18 5,096 3 5,767 1,922 186193 1.02 EL KOMATI LLC 18 5,674 2 5,572 2,786 198065 1.01 NICKENJOHN ENTERPRISES INC 18 5,493 3 5,447 1,816 198069 1.20 NAPOLI PROPERTY HOLDING CO LLC 18 8,252 2 6,867 3,434 198783 6.84 COLLIER HEALTH SERVICES INC 18 0 0 200140 4.91 KRAFT OFFICE CENTER LLC 18 76,691 3 15,622 5,207 200141 2.59 KRAFT OFFICE CENTER NORTH 18 108,552 4 41,927 10,482 208975 1.00 VINEYARDS CORPORATION 18 7,670 5 7,652 1,530 71129 1.06 NATIONAL RETAIL PROPERTIES LP 17 5,272 1 4,990 4,990 77477 1.32 RANI INVESTMENTS LLC 17 11,303 1 8,548 8,548 77486 5.25 RES FLORIDA 1370 HOLDINGS LLC 17 20,254 1 3,859 3,859 88890 0.21 NAPLES VET II LLC 17 1,539 1 7,162 7,162 88902 0.30 KENMARK CONSTRUCTION INC 17 2,232 1 7,509 7,509 88917 1.37 URONI, GAETANO=& MARIA 17 12,920 1 9,451 9,451 99983 2.33 NAPA RIDGE PROPERTIES INC 17 12,067 1 5,179 5,179 175417 1.11 E MADISON ENTERPRISES LLC 17 5,304 1 4,782 4,782 177651 0.91 PRIME MEDSPACE LLC 17 8,530 1 9,356 9,356 177654 0.46 TEJERINA, GABRIEL A=& BETTY 17 3,460 1 7,564 7,564 177658 1.23 2575 NORTHBROOKE LLC 17 12,732 1 10,326 10,326 177900 1.50 NCHMD INC 17 12,633 1 8,405 8,405 179215 1.39 QJR PROPERTIES NAPLES LLC 17 9,596 1 6,913 6,913 186185 1.02 GLOBAL DYNAMICS LLC 17 8,562 1 8,407 8,407 186194 2.70 UNITED AMERICAN TRUST LC 17 5,844 2 2,161 1,081 190334 1.02 MPO PROPERTIES CROSSPOINTE LLC 17 11,415 1 11,216 11,216 190340 0.45 FIRST FLORIDA INTEGRITY BANK 17 3,000 1 6,733 6,733 197021 1.55 MPG HEALTH PARKWAY LLC 17 12,106 1 7,818 7,818 197023 1.01 M T V L LLC 17 8,042 1 7,966 7,966 198062 0.37 P FAMILY STRAND BLVD LLC 17 3,792 1 10,212 10,212 198063 0.49 GILHART IRREV TRUST FOR CHILD 17 6,000 1 12,125 12,125 198064 0.66 GILHART IRREV TRUST FOR CHILD 17 9,000 1 13,543 13,543 198066 0.53 GILHART IRREV TRUST FOR CHILD 17 6,000 1 11,253 11,253 18 9.A.4.d Packet Pg. 870 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) FID GIS ACRES OWNER LUSE SQUARE FEET STORIES SF/ACRE SF/ACRE* 198781 2.20 SUZUKI REVOCABLE LIVING TRUST 17 13,575 1 6,175 6,175 200144 1.56 3540 PINE RIDGE LLC 17 11,921 1 7,644 7,644 213224 0.91 WINTERVIEW CT PROPERTY LLC 17 10,257 1 11,291 11,291 31713 27.25 OCEAN BOULEVARD PARTNERSHIP 16 155,918 1 5,723 5,723 32426 18.49 IMMOKALEE ROAD ASSOC LLC 16 77,160 1 4,174 4,174 34517 15.27 LIVINGSTON AND PINE RIDGE LLC 16 95,016 1 6,224 6,224 69696 8.20 BRENTWOOD LAND PARTNERS LLC 16 84,344 1 10,287 10,287 69699 14.61 TARGET CORPORATION T-2063 16 175,337 1 12,005 12,005 71128 11.17 NNN NAPLES FL OWNER LP 16 65,960 1 5,906 5,906 72096 4.86 CAMERON PARTNERS LLC 16 31,382 1 6,452 6,452 72532 7.04 OAKES FARMS INC 16 2,072 1 294 294 77813 13.73 NEW MARKET - CROSSROADS LLC 16 126,448 1 9,212 9,212 85904 29.58 SHOPPES AT VANDERBILT LLC, THE 16 212,504 1 7,185 7,185 96974 2.50 PAC OF COLLIER INC 16 20,356 1 8,127 8,127 98004 2.51 BALDRIDGE PINEGATE LLC 16 24,980 1 9,959 9,959 137084 18.57 COLOMBO ENTERPRISES 16 174,365 1 9,388 9,388 167417 18.34 SUSO 4 MISSION HILLS LP 16 84,474 1 4,606 4,606 169440 1.06 SOPHIAS ITALIAN VILLAGE 16 8,271 1 7,836 7,836 176779 9.88 FL-NA WALK SHOPPING CTR LLC 16 77,805 1 7,873 7,873 176780 4.24 FL NA WALK SHOPPING CENTER LLC 16 20,020 1 4,725 4,725 176782 8.84 FL-NA WALK SHOPPING CENTER LLC 16 20,216 2 2,288 1,144 177098 6.60 PUBLIX SUPER MARKETS INC 16 50,770 1 7,687 7,687 181232 7.02 PLAZA 35 PEBBLEBROOKE NAPLES 16 46,820 2 6,667 3,333 181588 9.30 TINWOOD-PEBBLEBROOKE LLC 16 80,496 1 8,652 8,652 183373 9.26 SCHMIDT INVESTMENTS LTD PTNSHP 16 66,267 1 7,156 7,156 185755 2.85 PACIFICA LOAN FOUR LLC 16 27,000 1 9,483 9,483 185761 1.10 MK REALTY PRESERVE LLC 16 7,381 1 6,723 6,723 190343 12.08 KRG RIVERCHASE LLC 16 78,975 1 6,537 6,537 204020 3.09 VANDERBILT COMMONS I TRUST 16 0 0 204021 3.43 VANDERBILT COMMONS II 16 0 0 87501 0.48 MONTALVO INC 12 7,260 1 15,062 15,062 87502 0.27 DE FRANCESCO, JOSEPH G 12 1,000 1 3,766 3,766 88885 0.57 SANTA BARBARA BOULEVARD LLC 12 3,026 1 5,307 5,307 88891 0.21 MY NAPLES VET LLC 12 2,450 1 11,401 11,401 88900 0.29 GLADWIN PROPERTY INVEST, LLC 12 2,400 1 8,376 8,376 88901 0.29 GLADWIN PROPERTY INVEST, LLC 12 2,400 1 8,379 8,379 89481 0.14 NICAEA ACADEMY OF SW FL INC 12 2,000 1 13,960 13,960 89482 0.43 FERNANDEZ, RAUL M 12 5,960 1 13,859 13,859 139392 1.64 ADVANCED ORANGEBURG LLC 12 9,730 1 5,936 5,936 177096 1.28 MK REALTY ORANGETREE LLC 12 0 0 32438 3.56 BLEND-ALL HOTEL DEV INC ET AL 11 14,308 1 4,016 4,016 32457 23.75 WAL-MART STORES EAST LP 11 209,373 1 8,814 8,814 19 9.A.4.d Packet Pg. 871 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) FID GIS ACRES OWNER LUSE SQUARE FEET STORIES SF/ACRE SF/ACRE* 33265 1.95 EKL PROPERTIES LLC 11 15,264 1 7,842 7,842 69707 1.50 CITY MATTRESS OF FL INC 11 11,465 1 7,626 7,626 71121 1.53 A C MAYER MAYER'S 11 14,478 1 9,470 9,470 72093 1.89 CVS 75479 FL L L C 11 13,157 1 6,952 6,952 72097 1.05 CAMERON PARTNERS LLC 11 6,215 1 5,931 5,931 77476 1.51 CREEKSIDE WEST INC 11 4,464 1 2,961 2,961 85203 1.43 RI CS2 LLC 11 2,600 1 1,821 1,821 85860 1.50 JFN 2375, LLC 11 11,200 1 7,491 7,491 88892 0.29 SHARIATI, MOHAMMAD=& MALIHE 11 2,088 1 7,283 7,283 88916 1.04 DBNCH CIRCLE LLC 11 2,600 1 2,502 2,502 88920 0.46 FGF LLC 11 4,040 1 8,832 8,832 89485 0.14 CUT ABOVE III LLC 11 1,400 1 9,771 9,771 89495 0.29 WALFRIDO S PROENZA TRUST 11 4,500 1 15,706 15,706 97008 1.33 URIKA OIL INC 11 3,448 1 2,600 2,600 98003 1.23 NATIONAL RETAIL PROPERTIES LP 11 3,620 1 2,939 2,939 139393 1.74 RACETRAC PETROLEUM INC 11 5,467 1 3,145 3,145 139394 1.01 PIEDMONT/METROLINA FUND#12 LLC 11 15,870 1 15,741 15,741 167420 1.46 7-ELEVEN INC 11 4,938 1 3,373 3,373 167428 1.49 AUTOZONE STORES LLC 11 6,939 1 4,642 4,642 175423 1.03 CIRCLE K STORES INC 11 4,197 1 4,059 4,059 177097 2.09 CVS 75462 FL LLC 11 0 0 177652 0.46 D&D REALTY LLC 11 5,288 1 11,559 11,559 177655 1.12 SAMUEL INVESTMENTS LLC 11 10,875 1 9,672 9,672 177659 1.51 7-ELEVEN INC 11 2,930 1 1,935 1,935 177665 0.67 30 FAYETTE ST LLC 11 6,148 1 9,238 9,238 181587 1.53 WALGREEN CO 11 14,066 1 9,218 9,218 183378 1.58 CIRCLE K STORES INC 11 5,175 1 3,269 3,269 185760 1.57 CH REALTY VIII 11 8,534 1 5,428 5,428 185963 1.38 QUAIL CREEK PROPERTY OWNERS 11 2,501 1 1,818 1,818 190332 1.06 B-1 PROPERTY MANAGEMENT LLLP 11 10,119 1 9,525 9,525 198061 0.67 JRGH INVESTMENT LLC 11 6,355 1 9,429 9,429 627.10 4,965,510 Average: 7,781 6,093 * - Calculated by dividing the gross square feet per acre by the number of stories built. Source: Collier County Comprehensive Planning Section Commercial Inventory, Collier County Property Appraiser and ArcGIS 20 9.A.4.d Packet Pg. 872 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Appendix Table B – 10-Minute Drive Time Undeveloped Commercial Parcels FID GIS ACRES OWNER LUSE 6470 1.01 A K S SW FLORIDA LLC 10 9365 0.14 MIANECKI, JOSEPH S=& DOLORES 10 31438 2.22 LIVINGSTON VETERANS 10 31696 6.84 SAM'S EAST INC 10 31943 0.51 HMC NGL LLC 10 31946 0.62 HMC NGL LLC 10 31947 0.38 TIBURON GOLF VENTURES PRTNRSHP 10 32496 23.40 WE HAVE ARRIVED LLC 10 32520 10.55 ENCOMPASS HEALTH REHAB 10 33282 2.99 VENETIAN PLAZA OFFICE PARK 10 33299 1.60 VENETIAN PLAZA OFFICE PARK 10 77460 1.09 CREEKSIDE EAST INC 10 77462 1.24 CREEKSIDE EAST INC 10 77812 0.05 NEW MARKET - CROSSROADS LLC 10 77815 0.11 NEW MARKET - CROSSROADS LLC 10 77816 0.06 NEW MARKET - CROSSROAD LLC 10 77817 0.09 NEW MARKET - CROSSROADS LLC 10 77818 0.09 NEW MARKET - CROSSROADS LLC 10 77819 0.38 NEW MARKET - CROSSROADS LLC 10 85106 2.74 BCHD PARTNERS II LLC 10 85109 5.74 BCHD PARTNERS II LLC 10 85110 1.40 BCHD PARTNERS II LLC 10 85111 1.83 BCHD PARTNERS II LLC 10 85113 1.10 BCHD PARTNERS II LLC 10 85114 1.00 BCHD PARTNERS II LLC 10 85115 1.00 BCHD PARTNERS II LLC 10 85116 1.01 FIRST FLORIDA INTEGRITY BANK 10 85117 1.01 BCHD PARTNERS II LLC 10 85120 2.64 BCHD PARTNERS II LLC 10 85121 2.30 FOUNDERS SQUARE STORAGE LLC 10 85123 17.72 DD PELICAN LLC 10 85205 0.11 WINTERVIEW COURT DEV INC 10 85206 0.10 WINTERVIEW CT LTD 10 85913 1.79 MATHENEY TR, A GROVER 10 85914 1.59 MATHENEY TR, A GROVER 10 87530 0.14 DEONARINE, ANAND 10 88886 0.14 SANTA BARBARA LAND TRUST 10 88887 0.14 SANTA BARBARA BLVD LAND TRUST 10 88888 0.14 SANTA BARBARA BLVD LAND TRUST 10 21 9.A.4.d Packet Pg. 873 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) FID GIS ACRES OWNER LUSE 88889 0.14 SANTA BARBARA BLVD LAND TRUST 10 88896 0.07 OZTURK, AHMET 10 88897 0.14 OZTURK, AHMET 10 88898 0.14 OZTURK, AHMET 10 88899 0.14 DEONARINE, ANAND 10 88919 0.14 MIANECKI, JOSEPH S=& DOLORES A 10 88986 0.14 MIANECKI, JOSEPH S=& DOLORES A 10 89483 0.14 FERNANDEZ, RAUL M 10 89484 0.14 55 DUPLEX RENTAL LLC 10 89486 0.14 DERY PROPERTIES LLC 10 89487 0.14 CONDORI, FRANKLIN=& HAYDEE 10 89488 0.14 CONDORI, FRANKLIN=& HAYDEE 10 89489 0.14 CONDORI, FRANKLIN=& HAYDEE 10 89494 0.14 RUIZ, MARIO ANTONIO GUITERREZ 10 89496 0.17 DEFRANCESCO, JOSEPH 10 99946 9.23 NAPLES HMA INC 10 100510 3.12 CAMBRIDGE SQUARE OF NAPLES LC 10 100594 4.23 LAND TRUST #1 10 100624 4.18 FRANK CLESON & SONS INC 10 116991 2.62 6750 IMMOKALEE MEDICAL LLC 10 117031 2.60 6750 IMMOKALEE MEDICAL LLC 10 117491 1.41 COLOMBO ENTERPRISES 10 139395 1.00 PIEDMONT/METROLINA FUND#12 LLC 10 139396 1.00 V AND T LAND LLC 10 166297 0.87 LB MEDITERRA LLC 10 167419 1.03 ALPLANAS LLC 10 167423 0.64 SUSO 4 MISSION HILLS LP 10 177653 0.46 SUMMERTON, SUSAN J 10 177656 0.26 2570 NAPLES REALTY LLC 10 177661 0.60 2570 NAPLES REALTY LLC 10 177901 0.98 NAPLES COMMUNITY HOSPITAL INC 10 185870 1.90 NORTHBROOKE PROF VILLAGE LLC 10 186186 1.36 QUAIL PLAZA PROPERTY OWNERS 10 186189 0.06 NEW SOLUTIONS LTD 10 186190 0.13 NNPS LLC 10 198073 0.22 STRAND PROFESSIONAL PRTNS INC 10 200153 1.66 KRAFT MEDICAL CENTER WEST LLC 10 204024 1.35 VANDERBILT WAY APARTMENTS LLC 10 204025 1.16 VANDERBILT WAY APARTMENTS LLC 10 213225 1.58 WINTERVIEW COURT II ASSOC INC 10 142.80 22 9.A.4.d Packet Pg. 874 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Appendix Table B Source: Collier County Comprehensive Planning Section Commercial Inventory, Collier County Property Appraiser and ArcGIS Appendix Table C – 10-Minute Drive Time Acreage not Zoned Agriculture but Potential Commercial Parcels FID GIS ACRES OWNER LUSE 32706 7.48 IMMOKALEE SQUARE LLC 99 32443 9.35 WILLIAM C SCHERER TRUST 99 32710 17.14 IMMOKALEE SQUARE LLC 99 32369 17.33 H & B FAMILY TRUST 99 32371 17.48 WARD, WHITLEY S=& BRENDA R 99 32742 18.27 WSA LAND DEVELOPMENT INC 99 31434 24.52 TRINITY REAL ESTATE TRUST 99 96348 41.03 TRINITY ENTRPRS HOLDINGS INC 99 152.61 Source: Collier County Comprehensive Planning Section Commercial Inventory, Collier County Property Appraiser and ArcGIS (Rest of page left intentionally blank) 23 9.A.4.d Packet Pg. 875 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) Appendix Table D –Collier County Permanent Population Countywide Estimates and Projections from Collier County Comprehensive Planning. 24 9.A.4.d Packet Pg. 876 DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B4 9.A.4.d Packet Pg. 877 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B4 9.A.4.d Packet Pg. 878 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B4 9.A.4.d Packet Pg. 879 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B4 9.A.4.d Packet Pg. 880 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B4 9.A.4.d Packet Pg. 881 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B4 9.A.4.d Packet Pg. 882 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B4 9.A.4.d Packet Pg. 883 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B4 9.A.4.d Packet Pg. 884 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B4 9.A.4.d Packet Pg. 885 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B4 9.A.4.d Packet Pg. 886 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B4 9.A.4.d Packet Pg. 887 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B4 9.A.4.d Packet Pg. 888 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B49.A.4.dPacket Pg. 889 DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B4 9.A.4.d Packet Pg. 890 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B49.A.4.dPacket Pg. 891Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B49.A.4.dPacket Pg. 892 DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B4 9.A.4.d Packet Pg. 893 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B4 9.A.4.d Packet Pg. 894 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B49.A.4.dPacket Pg. 895 DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B4 9.A.4.d Packet Pg. 896 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B4 9.A.4.d Packet Pg. 897 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B4 9.A.4.d Packet Pg. 898 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B4 9.A.4.d Packet Pg. 899 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B4 9.A.4.d Packet Pg. 900 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B4 9.A.4.d Packet Pg. 901 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B49.A.4.dPacket Pg. 902 DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B4 9.A.4.d Packet Pg. 903 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B4 9.A.4.d Packet Pg. 904 Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B49.A.4.dPacket Pg. 905 DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B49.A.4.dPacket Pg. 906Attachment: Backup (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) DocuSign Envelope ID: 469371BD-784C-4907-ABF5-B97773DCC7B49.A.4.dPacket Pg. 907 791 10th St S., Suite 302, Naples, FL 34102 • 239-649-1551 • info@rdafl.com • www.rdafl.com April 25, 2022, at 6:00 PM Neighborhood Information Meeting Meeting Location: First Congressional Church of Naples 6630 Immokalee Road Naples, FL 34119 Agenda for Neighborhood Information Meeting Meeting Purpose: This Neighborhood Information Meeting (NIM) is being held to discuss the formal application that has been submitted to Collier County for approval of a request for a Rezone (RZ) and a Growth Management Plan Amendment (GMPA) for a medical office building in the A, Rural Agricultural Zoning District. (RZ-PL20210002147 & GMPA- PL20210002122) The subject property is located on the south side of Immokalee Road at parcel number 195120002. The subject parcel is north and east of Saturnia Lakes and west of Arrowhead Golf Club. An address has not yet been assigned for this parcel. Facilitator: Ronny De Aza, P.E. RDA Consulting Engineering, LLC. 791 10th St S., Suite 302 Naples, FL 34102 Phone: (239) 649-1551 Email: Info@rdafl.com Schedule: 6:00 PM – 6:15 PM Project Introduction and Overview of Proposed Medical Office Building 6:15 PM – 7:00 PM Discussion of Project with Community Members 7:00 PM Conclusions and Summary Business and property owners, residents, and visitors; thank you for your time attending this NIM and providing input on the proposed project. If you have any additional questions or comments, please reach out to the email address or phone number listed above. 9.A.4.e Packet Pg. 908 Attachment: NIM Agenda Handout (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 9.A.4.f Packet Pg. 909 Attachment: Affidavit for Sign Posting (23864 : PL20210002122 Ivy Medical Center Subdistrict GMPA) 9.A.4.g Packet Pg. 910 Attachment: Photo of sign posting ND-GCI0972645-01 NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the Collier County Planning Commission (CCPC) at 9:00 A.M., December 1, 2022, in the Board of County Commissioners Meeting Room, Third Floor, Collier Government Center, 3299 East Tamiami Trail, Naples, FL, to consider: AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES TO CREATE THE IVY MEDICAL CENTER SUBDISTRICT BY CHANGING THE LAND USE DESIGNATION OF PROPERTY FROM URBAN, URBAN MIXED USE DISTRICT, URBAN RESIDENTIAL SUBDISTRICT TO THE URBAN-COMMERCIAL DISTRICT, IVY MEDICAL CENTER SUBDISTRICT TO ALLOW UP TO 20,000 SQUARE FEET OF COMMERCIAL PROFESSIONAL AND GENERAL OFFICE DISTRICT (C-1) USES INCLUDING MEDICAL OFFICES. THE SUBJECT PROPERTY IS LOCATED ON THE SOUTH SIDE OF IMMOKALEE ROAD, APPROXIMATELY 1,970 FEET EAST OF LOGAN BOULEVARD IN SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST, CONSISTING OF 3.92± ACRES; AND FURTHERMORE, DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. [PL20210002122] AND AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM A RURAL AGRICULTURAL (A) ZONING DISTRICT TO A COMMERCIAL PROFESSIONAL AND GENERAL OFFICE DISTRICT (C-1) ZONING DISTRICT FOR GENERAL OFFICE, MEDICAL OFFICE AND BUSINESS SERVICE USES ON PROPERTY LOCATED ON THE SOUTH SIDE OF IMMOKALEE ROAD APPROXIMATELY 1,970 FEET EAST OF LOGAN BOULEVARD, IN SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 3.92+/- ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PL20210002147] All interested parties are invited to appear and be heard. Copies of the proposed Ordinances will be made available for inspection at the Collier County Clerk’s Office, Fourth Floor, Collier County Government Center, 3299 Tamiami Trail East, Suite 401, Naples, FL 34112, one (1) week prior to the scheduled hearing. Written comments must be filed with the Zoning Division, Zoning Services Section, prior to December 1, 2022. 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@colliercountyfl.gov. Any person who decides to appeal any decision of the Collier County Planning Commission (CCPC) will need a record of the proceedings pertaining thereto and therefore, may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is based. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at least two (2) days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. Collier County Planning Commission Edwin Fryer, Chairman SaturniaGrandeDR Immokalee RD Le afs hi n e L N LantanaCIR LantanaW AY BarrigonaCTTriandraLNButterflyPalmDRLoganBLVDNPreserveLN John Michael RDSaturniaLakesBLVDHeritageGreensDR!I Project Location 9.A.4.h Packet Pg. 911 Attachment: 9.A.4.i Packet Pg. 912 Ivy Medical Center Rezone, PL20210002147 Page 1 of 15 November 17, 2022 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: DIVISION OF PLANNING AND ZONING DEPARTMENT GROWTH MANAGEMENT DEPARTMENT HEARING DATE: DECEMBER 1, 2022 SUBJECT: PL20210002147; IVY MEDICAL CENTER REZONE (COMPANION TO SMALL SCALE GMPA-PL20210002122) PROPERTY OWNER/AGENT: Owner(s): Joseph J. & Barbara M. Dul 12140 Fox Chase Drive Hudson, FL 34669 Agent(s): Ronny De Aza RDA Consulting Engineers, LLC 10th Street South, Suite 302 Naples, FL 34102 Contract Purchaser(s): Carlo Zampogna, Trustee of DW Land Trust Daniel & Juli Wasserman, Beneficiary 4760 Whispering Pine Way Naples, FL 34013 REQUESTED ACTION: The petitioner requests that the Collier County Planning Commission (CCPC) consider a rezone of the subject 3.9± acre site from the Rural Agricultural (A) zoning district to the Commercial Professional and General Office (C-1) zoning district for a project known as Ivy Medical Center Rezone. A companion small scale Growth Management Plan Amendment (GMPA-PL20210002122) proposes to amend the Future Land Use Map designation for the site from Urban Designation, Mixed Use District, Urban Residential Subdistrict to Urban Designation, Commercial District, Ivy Medical Center Subdistrict. GEOGRAPHIC LOCATION: The property is 3.9± acres located on the south side of Immokalee Road approximately 2,000 feet east of Logan Boulevard (Parcel Number 00195120002), in Section 28, Township 48 South, Range 26 East, Collier County, Florida. (See location map on the following page) 9.A.5.a Packet Pg. 913 Attachment: Ivy Medical Center RZ-Staff Report (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) Ivy Medical Center Rezone, PL20210002147 Page 2 of 15 November 17, 2022 9.A.5.aPacket Pg. 914Attachment: Ivy Medical Center RZ-Staff Report (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) Ivy Medical Center Rezone, PL20210002147 Page 3 of 15 November 17, 2022 PURPOSE/DESCRIPTION OF PROJECT: The subject property is a 3.9± acre undeveloped parcel zoned Rural Agriculture (A) on the south side of Immokalee Road between the Saturnia Lakes subdivision and the Heritage Greens golf course and single family subdivision. The property does not meet the minimum lot size of 5 acres for the A zoning district, however it is a legal nonconforming (grandfathered) buildable lot of record due to the taking of the north 150 feet of the property for Immokalee Road. The requested action is to rezone the property to the Commercial Professional and General Office (C-1) zoning district to develop up to 20,000 square feet of office. The Future Land Use Map Designation is Urban Designation, Mixed Use District, Urban Residential Subdistrict. A companion small scale Growth Management Plan Amendment (GMPA-PL20210002122) proposes to amend the Future Land Use Map designation for the site to Urban Designation, Commercial District, Ivy Medical Center Subdistrict. The request is to rezone from A to C-1, Commercial Professional and General Office conventional zoning district. Rezonings to conventional districts do not typically have associated master plans or conditions, however this application includes a conceptual plan to show placement of the proposed two-story 20,000-square foot medical office building, 120 parking spaces, lake, buffers, and the required 0.098 acres of native vegetation preservation. Conditions are also proposed by the applicant to limit hours of operation to between 7:00 AM and 9:00 PM daily; and to locate the vehicle entrance on the east side of the property to minimize impact on residents of Saturnia Lakes. See the Conceptual Site Plan with aerial background on the following page. The Conceptual Site Plan is also included with the Draft Ordinance as Exhibit B. The Conceptual Site Plan depicts conformance with the development standards of the C-1 Zoning District as listed in LDC Section 4.02.01. Zoning District Minimum Lot Area (square feet) Minimum Lot Width (linear feet) Maximum Building Coverage (%) A 217,800 165 None C-1 20,000 100 None Zoning District Maximum Height (feet) Minimum Front Yard (feet) Minimum Side Yard (feet) Minimum Rear Yard (feet) A 35 50 Residential 30 Non-residential 30 Residential 50 Non-residential 50 C-1 35 25 25 15 25 15 9.A.5.a Packet Pg. 915 Attachment: Ivy Medical Center RZ-Staff Report (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) Ivy Medical Center Rezone, PL20210002147 Page 4 of 15 November 17, 2022 Conceptual Site Plan on Aerial background from petitioner’s submittal 9.A.5.a Packet Pg. 916 Attachment: Ivy Medical Center RZ-Staff Report (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) Ivy Medical Center Rezone, PL20210002147 Page 5 of 15 November 17, 2022 SURROUNDING LAND USE AND ZONING: This section of the staff report identifies the land uses and zoning classifications for properties surrounding the subject parcel, which is currently zoned Rural Agriculture (A): North: Residential & Preserve area of Lantana, zoned H.D. Development PUD (Ord. No. 13-13, as amended) which allows 125 single family dwellings and 33 multifamily dwellings, resulting in density of 2.42 units per acre. South: Preserve/open space area of Saturnia Lakes, zoned Rigas PUD (Ord. No. 00-39, as amended) which allows 755 single family dwellings and 10,000 square feet of commercial space, with a gross density of 3.13 units per acre. East: Golf course area of Heritage Greens PUD (Ord. No. 97-13, as amended), which is developed with an 18-hole golf course, 163 single family dwellings, and 364 multifamily dwellings, resulting in density of 2.11 units per acre. West: Single family homes and preserve/open space area of Saturnia Lakes, zoned Rigas PUD (Ord. No. 00-39, as amended) 9.A.5.a Packet Pg. 917 Attachment: Ivy Medical Center RZ-Staff Report (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) Ivy Medical Center Rezone, PL20210002147 Page 6 of 15 November 17, 2022 GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: Future Land Use Element (FLUE): The subject site is currently undeveloped. The Future Land Use Element designates the site as Urban, Urban Mixed Use District, Urban Residential Subdistrict. The applicant requests a new subdistrict to allow uses of the C-1 zoning district with maximum floor area of 20,000 square feet and maximum building height of 35 feet. Urban designated areas allow for both residential and a variety of non- residential uses. This site does not qualify for a rezone to a commercial zoning district based on the current Future Land Use designation. As such, the applicant has submitted a small-scale Growth Management Plan Amendment (GMPA) application to create the Urban Commercial, Ivy Medical Center Subdistrict for the purpose of providing a medical office use to serve the public traveling on Immokalee Road. The rezoning may be deemed consistent with the FLUE subject to the companion GMPA petition being adopted and effective. Transportation Element: Transportation Planning staff has reviewed the petition and recommends the following: Policy 5.1 of the Transportation Element of the GMP states: “The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard within the five-year AUIR planning period, unless specific mitigating stipulations are also approved. A petition or application has significant impacts if the traffic impact statement reveals that any of the following occur: a. For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; and c. For all other links, the project traffic is considered to be significant up to the point where it is equal to or exceeds 3% of the adopted LOS standard service volume. Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the traffic impact statement that addresses the project’s significant impacts on all roadways.” In evaluating the Ivy Medical Rezone, staff reviewed the applicant’s Traffic Impact Statement (TIS) dated December 18, 2021 (revised) for consistency with the Collier County Growth Management Plan (GMP) using the applicable 2021 Annual Update and Inventory Report (AUIR). According to the TIS, the applicant is requesting a maximum of 20,000 square feet of medical office use. The TIS submitted with the request indicates that the proposed medical office will add an additional +/- 70 PM peak hour two-way trips on the adjacent roadway network. 9.A.5.a Packet Pg. 918 Attachment: Ivy Medical Center RZ-Staff Report (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) Ivy Medical Center Rezone, PL20210002147 Page 7 of 15 November 17, 2022 Existing Roadway Conditions and project trip impacts: Roadway/ Link # Link Location 2021AUIR LOS P.M. Peak Hour Peak Direction Service Volume/Peak Direction 2021 AUIR Remaining Capacity Projected P.M. Peak Hour/Peak Direction Project Traffic (1) Immokalee Road 43.1 I-75 to Logan Boulevard D 3,500/East 645 3/EB Immokalee Road 43.2 Logan Boulevard to Collier Boulevard E 3,200/East 1 (2) 14/WB Immokalee Road 44.0 Collier Boulevard to Wilson Boulevard F 3,300/East (405) (2) 7/EB Logan Boulevard 50.0 Immokalee Road to Vanderbilt Beach Road C 1,000/North 316 2/NB Collier Boulevard 30.1 Immokalee Road to Vanderbilt Beach Road D 3,000/North 555 6/NB 1. Source for P.M. Peak Hour/Peak Direction Project Traffic is from the December 18, 2021 Traffic Impact Statement provided by the petitioner. 2. Road segment with projected deficiencies based on growth or trip bank calculations or existing deficiencies. There is a scheduled parallel road improvement on Vanderbilt Beach Road within the 5-year work program that will help address existing and projected deficiencies. Section 163.3180 of the Florida Statutes requires a local government to satisfy transportation concurrency requirements if the applicant enters into a binding agreement to pay or construct their proportionate share. The Statutes further state that any facility determined to be transportation deficient with existing, committed, and vested trips, plus additional projected background trips from any source other than the development project under review, and trips that are forecast by established traffic standards, including traffic modeling, consistent with the University of Florida’s Bureau of Economic and Business Research medium population projections, without the project traffic under review, the costs of correcting that deficiency shall be removed from the project’s proportionate-share calculation and the necessary transportation improvements to correct that deficiency shall be considered to be in place for purposes of the proportionate-share calculation. The improvement necessary to correct the transportation deficiency is the funding responsibility of the entity that has maintenance responsibility for the facility. The development’s proportionate share shall be calculated only for the needed transportation improvements that are 9.A.5.a Packet Pg. 919 Attachment: Ivy Medical Center RZ-Staff Report (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) Ivy Medical Center Rezone, PL20210002147 Page 8 of 15 November 17, 2022 greater than the identified deficiency. In addition, per the Statute the applicant is eligible for a dollar-for-dollar credit for the road impact fees anticipated for the development. Policy 7.1 of the Transportation Element of the GMP states: “Collier County shall apply the standards and criteria of the Access Management Policy as adopted by Resolution and as may be amended to ensure the protection of the arterial and collector system’s capacity and integrity.” This development is proposing a single access on Immokalee Road which will be a right-in right- out with a right turn lane as shown on the master plan. Staff recommends approval of the proposed access point as shown. The Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC. In addition, the proposed medical office use scenario outlined in the applicant’s TIS is a reasonable scenario of development for the proposed C-1 Rezone request. At the time of the Site Development Plan submittal, a new TIS will be required to reflect the actual use proposed for construction and the results along with operational analysis will be reviewed by Development Services Staff to again confirm compliance with the GMP and LDC. For these reasons, Transportation Planning staff recommend approval of the requested Rezone. Conservation and Coastal Management Element (CCME): Environmental staff evaluated the petition. The property is 3.93 acres and contains 0.98 acres of native vegetation. A minimum of 0.0982 acres (10%) of native vegetation is required to be preserved. The project has been found to be consistent with the goals, objectives, and policies of the CCME. GMP Conclusion: The GMP is the prevailing document to support land use decisions such as this proposed rezoning. Staff finds the petition may be deemed consistent with the Future Land Use Element if the companion GMPA is adopted and becomes effective. STAFF ANALYSIS: Staff has completed a comprehensive evaluation of this land use petition including the criteria upon which a recommendation must be based, specifically noted in LDC Section 10.02.08.F, Nature of Requirements of Planning Commission Report (referred to as “Rezone Findings”), which establish the legal bases to support the CCPC’s recommendation. The CCPC uses these same criteria as the basis for their recommendation to the BCC, who in turn use the criteria to support their action on the rezoning request. This evaluation is completed as part of the Zoning and Land Development Review provided below. Drainage: Stormwater Management Section staff has evaluated the rezone application and supporting documents and determined the petition is consistent with the Harvey Canal Basin and Saturnia Lakes stormwater management plans. Environmental Review: Environmental Planning staff has reviewed this petition. The required preserve is 0.0982 acres (10% of 0.98 acres); the Master Concept Plan provides for a 0.0982-acre preserve on-site. 9.A.5.a Packet Pg. 920 Attachment: Ivy Medical Center RZ-Staff Report (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) Ivy Medical Center Rezone, PL20210002147 Page 9 of 15 November 17, 2022 No listed animal species were observed on the property. However, the Florida Fish and Wildlife Conservation Commission (FWC) wildlife data indicates the presence of Black Bear (Ursus americanus floridanus) in the area. A black bear management plan will need to be included at PPL or SDP review. Transportation Review: Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC and recommends approval. Zoning Review: The current zoning is A-Rural Agricultural. Although the property does not meet the minimum lot size of 5 acres for the A zoning district, it is a legal nonconforming (grandfathered) buildable lot of record due to the taking of the north 150 feet of the p roperty for Immokalee Road. This allows the property to be developed with one dwelling unit or other permitted agricultural uses. The companion GMPA and rezoning are necessary in order to develop the site for commercial purposes. The surrounding land use pattern consists of single family and multifamily residential and golf course. The site is positioned along Immokalee Road, a six-lane arterial. Along this corridor within ½-mile are other commercial uses, including Logan Landings shopping center to the west and commercial retail uses within the Olde Cypress PUD across Immokalee Road to the east. The proposed GMPA and rezoning to the C-1 zoning district will permit development of up to 20,000 square feet of commercial use. The Commercial Professional and General Office (C-1) zoning district purpose and intent is stated in LDC Section 2.03.03.A: …to allow a concentration of office type buildings and land uses that are most compatible with, and located near, residential areas. Most C-1 commercial, professional, and general office districts are contiguous to, or when within a PUD, will be placed in close proximity to residential areas, and, therefore, serve as a transitional zoning district between residential areas and higher intensity commercial zoning districts. The types of office uses permitted are those that do not have high traffic volumes throughout the day, which extend into the evening hours. They will have morning and evening short-term peak conditions. The market support for these office uses should be those with a localized basis of market support as opposed to office functions requiring inter-jurisdictional and regional market support. Because office functions have significant employment characteristics, which are compounded when aggregations occur, certain personal service uses shall be permitted, to provide a convenience to office-based employment. Such convenience commercial uses shall be made an integral part of an office building as opposed to the singular use of a building. The petitioner proposes a Conceptual Site Plan depicting a two-story, 20,000-square foot medical office building. The petitioner also proposes conditions to limit hours of operation to between 7:00 AM and 9:00 PM daily; and to locate the vehicle entrance on the east side of the property to minimize impact on residents of Saturnia Lakes. 9.A.5.a Packet Pg. 921 Attachment: Ivy Medical Center RZ-Staff Report (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) Ivy Medical Center Rezone, PL20210002147 Page 10 of 15 November 17, 2022 Staff has evaluated the proposed use related to purpose and intent of the requested district, and compatibility with the surrounding land uses, and concluded that the proposed rezoning, subject to the approval of the companion GMPA and subject to proposed conditions, can be found appropriate given the surrounding land use pattern. Rezone Findings: LDC Subsection 10.02.08.F states, “When pertaining to the rezoning of land, the report and recommendations to the planning commission to the Board of County Commissioners…shall show that the planning commission has studied and considered proposed change in relation to the following findings, when applicable” (Staff’s responses are provided following each criterion): 1. Whether the proposed change will be consistent with the goals, objectives, & policies of the Future Land Use Map and the elements of the Growth Management Plan. The Future Land Use Element designates the site as Urban, Urban Mixed Use District, Urban Residential Subdistrict. The rezoning application is companion to a small scale GMPA (PL20210002122) to amend the Future Land Use Map designation for the site to Urban Designation, Commercial District, Ivy Medical Center Subdistrict, to allow uses of the C-1 zoning district with maximum floor area of 20,000 square feet and maximum building height of 35 feet. Staff finds the petition may be deemed consistent with the Future Land Use Map and the elements of the GMP if the companion GMPA is adopted and becomes effective. 2. The existing land use pattern. The surrounding land use pattern consists of single family and multifamily residential and golf course. The site is positioned along Immokalee Road, a six-lane arterial. Along this corridor within ½-mile are other commercial uses, including Logan Landings shopping center to the west and commercial retail uses within the Olde Cypress PUD across Immokalee Road to the east. The proposed GMPA and rezoning to the C-1 zoning district will permit development of up to 20,000 square feet of commercial use on a 3.9 acre site, yielding a floor area ratio of 0.12 which is typical of suburban development patterns. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. As stated in the purpose and intent statement for the C-1 zoning district found in LDC Section 2.03.03.A: Most C-1 commercial, professional, and general office districts are contiguous to, or when within a PUD, will be placed in close proximity to residential areas, and, therefore, serve as a transitional zoning district between residential areas and higher intensity commercial zoning districts. The proposed rezoning will not create an isolated district unrelated to adjacent and nearby districts considering that the designation of this property as C-1 will be consistent with the intended purpose of transition between adjacent residential areas and a six-lane arterial roadway corridor with other higher intensity commercial uses within ½ mile of the site. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. 9.A.5.a Packet Pg. 922 Attachment: Ivy Medical Center RZ-Staff Report (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) Ivy Medical Center Rezone, PL20210002147 Page 11 of 15 November 17, 2022 Due to the widening of Immokalee Road, the subject lot was reduced by 150 feet, so the existing district boundary results in the subject site being an Agriculturally-zoned legal nonconforming (grandfathered) buildable lot of record. This allows the property to be developed with one dwelling unit or other permitted agricultural uses. Given the existing suburban conditions of the area and frontage along a six-lane arterial roadway, the existing district boundary is not the most logical. 5. Whether changed or changing conditions make the passage of the proposed rezoning necessary. The proposed rezoning from Rural Agricultural (A) to C-1 is not necessary, however it will be helpful to resolve the legal nonconforming lot size, and bring the use of the property into alignment with the typical suburban land use characteristics of the surrounding area. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. Development of the site will be required to meet site design standards of the LDC to ensure no adverse impact to living conditions in the neighborhood. The petitioner has further committed to a conceptual showing placement of the proposed two-story 20,000-square foot medical office building, 120 parking spaces, lake, buffers, and the required 0.098 acres of native vegetation preservation. The Conceptual Site Plan is included with the Draft Ordinance as Exhibit B. Conditions are also proposed by the petitioner to limit hours of operation to between 7:00 AM and 9:00 PM daily; to locate the vehicle entrance on the east side of the property to minimize impact on residents of Saturnia Lakes; and to provide screening of HVAC equipment that exceeds the LDC standard screening requirement. See Exhibit C of the Draft Ordinance for the four proposed conditions. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. The roadway infrastructure has adequate capacity to serve the proposed development at this time, i.e., GMP consistent at the time of rezoning as evaluated as part of the GMP Transportation Element consistency review. The project’s development must also comply with all other applicable concurrency management regulations and operational improvements when development approvals are sought at time of Site Development Plan (SDP) or Plat review. Ingress and egress to the subject property will utilize Immokalee Road as shown on the Conceptual Site Plan, included with the Draft Ordinance as Exhibit B. Additional operational impacts for the facility will be reviewed at time of Plat or SDP. The TIS submitted by the applicant indicates that the adjacent roadway network has sufficient capacity to accommodate this project within the 5-year planning period as noted above and not adversely impact further the surrounding roadway network. 9.A.5.a Packet Pg. 923 Attachment: Ivy Medical Center RZ-Staff Report (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) Ivy Medical Center Rezone, PL20210002147 Page 12 of 15 November 17, 2022 8. Whether the proposed change will create a drainage problem. It is not anticipated that rezoning of the property will create any stormwater related issues. Stormwater best management practices, treatment and storage will be addressed through Environmental Resource Permitting (ERP) with the South Florida Water Management District (SFWMD). Staff will evaluate the stormwater management system and design criteria at the time of SDP. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. The LDC provides for adequate building setbacks and buffering to ensure adjacent areas will not be subject to serious reduction of light or air. Development of the site will need to meet the site design standards as set forth in the LDC. 10. Whether the proposed change will adversely affect property values in the adjacent area. This is a subjective determination based upon anticipated results, which may be internal or external to the subject property. Property valuation is affected by a host of factors includ ing zoning; however, zoning by itself may or may not affect values, since value determination is driven by market forces. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. Adjacent property has been built out per applicable PUD zoning approvals. The rezoning is not anticipated to be a deterrent to the improvement of adjacent property in accordance with existing regulations. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasting with the public welfare. If the rezoning and companion GMPA are found to be consistent with the GMP, then that constitutes a public policy statement supporting the proposed change through a duly noticed public hearing process. In light of this fact, the proposed change does not constitute a grant of special privilege. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The minimum lot size for the Rural Agricultural (A) zoning district is 5 acres. At 3.9 acres, the subject site is a legal nonconforming (grandfathered) buildable lot of record due to taking of property associated with Immokalee Road. The site can be constructed with one single- family home, or other permitted agricultural use. The proposed GMPA and rezoning to the C-1 zoning district are needed to allow the proposed 20,000 square feet of office development. 9.A.5.a Packet Pg. 924 Attachment: Ivy Medical Center RZ-Staff Report (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) Ivy Medical Center Rezone, PL20210002147 Page 13 of 15 November 17, 2022 14. Whether the change suggested is out of scale with the needs of the neighborhood or the County. The proposed rezoning to the C-1 zoning district is in keeping with the purpose and intent stated in LDC Section 2.03.03.A, which is to allow a concentration of office type buildings and land uses that are most compatible with, and located near, residential areas. The request has been conditioned as outlined in the Draft Ordinance to be in scale with the surrounding neighborhood. 15. Whether it is impossible to find other adequate sites in the County for the proposed use in districts already permitting such use. There may be other sites in the County that could accommodate the use proposed; however, this is not the determining factor when evaluating the appropriateness of a zoning decision. The petition was reviewed on its own merit for compliance with the GMP and the LDC; and staff does not specifically review other sites in conjunction with a specific petition. 16. The physical characteristics of the property and the degree of site alteration, which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. Future development anticipated by the rezoning will require evaluation relative to all federal, state, and local development regulations during the development review process. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance, as amended. The project will have to meet all applicable criteria set forth in LDC Section 6.02.00 regarding Adequate Public Facilities (APF), and the project will need to be consistent with all applicable goals and objectives of the GMP regarding adequate public facilities. 18. Such other factors, standards, or criteria that the Board of County Co mmissioners shall deem important in the protection of the public health, safety, and welfare. To be determined by the BCC during its advertised public hearing. NEIGHBORHOOD INFORMATION MEETING (NIM): The applicant conducted a NIM on April 25, 2022 at First Congressional Church of Naples, 6630 Immokalee Road, Naples, FL 34119. The meeting commenced at approximately 6:00 p.m. and ended at 7:30 p.m. Approximately 18 members of the public attended. 9.A.5.a Packet Pg. 925 Attachment: Ivy Medical Center RZ-Staff Report (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) Ivy Medical Center Rezone, PL20210002147 Page 14 of 15 November 17, 2022 The petitioner’s agent introduced the petitioner, a doctor who is proposing the medical office development. Architectural renderings and the Conceptual Site Plan were displayed. The agent presented on overview of the proposed rezoning and Growth Management Plan Amendment to allow for the development of a 2-story, 20,000 square foot medical center. Attendees asked questions and raised several concerns, which are summarized with the petitioner’s response here: Concern: Incompatibility due to generator placement, dumpster placement, building height and appearance of HVAC equipment. Commitment: HVAC screening will exceed County standard HVAC equipment screening requirement; view will be screened from second floors in Saturnia Lakes homes. Updated building rendering exhibit will be provided that conforms with the dumpster placement on civil plan. [Staff note: HVAC equipment screening that exceeds the LDC standard requirement is included as Condition #4 in Exhibit C of the Draft Ordinance, which is provided as Attachment A to this Staff Report.] Concern: The variety of C-1 uses that could be built is too broad. (problematic uses mentioned included abortion clinic, drug rehab, emergency medi-center, and mental health services). Commitment: The proposal is not for a strip mall, radiation oncology, or drug rehabilitation. Concern: Is traffic being evaluated correctly, is the busy season accounted for? Commitment: The TIS will be sent to Jerry with the Saturnia Lakes HOA. Concern: Glare from lighting, lighting should be limited. Commitment: A photometrics plan will be sent to Jerry with the Saturnia Lakes HOA. Concern: Buffer along western property line abutting Saturnia Lakes should be Type B (not D). Commitment: Correction will be made to concept plan; landscape plan and lighting plan will be provided. Concern: Proximity to school (Laurel Oak Elementary & Gulf Coast High School); the proposed turn lane and school traffic will be congested and conflicting; school children walking along Immokalee Road sidewalk will be in danger due to proposed driveway. Commitment: School will be contacted for coordination. Concern: Hours of operation. Commitment: Petitioner’s condition of approval limits hours of operation to between 7:00 AM and 9:00 PM daily. [Staff note: These hours are included as Condition #2 in Exhibit C of the Draft Ordinance, which is provided as Attachment A to this Staff Report.] 9.A.5.a Packet Pg. 926 Attachment: Ivy Medical Center RZ-Staff Report (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) Ivy Medical Center Rezone, PL20210002147 Page 15 of 15 November 17, 2022 Concern: The conceptual plan shows 24 more than the required 100 parking spaces; redesign to eliminate the excess parking near Saturnia Lakes, make it open space instead. Response: Will review and consider adjusting. [Staff note: The Conceptual Site Plan now indicates 20 excess parking spaces and shows a natural vegetation area, lake, and preservation area adjacent to the homes within Saturnia Lakes. Condition #1 in Exhibit C of the Draft Ordinance states that site features must be arranged substantially consistent with the Conceptual Site Plan, included in the Draft Ordinance as Exhibit B.] Concern: The lake will be a hazardous attractant to Saturnia Lakes children. Redesign the lake to the easternmost area of the site and make it smaller for less exposure to Saturnia Lakes. Response: Will review and consider adjusting. Concern: The existing dilapidated chain link fence on the Saturnia Lakes side of the property line is unsightly, unsafe, and needs to be fixed. Response: Will review and consider fence. Concern: Will you commit to the level of architecture shown in the rendering? Response: The project is at an early stage, the rendering is conceptual only. NIM documentation is included in Attachment C to this Staff Report, and a recording is available on the Growth Management Department Public Cityview portal. ENVIRONMENTAL ADVISORY COUNCIL (EAC): This project does not require Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. COUNTY ATTORNEY OFFICE REVIEW: This Staff Report was reviewed by the County Attorney’s office on November 4, 2022. RECOMMENDATION: Staff recommends that the Collier County Planning Commission (CCPC) forward petition RZ- PL20210002147 Ivy Medical Center Rezone to the Board of County Commissioners (BCC) with a recommendation of approval, subject to the approval and effectiveness of companion GMPA- PL20210002122, and subject to the Conceptual Site Plan provided as Exhibit B, and subject to conditions listed in Exhibit C, of the attached Draft Ordinance. Attachments: A. Draft Ordinance B. Application/Backup Material C. NIM Documents 9.A.5.a Packet Pg. 927 Attachment: Ivy Medical Center RZ-Staff Report (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) 9.A.5.b Packet Pg. 928 Attachment: Att A - Ordinance - 102722 (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) 9.A.5.b Packet Pg. 929 Attachment: Att A - Ordinance - 102722 (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) 9.A.5.b Packet Pg. 930 Attachment: Att A - Ordinance - 102722 (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) 9.A.5.b Packet Pg. 931 Attachment: Att A - Ordinance - 102722 (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) 9.A.5.b Packet Pg. 932 Attachment: Att A - Ordinance - 102722 (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) 9.A.5.b Packet Pg. 933 Attachment: Att A - Ordinance - 102722 (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) 9.A.5.bPacket Pg. 934 9.A.5.b Packet Pg. 935 Attachment: Att A - Ordinance - 102722 (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) 9.A.5.b Packet Pg. 936 Attachment: Att A - Ordinance - 102722 (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) 9.A.5.b Packet Pg. 937 Attachment: Att A - Ordinance - 102722 (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) 9.A.5.b Packet Pg. 938 Attachment: Att A - Ordinance - 102722 (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) 9.A.5.d Packet Pg. 939 Attachment: Att C - NIM Documentation (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) 9.A.5.d Packet Pg. 940 Attachment: Att C - NIM Documentation (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) 9.A.5.d Packet Pg. 941 Attachment: Att C - NIM Documentation (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) 9.A.5.d Packet Pg. 942 Attachment: Att C - NIM Documentation (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) 791 10th Street South, Suite 302, Naples, FL 34102 • 239-649-1551 • info@rdafl.com • www.rdafl.com March 29, 2022 Subject: Neighborhood Information Meeting (NIM) Dear Neighbor, Please be advised that a formal application has been submitted to Collier County for approval of a request for a Rezone (RZ) and a Growth Management Plan Amendment (GMPA). The request is for 3.87± acres located on the south side of Immokalee Road approximately 2,000 feet east of Logan Boulevard to rezone from the Rural Agricultural (A) zoning district to the Commercial Professional and General Office (C-1) zoning district for a medical office building to be known as Ivy Medical Center. (RZ-PL20210002147 & GMPA-PL20210002122) We are hosting a Neighborhood Information Meeting on: Monday, April 25, 2022 at 6 p.m. First Congressional Church of Naples 6630 Immokalee Road Naples, FL 34119 Subject Property 9.A.5.d Packet Pg. 943 Attachment: Att C - NIM Documentation (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) 791 10th Street South, Suite 302, Naples, FL 34102 • 239-649-1551 • info@rdafl.com • www.rdafl.com WE VALUE YOUR INPUT. Business and property owners, residents and visitors are welcome to attend the presentation and discuss the project with the owner, engineer, and Collier County staff. If you are unable to attend this meeting, but have questions or comments, they can be directed by mail, phone, or e-mail to the address below. Thank you, Ronny De Aza, President, RDA Consulting Engineering, LLC 791 10th Street South, Suite 302 Naples, FL 34102 Phone: (239) 649-1551 Email: Info@rdafl.com 9.A.5.d Packet Pg. 944 Attachment: Att C - NIM Documentation (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) 9.A.5.d Packet Pg. 945 Attachment: Att C - NIM Documentation (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) 9.A.5.d Packet Pg. 946 Attachment: Att C - NIM Documentation (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) 9.A.5.d Packet Pg. 947 Attachment: Att C - NIM Documentation (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) 9.A.5.d Packet Pg. 948 Attachment: Att C - NIM Documentation (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) 9.A.5.d Packet Pg. 949 Attachment: Att C - NIM Documentation (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) 791 10th St S., Suite 302, Naples, FL 34102 • 239-649-1551 • info@rdafl.com • www.rdafl.com April 25, 2022, at 6:00 PM Neighborhood Information Meeting Meeting Location: First Congressional Church of Naples 6630 Immokalee Road Naples, FL 34119 Agenda for Neighborhood Information Meeting Meeting Purpose: This Neighborhood Information Meeting (NIM) is being held to discuss the formal application that has been submitted to Collier County for approval of a request for a Rezone (RZ) and a Growth Management Plan Amendment (GMPA) for a medical office building in the A, Rural Agricultural Zoning District. (RZ-PL20210002147 & GMPA- PL20210002122) The subject property is located on the south side of Immokalee Road at parcel number 195120002. The subject parcel is north and east of Saturnia Lakes and west of Arrowhead Golf Club. An address has not yet been assigned for this parcel. Facilitator: Ronny De Aza, P.E. RDA Consulting Engineering, LLC. 791 10th St S., Suite 302 Naples, FL 34102 Phone: (239) 649-1551 Email: Info@rdafl.com Schedule: 6:00 PM – 6:15 PM Project Introduction and Overview of Proposed Medical Office Building 6:15 PM – 7:00 PM Discussion of Project with Community Members 7:00 PM Conclusions and Summary Business and property owners, residents, and visitors; thank you for your time attending this NIM and providing input on the proposed project. If you have any additional questions or comments, please reach out to the email address or phone number listed above. 9.A.5.d Packet Pg. 950 Attachment: Att C - NIM Documentation (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ)) 9.A.5.dPacket Pg. 951Attachment: Att C - NIM Documentation (23801 : PL20210002147 - Ivy Medical Center Rezone (RZ))