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Agenda 01/24/2023 Item #17G (To approve an Ordinance of the BCC amending Ordinance No.89-05 as amended)01/24/2023 EXECUTIVE SUMMARY Recommendation to approve an Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance No. 89-05, as amended, the Collier County Growth Management Plan for the unincorporated area of Collier County, Florida, specifically amending the 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 the property from Urban, Urban Mixed Use District, Urban Residential Subdist rict 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; furthermore, directing transmittal of the adopted amendment to the Florida Department of Economic Opportunity; providing for severability and providing for an effective date. [PL20210002122]. (Adoption Hearing). (This is a companion to item 17H) _____________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________ OBJECTIVES: For the Board of County Commissioners (Board) to review staff’s findings and recommendations along with the recommendations of the Collier County Planning Commission (CCPC) regarding the petition and render a decision, and ensure the project is in harmony with all the applicable codes and regulations to ensure that the community’s interests are maintained. CONSIDERATIONS: The subject petition is submitted as a small-scale Growth Management Plan (GMPA). As such, per Florida Statutes, the request is heard once by the Collier County Planning Commission (CCPC) and the Board. If approved by the Board, the petition is transmitted to the Florida Department of Economic Opportunity (DEO). The GMP amendment requested is for approximately ±3.9-acres located on the south side of Immokalee Road in Section 28, Township 48 South, Range 26 East. This petition seeks to amend the GMP, adopted by Ordinance No. 89-05, as amended, specifically amending the Future Land Use Element (FLUE) and the Future Land Use Map (FLUM) Series by: Creating the Ivy Medical Center Subdistrict and changing the Land Use Designation of the property fr om 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); amending the Future Land Use Map; and creating a new subdistrict map, Ivy Medical Center Subdistrict Map, for inclusion in the FLUM series. The Subdistrict text proposed by the applicants is depicted in Ordinance Exhibit “A.” Per Chapter 163.3187, Part II, Florida Statutes, limitations are in place for this type of small-scale amendment, as identified below, followed by staff comments [italicized in brackets]. Process for adoption of the small-scale comprehensive plan amendment. The process for adoption of a small-scale comprehensive plan amendment requires (in part) the following statutory standards be met [followed by staff analysis in bracketed and italicized text]. (1) A small-scale development amendment may be adopted under the following conditions: (a) The proposed amendment involves use of 50 acres or fewer. [The amendment pertains to a ±3.9-acre property.] (b) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government’s comprehensive plan, but only proposes a land use change to the future land use map for a site-specific small-scale development activity. However, text changes that relate directly to, and 17.G Packet Pg. 1406 01/24/2023 are adopted simultaneously with, the small-scale future land use map amendment shall be permissible under this section. [This amendment involves site-specific Future Land Use text and map location.] (c) The property that is the subject of the proposed amendment is not located within an area of critical state concern unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004 (3), and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05 (1). [The subject property is not within an Area of Critical State Concern.] (4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan pursuant to s. 163.3177. [The amendment preserves the internal consistency between and among GMP elements.] The GMPA will be changing the land use designation from a residential area in the Urban Residential Subdistrict to an Urban-Commercial District, commercial professional, and general office district (C-1). The applicant has requested a maximum of 20,000 square feet for the entire project. There is a companion zoning project, PL20210002147, that has a number of conditions proposed by the applicant and the Planning Commission on the C-1 projects. FINDINGS AND CONCLUSIONS: Based on a review of this petition, including the supporting data and analysis, staff makes the following findings and conclusions. More analysis is provided in the Staff Report to the CCPC. • 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 are available to the site. • • No Transportation system impacts have been identified with this petition. • • No Environmental impacts have been identified with this petition. • Staff did not receive any letters, emails, or phone calls in opposition to this project. FISCAL IMPACT: The cost to process, review, and advertise this petition was borne by the petitioner via application and advertisement fees. Therefore, there are no fiscal impacts to Collier County as a result of the adoption of this amendment. GROWTH MANAGEMENT IMPACT: Adoption of the proposed amendment by the Board for transmittal to the Florida Department of Economic Opportunity (DEO) will commence the thirty -day (30) challenge period for any affected person. Provided the small-scale development amendment is not challenged, it shall become effective thirty-one (31) days after receipt by DEO. LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) Amendment is authorized by, and subject to the procedures established in, Chapter 163, Part II, Florida Statutes, The Community Planning Act, and by Collier County Resolution No. 12-234, as amended. The Board should consider the following criteria in making its decision: “plan amendments shall be based on relevant and appropriate data and an analysis by the local government that may include but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the plan amendment. To be based on data means to react to it in an appropriate way and to the extent, necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue.” Section 163.3177(1)(f), FS. In addition, Section 17.G Packet Pg. 1407 01/24/2023 163.3177(6)(a)2, FS provides that FLUE plan amendments shall be based on surveys, studies, and data regarding the area, as applicable including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of non- conforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The need to modify land uses and development patterns with antiquated subdivisions. i. The discouragement of urban sprawl. j. The need for job creation, capital investment, and economic development that will strengthen and diversify the community’s economy. And FLUE map amendments shall also be based upon the following analysis per Section 163.3177(6)(a)8.: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. This item is approved as to form and legality. It requires an affirmative vote of four for approval because this is an adoption hearing. [HFAC] STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: That the CCPC forwarded petition PL20210002122 to the Board with a recommendation to adopt this small-scale amendment with no changes and transmit to the Florida Department of Economic Opportunity. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard this petition at their December 1, 2022 meeting. They heard testimony from the application team and County staff representatives concerning this petition and also the companion rezone petition (PL20210002147). There were no opposing public speakers at the CCPC. There were also no letters of opposition received. The CCPC voted unanimously (6-0) to approve the project. RECOMMENDATION: Staff concurs with the recommendation of the CCPC and recommends that the Board of County Commissioners approve the request for Petition PL2021002122, Ivy Medical Center Subdistrict Growth Management Plan Amendment. Prepared by: Sue Faulkner, Planner III, Zoning Division ATTACHMENT(S) 1. Staff Report (PDF) 2. Ordinance - 010423(4) (PDF) 3. NIM Documents (PDF) 4. signposting (PDF) 17.G Packet Pg. 1408 01/24/2023 5. [linked]BackupDocs (PDF) 6. legal ad - agenda IDs 24205 & 24103 (PDF) 17.G Packet Pg. 1409 01/24/2023 COLLIER COUNTY Board of County Commissioners Item Number: 17.G Doc ID: 24205 Item Summary: Recommendation to approve an Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance No. 89-05, as amended, the Collier County Growth Management Plan for the unincorporated area of Collier County, Florida, specifically amending the 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]. (This is a companion to item 17H) Meeting Date: 01/24/2023 Prepared by: Title: Planner, Principal – Zoning Name: Sue Faulkner 12/21/2022 12:08 PM Submitted by: Title: Zoning Director – Zoning Name: Mike Bosi 12/21/2022 12:08 PM Approved By: Review: Zoning Mike Bosi Division Director Completed 12/22/2022 1:30 PM Growth Management Department Diane Lynch Growth Management Department Completed 12/28/2022 5:21 PM Zoning James Sabo Additional Reviewer Completed 12/29/2022 4:08 PM Growth Management Department James C French Growth Management Completed 12/29/2022 6:04 PM County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 01/05/2023 3:39 PM Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 01/05/2023 3:53 PM County Manager's Office Ed Finn CMO Completed 01/05/2023 4:58 PM County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 01/11/2023 3:56 PM Office of Management and Budget Laura Zautcke Additional Reviewer Completed 01/12/2023 6:05 PM County Manager's Office Amy Patterson Level 4 County Manager Review Completed 01/18/2023 12:03 PM Board of County Commissioners Geoffrey Willig Meeting Pending 01/24/2023 9:00 AM 17.G Packet Pg. 1410 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. 17.G.1 Packet Pg. 1411 Attachment: Staff Report (24205 : Ivy Medical GMPA) PL20210002122 2 17.G.1 Packet Pg. 1412 Attachment: Staff Report (24205 : Ivy Medical 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. 17.G.1 Packet Pg. 1413 Attachment: Staff Report (24205 : Ivy Medical 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 17.G.1 Packet Pg. 1414 Attachment: Staff Report (24205 : Ivy Medical 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. 17.G.1 Packet Pg. 1415 Attachment: Staff Report (24205 : Ivy Medical 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. 17.G.1 Packet Pg. 1416 Attachment: Staff Report (24205 : Ivy Medical 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. 17.G.1 Packet Pg. 1417 Attachment: Staff Report (24205 : Ivy Medical 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. 17.G.1 Packet Pg. 1418 Attachment: Staff Report (24205 : Ivy Medical GMPA) 17.G.2 Packet Pg. 1419 Attachment: Ordinance - 010423(4) (24205 : Ivy Medical GMPA) 17.G.2 Packet Pg. 1420 Attachment: Ordinance - 010423(4) (24205 : Ivy Medical GMPA) 17.G.2 Packet Pg. 1421 Attachment: Ordinance - 010423(4) (24205 : Ivy Medical GMPA) 17.G.2 Packet Pg. 1422 Attachment: Ordinance - 010423(4) (24205 : Ivy Medical GMPA) 17.G.2 Packet Pg. 1423 Attachment: Ordinance - 010423(4) (24205 : Ivy Medical GMPA) 17.G.2 Packet Pg. 1424 Attachment: Ordinance - 010423(4) (24205 : Ivy Medical GMPA) 17.G.2 Packet Pg. 1425 Attachment: Ordinance - 010423(4) (24205 : Ivy Medical GMPA) 17.G.2 Packet Pg. 1426 Attachment: Ordinance - 010423(4) (24205 : Ivy Medical GMPA) 17.G.3 Packet Pg. 1427 Attachment: NIM Documents (24205 : Ivy Medical GMPA) 17.G.3 Packet Pg. 1428 Attachment: NIM Documents (24205 : Ivy Medical GMPA) 17.G.3 Packet Pg. 1429 Attachment: NIM Documents (24205 : Ivy Medical GMPA) 17.G.3 Packet Pg. 1430 Attachment: NIM Documents (24205 : Ivy Medical 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 17.G.3 Packet Pg. 1431 Attachment: NIM Documents (24205 : Ivy Medical 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 17.G.3 Packet Pg. 1432 Attachment: NIM Documents (24205 : Ivy Medical GMPA) 17.G.3 Packet Pg. 1433 Attachment: NIM Documents (24205 : Ivy Medical GMPA) 17.G.3 Packet Pg. 1434 Attachment: NIM Documents (24205 : Ivy Medical GMPA) 17.G.3 Packet Pg. 1435 Attachment: NIM Documents (24205 : Ivy Medical GMPA) 17.G.3 Packet Pg. 1436 Attachment: NIM Documents (24205 : Ivy Medical GMPA) 17.G.3 Packet Pg. 1437 Attachment: NIM Documents (24205 : Ivy Medical GMPA) 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. 17.G.3 Packet Pg. 1438 Attachment: NIM Documents (24205 : Ivy Medical GMPA) 17.G.3 Packet Pg. 1439 Attachment: NIM Documents (24205 : Ivy Medical GMPA) 17.G.4 Packet Pg. 1440 Attachment: signposting (24205 : Ivy Medical GMPA) 17.G.4 Packet Pg. 1441 Attachment: signposting (24205 : Ivy Medical GMPA) 17.G.6 Packet Pg. 1442 Attachment: legal ad - agenda IDs 24205 & 24103 (24205 : Ivy Medical GMPA) APPLICATION NUMBER: PL20210002122 DATE RECEIVED: PRE -APPLICATION CONFERENCE DATE: 09/08/21 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: CARLO ZAMPOGNA, AS TRUSTEE Company: Address: 1333 THIRD AVE S, SUITE 505 City: NAPLES Phone Number: 239-261-0592 State: FLORIDA Zip Code: 34102 Fax Number: 239-244-9236 Email Address: CARLO@ZAMPOGNA-LAW.COM B. Name of Agent* RONNY DE AZA 0 THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company: RDA CONSULTING ENGINEERS, LLC Address: 791 10TH ST S, STE 302 City: NAPLES Phone Number: 239-649-1551 State: FLORIDA Zip Code: 34102 Fax Number: 239-649-7112 Email Address: RONNYDEAZAC RDAFL.COM C. Name of Owner (s) of Record: JOSEPH J DUL & BARBARA M DUL Address: 12140 FOX CHASE DR City: HUDSON State: - FL Phone Number: Fax Number: 'PROPERTY IS UNDER CONTRACT TO PURCHASE. Zip Code: 34669 1 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 DANIEL & JULIE WASSERMAN 100% 4760 WHISPERING PINEWAY NAPLES, FL 34103 2 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 BUYER CARLO F. ZAMPOGNA, TRUSTEE OF DW LAND TRUST 0% 1333 3RD AVE S, #101, NAPLES, FL 34102 ENEFICIARY DANIEL & JULIE WASSERMAN 100% 4760 WHISPERING PINEWAY NAPLES, FL 34103 Date of Contract: 1/16/2021 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 SELLER JOSEPH & BARBARA DUL 12140 FOX CHASE DRIVE HUDSON, FL 34669 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:45 DAYS FROM THE DATE THAT COLLIER COUNTY FORMALLY APPROVES THE REZONE AND GMPA APPLICATION AND THE PERIOD FOR ALL APPEALS & OBJECTIONS COMPLETED. 3 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: 00195120002 B. LEGAL DESCRIPTION: THE EAST 1/2 OF THE NORTHEAST 1/4 OF THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 28, TOWNSHIP 48, SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. EXCEPTING THEREFROM THE NORTH 150 FEET THEREOF. C. GENERAL LOCATION: SOUTH SIDE OF IMMOKALEE ROAD. APPROXIMATELY 1.76 MILES EAST OF 1-75. D. Section: 28 Township: 48 Range: 26 E. PLANNING COMMUNITY: URBAN ESTATES G. SIZE IN ACRES: 3.93 F. TAZ: 184 H. ZONING: AGRICULTURAL I. FUTURE LAND USE MAP DESIGNATION(S): URBAN RESIDENTIAL SUBDISTRICT J. SURROUNDING LAND USE PATTERN: PUD, RESIDENTIAL AND GOLF COURSE USE IV. TYPE OF REQUEST: A. GROWTH MANAGEMENT PLAN ELEMENT (S) TO BE AMENDED: Housing Element Traffic Circulation Sub -Element Aviation Sub -Element Sanitary Sewer Sub -Element Solid Waste Sub -Element Capital Improvement Element X Future Land Use Element Immokalee Master Plan Recreation/Open Space Mass Transit Sub -Element Potable Water Sub -Element NGWAR Sub -Element Drainage Sub -Element CCME Element Golden Gate Master Plan B. AMEND PAGE (S): vi, 10, 27, 76, 155 OF THE: FUTURE LAND USE MENT 4 AS FOLLOWS: (Use jr^k^ + Tto identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: PLEASE SEE ATTACHED PROPOSED LANGUAGE IN EXHIBIT IVB C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM URBAN RESIDENTIAL SUBDISTRICT TO IVY MEDICAL CENTER SUBDISTRICT D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #) ADD THE "IVY MEDICAL CENTER SUBDISTRICT" MAP E. DESCRIBE ADDITINAL CHANGES REQUESTED: NOT APPLICABLE 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 EXHIBIT VA Provide general location map showing surrounding developments (PUD, DRI's, existing zoning) with subject property outlined. EXHIBIT VA Provide most recent aerial of site showing subject boundaries, source, and date. EXHIBIT VA Provide a map and summary table of existing land use and zoning within a radius of 300 feet from boundaries of subject property. B. FUTURE LAND USE AND DESIGNATION EXHIBIT VB 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 3EFERENCE ENCLOSED Provide most recent aerial and summary table of acreage of native NVIRONMEN I AL KEFUH I habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE EXHIBIT VC 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. REFERENCE ENCLOSED ENVIRONMENTAL Provide a summary table of Federal (US Fish & Wildlife Service) and State REPORT EXHIBIT VC (Florida Game & Freshwater Fish Commission) listed plant and animal species known to occur on the site and/or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.) Identify historic and/or archaeological sites on the subject property. D. GROWTH MANAGEMENT Reference , F.A.C. and Collier County's Capital Improvements Element Policy 1.1.2 (Copies attached). 1 . INSERT "Y" FOR YES OR "N" FOR NO IN RESPONSE TO THE FOLLOWING: N Is the proposed amendment located in an Area of Critical State Concern? (Reference F.A.C.). IF so, identify area located in ACSC. N Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380 F.S.? (Reference , F.A.C.) Y/N 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. N 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: EXHIBIT E Potable Water EXHIBIT E Sanitary Sewer * Arterial & Collector Roads; Name specific road and LOS * = PLEASE REFERENCE THE ENCLOSED PREPARED BY JMB ORTATION INC. EXHIBIT E Drainage EXHIBIT E Solid Waste EXIBIT E Parks: Community and Regional If the proposed amendment involves an increase in residential density, or an increase in intensity for commercial and/or industrial development that would cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. M (Reference Capital Improvement Element Objective 1 and Policies) EXHIBIT E2 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. N/A 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: AH" BFE: 13.5' N.A.V.D. Flood zone based on Flood Insurance Rate Map data (FIRM). N/A Location of wellfields and cones of influence, if applicable. (Identified on Collier County Zoning Maps) N/A Coastal High Hazard Area, if applicable N/A High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable (identified on Collier County Zoning Maps). G. SUPPLEMENTAL INFORMATION N/A $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) PROVIDED $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) PROVIDED Proof of ownership (copy of deed) PROVIDED 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." * 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 RESOLUTION 1 2 3 4 A RESOLUTION ESTABLISHING GENERAL REQUIREMENTS AND PROCEDURES FOR AMENDING THE COLLIER COUNTY GROWTH MANAGEMENT PLAN. WHEREAS, Chapter 163, Florida Statutes, requires local governments to prepare and adopt a Comprehensive Plan; and WHEREAS, the Board of County Commissioners adopted the Collier County Growth Management Plan on January lq, 198% and WHEREAS, the Community Planning Act of 2011 (Section 1 G3.31C 1, et seq., Florida Statutes) mandates certain procedures to amend adopted Growth Management Plans (Section 163.3184 and Section 163,3187, Florida Statutes); and WHEREAS, in order to provide adequate notice, it is necessary to set forth the requirements and procedures to be followed by petitioners, the general public and Collier County in processing amendments to the Collier County Growth Management Plan consistent with the requirements of the Florida Statutes. NOW, THEREFORE BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that; 1. Subject to prior Board approval, staff will implement three amendment cycles during which applications for amendments to the Collier County Growth Management PIan or one of its elements ("GMP") will be processed. Additional GMP amendment cycles can only he implemented by approval of the Board. Such approval shall be by majority vote. 2. All amendments must strictly conform with the Florida Growth Management Act, including, but not limited to, Section 163.3184, Florida Statutes, for amendments in general, and Section 1 G3.3I 87, Florida Statutes, for adoption of a small-scale comprehensive plan amendments. 3. An amendment may be proposed by the Board of County Commissioners, the Collier County Planning Commission (CCPC), any department or agency of the County, or any private person, provided, however, that no such person shall propose an 10 amendment for a land use designation change for property which he or she does not own, except as an agent or attorney for the owner. 4. All required copies of the application to amend the Collier County Growth Management Plan and supporting documentation along with the required filing fee must be submitted to the County Manager or his designee prior to the deadline established by the Board for each adoption cycle. Following the requisite submission: A. Prior to submittal, a pre -application conference shall occur between the petitioner and appropriate County staff to ensure that the amendment procedure is understood and adhered to. B. Staff shall perform an initial review of the proposed amendment application to determine whether additional information is necessary to enable staff to conduct a formal review and whether other amendments of the Growth Management Plan will be necessary to preserve the internal consistency of the Plan. Within 34 calendar days following the filing deadline, the staff shall notify the petitioner in writing, that: (i) staff has determined that the petition is adequate for formal review; or (ii) the application is inadequate for formal review and the notice shall set forth in detail the additional information deemed necessary for formal review of the petition. C. If the application is deemed insufficient, the petitioner small have 30 calendar days from the date of receipt of staffs letter of insufficiency to supplement the application in response to the initial review, A second 30 day time period to respond to the insufficiency may be requested by the petitioner. D. County staff shall review the application and may consult with other County Departments or agencies as it deems necessary to evaluate the proposed amendment and shall prepare a report with a recommendation. E. The Public Hearings schedule and State Agency review time frames will be those as established by Section 163.3194, Florida Statutes, "Process for adoption of comprehensive plan or plan amendment.", or Section 163.3197, Florida Statute, "Process for adoption of small-scale comprehensive plan amendment," as amended from time -to - time. Adoption of an amendment to the Growth Management Plan must be by Ordinance and shall require four affirmative votes of the Board of County Commissioners. $. This Resolution supersedes and repeals Resolution 97-431, as amended by Resolution 98-18, relating to prior Growth Management Plan Amendment procedures. THIS RESOLUTION ADOPTED after motion, second and majority vote favoring same, this 13th day of November, 2012. .ATTEST: DWIQHT E: ] 1ROM CLERK By: Doput er A}'lL��t ,t r� 4tyrdiJ. . Ap4rovel qA to form and legal sufficiency: J y BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA By: FRED W. COYLE, CHAIRJNI�, 12 AFFIDAVIT OF AUTHORIZATION FOR PETITION NUMBERS(S) PL20210002122(GMPA) I. CP& -0 F. 2poy 0(� KA (print name)as - (title, if applicable) of b\N f�.Qr } j y�l ,'r (company, If a licable), swear or affirm under oath, that I am the (choose one) owner0applicant=contract purchaser and that: f . I have full authority to secure the approval{s} requested and to impose covenants and restrictions on the referenced property as a result of any action approved by the County in accordance with this application and the Land Development Code; 2. All answers to the questions in this application and any sketches, data or other supplementary matter attached hereto and made a part of this application are honest and true; 3. 1 have authorized the staff of Collier County to enter upon the property during normal working hours for the purpose of investigating and evaluating the request made through this application; and that 4. The property will be transferred, conveyed, sold or subdivided subject to the conditions and restrictions imposed by the approved action. 5. Weil authorize i—Y---1--nSamgi-; � ers to act as our/my representative in any matters regarding this petition including 1 through 2 above. *Notes: • If the applicant is a corporation, then it is usually executed by the core. pres. or v. pres. • If the applicant is a Limited Liability Company (L.L. C. j or Limited Company (L. C. ), then the documents should typically be signed by the Company's "Managing Member. " • If the applicant is a partnership. then typically a partner can sign an behalf of the partnership. • If the applicant is a limited partnership, then the general partner must sign and be identified as the "general partner" of the named partnership. • If the applicant is a trust, then they must include the trustee's name and the words "as trustee". • In each instance, first determine the applicant's status, e.g., individual, corporate, trust, partnership, and then use the appropriate format for that ownership. Under penalties of p, ury, I declare that I have read the foregoing Affidavit of Authorization and that the facts stated in ' are true. naturecv,,� w,ot STATE OF FLORIDA COUNTY OF COLLIER Date The foregoing instrument was acknowleged before me by means of hysicaI press ce or p online notarization this day of .� 202- 1 , by (printed name of owner or qualifier) Such person(s) Notary Public must check applicable box: Are personally known to me ❑ Has produced a current drivers license ❑ Has produced as identification. Notary Signature:Z � -44�� DENISE LARSON x _ t= MY COMMISSION # GG fg&,555 EXPIRES - WY ?rfGK FL?PA' 3,2 = �. Bmded rhtu No" Public Undem4t&rs cTws-r•oA-ant is,tss REV 31412O2O �``CREconsultants.com �`� R E �` CONSULTANTS Com0•r a Rol Real Eatsra Censultasts, LLC Flsrfda Lie a nsad Reai Est*%* Broker Owner of record: Barbara M. Dul Address to: Collier County Growth Management RE: 3.87 Acre Immokalee Road Parcel ID 00195120002 Please be advised that the seller as represented by CRE Consultants has the subject property 3.87 acres on Immokalee Road which is under contract, the buyer is seeking a Rezone and Growth Management Plan Amendment for medical use, be advised that as the property owner, I consent and support the application for Rezone and Growth Management Plan Amendment from Collier County for the subject property. A" A'� Barbara M Dul 13350 Metro Pkwy, Suite 102 1100 Vh Ave S, Suite 100 850 NW Federal Hwy, Suite 172 Fort Myers, FL 33966 Naples, FL 34102 Stuart, FL 34994 239.481.3800 Tel 239.659.1447 Tel 772 403 5204 Tel 239.481.9950 Fax 239.659.4028 Fax 772.403.5205 Fax Ivy Medical Center GMPA (PL20210002122) Future Land Use Element Exhibit IVB — Proposed Language Revise the FUTURE LAND USE ELEMENT FUTURE LANDS USE MAP SERIES *** *** *** *** *** Text Break *** *** *** *** TABLE OF CONTENTS *** *** *** *** *** 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 * Ivv Medical Center Subdistrict Mau *** *** *** *** *** Text Break Policy 1.5: *** *** *** *** *** 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 *** *** *** *** *** *** *** *** *** [PAGE 10] *** *** *** *** *** *** *** *** *** *** *** *** *** *** *** 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, GoodlettelPine 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 Page 1 of 3 Text added is underlined; text deleted is rer-w-k thr 791 10`' St S., Suite 302, Naples, FL 34102 • (0) 239-649-1551 • (F) 239-649-7112 info@rdafl.com • www.rdafl.com Ivy Medical Center GMPA (PL20210002122) Future Land Use Element 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 *** *** *** *** *** Text Break 18. Bay House Campus Commercial Subdistrict *** *** *** *** *** Text Break 19. Ivy Medical Center Subdistrict [PAGE 76] *** *** *** *** *** *** *** *** *** *** 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 1-75. 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.] *** *** *** *** *** FUTURE LAND USE MAP SERIES Text Break *** *** *** *** *** [PAGE 160] *** *** *** *** *** Text Break *** *** *** *** *** Page 2 of 3 Text added is underlined; text deleted is rer-w-k thr 791 10`' St S., Suite 302, Naples, FL 34102 • (0) 239-649-1551 • (F) 239-649-7112 info@rdafl.com • www.rdafl.com Ivy Medical Center GMPA (PL20210002122) Future Land Use Element 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 Ivv Medical Center Subdistrict Mao Page 3 of 3 Text added is underlined; text deleted isF 791 10th St S., Suite 302, Naples, FL 34102 • (0) 239-649-1551 • (F) 239-649-7112 info@rdafl.com • www.rdafl.com IVY MEDICAL CENTER GMPA (PL20210002122) Planning/Project Management: Transportation: Environmental: Professional Consultants List Ronny De Aza, P.E. RDA Consulting Engineers 791 10th St S, Suite 302 Naples, FL 34102 (0) 239-649-1551 (F) 239-649-7112 RonnyDeAza(@RDAFL.com James M. Banks, P.E. JMB Transportation Engineering, Inc. 4711 71h Avenue SW Naples, FL 34119 239-919-2767 Jmbswte(bmsn.com Jennifer Bobka Earth Tech Environmental, LLC 10600 Jolea Avenue, Bonita Springs, FL 34135 (0)239-304-0030 Jenniferb a(Weflorida.com Page 1 of 1 791 Tenth Street S, Suite 302, Naples, FL 34102 • (0) 239-649-1551 • (F) 239-649-7112 info@rdafl.com • www.rdafl.com IVY MEDICAL CENTER GMPA (PL20210002122) 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. Drainaqe: 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. The 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. ;i� RDA--';..I.-�; Page 1 of 2 791 Tenth Street S, Suite 302, Naples, FL 34102 • (0) 239-649-1551 • (F) 239-649-7112 info@rdafl.com 9 www.rdafl.com IVY MEDICAL CENTER GMPA (PL20210002122) 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 �i Page 2 of 2 791 Tenth Street S, Suite 302, Naples, FL 34102 • (0) 239-649-1551 • (F) 239-649-7112 info@rdafl.com • www.rdafl.com IVY MEDICAL CENTER GMPA (PL20210002122) 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. ;i� RDA ;:,1. F Page 1 of 2 791 Tenth Street S, Suite 302, Naples, FL 34102 • (0) 239-649-1551 • (F) 239-649-7112 info@rdafl.com 9 www.rdafl.com IVY MEDICAL CENTER GMPA (PL20210002122) 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. �i RDA ;:,1. F Page 2 of 2 791 Tenth Street S, Suite 302, Naples, FL 34102 • (0) 239-649-1551 • (F) 239-649-7112 info@rdafl.com • www.rdafl.com N 0 150300' 000' SCALE: 1"= 300' JF� G PRESERVE LN - ZONING: PUD IMMOKALEE ROAD Who= - — -- — - ----a ta+al - �- - L al PR PERTY I i USE:C ZONING: PUD D TIAL ti i � LEAF,SHIN I 4 r, PUD F &J%fI LEMANTARY '9 PROPERTY © 791 10TH STREET SOUTH, SUITE 302 IVY MEDICAL CENTER BOUNDARY NAPLES, FL 34102 NAPLES, FLORIDA AERIAL SOURCE: BING MAPS PHONE: (239) 649-1551 AERIAL DATE: 2021 RDA FAX: (239) 649-7112 EXHIBIT V Al, A2, A3 - AERIAL LOCATION MAP WWW.RDAFL.COM PROJECT NO.: RDA21054 F SHEET: 1 OF 1 EX. 6' EX. LANDSCAPE MATERIAL WILL BE ENHANCED WITH ADDITIONAL PLANTING TO PROVIDE ADDITIONAL BUFFERING TO THE SATURNIA LAKES HOMES FROM THE DEVELOPMENT 15' TYPE "B" BUFFER (SEE NOTE 1) LEGEND EX EXISTING EXISTING GROUND ELEVATION NATIVE PLANT MATERIAL TO BE KEPT PRESERVEAREA 0 50' 100, 200' SCALE: 1" = 100' IMMOKALEE ROAD BUFFER (SEE NOTE 1) BOUNDARY EX. 6' SIDEWALK BOUNDARY NOTE: 1. PLANTINGS WILL BE ADDED TO THE LBE ALONG THE WEST AND SOUTH AS NECESSARY TO MEET BUFFER REQUIREMENTS AFTER REMOVAL OF EXOTICS. 2. PRESERVE MAY BE USED TO MEET THE BUFFER REQUIREMENTS. IN THE EVENT THAT THE PRESERVE DOES NOT SATISFY THE REQUIREMENTS OF A TYPE •B" BUFFER AFTER REMOVAL OF EXOTICS, SUPPLEMENTAL PLANTING WILL BE PROVIDED AS NECESSARY IN THE 6' WIDE RESERVATION AREA TO MEET THE BUFFER REQUIREMENTS. PARKING SUMMARY BUILDING USE PROPOSED SQUARE MINIMUM REQUIRED SPACES SPACES FOOTAGE SPACES REQUIRED PROVIDED MEDICAL/ DENTAL OFFICE OR CLINIC 20,000 SF 1 SPACE PER 200 100 (OUTPATIENT CARE FACILITY) SQUARE FEET P (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 CONSTRUCTION USE. UTILITY NOTE: POTABLE WATER WILL BE PROVIDED VIA A SERVICE CONNECTION TO THE 24" PVC WATERMAIN ALONG THE NORTHSIDE OF IMMOKALEE ROAD. SANITARY SEWER COLLECTION WILL BE PROVIDED VIA SERVICE CONNECTION TO THE EXISTING 16" SEWER FORCEMAIN ALONG THE MEDIAN OF IMMOKALEE ROAD. LOCATIONS OF WATER AND SEWER CONNECTIONS WILL BE DETERMINED UPON FINAL SITE DEVELOPMENT PLANNING AND ARE THEREFORE NOT SHOWN ON THIS CONCEPTUAL SITE PLAN. LAND USE SUMMARY ACRES % SITE WATER MANAGEMENT +/-0.45 11.4% PAVEMENT / SIDEWALK +/- 1.07 27.2% BUILDING FOOTPRINT AREA +/-0.27 7.1% MISC. OPEN SPACE +/-2.14 54.3% TOTAL SITE AREA +/- 3.93 100% ADJACENT ZONING AND LAND USE ZONING LAND USE N ROW, THEN PUD (LANTANA) RESIDENTIAL S PUD (SATURNIA LAKES) RESIDENTIAL E PUD (HERITAGE GREENS / ARROWHEAD GOLF CLUB) GOLF COURSE W PUD (SATURNIA LAKES) RESIDENTIAL PLANNING NOTES CURRENT ZONING A PROPOSED ZONING C-1 CURRENT LAND USE UNDEVELOPED FUTURE LAND USE URBAN RESIDENTIAL SUBDISTRICT PROPOSED LAND USE MEDICAL OFFICE BUILDING BUILDING SQUARE 20,000 SF FOOTAGE MAXIMUM ZONED BUILDING HEIGHT 35 FT MAXIMUM ACTUAL 35 FT BUILDING HEIGHT REQUIRED SETBACKS SUMMARY REQUIRED (PER ZONING Gi) FRONT SETBACK 25' SIDE SETBACKS 25' REAR SETBACK 25' PRESERVE AREA CALCULATIONS TOTAL SITE AREA 3.926 AC NATIVE VEGETATION 25% OF TOTAL SITE AREA = 0.9815 AC PRESERVE REQUIREMENTS 10%OF NATIVE VEGETATION ON SITE REQUIRED PRESERVE 10% X 0.9815 AC = 0.0982 AC PROVIDED PRESERVE 0.0982 AC EX. 24" PVC — WATERMAIN FORCEMAIN\ r IMMOKALEE ROAD C.R. 846 EX. GUTTER 2 8 UTTER EAST BOUND LANE EX. 6'SIDEWALK - 10' P.U.E" :a{ ------ --- �y 4 • TYPE CURB I (TYP.) T: TFF ( I 21V I J IL PROPERTY :':i:':' .................'.'. BOUNDARY .'.'I.'.'.'.'.-.-.- \ ..•r......... •�... ......... ."J".............................. ... ."."I.".'.'.".".". �Ih ,g I M 0 I { PROPOSED 2-STORY 20,000 SF MEDICAL OFFICE BUILDING LOCATION N 0 50' 100' 200' SCALE: 1' = 100' LEGEND EX EXISTING EXISTING GROUND ELEVATION PROPOSED POTABLE WATER CONNECTION NATIVE PLANT MATERIAL O BE KEPT PRESERVEAREA EX. 6' SIDEWALK R3V { - ` P 1 LAND E 1 { I ys ti { PROPOSED FORCEMAIN 23.4' I CONNECTION S } PROPERTY BOUNDARY jr PROPOSED yes PRIVATE GRINDER I PUMP STATION ly o — — -�� .......♦...'• ............E. • :••• UTILITY PROVISIONS STATEMENT ESTIMATED AVERAGE DAILY WASTEWATER FLOW (GPD) = 4,550 GPD ESTIMATED PEAK WASTEWATER FLOW (GPD) 4,650 GPD X 1.6(PF)=6,825 GPD �vv�v�CHAINaLINK.. ... .... -.. } .•.-.•.•-•.4i ESTIMATEDAVERAGE DAILY POTABLEWATER FLOW(GPD)=6,370 GPD ESTIMATED PEAK POTABLE WATER FLOW (GPD) = 6,370 GPD X 1.3 (PF) = 8,281 GPD NOTES: PROPERTY BOUNDARY W J } 10 1. THE ESTIMATED WASTEWATER AND POTABLE WATER FLOWS WERE DETERMINED USING THE ASSUMPTION OF 14 PRACTITIONERS AND 70 SHI FT EMPLOYEES. THIS PRACTITIONER AND EMPLOYEE COUNT WAS DETERMINED USING A PRELIMINARY FLOOR PLAN FOR THE BUILDING AND MAY SLIGHTLY 10 y� CHANGE AT THE TIME OF SDP APPLICATION. 2. THE PEAK WASTEWATER FLOWS WERE ESTIMATED USING A MAXIMUM 3-DAY 10 PEAKING MASTERCT ROF 1.5 PER THE COLLIER COUNTY WATERSEWERDISTRICI 20143. POTABLE WATER DEMANDS WE RE ESTIMATED BY MULTIPLYING THE ESTIMATED WASTEWATER FLOWS BY 1.4. oy 00 ` �0 1 y0�^ 4. THE PEAK POTABLE WATER DEMAND WAS ESTIMATED USING A MAXIMUM 3-DAY PEAKING FACTOR OF 1.3 PER THE COLLIER COUNTY WATERSEWER DISTRICT M14 MASTER PLAN. RDA CONSULTING ENGINEERS IVY MEDICAL CENTER © 791 10)STREET SOUTH, SUITE 302 NAPLES, FL 34102 NAPLES, FLORIDA PHONE: (239) 649-1551 RDACONSULTINC FAX: (239) 649-7112 EXIBIT F - UTILITY CONNECTION PLAN 11IuMI WWW.RDAFL.COM PROJECT NO.: RDA21054 I SHEET: 1 OF 1 I MOKALEE ROAD C.R. 846 EX. 2- CURB a GUTTER 14t EAST BOUND LANE EX. 6- SIDEWALIK R3(F - -- --------- --------- ------------- I lo, PUEe i\ T: TYPE -D' CURB cryp.) PROPERTY BOUNDARY . . . . . . . . . . . . . . . . . . . . . . . . . .......... ............ ................ - - - - - - - - - - - - - - - - - ` .................. .................. ............ ....... • .................. . . . . . . . . . . . . . . . . . xe 0 STRUCTURE LOCATION m PROPOSED 2-STORY 20,000 SF MEDICAL OFFICE BUILDING LOCATION UTFALLIDISCHARGE CATION INTO PRESERVE .�%%%%%%% . . . . . . . . .. . . . . . . . . . . . . . . . . . . . .......... PROPOSED PRESERVE.................... .............. . ..............•. . . . . . . . . . . . . . . . ..................... ................ ..................... .................. ................ CHAIN IN C 10' LEE, STORMWATER SHALL SHEETFLOW PROPERTYBOUNDARY INTO THE PRESERVE ANO INTO THE SATURNIA LAKESPUD.10 THIS DRAINAGE PATTER MATCHES THE EXISTING DRAINAGE PATTERN. 10 I., ll� 119 N 0 50. loo' 200' SCALE: V- 100' LEGEND EX EXISTING EXISTING GROUND ELEVATION NATIVE PLANT MATERIAL TO BE KEPT PRESERVEAREA EX. GSIDEWALIK PROPERTY BOUNDARY STORMWATER MANAGEMENT SUMMARY BASIN AREA = 3.93 AC ANTICIPATED SITE DRAINAGE RATE 0.236 CFS (TO BE DETERMINED AT THE TIME OF SDP APPLICATION ALLOWABLE SITE DISCHARGE RATE' = D.N CFS/AC = 0.236 CFS 'PER THE HARVEY CANAL BASIN. x . Y.� `, •� . ;y h 3 r I... I i11 N 1 •" `- F Sn7 f t-a 4 1 :L � f -� � •� L }� li ♦� -� �` ?I' On ' , - i• - .' � ,�-j � �+ ��W j r5t1�� tr{J :.� -. �,,y q; �•; �' [ S �y � 1 n.�� • • �3 SFr 'ti . } . �� a lY7k� aTA ��,•.. .: litI' i ;qx'9 y fi.'4 - k � 1 I•.�� ! c ' Jr 4t Y ' • � f%P.�� ..�•�•i•' • year : r • - - • • ' + la �. _�• ",'` l # F QO ��Od �upOaA h�wi xmx � UN¢dLL� Qr� po 0L LL Z LL U J Q U_ 0 L1J LAND USE SUBJECT PARCEL UNDEVELOPED NORTH IMMOKALEE ROAD/ H.D. DEVELOPMENT EAST HERITAGE GREEN WEST RIGAS U Z ZO�o C R 25 E --R33 E R 34 E 2012-2025 GrvA,b� FUTURE LAND USE MAP McMttrrcouMrv��..nd,ar ��,.ro,,��,.�.- : oM``°;na IPBD USE .a, _ Collier County Florida i DETAILS OF THE RLSA OVERLAY AREAARE SHOWN - & s ON THE FUTURE LAND USE MAP TITLED:�M 'COLLIER COUNTY RURAL &AGRICULTURAL yw oo�±,»o�avaa.�cr�- �"""'^' �s.+.,.s w AREA ASSESSMENT STEWARDSHIP OVERLAY MAP' -N� w Lu s moo....-M. N - - c�,....is.ee,.n„. 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E w.oAM w AMENDED f AMENDED IIJNE W,F O w e a. z FN —el—A. caoc ANSI DECto ra2, J R25E I R26E I R27E I R28E I R29E I R30E R31E I R32E I R33E I R34E Inset Map o Labels Drawing Points Drawing o EWAY _`S(oVERDz epO" � o Lines Drawing / m a 0 Polygons Drawing c 3 2 Selected Custom Parcels � N Streets MapWise AN, R M County Boundaries Now° /V Parcel Outlines P z m TREEL•INEDR z g �Nr � ay9 � w C}9 QQES�PVE.G\R >of F Z UQ Al Flag. Z �'erva 'n LANTANAiyygY _ 1 z O z V. Pime Conservation l7 Eassmenl z Z SUBJECT SI PRESERVEELN m LANTANA CIR ./ C N A �Z IMMOKALEE RoD_ IMMOKALEE.RD + d IMMOKALEE.RD' IMMOKACEERD a ox la'eR 0a6 P i„aa,a pl h_ F IVY MEDICAL CENTER $ a,o D 0 0- SUBDISTRICT INSET MAP z - 0 +r � � PREPARED BY: t LOGAN!WAY RDA CONSULTING ENGINEERS M m N N N` LEA FSHIN E�N GOLAN'WAY OY O L Z� m Y (7 Q 'I 0 360 N m Copyright 2022 M20 1060ft a a D p apWise, Inc. AlAll rights reserved. n www.mapwlse.com. This map is Informational only. No p representation is made or warranty given as to its content. User assumes all risk of use. MapWise and its suppliers BENJAMIN WAY assume no responsibility for any losses resulting from such ` MORNING use. Ma Wise 2022 E —112W174 ATE 114 NW 114 _2F SECTI2NZ8', 11 m I'll', U." DESCRIPTION: 11, ,ll� T_ _T —11 RI I— IM 1 OK EE ROAD C K 846 110, CE U 'j vv. T 111 11 IEI j 'R .R .R .R R wv T T1 rocc — Tm _ TE.11 IE ETPT. XOT ML t ELEV ELE-Ta INIIINII VATER M BCM 3URR TLE KER L, _11— E_,T T R I C 7 1 1 1 L L .—I T WIT I PRESERVE AREA � ` 41 as YR SUBJECT PARCEL W - /a 11 1/1 1 11 OF T 'z 4 1� LIT 41 4 T. T IrTM Mr LDT 40 Z�+aw A ma 6 L ,o.wn pi Ilb LOT 39 IIII I AT-1 I A —T as III MAK- LDT 3-Bi — — — — — — — — — — —L,r.Y FEE N89-55'51"W._ 33048'(8)— —IT L � T T — 7 7 Phl .11P M.'It'A:A' 4b '=4 _LIl IHT: �l 4 IVY MEDICAL CENTER Environmental Data for GMPA SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST COLLIER COUNTY, FLORIDA Prepared For: Collier County Growth Management Division Coifier aunty 2800 North Horseshoe Drive Naples, FL 34104 Prepared By: Earth Tech Environmental, LLC 10600 Jolea Avenue �J Bonita Springs, FL 34135 EARTH TECH 239.304.0030 ENVRONMENTAL www.eteflorida.com December 17, 2021 Updated: June 14, 2022 Environmental Data for GMPA 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 Earth Tech Environmental, LLC www.eteflorida.com Environmental Data for GMPA 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. AL.AHASSEE JACKSflM1 L —� �EANATER PETERSBIfi OAPECCRAI COLLIER COUNTY Figure 1. Location Map Earth Tech Environmental, LLC 9 www.eteflorida.com Environmental Data for GMPA 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 Earth Tech Environmental, LLC www.eteflorida.com Environmental Data for GMPA 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 Earth Tech Environmental, LLC www.eteflorida.com Environmental Data for GMPA 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 3.05.07.13-131; 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 Earth Tech Environmental, LLC n. www.eteflorida.com Environmental Data for GMPA 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. Earth Tech Environmental, LLC www.eteflorida.com Environmental Data for GMPA APPENDIX A Collier County GMPA Pre -Application Notes Earth Tech Environmental, LLC www.eteflorida.com Cover County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 Pre -Application Meeting Notes Petition Type: 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#: Updated 7/24/2018 Page 1 1 of 5 Cover CoM-nty COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 Meeting Notes As of 10/16/2017 all Zoning applications have revised applications, and your associated Application is included in your notes; additionally a *new Property Ownership Disclosure Form is required for all applications. A copy of this new form is included in your pre-app Note — link is https://www.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 or000se amendments in the entire FLUE wherever necessary with vour 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 iustification for the oroiect. 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. Updated 7/24/2018 Page 1 2 of 5 Godier County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 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 Updated 10/29/2019 Page 1 4 of 5 ThomasClarkeVEN From: SawyerMichael Sent Wednesday, September 08, 2021 1:49 PM To: ThomasClarkeVEN; LauraDeJchnVEN; Faulkner5ue Subject Pre app notes for Immokalee Road Parcel 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 wilt 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: '?he maximum total daily trip generation for the PUD shall not exceed two-way PM peak hour net trips based on the use codes in the 1TE Manual on trip generation rates in effect at the time of application for SOP/SDPR or subdivision plot approval." Note that interconnection to adjacent developments is not possible due to existing constructed condition. Respectfully, �iiehael Sawyer Principal Planner Growth Management Department Transportation Planning 2685 South Horseshoe Drive, Suite 103 Naples, Florida 34104 239-252-2926 michael.sawverg�coiliercoun f1. oN Under Florida Law, e-mail addresses are public records. If you do not want your a -mail address released in response to a pub4c records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. ThomasClarkeVEN From: Brown6aig Sent: Wednesday, September 08, 2021 Z55 PM To: ThomasClarkeVEN Cc: Jeremy 5terk Subject: RE: Pre-App Research for Immokalee Rd. Parcel#19520002(CU) - PL20210002147- Wednesday 918121 at 1:30 PM & Companion GMPA-PL20210002122 Attachments: Straight Rezone checklist 2016.doc 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 SDPJPPL, For Both the Rezoning and the GMPA Please address flow the proposed project is consistent with Conservation Coastal Management Element (COME) 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 $2500. Craig Brown Senior Environmental Specialist Development Review Division (239) 252-2548. How are we doing? Please CLICK MERE to fill out a Customer Survey. We appreciate your Feedbacki From: ThomasClarkeVEN Thomas.Clarke@coillercountyfl.gov> Sent: Friday, September 3, 2 02 14:07 PM To: AshtonHeidi <Heidi.Ashton@colliercountyfi.gov>; BeardLaurie cLaurie.Beard@colliercountyfl-gov>; BrownCraig Craig.Brown@ coil iercountyfl.gova; Cookiaime claime.Cook@colliercountyfl,gov>; CrotteauXathynell rKathynell.Crotteau@colliercountyfl.gov>; FaulknerSue <Sue.Faulkner@colliercountyfl.gov>; FeyEric Eric -Fey@ coil iercountyfI gov>; JosephitisErin Erin.Josephitis@colliercourityfl.gov>; ❑rthRichard <Richard.Orth@colliercountyfl,gov>; Pollard$randi <Brandi,Poilard@colliercountyfl.gov>; Ashkar5ally Privitnirtmental mrn,l�ht Rrtune {n�,n-I�I� M 1.1 Prxtlert Nnme 1 t A t &Nr r Lf 'I lirr Ptr%trrr t% 101 ro41311"ed to he die e4gtaaT67d ai nce time of ltcfr,ne for a SlraeKht Rrrnne wi Iwig uw .r :rte plan nor m, luded will1 the tcsolubon 1 tti the prgject is itt compliancc with the overlays. districts art&nr Toning oo the subjeo site andlnr the surrounding properties? (CON, ST. i! UD, RLSA, K MV, ctc.) (LDU k.(13.�5-?.03.U8: 4AK00) 2. Suhtrit a cu"vrit aerial photograph (availab Ic From the i'raperly Appraiser's office) and clearly delineate the subjecl site boundar% lines. if ibe site is vegetated, provide FLUC:FC� overlay and vegetation inventory identi6 ing upland. wetland and exotic vegetation (Adrrin. Code ('h. 3 G.I . Application Contents 1424). PRO 1 1Di AT T1HE OF REZOAE The fol low in • 3-1Q are to be provided on/Is in the case that u detailed sue plan is beigg providedwith the Rezone (Wiffarrce. Otherwise. -the followigy, are to be yrovided at tirric of SDPTIat. Clearly identif►• the location ofail pmmcs and label each as "Preserve" on all plans. (LDC 3.1)5.07.A.2). TO BEDONE AT TIME Of- PL4T 4Provide 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 rnitlgated off -site. Exclude vegetation located within utility and drainage casements from the preserve calculations (LDC 3.05.07.13-a; 3.05.07.F; 3.05:47.H. Ld-e). P547 TO BE DE TER,4-H YED A T TIME OF PLA TISDP 5. Crested and retained preserve areas shall meet the minimum width requirements per LDC 3.05.07.H.1.b. ,-VEED TO MEET- THIS REQUIREMENT AT TIME OF PLA TISDP 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 aft -site preservation areas or wildlife corridors. (LDC 3.05.07.A.1-4) ,PEED TO AdEET THIS REQf1LK MENT AT TIME OF PL.4T'i'S'DP Principle: strictures 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 Mall be permitted within 10' of the boundary unless it can be shown that it will not affect the intcgriry ofthe presme (i.e. stem wall or berm around wetland pre-3erre): Provide crass-sectinn s for each preserve boundary identifying all site alterations within 25'. (LDC 3.05.07.14.3; 6.01-02.C.) ,PEED To MEET THIS REQUJJ E1VENT',4T TIME' OF PLATiSDP 9. Wildlife survey required for sites where an EIS is not required, when so warranted. (LDC 10.42,02;A,21) Listed Species - P522 PROVIDE AT TIME OF PLAT/SDP 9_ Provide Environmental data identifying author credentials, consistency determination, with the CMPs, off -site preserves, seasonal and historic high water levels, and analysis of water quality. For lased previously used for farm fields or golf course, provide soil samplinglgroundwater monitoring reports identifying any Site corttaminarion. (I.DC 3.08.00) PROVIDE AT TIME OF PLAT/SDP 10. Site Plan shall state the minimurn acreage required to be preserve only in lire case chat a detailed site plan is helfig Provided with the Rezone Ordinance. (LDC 10.02.13.A.2) Fees: 1.kled Specsrs Survey fee +gill be required at tune of PIWSDP. 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 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. o Gravity: provides an approximation of business trade area by looking spatially at the distribution of all locations, including competitors, and evaluating each location's relative attractiveness. o Drive -time: analyses include digitized roadway systems (accounts for speed, lanes, barriers, etc.). Method is valid for convenience scenarios where patrons are expected to go to the closest or most logistically convenient location. • Trade/market area size varies depending upon the scale of the development. The boundary may not be spherical — adjusted on the basis of transportation network, geographic constraints, density, etc. 2. Guidelines for determining the Market Area (ULI) Center Type Leading Typical General Typical Minimum Market Size Tenant GLA Range in Minimum Support (Radius) GLA Site Area Required Neighborhood Supermarket 50,000 sq. 30,000 — 3 acres 2,500 — 1 1/2 miles or Drugstore ft. 100,000 sq. 40,000 ft. people Community Variety 150,000 sq. 100,000- 10 + acres 40,000 — 3-5 miles Discount or ft. 450,000 sq. 150,000 Junior Dept. ft. people Store Regional One or more 400,000 sq. 300,000 — 30-50 acres 150,000 8 miles full -line ft. 1,000,000 or more or more Dept. stores or more people of at least 100,000 sq. ft. of GLA Trade/market data must include the following figures: (estimates and projections are needed for most categories) • Population • Number of dwelling units • Household income • Total trade area income • Sales per sq. ft. (method — divide total retail sales w/in county by # of sq. ft. of retail space) • Floor Area Ratios (building to land ratios — derive from inventory) • Retail expenditures (some studies break down figures by retail type, others by percentage from Census or other source) • Supportable square feet (divide projected retail expenditures by sales per sq rate [to obviously account for vacancies]) • Land use requirement (divide total supportable sq. acreage requirements) • Supply of commercial land uses • Compare supply to demand ft. then multiply supportable sq. ft. by vacancy ft. by 43,560 and then by FAR to determine 3 4. Office demand is calculated on a per capita method (sq. ft./person) must factor in the vacancy percentage/rate. Too often the "Market Factors"/ "Population Factors" / "Commercial Analysis" portions of a Study appear to provide only some of these figures, but in the form of broad statements and drawn conclusions, with the lack of proper data and analysis evident. Of course, many applicants have chosen to provide more data and analysis, but the items shown above represent the minimum amount of information necessary to form a determination. It is important to carefully organize the amendment package; be sure all exhibits are consistently labeled, are in the proper order, and are correctly referenced on the pages of the application. For site -specific amendments, be sure to clearly identify the subject site, include North arrow and scale, and source. A petition narrative is usually helpful. For corporate ownership, it is not acceptable to only list the corporation name. In some instances, property is owned by a corporation that in turn is comprised of other corporations. It is necessary to provide a list of individuals as officers or stockholders of the corporation(s) for purposes of full disclosure. The objective of disclosure is to reveal the individuals with an interest in the property (including seeing if any staff or public officials are included). For a submitted petition, after the sufficiency review process is complete and the petition package is deemed sufficient, an electronic version of the entire submittal is needed, preferably in PDF format, preferably on a CD. This is because the County has instituted an electronic (paperless) agenda process for the Board of County Commissioners' hearings. For hard copies, the petition packages need to be submitted on 3-hole punch paper - and preferably two-sided copies - as the amendments are presented to hearing bodies in 3-ring binders. The Land Development Code (LDC) requires the petitioner of 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.aov/your-aovernment/divisions-a-e/comprehensive-planning GMPA Pre-App Std Comments_11-19-19 GXDES Planning ServiceslComprehensive=IVIP PLANNING GMP DATXComp Plan AmendmentslGMP Pre-App Standard Comments dw/ Environmental Data for GMPA Ma9:10101K41•3 Earth Tech Environmental Staff Qualifications Earth Tech Environmental, LLC www.eteflorida.com 0 i 0. JENNIFER BOBKA Senior Environmental Consultant e: jenniferb@eteflorida.com t: 239.304.0030 m: 406.579.4616 Years' Experience 9 years Education/Training 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 Bald Eagle Monitoring Shorebird Monitoring Wetland Delineations Monitoring Well Installation Water Level Monitoring GIS Mapping Phase I ESAs Environmental Resource Permitting (ERP) Natural Resource Management Trail Maintenance Mechanical and Manual Forest Fuel Reduction Small Watercraft Operations Ecological Restoration I.S. Forest Resources & Conservation Wildfire Assessments Environmental Education & Outreach University of Florida (2023) B.A. Environmental Studies Montana State University Relevant Certifications/Credentials (2009) CPR/First Aid/AED, American Safety & Health Institute, 2020 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) Protected Species Surveys Bat Acoustic Surveys Species Management Plans Submerged Resource Surveys Turbidity Monitoring Seagrass Surveys Wetland Preserve Monitoring Invasive and Exotic Species Mapping Florida Master Naturalist, OF/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 EARTH TECH ENVIRONMENTAL 239.304.0030 1 www.eteflorida.com 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 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 Artificial Reef Fish Monitoring Site and Aerial Photography Mangrove Monitoring Seagrass Monitoring Preserve Monitoring Georeferencing Imagery GIS / GPS Mapping and Exhibits Vegetation & Habitat Monitoring Shorebird Monitoring Submerged Resource Surveys Seagrass Surveys Artificial Reef Deployments Drone Mapping and Photography Wetland Determinations Native Tree Surveys / Inventories Urban Forest Mapping Turbidity Monitoring Relevant Certifications/Credentials ArcGIS SSI Advanced/ Rescue Diver, SCUBAdventures, 2014 Adobe Lightroom Nitrox Certified Diver, SCUBAdventures, 2014 Adobe Photoshop Adobe InDesign Remote Pilot — Small Unmanned Aircraft System Certification, FAA, 2020 Geo Tremble 7x BoatU.S. Foundation's Online Boating Safety Course, 2021 Professional Affiliations Florida Association of Environmental Professionals (FAEP) EARTH TECH ENVIRONMENTAL 239.304.0030 1 www.eteflorida.com Environmental Data for GMPA APPENDIX C Full Size Exhibits Earth Tech Environmental, LLC www.eteflorida.com 's• TA AH SEE • JA KSONVILLE -IMMOKALEE RD = ` SUBJECT PROPERTY \ y ♦ a \ 1 _ � \ EARWAT R t \ T PE ERSBURG t o Cn v A � K 4 Q \ z \ 7 Q "v z MMOKALEE R ♦ � m \ HIDDEN OAKS I m .. GAPE CORAL u m 0 � z ° v ♦ CORAL SPRINGS co' • SUBJECT W W OKE PINESHOLLYWOOD o o —ALEAH PROPERTY o • ,. J o ENGLISH OAKS LN z VANDERBILT BEACH RD COLLIER z 7TH AVE NW COUNTY "o STH AVE NW STH AVE NW z j z 3RD AVE NW 3RD AVE NW n DANIELSRD 1ST AVE NW 1STAVE '�'��"'-` M ' v 1ST AVE'SW y MAHOGANY RIDGE'DR°` 3RD AVE SW � °' u u Project Ivy Medical Center Collier County, Florida Map Type Date — AM Location Map 09/29/21 _-t1m) EARTH TECH ENVIRONMENTAL IMMOKALEE RD Notes: 1. 2021 Aerial obtained from Collier County Property Appraiser 2. Subject Property boundary & Site Plan obtained from RDA Consulting Engineers 1100- l950 L,O 100 Feet Project Ivy Medical Center Collier County, Florida 4 Subject Property FLUCCS Mapping 624-E4, Cypress -Slash Pine -Cabbage Palm (>75% Exotics) zu�� ANEW - Map Type — Date FLUCCS Map 09/29/21 EARTH TEC ENViRONMENTA PARf<ING` RY 1 ��•�' tom~ f ALL NATURAL VEGETATION TO REMAIN/BE -- MAINTAINED w� s n Notes: 1. 2021 Aerial obtained from Collier County Property Appraiser 2. Subject Property boundary & w. Site Plan obtained from RDA Consulting Engineers 100 50 0 " Project — Ivy Medical Center Collier County, Florida X [l •.; Subject Property goo Site Plan Proposed 0.0986 Acre Preserve (4,296 SgFt.) Map Type Date 1 � Site Plan 12/15/21 L L EARTH TEC EHVIR014MENTA Environmental Data for GMPA APPENDIX D Listed Species Survey Earth Tech Environmental, LLC www.eteflorida.com IVY MEDICAL CENTER Protected Species Survey SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST COLLIER COUNTY, FLORIDA Prepared For: Collier County Growth Management Division 2800 North Horseshoe Drive Naples, FL 34104 RDA Consulting Engineers c/o Richard DuBois 791 101" Street South, Suite 302 Naples, FL 34102 Prepared By: Earth Tech Environmental, LLC i 10600 Jolea Avenue Bonita Springs, FL 34135 EARTH TECH 239.304.0030 ENVIRONMENTAL www.eteflorida.com December 17, 2021 Protected Species Survey 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 Earth Tech Environmental, LLC www.eteflorida.com Protected Species Survey 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 91", 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. rti ' TAL,L HA$$EE JACKSQNV I'_L e • L I :�PETERSSURG ATER a! A❑E.CORAL PI COLLIER ` COUNTY 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 Earth Tech Environmental, LLC www.eteflorida.com 9 Protected Species Survey 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). TABLE 1. FIELD TIME SPENT ON SUBJECT PROPERTY START END NO. MAN DATE TASK TIME TIME ECOLOGISTS HOURS December 9, 2021 I 10:00 am I 1:00 pm I 1 3.0 Species Survey Fieldwork 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 Earth Tech Environmental, LLC www.eteflorida.com 4 Protected Species Survey 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 Earth Tech Environmental, LLC www.eteflorida.com Protected Species Survey 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 I DESCRIPTION ACREAGE 624-E4 I Cypress — Slash Pine — Cabbage Palm (>75% Exotics) 3.93 Site Total: 3.93 Figure 3. FLUCCS Map with Aerial Earth Tech Environmental, LLC www.eteflorida.com Protected Species Survey 1 Al MO KA1.Ff. R17 13 624-E4 N.M; SWpw Pmgwe b..wy o —d hem RDA Cq .Wnp rugs Q Suhject Property ton 5o a oo FLUCCS Mapping in 9 624-E4, Cypress -Slash Pine -Cabbage Palm (575% Exotics} roc 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. Earth Tech Environmental, LLC www.eteflorida.com 7 Protected Species Survey 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 I SSC I T(S/A) Big Cypress Fox Squirrel Sciurus niger avicennia I T I - Everglades Mink Mustela vison evergladensis I T I - 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: FDACS = Florida Department of Agriculture and Consumer Services FWC = Florida Fish & Wildlife Conservation Commission USFWS = United States Fish and Wildlife Service Status: CE = Commercially Exploited E = Endangered SSC = Species of Special Concern T = Threatened T(S/A) = Threatened/Similarity of Appearance Earth Tech Environmental, LLC www.eteflorida.com Protected Species Survey 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. Earth Tech Environmental, LLC Figure 5. Transect Map & Field Results www.eteflorida.com X Protected Species Survey TABLE 4. SPECIES OBSERVED ON THE SUBJECT PROPERTY COMMON NAME SCIENTIFIC NAME OBSERVATIONS LISTED SPECIES? STATUS BIRDS Cat Bird Dumetella carolinensis I HV No Northern Mockingbird Mimus polyglottos I HV I No REPTILES Brown Anole Anolis sagrei I DV I No PLANTS NONE * = protected species Abbreviations Observations: C = Cavity DB = Day Bed DV = Direct Visual HV = Heard Vocalization(s) MT = Marked Tree Observations: N = Nest OH = Observed Hole/Burrow OT = Observed Tracks R = Remains S = Scat Status: CE = Commercially Exploited FE = Federally Endangered FT = Federally Threatened SSC = Species of Special Concern 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. Earth Tech Environmental, LLC www.eteflorida.com 10 Protected Species Survey I r- ` i I {MMOKAME R9 1 r n m l - l _ VANlOERaI�T gERGH fJ i 20$9 USFWS FOB CanxOmm-Ma =WfBU1 FMFHBCpnwlmiert Rrce µmn Be�Aree Figure 6. Florida Bonneted Bat Consultation Area The site does have community types in which protected species could reside. During permitting, the following listed species concerns may be raised by the agencies: Earth Tech Environmental, LLC www.eteflorida.com 01 Protected Species Survey IAAG SON R- zAil p NNYCAKE•ORI ERp IM MCIKAI I�:{•. RDBC LN"��4101DEN•OAKS-L•N- SPANISH z 4P 1LN 41 _Sl4 VE-. L � OAV(S LN � �•^•.•_••�; ND AVE Y S7ANOINf. — "• ~ + 1p •-_•'� xW -ap OFUCS LN M .w + •M1 a �KNOY-OAKS-LN DIjR•Q,n1F5•L•H—•�•e-- 1 Z -ENG-11 - S•L•N- 4- l f L'Ati IN R El 11-T$CAC fi it L-R ANUER61L•FBE�'C5H RU�E3Ci _ i•� ■ a.atw• h �� 4ene vn.aio.icrvm �1N" i ! s,d cem.cb, a wane ca.e..enan cammeaw ' lI;HERRYTVOUD•DR--T[3i•AVE•Ni VE•NW x • .. USFw F' w Hx m rcm Hn� ?-I I z -HiQKORKWOOD•DR-5TH•AVE•H1k5rH-AVE•NW-- ORAL-WSOD'DR— 2- RpAVENW3RDAVE-NW—■GOLDr1 PA'1F L IE■ FWC Fe Panihu Tq p"✓'wMa JWraq JQW1) TEM1IFWOOo-oR---,$r AVE-FlWDE RDEN6 .LVD W ft-N P Mn HaWe1OGAP_"r HA "r mRIDGE DR •W3RC3'AVE•SW-P..KW Haw1"'hFree WIX1O5 DRe 5TH-AVE,59V—T MMIN&R1DG rI+AVE-SW•iH-AVE•SW— • Figure 7. Florida Panther Map Florida Panther (Fells concolor corgi) 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. Earth Tech Environmental, LLC www.eteflorida.com 12 Protected Species Survey 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. Earth Tech Environmental, LLC www.eteflorida.com 13 Protected Species Survey ■ -aw y: F •MY■ A. • ■ ■ 41 IAIMOKALF F. RO HEND � • • ■ • • : : ■ SlE+ .■o `. el am • F C k ■■ MolF.aN He1lMlieR p LNaO en 1M MMN � Y m■dF ..>•WwhIFM�Fana ModN La.��bnl:+Vt] r p �y► ■ •\ Y ■ S,wme pw." C c I i-Ri sa11dB Radius ■ & flea;R 1— Calla IFWC 2DI&M18) ■ ■ LIE FWC Black Beat Rango FlMdA J2011) at • • • Black Bear • ■ • l7r n dam ca.�»on •`.)cwwnal �. •� VA\f]F.RE)IITREACH kf1 F. ;_. • 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). Earth Tech Environmental, LLC www.eteflorida.com 14 Protected Species Survey 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. Earth Tech Environmental, LLC www.eteflorida.com 15 Protected Species Survey 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-ifwm- 055.s2.pdf?code=ufws-site "Florida's Endangered and Threatened Species"- Official List. Florida Fish and Wildlife Conservation Commission. Updated June 2021. http://mvfwc.com/media/1515251/threatened-endangered-species.pdf http://mvfwc.com/imperiledspecies/ Florida Land Use, Cover and Forms Classification (FLUCCS) Handbook. Florida Department of Transportation. January 1999. http://www.fdot.gov/geospatial/documentsandpubs/fluccmanua11999.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-Nematologv-Plant-Pathology/Botany/Florida-s-Endangered-Plants Earth Tech Environmental, LLC www.eteflorida.com 16 COMMERCIAL NEEDS ANALYSIS FOR SUBJECT PROPERTY AT 7600 IMMOKALEE ROAD COLLIER COUNTY, FLORIDA November 10, 2021 Prepared for RDA Consulting Engineers 791 10t" St. S., Suite 302 Naples, FL 34102 Prepared by 11 P l--n¢— L—w-en— Fesuhsa Real Estate Econometrics, Inc. Real Estate Econometrics, Inc. Suite 100 707 Orchid Drive Naples, Florida 34102 (239) 269-1341 Ree-i.com 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) Figure 1.1.1 Source: ESRI and the Consultant Pmperty Sr.mmary �®� P-114w MIN12MU Sir. AdJi or3 'owl.11mar name Iaddrasr PUG. r95>=PH=a!{.Pppq ra oqr HU3 N Map m. srrep N.. Lemoo 1REa vpvlvv pve ]sza a sagrl �! u xllp or wesra or Heva ve Hw.ie, uss rrr 1suR 5 I,A—de 1Po-ACRE"EHE ER ura Co .10 of - MR Gk rx]T 2UNE A41NW vY latest Safes History Siw Oty NAFM FN 2en.'Husr 541 Is slex u TP sMM YormFlp Isenga M.s •rrtlmemd MIR." Ra 6 :i;si.e10— ScM1cc1 Qs Tercel a.81e L.5m 11-25 2021 Certified Tax Ru31 ,.,I- w c..,,y.• eee5�s.g. .me,.,�r r.va wm. P{rW r! F61F-L�7i I •, impre,a.r yaW, W1rlr! oTroTn� ]74L263J ]]fir-]w1 SO 5 v �r N.sM.f M•Ix. owev9T 13sa;� sv '-''a"^ed'fili' 19101AT 13P]•1939 LP -t•M1�T..rW Naxr -, Ta.aNe Nalus ...� w,,,N r... ve....w r 1N..Na ....,«a ..a, •�.. 1„w tir ve. Source: Collier County Property Appraiser :.l s s9o,xso so sno,xsa sxaae L i9P.250 s ao,zw P� 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) �a Figure 2.1.1 2030 Population Projections by County Florida Counties Population Projections 2030 100,000 or less 100,001 - 250,000 - 250,001 - 500,000 - 500,001-1,000,000 1,000,001 + AN Wy pE S 45 90 180 Miles 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. CI Figure 2.2.1 Countywide Total Population Growth 2000 2010 2014 2015 2021 2026 M1 2036 2041 2046 Permanent Population Estimates and Forecasts 257,926 322,853 340,243 347.002 389,754 417,800 443,901 478,326 501,959 543,760 5-year Percent Increase 7.55% 12.32% 7.20% 6.25% 7.76% 4.94% 8.33% 1.89% = Average Annual Growth Rate between 2015 and 2046 8.33% = Average 5-Year Growth between 2010 and 2030 to forecast 2035-2045 Source: Col lierCountyComprehen sive Planning Section 2018 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 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. n. Table 2.4.1 i&esri- Demographic and IncomeProfile 7558-7576 lmmokalee Rd Immokales Rd, Naples, Florida, 34119 Drive Time; 10 minute radius Prepared by Csri Summary Census 2010 2021 2026 Population 47,837 62,332 68,301 Households 20,424 26,952 29,698 Families 14,226 18,546 20,372 OwnerOccLimed HousingUnIts 15,192 20,759 22,793 Renter Occupied Housing Units 5,232 5,193 6,905 Median Aga 47.4 52.7 54.4 Trends: 2D21-2026 Annual Rate Area State National Populatlon 1.851/0 1.3i % 0.71% Households 1.960A 1.27% 0.71Y. Families L90% 1,22% 0,54% Owner HHs 1.89% 1ASVo 0.91% Median Household Income 2.40% 2.38% 2.411% 2021 2026 Households by Income Number Percent Number Percent s$15,O0O 1,551 5.9% 1,428 4.8% $15,000 - $24,999 1,241 4.6% 1,064 3.6% $25,a0a - $34,999 1,349 5.2% 1,227 4.1% $35,000 - $49,999 2,769 10.3% 2,529 6.5% $50,000 - $74,999 3,850 14.3% 3,846 13.0% $75,000 - $99,999 3,950 14.7% 4,463 15.04'. $100,000 - $149,999 5,414 20.1% 6,623 22.3% $150,000 - $199,999 2,602 9.7% 3,383 11.4% $200,000+ 4,146 15.4% 5,134 17.3% Median Household Income $90,038 $1O1,38o Average tic usehold Income $124,532 $1.40,182 Per Capita income $53,552 $60,571 Cenrllr 2010 2021 2026 Population by Age Number Percent Number Percent Number Percent 0-4 2,167 4.5% 2,416 3.9% 2,583 3.8% 5-9 2,720 5.7% 2,893 4.6% 3,051 4.5% 10- 14 2,896 6.1% 3,082 4.9% 3,230 4.7% 15 - 19 2,849 6.0% 2,983 4.8% 3,026 4.41V. 20 - 24 1,955 4.11k 2,445 3.9% 2,346 3.41% 25 - 34 4,141 8.7% S,S93 9.5% 6,060 9.9% 35 - 44 5,555 11.6% 6,422 10.3% 7,410 10.8% 45- 54 6,707 14.0% 6,626 10.6% 6,813 10.0% 55 - 64 6,643 14.31/. 9,596 15.4% 9,480 65 - 74 7,003 14.6% 11,014 1.7.7% 12,794 16.7% 75 - 84 3,616 8.0% 6,716 10.8% 8,647 12.7% 85+ 1,177 2.5% 2,247 3.6% 2,852 4.2% Census 2010 2021 2026 Raoaand Ethnicity Number Percent Number Percent Number Percent White Alone 43,543 91.2110 55,472 89.0% 59,931 87.73'0 Black Alone 1,517 32% 2,323 3.7% 2,810 4.10% American Indian Alone 58 0.1% 76 0.1% 87 0.1"I Asian Alone 776 1.6% 1,459 2.3% 1,921 2.8% Paclfc Islander Alone 16 0.0% 24 0 10% 31 O.a% Some Other Race Alone 1,108 2.3% 1,810 2.9% 2,158 3.2% Two or More Rates 719 1.5% 1,168 1.9% 1,363 2.0% Hispanic Origin (Any Race) 6,787 14.2% 11481 17.9% 13,667 20.0% Data Nola: Ii me is expressed In cwrent do liars. Source: O.S. Cenaa &rreau, Census 2010 Summary Ale 1. Esr, forecasts tar 2021 and 2026. Source: ESRI and U.S. Census Bureau 7 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. r� 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 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 29S.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. ift 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 204E Demand Per GMD Commercial Inventory & Population 4,965,510 5,441,014 6,311,360 7,372,381 8,336,442 9,680,41E Retail Supply Developed 4,985,510 4,985,510 4,985,510 4,985,510 4,985,510 4,985,51 C Vacant 1,800,030 1,800,030 1,800,030 1,800,030 1,820,030 1,800,03C --- --- --- --- --- --- Total Supply --- --- --- --- --- --- 6,785,540 6,785,540 6,785,540 6,785,540 6,805,540 6,785,54C Allocation Ratio 1.37 1.25 1.08 0.92 0.82 0.7C 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 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 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 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) iiEI APPENDIX TABLES 15 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 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 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, GABRIELA=& 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 it'.] 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 We] 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 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 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 CONDOM, FRANKLIN=& HAYDEE 10 89488 0.14 CONDOM, FRANKLIN=& HAYDEE 10 89489 0.14 CONDOM, 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 Appendix Table 8 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 Appendix Table D -Collier County Permanent Population Countywide Estimates and Projections from Collier County Comprehensive Planning. C�,& COLLIER COUNTY PE RAIAI•ENT POPULATION ESTIMATES dAd PRWECTIONS • • COUNTYWIDE FLSCAL YEAR c iee0 >010 2011 • p012 201ie N1/ r IOi1 "2➢1B v Xf? X3e Me am 8131 20'R n. ovu�evns 20SP Imm o W s COLHITYMDE I W%26 I 322,$33• 1326.857 1331,756 1335,223 wipla 1353,836 1361,133 1368,534 1376,080 1353,166 1 W%76.4' 1354,004 1400,292 1406,661 1412.522 5517;90P Ps4.W.= --. p it - p4-1- aq.e a i-d- P�. "W_ rt P ]._ pmM - r,*-" P�*n pmc -;,N- v,*- erywl>, _pYe 2W 20Y 2030 MI 2= 2W 2M 293520" 203i 200e 20" 2wo .9a1 m�2 20a3 N. COUNrrvnoE 4D, 146 1428,559 14 U.042 1439.1591 4 1 i0l rM 1506,241 1510, COLLIER COUNTY PeWANEWT POPULATION ESTIMATES and PRO3ECTIONS -- COUNTVMUE CENSUS YEAR {Oecormial; 11mreM .1d.- n n- .c .. .wee. nenau ewrawl ..v..n PN4 , pmir.w. PJ.w my.eda. w*i . '* rn 0,r. v4raal r�nv. 2e00 su M,20H 2efa 2VH m3e IDt6 w Pane M. 2521 M2 20v 2024 20Z5 Z0Z4 2027 couNrrwn06 1 251.w7l 321,520 1323.785 1329.849 1 333,663 1336,783 1 WAN 1357,470 1364,796 1 372,271 1379,900 1386,432 1 MANS 1 $92,374 1396,455 1 403,271 1410,204 416,607 1 422,482 Mi.- ",-. P� WA_ vm - "_ PAW_ P^l. P. _ P^-i- ".7 'M.- r.penm 7_ pgeem =9 laps 2030 2031 2032 Z033 2034 2033 M6 2w TAl9 m� 2oea M1 +ad2 2d9 M coUNTYm 428,30e 1434,420 1 440,526 I 446,294 1451,085 1457,161 14132,684 1468,293 1475,901 1480161 1 485,650 1 490,599 1 QUM 1499,827 1 504,091 I W8,391 1512,T27 517.i00 =1 crlw.a,�a r�q.rn�x. a.n.af� awr ww..vnw.r moo t..,vi,�a amo t...w ems., ✓ OEM) ww.aw.aWlrpnR t w C.-A, e_.r.ed,. nmrd.m fl . m nv."Mnw.ama 2)fl m sQm BEER Me Raipp s.YAtl.mleAgxtlda Pubvmw,Co.ayrramda_"ar. J_14sere. M.on "yy1Wi. "Per.w & qW+K N� MI JMB TRANSPORTATION ENGINEERING, INC. TRAFFIC/7RANSPmRTA-rioN ENGINEERING Sc PLANNING SERVICES TRAFFIC IMPACT STATEMENT Ivy Medical Center (Immokalee Road, Collier County, Florida) September 28, 2021 Revised December 18, 2021 County TIS Review Fees TIS Methodology Review Fee = $500.00 TIS (Minor Study) Review Fee = $750.00 Prepared by: JMB TRANSPORTATION ENGINEERING, INC. 471 1 7TH AVENUE SW NAPLES, FLORIDA 341 19 CERTIFICATE OF AUTHORIZATION NO. 27830 (PROJECT NO. 21 091 2) JAME FLO RI 7117i Ord: iii. ,4,11 i.rr DocuSignetl by: \\` J �l I n <31.C� ✓' ^1 E119D679D23E47F... A0 rve'1R.E1, Z"-hzo Z �1DA "eT TABLE OF CONTENTS Conclusions 2 Table A - Committed Transportation Improvements 3 Methodology 3 Scope of Project 3 Table A - Proposed Land Use 3 Site Plan 3.1 Figure I - Location Map 3.2 Project Generated Traffic 4 Table C - Net New Site -Generated Trips 4 Table 1 - Trip Generation Computations 4.1 Existing + Committed Road Network 5 Project Traffic Distribution 5 Area of Significant Impact 5 Figure 2 - Project Traffic Distribution 5.1 Figure 3 - Project Traffic Assignment 5.2 Figure 4 - Project Traffic Assignment 5.3 Table 2 - Area of Impact/Road Classification 5.4 2021 thru 2026 Project Build -out Traffic Conditions 6 Table 3 - 2021 & 2026 Link Volumes 6.1 Table 4 - 2026 Link Volumes/Capacity Analysis 6.2 Appendix 7 Conclusions Based upon the findings of this report, it was determined that Ivy Medical Center will not significantly or adversely impact the surrounding road network or cause any roadways to operate below their adopted levels of services. However, the future 2026 background traffic demand on the segment of Immokalee Road that will be directly accessed by the project is forecasted to slightly exceed the road's adopted level of service standard by I% (v/c ratio = 1.01) regardless of the proposed project, but only if no mitigation action is taken. In order to maintain acceptable levels of service along Immokalee Road, Collier County has funded the construction of a parallel road (i.e., Vanderbilt Beach Road Extension) that is expected to substantially reduce traffic demand along Immokalee Road. The initial construction of the parallel route will consist of four -lanes (between Collier Blvd and Wilson Blvd) and two -lanes (between Wilson Blvd and Everglades BIvd) within the ultimate six -lane footprint, and is expected to begin in the year 2022. As concluded, all other roads within the project's area of impact will operate at acceptable levels of service. This conclusion is based upon the findings that Collier County's existing plus committed (E + C) road network has adequate capacity to accommodate the 2026 background traffic "plus" the site -generated traffic associated with the development of the proposed 20,000 square feet of medical office space. AIthough the project does not significantly impact any roads or cause any roads to operate below the adopted LOS standard, the Developer will be required to pay for its portion of "consumed" capacity via payment of road impact fees. As set forth by Collier County's Impact Fee Ordinance, the fees are a pro rata assessment towards the funding of area -wide transportation improvements to support new growth. The amount of road impact fees paid per type of land use are determined via a "consumption -based impact fee approach", in which new development is charged based upon the proportion of vehicle - miles of travel (VMT) that each unit of new development is expected to consume of a lane mile of roadway network. The cost of consumed lane mile is based upon current roadway construction costs within Collier County. Therefore, the payment of road impact fees is the project's pro rata share of funding transportation improvements that are deemed necessary to support the demands generated by new growth. If approved, Ivy Medical Center will be subject to a maximum trips cap of 70 two-way PM peak hour trips. 2 Committed Transportation Improvements Based upon the area's existing and forecasted traffic demands, it was determined that the E + C road network will continue to operate at acceptable levels of service for project build -out conditions_ Transportation improvements that are currently funded are considered to be committed improvements for this study are described below in Table A. Table A Committed Transportation Improvements Transportation Improvement Status Notes Vanderbilt Beach Road Ext (C.R. 951 to Wilson Blvd) Funded Reduces traffic demand on (New 4-lane divided road within 6-lane footprint) Immokalee Road Vanderbilt Beach Road Ext (Wilson Blvd to Everglades) Funded Reduces traffic demand on (New 2-lane undivided road within 6-lane footprint) Immokalee Road Methodology On September 21, 2021, a Traffic Impact Statement (TIS) Methodology Report was submitted to the office of Collier County Transportation Planning Department. The $500.00 methodology meeting fee will be paid at the time of submitting the SDP application. A copy of the TIS methodology has been provided in the appendix (refer to pages M1 thru M11). Scope of Project Ivy Medical Center is a proposed medical land use (SIC 8011) that will be housed in a single structure having a total floor area of 20,000 square feet. The site is located on the south of Immokalee Road and approximately 500' east of Saturnia Grande Drive, within Collier County, Florida. The project proposes to construct one (1) direct right-in/out access onto Immokalee Road. The Ivy Medical Center is expected to be constructed by or before the year 2026. For additional details, refer to the site plan (page 3.1). Table B ised Land Use Proposed Land Use I Size Medical Office 1 20,000 s.f. FX 9 IMMOKALEE ROAD C.R. 846 ? ' tr a•a CURB EAST' BOUND NL— PROPERTY Exxc l AGur 2' CUPS BB GUTTERR\ A DOUNOM :r { _•." DSFDI vuTYPE'D'9UFT h� _ _ sSIGA1YAUL PROPOSED PROP5510E'AIALR +i g e ` I 'IYPEVCIJRB BUFFER {{ I (T P. 26 (4YP.I (SEE NOTE tf Ts TYPe'D` ••f•: FI I I I 1 I I I I t f I I I_Ill• II k3. LANDSCAPE MATERML .-:*�{ i5' ' - J PALL BE ENHANCED WITH - - ADRITIOL.ANTIO NG PROMVIDEOEAUnGT---- ----- BUFFERINGTGTHE------ SATURNIA L AIQS HOMES FROM THE DEVELCPMEM II i. I PROPERTY {a:•::::•:•::•:-:-::::fi:•:•:•:•'•_:- BOUNOMY .. _ ... - - _ ...... . .11l iSB-b' mEmCALOFFICEOWLO .• ALL NATURAL VEGETATION TORE MAINTAINED. DiLY EXOTIC PLANTS SHALL BE REMOVED AS REOUINED -• BY THE COL[FR COUNTY LAND OEnMgl MENT CODE -•-•I:••"•-•••• •••••••:•.:::- :-:•:::- :I is 4 4y i PROPOSED L111� rya I w 40 PROPOSED++ T9 4osazACREs.�eT.T; ••bts: + PRESERVE •-CHAIN •INK F C BEE NDiE$ 6' BUFFER TYPE 8` BUFFER (SEE NOIE 11 ``P A ' . 10 RDA CONSULTING ENGINEERS © 791 1 OTH STREET SOUTH, SUITE 302 NAPLES, FL 34102 PHONE: (239) 649-1551 PM�Cid4JLTIP11, FAX: (239) 649-7112 WWW.RDAFL.COM OUNP5TEA ENClA3URE PROPEITTY v� � 4 � 1 BOIMOARY lu l9 TYPE BUFFER (SEE NDTE I) N 0 5LT tool 20B' SOl3E: 1• = IW LEGEND IX E)G NC {, EUSINU GROUND ELEVAnoY Y NATNSWJITIIATERW lO BE NEPT PRESERVEAREA NOTE: h 1. Pk.AMING3 HALL BEAMED TOTHE LREALGNG THE � ` � wes�.»D souTN As na=�ss,wrTo �e+aTER PMSMME"Y.EEEDTOMALSIFIXO]lf.. 2 PRESERVE mm.INTHER TO NEST IHE RDFFFA REIXi THE ASEAVE NOTM1 71.iN DDES NOT SATISFY THE REflUIREMENTS OFATYPE F RMWR NE TS OF RUFFFAAFTERRELAW OF EXOTICS. SLIDPLP7AENTA - THEMWSWILL RPROVIDEDAS iECESSAR uFFER EOUA RESERVAnONAfffA TO MffT1HEBUFFPR HEDU[REMENTS. 3.1 .. ova I oeu., o � r� a 0 n m m c a rn 0 J 0 a a v � � )kallee Rd CY I 'Tree Farm Road Wolfe Ro d Vanderbilt Be$ h Rd I I � I 0 w Pine Ridge ad.________� I I IM o Green Bouieva > wl 0I O M of � I ml of � I / V7 � I `_�� NORTH N.T.S. as L U 0 O 0 L a �y T 0 N m V) a c 0 Vanderbilt Beach Rd o Golden Gate Boulevard ----------------------------- White Boulevard I I Golden G4e Parkway I I LEGEND Funded 5—Year Improvement ---....— S—LANE ARTERIAL 4--LANE ARTERWL/COLLECTOR — — 2—LANE ARTERIAL 2-LANE COLLECTOR/LOCAL RAIL ROAD ---- IMTRAN5PORTATION ENE5INEERING, INC. Ivy Medical Center Project Location & FIGURE I September 21, 2021 1 Roadway Classification 3. 2» Project Generated Traffic Traffic that can be expected to be generated by Ivy Medical Center was estimated based upon the guidelines established by the Institute of Transportation Engineers, Trip Generation Manual, 10" Edition. That is, historical traffic data collected at similar land uses was relied upon in estimating the project's traffic. It was concluded that land use code Medical Dental Office (LUC 720 and SIC 8011), was most appropriate in estimating the new trips. As determined, Ivy Medical Center will generate 53 vph and 70 vph new trips during the AM and PM peak hours, respectively. Table i depicts the computations performed in determining the total new trips. Table C provides a summary of the trip generation computation results that are shown in Table 1. Table C Site -Generated Trips (Summation of Table Z) New Daily Weekday New AM Peak Hour New PM Peak Hour Trips Generated Trips Generated Trips Generated (ADT) h (vph) 696 53 70 The report concludes that the project will generate less than 100 new trip ends during the weekday highest peak hour. As such, the report investigates the traffic impacts associated with the project based upon the criteria set forth by the Collier County Government's Traffic Impact Statement Guidelines for developments generating "less than 100 trips", which is defined as a minor study. 4 TABLE 1 TRIP GENERATION COMPUTATIONS Ivv Medical Center - Immokalee Road Land Use Code Land Use Description 720 Medical -Dental Office Land Use Code Trip Period LUC 720 Daily Traffic (ADT) _ AM Peak Hour (vph) = PM Peak Hour (vph) = Build Schedule Trip Generation Equation (Based upon S.F. T= 34.8 (X) = Ln(T) = 0.89Ln(X)+1.31 = 78% Enter/ 22% Exit = T= 3.39(X) + 2.02 = 28% Enter/ 72% Exit = 20,000 s.f. Total Trips Trips Enter Exit 696 ADT 53 vph 42 / 12 vph 70 vph 20 / 50 vph .4.i Existing + Committed Road Network Figure I and Table 2 provide a detail of the surrounding E + C roadways. Table 2 also depicts the adjacent roads' respective minimum level of service performance standards and capacity. The principal arterial that will provide immediate access to Wellness Medical Center is lmmokalee Road. Immokalee Road is classified as a six -lane divided arterial. The road functions as a primary east/west interconnect between the northern Golden Gate Estates Area and northwest Collier County, as well as continues north/south to the Immokalee Community and interconnects with S.R. 29. Within proximity of the site, the posted speed limit of Immokalee Road is 45 MPH. Vanderbilt Beach Road Extension (reduces traffic demand on Immokalee Road) Although this roadway will not be significantly impacted by the project, it should be noted that Collier County has funded Vanderbilt Beach Road Extension, which consists of a four - lane (between C.R. 951 and Wilson Blvd) and two-lane arterial (between Wilson Blvd and Everglades Blvd) that can be expanded to six -lanes. Vanderbilt Beach Road will substantially reduce traffic demands on Immokalee Road. Construction is expected to begin in the year 2022. Project Traffic Distribution The project's traffic was distributed to the surrounding roadway network based upon logical means of ingress/egress, current and future traffic patterns in the area, location of surrounding businesses and residential areas. Figure 2 and Table 2 provide a detail of the traffic distributions based on a percentage. Table 2 also depicts the project traffic by directional volume_ Figure 3 and Figure 4 provide a detail of the project traffic assignments by volume and by direction of travel. Area of Significant Impact The area of significant impact was determined based upon Collier County's 2%, 2% and 3% criteria (i.e., if the project's traffic is 2% or more of a roadway's adopted level of service capacity, then the project has a significant impact upon that link). Figure 2 depicts the project traffic distributions and Table 2 describes the level of impact on the surrounding roadways. Roads that were identified as being within the project's area of impact are shown in Table 2. L..207*► i O Vanderbilt i M ►A u� rn a' U v L v a� NORTH 0 m N.T.S. L •O U � 0 3►i �� s C� P i i Irnmokialee Rd 6\ 0 I re�T e Farm Road Wolfe Ro d each Rd 5f 5% -a. I 0 -a !! } > N O G2 m° 3 1�� Golden Gate Boulevard c v rn 0 J Pine Ridge Room 3�► �� 0 3 d v 0 > m an (n C N O a U) lVanderbilt Beach Rd ------------_ ----------------------------- I--- i---------- ! EfM M 91 ! Fdp M 9 Idh Green BoulevarMSR 01 m! m , Golden Ae Parkway _ v! T I 1 e Ivy Medical Center September 21, 2021 LEGEND 6�- Project Traffic Distribution by Percentage 1MTRANSPMRTA7r1oN ENGINEERING. INC. Project Generated I Traffic Distribution FIGURE 2 n_ d N QZ Z ¢ l� a a 03 a (� p AM 12 PM 50 O Site Access Elf a� a� � d N Site —Generated Traffic O a E AM Peak Enter/Exit = 42 vph/12 vph E PM Peak Enter/Exit = 20 vph/50 vph a o � a � � N Q Q N 4 AM 4 PM 2 Logan Boulevard CO a �� LEGEN D %MTRAN5P❑RTATI❑N ENGINEERING, INC. f-AM 28 : PM 58 Project Traffic AM PM Peak Hour Ivy Medical Center Project Generated FIGURE 3 December 8, 2021 Traffic Assignment S =� rn U 6 m m NORTH y N.T.S. N J O U AM 2 : PM 10 AM 29 : PM 14 AM 15 PM 7 -� Immokolee Rd AM 8 : PM 4 AM 8 PM 35 AM 4 PM 1 2 o_ ,n a_ CL CL �I a Tree Farm Rood Wolfe Road LVanderbilt Beach Rd Vanderbilt Beach Rd ►. Pine Ridge Road I I I Golden Gate Boulevard -------------------- rm I� N I White Boulevard I I i la MTRANSPORTATION ENGINEERING, INC. Ivy Medical Center December 8, 2021 LEGEND 41 AM 26 : PM 58 Project Traffic AM : PM Peak hour Project Generated I Traffic Assignment FIGURE 4 Project Traffic Peak Direction (vphpd) Project Traffic Non -Peak Direction (vph) _ 17.0 Golden Gate Blvd C.R. 951 to Wilson Blvd 30.1 County Road 951 30.2 31.1 43.1 Immokalee Road 43.2.a 43.2.b 44.0 50.0 Logan Blvd Ll 50 Exiting 20 Entering Immokalee Rd to Vanderbilt Rd Vanderbilt to Golden Gate Blvd Golden Gate Blvd to Pine Ridge 1-75 to Logan Blvd Logan Blvd to Site Site to C.R 951 C.R. 951 to Wilsor Blvd Immokalee Rd to Vanderbilt TABLE 2 PROJECT'S AREA OF IMPACT LOS Service Project Project PK Dir. PK Direction Project Pk Hr Project Pk Hr Project Road Serv. Vol. Volume Traffic PK Dir Pk Hr Non-PK Dir Non -Pk Impact Percent Significant Class LOS (vphpd) % Dist. v{ phpd) Pk Dir (vph) DiR Standard Impact Impact 4D D 2300 15.0% 8 W 3 E 3% 0.33% NO 6D E 3000 30% 15 S 6 N 2% 0.50% NO 6D E 3000 25% 13 s 5 N 3% 0.42% NO 6D D 3000 10% 5 s 2 N 3% 0.17% NO 6D/BD E 3500 15% 8 W 3 E 2% 0.21% NO 6D E 3200 30% 15 W 6 E 2% 0.47% NO 6D E 3200 70% 35 E 14 W 2% 1.09% NO 6D E 3300 35% 18 E 7 W 2% 0.53% NO 2U D 1000 10% 5 S 2 N 2% 0.50% NO 2021 thru 2026 Project Build -out Traffic Conditions In order to establish 2021 thru 2026 project build -out traffic conditions, two forecasting methods were used. The first traffic forecasting method was the County's traffic count data was adjusted for peak season conditions, peak hour conditions, peak direction, and an annual growth rate was then applied. The peak season/peak hour/peak direction factor and annual growth rate were derived from the 2021 Collier County AUIR Report. Using the annual growth rate, the 2021 background traffic conditions were determined, which are depicted in Table 3. The second traffic forecasting method was to add the vested trips (trip bank) identified in the 2021 AUIR report to the adjusted peak season, peak hour and peak direction traffic counts. The 2026 vested trips "+" background traffic volumes are depicted in Table 3. The greater of the two values produced by the two forecasting procedures was then considered to reflect the 2026 background traffic. The net new project generated traffic was then added to the background traffic. Table 4 provides a summary of the 2021 thru 2026 traffic conditions and the roadways' level of service and remaining available capacity. As determined, the future 2026 background traffic demand on the segment of Immokalee Road that will be directly accessed by the project is forecasted to slightly exceed the road's adopted level of service standard by 1% (v/c ratio = 1.01) regardless of the proposed project, but only if no mitigation action is taken. In order to maintain acceptable levels of service along Immokalce Road, Collier County has funded the construction of a parallel road (i.e., Vanderbilt Beach Road Extension) that is expected to substantially reduce traffic demand along Immokalee Road. The initial construction of the parallel route will consist of 4-lanes and 2-lanes within the ultimate 6-lane footprint, and is expected to begin in the year 2022. As concluded, all other roads within the project's area of impact will operate at acceptable levels of service. This conclusion is based upon the findings that Collier County's existing plus committed (E + C) road network has adequate capacity to accommodate the 2026 background traffic "plus" the site -generated traffic associated with the development of the proposed 20,000 square feet of medical office space. R TABLE 3 2021 & 2026 ROADWAY LINK VOLUMES Per Vested Trips Methc Per Growth Rate Method 2026 2026 Peak Hour 2021 Growth Peak Hour PK Direction AUIR AUIR Rate PK Direction Trip Background Traffic Pk per Background Bank Per Vested Trips vl PhPd) DiR AUIR (vphpd) v h d of i3hodi 30.1 County Road 951 Immokalee Rd to Vanderbilt Rd 1830 N 3.85% 2210 615 2445 30.2 Vanderbilt to Golden Gate Blvd 1400 S 2.00% 1546 98 1498 31.1 Golden Gate Blvd to Pine Ridge 2340 N 2.00% 2584 124 2464 43.1 Immoka lee Road 1-75 to Logan Blvd 2320 E 2.00% 2561 535 2855 43.2.a Logan Blvd to Site 2280 E 3.83% 2751 919 3199 43.2 b Site to C.R. 951 2280 E 3.83% 2751 919 3199 44.0 C.R. 951 to Wilson Blvd 2710 E 4.00% 3297 993 3703 TABLE 4 2026 ROADWAY LINK VOLUMEXAPACITY ANALYSIS 2026 2026 2026 2026 2026 2021 Peak Hour Peak Hour Project Project Build -Out Serv. Vol. Build -Out Build -Out Peak Hour PK Direction Bkgd PK Direction Pk Hr Prjct Pk Hr Prjct Peak Hour Pk Hr Peak Hour Peak Hour PK Direction Background Pk Background PK Dir Pk Non-PK Dir Non -Pk PK Dir PK Dir PK Direction PK Direction (vphpd) LOS (vphodl Dir LOS of phpd) Dir JMhh,j Dir v(phpd) v( phpd) v!c Ratio LOS Note; 30.1 County Road 951 Immokalee Rd to Vanderbilt R, 1830 D 2445 N D 15 S 6 N 2451 3000 0.82 D 30.2 Vanderbilt to Golden Gate Blv( 1400 B 1546 S B 13 S 5 N 1558 3000 052 B 31.1 Golden Gate Blvd to Pine Ridg 2340 C 2584 N D 5 S 2 N 2586 3000 0.86 D 43.1 Immokalee Road 1-75 to Logan Blvd 2320 D 2855 E D 8 W 3 E 2858 3500 0.82 D 43.2,a Logan Blvd to Site 2280 D 3199 E F 15 W 6 E 32D5 3200 1.00 F No. 1 43.2.b Site to C.R. 951 2280 D 3199 E F 35 E 14 W 3234 3200 1.01 F No. 1 44.0 C R. 951 to Wilson Blvd 2710 E 3703 E F 18 E 7 V11 3721 3300 1.13 F No. 1 N ote 1.immokalee Road is a constrained road and by 2026 will operate below adopted LOS regardless of the propsoed Ivy Medical Center Traffic. The funded E+C Network (Vanderbilt Beach Road Extension) will reduce traffic demand on Immokalee Road. Collier staff & BCC have indicated that VBR Ext. will provide relief to Immokalee Road APPENDIX Support Documents 2020 thru 2026 Project Build -out Traffic Conditions In order to establish 2020 thru 2026 project build -out traffic conditions, two forecasting methods were used. The first traffic forecasting method was the County's traffic count data was adjusted for peak season conditions, peak hour conditions, peak direction, and an annual growth rate was then applied. The peak season/peak hour/peak direction factor and annual growth rate were derived from the 2020 Collier County AUIR Report. Using the annual growth rate, the 2020 background traffic conditions were determined, which are depicted in Table 3. The second traffic forecasting method was to add the vested trips (trip bank) identified in the 2020 AUIR report to the adjusted peak season, peak hour and pear direction traffic counts. The 2026 vested trips "f" background traffic volumes are depicted in Table 3. The greater of the two values produced by the two forecasting procedures was then considered to reflect the 2026 background traffic. The net new project generated traffic was then added to the background traffic. Table 4 provides a summary of the 2020 thru 2026 traffic conditions and the roadways' level of service and remaining available capacity. As shown, all project impacted roadways will continue to operate at the County's adopted minimum level of service thresholds at project build -out. TABLE 4 2026 ROADWAY LINK VOLUMEXAPACITY ANALYSIS 2026 2026 2026 2026 2026 2020 Peak Hour Peak Hour Project Project Build -Out Serv. Vol. Build -Out Build -Out Peak Hour PK Direction Bkgd PK Direction Pk Hr Prjct Pk Hr Prjct Peak Hour Pk Hr Peak Hour Peak Hou PK Direction Background Pk Background PK Dir Pk Non-PK Dir Non -Pk PK Dir PK Dir PK Direction PK Directic v h d LOS v h d Dir LOS (yphpd) Dir (_vph) Qir (vphpd] v h d v/c Ratio LOS 30.1 County Road 981 Immokalee Rd to Vanderbilt R, 1880 D 2397 N D 15 S 6 N 2403 3000 0.80 D 30.2 Vanderbilt to Golden Gate Blvc 1360 B 1532 S B 13 S 5 N 1544 3000 0.51 B 31.1 Golden Gate Blvd to Pine Ridc 1990 C 2241 N C 5 S 2 N 2243 3000 0.75 C 43.1 Immokalee Road I-75 to Logan Blvd 2620 D 3161 E D 8 W 3 E 3164 3500 0.90 D 43.2.a Logan Blvd to Site 2030 D 2765 E D 15 W 6 E 2771 3200 0.87 D 43.2.b Site to C.R. 951 2030 D 2765 E D 35 E 14 W 2800 3200 0.88 D 44.0 C. R. 951 to Wilson Blvd 2480 E 3205 E E is E 7 W 3223 3300 0.98 E v'S N APPENDIX Support Documents JAB TRANSPORTATION ENGINEERING, INC. TRAFFIC/TRANSPORTATION ENGINEERING & PLANNING SERVICES TRAFFIC IMPACT STATEMENT METHODOLOGY Wellness Medical. Center (Immokalee Road, Collier County, Florida) September 21, 2021 County TIS Review Fees TIS Methodology Review Fee = $500, 00 TIS (Minor Study) Review Fee = $750.00 Prepared by: JMB TRAN5PORTA7ION ENGINECRINFs, INC. 471 1 7TH AVENUE SW NAPLES, FLORIDA 341 1 9 CERTIFICATE OF AUTHORIZATION NO. 27830 (PROJECT No. 21 091 2) - /z/ JAME . HANKS, P.E. FLO A REG. NO. 43B60 q•Zr-zo7- DATE APPENDIX A INITIAL MEETING CHECKLIST Suggestion: Use this Appendix as a worksheet to ensure that no important elements are overlooked. Cross out the items that do not apply. Date:9-21-2021 Time: Location: Collier County Government Offices (North Horseshoe Drive) People Attending: Name, Organization, and Telephone Numbers 1) James M. Banks, JMB Transportation Engineering, Inc., 239-91.9-2767 2) Michael Sawyer, Collier County Government 3) Study Preparer: Preparer's Name and Title: James M, Banks, P.E., President Organization: JMB Transportation Engineering, Inc. Address & Telephone Number: 4711 7th Avenue SW Naples, Florida 34119 (239)-919- 2767 Reviewer(s)• Reviewer's Name & Title: Michael Sawyer Collier County Transportation Division Applicant: Applicant's Name: Address: Telephone Number: Proposed Development: Name: Wellness Medical Center — Immokalee Road Location: South side of Immokalee Road and 500' east of Saturnia Grande Drive Land Use Type: Medical Office ITE Code #: LUC 720 Proposed number of development units: 20,000 s.f. Medical Use Other: Description: Zoning: Existing: Comprehensive plan recommendation: Requested: Findings of the Preliminary Study: See the attached CAUseisVmbsMOoskloplCCLLIERI210912 Wet1hess &Wica! doc MIL Study Type: Minor TIS Study Area: Boundaries: Based upon the County's 2%, 2% & 3% impact rule. See attached Additional intersections to be analyzed: None Horizon Year(s): 2026 Analysis Time Period(s): PM Peak Future Off -Site Developments: None Source of Trip Generation Rates: ITE Trip Generation Manual loth Edition Table 1 Reductions in Trip Generation Rates: Pass -by trips: None Internal trips (PUD): Transmit use: Other: Horizon Year Roadway Network Improvements: 2026 per Collier County's 5-year CIE. Methodology & Assumptions: Non -site traffic estimates: See Attached Site -trip generation: See Table 1 Trip distribution method: Based upon manual assignment (See Table 2) Traffic assignment method: Based upon manual assignment (See Table 2) Traffic growth rate: Per Collier County historical & current AUIR Reports, but not less than 2% or background or vested trips method, whichever is greater. G:lUsefs m6swl�esklaplCOLGEk12i09f2 W&R,ress Meal CEnIe lMeihOdologyRepo t.da; 1A Z Special Features: (from preliminary study or prior experience) Accidents locations: Sight distance: Queuing: Access location & configuration: Traffic control: Signal system location & progression needs - On -site parking needs: Data Sources: Base maps: Prior study reports: Access policy and jurisdiction: Review process: Requirements: Miscellaneous: Small Scale Study — No Fee Minor Study - $750.00 X Major Study - $1500.00 Includes 2 intersections Additional Intersections - $500.00 each None All fees will be agreed to during the Methodology meeting and must be paid to Transportation prior to our sign -off on the application. ---------------------- Reviewers Applicant C lUsefsVmbswWosktaplCOLLlER12iOB12 Wdlness AWical CentaiWelhodologyRepad.doc A MEMO �I okalee Rdi�� +�+ N FWE�n Odo, lsw U � aue � O �re�m Road Wolfe Rod 6 Vanderbilt Be h Rd I Vanderbilt Beach Rd z 0 v O m c a Y) v L O m I o Golden Gate Boulevard — — — — — — — — — — — — — — — — — — — — — — — — — — — — C L 0' I a� o J � I Pine Ridge road ' I White Boulevard — — — — — — — — — — I � I 1'M o Green Boulevard3 > 31 ml 1 -01 moL — Golden Gate Parkway — — — — — — co LEGEND 6—LANE ARTERIAL 4—LANE ARTERIAL/COLLECTOR — — — — — 2—LANE ARTERIAL 2—LANE COLLECTOR/LOCAL RAIL ROAD . `% ' TRANSPORTATION ENriNEERING, INC. Wellness Medical Center Project Location & FIGURE 1 September 21, 2021 Roadway Classification MS rnrnrnx�Lzv nnnn [:a. rws yw, �Vrryw ,s co��o LMEND ueec m:7 a ==1 I I I�{II—III�I—III � a ��.. ��• y ---1 x i I I 4? a �+ PRESCa ve aaca Imo. I _— _ —_ --- — i ^ —� I Q Lu 7.0 m 3 _ tt I e d I � ❑_ w PROPOSED 3STCRY \ I s• t-`�-srr {. L.L I O 26.000 SF IN _I •,-• {.: i$-�}�' I MEDICAL CFF ICE BUILDING ai LL, z_ w Lu � a I i i CID I I ; ri Rw jI PROPOSE? LANE I g I............................... i . .. ' _ PACPOSEO _ j 0�82 ACRES PRESERVE•'1 �.. 4. uw, rm.` zone yr w ., rar. �uG rJ r of wre.r:.., wlumvl ,d "e '� w, rnorEcrR rwuer 5 Eer TABLE 1 TRIP GENERATION COMPUTATIONS Wellness Medical Center - Immokalee Road Land Use Code Land Use Description 720 Medical -Dental Office Land Use Code Trip Period LUC 720 Daily Traffic (ADT) _ AM Peak Flour (vph) = PM Peak Flour (vph) = Build Schedule Trip Generation Equation (Based upon S.F.) T= 34.8 (X) = Ln(T) = 0.89Ln(X)+1.31 = 78% Enter/ 22% Exit = T= 3.39(X) + 2.02 = 28% Enter/ 72% Exit = 20,000 s.f. Total Trips Trips Enter/Exit 696 ADT 53 vph 42 / 12 vph 70 vph 20 / 50 vph AA-7 rn o' U v L 6 N o NORTH in H.T.S. 6� (D_ p o CY 7Immokalee Rd w � U 0 I O O p SW' Tree Form Road Wolfe Ro d a Vanderbilt each Rd= I Vanderbilt Beach Rd V Pine Ridge a m 0 m c 0 9) 3 -15%► Golden Gate Boulevard ---------------------------- White Boulevard — — — — — — — — — — I I -0 o I Green Boulevard =1 ma aI o`aa Golden Ga a Parkway I I v, I Wellness Medical Center September 21, 2021 LEGEND F�- Project Traffic Distribution by Percentage %WTRAN5P0RTA"1ION ENGINEERING, INC. Project Generated I FIGURE 2 Traffic Distribution M8 Project Traf€ie Peak Direction (vphpd) = Project TrafPIC Non -Peak Direction (vph) _ 17.0 Golden Gate Blvd C.R. 951 to Wilson Blvd 30.1 County Road551 30.2 31.1 43.1 Immokalee Road 43.2. a 43.2. b 44.0 50.0 Logan Blvd 50 Exiting 20 Entering Immokalee Rd to Vanderbilt Rd Vanderbilt to Golden Gate Blvd Golden Gate Blvd to Pine Ridge 1-75 to Logan Blvd Logan Blvd to Site Site to C.R. 951 C.R. 951 to Wilson Blvd Immokalee Rd to Vanderbilt TABLE 2 PROJECT'S AREA OF IMPACT LOS Service Project Project PK Dir. PK Direction Project Pk Hr Project Pk Hr Project Road Serv. Vol. Volume Traffic PK Dir Pk Hr Nan-PK Dir Non -Pk Impact Percent Significani Class LOS (vphpd) % Dist. (phpd) Pk »ir (vph) DiR Standard Impact Impact 4D D 2300 15.0% 8 W 3 E 3% 0.33% NO 6D E 3000 30% 15 S 6 N 2% 0.50% NO 6D E 3000 25% 13 S 5 N 3% 0.42% NO 6D D 3000 10% 5 S 2 N 3% 0.17% NO 6DI8D E 3500 15% 8 W 3 E 2% 0.21% NO 6D E 3200 30% 15 W 6 E 2% 0.47% NO 6D E 3200 70% 35 E 14 VV 2% 1.09% NO 6D E 3300 35% 18 E 7 W 2% 0.53% NO 21.1 D 1000 10% 5 S 2 N 2% 0.50% NO TABLE 3 2020 & 2026 ROADWAY LINK VOLUMES Per Vested Trips Methc Per Growth Rate Method 2026 2026 Peak Hour 2020 Growth Peak Hour PK Direction AUIR AUIR Rate PK Direction Trip Background Traffic Pk per Background Bank Per Vested Trips of phpd) DiR AUIR v( phpd) (vphpd) v( phpd) 30.1 County Road 951 Immokalee Rd to Vanderbilt Rd 1880 N 4.00% 2379 517 2397 30.2 Vanderbilt to Golden Gate Blvd 1360 S 2.00% 1532 93 1453 31.1 Golden Gate Blvd to Pine Ridge 1990 N 2.00% 2241 85 2075 43.1 Immokalee Road 1-75 to Logan Blvd 2620 E 3.18% 3161 490 3110 43.2.a Logan Blvd to Site 2030 E 3.15% 2445 735 2765 43.2.b Site to C.A. 951 2030 h 3.15% 2445 735 2765 44.0 C.R. 951 to Wilson Blvd 2480 E 4.00% 3138 725 3205 TABLE 4 2026 ROADWAY LINK VOLUME/CAPACITY ANALYSIS 2026 2026 2026 2026 2026 2020 Peak Hour Peak Hour Project Project Build -Out Serv. Vol. Build -Out Build -Out Peak Hour PK Direction Bkgd PK Direction Pk Hr Prjct Pk Hr Prjct Peak Hour Pk Hr Peak Hour Peak Hou PK Direction Background Pk Background PK Dir Pk Non-PK Dir Non -Pk PK Dir PK Dir PK Direction PK Directic v( phpd) LOS (vphpd) Dir LOS y{ nhpd) Dir JUhJ fir v{ phpd} v h d vlc Ratio LOS 30.1 County Road 951 Immokalee Rd to Vanderbilt Ri 1080 D 2397 N D 15 S 6 N 2403 3000 0.80 D 30.2 Vanderbilt to Golden Gate IBM 1360 B 1532 S B 13 S 5 N 1544 3000 0.51 B 31.1 Golden Gate Blvd to Pine Ridg 1990 C 2241 N C 5 S 2 N 2243 3000 0.75 C 43.1 Immokalee Road 1-75 to Logan Blvd 2620 D 3161 E D 8 W 3 E 3164 3500 0.90 D 43.2.a Logan Blvd to Site 2030 D 2765 E D 15 W 6 E 2771 3200 0.87 D 43.2.b Site to C.R. 951 2030 D 2765 E D 35 E 14 W 2800 3200 0.88 D 44.0 C.R. 951 to Wilson Blvd 2480 E 3205 E E 18 E 7 W 3223 3300 0.98 E