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Agenda 01/24/2023 Item #17H (To adopt an Ordinance of the BCC amending Ordinance No.2004-41 as amended)
17.H 01 /24/2023 EXECUTIVE SUMMARY This item requires ex parte disclosure to be provided by the Commission members. Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to adopt an Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance Number 2004-41, as amended, the Collier County Land Development Code, which established the comprehensive zoning regulations for the unincorporated area of Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from a Rural Agricultural (A) zoning district to a Commercial Professional and General Office District (C-1) zoning district for general office, medical office, and business service use on property located on the south side of Immokalee Road approximately 1,970 feet east of Logan Boulevard, in Section 28, Township 48 South, Range 26 East, Collier County, Florida, consisting of 3.92+/- acres; and by providing an effective date. (PL20210002147) [Coordinator Ray Bellows, Zoning Manager] (This is a companion to item 17G) OBJECTIVE: To have the Board of County Commissioners (BCC) review staff s findings and recommendations along with the recommendations of the Collier County Planning Commission (CCPC) and render a decision regarding the rezoning petition. CONSIDERATIONS: The request is to rezone 3.92+/- acres from the Rural Agriculture (A) zoning district to the Commercial Professional and General Office District (C-1) zoning district. The property is currently a vegetated unplatted parcel identified as Folio Number 00195120002, located on the south side of Immokalee Road, between the Saturnia Lakes community and the Heritage Greens community. The current zoning is A -Rural Agricultural. Although the property does not meet the minimum lot size of 5 acres for the A zoning district, it is a legal nonconforming (grandfathered) buildable lot of record due to the taking of the north 150 feet of the property for Immokalee Road. This allows the property to be developed with one dwelling unit or other permitted agricultural uses. The companion GMPA and rezoning are necessary in order to develop the site for commercial purposes. This is a conventional rezoning request to the C-1 zoning district, which is established in Land Development Code (LDC) Section 2.03.03.A, and is intended: ...to allow a concentration of office -type buildings and land uses that are most compatible with, and located near, residential areas. Most C-1 commercial, professional, and general office districts are contiguous to, or when within a PUD, will be placed in close proximity to residential areas, and, therefore, serve as a transitional zoning district between residential areas and higher -intensity commercial zoning districts. The types of office use permitted are those that do not have high traffic volumes throughout the day, which extend into the evening hours. They will have morning and evening short-term peak conditions. The market support for these office uses should be those with a localized basis of market support as opposed to office functions requiring inter jurisdictional and regional market support. Because office functions have significant employment characteristics, which are compounded when aggregations occur, certain personal service uses shall be permitted, to provide convenience to office -based employment. Such convenient commercial uses shall be made an integral part of an office building as opposed to the singular use of a building. The petitioner proposes a Conceptual Site Plan depicting a two-story, 20,000-square-foot medical office building. The petitioner also proposes conditions to limit hours of medical office operations to between 7:00 AM and 9:00 PM daily and to locate the vehicle entrance on the east side of the property to minimize impact on residents of Saturnia Lakes. The Future Land Use Map Designation is Urban Designation, Mixed Use District, and Urban Residential Subdistrict. A companion small-scale Growth Management Plan Amendment (GMPA-PL20210002122) proposes Packet Pg. 1443 17.H 01/24/2023 to amend the Future Land Use Map designation for the site to Urban Designation, Commercial District, Ivy Medical Center Subdistrict. The complete staff analysis for this petition is provided in the CCPC Staff Report. FISCAL IMPACT: The County collects impact fees prior to the issuance of a Certificate of Occupancy to help offset the impacts of each new development on public facilities. These impact fees are used to fund projects identified in the Capital Improvement Element (CIE) of the Growth Management Plan (GMP) as needed to maintain an adopted Level of Service (LOS) for public facilities. Other fees collected prior to issuance of a building permit include building permit review fees. Finally, additional revenue is generated by the application of ad valorem tax rates, and that revenue is directly related to the value of the improvements. Please note that impact fees and taxes collected were not included in the criteria used by staff and the CCPC to analyze this petition. GROWTH MANAGEMENT IMPACT: Urban designated areas allow for residential and various non-residential uses. This site does not qualify for a rezone to a commercial zoning district based on the current Future Land Use designation. As such, the applicant has submitted a small-scale Growth Management Plan Amendment (GMPA) application to create the Urban Commercial, Ivy Medical Center Subdistrict to provide a medical office to serve the public traveling on Immokalee Road. The rezoning may be deemed consistent with the FLUE subject to the companion GMPA petition being adopted and effective. The Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC. In addition, the proposed medical office use scenario outlined in the applicant's TIS is a reasonable scenario of development for the proposed C-1 Rezone request. At the time of the Site Development Plan submittal, a new TIS will be required to reflect the actual use proposed for construction and the results along with operational analysis will be reviewed by Development Services Staff to again confirm compliance with the GMP and LDC. For these reasons, Transportation Planning staff recommend approval of the requested Rezone. Environmental staff evaluated the petition. The property is 3.93 acres and contains 0.98 acres of native vegetation. A minimum of 0.0982 acres (10%) of native vegetation is required to be preserved. The project has been found to be consistent with the goals, objectives, and policies of the Conservation and Coastal Management Element (CCME). COLLIER COUNTY PLANNING COMMISSION (CCPQ RECOMMENDATION: The CCPC held a public hearing on the petition on December 1, 2022. Three members of the public spoke with questions about hours of operation, high -intensity uses, and school traffic. The CCPC voted unanimously to recommend approval of the rezoning with conditions, subject to stipulations discussed during the hearing, which were to identify prohibited high -intensity uses, and to narrow hours of operation to between 7:00 AM and 7:00 PM for uses other than medical office (SIC 8011). The recommended conditions have been incorporated into the proposed ordinance. The CCPC recommendation was unanimous, and conditions addressed the comments raised by the public speakers. As such, this petition is on the Summary Agenda. LEGAL CONSIDERATIONS: The Petitioner is requesting a rezone to the C-1 Zoning District. The attached staff report and recommendations of the Planning Commission are advisory only and are not binding on you. All testimony given must be under oath. The Petitioner has the burden to prove that the proposed rezone is consistent with all the criteria set forth below, and you may question Petitioner, or staff, to satisfy yourself that the necessary criteria have been satisfied. Should you consider denying the rezone, to assure that that your decision is not later found to be arbitrary, discriminatory, or unreasonable, the denial must be based upon competent, substantial evidence that the proposal does not meet one or more of the listed criteria below. Criteria for Straight Rezones Will the proposed change be consistent with the goals, objectives, and policies and future land use Packet Pg. 1444 17.H 01 /24/2023 map and the elements of the Growth Management Plan? 2. Will the proposed rezone be appropriate considering the existing land use pattern? 3. Would the proposed rezone result in the possible creation of an isolated district unrelated to adjacent and nearby districts? 4. Are the existing district boundaries illogically drawn in relation to existing conditions on the property proposed for change? 5. Do changed or changing conditions make the passage of the proposed amendment necessary? 6. Will the proposed change adversely influence living conditions in the neighborhood? 7. Will the proposed change create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety? 8. Will the proposed change create a drainage problem? 9. Will the proposed change seriously reduce light and air to adjacent areas? 10. Will the proposed change adversely affect property values in the adjacent area? 11. Will the proposed change be a deterrent to the improvement or development of adjacent property in accordance with existing regulations? 12. Will the proposed change constitute a grant of special privilege to an individual owner as contrasted with the public welfare? 13. Are there substantial reasons why the property cannot be used in accordance with existing zoning? 14. Is the change suggested out of scale with the needs of the neighborhood or the County? 15. Consider: Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. 16. Consider: The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. 17. What is the impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code ch.106, art.II], as amended? 18. Are there other factors, standards, or criteria relating to this rezone request that the Board of County Commissioners shall deem important in the protection of public health, safety, and welfare? Packet Pg. 1445 17.H 01/24/2023 This item has been approved as to form and legality, and it requires an affirmative vote of four for Board approval. Should this item be denied, Florida Statutes section 125.022(3) requires the County to provide written notice to the applicant citing applicable portions of an ordinance, rule, statute, or other legal authority for the denial. (HFAC) RECOMMENDATION: To adopt the Ordinance approving the rezoning to C-1 subject to the conditions as recommended by the CCPC and incorporated in the Ordinance, and subject to approval by the BCC of the companion GMPA-PL20210002122. Prepared by: Ray Bellows, Zoning Manager, Zoning Division ATTACHMENT(S) 1. Ivy Medical Center RZ-Staff Report (PDF) 2. Att A - Ordinance - 120622(1) (PDF) 3. [LINKED]ATT B - RZ CCPC Submittal Package (PDF) 4. Att C - NIM Documentation (PDF) 5. sign (PDF) 6. legal ad - agenda IDs 24205 & 24103 (PDF) Packet Pg. 1446 17.H 01/24/2023 COLLIER COUNTY Board of County Commissioners Item Number: 17.1-1 Doc ID: 24103 Item Summary: This item requires ex parte disclosure be provided by the Commission members. Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to adopt an Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance Number 2004-41, as amended, the Collier County Land Development Code, which established the comprehensive zoning regulations for the unincorporated area of Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from a Rural Agricultural (A) zoning district to a Commercial Professional and General Office District (C-1) zoning district for general office, medical office and business service uses on property located on the south side of Immokalee Road approximately 1,970 feet east of Logan Boulevard, in Section 28, Township 48 South, Range 26 East, Collier County, Florida, consisting of 3.92+/- acres; and by providing an effective date. (PL20210002147) (This is a companion to item 17G) Meeting Date: 01/24/2023 Prepared by: Title: — Zoning Name: Laura DeJohn 12/20/2022 1:22 PM Submitted by: Title: Zoning Director — Zoning Name: Mike Bosi 12/20/2022 1:22 PM Approved By: Review: Zoning Zoning Growth Management Department Growth Management Department County Attorney's Office County Attorney's Office Office of Management and Budget Office of Management and Budget County Manager's Office County Manager's Office Board of County Commissioners Ray Bellows Additional Reviewer Mike Bosi Division Director Diane Lynch Growth Management Department James C French Growth Management Heidi Ashton-Cicko Level 2 Attorney of Record Review Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Debra Windsor Level 3 OMB Gatekeeper Review Laura Zautcke Additional Reviewer Ed Finn CMO Completed Amy Patterson Level 4 County Manager Review Geoffrey Willig Meeting Pending Completed 12/20/2022 1:59 PM Completed 12/22/2022 8:09 AM Completed 12/28/2022 4:53 PM Completed 12/29/2022 6:20 PM Completed 01/04/2023 12:59 PM Completed 01/04/2023 1:57 PM Completed 01/04/2023 2:11 PM Completed 01/12/2023 5:59 PM 01/18/2023 10:07 AM Completed 01/18/2023 12:06 PM 01/24/2023 9:00 AM Packet Pg. 1447 17.H.1 Coffier County STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: DIVISION OF PLANNING AND ZONING DEPARTMENT GROWTH MANAGEMENT DEPARTMENT HEARING DATE: DECEMBER 1, 2022 SUBJECT: PL20210002147; IVY MEDICAL CENTER REZONE (COMPANION TO SMALL SCALE GMPA-PL20210002122) PROPERTY OWNER/AGENT: Owner(s): Agent(s): Joseph J. & Barbara M. Dul Ronny De Aza 12140 Fox Chase Drive RDA Consulting Engineers, LLC Hudson, FL 34669 loth Street South, Suite 302 Naples, FL 34102 Contract Purchaser(s): Carlo Zampogna, Trustee of DW Land Trust Daniel & Juli Wasserman, Beneficiary 4760 Whispering Pine Way Naples, FL 34013 REQUESTED ACTION: The petitioner requests that the Collier County Planning Commission (CCPC) consider a rezone of the subject 3.9± acre site from the Rural Agricultural (A) zoning district to the Commercial Professional and General Office (C-1) zoning district for a project known as Ivy Medical Center Rezone. A companion small scale Growth Management Plan Amendment (GMPA-PL20210002122) proposes to amend the Future Land Use Map designation for the site from Urban Designation, Mixed Use District, Urban Residential Subdistrict to Urban Designation, Commercial District, Ivy Medical Center Subdistrict. GEOGRAPHIC LOCATION: The property is 3.9± acres located on the south side of Immokalee Road approximately 2,000 feet east of Logan Boulevard (Parcel Number 00195120002), in Section 28, Township 48 South, Range 26 East, Collier County, Florida. (See location map on the following page) Ivy Medical Center Rezone, PL20210002147 Page 1 of 15 November 17, 2022 Packet Pg. 1448 17.H.1 : !§ ! EIL ^ § | / E ---! E ■ ` + | ® ! � 6 ` o Ul 14 « ® . ■ u 9 « Q » � U) ■ || ) � ■E k` ■ &ate e tu.- 5 | C§� & f �p� § ,I pa 6 m � .m�s � ki a) _ \ § Hpp Ak nor 2 .rA > g / AA AA'u u C- � � � � .� O N � � � CD C:) � � � � � n % -0 E _ Z c O � � 0- � � � .0 � U 0 —j Iv Medical Center Rezone, PL2021000447 Page 2 9 15 November ]«2022 Packet Pg. 1449 17.H.1 PURPOSE/DESCRIPTION OF PROJECT: The subject property is a 3.9± acre undeveloped parcel zoned Rural Agriculture (A) on the south side of Immokalee Road between the Saturnia Lakes subdivision and the Heritage Greens golf course and single family subdivision. The property does not meet the minimum lot size of 5 acres for the A zoning district, however it is a legal nonconforming (grandfathered) buildable lot of record due to the taking of the north 150 feet of the property for Immokalee Road. The requested action is to rezone the property to the Commercial Professional and General Office (C-1) zoning district to develop up to 20,000 square feet of office. The Future Land Use Map Designation is Urban Designation, Mixed Use District, Urban Residential Subdistrict. A companion small scale Growth Management Plan Amendment (GMPA-PL20210002122) proposes to amend the Future Land Use Map designation for the site to Urban Designation, Commercial District, Ivy Medical Center Subdistrict. The request is to rezone from A to C-1, Commercial Professional and General Office conventional zoning district. Rezonings to conventional districts do not typically have associated master plans or conditions, however this application includes a conceptual plan to show placement of the proposed two-story 20,000-square foot medical office building, 120 parking spaces, lake, buffers, and the required 0.098 acres of native vegetation preservation. Conditions are also proposed by the applicant to limit hours of operation to between 7:00 AM and 9:00 PM daily; and to locate the vehicle entrance on the east side of the property to minimize impact on residents of Saturnia Lakes. See the Conceptual Site Plan with aerial background on the following page. The Conceptual Site Plan is also included with the Draft Ordinance as Exhibit B. The Conceptual Site Plan depicts conformance with the development standards of the C-1 Zoning District as listed in LDC Section 4.02.01. Maximum Zoning District Minimum Lot Area Minimum Lot Width Building (square feet) (linear feet) Coverage (%) 217,800 165 None C-1 20,000 100 None Maximum Minimum Minimum Minimum Zoning Height Front Yard Side Yard Rear Yard District (feet) (feet) (feet) (feet) A Residential Non-residential Residential Non-residential 35 50 30 30 50 50 C-1 35 25 25 15 25 15 Ivy Medical Center Rezone, PL20210002147 Page 3 of 15 November 17, 2022 Packet Pg. 1450 17.H.1 LEGENd C E xW GMURGl iv.* vx N NM�rtPi inuiEar.L Rie5HC2.ReA Px xPLpkiix3 R+S R]vRp+nOF Wpta�LB�FFEiux6ro irvF '.•�_ ____—_ oPa9EfliT Tr>'En BUFFER SAruPNW Lw[ESxIRdA - xulK •ivPF'0'WRF-cR l]rtLEV2LOPnlEni [e]PnRKEx PxRxrxp I �Ot31n',q .. 1a TxPEa cu ' m'[TMFl luFFBR 1�E HdIE 1l 1!'ttPE a luxFER H'EE nofE 1] �� LUL �TFv.1 FIFTP ��� oxMRr vROVERiv BWxpenv LaGnpx Einliox �To6EAwx _ ' iuR� AEMNE BE £zaiic P�wis awu� I • is P'aaoaeo wx R'�NOF.RFSERYAia�N F n�nesee norez] PROPo[Eo 9FF xmF 2 PPGPEIRT �Ei=xui[t] SdR10Mr wpspuiw�pt8ipyBli lWipA LbfOiG�C1i n�W[�ryie 1 eFP%E,P T11 ER ]y�ntir ns al[niiWnirv/p '[ S� FEI* era wRL It iul M1ro wilwf5 i RDA CONSULTING ENGINEERS IVY MEDICAL CENTER 7s110CSUITE aoz NAPLES, Ft 34102 NAPLES, FLORIDA PHONE: (239) 60.1551 RI74 ...., FAY: (239) W-7112 EXIBIT A - CONCEPTUAL SITE PLAN WVWW.RDAFL.COM PROJECT NO.: ROA2145a SHEET. 1 OF 2 Conceptual Site Plan on Aerial background from petitioner's submittal Ivy Medical Center Rezone, PL20210002147 Page 4 of 15 November 17, 2022 Packet Pg. 1451 17.H.1 SURROUNDING LAND USE AND ZONING: This section of the staff report identifies the land uses and zoning classifications for properties surrounding the subject parcel, which is currently zoned Rural Agriculture (A): North: Residential & Preserve area of Lantana, zoned H.D. Development PUD (Ord. No. 13-13, as amended) which allows 125 single family dwellings and 33 multifamily dwellings, resulting in density of 2.42 units per acre. South: Preserve/open space area of Saturnia Lakes, zoned Rigas PUD (Ord. No. 00-39, as amended) which allows 755 single family dwellings and 10,000 square feet of commercial space, with a gross density of 3.13 units per acre. East: Golf course area of Heritage Greens PUD (Ord. No. 97-13, as amended), which is developed with an 18-hole golf course, 163 single family dwellings, and 364 multifamily dwellings, resulting in density of 2.11 units per acre. West: Single family homes and preserve/open space area of Saturnia Lakes, zoned Rigas PUD (Ord. No. 00-39, as amended) Ivy Medical Center Rezone, PL20210002147 Page 5 of 15 November 17, 2022 Packet Pg. 1452 17.H.1 GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: Future Land Use Element (FLUE): The subject site is currently undeveloped. The Future Land Use Element designates the site as Urban, Urban Mixed Use District, Urban Residential Subdistrict. The applicant requests a new subdistrict to allow uses of the C-1 zoning district with maximum floor area of 20,000 square feet and maximum building height of 35 feet. Urban designated areas allow for both residential and a variety of non- residential uses. This site does not qualify for a rezone to a commercial zoning district based on the current Future Land Use designation. As such, the applicant has submitted a small-scale Growth Management Plan Amendment (GMPA) application to create the Urban Commercial, Ivy Medical Center Subdistrict for the purpose of providing a medical office use to serve the public traveling on Immokalee Road. The rezoning may be deemed consistent with the FLUE subject to the companion GMPA petition being adopted and effective. Transportation Element: Transportation Planning staff has reviewed the petition and recommends the following: Policy 5.1 of the Transportation Element of the GMP states: "The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard within the five-year AUIR planning period, unless specific mitigating stipulations are also approved. A petition or application has significant impacts if the traffic impact statement reveals that any of the following occur: a. For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; and c. For all other links, the project traffic is considered to be significant up to the point where it is equal to or exceeds 3% of the adopted LOS standard service volume. Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the traffic impact statement that addresses the project's significant impacts on all roadways. " In evaluating the Ivy Medical Rezone, staff reviewed the applicant's Traffic Impact Statement (TIS) dated December 18, 2021 (revised) for consistency with the Collier County Growth Management Plan (GMP) using the applicable 2021 Annual Update and Inventory Report (AUIR). According to the TIS, the applicant is requesting a maximum of 20,000 square feet of medical office use. The TIS submitted with the request indicates that the proposed medical office will add an additional +/- 70 PM peak hour two-way trips on the adjacent roadway network. Ivy Medical Center Rezone, PL20210002147 Page 6 of 15 November 17, 2022 Packet Pg. 1453 17.H.1 Existing Roadway Conditions and project trip impacts: Roadway/ Link 2021AUIR P.M. Peak Hour 2021 AUIR Projected P.M. Link # Location LOS Peak Direction Remaining Peak Hour/Peak Service Capacity Direction Volume/Peak Project Traffic Direction (1) Immokalee I-75 to D 3,500/East 645 3/EB Road Logan 43.1 Boulevard Immokalee Logan E 3,200/East 1 (2) 14/WB Road Boulevard 43.2 to Collier Boulevard Immokalee Collier F 3,300/East (405) (2) 7/EB Road Boulevard 44.0 to Wilson Boulevard Logan Immokalee C 1,000/North 316 2/NB Boulevard Road to 50.0 Vanderbilt Beach Road Collier Immokalee D 3,000/North 555 6/NB Boulevard Road to 30.1 Vanderbilt Beach Road 1. Source for P.M. Peak Hour/Peak Direction Project Traffic is from the December 18, 2021 Traffic Impact Statement provided by the petitioner. 2. Road segment with projected deficiencies based on growth or trip bank calculations or existing deficiencies. There is a scheduled parallel road improvement on Vanderbilt Beach Road within the 5-year work program that will help address existing and projected deficiencies. Section 163.3180 of the Florida Statutes requires a local government to satisfy transportation concurrency requirements if the applicant enters into a binding agreement to pay or construct their proportionate share. The Statutes further state that any facility determined to be transportation deficient with existing, committed, and vested trips, plus additional projected background trips from any source other than the development project under review, and trips that are forecast by established traffic standards, including traffic modeling, consistent with the University of Florida's Bureau of Economic and Business Research medium population projections, without the project traffic under review, the costs of correcting that deficiency shall be removed from the project's proportionate -share calculation and the necessary transportation improvements to correct that deficiency shall be considered to be in place for purposes of the proportionate -share calculation. The improvement necessary to correct the transportation deficiency is the funding responsibility of the entity that has maintenance responsibility for the facility. The development's proportionate share shall be calculated only for the needed transportation improvements that are Ivy Medical Center Rezone, PL20210002147 Page 7 of 15 November 17, 2022 Packet Pg. 1454 17.H.1 greater than the identified deficiency. In addition, per the Statute the applicant is eligible for a dollar -for -dollar credit for the road impact fees anticipated for the development. Policy 7.1 of the Transportation Element of the GMP states: "Collier County shall apply the standards and criteria of the Access Management Policy as adopted by Resolution and as may be amended to ensure the protection of the arterial and collector system's capacity and integrity. " This development is proposing a single access on Immokalee Road which will be a right -in right - out with a right turn lane as shown on the master plan. Staff recommends approval of the proposed access point as shown. The Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC. In addition, the proposed medical office use scenario outlined in the applicant's TIS is a reasonable scenario of development for the proposed C-1 Rezone request. At the time of the Site Development Plan submittal, a new TIS will be required to reflect the actual use proposed for construction and the results along with operational analysis will be reviewed by Development Services Staff to again confirm compliance with the GMP and LDC. For these reasons, Transportation Planning staff recommend approval of the requested Rezone. Conservation and Coastal Management Element (COME): Environmental staff evaluated the petition. The property is 3.93 acres and contains 0.98 acres of native vegetation. A minimum of 0.0982 acres (10%) of native vegetation is required to be preserved. The project has been found to be consistent with the goals, objectives, and policies of the CCME. GMP Conclusion: The GMP is the prevailing document to support land use decisions such as this proposed rezoning. Staff finds the petition may be deemed consistent with the Future Land Use Element if the companion GMPA is adopted and becomes effective. STAFF ANALYSIS: Staff has completed a comprehensive evaluation of this land use petition including the criteria upon which a recommendation must be based, specifically noted in LDC Section 10.02.08.F, Nature of Requirements of Planning Commission Report (referred to as "Rezone Findings"), which establish the legal bases to support the CCPC's recommendation. The CCPC uses these same criteria as the basis for their recommendation to the BCC, who in turn use the criteria to support their action on the rezoning request. This evaluation is completed as part of the Zoning and Land Development Review provided below. Drainage: Stormwater Management Section staff has evaluated the rezone application and supporting documents and determined the petition is consistent with the Harvey Canal Basin and Saturnia Lakes stormwater management plans. Environmental Review: Environmental Planning staff has reviewed this petition. The required preserve is 0.0982 acres (10% of 0.98 acres); the Master Concept Plan provides for a 0.0982-acre preserve on -site. Ivy Medical Center Rezone, PL20210002147 Page 8 of 15 November 17, 2022 Packet Pg. 1455 17.H.1 No listed animal species were observed on the property. However, the Florida Fish and Wildlife Conservation Commission (FWC) wildlife data indicates the presence of Black Bear (Ursus americanus floridanus) in the area. A black bear management plan will need to be included at PPL or SDP review. Transportation Review: Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC and recommends approval. Zoning Review: The current zoning is A -Rural Agricultural. Although the property does not meet the minimum lot size of 5 acres for the A zoning district, it is a legal nonconforming (grandfathered) buildable lot of record due to the taking of the north 150 feet of the property for Immokalee Road. This allows the property to be developed with one dwelling unit or other permitted agricultural uses. The companion GMPA and rezoning are necessary in order to develop the site for commercial purposes. The surrounding land use pattern consists of single family and multifamily residential and golf course. The site is positioned along Immokalee Road, a six -lane arterial. Along this corridor within %2-mile are other commercial uses, including Logan Landings shopping center to the west and commercial retail uses within the Olde Cypress PUD across Immokalee Road to the east. The proposed GMPA and rezoning to the C-1 zoning district will permit development of up to 20,000 square feet of commercial use. The Commercial Professional and General Office (C-1) zoning district purpose and intent is stated in LDC Section 2.03.03.A: ...to allow a concentration of office type buildings and land uses that are most compatible with, and located near, residential areas. Most C-1 commercial, professional, and general office districts are contiguous to, or when within a PUD, will be placed in close proximity to residential areas, and, therefore, serve as a transitional zoning district between residential areas and higher intensity commercial zoning districts. The types of office uses permitted are those that do not have high traffic volumes throughout the day, which extend into the evening hours. They will have morning and evening short-term peak conditions. The market support for these office uses should be those with a localized basis of market support as opposed to office functions requiring inter jurisdictional and regional market support. Because office functions have significant employment characteristics, which are compounded when aggregations occur, certain personal service uses shall be permitted, to provide a convenience to office -based employment. Such convenience commercial uses shall be made an integral part of an office building as opposed to the singular use of a building. The petitioner proposes a Conceptual Site Plan depicting a two-story, 20,000-square foot medical office building. The petitioner also proposes conditions to limit hours of operation to between 7:00 AM and 9:00 PM daily; and to locate the vehicle entrance on the east side of the property to minimize impact on residents of Saturnia Lakes. Ivy Medical Center Rezone, PL20210002147 Page 9 of 15 November 17, 2022 Packet Pg. 1456 17.H.1 Staff has evaluated the proposed use related to purpose and intent of the requested district, and compatibility with the surrounding land uses, and concluded that the proposed rezoning, subject to the approval of the companion GMPA and subject to proposed conditions, can be found appropriate given the surrounding land use pattern. Rezone Findings: LDC Subsection 10.02.08.17 states, "When pertaining to the rezoning of land, the report and recommendations to the planning commission to the Board of County Commissioners ... shall show that the planning commission has studied and considered proposed change in relation to the following findings, when applicable" (Staffs responses are provided following each criterion): 1. Whether the proposed change will be consistent with the goals, objectives, & policies of the Future Land Use Map and the elements of the Growth Management Plan. The Future Land Use Element designates the site as Urban, Urban Mixed Use District, Urban Residential Subdistrict. The rezoning application is companion to a small scale GMPA (PL20210002122) to amend the Future Land Use Map designation for the site to Urban Designation, Commercial District, Ivy Medical Center Subdistrict, to allow uses of the C-1 zoning district with maximum floor area of 20,000 square feet and maximum building height of 35 feet. Staff finds the petition may be deemed consistent with the Future Land Use Map and the elements of the GMP if the companion GMPA is adopted and becomes effective. 2. The existing land use pattern. The surrounding land use pattern consists of single family and multifamily residential and golf course. The site is positioned along Immokalee Road, a six -lane arterial. Along this corridor within'/2-mile are other commercial uses, including Logan Landings shopping center to the west and commercial retail uses within the Olde Cypress PUD across Immokalee Road to the east. The proposed GMPA and rezoning to the C-1 zoning district will permit development of up to 20,000 square feet of commercial use on a 3.9 acre site, yielding a floor area ratio of 0.12 which is typical of suburban development patterns. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. As stated in the purpose and intent statement for the C-1 zoning district found in LDC Section 2.03.03.A: Most C-1 commercial, professional, and general office districts are contiguous to, or when within a PUD, will be placed in close proximity to residential areas, and, therefore, serve as a transitional zoning district between residential areas and higher intensity commercial zoning districts. The proposed rezoning will not create an isolated district unrelated to adjacent and nearby districts considering that the designation of this property as C-1 will be consistent with the intended purpose of transition between adjacent residential areas and a six -lane arterial roadway corridor with other higher intensity commercial uses within 1/2 mile of the site. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. Ivy Medical Center Rezone, PL20210002147 Page 10 of 15 November 17, 2022 Packet Pg. 1457 17.H.1 Due to the widening of Immokalee Road, the subject lot was reduced by 150 feet, so the existing district boundary results in the subject site being an Agriculturally -zoned legal nonconforming (grandfathered) buildable lot of record. This allows the property to be developed with one dwelling unit or other permitted agricultural uses. Given the existing suburban conditions of the area and frontage along a six -lane arterial roadway, the existing district boundary is not the most logical. 5. Whether changed or changing conditions make the passage of the proposed rezoning necessary. The proposed rezoning from Rural Agricultural (A) to C-1 is not necessary, however it will be helpful to resolve the legal nonconforming lot size, and bring the use of the property into alignment with the typical suburban land use characteristics of the surrounding area. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. Development of the site will be required to meet site design standards of the LDC to ensure no adverse impact to living conditions in the neighborhood. The petitioner has further committed to a conceptual showing placement of the proposed two-story 20,000-square foot medical office building, 120 parking spaces, lake, buffers, and the required 0.098 acres of native vegetation preservation. The Conceptual Site Plan is included with the Draft Ordinance as Exhibit B. Conditions are also proposed by the petitioner to limit hours of operation to between 7:00 AM and 9:00 PM daily; to locate the vehicle entrance on the east side of the property to minimize impact on residents of Saturnia Lakes; and to provide screening of HVAC equipment that exceeds the LDC standard screening requirement. See Exhibit C of the Draft Ordinance for the four proposed conditions. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. The roadway infrastructure has adequate capacity to serve the proposed development at this time, i.e., GMP consistent at the time of rezoning as evaluated as part of the GMP Transportation Element consistency review. The project's development must also comply with all other applicable concurrency management regulations and operational improvements when development approvals are sought at time of Site Development Plan (SDP) or Plat review. Ingress and egress to the subject property will utilize Immokalee Road as shown on the Conceptual Site Plan, included with the Draft Ordinance as Exhibit B. Additional operational impacts for the facility will be reviewed at time of Plat or SDP. The TIS submitted by the applicant indicates that the adjacent roadway network has sufficient capacity to accommodate this project within the 5-year planning period as noted above and not adversely impact further the surrounding roadway network. Ivy Medical Center Rezone, PL20210002147 Page 11 of 15 November 17, 2022 Packet Pg. 1458 17.H.1 8. Whether the proposed change will create a drainage problem. It is not anticipated that rezoning of the property will create any stormwater related issues. Stormwater best management practices, treatment and storage will be addressed through Environmental Resource Permitting (ERP) with the South Florida Water Management District (SFWMD). Staff will evaluate the stormwater management system and design criteria at the time of SDP. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. The LDC provides for adequate building setbacks and buffering to ensure adjacent areas will not be subject to serious reduction of light or air. Development of the site will need to meet the site design standards as set forth in the LDC. 10. Whether the proposed change will adversely affect property values in the adjacent area. This is a subjective determination based upon anticipated results, which may be internal or external to the subject property. Property valuation is affected by a host of factors including zoning; however, zoning by itself may or may not affect values, since value determination is driven by market forces. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. Adjacent property has been built out per applicable PUD zoning approvals. The rezoning is not anticipated to be a deterrent to the improvement of adjacent property in accordance with existing regulations. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasting with the public welfare. If the rezoning and companion GMPA are found to be consistent with the GMP, then that constitutes a public policy statement supporting the proposed change through a duly noticed public hearing process. In light of this fact, the proposed change does not constitute a grant of special privilege. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The minimum lot size for the Rural Agricultural (A) zoning district is 5 acres. At 3.9 acres, the subject site is a legal nonconforming (grandfathered) buildable lot of record due to taking of property associated with Immokalee Road. The site can be constructed with one single- family home, or other permitted agricultural use. The proposed GMPA and rezoning to the C-1 zoning district are needed to allow the proposed 20,000 square feet of office development. Ivy Medical Center Rezone, PL20210002147 Page 12 of 15 November 17, 2022 Packet Pg. 1459 17.H.1 14. Whether the change suggested is out of scale with the needs of the neighborhood or the County. The proposed rezoning to the C-1 zoning district is in keeping with the purpose and intent stated in LDC Section 2.03.03.A, which is to allow a concentration of office type buildings and land uses that are most compatible with, and located near, residential areas. The request has been conditioned as outlined in the Draft Ordinance to be in scale with the surrounding neighborhood. 15. Whether it is impossible to find other adequate sites in the County for the proposed use in districts already permitting such use. There may be other sites in the County that could accommodate the use proposed; however, this is not the determining factor when evaluating the appropriateness of a zoning decision. The petition was reviewed on its own merit for compliance with the GMP and the LDC; and staff does not specifically review other sites in conjunction with a specific petition. 16. The physical characteristics of the property and the degree of site alteration, which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. Future development anticipated by the rezoning will require evaluation relative to all federal, state, and local development regulations during the development review process. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance, as amended. The project will have to meet all applicable criteria set forth in LDC Section 6.02.00 regarding Adequate Public Facilities (APF), and the project will need to be consistent with all applicable goals and objectives of the GMP regarding adequate public facilities. 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare. To be determined by the BCC during its advertised public hearing. NEIGHBORHOOD INFORMATION MEETING (NIM): The applicant conducted a NIM on April 25, 2022 at First Congressional Church of Naples, 6630 Immokalee Road, Naples, FL 34119. The meeting commenced at approximately 6:00 p.m. and ended at 7:30 p.m. Approximately 18 members of the public attended. Ivy Medical Center Rezone, PL20210002147 Page 13 of 15 November 17, 2022 Packet Pg. 1460 17.H.1 The petitioner's agent introduced the petitioner, a doctor who is proposing the medical office development. Architectural renderings and the Conceptual Site Plan were displayed. The agent presented on overview of the proposed rezoning and Growth Management Plan Amendment to allow for the development of a 2-story, 20,000 square foot medical center. Attendees asked questions and raised several concerns, which are summarized with the petitioner's response here: Concern: Incompatibility due to generator placement, dumpster placement, building height and appearance of HVAC equipment. Commitment: HVAC screening will exceed County standard HVAC equipment screening requirement; view will be screened from second floors in Saturnia Lakes homes. Updated building rendering exhibit will be provided that conforms with the dumpster placement on civil plan. [Staff note: HVAC equipment screening that exceeds the LDC standard requirement is included as Condition #4 in Exhibit C of the Draft Ordinance, which is provided as Attachment A to this Staff Report.] Concern: The variety of C-1 uses that could be built is too broad. (problematic uses mentioned included abortion clinic, drug rehab, emergency medi-center, and mental health services). Commitment: The proposal is not for a strip mall, radiation oncology, or drug rehabilitation. Concern: Is traffic being evaluated correctly, is the busy season accounted for? Commitment: The TIS will be sent to Jerry with the Saturnia Lakes HOA. Concern: Glare from lighting, lighting should be limited. Commitment: A photometrics plan will be sent to Jerry with the Saturnia Lakes HOA. Concern: Buffer along western property line abutting Satumia Lakes should be Type B (not D). Commitment: Correction will be made to concept plan; landscape plan and lighting plan will be provided. Concern: Proximity to school (Laurel Oak Elementary & Gulf Coast High School); the proposed turn lane and school traffic will be congested and conflicting; school children walking along Immokalee Road sidewalk will be in danger due to proposed driveway. Commitment: School will be contacted for coordination. Concern: Hours of operation. Commitment: Petitioner's condition of approval limits hours of operation to between 7:00 AM and 9:00 PM daily. [Staff note: These hours are included as Condition #2 in Exhibit C of the Draft Ordinance, which is provided as Attachment A to this Staff Report.] Ivy Medical Center Rezone, PL20210002147 Page 14 of 15 November 17, 2022 Packet Pg. 1461 17.H.1 Concern: The conceptual plan shows 24 more than the required 100 parking spaces; redesign to eliminate the excess parking near Saturnia Lakes, make it open space instead. Response: Will review and consider adjusting. [Staff note: The Conceptual Site Plan now indicates 20 excess parking spaces and shows a natural vegetation area, lake, and preservation area adjacent to the homes within Saturnia Lakes. Condition #1 in Exhibit C of the Draft Ordinance states that site features must be arranged substantially consistent with the Conceptual Site Plan, included in the Draft Ordinance as Exhibit B.] Concern: The lake will be a hazardous attractant to Saturnia Lakes children. Redesign the lake to the easternmost area of the site and make it smaller for less exposure to Saturnia Lakes. Response: Will review and consider adjusting. Concern: The existing dilapidated chain link fence on the Saturnia Lakes side of the property line is unsightly, unsafe, and needs to be fixed. Response: Will review and consider fence. Concern: Will you commit to the level of architecture shown in the rendering? Response: The project is at an early stage, the rendering is conceptual only. NIM documentation is included in Attachment C to this Staff Report, and a recording is available on the Growth Management Department Public Cityview portal. ENVIRONMENTAL ADVISORY COUNCIL (EAC): This project does not require Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. COUNTY ATTORNEY OFFICE REVIEW: This Staff Report was reviewed by the County Attorney's office on November 4, 2022. RECOMMENDATION: Staff recommends that the Collier County Planning Commission (CCPC) forward petition RZ- PL20210002147 Ivy Medical Center Rezone to the Board of County Commissioners (BCC) with a recommendation of approval, subject to the approval and effectiveness of companion GMPA- PL20210002122, and subject to the Conceptual Site Plan provided as Exhibit B, and subject to conditions listed in Exhibit C, of the attached Draft Ordinance. Attachments: A. Draft Ordinance B. Application/Backup Material C. NIM Documents Ivy Medical Center Rezone, PL20210002147 Page 15 of 15 November 17, 2022 Packet Pg. 1462 17.H.2 ORDINANCE NO.2023- AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM A RURAL AGRICULTURAL (A) ZONING DISTRICT TO A COMMERCIAL PROFESSIONAL AND GENERAL OFFICE DISTRICT (C-1) ZONING DISTRICT FOR GENERAL OFFICE, MEDICAL OFFICE AND BUSINESS SERVICE USES ON PROPERTY LOCATED ON THE SOUTH SIDE OF IMMOKALEE ROAD APPROXIMATELY 1,970 FEET EAST OF LOGAN BOULEVARD, IN SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 3.92+/- ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PL20210002147] WHEREAS, Ronny De Aza, P.E., of RDA Consulting Engineers, LLC, petitioned the Board of County Commissioners to change the zoning classification of the herein described real property. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: The zoning classification of the herein described real property more particularly described in Exhibit A, located in Section 28, Township 48 South, Range 26 East, Collier County, Florida, is changed from a Rural Agricultural (A) Zoning District to a Commercial Professional and General Office District (C-1) Zoning District for general office, medical office and business service uses for a 3.92+/- acre project to be known as Ivy Medical, subject to the Concept Plan shown in Exhibit B, and the conditions in Exhibit C. Exhibits A, and B, and C are attached hereto and incorporated herein by reference. The appropriate zoning atlas map or maps, as described in Ordinance Number 2004-41, as amended, the Collier County Land Development Code, is/are hereby amended accordingly. [22-CPS-02200/ 1752050/ 11 51 Ivy Medical Ctr RZ / PL20210002147 12/6/22 1 of 2 Packet Pg. 1463 17.H.2 SECTION TWO: This Ordinance shall become effective upon filing with the Department of State and on the date that the Growth Management Plan Amendment in Ordinance No. becomes effective. PASSED AND DULY ADOPTED by super -majority vote of the Board of County Commissioners of Collier County, Florida, this day of , 2023. ATTEST: CRYSTAL K. KINZEL, CLERK LOW , Deputy Clerk Approved as to form and legality: t. v Heidi Ashton-Cicko Managing Assistant County Attorney Exhibit A: Legal Description Exhibit B: Concept Plan Exhibit C: Conditions of Approval [22-CPs-02200/1752050/1] 51 Ivy Medical Ctr RZ / PL20210002147 12/6/22 2 of 2 BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA Rick LoCastro, Chairman a Packet Pg. 1464 17.H.2 EXHIBIT A LEGAL DESCRIPTION The East % of the Northeast X of the Northeast X of the Northwest X of Section 28, Township 48 South, Range 26 East, Collier County, Florida EXCEPTING therefrom the North 150 feet therof. Packet Pg. 1465 LEGEND EX EXISTING {. EXISTNGORO—EIEVPTION }I"-TVEPUNTMATEl- TO BE KEPT PRESERVE AREA N TI 0 50, 100, 200' SCALE: 1" = 100' IMMOKALEE ROAD EX. 2' CURB PROPOSED PROPERTY EX,2'CURB 2' CURB & GUTTER 15' TYPE "D" BUFFER &GUTTER BOUNDARY &GUTTER - 30' EX.6'SIDEWALK EX. 6SIDEWALK ol EX. LANDSCAPE MATERIAL WILL 402' PROPOSED PROPOSED 5' xa BE ENHANCED WITH ADDITIONAL 6' SIDEWALK SIDEWALK 15' TYPE "D" PLANTING TO PROVIDE "" BUFFER ADDITIONAL BUFFERING TO THE SATURNIA LAKES HOMES FROM 24 (TYP.)'2 F THE DEVELOPMENT �f 15'TYPE"B" • 24' BUFFER (TY s. L; 23.4' (SEE NOTE 1) 15' TYPE "B" BUFFER/ (SEE NOTE 1) (5) PARALLELS PARKING SPOTS (23'x9') PROPERTY BOUNDARY 1 115, ALL NATURAL VEGETATION TO BE MAINTAINED. ONLY EXOTIC PLANTS SHALL BE REMOVED AS REQUIRED BY THE COLLIER COUNTYLAND DEVELOPMENT CODE. PROPOSED 2-STORY 20,000 SF MEDICAL OFFICE BUILDING LOCATION PROPOSEDLAKE 57 DUMPSTER ENCLOSURE BOUNDARY 15' TYPE "B" BUFFER (SEE NOTE 1) i----- -- 6' WIDE 15' 1 T --'--------"--'• • PROPOSED^ ; RESERVATION ' : AREA 0.0982 ACRES 517 : PRESERVE { (SEE NOTE 2) ;51 T{•'•'•'•'•'•': •'•'•••'' :?''•• " 83.3N ... ...'_.. Y wo 6' SEE NOTE 2 15' TYPE' PROPERTY BUFFER BOUNDARY NOTE: (SEE NOTE 1) 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, Exhibit 13 N N w CD N d V C R C L O Q a+ a+ Q C 0 E t u Q Packet Pg. 1466 17.H.2 PARKING SUMMARY BUILDING USE PROPOSED SQUARE MINIMUM REQUIRED SPACES SPACES FOOTAGE SPACES REQUIRED PROVIDED MEDICAL/ DENTAL 1 SPACE PER 200 120 OFFICE OR CLINIC 20,000 SF SQUARE FEET 100 (6 HC SPACES) (OUTPATIENT CARE FACILITY) NOTE: PARKING SPACE REQUIREMENT PER SECTION 4.05.04.g. TABLE 17 OF THE COLLIER COUNTY LOC. 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 A 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 +1-2.14 54.3% TOTAL SITE AREA +/- 3.93 100 % ADJACENT ZONING AND LAND USE ZONING LAND USE N ROW, THEN PUD ILANTANA) 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 35 FT BUILDING HEIGHT MAXIMUM ACTUAL 35 FT BUILDING HEIGHT REQUIRED SETBACKS SUMMARY REQUIRED (PER ZONING C-1) 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 Exhibit M O r N v r v N N O N r a Packet Pg. 1467 17.H.2 EXHIBIT C CONDITIONS OF APPROVAL RZ-PL20210002147 Ivy Medical Center 1. This approval allows permitted uses within the C-1 zoning district. The following uses are prohibited: Abortion clinics Sperm banks Process servers Psychiatric treatment centers Blood donor stations Plasmapheresis centers Substance abuse centers Detoxification centers Repossession services Check cashing business or agency Private investigation business Physical examination service by persons other than physicians Scrap steel cutting Solvents recovery service Eviction services 2. Maximum gross floor building area of 20,000 square feet. Building, access, parking, water management, preserve, vegetation, and open space shall be arranged substantially consistent with the Conceptual Site Plan, Exhibit B. 2. Hours of Operation for medical office (8011) are limited to 7:00 AM to 9:00 PM daily. Hours of Operation for any other use are limited to 7:00 AM to 7:00 PM daily. 3. The vehicular access shall be located on the east side of the property to minimize the impact on residents of Saturnia Lakes. 4. The screening provided shall exceed the LDC standard requirement for HVAC equipment screening. [22-CPS-02200/1757671/1] Ivy Medical Center RZ / PL20210002147 Page 1 of 1 Packet Pg. 1468 17.H.4 AFFIDAVIT OF COMPLIANCE I hereby certify that pursuant to Ordinance 2004-41, of the Collier County Land Development Code, I did cause the attached newspaper advertisement to appear and I did give notice by mail to the following property owners and/or condominium and civic associations whose members may be affected by the proposed land use changes of an application request for a rezoning, PUD amendment, or conditional use, at least 15 days prior to the scheduled Neighborhood Information Meeting. For the purposes of this requirement, the names and addresses of property owners shall be deemed those appearing on the latest tax rolls of Collier County and any other persons or entities who have made a formal request of the county to be notified. The said notice contained the laymen's description of the site property of proposed change and the date, time, and place of a Neighborhood Information Meeting. Per the attached letters, propertyzv'hier's list, and hereby made a part of this Affidavit of State of Florida County of Collier newspaper advertisement which are The foregoing Affidavit of compliance was acknowledged before me this day of %-�Gay-)bey- , 20D®by � � - f :VA , who is ersonall known o me or who has produced as identification. �(Mgnature of Notary Public) lani-ei-T"c::,rY-`�S Printed Name of Notary 0:1NIM Procedures/Affidavit Of Compliance - NIM Oct2010.Doc (Notary Seal) :r'� "•., f,= STEPHANIE THOMAS Notary Puhlic - state of Florida Commission 4 GG 954570 ' o®1 µy Comm. Expires may 29, 2024 Bonded through National Notary Assn. Packet Pg. 1469 17.H.4 Final Publication Date 4/9/2022 Ad Number GC10861628-01 Publication NAPLES DAILY NEWS Market NAPLES Delivery Method Email Number of Affidavits Needed 1 Customer Email Richard DuBois@rdafl.com Your Name patti rouse Email Address Prouse@gannett.com Packet Pg. 1470 413attil Nrws PARTOFTHE USA TODAY NETWORK Published Daily Naples, FL 34110 RDA CONSULTING ENGINEERS 791 10T" ST S #302 NAPLES, FL 34102 ATTN Affidavit of Publication STATE OF WISCONSIN COUNTY OF BROWN Before the undersigned they serve as the authority, personally appeared who on oath says that they serve as legal clerk of the Naples Daily News, a daily newspaper published at Naples, in Collier County, Florida; distributed in Collier and Lee counties of Florida; that the attached copy of the advertising was published in said newspaper on dates listed. Affiant further says that the said Naples Daily News is a newspaper published at Naples, in said Collier County, Florida, and that the said newspaper has heretofore been continuously published in said Collier County, Florida; distributed in Collier and Lee counties of Florida, each day and has been entered as second class mail matter at the post office in Naples, in said Collier County, Florida , for a period of one year next preceding the first publication of the attached copy of advertisement and affiant further says that he has neither paid nor promised any person, or corporation any discount, rebate, commission or refund for the purpose of securing this advertisement for publication in the said newspaper. 4/9/2022 Subscribed and sworn to before on April 9th, 2022 otary, tZi Co un rows My commi expires: C5 /5�� PUBLICATION COST: $540.96 AD NO:GCI081628 NANCY HEYRMAN CUSTOMER NO:739267 Notary Public PO#: PUBLIC NOTICE State of Wisconsin AD SIZE: DISPLAY AD W/ MAP 2X7 17.H.4 Packet Pg. 1471 17.H.4 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 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 791 101' Street South, Suite 302 Naples, FL 34102 Phone: (239) 649-1551 Email: Info@rdafl.com NN-GCI066162&01 Packet Pg. 1472 17.H.4 PDA.' A..' 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-PI20210002122) 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 791 101" Street South, Suite 302, Naples, FL 34102 • 239-649-1551 • info@rdafl.com • www.rdafl.com Packet Pg. 1473 17.H.4 RDA:='�:;I•�=��_i_-� _ 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 791 10th Street South, Suite 302, Naples, FL 34102 • 239-649-1551 • info@rdafl.com • www.rdafl.com Packet Pg. 1474 091810919®JSJany sane algRIMIJ103 URI1 L9 x IJJW 9Z;euuO; 9p ettenbga 091810919® fWAV QM 9igltadIJJ03 u819 Z x .1 ezls lagel 17.H.4 2385 LEAFSHINE LLC 2385 LEAFSHINE LN NAPLES, FL 34119 --- 0 ANDERSEN III, TH0MAS ALICIA A ANDERSEN 2374 BUTTERFLY PALM DR NAPLES, FL 34119--- 3351 BEECHY, ASH LEI GH 2105 AMARGO WAY NAPLES, FL 34119 --- 0 BLANCA M DINEEN TRUST PO BOX G SHORE 5T FALMOUTH, MA 02541---0 BURNETT, WILLIAM 2395 BUTTERFLY PALM DR NAPLES, FL 341197--3352 CARLSEN FAM REV LIV TRUST 2350 BUTTERFLY PALM DR NAPLES, FL 34119--0 CHRISTIANSEN, MICHAELTHOMAS JESSICA CHRISTIANSEN 2384 HERITAGE GREENS DR NAPLES, FL 34119 --- 0 CLEARY JR, RAYMOND J TH0MAS JOHN CLEARY FAM TRUST 3120 60TH ST SW NAPLES, FL 34116 --- 0 CORCORAN, EDWARD J & MILDRED L 2431 BUTTERFLY PALM DR NAPLES, FL 34119 --- 0 2399 BUTTERFLY PALM DR LLC 3426 ADRIATIC COURT NAPLES, FL 34119 --- 0 AVITABLE, ANTHONY N CHADWELL, ELLEN T 2352 HERITAGE GREENS DR NAPLES, FL 34119--- 3312 BELESIS, PADELIS & MARIA 1707 ABBY ROAD MERRICK, NY 11566 --- 0 BUCCIERI, VINCENT 1916 HERING AVE THE BRONX, NY 10461 --- 0 CAI ONE, THOMAS & JANET 2379 BUTTERFLY PALM DR NAPLES, FL 34119--- 3352 CH REALTY VIII CG FL BOCA GAS LLC ATTN ASSET MANAGER BOCA GAS 3819 MAPLE AVENUE DALLAS, TX 75219 --- 0 CHURILLAJR, DAVID 2380 LEAFSHINE LN NAPLES, FL 34119--- 3355 COLLIER CNTY TRANSPORTATION RIGHT-OF-WAY 2885 HORSESHOE DRIVE S NAPLES, FL 34104---4961 CURRIER III, WILLARD H KATHLEEN E CURRIER 2450 BUTTERFLY PALM DR NAPLES, FL 34119--- 3353 ALBERT, JOSEPH G & KIMBERLY C 458 WYOMING AVE KINGSTON, PA 18704--- 3638 BARDWELL, TROY K & RENEE A 3532 S RIVER TER EDGEWATER, MD 21037 --- 0 BELL, ROBERT ALAN & SHARON JO SHANNON CHRISTINE GEISMAN 491 ROSSLARE DRIVE SAINT CHARLES, MO 63304 --- 0 BUELTEL, GARY H & JANE C 2325 HERITAGE GREENS DR NAPLES, FL 34119--- 3313 CAMPOS, PAUL H & RUBY 2360 HERITAGE GREENS DR NAPLES, FL 34119 --- 0 CHANG, MING MING 2388 HERITAGE GREENS DR NAPLES, FL 34119--- 3312 CLEARY JR, RAYMOND J THOMASJ CLEARYTR THOMASJ CLEARY FAMILY TRUST UTD 2-17-00 3120 60TH ST 5W NAPLES, FL 34116--- 7411 CONA, CHRISTOPHER J & MADI 2435 BUTTERFLY PALM DR NAPLES, FL 34119 --- 0 DAVID B BARANY TRUST 7489 LANTANA CIR NAPLES, FL 34119 --- 0 DAVISON, DALE G & SALLY S DEEREY, ART & NOREEN DEWRELL, TRACEY & MARA 2340 HERITAGE GREENS DR 2397 LEAFSHINE LN 336 5 ESPLANADE NAPLES, FL 34.119--o NAPLES, FL 343.19 --- 3355 ALPHARETTA, GA 30009•---0 label size 1" x 2 518" compatible with Avery 45160/8160 Etiquette de format 25 mm x 67 mm compatible aver Avery 06160/8160 Packet Pg. 1475 09l•9/09l.5@fueAV sane algltedwos uJw L9 x ww g luu.int op aaenbq 17.H.4 0919/09 i.g®1GaAV qllM algljeduJoo .g/g Z x . 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VECTOR AVE FORT MYERS, PL 33907 --- 0 LAUTENBACH, JOHN BART & DENISE 25 OLD HYDE ROAD WESTON, CT 06883 --- 0 MARIN, DAViD MARSHA BROOKS-MARIN 2403 BUTTERFLY PALM DR NAPLES, FL 34119 --- 0 MCGUINN, MATTHEW 7481 LANTANA CIR NAPLES, FL 34119 --- 0 M!RANDA JR, WILFREDO & SHARI A 15 DAWSON LN CLIF ON PARK, NY 12065--0 JAMES E LEPP REVOCABLE TRUST 2434 BUTTERFLY PALM DRIVE NAPLES, FL 34119 --- 0 KELLEY, JACK & MELISSA 2391 BUTTERFLY PALM DR NAPLES, FL 34119 --- 0 KHALIL, ADEL M & ENAS M 2407 BUTTERFLY PALM DR NAPLES, FL 34119--- 3354 LAND TRUST NO 2000 6017 PINE RIDGE RD #365 NAPLES, FL 34119 --- 0 LANTANA @ OLDE CYPRESS HOA INC %ALLIANT PROPERTY MGT 13831 VECTOR AVE FORT MYERS, FL 33907 --- 0 LANTANA @ OLDE CYPRESS HOA INC %ALLIANT PROPERTY MGT 13831 VECTOR AVE FORT MYERS, FL 33907 --- 0 LOEW, RICHARD D & ELIZABETH D 7240 LANTANA CIR NAPLES, FL 34119 --- 0 MARY ANNE FLANAGAN REV TRUST 7239 LANTANA CIR NAPLES,-FL 34119--- 9817 MIERFNDORFF, NEILS S MELISSA L MIERENDORFF 2355 BUTTERFLY PALM DR NAPLES, FL 34119-0 MUNAR, MIGUEL& DUMITRITA 2354 BUTTERFLY PALM DRIVE NAPLES, FL 34119 --- 0 label size 1" x 2 5/8" compatible with Avery 05160/8160 Packet Pg. 1477 `'r'� Etiquette de format 25 mm x 67 mm compatible avec Avery 195160/8160 0918/09194D IUBAV oane algltedw00 Will L9 x ww 9Z tEwao; ap Ggenb113 o9i.8/0919® IGaAV 411M algl1ladwo0.8/9 Z x j ezls label 17.H.4 MUNEER, RADAR SAHAR RAFIQ 2447 BUTTERFLY DR NAPLES, FL 34119 --- 0 OAKWOOD PARK WEST LLC 2170 LOGAN BLVD N NAPLES, FL 34119---1411 PACIFICA LOAN FOUR LLC 1775 HANCOCK ST # 200 SAN DIEGO, CA 92110 --- 0 PENSENTI, DONATA & DONATO 2443 BUTTERFLY PALM DR NAPLES, FL 34119---0 PLISKO, RICHARD A & RACHEL A 7485 LANTANA CIR NAPLES, FL 34119--- 8091 PRESERVE COMMONS COMMERCIAL ASSOCIATION INC 7770 PRESERVE LANE NAPLES; FL 34119 --- 0 R P MUNDT EXEMPT TRUST NO 2 5 WHITE PILLARS LN HOUSTON, TX 77024---6607 ROBINSON, JAY 2371 BUTTERFLY PALM DR NAPLES, FL' 34119---0 ROTHRING, TIMOTHY R & NAOMI D 2414 BUTTERFLY PALM DR NAPLES, FL 34119--- 3353 SATURNIA LKS HMOWNRS ASSOC INC C/O MIAMI MANAGEMENT 1310 SATURNIA GRANDE DR NAPLES, FL 34119--- 3408 NEGLIO, DAVID 200 WEST WASHINGTON SQ UNIT 1508 PHILADELPHIA, PA 19106 --- 0 OLDE CYPRESS MASTER PROPERTY OWNERS ASSOCIATION INC %ALLIANT PROPERTY AGMT 13831 VECTOR AVE FORT MYERS, FL 33907--0 PALMIERI, JEROME 1 & VALERIE G 2415 BUTTERFLY PALM DR NAPLES, FL 34119•--0 PERUSSE, DOUGLAS W 2004 HIGH VISTA DR LAKELAND, FL 33813 --- 0 PODOS, ANDREW P & CHRISTINE M 2384 LEAFSHINE LN NAPLES, FL 34119--- 3355 PRESERVE COMMONS COMMERCIAL ASSOCIATION INC 7770 PRESERVE LANE NAPLES, FL 34119--0 OAKWOOD PARK WEST LLC 2170 LOGAN BLVD N NAPLES, FL 34119--- 1411 OWENS, ROBERT L & DIANE J 2392 LEAFSHINE LN NAPLES, FL 34119--- 3355 PECARO, RYAN & ANGELA K 12856 COCO PLUM LN NAPLES; FL 34119 --- 0 PI.NTER, JOSEPH & ESTHER 2380 HERITAGE GREENS DR NAPLES, FL 34119 --- 0 POMFRET JR, ROLAND & BARBARA B 7461 LANTANA CIRCLE NAPLES, FL 34119 --- 0 PRESERVE COMMONS COMMERCIAL ASSOCIATION INC. 7770 PRESERVE LANE NAPLES, FL 34119---0 R S M JR & B L MCEWAN RV TRUST RICHARDSON, RALPH J 2430 BUTTERFLY PAU!ll DR MARBETH C RICHARDSON. G NAPLES, FL 34119 --- 0 7525 LANTANA CIR NAPLES, FL. 34119--0 3 O a ROMERO LIVING TRUST ROSALES MONTANO, YIORYI 596 AMBERWOOD DRIVE DEBBIE L GONZALEZ DE LA VEGA Z YARDLEY, PA 19067---0 2328 HERITAGE GREENS DR NAPLES, FL 34119 --- 0 U Q r c SAKELLARIS, ELAINE T SATURNIA LKS HMOWNRS ASSOC INC PO BOX 981 C/O MAIMI MANAGEMENT t MOKENA, IL 60448--0 1310 SATURNIA GRANDE DR v tv NAPLES, FL 34119--- 3408 Q SATURNIA LKS HMOWNRS ASSOC INC SATURNIA LKS HMOWNRS ASSOC iNC C/O MIAMI MANAGEMENT C/O MIAMI MANAGEMENT 1310 SATURN!A GRANDE DR 1310 SATURNIA GRANDE DR NAPLES, FL 34119--- 3408 NAPLES, FL 34119--- 3408 label size 1" x 2 5/8" compatible with Avery 05160/8160 Packet Pg. 1478 blquette de format 25 mm x 67 mm compatible avec Avery 05160/8160 09691091g8AJ9ny aaAe algl;edwoa ww L9 x ww gZ }ewJa; ap 949nbg� 17.H.4 0949/09i.g®ti9ny y;inn olgltedwoo .9/5 Z x "l• axis lagel SCHOOL DISTRICT-GCH/LOE SCRENCI, LORRAINE SEMACH, MARCJOHN & DAWN ANNE GULF COAST HIGH/LAUREL OAK ELE 2404 BUTTERFLY PALM DR 2362 BUTTERFLY PALM DR %SUPERINTENDENT NAPLES, Fk 34119 --- 3353 NAPLES, FL 34119 --- 0 5775 OSCEOLA TRL NAPLES, FL 34109 --- 919 SHELTON, DUSTIN M & TAYLOR A SHERRY L BRYNICZKA TRUST SMITH HIGBIE, PARIS D & RAE L 2333 HERITAGE GREENS DR 7513 LANTANA CIR 2446 BUTTERFLY PALM DR NAPLES, FL 34119---3313 NAPLES, FL 34119--0 NAPLES, FL 34119--- 3353 SST II 7755 PRESERVE LN LLC STJOHN, JEFFRE R & LINDA B SURGEN, MICHAEL D PTA - EX #8661 7465 LANTANA CIR 2368 HERITAGE GREENS DR P 0 BOX 320099 NAPLES, FL 34119---8091 NAPLES, FL 34119--3312 ALEXANDRIA, VA 22320--0 TALONS, SABINA M TOWERS JR, EDWARD W & ANNE E TRACY L LAUB REV TRUST 609 MAPLE CT 2419 BUTTERFLY PALM DR PO BOX 536 MOORESTOWN, NJ 08057 --- 0 NAPLES, FL 34119---0 MARYSVILLE, OH 34119---3354 TRUPKA, PAUL EDWARD TURK, ROBERT & CHRISTINE VALENTINE III, ALFRED ROBBINS LAURA ELIZABETH TRUPKA 7820 BALLSTON RD ASH LEY N VALENTINE 2389 LEAFSHINE LN TOWSON, MD 21204 --- 0 2410 BUTTERFLY PALM DR NAPLES, FL 34119--- 3355 NAPLES, FL 34119 --- 0 VALENTINE, ROBERT D & KATHLENE WARBURTON, DENNIS J WARMOTH, SEAN THOMAS 2312 HERITAGE GREENS DR SYBILLE I WARBURTON CHANTAL CLAIRE WARMOTH NAPLES, FL 34119--3312 2375 BUTTERFLY PALM DR 2372 HERITAGE GREENS DR NAPLES, FL 34119--- 3352 NAPLES, FL 34119 --- 0 WELLS, KRISTIN L WHITE, RANDALLJ ZANKEL REALTY TRUST WELLS, NADINE G JENNIFER R BRANDEIS 7473 LANTANA CIRCLE 2344 HERITAGE GREENS DR 7517 LANTANA CIR. NAPLES, FL 34119 --- 0 NAPLES, FL 34119---3312 NAPLES, FL 34110 --- 0 ZARENO LIMITED PTNRSHP EVANS, EDWARD DAVID SCHIRALLI, FRANK & MARY 204 GREENWAY RD 4 HIGHCROFT MEWS 72 ALPHA COURT LIDO BEACH, NY 11561 --- 0 BRIGHTON BN1 5PT UNITED KINGDOM WOODBRIDGE L4L8Y2 CANADA label size 1" x 2 5/8" compatible with Avery 05160/8160 Packet Pg. 1479 ` Etiquette de format 25 mm x 67 mm compatible avec Avery ®5160/8160 17.H.4 RDA:='�:;I•�=��_i_-� _ 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. 791 101" St S., Suite 302 Naples, FL 34102 Phone: (239) 649-1551 Email: Info anrdafl.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. 791 10th St S., Suite 302, Naples, FL 34102 • 239-649-1551 info@rdafl.com * www.rdafl.com Packet Pg. 1480 _ i / NOON■ ` ` 1 4� ■ �: ■ MEN, !T No - ■■ IN NONE■■■. a � ■EIN■r_ �, ■ ■NON O , �■ ■■N Ml MEN MENEM MEN. 0 ON n■ ■ ■ MEN ON mi ONEC ■ . nM ii■ ■ .0 ■ NNE . ... ■ .■■■O Packet Pg. 1481 0 No■MEN■■■ NOON■ 17.H.5 c 0 r m IL a� c 0 N C r a Packet Pg. 1482 ati 2os d-' ay103 17.H.6 NOTICE OF PUELIC.111 EARIN:G NOTICE -OF INTENT TO,.CE,�N IDER ORDINANCES; Notice Is heroy.given that a, public hearing will be held by the Collier County BoMd 6tCounty Commissioners (BCC) -at 900 A.M. on January 24, 2023, in the Board of County Commissioners Meeting Room, Third Floor,, Collier Government Center, 3290 Tamiami Trail East, Naples, FL to consider .AN ORDINANCE OF -THE -BOARD OF COUNTY. COMMISSIONERS OF COLLIER. COUNTY, FLORIDA AMENDING ORDINANCE NO. S8-05,AAS,AMENDEN THE COLLIER COUNTY" GROWTH MANAGEMENT PLANFOR THE ONiNemFORATED AREA OF LOLL' IER 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 159 DESIGNATION OF PROPERTY FROM URBAN, URBAN MIXED USE DISTRICT, URBAN RESIDEIIti. SUBDISTRICT TO THE URBAN- COJfAdi W&AL DISTRICT, IVY MEDICAL CENTER_ SUBDISTRICT TO ALLOW UP TO 20,00D SQUARE FEET OF COMMERCIAL PROFESSIONAL AND GENERAL OFFICE DISTRICT (C-I)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 21, TOWNSHIP 48 SOUTH, RANGE 20. 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 F;ROV1DINQ FOR AN EFFECTIVE DATE. PPL20210002122] AND AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF,GOLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED,', THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING. REGULATIONS' FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING,THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM A RURAL AGRICULTURAL (A) ZONING DISTRICTTOACOMMERCIAL PROFESSIONAL AND GENERAL OFFICE DISTRICT (CA) ZONING DISTRICT;F'OR GENERAL OFFICE, MEDICAL OFFICE AND BUSINESS SERVICE USES ON PROPERTY LOCATED'ON THE SOUTH SIDE OF IMMOKALEE ROAD APPROXIMATELY 1,970 FEET EAST OF LOGAN BOULEVARD, IN SECTION 28, TOWNSHIP 48 SOUTH, RANGE 28 EAST, COLLIER COUNTY,,FLORIDA, CONSISTING OF 3.92+1- ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PL202100021471 Pro ect alitIl> Location cm Immak�llee k X g • , u > ' AL Er I-. Ji F£ i .. } f Vp�R T Copies of the proposed Ordinances are omfile, with the Clerk to -the Board and are available for inspection. All interested parties are invited to attend and be heard. NOTE: All persons wishing to speak on any agenda item must register :with the County Manager prior to presentation of the agenda item to be addressed. Individual speakers will be limited to three (3) minutes on any Item. The selection of any individual to speak on behalf of an organization: or group is encouraged. If recognized 1Be-Chairman, a„spokesperson for a group; or organ .!on May be allotted ten (10) minutes to speak on an ,,. . Persons wishing to have written or graphic materials included in the Board agenda packets must submit said material a minimum of three (3) weeks prior to the respective public hearing. In any case, written materials intended to be considered by the Board shall be submitted to the appropriate County staff a minimum of. seven (7) days prior to the public hearing, All materials used in presentations before the Board will, become a' permanent part of the record. As part of an ongoing initiative to encourage public involvement, the pubfc will have the opportunity to provide public comments remotely, as well as in person, during this proceeding. Individuals who would like to participate remotely should register through the link provided within the specific event/meeting entry on the Calendar of Events on the County website at www.colliercountyfl.gov/our-county/viskors/calendar-of-events after the agenda isposted on the County website. Registration should be done in advance of the public meeting, or any deadline specified within the.public meeting notice.. Individuals who register will receive an email in advance of the puEBcfoaring detailing how they can participate remotely in this meeting, Remote participation is provided as a courtesy and is at the user's risk. The County — is not responsible for technical issues. For additional information aboutthe meeting, please call Geoffrey Willig at (239) 252-83. "gr_erhail to Geoffrey..Wlllfg@coliierc iuntyfi - ; Any.parstpn Who;`decides to appeal aAy.dacsion of the Boats vlrNt;ria$d'a record of the proceedings pertaining thereto' and therefore, may` need to insure thata verbatim record Pf the proceedings is -made, which record Includes the testimony and evidence upon which the appeal is based. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled, at no Cost to you, to the provision of certain assistance, Please contact the Collier County Facilities Management Division, iocated.at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-Ii386, at least two (21 days prior to the meeting. Assisted. listening devices for the hearing impaired are available in the Board of County Commissioners -Office., BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA RICK LOCASTRO, CHAIRMAN, CRYSTAL K. KiNZEL, CLERK By, Martha Vergara/Merline Forgue Deputy Clerks (SEAL) r+o-ccioeesiaioi Cl) 0 N u7 0 14 N y 0 CC C N CS1 ro d C 4) E s v ro Q Packet Pg. 1483 Codi.elr County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 STANDARD REZONE APPLICATION LDC Section 10.02.08 Chapter 3 H. of the Administrative Code PROJECT NO PROJECT NAME To be completed bystoff DATE PROCESSED APPLICANT CONTACT INFORMATION Name of Property Owner(s): Joseph J Dul & Barbara M Dul (Property is under contract to purchase) Name of Applicant if different than owner: Carlo Zampogna, as Trustee Address: 1333 Third Ave S, Ste 505 city: Naples Telephone: 239-261-0592 Cell: E-Mail Address: carlo@zampogna-law.com Name of Agent: Ronny De Aza Firm: RDA Consulting Engineers, LLC Address: 791 10th St S, Ste 302 Telephone: 239-649-1551 Cell: E-Mail Address: ronnydeaza@rdafl.com City: Naples ROPERTY INFORMATION State: FL ZIP: 34102 Fax: 239-244-9236 State: FL ZIP: 34102 Fax: 239-649-7112 Provide a detailed legal description of the property covered by the application, if space is inadequate, attach on separate page: • If the request involves changes to more than one zoning district, the applicant shall include a separate legal description for property involved in each district; • The applicant shall submit 4 copies of a recent survey (completed within the last six months, maximum 1" to 400' scale), if required to do so at the pre -application meeting; and • The applicant is responsible for supplying the correct legal description. If questions arise concerning the legal description, an engineer's certification or sealed survey may be required. Section/Township/Range: 2s 4s 26 Lot: Block: Subdivision: Plat Book: 5616 page #: 1445 property I.D. Number: 00195120002 09/28/2017 Page 1 of 8 Coiner County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net Size of Property: 518 ft. x 330 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 ft. = 170940 Total Sq. Ft. Acres: 3-92 Address/ General Location of Subject Property. 1.76 Miles East of 1-75. South Side of Immokalee Rd, Approx ADJACENT ZONING AND LAND USE Zoning Land Use N ROW, Then PUD (LANTANA) Residential S PUD (Saturnia Lakes) Residential E PUD (Heritage Green / Arrowhead Golf Club) Golf Course W PUD (Saturnia Lakes) Residential If the owner of the subject property owns contiguous property please provide a detailed legal description of the entire contiguous property: (If space is inadequate, attach on separate page) Section/Township/Range: Plat Book: Page #: Property I.D. Number: Lot: Block: Subdivision: Metes & Bounds Description: REZONE REQUEST This application is requesting a rezone from: A -Agricultural Zoning district(s) to the Present Use of the Property: Undeveloped C-1-Commercial zoning district(s). Proposed Use (or range of uses) of the subject property: General Office, Medical Office, and Business service uses Be aware that Collier County has lobbyist regulations. Guide yourself accordingly and ensure that you are in compliance with these regulations. 09/28/217 Page 2 of 8 4 Co er County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliereov.net ASSOCIATIONS 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Requirement: List all registered Home Owner Association(s) that could be affected by this petition. Provide additional sheets if necessary. Information can be found on the Board of County Commissioner's website at http://www.colliergov.net/Index.aspx?page=774. Name of Homeowner Association: Saturnia Lakes Home Owners Association Mailing Address: 1310 Saturnia Grande City: Naples State: FL Name of Homeowner Association: Mailing Address: Name of Homeowner Association: Mailing Address: Name of Homeowner Association: Mailing Address: Name of Homeowner Association: Mailing Address: ZIP: 34119 City: State: ZIP: City: State: ZIP: City: State: ZIP: City: State: ZIP: EVALUATION CRITERIA Pursuant to LDC section 10.02.08, staff's recommendation to the Planning Commission and the Planning Commission's recommendation to the Board of County Commissioners shall be based upon consideration of the applicable criteria. On a separate sheet attached to the application, please provide a narrative statement describing the rezone request with specific reference to the criteria noted below. Include any backup materials and documentation in support of the request. 1. Whether the proposed change will be consistent with the goals, objectives, policies, future land use map and elements of the Growth Management Plan. 2. The existing land use pattern. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property for the proposed change. 5. Whether changed or changing conditions make the passage of the proposed amendment (rezone) when necessary. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. 8. Whether the proposed change will create a drainage problem. 09/28/217 Page 3 of 8 4 Co er County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 9. Whether the proposed change will seriously reduce light and air to adjacent areas. 10. Whether the proposed change will seriously affect property values in the adjacent area. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. 16. The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code Ch. 106, art. II], as amended]. 18. Such other factors, standards, or criteria that the board of county commissioners shall deem important in the protection of the public health, safety, and welfare. Deed Restrictions: The County is legally precluded from enforcing deed restrictions; however, many communities have adopted such restrictions. You may wish to contact the civic or property owners association in the area for which this use is being requested in order to ascertain whether or not the request is affected by existing deed restrictions. Previous land use petitions on the subject property: To your knowledge, has a public hearing been held on this property within the last year? If so, what was the nature of that hearing? Not that we are aware of. Official Interpretations or Zoning Verifications: To your knowledge, has there been an official interpretation or zoning verification rendered on this property within the last year? ❑■ Yes ❑ No if so please provide copies. Zoning Verification Letter - PL20200002248 09/28/217 Page 4 of 8 Coiner County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 STATEMENT OF UTILITY PROVISIONS FOR STANDARD REZONE REQUEST APPLICANT INFORMATION Name of Applicant(s): Carlo Zampogna, as Trustee Address: 1333 Third Ave S, Ste 505 city: Naples Telephone. 239-261-0592 Cell: E-Mail Address: carlo@zampogna-law.com Address of Subject Property (If available): City: Naples State: FL ZIP: 34119 LEGAL DESCRIPTION Section/Township/Range: 28 48 26 Lot: Block: Subdivision: State: FL ZIP: 34102 Fax: 239-244-9236 Plat Book: 5616 page #: 1445 property I.D. Number: 001951200023 Metes & Bounds Description: 28 48 26 E1/2 OF NE1/4 OF NE1/4 OF NW1/4, LESS NLY 150 FT TYPE OF SEWAGE DISPOSAL TO BE PROVIDED Check applicable system: a. County Utility System M b. City Utility System C. Franchised Utility System ❑ Provide Name:. d. Package Treatment Plant ❑ (GPD Capacity): e. Septic System ❑ I TYPE OF WATER SERVICE TO BE PROVIDED I a. County Utility System b. City Utility System C. Franchised Utility System Provide Name: d. Private System (Well) ❑ Total Population to be Served: _ Peak and Average Daily Demands: A. Water -Peak: 19.9 GPD B. Sewer -Peak: 14.2 GPM Average Daily: 6,370 GPD Average Daily: 4,550 09/28/217 Page 5 of 8 4 Co er County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 If proposing to be connected to Collier County Regional Water System, please provide the date service is expected to be required: June 2023 Narrative statement: Provide a brief and concise narrative statement and schematic drawing of sewage treatment process to be used as well as a specific statement regarding the method of affluent and sludge disposal. If percolation ponds are to be used, then percolation data and soil involved shall be provided from tests prepared and certified by a professional engineer. The Project Intends to Connect to the 16" PVC Force Main that runs in the Median of Immokalee Road. Please reference the utility connection plan enclosed within this application. Collier County Utility Dedication Statement: If the project is located within the service boundaries of Collier County's utility service system, a notarized statement shall be provided agreeing to dedicate the water distribution and sewage collection facilities within the project area to the Collier County Utilities. This shall occur upon completion of the construction of these facilities in accordance with all applicable County ordinances in effect at that time. This statement shall also include an agreement that the applicable system development charges and connection fees will be paid to the County Utilities Division prior to the issuance of building permits by the County. If applicable, the statement shall contain an agreement to dedicate the appropriate utility easements for serving the water and sewer systems. Statement of Availability Capacity from other Providers: Unless waived or otherwise provided for at the pre -application meeting, if the project is to receive sewer or potable water services from any provider other than the County, a statement from that provider indicating adequate capacity to serve the proiect shall be provided. I PUBLIC NOTICE REQUIREMENTS I This land use petition requires a Neighborhood Information Meeting (NIM), pursuant to Chapter 3 H. of the Administrative Code and LDC section 10.03.06. Following the NIM, the applicant will submit a written summary and any commitments that have been made at the meeting. Refer to Chapter 8 of the Administrative Code for the NIM procedural requirements. Chapter 8 of the Administrative Code requires that the applicant must remove their public hearing advertising sign(s) after final action is taken by the Board of County Commissioners. Based on the Board's final action on this item, please remove all public hearing advertising sign(s) immediately. 09/28/217 Page 6 of 8 Cod ie' r County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Pre -Application Meeting and Final Submittal Requirement Checklist for: Standard Rezone Chapter 3 H. of the Administrative Code The following Submittal Requirement Checklist is to be utilized during the Pre -Application Meeting and at time of application submittal. At time of submittal, the checklist is to be completed and submitted with the application packet. Please provide the submittal items in the exact order listed below, with cover sheets attached to each section. Incomplete submittals will not be accepted. REQUIREMENTS FOR REVIEW COPIES REQUIRED NOT REQUIRED Completed Application (download current form from County website) 1 Pre -Application meeting notes 1 ✓ Project Narrative 1 ✓ Affidavit of Authorization, signed and notarized 1 Completed Addressing Checklist 1 Property Ownership Disclosure Form 1 Utility Provisions Statement with sketches 1 ✓I ❑ Signed and Sealed Survey 1 ✓ Conceptual Site Plan 1 ✓ Architectural Rendering ❑ ✓ List identifying Owner & all parties of corporation 1 ✓ Warranty Deeds 1 Environmental Data Requirements, pursuant to LDC section 3.08.00 1 ❑✓ Listed Species Survey; less than 12 months old. Include copies of previous surveys 1 ❑ Current aerial photographs (available from Property Appraiser) with project boundary and, if vegetated, FLUCFCS Codes with legend included on aerial. ❑ ❑� Historical Survey or waiver request 1 ✓ Traffic Impact Statement, with applicable fees 11 ✓ School Impact Analysis Application — residential projects only 11 ❑ 1 ✓ Electronic copy of all documents and plans 11 F71 *If located in Immokalee or seeking affordable housing, include an additional set of each submittal requirement If located in RFMU (Rural Fringe Mixed Use) Receiving Land Areas Pursuant to LDC subsection 2.03.08.A.2.a.2.(b.)i.c., the applicant must contact the Florida Forest Service at 239- 690-3500 for information regarding "Wildfire Mitigation & Prevention Plan." 09/28/217 Page 7 of 8 4 Co er County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 Planners: Indicate if the petition needs to be routed to the following additional reviewers: Bayshore/Gateway Triangle Redevelopment: Executive Director ❑ Historical Review ❑ City of Naples: Robin Singer, Planning Director ❑ Immokalee Water/Sewer District: ❑ Conservancy of SWFL: Nichole Johnson ❑ Parks and Recreation: Barry Williams and David Berra ❑ Emergency Management: Dan Summers; and/or EMS: Artie Bay ❑ School District (Residential Components): Amy Lockheart ❑ I Other: ❑ Other: FEE REQUIREMENTS ❑ Pre -Application Meeting: $500.00 (Applications submitted 9 months or more after the date of the last pre -application meeting shall not be credited towards application fees and a new pre -application meeting will be required) ❑ Rezone Petition (regular): $6,000.00 plus $25.00 an acre (or fraction thereof) o Additional Fee for 5t" and subsequent reviews: 20% of original fee ❑ Comprehensive Planning Consistency Review: $750.00 Listed/Protected Species Survey: $1,000.00 ❑ Estimated Legal Advertising: o CCPC- $1,125.00 o BCC- $500.00 ❑ Transportation Fee: o Methodology Review: $500.00 (Additional fees to be determined at Methodology meeting) G School Concurrency Review: If required, to be determined by the School District in coordination with the County Fire Code Plans Review Fees are collected at the time of application submission and those fees are set forth by the Authority having jurisdiction. The Land Development Code requires Neighborhood Notification mailers for Applications headed to hearing, and this fee is collected prior to hearing. As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is included in this submittal package. I understand that failure to include all necessary submittal information may result in the delay of processing this petition. All checks payable to: Board of County Commissioners. The completed application, all required submittal materials, and fees shall be submitted to: Growth Management Department Planning and Regulation ATTN: Business Center 2800 North Horseshoe Drive Naples, FL 34104 D1,1t fly signed by Ronny D,dn Hza 20 20 BO08'�DOO31 Z00p4OBOE6DHD910p0012166 O=Floritla Ronny De Az a .-.. Agent/Owner Signature Ronny De Aza, PE 8/8/2022 Date Applicant/Owner Name (please print) 09/28/217 Page 8 of 8 IVY MEDICAL CENTER RZ (PL20210002147) Rezone Narrative The subject property is a +I- 3.92-acre property located on the South side of Immokalee Road, approximately 1.76 Miles East of I-75. The parcel number is 00195120002 and an address is not yet assigned. The property is located within the urban residential Subdistrict of the Collier County Future Land Use Map based on the Collier County Growth Management Plan. A small-scale amendment and Rezone have been submitted simultaneously which proposes to create a new Subdistrict to permit a Commercial use on the subject property. The subject property has not yet been developed and is currently vegetated. This amendment proposes developing the site with an approximately 20,000 square feet two story medical building. This medical office building will provide medical services to the surrounding neighborhoods within convenient travel distance to serve the public traveling on Immokalee Road. Please reference the Conceptual Site Plan, Exhibit A, to see the proposed layout of development on the subject property. The subject property is currently zoned A -Agricultural and a Growth Management Plan Amendment Application is being submitted concurrently to create a Subdistrict which allows for a commercial use. ;ii I RDA - - - 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 RZ (PL20210002147) Evaluation Criteria Pursuant to LDC section 10.02.08, staff's recommendation to the Planning Commission and the Planning Commission's recommendation to the Board of County Commissioners shall be based upon consideration of the applicable criteria. On a separate sheet attached to the application, please provide a narrative statement describing the rezone request with specific reference to the criteria noted below. Include any backup materials and documentation in support of the request. 1. Whether the proposed change will be consistent with the goals, objectives, policies, future land use map and elements of the Growth Management Plan. The property is designated Urban, Mixed Use, Urban Residential Subdistrict on the Collier County Future Land Use map. A companion growth management plan amendment for approximately 3.87+/- acres has been filed with Collier County in order to establish the Ivy Medical Center Subdistrict, for consistency purposes. The proposed project is consistent with the Goals, Objective, and Policies of the Growth Management Plan. Policy 1.5 of the Collier County Growth Management Plan (GMP) establishes the Urban Mixed Used District and Urban Residential Subdistrict. The Urban Mixed Used District is intended to accommodate a variety of residential and non-residential land uses and Urban designated Areas will accommodate uses including essential services, childcare centers, community facilities, and support medical facilities. The proposed use of a Medical Center is consistent with the GMP. Policy 1.5 of the GMP also establishes the Urban Commercial District and the Urban Industrial District. The proposed medical development proposes to construct up to a 20,000 square feet two-story medical office building on a 3.87+/- site. Objective 1 of the GMP Future Land Use Element promotes well planned land uses consistent with Future Land Use Designations, district and subdistricts, the proposed Medical Center development will be consistent with the C-1 through C-3 zoning district regulations. Policy 1.4 promotes a sound economy and discourages unacceptable levels of urban sprawl, the proposed development is consistent with this policy. Policy 4.7 promotes the number of ingress and egress points to be minimized. The proposed development will have 1 point of ingress and egress in accordance with this policy. Page 1 of 4 791 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 RZ (PL20210002147) 2. The existing land use pattern. The property is located on a principal arterial roadway. The property is surrounded to the north by Immokalee Road ROW, to the south by Saturnia Lakes PUD, to the east by Arrowhead Golf Club and Saturnia Lakes PUD to the west. Along Immokalee Road the property is adjacent to hotels, commercial uses, golf courses, other medical offices, and Residential PUD Communities. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The proposed subdistrict is compatible with the adjacent and nearby districts. The property will meet all design standards of a C-1 through C-3 zoning and is consistent with the LDC. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property for the proposed change. The boundaries are not illogically drawn and comprise all of the property under the unified control of the applicant. 5. Whether changed or changing conditions make the passage of the proposed amendment (rezone) when necessary. In order to develop the use proposed by the applicant, the rezone is necessary. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The proposed change will be a positive influence to the neighborhood by offering services to the community. In addition, native areas onsite are being maintained in order to shield the Medical Office building from the surrounding communities. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. Per the enclosed Traffic Impact Statement prepared by JMB Transportation, the proposed Rezone will not have a significant effect on traffic. The Level of Service of the adjacent road, Immokalee Road, has not been impacted by the proposed Medical Office Building. The character of traffic will not be discernably different than that historically permitted for adjacent properties. Page 2 of 4 791 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 RZ (PL20210002147) 8. Whether the proposed change will create a drainage problem. There will be adequate stormwater management design provided during the SDP process to prevent drainage problems caused by the proposed development. No negative drainage impacts are anticipated with the proposed Medical Office building. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. The proposed change will not reduce Light and Air the adjacent Areas. 10. Whether the proposed change will seriously affect property values in the adjacent area. The proposed change will not seriously affect property value of properties in the adjacent area. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The proposed change is in accordance with existing regulations and the subject property will be developed in accordance with the Collier County Land Development Code. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. The proposed change will not constitute a grant of special privilege to the applicant. This proposed change does not contract with the public welfare. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The property is currently Zoned for Agricultural Uses. A Rezone will be required to allow for commercial uses. The property's Rezone is being proposed as there is a need for additional Medical Office space in the surrounding area. Please reference the Commercial Needs Analysis prepared by Real Estate Econometrics for additional information. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. The proposed Rezone is in scale with the needs of the neighborhood and Collier County. Please reference the Commercial Needs Analysis prepared by Real Estate Econometrics for additional information. Page 3 of 4 791 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 RZ (PL20210002147) 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. It is not impossible to find other sites in Collier County. However, the proposed use is consistent with the goals, objectives, and policies of the GMP. 16. The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. The property is currently vegetated. With the alterations, parts of the vegetation will be cleared to accommodate the building, required parking, and require stormwater management system. The proposed site improvements would need to be made with any proposed development on this subject parcel. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code Ch. 106, art. II], as amended]. The proposed limited commercial uses which are primarily Medical Office type use are consistent with uses permitted in the C-1 Zoning District and are compatible with the surrounding land uses. Development standards are included, which will insure compatibility with nearby residences such as limitation to 2-story only development and a heavily vegetated native buffer has been provided adjacent to Saturnia Lakes. Access to the site will only be from Immokalee Road through a single entrance. 18. Such other factors, standards, or criteria that the board of county commissioners shall deem important in the protection of the public health, safety, and welfare. The project is consistent with the Growth Management Plan and it is compatible with the surrounding development. This Rezone represents an opportunity to utilize the site to improve the community by adding medical office space in a convenient location to service our growing community. Page 4 of 4 791 Tenth Street S, Suite 302, Naples, FL 34102 • (0) 239-649-1551 • (F) 239-649-7112 info@rdafl.com • www.rdafl.com Conditions of Approval — Ivy Medical Center (RZ PL20210002147) 1. Hours of Operation: The hours of operation for the medical office building will beat a maximum of 7:OOAM to 9:OOPM daily. Vehicular Site Access: The project vehicle entrance will be located on the east side of the property in order to buffer Saturnia Lakes from traffic to the greatest extent possible. ;ii ROACONSULTI? _ 791 101h St S., Suite 302, Naples, FL 34102 • (0) 239-649-1551 • (F) 239-649-7112 info@rdafl.com • www.rdafl.com Page 1 of 1 N 0 150' 300' 600' SCALE: 1" = 300' E : iD, AL t tt IMMOKALEE ROAD I I 1 4 UBJE T � PROPERTY I ZONING: PUD i _ I USE: GOLF COURSE / RESIN ENTIAL ZONING PUD ✓f' I E : RE IDENTIAL z z p t LEAFSHINE LANE l r1 _ ri LEGEND RDA CONSULTING ENGINEERS PROPERTY - - 791 10TH STREET SOUTH, SUITE 302 BOUNOARV NAPLES, FL 34102 © AERIAL SOURCE: BANG MAPS AERIAL DATE: 2021 RDA=�;`SUITWG PHONE: (239) 649-1551 FAX: (239) 649-7112 WWW.RDAFL.COM ipla IVY MEDICAL CENTER NAPLES, FLORIDA EXHIBIT V Al, A2, A3 - AERIAL LOCATION MAP PROJECT NO.: RDA21054 I SHEET: 1 OF 1 LEGEND EX EXISTING EXISTING GROUND ELEVATION NATIVE PLANT MATERIAL TO 9E KEPT PRESERVE AREA N 0 50' 100, 200' SCALE: 1" = 100' IMMOKALEE ROAD EX. 2' CURB PROPOSED "D" PROPERTY EX. 2' CURB & GUTTER 2' CURB &GUTTER 15' TYPE BUFFER BOUNDARY & GUTTER `EX. EX. 6' SIDEWALK R30' U SIDEWALK �! { _R_30'_ j EX. LANDSCAPE MATERIAL WILL t' {' ' 40.2' PROPOSED g PROPOSED 5' za' BE ENHANCED WITH ADDITIONAL 6' SIDEWALK SIDEWALK II 15' TYPE "D" PLANTING TO PROVIDE ADDITIONAL BUFFERING TO THE ;:.:; ______.______: ____` ___ • BUFFER SATURNIA LAKES HOMES FROM THE DEVELOPMENT TYPE "D" CURB (TYP.) 24' 15' TYPE "B" ••�•• 24' BUFFER (TY --- 23.4' (SEE NOTED 15' TYPE "B" BUFFER 15' 24' (TYP.) - (SEE NOTE 1) DUMPSTER 35.2' __________ ________= ENCLOSURE (5) PARALLEL k PARKING SPOTS PROPERTY (23'x9') BOUNDARY .. ----15---- -- 1 57.9' PROPERTY •• •......:;::::::;;;;;,, BOUNDARY ......• .....:.•.:•.:•.:•.:•:.•:.•:.. ......... :•::(• ALL NATURAL VEGETATION PROPOSED 2-STORY :••f; TO BE MAINTAINED. 20,000 SF '' ONLY EXOTIC PLANTS MEDICAL OFFICE { X±; SHALL BE REMOVED AS BUILDING LOCATION j REQUIRED BY THE COLLIER UNTYLAND DEVELOPMENT CODE. 15' PROPOSEDLAKE `----------- 6' WIDE •• 15'' PROPOSED RESERVATION . 0.0952 ACRES AREA :_: PRESERVE 51.7 •{•: (SEE NOTE 2) 83 9" SEE NOTE 2 6 15' TYPE "B" BUFFER (SEE NOTE 1) 15' TYPE "B" BUFFER (SEE NOTE 1) 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 SPACE PER OFFICE OR CLINIC (OUTPATIENT CARE FACILITY) 20,000 SF SQUARE FEETT SQUARE 100 (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 BUILDING HEIGHT 35 FT 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 N i 60011 0 50' loo' 200' SCALE: 1- = 100' NORTH R/k/ LINE LEGEND EX EXISTING EX. 24" PVC WATERMAIN EXISTING GROUND ELEVATION PROPOSED jj' POTABLE WATER CONNECTION E] NATIVE 1-1 MATERIAL EX. 16" PVC FORCEM;i ROAD C.R. 846 TO BE KEPT �MOKALEE PRESERVEAREA EX. 2CURI3 & GUTTER 14 ll' EAST BOUND LANE 11 EX. SIDEWALK EX. 6- SIDEWALK R30' 10 MTM YPTE 1Y CURB Xz Typ 24'(TYP) PROPOSED FORCEMA N CONNECTION 24'M f,p) 7' PROPERTY BOUNDARY — — — — — — — — — ---- — — — PROPERTY BOUNDARY ................ PROPOSED PRIVATE GRINDER .............. PROPOSED 2-STORY PUMP STATION 20.000 SF MEDICAL OFFICE BUILDING LOCATION ................. .............. ............... PROPOSED 0 lZ . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . .. . . . . . . . ............... . . . . . . . . . . . . .. . . . . . . . . . . . . . . * UTILITY PROVISIONS STATEMENT ... - ................. . . . . . . . . . . . . . . . . . . . . ....... .. . . . . . . . . . . . V . ... . ... . . I ESTIMATED AVERAGE DAILY WASTEWATER FLOW (GPD) = 4,550 GPD ESTIMATED PEAK WASTEWATER FLOW (GPD) = 4.560 GPD X 1.5 (PF) = 6,825 GPD ................... . . . . . . .. .. ESTIMATED AVERAGE DAILY POTABLE WATER FLOW (GPD) = 6,370 GPD . . . . . . . . . . . . . . . ——' ..... . . . . . . . . . ESTIMATED PEAK POTABLE WATER FLOW (GPD) = 6,370 GPD X 1.3 (PF) = 8,281 GPD CHAIN rINK FENCE NOTES: 1. THE ESTIMATED WASTEWATER AND POTABLE WATER FLOWS WERE PROPERTY BOUNDARY DETERMINED USING THE ASSUMPTION OF 14 PRACTITIONERS AND 70 SHIFI EMPLOYEES. THIS PRACTITIONER AND EMPLOYEE COUNT WAS DETERMINED USING A PRELIMI NARY FLOOR PLAIN FOR THE BUILDING AND MAY SLIGHTLY CHANGE AT THE TIME OF SDP APPLICATION THE PEAK WASTEWATER FLOWS WERE ESTIMATED USING A MAXIMUM 3-DAY PEAKING FACTOR OF 1.5 PER THE COLLIER COUNTY WATER -SEWER DISTRICT 2014 MASTER PLAIN. 3 POTABLE WATER DEMANDS WERE ESTIMATED BY MULTIPLYING THE ESTIMATED WASTEWATER FLOWS BY 1.4. THE PEAK POTABLE WATER DEMAND WAS ESTIMATED USING A MAXIMUM 3-DAY PEAKING FACTOR OF 1.3 PER THE COLLIER COUNTY WATER -SEWER DISTRICT 2014 MASTER PI -AN. RDA CONSULTING ENGINEERS 791 1 OTH STREET SOUTH, SUITE 302 IVY MEDICAL CENTER NAPLES, FL 34102 NAPLES, FLORIDA PHONE: (239) 649-1551 RDACONSULTING FAX: (239) 649-7112 EXIBIT F - UTILITY CONNECTION PLAN WWW.RDAFL.COM PROJECT NO.: RDA21054 SHEET: 1 OF 1 AFFIDAVIT OF AUTHORIZATION FOR PETITION NUMBERS(S)—1UUg2147(REZONE, CarioF.Zampogna (print name), as Trustee (title, 1f applicable) of—LandTruet (company, If applicable), swear or affirm under oath, that I am the (choose one) owner= applicant =contract purchaserMand that: 1. I have full authority to secure the approval(s) requested and to impose covenants and restrictions on the referenced property as a result of any action approved by the County in accordance with this application and the Land Development Code; 2. All answers to the questions in this application and any sketches, data or other supplementary matter attached hereto and made a part of this application are honest and true; 3. 1 have authorized the staff of Collier County to enter upon the property during normal working hours for the purpose of investigating and evaluating the request made through this application; and that 4. The property will be transferred, conveyed, sold or subdivided subject to the conditions and restrictions imposed by the approved action. 5. Well authorize Ronny De Aza—d RDA Consulting Engineers to act as our/my representative in any matters regarding this petition including 1 through 2 above. "Notes: • If the applicant is a corporation, then it is usually executed by the Corp. pres. or v. pres. • If the applicant is a Limited Liability Company (L.L.C.) or Limited Company (L.C.), then the documents should typically be signed by the Company's "Managing Member." • If the applicant is a partnership, then typically a partner can sign on behalf of the partnership. • If the applicant is a limited partnership, then the general partner must sign and be identified as the "general partner" of the named partnership. • If the applicant is a trust, then they must include the trustee's name and the words "as trustee". • In each instance, first determine the applicant's status, e.g., individual, corporate, trust, partnership, and then use the appropriate format for that ownership. Under penalties of perj , I declare that I have read the foregoing Affidavit of Authorization and that the facts stated in it We true. 5igr4aid[fs STATE OF FLORIDA COUNTY OF COLLIER 6 i--? J-?,v2_.Z Date The foregoing instrument was acknowleged before me by means of physical presence or ❑ online notarization this day of - �7-,,, e :, 20 Z2, by (printed name of owner or qualifier) Carlo 2-ont ppqkp Such person(s) Notary Public must check applicable box: dAre personally known to me ❑ Has produced a current drivers license ❑ Has produced as identification. Notary Signature: , CY108-COA-00115\155 REV 3/4/2020 Notary Seal •,��:r r� ••.. VILKI S RICHARDS Notary Public -State of Florida Commission # GG 984284 My Comm. Expires May 26, 2024 Banded through National Notary Assn. Coder Count y COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.collierizov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 PROPERTY OWNERSHIP DISCLOSURE FORM This is a required form with all land use petitions, except for Appeals and Zoning Verification Letters. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. Please complete the following, use additional sheets if necessary. a. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the f - .0 C. If the property is owned by a CORPORATION list the officers and stockholders and the percentage of stock owned by each: If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest: Name and Address e1t1E % of Ownershi Created 9/28/2017 Page 1 of 3 CAer County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 d. If the grogertv is in the name of a GFNFRAI nr I IMITFr) PnRTNFRcu1R Iic++km -.F+k- c eneral and/or limited partners: Name and Address % 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 nartnpm- -k;�---WE-Fke,A" G f g Name and Address % of Ownership f . Z. AM eL R C) u _ c 0 c (,--72 6fiIveW -.P L- '-�4103 Date of Contract: —d-LL �=l If any contingency clause or contract terms involve additional parties, list all individuals or of` Titers, it a corporation, partnership, or trust: Name and Address Date subject property acquired ❑ Leased: Term of lease years /months If, Petitioner has option to buy, indicate the following: Created 9/28/2017 Page 2 of 3 Coder Count COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net Date of option: Date option terminates: 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 or Anticipated closing date: _ �SLUYU1f (�n�L SUN VuaM ALLY "P(LfS VOG Wu eAMOP) LN 0 U� FO L ice- APPEA-LS AFFIRM PROPERTY OWNERSHIP INFORMATION Any petition required to have Property Ownership Disclosure, will not be accepted without this form. Requirements for petition types are located on the associated application form. Any change in ownership whether individually or with a Trustee, Company or other interest -holding party, must be disclosed to Collier County immediately if such change occurs prior to the petition's final public hearing. As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is included in this submittal package. I understand that failure to include all necessary submittal information may result in the delay of processing this petition. The completed application, all required submittal materials, and fees shall be submitted to: Growth Management Department ATTN: Business Center 2800 North Horseshoe Drive Naples, FL 34104 X�� �gTeiiA4t Xny- 1C Y. Z a-2 t Agent/Ow r Signature Date Agent/Owner Name (please print) Created 9/28/2017 Page 3 of 3 CREconsultants.com •� R E CONSULTANTS Commerele1 Real Ecteto Cen au lten te, LLC Fl o rlde Lleeneed Rsel Eetete 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"V41, Barbara M Dul 13350 Metro Pkwy, Suite 102 1100 511 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 i77/2W',r/4 ATE 114 NW 114 OF SECTION 28 DESCRIPTION ---------------- I OKA ROAD C R 846 0 r—D I— REI I Rl --CE --T .—, AfMA, ED- El"J- 1. IENTIT�1�1 R�3 RE�C, "M WATER ljrAl IA I 11 MTR I., GT� - 6UY -VR�&�jff NN/D ��IL � Tljl� ELEV ELE-Ta �TVAJIUNER" RE I : T'REIE -E- L.E. L-T-11 .11ER -E-T IA PRESERVE A- o SUBJECT PARCEL NF OF SEMON 28 Iry 10 asx aced-h LIT 41 4 IZ' 1, - -1111ATZ117-.1 IT . -T A f"M iaav -111.111MM, Mrf=rll.,l - 1. - - �l -T LIT 6.- ATE rL� z2y--=- .1 -T pl -T -T- .1 12 LIT 11 LIT ET%_- N11*11'11"W. 33048'(S) SATURNIA PL T I- T I I I I I I 1 10 F FTE. El-.Rl 1=4 EF- o .0 OW 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 coter 2800 North Horseshoe Drive Naples, FL 34104 Prepared By: Earth Tech Environmental, LLC 10600 Jolea Avenue Bonita Springs, FL 34135 EAPTH TECH 239.304.0030 ENVIRONMENTAL 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. �= TFLLAHASSEE � ■ f ` _L ACKSCN A I �VARIWIAiER ,PE7ERS8URG tti CAPE CORAL 4--eS�i�3 COLLIER COUNTY ' f Figure 1. Location Map Earth Tech Environmental, LLC i 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.I. Application Contents #24) See Figure Z 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.B-D; 3.05.07.F; 3.05.07.H.1.d-e). See engineer's plan set. 5. Created and retained preserve areas shall meet the minimum width requirements per LDC 3.05.07.H.1.b. Preserve will meet LDC code requirements. See engineer's plan set. 6. Retained preservation areas shall be selected based on the criteria defined in LDC 3.05.07.A.3, include all 3 strata, be in the largest contiguous area possible and shall be interconnected within the site and to adjoining off -site preservation areas or wildlife corridors. (LDC 3.05.07.A.1-4). See Figure 3 above for proposed preserve location. Preserve location was selected in the southern portion of the property and based on vegetation continuity with the property directly to the south. An additional vegetation buffer will remain extending along the entire southern property boundary. 7. Principle structures shall be located a minimum of 25' from the boundary of the preserve boundary. No accessory structures and other site alterations, fill placement, grading, plant alteration or removal, or similar activity shall be permitted within 10' of the boundary unless it can be shown that it will not affect the integrity of the preserve (i.e. stem wall or berm around wetland preserve). Provide cross -sections for each preserve boundary identifying all site alterations within 25'. (LDC 3.05.07.H.3; 6.01.02.C.) Appropriate buffers have been acknowledged. See engineer's plan set. 8. Wildlife survey required for sites where an EIS is not required, when so warranted. (LDC 10.02.02.A.2.f) See attached Listed Species Survey. 9. Provide Environmental Data identifying author credentials, consistency determination with the GMPs, off -site preserves, seasonal and historic high water levels, and analysis of water quality. For land previously used for farm fields or golf course, provide soil sampling/groundwater monitoring reports identifying any site contamination. (LDC 3.08.00) See this document and the Earth Tech Environmental Staff Qualifications document in Appendix B. 10. Site Plan shall state the minimum acreage required to be preserved only in the case that a detailed site plan is being provided with the Rezone Ordinance. (LDC 10.02.13.A.2) Native vegetation on the site is approximately 25% of overall area (25% x 3.926 Ac = 0.9815 AC). Required preserve area = 10% x native vegetation on site (10% x 0.9815 Ac = 0.0982 Ac of preserve). Preserve area = 0.0982 Ac 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 c)die' r 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 (a)d- er County 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 Dr000se 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 reauired 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 Droiect. 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 Cod ie-r 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 E� 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 bra ndi.pollard @colliercountyfLgov ❑ 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 I<irsten.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; LauraDeJohnVEN; FaulknerSue 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 will be collected at time of GMPA-Rezone-PUD submittal. Address all transportation elements of the GMP. Provide both ITE and SIC use codes in the TIS. Provide trip limit based on TIS using standard language: 'The maximum total daily trip generation for the PUD shall not exceed two-way PM peak hour net trips based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for SDP/SDPA or subdivision plat approval." Note that interconnection to adjacent developments is not possible due to existing constructed condition. Respectfully, Michael Samwi'er Principal Planner Growth Management Department Transportation Planning 2685 South Horseshoe Drive, Suite 103 Naples, Florida 34104 239-252-2926 michael . sa,Aver(a'col l iercountLfl.gov Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request. do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. ThomasClarkeVEN From: Sent: To: Cc: Subject: Attachments: Thomas, Here are my notes: For the Rezoning BrownCraig Wednesday, September 08, 2021 2:55 PM ThomasClarkeVEN Jeremy Sterk RE: Pre-App Research for Immokalee Rd. Parcel#19520002(CU) - PL20210002147- Wednesday 9/8/21 at 1:30 PM & Companion GMPA-PL20210002122 Straight Rezone checklist 2016.doc Straight rezoning without a master concept plan, Please provide FLUCFCS aerial map of the subject property please include the invasive exotic plant percentage amounts and indicate which FLUCFCS are being considered Native Vegetation. The other Environmental Data can be provided at SDP/PPL. For Both the Rezoning and the GMPA Please address how the proposed project is consistent with Conservation Coastal Management Element (CCME) Policy 6.1 and Objective 7.1. Explain how the project meets or exceeds the native vegetation requirements and minimizes impacts to listed species as required in the CCME. (The preservation Requirement is 10%) Fee $2500. Craig Brown Senior Environmental Specialist Development Review Division (239)252-2548. How are we doing? Please CLICK HERE to fill out a Customer Survey. We appreciate your Feedbackl From: ThomasClarkeVEN <Thomas.Clarke@colliercountyfl.gov> Sent: Friday, September 3, 20214:07 PM To: AshtonHeidi <Heidi.Ashton@colliercountyfl.gov>; Beardl-aurie <Laurie.Beard@ collie rcountyfl.gov>; BrownCraig <Craig.Brown @colliercountyfl.gov>; CookJaime <Jaime.Cook@ coil iercountyfl.gov>; CrotteauKathynell <Kathynell.Crotteau@colliercountyfl.gov>; FaulknerSue <Sue,Faulkner@ col Iiercountyfl.gov>; FeyEric <Eric.Fey@colliercountyfl,gov>; JosephitisErin <Erin.Josephitis@colliercour►tyfl.gov>; OrthRichard <Richard.Orth@coil iercountyfl.gov>; PollardBrandi<Brandi.Pollard@colliercountyfl.gov>; Ashkar5ally Fnvironmental trai ht Rc#one In+gin-kF 11+I Prnjecl Name 0'4+ oc*# 4 Thr Prr%mt t% Twi rrquttvd to be doAignated at thi, tintr oI Kviime Iirr a Sim Ighi Reeorie n4 Iwtg► n% it .ite ph,n 1ti not om ludt-ri5 ith thr, resoluiIkin, i Ic the projcii is in compliance with tho ovctlny�, districts and/or zoning on the setbject sjtc antVor the sunnunding Properties? (CON. ST. Pt:1), RI.SA, Rt-MU. dc4 I (l.,nc k,[��.t��-�,��,�}�: 2. Submit a current aerial PhO1 graph (avaiInble lhim the Property Appraisce's of']rtee) and clearly delineate the fmbl jed site I,oundarl- lines. If the site is vcgelawd, provide FWC:FCS overlay and vegetation inventory identifying upland. v,ctland and exotic vegetation (Admin. Code Ch. 3 G.I , application Contents 024). PRO I 'IDEA T TIME OF RLWAIE Tice toIIpu in g 3-10 are try be _roVidad on[ - in she case thai a detailed Site dan is being provided with the Rezone OrO►rtfinct, thcrwjsc the followin • are to be provided al time of5DP,T1al, 3 Clearly identiA- the location of ail preserves and label each as "Preserve" on all plans. (LDC 3.05.07.A.2). TONE DONE A i Tl w OF P£.A T 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 ors -site or mitigated off -site. Exclude vegetation 1 ocated within utility and drainage easements fforn the preserve calculations (LDC 3.05.07. B-D; 3.05.07.F; 3.05.07M. Ld-e), P547 TO BE DETE'RWNED AT' TihrfE OF PLATISDP 3. Created avid retained preserve areas shall meet the minimum width requircrnenis per LDC 3.G5.07.H.1.b. NEED TO MEET THIS REQUL E11r E TAT TIME OF PLAT'r'SDP 5, Retained preservation areas shall be selected based on the criteria defir}ed in LDC 3-05.07-A.3, ineIude all 3 strata, be in the largest contiguous area possible and shall be interconnected within the site and to adjoining off -site preservadon areas or wildlife corridors. (LDC 3-D5.07-A.1-4) .'BEET? TO MEET TfffS REQT IIREMENT A T TIME OF PLA T3DP 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 riot of%et the integrity of the preserve (i.e. start wal I 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.) VE'ED TO MEET THIS REQUIREMENT AT TJAdE OF PLATfSDP 8_ Wildlife survey required for sites where an El is not required, when so warranted. (LDC I0.02.02.A.2.f} Listed Species - P522 PROVIDE AT TIME OF PLAT/SDP 9_ Provide Envirorinental Data identifying author credentials, consistency determination with the GMPs, off -site pTesc-rves, seasonal and historic high water levels, and analysis of truster quality. For land previously used far farm fields or golf course, provide soil sampling/groundwater monitoring reports identifying any site contamination. (LDC 3.08.00) PROVIDE AT TIME OF PLAT/SDP 14. Site Plan shall state the minimum acreage required to be presmed only in the cone char u derailed seteplun is beiftg Provided with the Rezone Ordinance. (LDC 10.02.13.A.2) Few; Listed Species Survey I'ce wi It be required at nine of Plat}SDP. 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: 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 '/z 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.colliercountvfl.,gov/your-government/divisions-a-e/comprehensive-planning GMPA Pre-App Std Comments_11-19-19 G:ICDES Planning Services\Comprehensive\COMP PLANNING GMP DATA1Comp Plan Amendments\GMP Pre-App Standard Comments dw/ Environmental Data for GMPA APPENDIX B Earth Tech Environmental Staff Qualifications Earth Tech Environmental, LLC www.eteflorida.com T 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. J EN N I FER BOBKA Jennifer's work experience includes Senior Environmental Vegetation and Habitat Mapping Consultant Bald Eagle Monitoring Shorebird Monitoring e: jenniferb@eteflorida.com t: 239.304.0030 m: 406.579.4616 Years' Experience 9 years Education/Training 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 M.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 4� 101) EARTH TECH ENVIRONMENTAL 239.304.0030 1 www.eteflorida.com rA4 t 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) M -w 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 TA AH SEE • JA KSONVILLE • ;* _ IMMOKALEE RD - SUBJECT PROPERTY \ (1. \ - EARWAT R \ T PE ERSBURG < Z p A \ E O \ i O Z \ Z MMOKALEE R11— at— A \ N HIDDEN OAKS m CORAL d x o •QAPE z O o Em \ RAL SPRINGS — m m • SUBJECT a_ OKE PINE OLLYWOOD PROPERTY LEAH w aENGLISH OAKS LN 'COLLIER Z VANDERBILT BEACH RD 7TH AVE NW O z � COUNTY r O >1 5TH AVE NW STH AVE VE NW z 'O z 3RD AVE NW 3RD AVE NW F- m m DANIELS RD ( c7 1ST AVE O J E 1ST AVE'SW 0 w ti w 17 MAHOGANY RIDGE' DR 3RD AVE SW� Project Map Type Date Ivy Medical Center Collier County, Florida Location Map 09/29/21 EARTH CH ENVIRONMENTAL EARTH TECH ENVIRONMENTAL, LLQ 10600 JOLEA AVENUE BONITA SPRINGS, FLORIDA 34013,5 PHONE (239) 304-0030 FAX (2,$Q)I 324-0054 WWW.ETEFLORIDA.COM Project Map Type — Date Ivy Medical Center Collier County, Florida �FLUCCS Map 09/29/21 I � EARTH TECH EARTH TECH ENIVjI1fk®II,MENTAL,, ILILQ �QQQQ) JOLEA AVENUE BONITA SPRINGS,, FFILQFKIDA 34135 PHONE (22?�9gh ?�04-0030 WWW.ETEFLORIDA.COM ENVIRONMEN?AL Project Map Type Date Ivy Medical Center Collier County, Florida Site Plan 12/15/21 r..J EARTH TECH EARTH TECH ENVIRONMENTAL, LLC 10600 JOLEA AVENUE BONITA SPRINGS, FLORIDA 34135 PHONE (239) 304-0030 WWW.ETEFLORIDA. COM ENVIRONMENTAL 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 c0 er County 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 10600 Jolea Avenue Bonita Springs, FL 34135 239.304.0030 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 Th, 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. �iALLAHASSEE ci JACNSONW-LE ■ r RWATER LJ �T PETERSBURG --� X . 0npc CORAL `lg a C • 0.KE PINY ■i COLLFER ' < COUNTY �1 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 i 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 10:00 am 1:00 pm 1 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 11 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 DESCRIPTION ACREAGE 624-E4 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 ]MMO KA I.FF.. RF1 ED 624-E4 We ; S,tjw Pmp" b mn o .W ham RDA Ca L*mg F-W� Q Subject Property t� 56 a 100 FLUCCS Mapping in 9 624-E4, Cypress -Slash Pine -Cabbage Palm (575% Exotics) Feet 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 (Saba) 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 I POTENTIAL LISTED SPECIES SCIENTIFIC NAME DESIGNATED STATUS FWC OR FDACS USFWS 624 American Alligator Alligator mississippiensis SSC T(S/A) Big Cypress Fox Squirrel Sciurus niger avicennia T Everglades Mink Mustela vison evergladensis T Florida Bonneted Bat Eumops floridanus E E Florida Panther Felis concolor coryi E E Little Blue Heron Egretta caerulea T Tricolored Heron Egretta tricolor T Wood Stork Mycteria americana T T Air Plants Tillandsiaspp. 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 G Protected Species Survey TABLE 4. SPECIES OBSERVED ON THE SUBJECT PROPERTY COMMON NAME SCIENTIFIC NAME OBSERVATIONS LISTED SPECIES? STATUS BIRDS Cat Bird Dumetella carolinensis HV No Northern Mockingbird Mimus polyglottos HV No REPTILES Brown Anole Anolis sagrei DV No PLANTS NONE - - - - * = protected species Abbreviations Observations: C = Cavity DB = Day Bed DV = Direct Visual HV = Heard Vocalizations) 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 f I 1MMOKALEE RO — - •i � h `I m 4 VRHDER61L7 g1=AGF4 ® QS�ecx Piepert4• � 2049 USFWG FBB CanuMAa�.Na .� 20f9 U$FM FHB CM'�+��I ✓+�eF• U�Een Bei F[ee 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 Figure 7. Florida Panther Map Florida Panther (Felis concolor 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 i M • tr�rr • • ■ IMMUKAL£ERD a .. t i iu�i .• �..." - ■sMal NMe. Ali Mvm■oa n lere6 en mr ■r■I ew n maer r � o-, rr,na. roe a Nvaq ta.r� IpP�C7 _ _ p � • n!p • � SObleC �ropetir �' . ■ 6w[k Bear R[We Callf fWC 20]5201 B] l FWC U., Bait R■nqe Florida I2g76] r PresencComC r naiR—VAXv ..BBILTSFACfIBD 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 (Holiaeetus leucocepholus) 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.odf?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/fluccmanuall999.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 DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 JMBTRANSPORTATION ENGINEERING, INC. TRAI FiG/TRANSPQRTATI❑N ENGINEEF2ING & PLANNING SERVICES TRAFFIC IMPACT STATEMENT Ivy Medical Center (Immokalee Road, Collier County, Florida) Revised November 14, 2022 County TIS .Review Fees TIS Methodology Review Fee = $500. 00 TIS (Minor Study) Review Fee = $750.00 Prepared by: JOMB TRANSPORTATION ENGINEERING, INC. 4711 7TH AVENUE SW NAPLES, FLORIDA 341 1 9 CERTIFICATE OF AUTHORIZATION NO. 27230 (PROJECT No. 21091 2) JAM FLOI Docu Signed by: ',t.���Z:•Z787;aip;i,F� �c+7wPiy i�`r E519D679D23E47F... cIF0 43B60- �1C i ' F � BANKS, `p, E` _r i. ,. A No DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 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 I - 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 4A µ 2026 Link Volumes/Capacity Analysis (Proposed Land Use) 6.2 Table 4B - 2026 Link Volumes/Capacity Analysis (Alternate Retail Use) 6.3 Appendix 7 I DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 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% (vlc 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 h- mokalee 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 Blvd) 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 + Q 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. Although 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 proj ect's pro rata share of funding transportation improvements that are deemed necessary to support the demands generated by new growth. 2 DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 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 Trans ❑rtation Improvements Transportation Improvement Status Notes Vanderbilt Beach Road Ext (C.R. 951 to Wilson Blvd) Funded Reduces traffic demand on (New 4-1ane divided road within 6-1ane footprint) Immokalee Road Vanderbilt Beach Road Ext (Wilson Blvd to Everglades) Funded Reduces traffic demand on (New 2-1ane 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 MI I). 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. An alternate land use to medical could be 20, 000 square feet of retail use. 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 Proposed Land Use Proposed Land Use Size Medical Office 20,000 s.f. Alternate Retail Land Use 203 000 s f_ 3 DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 EX, G EX. Z CURB & GUTTER N D w 1w 2W SCALE: I"= I W LEGEND EX E)5STWa - EMSTING GROUND ELEVATION IMMOKALEE ROAD C.R_ 846 NATIVE PLANT MAiERiAL TO BE KEPT PRESERVEAREA t b EAST B17U M0 LAME PROPERTY E)L 7 CURB PROPOSED BOUNDARY &G q 2 CURB 8 GUTTER t6' � . - # E7CS SIDEYW4UC R= IQ' P.U.E. �`" `� ,ROD ; T , 1 LW SCAPE EASEMENT R. ELYOK 2325 (t1 tr° :.%ry--• 4OX PROPOSED ISTYPE"D" BUFFY�i � •. i +4+M1PAGES 2489-24943) �_• * - E516ENWLiC I - PROPOSED S SIOEVd4Llf i . mP. b' CURE :.' IV TYPE BUFFER EX. LANDSCAPE MATERIAL YNLLBEENHANCED WTH :_:I_ [ AIIDfF1=PLANTINGTO .. {. PROVIDE ADDTTEONAL - - - - - BUFFERING TO-iHE - - — SATURNUI LAKES HOMES FROM THE DEVELOPMENT 1 x :'� �c • s PROPERTY •:•: •:•:- BOUNDARY -- ------ I_ ALL NATURAL VEGETATION TO BE MAINTAINED, ONLY E (OTIC PLANTS SHALL _ j BE REMOVED AS REQUIRED - 1 BY THE COWER COUNTY 1 _ LAND DEVELOPMENTCODE. _ l- - - - - - I 7S 5— 14 1S TYPE- � 2s [ y 1111ER [SEE NOTE I] .YIL,�:t tiP I DUMPSTER t ENCLOSURE:.y y try PROPERTY A i BOUNDARY PROPCGmZSCORY 2;x=!W MEWAL OFFICE B=ING IV TYPE -8- (SEE NOTE IR) Iry - 'PROPOSED• _ I r D.asaz ACRes n r si r' -ss.r - •.��. . aCNArN INK F C 10- L.&E. yy SEENOTE2 C 7STYPE-9- I EUFFETi PROPERTY [SEE NOTE 1] BOUNDARY t U] p *1 11 F1JI o-° '� • F y9 h' , N(YrE: T. PLANTINGS WILL BE APOEO TO THE LBE P G THE WEST AH R SOUTH AS NECESSARY TO NEST BUFFER REQUIRE]PAENTS AFTER RWOVAL OF EXOTICS. 2 PRESERVE MAY BE USED TO MEET THE BUFFER REDUIREIEUM IN THE EVENT THAT THE PRESERVE OOV0 NOT SAT6FY THE REOUIR EMENTS OF ATYPE -Er BUFFER AFTER REMOVAL OF EXOTICS. SUPPLEMENTAL PLANTING V11LL BE PROVIDEDAS NECESSARY IN THEE WID£ RESERVATION AREA TO MEET THE BUFFER REQDIREM EWR, ,3!1 DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 Autu� Dow to" Sow"h Data LWW rw,owL, .A v 0 m v on 0 J Pine Ridge lkalee Rd r-. r LO O] c� L Q] o a O m rr a� a —_ 0 0 :3 U [Y re�T e Farm Road Wolfe Ro d Vanderbilt Bed h Rd L NORTH N.T.S. Q> U O O a� ( 0 12 L 0 a� 0 m c 0 W Vanderbilt Beach Rd — — — — — — — — — 9ayR-- 73 Golden Gate Boulevard ° ------_..------------------._.,...---- ❑7 White Boulevard I11th AM 9r 13M At W I 15th A. sW__ L Green Boulevard _. l ml l 0 ! Golden Gate Parkway C: / a � V] l Ivy Medical Center September 21, 2021 LEGEND Funded 5--Year Improvement- 6—LANE ARTERIAL Gomm +� 4—LANE ARTERIAL/COLLECTOR — — — — 2—LANE ARTERIAL 2—LANE COLLECTOR/LOCAL RAIL ROAD 1WTPAN5Pi7RTATioN ENGINEERING. INC. Project Location & Roadway Classification FIGURE 1 3.Z DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 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, 11th Edition. That is, historical traffic data collected at similar land uses was relied upon in estimating the proj ect'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. Also, traffic associated with the alternate retail land was estimated based upon ITE's land use Strip Retail Plaza (LUC 822). As determined, Ivy Medical Center will generate 57 vph and 78 vph new trips during the AM and PM peak hours, respectively. Also, the alternate land use will generate 34 vph and 96 vph new trips during the AMand PMpeak 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 05ummation of Table I ) New Daily New AM Peak Hour New PM Peak Hour Land Use Weekday Trips Trips Generated Trips Generated Generated (vph) (vph) ADT Medical Office 751 57 78 (20,000 s.f.) 96 Alternate Retail Land Use 913 34 (20, 000 sf.) 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 DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 TABLE 1 TRIP GENERATION COMPUTATIONS Ivy Medical Center - Immokalee Road PROPOSED LAND USE Land Use Code Land Use Description 720 Medical -Dental Office Land Use Code Trip Period LUC 720 Daily Traffic (ADT) _ Build Schedule 20,000 s.f. Trip Generation Equation Based upon S.F. T= 47.97 (X) - 108.01= Total Trips 751 ADT AM Peak Hour (vph) = Ln(T) = 0.90Ln(X)+1.34 = 57 vph 7-9 AM 79% Enter/ 21% Exit = PM Peak Hour (vph) = T= 4.07(X) - 3.17 = 78 vph 4-6 PM 30% Enter/ 70% Exit = ALTERNATE LAND USE 822 Strip Retail Plaza (<40k) LUC822 Daily Traffic (ADT) = r 40 k AM Peak Hour (vph) = 7-9 AM PM Peak Hour (vph) = 4-6 PM T= 42.20(X)+ 229.68 = Ln(T) = 0.66Ln(X)+1.84 = 60% Enter/40% Exit = Ln(T) = 0.71 Ln(X)+2.72 = 50% Enter/50% Exit = Pass -by Trips per 1TE= Ln(T) =-0.29Ln(X) + 5.00 = Per Collier County ADT = Pass -by = 15% ADT and 25% AM & PM 20,000 s.f. 1,074 ADT 45 vph Trips Enter/Ext 45 / 12 vph 23 / 55 vph 27 / 18 vph 127 vph 64 / 64 vph 62% 15% Daily Pass -by Rate 25% AM & PM Pass -by Rate Pass -by Daily Traffic (ADT) = 161 ADT Pass -by AM Peak Hour (vph) = 11 vph 7 / 5 vph Pass -by PM Peak Hour (vph) = 32 vph 16 / 16 vph New Daily Traffic (ADT) = 913 ADT New AM Peak Hour (vph) = 34 vph 20 / 14 vph New PM Peak Hour (vph) = 96 vph 48 / 48 vph 4.1 DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 Existing + Committed Road Network Figure 1 and Table 2A provide a detail of the surrounding E + C roadways. Table 2A 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 Immokalee 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 Medical Use 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 2A provide a detail of the Medical Use traffic distributions based on a percentage. Table 2A also depicts the Medical Use traffic by directional volume. Figure 3 and Figure 4A provide a detail of the Medical Use traffic assignments by volume and by direction of travel. The alternate retail laud use traffic was distributed to the surrounding roadway network. Figure 2 and Table ZB provide a detail of the Retail Land Use traffic distributions based on a percentage. Table 2B also depicts the Retail Land Use traffic by directional volume. Figure 3 and Figure 4B provide a detail of the Retail Land Use 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. 5 DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 S. 1 DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 d F N p� ¢ Z LO r in Q � 100 ¢ D AM 12 PM 50 o Site Access as a� Q o _1< "' Site —Generated Traffic o :2 a. E AM Peak Enter/Exit = 42 Kph/12 vph E PM Peak Enter/Exit = 20 Kph/50 Kph Cn LQ IF U t- AM4: PM I %WTRANSPORTATIOI4 ENGINEERING, INC. Ivy Medical center December 8, 2021 Logan Boulevard LEGEND 4 AM 28 : PM 58 Project Traffic AM : PM Peak Hour Project Generated Traffic Assignment FIGURE 3 5.2 DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 AM 2 : PM 10 AM 29 : PM 14 AM 15� 1 AM 8 : PM 4 AM 8 : PM 35 AM 4 • PM 1 I CL Vanderbilt Bea& D 0 CP 0 Pine Ridge Road LO co I � °- IL a d Tree Farm Road Q Wolfe Road a o I Rd %MTRANSPORTATION ENGINEERING, INC. Ivy Medical Center December 8, 2021 PM 7 ) op NORTH N.T.S. Immokalee Rd Vanderbilt Beach Rd I I I I� Golden Gate Boulevard F 0 "__---- ________ m I� I IWhite Boulevard LEGEND 4 AM 28 : PM 58 Project Traffic AM : PM Peak Hour Project Generated Traffic Assignment FIGURE 4 53 DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 >w w 0 000 0000 0 CEz zzz zzzz z M Fn 4.0 C v 0 0 0 0 0 0 0 0 0 a' a Ea oao aoro a 10 co M -a 0 0 0 0 0 0 0 0 C,] N M CID N N C\1 N N y-• _ U? a- c3 Y 'p^ � ` 'o W z z z W W� 3 z o j5 a z L CAS L ..1 v d t� r` cD N c*7 t-- 00 N a a c ' z Ca L L 0 Y U7 U7 U] w w U) a a a H I- L) Q i- z o r- d- r- n n 00 r M '-' �• a a CL LL _ U) V 0 o (DLOn P O ❑ Lno(Dom d Q Q O 0 a o Q W a 04 >` W Q 0 a J E CD o00 0000 0 (/ m a) s 0 000 (Doan Ca L comet ~ �N cOc"MM - Y W 0 00 ww❑ wwWw 0 �- a ran d' (0 (0 Ca ❑ C4 (0 C0 N w+ a] w t..i {S] x C W w LO 0 LO 04 oy > 0) v �- 1fco > 0 u p p m o -0 � a? Q 0 J a -- — C7 m Hi u] ram. ,= a C Q W s� ' -2 , m Vi E (1) ac tr) orno o 3 i rn v ry C� .01 0L5 r a x c J a z a ? cc U U CD oy iI � C) 0 > (— m U C7 Z, Y C 0 -a E D7 0 a o a U pI_ O ao ��� � LO; 5.1 DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 C z zzz zzzz z �n C v o 'S^ ��� W 0( T LO LO T 00 L (Y) tt IT N 't• O lf? Nal C]. 6 0 0 0 0 0 r- ci O 'n ++ CJ M C L � O O 4 O O Q O OO M C\I ce) m C*4 C\! N N N Cl) cs 0= 6�� W z z z LU3 LU z �- o a z ill L ^ o .'c IL �j Ln ;I-� LC} ri a 0 z () 2 L. = L 0 W W co a a a H a Q} o 2 sti :Tr� C9� LO a Y a a > LL (1] o Q o 0 o v o a o �, ❑ E O 0 Ov N 0 � Cl m O Q LO W a U° J E 0 000 0000 0 a W L o 0 0 0 Q o 0 0 ch .GLO omoo o Q ~ fl >N mCNmrci U a> LU-i a 0 3> ❑ WW❑ WWWW ❑ Y �0 .111 a a N _ ❑ ❑❑❑❑❑❑ ❑ ar 0 cD cv ❑ cQ cfl c C3 X >r w LU 00 00 -a m ^ m 4) CV a CD -o C+4 c p Cla C13 II 7 a) — c s V) ❑ o m m U r C. o D �' - 0 o '0 00 ;� 67 � 0 N _ O O m G U O C]i 6 N o _ � LO cn E S m U j C'0� {! � u7 U [ L � e = a z � m a+ J 0 v -a 0 0 Illfto y •1•+ OE] D m a al a Q C7 ❑ L) E o .I m � C7 r- CV r r CV CV 4 O r C') M C•) 'r Nr IT IT LC) DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 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 AU1R 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 4A provides a summary of the 2021 thru 2026 Medical Land Use traffic conditions and the roadways' level of service and remaining available capacity. l4lternatively, Table 4B provides a summary of the 2021 thru 2026 Retail Land Use traffic conditions and the roadways' level of service and remaining- available capacity. As determined, the future 2026 background traffic demand on the segment of I_mmokalee 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 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 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, or alternatively if developed with 20,000 square feet of retail land use. 0 DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 U Y �? N i'� � G N SG iG a ❑ i' a ❑7 Y m C C: H w ri L 7 N r tN L G7 Q F m 00 b w J Q � CU La .0 L m CIAqT N L � M:C? M CL Q 6 Y d D Y ca CO 'a , N cp V- 00 C%; t9 � a Z a w J m� Q a gal°CDo z(0z H � CD N r N a L H 7 CDa r r C) N 06 m N ry N Q) a a 0 -a a -0 2 0 m (D N Y a � a c a o (a > 0 r LO a) a m w 7� w C u LO M m ch In m m 0 Cq sr e- 1� N C7 [`7 [•7 LO M m M M r r Q7 LS7 D7 47 67 LO iI- 1-- N N N N m 0 0 o a b M M p CD m cep 0 f V cr] C6 4 w w w w a a a v N CO M r N N . CV a '� C a En Q D7 O a J m C] ly v c a rn ti o: E E r (y r C) C 16 -P DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 N a7� A z r r r z z z L Y G � ❑ _ N N .6 0 a m ❑ N m a 3c a L _ p ❑ �+ O CD C Q _ Ca IX cq CO D cq Y M O o o a m 11 �e 7 0 O O a. d. � co coCY7 N CO L ❑ a [� LO CI LID Cep t/y iV ZS 0 a [y > !V m a Y Q oo�zzz Q z L ill = Y ram. V a a c O a Q za._ co L r�qq '^ a W .a Y s ,� _ • co CI a Y a J o E a 0�❑m❑ W J a a m m Q J m zU)z � m a _0 CV � N T- N Q O) Y a m o�am❑ (D LD N C a a M L s N r N ca ❑ CV a Y 5 m -D ru a) cu C: 3 ❑ 0 o y 0 m D a) a} Q a3 E _ rs Q1 ca 0 0 r CV r co co M CQ O 0 Q O d O Ca C3 O d U[7 N N m m m Cr] Cr7 w W w N LO CD n w w 3: 3: SYJ i co w w ❑ IL IL u. w w w w ❑ ❑ ❑ w O Ca Q a N Co CO r m 7 CO _ o In t- N -U C� ❑ J m U o ❑ rn n v •� U) U E E cu -0 r fV [V 0 C7 C7 CIS � ,Kr lzr Itt az w L}; t U [i3 a] m aJ "a C Ca 7 x 0 w z U w a� C ❑ ry m a� E 0 to T C. o CL a = w m w > to C) J �O a� C:L U m ._ o > s U v c) [B m a ❑ tr- CO N 3 N U -U C4 t❑ CO � D N i7 Y CJ m E c o a _0 U � N E ca � m as N � c O a) E a) O — z r (w L DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 y 21 0 z %- r r a o 0 z z z Lam" � � D cv 0 s v U} N -6 ❑I ❑ m ❑ Y m a Y a. a D 0 +� O i cv Y O o a o m 0. Y a _ ❑ ❑ ❑ Ce) y0. Cc)M Cl U] _ L 3 L_ t Zr LO v � cav = � rZ a Q L zzz CL d z L � � L o IC O Y a L` LO a .; ��- z L_ L CL ❑� N N co Q a i D = W 'o Y cw L- a. a >1 0 a _ 0 » I Y_ pl ❑ m ❑ W N ❑ se J J a a m � L.J - Id a of z COz 0 0 Q = o i CO G .]C }D" CID Vim' U N 7 t) Y Q Q it in O1 ❑ m U OD 00 0 w �+� = �M V N CD.tY' N (a ❑ t-- CV G7 ' b 0- m 0 0 + p 7 o 0 m � o 0 W E 0 cr!] CD 10 ca D IY Z% 0 U r " 7 CC)7 c4'7 C7 cq M o o M p r r r O O O ❑ C5 Q 4 a LO CV CV M m m m M CAS C' ) C 1 C� co tl- (Y] w w 3: Z�> cce) r 3: 3: w w [c7 m m C7 r r fl- CV m m m ❑ ❑ ❑ w a a 0 C] n+ CO CO r CV CV CV N m c > 0 m s c D m -i U , i 0 c 0 ❑ ca ti 0 co 0 E r- r.i ni a C'] M I'r] 4 "T I' Iqr 14- C 0 .N c v V w 0 U v m 2 c [[f .]G 0 a� z U w -D CD F U L ~ 'a a1 0 i_ elf 0 cu a� Q Y E E y 0 w 0 C N D CL 7 as 0 n 46 0 X a W a) m L > (IJ � o cu 0 U C6 .- 0 > 0 U C] co [Y] U3 0 cn n � a C\I U a -0 -6 m � a 0 E c m E v 0 U [R [t N a) 0 c m a 0 � m z r 6• z DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 Support Doeuments APPENDIX 7 DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 JMB TRANSPORTATION ENGINEERING, INC. TRAFFIC/TRANSPORTATION ENGINEERING & PLANNING SERVICES TRAFFIC IMPACT STATEMENT METHODOLOGY Wellness Medical Center (Immokalee Road, Collier County, Florida) September 21, 2021 Counry TIS Review Fees TICS' Methodology Review Fee = $500. 00 TIS (Minor Study) Review Fee $ 750. 00 Prepared by: % MB TRANSP❑RTATI❑N ENGINEERING, INC. 4711 7TH AVENUE SW NAPLES, FLORIDA 341 1 9 CERTIFICATE OF AUTHORIZATION NO. 27B30 (PROJECT NO. 21 091 2) JAMS= . B.Amcs, P. E. FL❑ A REG. No. 43860 7-1-zo M1 DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 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., 239-919-2767 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 f239-919- 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 CA Usersljmbsv00esk1op1COLLlEW10912 Wellness Medical CenferftlhodologyRepoH.doc MI. DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 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 Years): 2026 Analysis Time Periods): PM Peak Future Off -Site Developments: None Source of Trip Generation Rates: ITE Trip Generation Manual, 1 Oth Edition Table I ) Reductions in Trip Generation Rates: Pass -by trips: None Internal trips (PUD): Transmit use: Other: Horizon Year Roadway Network Improvements: CIE. Methodoiozy & Assumptions -- Non -site traffic estimates: See Attached 2026 per Collier County's 5-year Site -trip generation: See Table I Trip distribution method: Based Won 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. C:1UserslJmbsMDesklopiCOf_C1EM210912 Wellness Medical CenteAMelhodor4gyRepoit.doc N! 3 DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 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 - $500.00 each None All fees will be agreed to during the ,Methodology meeting and must he paid to Transportation prior to our sign --off on the application. Reviewers Applicant C:ltlsersyn;bsMoaskfaplCOLLIER12f49f2 Wellness ll�,edkaJ CenledMsthadQfogyReport.doc N14 DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 —E Autumn Oak* L� waa.n OWn Uns spwk�..0OUL, Gaiden Ocks L� r� L v m v m a O L N 75 0 m L -J "Otto okalee Rd U 00000 ..r MENEM WWMEEEEEO� "OM V3 a� 0 -a o free Form Road '` Sll Wolfe Ra d Vanderbilt Be h Rd i Vanderbilt Beach Rd NORTH N.T.S. Pine Ridgad ...— — — — — — — — — I ith M sw 7]!A AW SW Green Boulevard ml m° 0I L l � 1 LCl i m I ❑� r � F r o�, cue. Qw�.oy l � / r �T L ❑ Q) D a m 0 I � o� Golden Gate Boulevard ----------------------------- White Boulevard l Golden Gate Parkway a LEGEND 6—LANE ARTERIAL 4—LANE ARTERIAL/COLLECTOR — — — — 2—LANE ARTERIAL 2—LANE COLLECTOR/LOCAL RAIL ROAD . JIMTRANSP❑RTATI❑N ENGINEERING, INC_ Wellness Medical Center Project Location & FIGURE 1 September 21, 2021 1 Roadway Classification M DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 k� -sivaa'rw,v�t dQtl NV9d MIS AdVNII(Milbd z�:t�o-9[srz]'xvs _..._.. _ , LSSV679h '��x £0!y£tl01a0ij'S3'Id'dN c . � � � 0lz3:kns"afuldnanDsuV1009IT 1 6� bVC VC]RI =1 S3�dVN � ��-����; a� r � sU33HION3ONwnsNO3VGU � � � �' � ❑VOd 331VAOMM-13Z)dVd �d LST 41$s 11Me n � a I o� •+a er ��7aa�1Fn�-1 ! --------- rfrtttY ---Y.e A. x 8I16 9IIe j II II (9 % II II W o� --� ly uj c i if II o 0 17, I �� c�`i'I F it fl ♦ I ti 01 I LEI! j s E,1 II "x- Ar I i!1 II j {Tr3 011ie a r i ;x4 •' L � r �, I — — — — � � H rcrsr rs e x mr iN7 I v7S3 d W 7 vl++&Rt vs Y ICI m ro DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 TABLE 1 TRIP GENERATION COMPUTATIONS Wellness Medical Center - Immokalee Read 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) T Ln(T) = 0_89i_n(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 M-1 DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 r. r l[] U L Q1 -5 NORTH 0 m N.T.S. L U O LC] a a• �Immakalee Rd v L 0 01 O Tree m Road W v Wolfe Ra d a Vanderbilt each Rd 4� I Vanderbilt Beach Rd Z 0 Ln D '0 3 � M o c L 0 Q] -J a0 I Pine Ridge kad —� I 11W M SW I13th Aw 511 I I15ih M SN I Green Boulevard �I 01 m CID Golden Cake ID r ,— � I •� ---- T I I v 0 In 0 W G' 1� Golden Gate Boulevard ---------rr. r...r--.ram------------- l'i'1 ini *11 t�►l•0J Parkway LEGEND sue- Project Traffic Distribution by Percentage JMTRANSPQRTATiot-4 ENCafNEERING, i NC. Wellness Medical Center Project Generated September 21, 2021 Traffic Distribution FIGURE 2 M 8 DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 �w C cu w ua aaa aaaa a _Ez zzz zzzz z U� cn a o a -.-0- -.-0- o a o 47 a o0o CDO o a K•d U L Q a a o 0 0 0�� o � C,) C\1 co m CV CV N C\! N _ w+ V? V � •o c of w z z z w w z 0 a z L � [} L Q co (C] tf') Cam! CO ca 01. 0 Z t3 L L_ 'o Z � woo � � w w cn a d a Q L A 0 = NC O i 0� LO r CO T LO ODr LC? LO 00 LO a a a > 0 - - � o w N r W a N CV r� wa „oCU J w a) 0 000 000o CD m �" Q p o �N �c000 �m�� L) H W a 0 ©>N �p❑ ww❑ wwww ❑ a (O CD [fl ❑ C� Cfl [� N aD U W W v 0 it3 N -� � cn r' CO — « Cil M C: 0 m ca .0 o 0 a -a a o 0 Q. ? t� O a d 2 m T N Y D .O 7 0 Q] Oz Ck' aOi c�a Cfl C ) 0L_ Q N Q) O C O �6y7 �Oy7 � ~ 07 CJ C7 N C3 O °7 D_ ac � a z > O V V � of M6d w a 1 0 F � m ae m w E cm 0 o r c a -7 r ni ry o DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 U � N y O H It:C_CD o 'a r �_ ti +• s CD �N LO UD to N [p .SC N C Cr7 N N i`7 Q �e M (n a m Ls a a a� 4 alid rl- Cr) u, 0 LO LO LO s 00 M CIO LO� Nt r` r` r` 7 b U)''ww •C W m 0 C � J O -lc rn C+3 u7 Cy t- It It r m aC [V i- N m [V CV m 0 a a a- CLm > 0 CD CD 4 J �5+ L N L of+�.+ Q C o O 0 D 0 P o O a o o 0 CD r r p O (D CD�r A S V N Cr] m [] I:i Qc� LLJ .J QI z cn z W W w Ill Qa F to a `-' 0 0 0 0 o CD C 0 N¢ N N N N N �y 0 -0 N a —' CD Gm� N m as m -0 0 a- m a m o -0 a �_ o a O : > � U) N — o C� m o ,n C7 c [n y Cp (113 > 0 m no U n M O 0 C'] u] U rn 0 O 0 a � W m C O E o E U Cn s r CV r r CV C\r 0 o ci � � � � AA d DocuSign Envelope ID: OFD4A361-A845-4D4B-BD5D-D9B240398597 7 = W (moo= N L QI ❑ C� f.7 ❑ ❑ ❑ LEJ N 0 J M m a Y a L 0 0 0 +_ (D ❑ U cu a r L-0 CD I— 00 00 -a L 00 LC] f` CA 00 OS C] o � O C7 0 C7 C7 C7 C7 �1 If Y CL O >= p a a v v a(D (D a s C) a a a a a o M m n� m a m U) L ❑ _ L --:I-co C7 Co cr7 r co NC) � (D C~ d SV _ C%4 CC ct N r N Cr] CV cm Cr] [n fL `V) Y *' a Q o LII ❑I z z z w w a Z z L Q L �s7 N L a > f1 0 L] z aa a of co rn u) w Lu IL CL a o D c J p 04 y L 0L! ❑� ❑ co U ❑ ❑ ❑ w W > N U J ° a m .,J LE H? m a o` z co z w w w w 0 � � o a �Q4��� L N M 0 v N r N [+] N N CrS ❑ a. �e a ❑ Q o1❑mc) ❑❑❑w a o :� a N= co(D m � M o v CCe) o-L�00�a) (DCDo� C 4 ca p t— .— N N N N , Q. N [� C m j O - 0 0 > ? ur U i6 J DO U uy O � (D O C0 0 D) t= lf7 ca > ti o CD U] U V c � fY v 0 as Y C 0 o C) r N r r C� { CD 0 0 co T CO Ce) m � � AA