The URL can be used to link to this page

Agenda 04/23/2024 Item #17A (Ordinance - to increase the gross floor area of commercial and indoor, air conditioned mini and self-storage warehouse)17.A 04/23/2024 EXECUTIVE SUMMARY Recommendation to approve an Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance No. 89-05, as amended, the Collier County Growth Management Plan for the unincorporated area of Collier County, Florida, specifically amending the Future Land Use Element and Future Land Use Map and Map Series by changing the designation of 2.4 acres of land from Urban Residential Subdistrict, Mixed Use District to Urban -Commercial District, Livingston Road/Veterans Memorial Boulevard Commercial Infill District, and amending the Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict to increase the gross floor area of commercial and indoor, air- conditioned, mini- and self -storage warehouse (SIC Code 4225) uses to 100,000 square feet, of which commercial gross floor area is limited to 50,000 square feet; to add select convenience retail and service uses including gas stations and car washes; directing transmittal of the adopted amendment to the Florida Department Of Commerce; providing for severability and providing for an effective date. The subject property is located at the southeast intersection of Livingston Road and Veterans Memorial Boulevard in Section 13, Township 48 South, Range 25 East, consisting of 4.68f acres; [PL202200032251. (Companion Item PUDZ PL20220003226, Item #28371) OBJECTIVE: To have the Board of County Commissioners (Board) approve (adopt) the proposed small-scale amendment to the Growth Management Plan (GMP) and approve said amendment for transmittal to the Florida Department of Commerce. CONSIDERATIONS: The applicant seeks a small-scale Growth Management Plan (GMP) amendment to the Future Lane Use Element (FLUE), specifically to expand the Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict by redesignating f2.39 acres from Urban Residential Subdistrict to Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict, and to expand the permitted commercial intensity of the Subdistrict. Specifically, the applicant seeks to expand the permitted commercial intensity of the Subdistrict to permit a maximum of 100,000 square feet of gross floor area of indoor air-conditioned mini- and self -storage warehouse (SIC 4225), and up to 50,000 square feet of gross floor area of Commercial Professional (C-1) through Commercial Intermediate (C-3) commercial uses. The applicant also seeks to amend the countywide Future Land Use Map (FLUM) and the Subdistrict inset map in the FLUM series of the FLUE. The proposed GMP Amendment is attached as Exhibit "A." The f4.68-acre site is zoned C-1 and Agricultural and consists of two parcels (Folio Numbers 00149720005 and 00150080006), both of which are currently undeveloped. The northern parcel is designated Urban, Urban Commercial District, Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict, and the southern parcel is designated Urban, Urban Mixed -Use District, Urban Residential Subdistrict, all as identified on the FLUM. Existing land uses in the surrounding area are primarily residential, with a mix of single-family and multifamily. Community facilities in the area include Veterans Memorial Elementary School, approximately 750 feet west of the project site; North Collier Fire Rescue District, approximately 850 feet south of the site; and Aubrey Rogers High School, approximately 1.25 miles west of the site. The entire subject property lies within the Northwest Transportation Concurrency Management Area (TCMA), an area where traffic management strategies are employed to reduce traffic impacts. This TCMA is bounded by the Collier — Lee County Line on the north side, I-75 right-of-way on the east side, Pine Ridge Road on the south side, and the Gulf of Mexico on the west side. Veterans Memorial Boulevard currently extends approximately 1.25 miles west and terminates at the entrance of Aubrey Rogers High School; extension of the road west to Old 41 and US 41 North is identified as fully funded in the 2023 Annual Update and Inventory Report & Capital Improvement Element (AUIR-CIE) for design and construction between 2024-2028. Per Chapter 163.3187, Part II, Florida Statutes, limitations are in place for this type of small-scale amendment, as identified below, followed by staff comments [italicized in brackets]. Packet Pg. 1811 17.A 04/23/2024 Process for adoption of small-scale comprehensive plan amendment. (1) A small-scale development amendment may be adopted under the following conditions: (a) The proposed amendment involves a use of 50 acres or fewer. [The amendment pertains to a property consisting of ±2.39 acres.] (b) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government's comprehensive plan but only proposes a land use change to the future land use map for a site - specific small-scale development activity. However, text changes that relate directly to and are adopted simultaneously with the small-scale future land use map amendment shall be permissible under this section. [This amendment involves a site -specific text and map location.] (c) The property that is the subject of the proposed amendment is not located within an area of critical state concern unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004 (3) and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05 (1). [The subject property is not within an Area of Critical State Concern.] (4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan pursuant to s. 163.3177. [The amendment preserves the internal consistency between and among GMP elements.] FINDINGS AND CONCLUSIONS: Based on review of this petition, including the supporting data and analysis, staff makes the following findings and conclusions. More analysis is provided in the Staff Report to the Collier County Planning Commission (CCPC). • The petition proposes to add f2.39 acres to the existing Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict and to expand the permitted commercial intensity of the Subdistrict. • There are no adverse environmental impacts as a result of this petition. • No historical or archaeological sites are affected by this amendment. • There are no transportation or public utility -related concerns as a result of this petition. • There are no concerns about impacts on other public infrastructure. • There is a reasonably demonstrated need for the proposed use. • Although staff finds the uses to be generally compatible with the surrounding area, the proposed 100,000 square feet of indoor self -storage is inconsistent with the scale of the intersection and with the intended neighborhood commercial uses. Staff recommends a reduction in the total commercial intensity of the subdistrict to 100,000 square feet or less, which is consistent with the ULI definition of Neighborhood Commercial. Environmental Findings: Environmental review staff has found this project to be consistent with the Conservation & Coastal Management Element (CCME). A minimum of 0.44 acres (10%) of native vegetation is required to be preserved. This project does not require Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. Environmental Services staff recommends approval of the proposed petition. FISCAL IMPACT: Petition fees account for staff review time and materials and for the cost of associated legal advertising/public notice for the public hearings. Therefore, no fiscal impact to Collier County will result from the adoption of this amendment. GROWTH MANAGEMENT IMPACT: Adoption of the proposed amendment by the Board and its transmittal to the Florida Department of Commerce will commence the Department's (30) thirty -day challenge period for any Packet Pg. 1812 04/23/2024 affected person. Provided the small-scale amendment is not challenged, it becomes effective (31) thirty-one days after Board adoption. LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is authorized by, and subject to the procedures established in, Chapter 163, Part II, Florida Statutes, The Community Planning Act, and by Collier County Resolution No. 12-234, as amended. The Board should consider the following criteria in making its decision: "plan amendments shall be based on relevant and appropriate data and an analysis by the local government that may include but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue." 163.3177(1)(f), F.S. In addition, s. 163.3177(6)(a)2, F.S. provides that FLUE plan amendments shall be based on surveys, studies, and data regarding the area, as applicable including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of non -conforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The need to modify land uses and development patterns with antiquated subdivisions. i. The discouragement of urban sprawl. j. The need for job creation, capital investment, and economic development that will strengthen and diversify the community's economy. And FLUE map amendments shall also be based upon the following analysis pe s. 163.3177(6)(a)8, F.S.: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. This item is approved as to form and legality. It requires an affirmative vote of four for approval because this is an Adoption hearing of the GMP amendment. (HFAC) STAFF RECOMMENDATION TO CCPC: To forward petition PL20220003225 Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict GMPA to the Board of County Commissioners with a recommendation to approve and adopt and transmit to the Florida Department of Commerce and other statutorily required agencies, with the following condition: • Reduce the total permitted commercial intensity of the subdistrict to 100,000 square feet or less. Packet Pg. 1813 17.A 04/23/2024 CCPC RECOMMENDATION: The CCPC heard this petition at their March 7, 2024, meeting. Two public speakers, Jerry Garland, and Bill Bowden, inquired about the gasoline station, retail, and traffic generated. The petitioner's agent responded that the project would have required setbacks and buffer landscape. They explained they will meet the State of Florida gas station regulations and showed proposed distances from the gas station to adjacent residential. The Planning Commission voted unanimously to forward both petitions to the Board with a recommendation of approval subject to a total commercial maximum of 100,000 square feet. RECOMMENDATION: To adopt the Ordinance and transmit petition PL20220003225 to the Florida Department of Commerce and other statutorily required agencies providing for a total 100,000 of commercial square footage. Prepared by: James Sabo, AICP, Comprehensive Planning Manager ATTACHMENT(S) 1. Staff Report Livingston Veterans Memorial (PDF) 2. Attachment A GMPA Ordinance 031324 (PDF) 3. [Linked] Attachment B - Applicant CCPC Backup (PDF) 4. Attachment C - Public Input (PDF) 5. Attachment D - Affidavit of Posting Notice and Exhibit (PDF) 6. legal ads - agenda IDs 28371 & 28328 (PDF) Packet Pg. 1814 17.A 04/23/2024 COLLIER COUNTY Board of County Commissioners Item Number: I TA Doc ID: 28328 Item Summary: Recommendation to approve an Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance No. 89-05, as amended, the Collier County Growth Management Plan for the unincorporated area of Collier County, Florida, specifically amending the Future Land Use Element and Future Land Use Map and Map Series by changing the designation of 2.4 acres of land from Urban Residential Subdistrict, Mixed Use District to Urban -Commercial District, Livingston Road/Veterans Memorial Boulevard Commercial Infill District, and amending the Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict to increase the gross floor area of commercial and indoor, air-conditioned, mini- and self -storage warehouse (SIC Code 4225) uses to 100,000 square feet, of which commercial gross floor area is limited to 50,000 square feet; to add select convenience retail and service uses including gas stations and car washes; directing transmittal of the adopted amendment to the Florida Department Of Commerce; providing for severability and providing for an effective date. The subject property is located at the southeast intersection of Livingston Road and Veterans Memorial Boulevard in Section 13, Township 48 South, Range 25 East, consisting of 4.68f acres; [PL20220003225]. (Companion Item PUDZ PL20220003226, Item #28371) Meeting Date: 04/23/2024 Prepared by: Title: — Zoning Name: James Sabo 03/25/2024 12:23 PM Submitted by: Title: Zoning Director — Zoning Name: Mike Bosi 03/25/2024 12:23 PM Approved By: Review: Growth Management Community Development Department Diane Lynch Zoning Mike Bosi Division Director Planning Commission Diane Lynch GMCDD Reviewer GMD Approver Completed 04/02/2024 4:56 PM Completed 04/03/2024 10:56 AM Completed 04/10/2024 1:28 PM Unknown Jaime Cook GMCDD Reviewer Completed 04/15/2024 9:20 AM Growth Management Community Development Department James C French Growth Management Completed 04/16/2024 11:31 AM County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 04/16/2024 1:53 PM County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 04/16/2024 2:19 PM Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Office of Management and Budget Laura Zautcke OMB Reviewer County Manager's Office Amy Patterson Level 4 County Manager Review Board of County Commissioners Geoffrey Willig Meeting Pending Completed 04/16/2024 2:25 PM Completed 04/16/2024 4:44 PM Completed 04/17/2024 11:53 AM 04/23/2024 9:00 AM Packet Pg. 1815 17.A.a PL20220003225 Coi Lire-r Co�.-r�.ty STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION, COMPREHENSIVE PLANNING SECTION HEARING DATE: March 7, 2024 SUBJECT: PL20220003225 GROWTH MANAGEMENT PLAN AMENDMENT (GMPA): LIVINGSTON ROAD/VETERANS MEMORIAL BOULEVARD COMMERCIAL INFILL SUBDISTRICT (ADOPTION HEARING) COMPANION TO: PL20220003226 LIVINGSTON VETERANS COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD) ELEMENTS: FUTURE LAND USE ELEMENT AGENT/APPLICANT: Agents: Christopher Scott, AICP Richard D. Yovanovich, Esq. Peninsula Engineering Coleman, Yovanovich & Koester, P.A. 2600 Golden Gate Parkway 4001 Tamiami Trail N, Suite 300 Naples, FL 34104 Naples, FL 34103 Owner: Livingston Veterans Commercial, LLC 4980 Tamiami Trail North, #201 Naples, FL 34103 GEOGRAPHIC LOCATION: The f4.68-acre subject property consists of two parcels and is located at the southeast corner of the intersection of Livingston Road and Veterans Memorial Boulevard in Section 13, Township 48 South, Range 25 East, Collier County, Florida. Packet Pg. 1816 �1 1 ' - MF.OITERR -Fell t CT JY' IL r 1 111 nteroaso W 9r'� 1 R yam , ,j. jo i R .: n G 1 s �e I _ _ Opp ,. 1 j r- - -Alu- a.CIR- 7J _ ei SUBJECT SIT a tow Al I. I IRARI'lin A6erd nWAY A r � i BRAuooN;,� a - u�, A ILI 17.A.a PL20220003225 REQUESTED ACTION: The applicant proposes a small-scale Growth Management Plan (GMP) amendment to the Future Lane Use Element (FLUE), specifically to expand the Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict by redesignating ±2.39 acres from Urban Residential Subdistrict to Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict, and to expand the permitted commercial intensity of the Subdistrict. The applicant also proposes to amend the countywide Future Land Use Map (FLUM) and the Subdistrict inset map in the FLUM series of the FLUE. The proposed GMP Amendment is attached as Exhibit "A." PURPOSE/DESCRIPTION OF PROJECT: To redesignate f2.39 acres from Urban Residential Subdistrict to Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict, and to expand the permitted commercial intensity of the Subdistrict to permit a maximum of 100,000 square feet of gross floor area of indoor air-conditioned mini - and self -storage warehouse (SIC 4225), and up to 50,000 square feet of gross floor area of Commercial Professional (C-1) through Commercial Intermediate (C-3) commercial uses. A companion petition (PL20220003226) would rezone the property from C-1 zoning district and Rural Agricultural (A) zoning district to Commercial Planned Unit Development (CPUD). EXISTING CONDITIONS: Subject Property: The ±4.68-acre site is zoned C-1 and Agricultural and consists of two parcels (folio numbers 00149720005 and 00150080006), both of which are currently undeveloped. The northern parcel is designated Urban, Urban Commercial District, Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict, and the southern parcel is designated Urban, Urban Mixed -Use District, Urban Residential Subdistrict, all as identified on the FLUM. Surrounding Lands: North — Future Land Use Designation: Urban Residential Subdistrict. Zoned: Mediterra PUD. Land Use: single-family residential (across Veterans Memorial Boulevard, a local road). East — Future Land Use Designation: Livingston Road/Veterans Memorial Boulevard East Residential Subdistrict. Zoned: Altura PUD. Land Use: multifamily residential. South — Future Land Use Designation: Livingston Road/Veterans Memorial Boulevard East Residential Subdistrict. Zoned: Allura PUD. Land Use: multifamily residential. West — Future Land Use Designation: Urban Residential Subdistrict. Zoned: Agricultural. Land Use: undeveloped lot (across Livingston Road, a major arterial). In summary, the existing land uses in the surrounding area are primarily residential, with a mix of single- family and multifamily. Community facilities in the area include Veterans Memorial Elementary School, approximately 750 feet east of the project site; North Collier Fire Rescue District, approximately 850 feet south of the site; and Aubrey Rogers High School, approximately 1.25 miles east of the site. The entire subject property lies within the Northwest Transportation Concurrency Management Area (TCMA), an area where traffic management strategies are employed to reduce traffic impacts. This TCMA is bounded by the Collier — Lee County Line on the north side, I-75 right-of-way on the east side, Pine Ridge Road on the south side, and the Gulf of Mexico on the west side. Veterans Memorial Boulevard currently extends approximately 1.25 miles west and terminates at the entrance of Aubrey Rogers High Packet Pg. 1818 17.A.a PL20220003225 School; extension of the road west to Old 41 and US 41 North is identified as fully funded in the 2023 Annual Update and Inventory Report & Capital Improvement Element (AUIR-CIE) for design and construction between 2024-2028. BACKGROUND AND ANALYSIS: The FLUE currently designates the northern parcel of the subject property as Urban, Urban Commercial District, Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict, and the southern parcel as Urban, Urban Mixed -Use District, Urban Residential Subdistrict. The Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict was established by Ordinance 2004-71 on October 26, 2004, to allow those office uses, medical uses, and financial institutions permitted by right and by conditional use within the C-1 zoning district. It was designed to serve surrounding residential uses and was limited to a maximum commercial intensity of 50,000 square feet and a maximum height of 35 feet. The original ±2.25 acres were rezoned from Agricultural to C-1 by Ordinance 2006-23, but no C-1 uses were ever developed on the property. The Urban Residential Subdistrict is intended to provide for higher densities in an area with fewer natural resource constraints and where existing and planned public facilities are concentrated. The applicant proposes to expand the Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict by redesignating f2.39 acres from Urban Residential Subdistrict to Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict and to expand the permitted commercial intensity of the Subdistrict to allow a maximum of 100,000 square feet of gross floor area of indoor air-conditioned mini - and self -storage warehouse (SIC 4225), and up to 50,000 square feet of gross floor area of C-1 through C- 3 commercial uses. Compatibility (including appropriateness of the location) and commercial need for this project are identified by staff as the main areas of concern to address. Compatibilit. FLUE Policy 5.6 requires new land uses to be compatible with and complementary to surrounding land uses. In reviewing the appropriateness of the requested uses and intensity on the subject site, a compatibility analysis might include a review of allowed use intensities and densities, development standards (building heights, setbacks, landscape buffers, etc.), building mass, building location, and orientation, architectural features, amount and type of open space, and location. The area surrounding the proposed subdistrict is generally residential and institutional in nature, as demonstrated in the Existing Conditions section of this report. Planning principals support locating higher - intensity development closer to major roadways, with use intensities transitioning lower into residential neighborhoods. Relevant to transitioning intensities, the project is bounded to the south and east by a multifamily development (Allura PUD) which allows a maximum of 8.55 dwelling units per acre and a maximum actual height of 50 feet. Additionally, staff concurs with the applicant's assertion that the intersection of Livingston Road, a major arterial, and Veterans Memorial, a planned future collector, is a suitable location for commercial uses to support the surrounding residential and community facilities, particularly the proposed C-1 through C-3 uses. Per the Urban Land Institute (ULI), 50,000 square feet of C-1 — C-3 uses can be categorized as Neighborhood Commercial, which is generally intended to meet the daily needs of the immediate neighborhood. One hundred thousand (100,000) square feet of indoor self -storage would be categorized as Community Commercial. Although self -storage is a relatively low -impact use in terms of traffic and overall intensity, the scale of the proposed self -storage development is inconsistent with the size and nature of the intersection. The chart below compares several self -storage facilities, which are approximately 100,000 square feet or larger. Of the eleven facilities listed, five are located in Mixed Use Activity Centers, and four are considered consistent by policy (retained their commercial or industrial zoning during the 1991 downzoning) or pre- date the 1991 Growth Management Plan. The two remaining facilities are located within subdistricts created 4 Packet Pg. 1819 17.A.a PL20220003225 by site -specific Growth Management Plan amendments, both at intersections with similarly scaled commercial development (Collier Boulevard/Vanderbilt Beach Road and Immokalee Road/Randall Boulevard). In order to be consistent in scale with the intersection at Livingston Road and Veterans Memorial Boulevard, staff is recommending a reduction in the total commercial intensity of the subdistrict to 100,000 square feet or less, which is consistent with the ULI definition of Neighborhood Commercial. FACILITY ADDRESS FLU DESIGNATION AREA (SQ FT) NAME Life Storage 111201 Tamiami TRL Urban Residential** 90,972 The Lock 2295 Tamiami TRL E Urban Residential, Bayshore/Gateway 91 106 Up Triangle Redevelopment Overlay** ' Public 13191 Tamiami TRL Mixed Use Activity Center #18 94,191 Storage E Cube Smart 7205 Vanderbilt WAY Vanderbilt Beach Road/Collier 95,550 Commercial Subdistrict Hide -Away 1597 Pine Ridge RD Urban Residential* 100,368 Storage Extra Space 5304 Useppa WAY Mixed Use Activity Center #4 104,364 Store All 8D7R05 Addison Place Mixed Use Activity Center #3 105,000 Extra Space p 10550 Goodlette- Urban Residential** 115,824 Frank RD Cube Smart 750 Valley Stream DR Mixed Use Activity Center #17 120,752 Winchester 13755 Winchester Immokalee Rd/Estates Commercial 128,742 Storage TRL Subdistrict Life Storage 7391 Rattlesnake Mixed Use Activity Center #7 153,548 Hammock RD *PUD pre -dates 1991 GMP **Consistent by Policy Compatibility can be more specifically addressed within the companion zoning petition, but staff finds that, with a reduction in the permitted self -storage square footage, the requested uses will be compatible with the surrounding area and that this is an appropriate location to provide for a mix of commercial uses. Needs Analysis: Real Estate Econometrics, Inc. conducted a market demand analysis ("Retail, Fuel Station, Self -Storage Analysis" is included in the backup materials) for general retail, gasoline service stations, and self -storage at the subject site. Staff notes the following from the market analysis: • The population of Collier County is projected to total 597,695 residents by 2045, an annual growth rate of approximately 2% per year. • Within the 10-minute drive time market area utilized for general retail, the 2021 population was 38,309 or 9.8% of the total population, projected to grow to 57,890 by 2045. • The market analysis for general retail indicates an allocation ratio of 1.13 for the 2030 horizon, which is below the County's maximum 1.15 allocation ratio. • Within the 5-minute drive time market area utilized for gasoline service stations, the 2021 population was 6,490, and the number of households was 3,200. Within the market area, 37.89% of the population is part of the workforce (employed population over 16 years old). • Per ESRI data, gallons of fuel consumed in the market area will see a demand increase of 12.53% between 2021 and 2024. • The addition of the project to the market area will result in a surplus of 0.66% of the supply of gasoline, which will not adversely affect the balance of supply and demand. Packet Pg. 1820 17.A.a PL20220003225 • Within the 3-mile market area used for self -storage, the 2020 population was 42,307, project to grow to 53,945 by 2026. • The proposed 100,000 square feet of self -storage will ultimately result in a deficit of nearly 107,000 square feet for the 2030 horizon. Based on the market analysis, staff agrees with the applicant that the provided data and analysis reasonably demonstrates a need for the proposed project. CRITERIA FOR GMP AMENDMENTS FLORIDA STATUTES: Data and analysis requirements for comprehensive plans and plan amendments are noted in Chapter 163, F.S., specifically as listed below. Section 163.3177(1)(f), Florida Statutes: (f) All mandatory and optional elements of the comprehensive plan and plan amendments shall be based upon relevant and appropriate data and an analysis by the local government that may include, but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the comprehensive plan or plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary, indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be deemed a part of the comprehensive plan unless adopted as a part of it. Copies of such studies, surveys, data, and supporting documents for proposed plans and plan amendments shall be made available for public inspection, and copies of such plans shall be made available to the public upon payment of reasonable charges for reproduction. Support data or summaries are not subject to the compliance review process, but the comprehensive plan must be clearly based on appropriate data. Support data or summaries may be used to aid in the determination of compliance and consistency. 2. Data must be taken from professionally accepted sources. The application of a methodology utilized in data collection or whether a particular methodology is professionally accepted may be evaluated. However, the evaluation may not include whether one accepted methodology is better than another. Original data collection by local governments is not required. However, local governments may use original data so long as methodologies are professionally accepted. The comprehensive plan shall be based upon permanent and seasonal population estimates and projections, which shall either be those published by the Office of Economic and Demographic Research or generated by the local government based upon a professionally acceptable methodology. The plan must be based on at least the minimum amount of land required to accommodate the medium projections as published by the Office of Economic and Demographic Research for at least a 10-year planning period unless otherwise limited under s. 380.05, including related rules of the Administration Commission. Absent physical limitations on population growth, population projections for each municipality and the unincorporated area within a county must, at a minimum, be reflective of each area's proportional share of the total county population and the total county population growth. Section 163.3177(6)(a)2., Florida Statutes: 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. 6 Packet Pg. 1821 17.A.a PL20220003225 d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses inconsistent with the community's character. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. i. The need for job creation, capital investment, and economic development that will strengthen and diversify the community's economy. j. The need to modify land uses and development patterns within antiquated subdivisions. Section 163.3177(6)(a)8., Florida Statutes: (a) A future land use plan element designating proposed future general distribution, location, and extent of the uses of land for residential uses, commercial uses, industry, agriculture, recreation, conservation, education, public facilities, and other categories of the public and private uses of land. The approximate acreage and the general range of density or intensity of use shall be provided for the gross land area included in each existing land use category. The element shall establish the long-term end toward which land use programs and activities are ultimately directed. 8. Future land use map amendments shall be based upon the following analyses: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. The petitioner must provide appropriate and relevant data and analysis to address the statutory requirements for a Plan Amendment. For this petition, the applicant provided a market analysis ("Retail, Fuel Station, Self -Storage Needs Analysis"). Section 163.3187, Florida Statutes: Process for adoption of small-scale comprehensive plan amendment. (1) A small-scale development amendment may be adopted under the following conditions: (a) The proposed amendment involves a use of 50 acres or fewer. [The subject site comprises ±4.68 acres.] (b) (The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government's comprehensive plan but only proposes a land use change to the future land use map for a site -specific small-scale development activity. However, text changes that relate directly to and are adopted simultaneously with the small-scale future land use map amendment shall be permissible under this section. [This amendment includes a text change to the Comprehensive Plan, which is directly related to the proposed future land use map amendment.] (c) The property that is the subject of the proposed amendment is not located within an area of critical state concern unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004(3), and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). [The subject property is not located within an Area of Critical State Concern.] (d) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan pursuant to s. 163.3177. Corrections, updates, or modifications of current costs which were set out as part of the comprehensive plan shall not, for the purposes Packet Pg. 1822 17.A.a PL20220003225 of this act, be deemed to be amendments. [This amendment preserves the internal consistency of the plan and is not a correction, update, or modification of current costs that were set out as part of the comprehensive plan.] NEIGHBORHOOD INFORMATION MEETING (NIM) NOTES: The NIM was held on October 24, 2023, at the Collier County Library Headquarters Branch Sugden Theater (2385 Orange Blossom Road, Naples, Florida). The meeting commenced at approximately 5:30 p.m. and adjourned at approximately 6:00 p.m. Thirteen members of the public attended the meeting in person, and four attended via Zoom. The applicant's agent, Christopher Scott, AICP, explained the request for the proposed rezone and the companion small-scale Growth Management Plan amendment. A full transcript of the NIM and other documentation is included in the CCPC backup materials. FINDINGS AND CONCLUSIONS: • The petition proposes to add f2.39 acres to the existing Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict and to expand the permitted commercial intensity of the Subdistrict. • There are no adverse environmental impacts as a result of this petition. • No historical or archaeological sites are affected by this amendment. • There are no transportation or public utility -related concerns as a result of this petition. • There are no concerns about impacts on other public infrastructure. • There is a reasonably demonstrated need for the proposed use. • Although staff finds the uses to be generally compatible with the surrounding area, the proposed 100,000 square feet of indoor self -storage is inconsistent with the scale of the intersection and with the intended neighborhood commercial uses. Staff recommends a reduction in the total commercial intensity of the subdistrict to 100,000 square feet or less, which is consistent with the ULI definition of Neighborhood Commercial. Environmental Findings: Environmental review staff has found this project to be consistent with the Conservation & Coastal Management Element (CCME). A minimum of 0.44 acres (10%) of native vegetation is required to be preserved. This project does not require Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. Environmental Services staff recommends approval of the proposed petition. LEGAL REVIEW: The County Attorney's Office reviewed the Staff Report for this petition on February 8, 2024. STAFF RECOMMENDATION: Staff recommends the Collier County Planning Commission forward petition PL20220003225 Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict GMPA to the Board of County Commissioners with a recommendation to approve and adopt and transmit to the Florida Department of Commerce and other statutorily required agencies, with the following condition: • Reduce the total permitted commercial intensity of the subdistrict to 100,000 square feet or less. NOTE: This petition has been tentatively scheduled for the April 23, 2024 BCC meeting. Packet Pg. 1823 17.A. b ORDINANCE NO. 2024- AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO.89- 05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES BY CHANGING THE DESIGNATION OF 2.4 ACRES OF LAND FROM URBAN RESIDENTIAL SUBDISTRICT, MIXED USE DISTRICT TO URBAN -COMMERCIAL DISTRICT, LIVINGSTON ROAD/VETERANS MEMORIAL BOULEVARD COMMERCIAL INFILL DISTRICT AND AMENDING THE LIVINGSTON ROAD/VETERANS MEMORIAL BOULEVARD COMMERCIAL INFILL SUBDISTRICT TO INCREASE THE GROSS FLOOR AREA OF COMMERCIAL AND INDOOR, AIR-CONDITIONED, MINI- AND SELF -STORAGE WAREHOUSE (SIC CODE 4225) USES TO 100,000 SQUARE FEET, OF WHICH COMMERCIAL GROSS FLOOR AREA IS LIMITED TO 50,000 SQUARE FEET; TO ADD SELECT CONVENIENCE RETAIL AND SERVICE USES INCLUDING GAS STATIONS AND CAR WASHES; DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMERCE; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. THE SUBJECT PROPERTY IS LOCATED AT THE SOUTHEAST INTERSECTION OF LIVINGSTON ROAD AND VETERANS MEMORIAL BOULEVARD IN SECTION 13, TOWNSHIP 48 SOUTH, RANGE 25 EAST, CONSISTING OF 4.68=L ACRES; [PL20220003225] WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Community Planning Act of 2011 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans; and WHEREAS, Livingston Veterans Commercial, LLC, requested an amendment to the Future Land Use Element and Future Land Use Map and Map Series; and WHEREAS, pursuant to Subsection 163.3187(1), Florida Statutes, this amendment is considered a Small -Scale Amendment; and [22-CMP-01146/1851270/1] 61 Livingston Veterans Memorial GMPA PL20220003225 3/12/24 Pagel of 3 Packet Pg. 1824 17.A. b WHEREAS, the Subdistrict property is not located in an area of critical state concern or a rural area of opportunity; and WHEREAS, the Collier County Planning Commission (CCPQ on March 7, 2024 considered the proposed amendment to the Growth Management Plan and recommended approval of said amendment to the Board of County Commissioners; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and held public hearings concerning the proposed adoption of the amendment to the Future Land Use Element and Future Land Use Map and Map Series of the Growth Management Plan on ; and WHEREAS, all applicable substantive and procedural requirements of law have been met. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH MANAGEMENT PLAN The Board of County Commissioners hereby adopts this small-scale amendment to the Future Land Use Element and Future Land Use Map and Map Series in accordance with Section 163.3184, Florida Statutes. The text and map amendment are attached hereto as Exhibit "A" and incorporated herein by reference. SECTION TWO: TRANSMITTAL TO THE FLORIDA DEPARTMENT OF COMMERCE The Board of County Commissioners directs transmittal of the adopted amendment to the Florida Department of Commerce. SECTION THREE: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION FOUR: EFFECTIVE DATE. The effective date of this plan amendment, if the amendment is not timely challenged, shall be 31 days after Board approval. If timely challenged, this amendment shall become effective on the date the state land planning agency or the Administration Commission enters a final order determining this adopted amendment to be in compliance. No development orders, development permits, or land uses dependent on this amendment may be issued before it has become effective. [22-CMP-01146/1851270/1] 61 Livingston Veterans Memorial GMPA PL20220003225 3/12/24 Page 2 of 3 Packet Pg. 1825 17.A. b PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this day of , 2024. ATTEST: CRYSTAL K. KINZEL, CLERK By: Deputy Clerk Approved as to form and legality: Heidi Ashton-Cicko, Managing Assistant County Attorney BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA CHRIS HALL, Chairman Attachment: Exhibit A — Proposed Text Amendment & Map Amendment [22-CMP-01146/1851270/1] 61 Livingston Veterans Memorial GMPA PL20220003225 3/12/24 Page 3 of 3 Packet Pg. 1826 Exhibit A PL20220003225 17.A. b EXHIBIT A FUTURE LAND USE ELEMENT *** *** *** *** *** *** *** *** *** *** *** *** *** C. Urban Commercial District *** *** *** *** *** *** *** *** *** *** *** *** *** 1. Mixed Use Activity Center Subdistrict *** *** *** *** *** *** *** *** *** *** *** *** *** 9. Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict [page 71] This Subdistrict consists of +/- 4.68 2-.2-5 acres and is located at the southeast corner of the intersection of Livingston Road and LiViRgs n QeadiEast West to he hnOWR as Veteran's Memorial Boulevard. The S bdistriet allows these effiee uses. me`Jiral uses and financial ubdistri opted QGteber 04 by Qrdinance Ale 2004 71 This Subdistrict is �maarr �c �L Z �rz�vTrT designed to provide a variety of commercial uses to serve the surrounding residential and institutional uses within a convenient travel distance to the subject property. It isT designed Development within the Subdistrict is to be compatible with the neighboring residential uses and shall be subject to the following: thrnunh the development standards n reiii-lerJ herein aleng with ether planning nensideretiens , a. The maximum development intensity allowed is 100,000 square feet of commercial gross floor area and indoor self -storage gross floor area, of which commercial gross floor area is limited to 50,000 square feet. o€bu+IdFng b. The with a maximum buildina height is of 3 stories, not to exceed 35 feet zoned height and 45 feet actual height. °neeGG to the nrenert y Within the Subdistrict shall only he permitted from VeteraRS MemeFial BewlevaFd. There shall be no aGGess permitted d ireetl y to er frern I iyingsten Read c. Allowable uses shall be limited to: 1. All permitted uses in the C-1. Commercial Professional and General Office Zonin District of the Collier County Land Development Code (LDC) in effect at adoption of this ordinance 2. Amusement and Recreation Services (SIC 7911, 7991, 7999 limited to gymnastics, ludo, karate and voila instruction) 3. Apparel and Accessory Stores (SIC 5611-5699) 4. Banks, Credit Unions and Trusts (SIC 6011-6099) 5. Business Services (SIC 7334-7336. 7389 limited to draftina service. interior desian. notary, and paralegal services Page 1 of 4 Words underlined are added; words struck -through are deleted. 3/12/2024 Packet Pg. 1827 Exhibit A PL20220003225 17.A. b 6. Candy, Nut and Confectionary Stores (SIC 5441 7. Carwash (SIC 7542) 8. Convenience Stores (SIC 5411) 9. Eatina Places (SIC 5812) 10. Food Stores (SIC 5411-5499 11. Gasoline Service Stations (SIC 5541) Q a 12. Jewelry Stores (SIC 5944) 13. Membership Organizations (SIC 8611-86511 0 14. Miscellaneous Retail (SIC 5992, 5994-5995) 15. Motor freight transportation and warehousing (4225, indoor air-conditioned mini- and self -storage warehousing only) > 16. Museums and Art Galleries (SIC 8412) r_ 17. Paint, Glass and Wallpaper Stores (SIC 5231) N 18. Personal Services (SIC 7212, 7216, 7219 and 7221) 19. Any other principal use, which is comparable in nature with permitted uses in the C-1 through C-3 zoning designations, as determined by the Board of Zoning LO Appeals ("BZA") or the Hearing Examiner. M 0 0 O N N O N J d Page 2 of 4 Words underlined are added; words struck -through are deleted. 3/12/2024 O N M CO N Ile M M O d V C R C L 0 Q aC. 'C V Q E t U Q E L ci Q Packet Pg. 1828 Exhibit A 17.A. b PL20220003225 Page 3 of 4 Words underlined are added; words struck -through are deleted. 3/12/2024 a Packet Pg. 1829 Exhibit A PL20220003225 17.A. b DRAFT LIVINGSTON ROAD 1 VETERANS MEMORIAL BLVD. COMMERCIAL INFILL SUBDISTRICT COLLIER COUNTY, FLORIDA Fel cit SITE LOCATION Veterans Memorial BLVD �1 c � o to E L a ri I ADOPTE❑-xxxx LEGEND (Ord. No. xxxx) 0 150 300 600 Feet ® Livingston Road (Veterans Memorial i I I I I h BLVD. Commercial Infill Subdistrict Nage 4 oT 4 Words underlined are added; words struck -through are deleted. 3/12/2024 Packet Pg. 1830 17.A.d Nancy Gundlach From: debbie@jspaide.com Sent: Wednesday, October 25, 2023 9:14 AM To: Nancy Gundlach Cc: 'Jim Spaide'; debbie@jspaide.com Subject: FW: Gas Station Concerns EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Dear Nancy Gundlach, My husband and I live 16457 Celebrita Court in Naples. We are writing to you regarding the proposal from Andrew Saluan (Livingston Veterans Commercial, LLC) to install a gas station at the corner of Livingston and Veterans. PL20220003226 While we understand that the owners of the property would like to develop their land, and we support their right to do so, we believe a gas station would be a poor choice for that location. This property is very close to several residential homes and apartments. Mr. Saluan is asking for rezoning and for deviations from existing setback regulations. Our primary concerns are the health -related risks associated with residential proximity to gas stations. I am including several links below to articles and studies that reference these concerns (which are pronounced for children). To summarize these concerns, gasoline is comprised of over 150 chemicals, several of which pose serious health threats. Benzene, a known carcinogen, is one of the chemicals in gasoline which is vaporized whenever someone pumps fuel into their vehicle. According to the World Health Organization there is no safe level of exposure to benzene. This toxin alone is associated with several cancers as well as lung, brain, and kidney damage. The NIH National Library of Medicine did an extensive study on the effects of residential proximity to environmental hazards and included gas stations on this list. Gas stations were in the company of nuclear power plants, toxic waste sites, crop lands with pesticide applications, highly trafficked highways and auto repair shops. They found increased risk of childhood leukemia, Hodgkins Lymphoma and brain cancer in children who lived close to a gas station. Please see the study below. While we understand there are setback regulations in place, new research from Columbia University Mailman School of Health indicates that the vapors from gas station vent pipes emit up to ten times the levels of benzene and other toxins that was previously claimed. The current setbacks may no longer be safe. Mr. Saluan is asking for deviations from even the minimal setbacks. This is hard to reconcile in an area that houses many families and several schools. We appreciate all the hard work you do to protect our community and keep our residents safe. We would appreciate your help with this issue. We wanted to make you aware of our concerns and to ask for your advice on what we can do to protect our community and our children. Sincerely, Jim and Debbie Spaide 203-984-2157 203-984-6381 a Residential Proximity to Environmental Hazards and Adverse Health Outcomes Packet Pg. 1831 17.A.d https://www.ncbi.nIm.nih.gov/pmc/articles/PMC3222489/ "Risk of childhood cancer was examined in relation to residential proximity to other sources of contaminants, including industries reporting under the US Toxic Release Inventory, petrochemical plants, gas stations, repair garages, nuclear power plants, and landfill sites and hazardous waste sites. Increased risk of childhood leukemia was found with residential addresses near gas stations, repair garages, and nuclear power plants. Children whose mothers lived near industries covered under the Toxic Release Inventory during pregnancy were more likely to have brain cancer, especially if the mother lived within 1 mile of a facility with carcinogen emissions." Gas Stations Vent Far More Toxic Fumes Than Previously Thought https•//www publichealth columbia.edu/news/gas-stations-vent-far-more-toxic-fumes-previously-thought "A study led by environmental health scientists at Columbia University Mailman School of Public Health examined the release of vapors from gas station vent pipes, finding emissions were 10 times higher than estimates used in setback regulations that determine how close schools, playgrounds, and parks can be to the facilities. Findings appear in the journal Science of the Total Environment" Is It Safe to Live Near a Gas Station? https://www.scientificamerican. com/article/is-it-safe-to-live-near-gas-station/ "Despite all the modern health and safety guidelines they must follow, gas stations can still pose significant hazards to neighbors, especially children. Some of the perils include ground -level ozone caused in part by gasoline fumes, groundwater hazards from petroleum products leaking into the ground" Benzene releases from gasoline stations - Implications for human health https://www.canada.ca/en/health-canada/services/publications/healthy-living/benzene-releases-gasoline-stations- implications-human-health.html "Air dispersion modelling was used to estimate annual average benzene concentrations attributable to gasoline station emissions for varying distances from the gasoline station fence line. Specific scenarios assessed include gasoline stations with baseline, median and high yearly gasoline throughputs. Air dispersion modelling was also used to estimate the average benzene concentrations at different distances from the gasoline station fence line during the 1-hour time of average -sized tanker truck unloading, assuming the absence of vapour recovery and vent valves. For both types of releases, it is concluded that the inhalation exposures to benzene attributable to gasoline station emissions may pose unacceptable risks to human health for the general population living in the vicinity." Residential Proximity to Gasoline Stations and Risk of Childhood Leukemia https://academic.oup.com/age/article/185/l/l/2631401 "Two of the 3 studies cited provided data separately for residential proximity to gasoline stations and risk of CL, and the third provided data for proximity to gasoline stations and automotive repair garages combined. With regard to residential proximity to gasoline stations only, Brosselin et al. showed that for total CL (acute lymphatic leukemia (ALL) and acute myelogenous leukemia (AML) combined), the odds ratio was 2.1 (95% confidence interval (Cl): 1.1, 4.0; based on 19 cases). This overall odds ratio for CL was a reflection of the ALL odds ratio being 2.0 (95% Cl: 1.0, 4.0; based on 16 cases) and the AML odds ratio being 2.5 (95% Cl: 0.7, 8.8; based on 3 cases). Thus, the study demonstrated a significant 2-fold risk for total CL, as well as for ALL separately." Exposure to Benzene: A Major Public Health Concern https://iris.who.int/bitstream/handle/10665/329481/WHO-CED-PHE-EPE-19.4.2-eng.pdf?sequence=l "The main sources of benzene in the environment include automobile exhaust, industrial sources, and fuel evaporation from gasoline filling stations." a Packet Pg. 1832 17.A.d "Human exposure to benzene has been associated with a range of acute and long-term adverse health effects and diseases, including cancer and hematological effects. Exposure can occur occupationally, in the general environment and in the home as a result of the ubiquitous use of benzene -containing petroleum products, including motor fuels and solvents." Additional articles: Residential proximity to petrol stations and risk of childhood leukemia https://www.ncbi.nlm.nih.gov/pmc/articles/PMC10275799/ Is It Safe to Live Near a Gas Station? Scientists Point to Numerous Health Hazards https://fossilfuel.com/is-it-safe-to-live-near-a-gas-station-scientists-point-to-numerous-health-hazards/. Packet Pg. 1833 17.A.e (CHAPTER 8, COLLIER COUNTY ADMINISTRATIVE CODE FOR LAND DEVELOPMENT) A zoning sign(s) must be posted by the petitioner or the petitioner's agent on the parcel for a minimum of fifteen (15) calendar days in advance of the first public hearing and said sign(s) must be maintained by the petitioner or the petitioner's agent through the Board of County Commissioners Hearing. Below are general guidelines for signs, however these guidelines should not be construed to supersede any requirement of the LDC. For specific sign requirements, please refer to the Administrative Code, Chapter 8 E. The sign(s) must be erected in full view of the public, not more than five (5) feet from the nearest street right-of-way or easement. The sign(s) must be securely affixed by nails, staples, or other means to a wood frame or to a wood panel and then fastened securely to a post, or other structure. The sign may not be affixed to a tree or other foliage. The petitioner or the petitioner's agent must maintain the sign(s) in place, and readable condition until the requested action has been heard and a final decision rendered. If the sign(s) is destroyed, lost, or rendered unreadable, the petitioner or the petitioner's agent must replace the sign(s NOTE: AFTER THE SIGN HAS BEEN POSTED, THIS AFFIDAVIT OF POSTING NOTICE SHOULD BE RETURNED NO LATER THAN TEN (10) WORKING DAYS BEFORE THE FIRST HEARING DATE TO THE ASSIGNED PLANNER. AFFIDAVIT OF POSTING NOTICE STATE OF FLORIDA COUNTY OF COLLIER BEFORE THE UNDERSIGNED AUTHORITY, PERSONALLY APPEARED Christopher O. Scott WHO ON OATH SAYS THAT HE/SHE HAS POSTED PROPER NOTICE AS REQUIRED BY SECTION 10.03.00 OF THE COLLIER COUNTY LAND DEVELOPMENT CODE ON THE PARCEL COVERED IN PETITION NUMBER PL2o ZZoop ��5 � �L?oZ2goa ?j2.L�c 2600 Golden Gate Parkway OF APPLICANr OR AGENT STREET OR P.O. BOX Christopher O. Scott Naples, FL 34105 NAME (TYPED OR PRINTED) CITY, STATE ZIP STATE OF FLORIDA COUNTY OF COLLIER The foregoing instrument was sworn to and subscribed before me this 21St day of February—, 2024, by Christopher O. Scott personally known to me or who produced as identification and who did/did not take an oath. KIM D. DAVIDSON =_°; •��`; Notary Public - State of Florida =� • i "5 Commission x HH 2O1826 My Comm. Expires Feb 19, 2026 Banded through National Notary Assn. My Commission Expires: (Stamp with serial number) 06 of Notary Public O5;0.- Printed Name of Notary Public Rev. 3/4/2015 Packet Pg. 1834 17.A.e PENINSULA :NGINEERING LIVINGSTON ROAD/VETERANS MEMORIAL BOULEVARD COMMERCIAL INFILL SUBDISTRICT (GMPA-PL20220003225) LIVINGSTON VETERANS CPUD (PUDZ-PL20220003226) Public Hearing Sign Posting — February 21, 2024 yWy N d-.i BLVD ti {1 c 0 r a� c J In N N Cl) O O O N N O N J d O N M O N Packet Pg. 1835 dW 1 a%3a% 17.A.f NOVICE 0P P LI ' INC NOTICE OF INTENT TO CONKER ORDINANCES Notice is hereby given that a public hearing will be held by the Collier County Board of County Commissioners (BCC) at 9:00 A.M. on April 23, 2024, in the Board of County Commissioners Meeting Roam, Third Floor, Collier Government Center, 3299 East Tamiami Trail, NaplesR to consider. AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COWER COUNTY, FLORIDA AMENDING ORDINANCE N0. 89-05, AS AMENDED, THE COWER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES BY CHANGING THE DESIGNATION OF 2.4 ACRES OF LAND FROM URBAN RESIDENTIAL SUBDISTRICT, MIXED USE DISTRICT TO URBAN -COMMERCIAL DISTRICT, LIVINGSTON ROADNETERANS MEMORIAL BOULEVARD COMMERCIAL INFILL DISTRICT AND AMENDING THE LIVINGSTON ROADNETERANS MEMORIAL BOULEVARD COMMERCIAL INFILL SUBDISTRICT TO INCREASE THE GROSS FLOOR AREA OF COMMERCIAL AND INDOOR, AIR-CONDITIONED, MINI- AND.SELF-STORAGE WAREHOUSE (SIC CODE 4225) USES TO 100,000 SQUARE FEET OF WHICH COMMERCIAL GROSS FLOOR AREA IS LIMITED TO 50,000 SQUARE FEET, TO ADD SELECT CONVENIENCE RETAIL AND SERVICE USES INCLUDING GAS STATIONS AND CAR WASHES; DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMERCE; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. THE SUBJECT PROPERTY IS LOCATED AT THE SOUTHEAST INTERSECTION OF LIVINGSTON ROAD AND VETERANS MEMORIAL BOULEVARD IN SECTION 13, TOWNSHIP 48 SOUTH, RANGE 25 EAST CONSISTING OF 4.68: ACRES; IPL20220003225] AND AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, AMENDING ORDINANCE NUMBER 04-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH INCLUDES THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COWER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM THE RURAL AGRICULTURAL (A) ZONING DISTRICT AND COMMERCIAL PROFESSIONAL AND GENERAL OFFICE DISTRICT (C-1) ZONING DISTRICT, TO THE COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD) ZONING DISTRICT FOR A PROJECT TO BE KNOWN AS LIVINGSTON VETERANS CPUD TO ALLOW UP TO 100,000 SQUARE FEET OF COMMERCIAL GROSS FLOOR AREA, INCLUDING GAS STATIONS AND CAR WASHES, AND INDOOR AIR-CONDITIONED MINI- AND SELF- STORAGE WAREHOUSE (SIC CODE 4225) GROSS FLOOR AREA, OF WHICH COMMERCIAL GROSS FLOOR AREA IS LIMITED TO 50,000 SQUARE FEET; PROVIDING FOR REPEAL OF ORDINANCE NO.2006-23; AND BY PROVIDING AN EFFECTIVE DATE. THE PROPERTY IS LOCATED AT THE SOUTHEAST #RWECTION OF LIVINGSTON ROW AND VETERANS MEMORIAL BOULEVARD IN SECTION 13, TOWNSHIP 48 SOUTH, RANGE 25 EAK COLLIER COUNTY, FLORIDA, CONSISTING OF 4.68x ACRES. [PL2022OOD3226] Project �.. eb Location .�-- .�.._.. Veterans MelljoriABLVD Veterans memorial.BLVD I _ +� Allora . a I I 'A copy of the proposed Ordinances is on file with the Clerk W the Board and is available for inspection. All interested parties are Invited to attend and be heard. All persons wishing to speak on any agenda item must register with the County Manager prior to preservation 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 by the Chairman, a spokesperson for a group or organization may be allotted ten (10) minutes to speak on an item. Written materials intended to be considered by the Board shall be submitted to the appropriate County staff a minimum of seven (7) days prior to the public hearing. All materials used in presentations before the Board will become a permanent part of the record. As part of an ongoing initiative to encourage public involvement, the public will have the opportunity to provide public comments remotely, as well as in person, during this proceeding. Individuals who would like to participate remotely should register through the link provided within the specific event/meeting entry on the Calendar of Events on the County website at www.colliercountyfl.gov/ our-County/visdors/calendar-of-events after the agenda is posted on the County website. Registration should be done in advance of the public meeting, or any deadline specified within the publid meeting notice. Individuals who register will receive an email in advance of the public hearing detailing how they can participate remotely in this meeting. Remote participation is provided as a courtesy and is at the user's risk. The County is not responsible for technical issues. For additional information about the meeting, please call Geoffrey Willig at 252-8369 or email to Geoffrey.Willig®coliiercoumyft.gov Any person who decides to appeal -any decision of the Board will need a record of the proceedings pertaining thereto and therefore, may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is based. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County facilities Management Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at least two (2) days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Beard of County Commissioners Office. BOARD OF COUNTY COMMISSIONERS COWER COUNTY, FLORIDA CHRIS HALL, CHAIRMAN CRYSTAL K. KINZEL, CLERK By: Yani Fernandez, Deputy Clerk (SEAL) - Noasoasee, Packet Pg. 1836 17.A.f NOTICE OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER ORDINANCES ?Notice is hereby given that a public hearing will be held by the Collier County Board of Counh, Commissioners (BCC) at 9:00 A.M. on April 23, 2024, in the Board of County Conunissioners Meeting Roorn, Third Floor, Collier Government Center, 3299 East Tanuami Trail, Naples FL to consider: AN ORDLNANI CE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES BY CHANGING THE DESIGNATION OF 2.4 ACRES OF LAND FROM URBAN RESIDENTIAL SUBDISTRICT, MIXED USE DISTRICT TO URBAN -COMMERCIAL DISTRICT, LIVINGSTON ROADR'ETERANS MEMORIAL BOULEVARD COMMERCIAL INFILL DISTRICT AND AMENDING THE LIVINGSTON ROADNETERANS MEMORIAL BOULEVARD COMMERCIAL INI FILL SUBDISTRICT TO INCREASE THE GROSS FLOOR AREA OF COMMERCIAL AND INDOOR, AIR- CONDITIONED, MINI- AND SELF -STORAGE WAREHOUSE (SIC CODE 4225) USES TO 100,000 SQUARE FEET, OF WHICH COMMERCIAL GROSS FLOOR AREA IS LIMITED TO 50,000 SQUARE FEET; TO ADD SELECT CONVENIENCE RETAIL AND SERVICE USES INCLUDING GAS STATIONS AND CAR WASHES; DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMERCE; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. THE SUBJECT PROPERTY IS LOCATED AT THE SOUTHEAST INTERSECTION OF LIVIITGSTON ROAD AND VETERANS MEMORIAL BOULEVARD IN SECTION 13, TOWNSHIP 48 SOUTH, RANGE 25 EAST, CONSISTING OF 4.68f ACRES; [PL20220003225] AN ORDINANCE OF THE BOARD OF COUNTY CON 1MISSIONERS OF COLLIER COUNTY, FLORIDA, AMENDING ORDINANCE NUMBER 04-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH INCLUDES THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM THE RURAL AGRICULTURAL (A) ZONING DISTRICT AND COMMERCIAL PROFESSIONAL AND GENERAL OFFICE DISTRICT (C-1) ZONING DISTRICT, TO THE CONLNIERCIAL PLANNED UNIT DEVELOPMENT (CPUD) ZONING DISTRICT FOR A PROJECT TO BE KNOWN AS LIVINGSTON VETERANS CPUD TO ALLOW UP TO 100,000 SQUARE FEET OF COMMERCIAL GROSS FLOOR AREA, INCLUDING GAS STATIONS AND CAR WASHES, AND INDOOR AIR-CONDITIONED MINI- AND SELF- STORAGE WAREHOUSE (SIC CODE 4225) GROSS FLOOR AREA, OF WHICH COMMERCIAL GROSS FLOOR AREA IS LIMITED TO 50,000 SQUARE FEET; PROVIDING FOR REPEAL OF ORDINANCE NO. 2006-23; AND BY PROVIDING ANT EFFECTIVE DATE. THE PROPERTY IS LOCATED AT THE SOUTHEAST INTERSECTION OF LIVINGSTON ROAD AND VETERANS MEMORIAL BOULEVARD IN SECTION 131, TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 4.68+- ACRES. [PL20220003226] Packet Pg. 1837 17.A.f (Sege Map Below) A copy of the proposed Ordinances is on file with the Clerk to the Board and is available for inspection. All interested parties are invited to attend and be beard. a All persons wishing to speak on any agenda item must register with the County Manager prior to presentation of the a agenda item to be addressed. Individual speakers will be limited to three (3) minutes on any item. The selection of any individual to speak oil behalf of ail organization or group is encouraged. If recognized by the Chairman, a spokesperson for a group or organization may be allotted ten (10) minutes to speak on an item. 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 d public hearing. All materials used in presentations before the Board will become a permanent part of the record. > c 0 As part of an ongoing initiative to encourage public involvement, the public will have the opportunity to provide public N comnnnents 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 tine > County website at ww�v.colliercountyfl.govl'our-counnty/'visitorsicalertdar-of-events after the agenda is posted on the i County tvebsite. Registration should be done in advance of the public meeting, or any deadline specified within the N public meeting notice. Individuals who register will receive ail email in advance of the public hearing detailing how M 0 they can participate remotely in this meeting. Remote participation is provided as a courtesy and is at the user's risk. c The County is not responsible for technical issues. For additional information about tine meeting, please call Geoffrey N Willig at 252-8369 or email to Geoffrey.Willig@colliercourntyfl.gov. Co J IL Any person who decides to appeal any decision of the Board will need a record of the proceedings pertaining thereto and therefore, may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony N and evidence upon which the appeal is based. 00 N If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are N entitled. at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management co Division, located at 3335 Tanuami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at least two (2) days 04 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 CHRIS HALL, CHAIRIMANT CRYSTAL K. KINZEL, CLERK By: Yani Fernandez, Deputy Clerk (SEAL) Posted to motices.collierclerk.eorzn on April 03, 2024 Packet Pg. 1838 17.A.f Project Location Veterans Memorial BLVD Veterans Memorial BLV1 Allura"� a a y C d C O N C 2 J N N M O O O N N O N J aF O� N MI CO N 4 O N M CO N 08 CO N N 0 C d � w R W N R Packet Pg. 1839 PENINSULAQ,!k ENGINEERING December 15, 2022 Collier County Growth Management Department Planning & Zoning 2800 North Horseshoe Drive Naples, FL 34104 RE: Livingston Road/Veterans Memorial Boulevard Commercial lnfill Subdistrict GMP Amendment — PL20220003225 15t Review To Whom It May Concern, The following have been included for your review and approval: 1. Cover Letter 2. Completed Addressing Checklist 3. Pre -Application Meeting Notes 4. GMPA Application 5. Recorded Warranty Deed 6. Affidavit of Authorization 7. Exhibit II: Property Ownership Disclosure Forms 8. Exhibit III.B: Boundary Survey and Legal Description 9. Exhibit IV.B: Proposed Subdistrict Text 10. Exhibit IV.C: Proposed Livingston Road/Veterans Memorial Blvd Commercial lnfill Subdistrict Inset Map 11. Exhibit V.A.1: Location Map 12. Exhibit V.A.2: Aerial Map 13. Exhibit V.A.3: Existing Zoning and Land Use Map 14. Exhibit V.B: Existing Future Land Use Map 15. Exhibit V.C: Environmental Data 16. Exhibit V.D: Narrative, Criteria and Consistency 17. Exhibit V.D.1: Commercial Needs Analysis 18. Exhibit V.D.2: Traffic Impact Statement 19. Exhibit V.E: Public Facilities Level of Service Analysis and Map 20. Exhibit V.F.1: FIRM Map 21. Exhibit V.F.2: Wellfield Map 22. Companion PUDZ (PL20220003226) Please feel free to contact me at (239) 403-6727 or by email at cscott@pen-eng.com should you have any questions or require additional information. Oistopher O. Scott, AICP Planning Manager 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 co ver County Growth Management Community Development Department ADDRESSING CHECKLIST Please complete the following and upload via the CityView Portal with your submittal. Items marked with (*) are required for every application, other items are optional and may not apply to every project. Forms are valid for 6 months following their submittal; an updated form will be required for a new submittal after that timeframe and any time the properties within the project boundary are modified. Additional documents may be attached to this form and can include: - * LOCATION MAP and/or SURVEY showing the proposed project boundary. - List of additional folio numbers and associated legal descriptions. - E-mail from Addressing Official for any pre -approved project and/or street names. LOCATION INFORMATION *FOLIO (Property ID) Number(s) of subject property or properties. [Attach list if necessary] 00150080006,00149720005 *LEGAL DESCRIPTION of subject property or properties. [Attach list if necessary] S13, T48, R25; see attached STREET ADDRESS(ES) where applicable, if already assigned. PROJECT INFORMATION Acceptance of this form does not constitute project and/or street name approval and is subject to further review by the Addressing Official. Pre -Approval may be requested by contacting us at GMD_Add ressing@colliercountyfLgov or 239-252-2482 prior to your submittal. CURRENT PROJECT NAME Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict PROPOSED PROJECT NAME PROPOSED STREET NAME(s) LATEST APPROVED PROJECT NUMBER [e.g., SDP-94-##, PPL-2002-AR-####, PL2017000####] Addressing Checklist (Rev 10/2022) Page 1 of 1 Operations & Regulatory Management Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 www. col I ie rcou ntyfl.gov Collier County Property Appraiser Property Summary Site Parcel No 00150080006 Address Site City NAPLES *Disclaimer Site Zone 34110 *Note Name/Address LIVINGSTON VETERANS COMMERCIAL 4980 TAMIAMI TR N #201 City NAPLES State I FL Zip 34103 Map No. Strap No. Section Township Range Acres *Estimated 3A13 000100 035 3A13 13 48 25 2.39 Legal 13 48 25 SW1/4 OF NW1/4 OF NW1/4 OF NE1/4 LESS LIVINGSTON RD DESC IN iOR 2597 PG 1692 Millage Area O 150 Millage Rates O *Calculations Sub./Condo 100 - ACREAGE HEADER School Other Total Use Code v 99 - ACREAGE NOT ZONED AGRICULTURAL 4.889 6.0293 10.9183 Latest Sales History 2021 Certified Tax Roll (Not all Sales are listed due to Confidentialitv) (Subject to Channel Date Book -Page Amount 11/07/20 5857-2468 $ 873,000 12/04/20 5857-2465 $ 0 08/25/05 3876-1546 $ 0 03/08/90 1510-2233 $ 78,500 07/01/88 1365-1684 $ 0 10/01/85 1 1157-2258 1 $ 0 08/01/84 1 1096-619 1 $ 25,000 Land Value $ 597,500 +) Improved Value $ 0 (_) Market Value $ 597,500 (_) Assessed Value $ 597,500 (_) School Taxable Value $ 597,500 (_) Taxable Value $ 597,500 If all Values shown above equal 0 this parcel was created after the Final Tax Roll MAP 912E 9MAU I YMIUM I WiG@ it Introduction it Search for Parcels by it Search Results It Layers it Legend 0 Print Title: Paper Size: Letter (8.5 X 11) v orientation: Landscape v 11, niw DR Aerial Photography: January - 2022 Urban [61N] - 2022 Rural [2FT] - 2022 Rural [1 OFT] - 2022 Rural [SOFT] Iy Por Aerial Year: 2022 v I Sales Year: k OFF v Collier County Property Appraiser Property Summary Site Parcel No 00149720005 Address Site City NAPLES *Disclaimer Site Zone 34110 *Note Map No. Strap No. Section Township Range Acres *Estimated 3A13 000100 026 3A13 13 48 25 2.16 Legal 13 48 25 NW1/4 OF NW1/4 OF NW1/4 OF NE1/4 LESS LIVINGSTON RD DESC IN OR 2597 PG 1684 Ilage Area O 97 Sub./Condo 100 - ACREAGE HEADER Use Code v 10 - VACANT COMMERCIAL Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book -Page Amount 04/28/20 5758-1612 $ 1,275,000 03/01/11 4656-3169 $ 280,000 02/04/09 4428-1201 $ 100 09/08/06 4102-435 $ 0 08/08/06 4085-1737 $ 2,000,000 08/22/89 1464-388 $ 105,000 08/01/89 1464-387 $ 67,500 03/01/72 443-681 $ 0 Millage Rates O *Calculations School Other Total 4.889 6.0293 10.9183 2021 Certified Tax Roll (Subject to Change) Land Value $ 940,895 +) Improved Value $ 0 (_) Market Value $ 940,895 (_) Assessed Value $ 940,895 (_) School Taxable Value $ 940,895 (_) Taxable Value $ 940,895 If all values shown above equal 0 this parcel was created after the Final Tax Roll MAP 912E 9MAU I YMIUM I WiG@ it Introduction it Search for Parcels by it Search Results It Layers it Legend 0 Print Title: Paper Size: Letter (M X 11) v orientation: Landscape v 11, Aerial Photography: January - 2022 Urban [61N] - 2022 Rural [2FT] - 2022 Rural [1 OFT] - 2022 Rural [SOFT] 7i imp _ } . r 3 ii Aerial Year: Gv er County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliercountyfl.eov (239) 252-2400 Pre -Application Meeting Notes Petition Type: Rezone to a PUP (PUDZ) Date and Time: Wednesday 5 / 15 / 2 2 Assigned Planner: ri - PUDZ Rachel Hansen - Companion GMPA Engineering Manager (for PPL's and FP's): Project Information Project Name: Liviingston Rd/Vetran's Memorial Blvd Commercial Infill Subdist PL20220003226 - PUDZ (PUDZ) PL#: PL20220003225 - GMPA 1500$0006 Agricultural & C--1 Property ID #: 149720005 Current Zoning: Project Address: City: Naples State: FL Zip: 34110 Applicant: Kim Davidson, Peninsula Engineering Agent Name: Christopher Scott, AICP Phone: 239-403-6700 Agent/Firm Address: 2600 Golden Gate PKWYCity: Naples State: FL Zip:34105 Property Owner: Livingston Veterans Commercial LLC#201 -Parcel#149720005 Livingston Veterans Commercial - Parcel#150080005 Please provide the following, if applicable: i. Total Acreage 4.55 H. Proposed ## of Residential Units: iii. Proposed Commercial Square Footage: 50, 000-Commercia1&100, 000 Indoor Self Storage 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 1/12/2021 page 1 1 of 5 Co er County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliercountyfl.gov (239) 252-2400 Meeting Notes As of 10/26/2017 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.colliercountyfl.qov/Home/ShowDocument?id=75093 SMM-2,�.. E ejf,L N� �� ! G T G•t � it'��u � �or��J G � �•�+� �1�.� 1�Q.-�r�.� - �•��#� � �nc�. �t�. �.C. f - �.�, Pk IPL.G L vl� j� l t i 5 r .S e,.� N� A.L � r�� — Z 52 !3 0 3 G -.1ev;.nf.2,�f aalir (%I+fie[.: Ga.LCr,L, tLf F-G GnV If Site is within the City of Naples Water Service Area please send to Naples Utilities and Planning Departments. Then, if the petition is submitted, we are to send it (by email) to the four persons below in their Utilities and Planning Depts. - along with a request that they send us a letter or email of "na objection" to the petition. Bob Middleton RMiddIeton0)naolesoov.Corn Allyson Holland AMHolland na les ov.com Robin Singer RSinger -) aplesoov.com Erica Martin emartin na les ov.com Disclaimer: Information provided by staff to applicant daring 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 whar is needed. It is the applicant's responsibility to provide ail required data. Updated 1/12/2021 Page 1 2 of 5 ThomasClarkeVEN From: Sammon5ean Sent: Monday, June 20, 2022 5:05 PM To: ThomasClarkeVEN Subject: FW: PL20220003226 - PUDZ Tom, Please include Ray's email for the Zoning Pre-App notes for the Livingston PUDZ. Thank you Respectfully, Sean Sammon, Principal Planner Zoning Division - Zoning Services Section Sea n.5a m m on @ Col I ie rCo u ntvF L. eov Phone: 239.252.8422; Fax: 239,252,6350 2800 N. Horseshoe Drive, Naples, FL 34104 COfP7CV C 014 t y Grovvth Management IDepartrnent Exceeding expectations, every day! Tell us how we are doing by taking our Zonings Division Survey at https.//gaa.gVeXjvgT From: BellowsRay<Ray.Bellows@colliercountyfLgov> Sent: Monday, June 20, 2022 4:57 PM To: Sammon5ean <Sean.Sammon@coliiercountyfl.gov> Subject: RE: PL20220003226 - PUDZ Hi Sean, The LDC doesn't provide a conversion ratio for these uses. They should just provide a maximum trip generation cap to regulate the intensity of this project. The trip cap allows for greater flexibility with the mix of commercial uses without the need to provide a conversion ratio. Respectfully, Raymond V. Bellows, Zoning Manager Zoning Division - Zoning Services Section Growth Management Department Telephone:239,252.2463; Fax: 239.252.6350 Ca��Fer Caurety Exceeding expectations, every day! Tell us how we are doing by taking our Zoning Division Survey at https:llgoo.glleXrVq . From: SammonSean <Sean.Sammon colliercount fl. ova Sent: Wednesday, June 1S, 2022 4:33 PM To: BeilowsRay <Ra .Bellows colliercount fl, ova Subject: PL20220003226 - PUDZ Ray, During the PUDZ/GMPA Livingston Rd/Veteran's Memorial Blvd Pre-App today, the agent mentioned that they're proposing a 50,004 SF non-residential commercial and/or 100,000 SF Self -Storage facility. We mentioned that the total size needs to be committed/specified. What I'm uncertain about is where they determined that they're using a conversion ratio of 2:1 (2 SF of Self -Storage for every 1 SF of the non-res commercial). I asked Eric if he knows where they came to the ratio but he's uncertain. Do you know if that ratio is in the LDC? Or where they possibly arrived to that? I'm uncertain myself. Respectfully, Sean Sammon, Principal Planner Zoning Division - Zoning Services Section Sean .Sa m m on @ Co I l ie rCo u ntyF L.gov Phone: 239.252.8422; Fax: 239,252.6350 2800 N. Horseshoe Drive, Naples, FL 34104 Coter y Growth Management Department Exceeding expectations, every day! Tell us how we are doing ,by taking our Zoning Division Survey at htt s: oo. 1 eXiv T. 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. ?Ate �71AJ, Sean Sammon, Principal Planner -- ��,,ti� �� C i �S June 15, 2022 PL20220003226 - PUD2 PL2022000322S - GMPA LIVINGSTON RD/VETERAN'S MEMORIAL BLVD COMMERCIAL INFILL SUBDISTRICT (PUD2) DESCRIPTION OF WORK A. SE Corner of intersection of Livingston & Veteran's Memorial Blvd B. Less than 5 AC ±4.55 AC} C. According to FLU: a. The northern parcel {2.16 AC} -> COMM SUB b. The southern parcel (2.39 AC) -> UR c. Landlocked together by the multifamily project D. Bounded by Stock Family — All ura to the east and south/ single family around and a fire station to the south E. Restricted to C-1 usage, access off of Veteran's Memorial F. Will expand district and uses such as gas station, indoor self -storage (based on a conversion ratio) a. More frontage along Livingston RD b. 15% preserve, south adjacent to multifamily ZONING A. Access off of Livingston and Veteran's Memorial both egress & ingress B. One interconnection to Allura C. Uses: a. Convenience b. Restaurants c. Fitness d. C-1 uses and add SIC codes D. PU❑ a. Setbacks will be determined with the submittal of the master concept plan b. Proposed size is SO,OOU SF ANDjOR 100,000 SF, this will need to be specified i. 50,000 SF non-residential ii. 100,000 SF self -storage c. Self -storage based on a "2:1" conversion ratio (2 Self -Storage to i retail) d. Overall size must be committed e. Height & size, no changes, not increasing height requirement or commercial SF from LDC f. Neighboring P U D Ordinance 19-22, page 4 states 'interconnection to adjacent commercial parcel may be relocated in the event the adjacent AG parcel is rezoned to commercial" i. Agent: Allura was designed and thought of to connect both pieces [of land, Allura & this PUDZ] in the future. Allura is already committed and being developed EXTRA PERTAINING INFORMATION A. 10% preserve required (0.45 AC) —off-site B. GIS FLU map has a glitch C. Alcohol sales in the convenience store needs to abide to proximity of schools, no on -site consumption a. Agent: No liquor stores proposed as use and convenience store will abide by state alcohol sales standards GOING FORWARD A. PUDZ/GMPA will have a combined NIM B. 1 CCPC hearing C. 1 BCC hearing PL20220003226 - PUD2 PL2022000322S - GMPA LIVINGSTON RD/VETERAN'S MEMORIAL BLVD COMMERCIAL INFILL SUBDISTRICT (PUDZ) Page-2 of 2 ThomasClarkeVEN From: HansenRachel Sent: Thursday, June 16, 2022 9:22 AM To: ThomasClarkeVEN Cc: SammonSean Subject: PL20220003225 - Livingston Road/Veteran's Memorial Boulevard Commercial Infill Subdistrict Follow Up Flag: Follow up Flag Status: Flagged Hi Tom, Below are my pre-app notes for Livingston/Veterans Memorial Commercial Infill GMPA. • List and address Future Land Use Element (FLUE) Policy 5.6 and Policies 7.1-7.4 as applicable. • List and address applicable provisions of Florida Statues 163.3177 for amending the GMP. ■ Provide a market study demonstrating the demand for the various uses (self -storage, gasoline service station, retail, etc) at the proposed location. The market study should include an inventory of all zoned and/or designated property that could potentially accommodate the proposed uses, as well as an inventory of existing uses, in a 1, 3, and 5 mile radius. • Provide line of sight renderings from pedestrian perspective for proposed design from south and east (where multi -family abuts proposed project). Thankyou! Rachel Hansen Principal Planner Planning & Zoning Division Rachel. Hansen.acolliercountvi'Loov 2800 N. Horseshoe Drive, Naples, FL 34104 Phone: (239) 252-1442 Cot r Comnty "Tell us how we are doing by taking our Zoning Division Survey at http_s:l/goc.cII/e__XivgT." Information contained in this email is subject to verification by the Zoning Manager and/or Planning Director; if this information is being used as a basis for the purchase/lease of a property or as a guide for the design of a project, it is recommended that a Zoning Verification Letter or Zoning Certificate Application is submitted to zoning services. Applications For a Zoning Verification Letter can be found here: https://www.coiliercount.fI. ov horse showdocument?id-69624 Zoning Certificate applications can be found here: htt s: www.colliercount fl. ov our- overnment divisions-f-r ❑ erations- re ulato -mans ement zoninr -or- I and - use-app Iication zonin -othe r- I and - use -applications 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: Beard Laurie Sent: Monday, June 13, 2022 3:40 PM To: SammonSean Cc: ThomasCiarkeVEN Subject: Pre -Application Meeting PL20220003226 - Livingston Road/Veteran's Memorial Boulevard Commercial Infill Subdistrict (PUDZ) Attachments: Transportation-PUD monitoring pre app handout 2020.docx Attached are the pre-app notes for PUD Monitoring. LaGirie Beard Project Manager Please note new address: PUD Monitoring. GMD 2800 N. Horseshoe Drive Naples.. FL 34104 Laurie. Beard _CollierCountvFL.aov Phone:(239)-252-5782 y4�OLLlER�Ca1HTY V V SINCE V Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address reteased in response to a public, records request. do not send electronic mail to this entity. Instead. contact this office by telephone or in writing_ Transportation Planning and PUD Monitoring Pre-App Notes Developer Commitments: Transportation Planning " The maximum total daily trip generation for the PUD shall not exceed two-way PM peak hour net trips based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for SDPISDPA or subdivision plat approval." Use Codes Provide both ITE and SIC use codes in the TIS. PUD Monitoring "One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until close- out of the PUD, and this entity shall also be responsible for satisfying all PUD commitments until close-out of the PUD. At the time of this CPUD approval, the Managing Entity is the insert Company Name Here. Should the Managing Entity desire to transfer the monitoring and commitments to a successor entity, then it must provide a copy of a legally binding document that needs to be approved for legal sufficiency by the County Attorney. After such approval, the Managing Entity will be released of its obligations upon written approval of the transfer by County staff, and the successor entity shaII become the Managing Entity, As Owner and Developer sell off tracts, the Managing Entity shall provide written notice to County that includes an acknowledgement of the commitments required by the CPUD by the new owner and the new owner's agreement to comply with the Commitments through the Managing Entity, but the Managing Entity shall not be relieved of its responsibility under this Section. When the PUD is closed -out, then the Managing Entity is no longer responsible for the monitoring and fulfillment of PUD commitments." Miscellaneous "Pursuant to Section 125.022(5) F.S., issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. A]I other applicable state or federal permits must be obtained before commencement of the development," ThomasClarkeVEN From: SawyerMichael Sent: Wednesday, June 15, 2022 1:55 PM To: ThomasClarkeVEN; HansenRachel; SammonSean Subject: Livingston Road/Veteran's Memorial Boulevard Commerical Infill Pre App meeting notes 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/PUDZ submittal. Address all transportation eiements 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 1TF Manual on trip generation rates in effect at the time of application for SDP/SDPR or subdivision plat approval. " Also provide interconnection commitment using standard language. Veteran's access may not be possible due to intersection improvements scheduled with the expansion of the west roadway improvements. Access will be addressed at methodology with additional staff members. Respectfully, Michael Sawyer Project Manager Transportation Management Services Department Transportation Planning 26$5 South Horseshoe Drive, Suite 103 Naples, Florida 34104 239-252-2926 michae1.sawyerC4�i,'col I iercountNefl.gov Under Florida Law, e-mail addresses are public records. If you d❑ not want your e-mail address released in response to a public records request, do riot send eiectronic mail to this entity. Instead, contact this office by telephone or in writing. .�4. 6 tea, l5. r COT CoMMty COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliercountvfl.gov (239) 252-2400 Meeting Notes y►�7 u,�.u�.�� a - C' Lqj& - `brr�.�.,v - Cli,141G NvT,e -;_(_ 014 P-c_ - -A V - 7"e� PL970,.a - see -e-wc.Z. I L. N e ; „Q r, - .-0 3: 3, Other required documentation for submittal (not listed on application): Disclaimer; Information provided by staff to applicant during the Pre -Application Meeting is based on the best available data at the time of the meeting and may not fully inform the applicant of issues that could arise during the process. The Administrative Code and LDC dictates the regulations which all applications must satisfy. Any checklists provided of required data for an application may not fully outline what is needed. It is the applicant's responsibility to provide all required data. oti Updated 1/12/2021 Page 1 3 of 5 ThonnasClarkeVEN From: BrownCraig Sent: Wednesday, June 15, 2022 2:05 PM To: ThomasClarkeVEN Subject: RE: Pre-App Research for Livingston Rd/Vet's Memorial Blvd -Commercial Infill Subdistrict - PL20220003226 & Companion GMPA PL20220003225 Attachments: Environmental data Checklist updated December 2016.doc; PUDZ-PUDA checklist FOR REViEWERS 2-2017.doc Follow Up Flag: Follow up Flag Status: Flagged Thomas, Here are my notes for this one. Please provide Environmental Data: 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. Identify on a current aerial the acreage, location and community types of all upland and wetland habitats on the project site, according to the Florida Land Use Cover and Forms Classification System (FLUCFCS), and provide a legend for each of the FLUCFCS Codes identified. Aerials and overlay information must be legible at the scale provided, Provide calculations far the acreage of native vegetation required to be retained on -site. In a separate report, demonstrate how the preserve selection criteria pursuant to 3.05.07 have been met. Where applicable, include In this report an aerial showing the project boundaries along with any undeveloped land, preserves, natural flowways or other natural land features, located on abutting properties. �. Please provide a current Listed species survey, which should include listed plants forthe subject property. Provide supporting exhibits (i.e. Panther zones ect.) be sure to include Black Bear, and Florida Bonneted Bat as part of the evaluation. Provide a wildlife survey for the nests of bald eagle and for listed species known to inhabit biological communities similar to those existing on -site. The survey shall be conducted in accordance with the guidelines or recommendations of the Florida Fish and Wildlife Conservation Commission (FFWCC) and the U.S. Fiso and Wildlife Service (USFWS). Provide a survey for listed plants identified in 3.04.03. 3. Provide calculations on -site plan showing the appropriate acreage of native vegetation to be retained, the max. amount and ratios permitted to be created ❑n-site or mitigated off -site. Exclude vegetation located wlthin utility and drainage easernents from the preserve calculations (LDC 3.05.07.E-D; 3.05,07.F; 3.05.07.H.1.d- e). preservation. (10% preservation .) 4Please address how the proposed project is consistent with Conservation Coastal Management Element (CCME) Policy 6.1 and Objective 7.1. 5. Explain flow the project meets or exceeds the native vegetation requirements and minimizes impacts to listed species as required in the CCME. 6. Indicate how the project design minimizes impacts to listed species. Describe the measures that are proposed as mitigation for impacts to listed species. (if found ❑nsite). 7. Indicate wetlands to be impacted and the effects of the impact to their functions and how the project's design cornpensates for wetland impacts., if applicable. Please Check off $2500 Environmental Data Fee. Craig Brown Principal Environmental Specialist Development Review Division (239) 252-2548. How are we doing? Please CLICK HERE to fill out a Customer Survey. We appreciate your Feedback! From: ThomasClarkeVEN <Thomas.Clarke@colliercountyfl.gov> Sent: Tuesday, June 14, 2022 12:05 PM To: AshtonHeidi <Heidi.Ashton@colliercountyfl.gov7; Beard Laurie <Laurie.9eard@colliercountyfl.gov>; BrownCraig <Craig.Brown@colliercountyfl.gov7; Cook]aime <Jaime.Cook@colliercountyfl.gov>; CrotteauKathyneli <KathyneII.Crotteau@coI!iercountyfl.gov>; PerryDerek <Derek.Perry@ coifiercountyfl.gov>; FauIknerSue <Sue.Faulkner@colliercountyfl.kav7; CastroGabriela <Gabriela.Castro@co!liercountyfl.gov>; SantabarbaraGino <Gino.Santabarbara@coiIiercoun fl.gov�; RaineyJenniferA <JenniferA.Rainey@coIIiercountyfl.gov>; MoscaMicheIe EMichele.Mosca@coIIiercountyl >; orthRichard Richard.orth@colliercountyfl.gov>; KlopfParker <Parker.Klopf@colliercountyfl.gov>; hkar5aIly<SaIly.Ashkar@col Iiercountyfl.gov>; SawyerMichaeI Michael.Sawyer@co!liercountyfi.gov>; empletonMark <Mark.Templeton,@colliercountyfi.gov> Cc: SammonSean <Sean.Sammon@collier untyfl.gov>; HansenRachel <Rachel.Hansen@colliercountyfl.gov>; ortmanEric <Eric.ortman@co!liercountyfl.g > Subject: Pre-App Research for Livingston Rd/ is Memorial Blvd -Commercial Infill Subdistrict-PL20220003226 & Companion GMPA PL20220003225 Good Afternoon All, Please review the attached Zoning Rr6-App Research for Livingston Rd Vet's 11 Memorial Blvd -Commercial Infill gubdist ict[PUDZi-PL20220003226. and Companion GMPA-PL 225. The virtual meeting for botK is tomorrow, We nesda fi 15 Meeting7 (22 at 1:30PM- ZOOM .......................................................... . �@................ Topic: Pre --Application Meeting PL20220003226& 312 - Livingston Road/Veteran's ti Memorial Boulevard Cbmmercial Infill 5ubdistrict(PUD &(GMPA) Time: Jun 151, 2022 01:30 PM Eastern Time (U5 and Canada) Join Zoom Meeting: https:lZus02web.zoom. us/i/82292541275 Environmental PUDZ-PUDA Checklist (non-IItFMU) Project Name I. Is the project is in compliance with the overlays, districts and/or zoning on the subject site and/or the surrounding properties? (CON, ST, PUD, RLSA, RFMU, etc.) (LDC 2.03.05-2,03.08; 4.08.00) Not in CV Library 2. Submit a current aerial photograph (available from the Property Appraiser's office) and clearly delineate the subject site boundary lines. If the site is vegetated, provide FLUCFCS overlay and vegetation inventory identifying upland, wetland and exotic vegetation (Admin. Code Ch. 3 G.1. Application Contents #24). FLUCFCS Overlay -P627 3. Clearly identify the location of all preserves and label each as "Preserve" on all plans. (LDC 3.05.07.H.1). Preserve Label- P546 4. Provide calculations on site plan showing the appropriate acreage of native vegetation to be retained, the max. 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; 3.05.071; 3.05.07.H. I A-e). Preserve Calculation - P547 5. Created and retained preserve areas shall meet the minimum width requirements per LDC 3.05.07.H.1.b. Preserve Width - P603 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. tLDC 3.05.07.A.1-4) Preserve Selection- P550 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.) Preserve Setback —New 8. Wildlife survey required for sites where an EIS is not required, when so warranted. (LDC 10.02.02.A.2.f) Listed Species - P522 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) Environmental Data Required. -- P 522 10. PUD Document and Master plan shall state the minimum acreage required to be preserved. (LDC 10.02.13.A.2) Master Plan Contents-P625 11. If the PUD includes a Preserve Tract section UP FOR DISCUSSION — DISCUSS WITH CAO When listing preserve uses, the following is suggested: A. Principal Use: Preserve; B. Accessory Uses: All other uses (list as applicable or refer to the LDC — see 1-3 below as typical uses listed by agents) {ensure the text states "subject to LDC section related to Allowable uses within County requiredpresenws" Alternate format: A. Uses subject to LDC section Allowable uses within County required preserves: 1. Nature trails that do not reduce the amount of required preserve. 2. Passive Recreation uses, as per LDC requirements. 3. Stormwater only when in accordance with the LDC. 4. 3 PUD Commitments and. Site Plan notes Where preserves occur adjacent to development off site and will be used in lieu of landscape buffers, include the following condition in the environmental commitments section of the PUD document or master plan: Preserves may be used to satisfy the landscape buffer requirements after exotic vegetation removal in accordance with LDC sections 4.06.02 and 4.06.05.E.I. Supplemental plantings with native plant materials shall be in accordance with LDC section 3.05.07, 12. PUD Document shall identify any listed species found on site and,'or describe any unique vegetative features that will be preserved on the site. (LDC 10.02.13.A.2.) Unique Features- P628 Example: A management plan for the entire project shah be submitted in accordance with the requirements and procedures of the LDC for listed species including but not limited to Black Bear, Gopher Tortoise and listed birds. The management plan shall be submitted prior to development of the first phase of the project. 13. Review cross -sections if provided; they are not required with the PUD. However, sometimes they are provided. Is there any fill proposed in the preserve? Additional Comments: PA-G-e- 3•rl• L Environmental Data Checklist Project Name The Environmental Data requirements can be found in LDC Section 3.08.00 Provide the EIS fee if PUD or CU. WHO AND WHAT COMPANY PREPARED THE ENVIRONMENTAL DATA REPORT? Preparation of Environmental Data. Environmental Data Submittal Requirements shall be prepared by an individual with academic credentials and experience in the area of environmental sciences or natural resource management. Academic credentials and experience shall be a bachelor's or higher degree in one of the biological sciences with at least two years of ecological or biological professional experience in the State of Florida. Please include revision dates on resubmittals. Identify on a current aerial, the location and acreage of all SFWMD jurisdictional wetlands according to the Florida Land Use Cover and Forms Classification System (FLUCFCS) and include this information on the SDP or final plat construction plans. Wetlands must be verified by the South Florida Water Management District (SFWMD) or Florida Department of Environmental Protection (DEP) prior to SDP or final plat construction plans approval. For sites in the RF1V U district, provide an assessment in accordance with 3.05.07 F and identify on the FLL:CFCS map the location of all high quality wetlands (wetlands having functionality scores of at least 0.65 WRAP or 0.7 UMAM) and their location within the proposed development plan. Sites with high quality wetlands must have their functionality- scores verified by the SFWMD or DEP prior to first development order approval. Where functionality scores have not been verified by either the SFWMD or DEP, scores must be reviewed and accepted by County staff,, consistent with State regulation. 4. SDP or final plat construction plans with impacts to five (5) or more acres of wetlands shall provide an analysis of potential water quality impacts of the project by evaluating water quality loadings expected from the project (post development conditions considering the proposed land uses and stormwater management controls) compared with water quality loadings of the project area as it exists in its pre -development conditions. The analysis shall be performed using methodologies approved by Federal and State water quality agencies, and must demonstrate no increase in nutrients (nitrogen and phosphorous) loadings in the post development scenario. 5. Where treated stormwater is allowed to be directed into preserves, show how the criteria in 3.05.07 H have been met. 6. Where native vegetation is retained on site, provide a topographic map to a half foot and, where possible. provide elevations within each of the FLUCFCS Codes identified on site. For SDP or final plat construction plans, include this information on the site plans. Provide a wildlife survey for the nests of bald eagle and for listed species known to inhabit biological communities similar to those existing on site. The survey shall be conducted in accordance with the guidelines or recommendations of the Florida Fish and Wildlife Conservation Commission (FFWCC) and the U.S. Fish and Wildlife Service (USFWS). Survey times may be reduced or waived where an initial habitat assessment by the environmental consultant indicates that the likelihood of listed species occurrence is low, as determined by the FFWCC and USFWS. Where an initial habitat assessment by the environmental consultant indicates that the likelihood of listed species occurrence is low, the survey time may be reduced or waived by the County Manager or designee, when the project is not reviewed or technical assistance not provided by the FFWCC and USFWS. Additional survey time may be required if listed species are discovered 8. Provide a survey for listed plants identified in 3.04.03 9. Wildlife habitat management and monitoring plans in accordance with 3.04.00 shall be required where listed species are utilizing the site or where wildlife habitat management and monitoring plans are required by the FFWCC or USFWS. These plans shall describe how the project directs incompatible land uses away from listed species and their habitats. identify the location of listed species nests, burrows, dens, foraging areas, and the T, b,.e 3' location of any bald eagle nests or nest protection zones on the native vegetation aerial with FLUCFCS overlay for the site. Wildlife habitat management plans shall be included on the SDP or final plat construction plans. Bald eagle management plans are required for sites containing bald eagle nests or nest protection zones, copies of which shall be included on the SDP or final plat construction plans. 10. For sites or portions of sites cleared of native vegetation or in agricultural operation, provide documentation that the parcel(s) were issued a permit to be cleared and are in compliance with the 25 year rezone limitation pursuant to section 10-02-06. For sites permitted to be cleared prior to July 2003, provide documentation that the parcels) are in compliance with the 10 year rezone limitation previously identified in the GMP. Criteria defining native vegetation and determining the legality, process and criteria for clearing are found in 3.05.05, 3.05.07 and 10.02.06. 11. identify on a current aerial the acreage, location and community types of all upland and wetland habitats on the project site, according to the Florida Land Use Cover and Forms Classification System (FLUCFCS). and provide a legend for each of the FLUCFCS Codes identified. Aerials and overlay information must be legible at the scale provided. Provide calculations for the acreage of native vegetation required to be retained on -site. Include the above referenced calculations and aerials on the SDP or final plat construction plans. in a separate report, demonstrate how the preserve selection criteria pursuant to 3.05.07 have been met. Where applicable, include in this report an aerial showing the project boundaries along with any undeveloped land, preserves, natural flowways or other natural land features. located on abutting properties. 12. Include on a separate site plan, the project boundary and the land use designations and overlays for the RLSA, RFMU, ST and ACSC-ST districts. Include this information on the SDP or final plat construction plans. 13. Where off -site preservation of native vegetation is proposed in lieu of on -site, demonstrate that the criteria in section 3.05.07 have been met and provide a note on the SDP or final plat construction plans indicating the type of donation (monetary payment or land donation) identified to satisfy the requirement. include on the SDP or final plat construction plans, a location map(s) and property identification number(s) of the off -site parcei(s) if off -site donation of land is to occur. 14. Provide the results of any Environmental Assessments and/or Audits of the property, along with a narrative of the measures needed to remediate if required by FDEP. 15. Soil and/or Zz around water sampling shall be required at the time of first development order submittal for sites that occupy farm fields (crop fields, cattle dipping ponds, chemical mixing areas), golf courses, landfill or junkyards or for sites where hazardous products exceeding 250 gallons of liquid or 1,000 pounds of solids were stored or processed or where hazardous wastes in excess of 220 pounds per month or 110 gal Ions at any point in time were generated or stored. The amount of sampling and testing shall be determined by a registered professional with experience in the field of Environmental Site Assessment and shall at a minimum test for organochlorine pesticides (U.S. Environmental Protection Agency (EPA) 8081) and Resource Conservation and Recovery Act (RCRA) 8 metals using Florida Department of Environmental Protection (FDEP) soil sampling Standard Operating Procedure (SOP) FS 3000, in areas suspected of being used for mixing and at discharge point of water management system. Sampling should occur randomly if no points of contamination are obvious. Include a background soil analysis from an undeveloped location hydraulically upgradient of the potentially contaminated site. Soil sampling should occur just below the root zone, about 6 to 12 inches below ground surface or as otherwise agreed upon with the registered professional with experience in the field of Environmental Site Assessment. include in or with the Environmental Site Assessment, the acceptable State and Federal pollutant levels for the types of contamination found on site and indicate in the Assessment, when the contaminants are over these levels. If this analysis has been done as part of an Environmental Audit then the report shall be submitted, The County shall coordinate with the FDEP where contamination exceeding applicable FDEP standards is identified on site or where an Environmental Audit or Environmental Assessment has been submitted. 16. Shoreline development must provide an analysis demonstrating that the project will remain fully functional for its intended use after a six-inch rise in sea level. ��-�.� 3 (4. (. 17. Provide justification for deviations from environmental LDC provisions pursuant to GMP CCME Policy 6.1.1 (13), if requested. 18. Where applicable, provide evidence of the issuance of all applicable federal and/or state oil and gas permits for proposed oil and gas activities in Collier County. Include all state permits that comply with the requirements of Chapter 52C-25 through 52C-30, F.A.C., as those rules existed on January 13, 2005. 19. Identify any Wellfield Risk Management Special Treatment Overlay Zones (WRM-ST) within the project area and provide an analysis for how the project design avoids the most intensive land uses within the most sensitive N RM-STs and will comply with the WRM-ST pursuant to 3.06.00. Include the location of the Wellfield Risk Management Special Treatment Overlay Zones on the SDP or final plat construction plans. For land use applications such as standard and PUD rezones and CUs, provide a separate site plan or zoning map with the project boundary and Welifield Risk Management Special Treatment Overlay Zones identified. 20. Demonstrate that the design of the proposed stormwater management system and analysis of water quality and quantity impacts fully incorporate the requirements of the Watershed Management regulations of 3.07.00. 21. For sites located in the Big Cypress Area of Critical State Concern -Special Treatment overlay district (ACSC- ST), show how the project is consistent with the development standards and regulations in 4.02.14. 22. For multi -slip docking facilities with ten slips or more, and for all marina facilities, show how the project is consistent with 5.05.02. Refer to the Manatee Protection Plan for site specific requirements of the Manatee Protection Pian not included in 5.05.02. 23. For development orders within RFMU sending lands, show how the project is consistent with each of the applicable Objectives and Policies of the Conservation and Coastal Management Element of the GMP. 24. The County Manager or designee may require additional data or information necessary to evaluate the project's compliance with LDC and GMP requirements. (LDC 10.02.02.A.33 f) The following to be determined at preappiication meeting: (Choose those that apply) a. Provide overall description of project with respect to environmental and water management issues. b. Explain now project is consistent with each of the applicable objectives and policies in the CCME of the GMP. c. Explain how the project meets or exceeds the native vegetation preservation requirement in the CCME and LDC. d. Indicate wetlands to be impacted and the effects of the impact to their functions and how the project's design compensates for wetland impacts. e. Indicate how the project design minimizes impacts to listed species. Describe the measures that are proposed as mitigation for impacts to listed species. 25. PUD zoning and CU petitions. For PUD rezones and CU petitions. applicants shall collate and package applicable Environmental Data Submittal Requirements into a single Environmental Impact Statement (EIS) document, prior to public hearings and after all applicable staff reviews are complete. Copies of the EIS shall be provided to the County Manager or designee prior to public hearings. 26. Is EAC Review (by CCPC) required? 27. PUD master plan or PPL/SDP site plan notes: Where preserves occur adjacent to development off site and will be used in lieu of landscape buffers, include the following condition in the environmental commitments section of the PUD document. Preserves may be used to satisfy the landscape buffer requirements after exotic vegetation removal in accordance with LDC sections 4.06.02 and 4.06.05.E.1. Supplemental plantings with native plant materials shall be in accordance with LDC section 3.05.07, 28. Additional comments 29. Stipulations for approval (Conditions) ThomasClarkeVEN From: Sent: To: Subject: Follow Up Flag Flag Status: TempletonMark Wednesday, lone 15, 2022 2:07 PM ThomasCla rkeVEN RE: Pre-App Research for Livingston Rd/Vet's Memorial Blvd -Commercial Infill Subdistrict - PL20220003226 & Companion GMPA PL20220003225 Fallow up Flagged Hi Thomas, Below are the landscape notes for the PUD2 Label buffers on the master plan per the LDC unless specific buffer requirements are part of the GMPA. LDC required buffers are 15' Type D along the North and West. East buffer is a Type A extending 340' South from Veterans Memorial Blvd. The remaining portion of the East buffer is a Type B. Type B buffer along the South, if the preserve is located where a Type B buffer is required, show a 6' wide reservation along the preserve. Include the following note about the preserve satisfying the buffer requirement: Preserves may be used to satisfy the landscape buffer requirements after exotic vegetation removal in accordance with 4.06.02 and 4.06.05.E.1. Supplemental plantings with native plant materials shall be in accordance with LDC section 3.05.07. In order to meet the requirements of a Type 'B' buffer, a 6-foot-wide landscape buffer reservation is provided outside of the preserve as shown on the Master Plan. In the event that the preserve does not meet the buffer requirements after removal of exotics and supplemental planting within the preserve, plantings will be provided in the 6' wide reservation to meet the buffer requirements. The type, site and number of such plantings, if necessary, will be determined at time of initial SDP or plat and included on the landscape plans far the SDP or plot. Respectfully, Mark Templeton, RLA Principal Planner/Landscape Review Co Ter COUnty Development Review Division Exceeding Expectations. Every Day[ NOTE: Email Address Has Changed 2800 North Horseshoe Drive, Naples Florida 34104 Phone: 239.252,2475 How are we doing? Please CLICK HERE to fill out a Customer Survey. We appreciate your Feedback! Disclaimer- this email is not to be interpreted as an endorsement or approval of any permit, plan, project, or deviation from the Land Development Code. ?1;,-6--- -3.�- Coder Count COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.coiliercountyfl.gov (239) 252-2400 Pre -Application Meeting Sign -In Sheet PL# 20220003226 & 20220003225 Collier County Contact Information: Name Review Discipline Phone Email ❑ Maggie Acevedo North Collier Fire 252-2309 macevedu@northcollierfire.com C1 Steve Baluch Transportation Planning 252-2361 stephen.baluch@colliercountyfl.gov Ci Shar A.Beddow MSM/Deputy Fire Marshal - Greater Naples Fire 241-1422 sbeddow@gnfire.org L Ray Bellows Zoning, Planning Manager 252-2463 raymond.bellows@colliercountyfl.gov ❑ Laurie Beard PUD Monitoring 252-5782 laurie.beard@colliercountyfl,gov Craig Brown Environmental Specialist 252-2548 craig.brown @colliercountyfLgov Heidi Ashton Cicko Managing Asst. County Attorney 252-8773 heldi.ashton@coiliercountyfl.gov Thomas Clarke Zoning Operations Analyst 252-2584 thomas.carke@colliercountyfl.gov [ Jamie Cook Development Review Director 252-6290 Jaime.cook@colliercountyfl.gov C. Gabriel@ Castro Zoning Principal Planner 252-4211 gabriela.ca5tro@cclliercountyfl.gov [i Maggie DeMe❑ • North Collier Fire 252-230 demeo@northcollierfire.com ❑ E •E• Utility Planning 252'=97 eric ey@colliercountyfi.gov ❑ Tim Finn, AICP Zoning Principal Planner 2S2-4312 timothy,finn@colliercountyfl.gov Ll Sue Faulkner GMP - Comprehensive Planning 252-5715 sue.faulkner@colliercountyfl.gov ❑ Michael Gibbons Structurai/Residential Plan Review 252-2426 michael,gibbons@colliercountyfl.gov Storm Gewlrtz, P,E. Engineering 5tormwater 252-2434 storm.gewirtz@colliercountyfl.gov Cormac Gibiin, AICP Development Review -Planning Manager 252-5095 Cormac.giblin@colliercountyfl.gov IJ Nancy Gundlach, AICP Zoning Principal Planner 252-2484 nancy-gundlach@colliercountyfl.gov Rachel Hansen GMP — Comprehensive Planning 252-1142 Rachel.hansen@colliercountyfl.gov _ Richard Henderiong Zoning Principal Planner 252-2464 richard.henderlong@col liercountyfl.gov F Jahn Houldsworth Engineering Subdivision 252-5757 john.houldsworth@coiliercountyfl.gov �.- Alicia Humphries Right -Of -Way Permitting 252-2326 alicia.humphries@colliercountyfl.gov ]_i Anita Jenkins Planning & Zoning Director 252-5095 Anita-jenkins@colliercountyfl.gov John Kelly Zoning Senior Planner 252-5719 john.kelly@coliiercountyfl.gov Ll Parker Klopf GMP — Comprehensive Planning 252-2471 Parker.klopf@colliercountyfl.gov P Troy Komarowski North Collier Fire 252-2521 tkomarowski@northcallierfire.com 1 1 Sean Lintz North Collier Fire 597-9227 Blintz@northcollierfire.com ❑ Diane Lynch Operations Analyst 252-8243 diane.lynch@colliercourityfl.gov [ Thomas Mastroberto Greater Naples Fire 252-7348 thomas-mastroberto@colliercountyfi.gov Jack McKenna, P.E. Engineering Services 1 252-2911 j jack.mckenna@colliercountyfl.gov Updated 1/12/2021 Page 1 4 of 5 Colfi7 r County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.eolliercountyfl.goy (239) 252-2400 Matt McLean, P.E. Division Director - IF, CPP & PM 252-8279 matthew.mciean@colliercountyfl.gvv I Michele Mosca, AICP Capital Project Planning 252-2466 michele.mosca@colliercountyfl. ov ❑ Richard Orth Stormwater Planning 252-5092 richard.orth@colliercountyfl. ov ric Ortman Zoning Principal Planner 252-1032 Eric.Ortman@cvlliercountyfl.gov ❑ Derek Perry Assistant County Attorney 252-8066 Derek.perry@colliercountyfl.gov ❑ 6randi Pollard Utility Impact fees 252-6237 brandi.pollard@colliercountyfl.gov ElTodd Riggall North Collier Fire 597-9227 triggall@northcollierfire.com ❑ Brett Rosenblum, P.E. Development Review Principal Project Manager 252-2905 brett.rosenbIum@coIIiercountyfI.gov ❑ James Sabo, AICP GMP, Comp Planning Manager 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@colliereountyfl.gov Linda Simmons North Collier Fire 252-2311 Linda.Simmons@colliercountyfl.gov Peter Shawinsky Architectural Review 252-8523 peter.shawinsky@colliercountyfl.gov � Pi"' P Mark Templeton Landscape Review 252-2475 mark.templeton@colliercountyfl.gov ❑ Connie Thornas Client Services Supervisor 252-6369 Consuela.thomas@cvlliercountyfi.gov ❑ Jessica Velasco Client Services 252-2584 jessica.velasco@colliercountyfl.gov ❑ Jon Walsh, P.E. Building Review 252-2962 jonathan.walsh@colliercountyfl.gov ❑ Kirsten Wilkie Environmental Review Manager 252-5518 kirsten.wilkie@coiliercountyfl.gov ❑ Christine Willoughby [Daniel Zunzunegui Development Review Zoning 1 North Collier Fire 252 5748tchstine.willoughby@calliercountyfl.gov 252 2310iel.Zunzunegui@cpliiercvuntyfl.gov 9 5F:�,M �-4L' M"' . -'�----'1.L-- ate. ,tiN :Z 2 7,� -f,f?L 7 COY j.+.KMr . 4�?Cc"e4-,.C'1.a Sxy F4, c�c� Additional Attendee Contact Information: Name Representing Phone Email Y cy, �- Updated 1/12/2021 Page 1 5 of 5 �I f.3c., Find a participant thomas darke (Host. me) +� Chris Scott — �r-N1NSuL A QCorby5chmidt AICP. Principal Planner 76 Coleman Youanovich & Koester P.A. Norman Trebilcock Andrew 5aluan 8tayman Cormac uiblin ■ Craig Brown Daniel zunzunegui (� Derek Perry f� Cry © Ericortman Heidi Cicko O}Woodward Mark vRachelHansen 7-6 1 sawyermichael RO Sean Sammon Applicant/Agent may also send site plans or conceptual plans for review in advance if desired. PL20220003226— Livin stop Rd Vet's Mem.Blvd (PUDZ) Planner- Sean Sammon PL20220003225— Livingston Rd Vet's Mem.Blvd Comm.infill Subdist(GMPA) -Rachel Hansen Assigned ❑ps Staff: Thomas Clarke STAFF FORM FOR SUPPLEMENTAL PRE -APPLICATION MEETING INFORMATION • Name and Number of who submitted pre-app request Kim Davidson, Peninsula Engineering. 239-403-6700 • Agent to list for PL# Christopher Scott, AICP, Peninsula Engineering • Owner of property (all owners for all parcels) Livingston Veterans Commercial, LLC (Parcels 150080006 and 149720005) a Confirm Purpose of Pre-App: (Rezone, etc.) Small Scale GMPA and PUDZ ■ Please list the density request of the project if applicable and number of homes/units/offices/docks (any that apply): 50,000 sf of commercial and/or 100,000 sf of indoor self -storage. ■ Details about Project: Small Scale GMPA to expand the existing Livingston Road/Veteran's Memorial Boulevard Commercial Will Subdistrict to include the adjacent 2,39-acre parcel and revise subdistrict text to expand uses and standards. Companion PUDZ application to rezone from C-1 and A to CPU for the 4.55-acres. REQUIRED Supplemental Information provided by: Name: Kim Davidson Title: Project Permit Coordinator Email: kdavidson@pen-eng.com Phone: 239-403-6700 Cancellation/Reschedule Requests: Contact Danny Condomina-Client Services Supervisor danny.condomina@colliercountyfl Phone: 239-252-6866 Created April 5, 2017 Location: K:\CDES Planning Smices\Cu rrent\Zon ing Staff Information Coffier County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergoy.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239125Z-2400 FAX: (239) 252-5358 PROPERTY OWNERSHIP DISCLOSURE FORM 7-7] 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 M c Cf LCf ILdgC L]1 S,U L.II I11LCf e5 L. Name and Address I %of Ownership I If the property is owned by a CORPORATION, list the officers and stockholders and the ercentage of stock owned by each: Name and Address I % of Ownership 1 If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest: Name and Address I %of Ownership I Created 9/28/2017 Page 1 of 3 C0111e7 County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.collieritoy.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 d. If the oronerty is in the names of a r;FAIPPAI nr I INAITCn ❑AOTniEDCUM 1:,++L-- --.... - r+L - ;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 c - �L C� 5, ,LVL.Kf,L,Imers, Denerlclarles, or partners: Name and Address % of OwnershiD Date of Contract: f. If any contingency clause or contract terms involve additional parties, list all individuals or Of` t%-Cl �, i CJ tLJI PUIdL!Url, pdrinersnlp, or trust: 17 Name and Address g. 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 CO er C MXt COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net Date of option: Date option terminates: Anticipated closing date: 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-5358 L•» 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 ATTM Business Center 2800 North Horseshoe Drive Naples, FL 34104 Agent/Owner Signature Agent/Owner Name (please print) Date Created 9/28/2017 Page 3 of 3 Cofer County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliercount . ov Final Submittal Requirement Checklist for: ❑ PUD Rezone- Ch. 3 G. I of the Administrative Code ❑ Amendment to PUD- Ch. 3 G. 2 of the Administrative Code ❑ PUD to PUD Rezone- Ch. 3 G. 1 of the Administrative Code 2800 NORTH HORSESHOE DRIVE NAPLE5, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 The following Submittal Requirement checklist is to be utilized during the Pre -Application Meeting and at time of application submittal. At final submittal, the checklist is to be completed and submitted with an up-to-date application. Please provide the submittal items in the exact order listed below, with cover sheets attached to each section. Incomplete submittals will not be accepted. A Model PUD Document is available online at http://www.colliercountVfl.govlHome/ShowDocurnent?ld=76983. REQUIREMENTS # OF COPIES REQUIRED NOT REQUIRED Cover Letter with Narrative 5tatement including a detailed description of why amendment is necessary 1 ❑ Completed Application with required attachments (download latest version) Pre -application meeting notes 1 ❑ Affidavit of Authorization, signed and notarized 1 Property Ownership Disclosure Form 1 Notarized and completed Covenant of Unified Control 1 Completed Addressing Checklist 1 Warranty Deed(s) 1 ❑ List Identifying Owner and all parties of corporation .grt-' ® ❑ Signed and sealed Boundary Survey 1 ❑ Architectural Rendering of proposed structures 1 ❑ Current Aerial Photographs (available from Property Appraiser) with project boundary and, if vegetated, FLUCFCS Codes with legend included on aerial. 1 [C ❑ Statement of Utility Provisions 1 ❑ Environmental Data Requirements pursuant to LDC section 3.08.00 1 © ❑ Environmental Data Requirements collated into a single Environmental impact Statement (EIS) packet at time of public Hearings. Coordinate with project planner at time of public hearings. ❑ 0 ❑ Listed or Protected Species survey, less than 12 months old. Include copies of previous surveys. x ® ❑ Traffic Impact Study 1 ❑ [` Historical Survey 1 ❑ 0 School Impact Analysis Application, if applicable ] ❑ 0 Electronic copy of all required documents 1 0 ❑ Completed Exhibits A-F (see below for additional information)* ❑ © ❑ List of requested deviations from the LDC with justification for each (this document is separate from Exhibit E) ❑ ❑ Checklist continues on next page March 4, 2020 Page 9 of 11 Coder County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliercounty.gov 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAR: (239) 252-6358 Revised Conceptual Master Site Plan 24" x 36"and One 8 A" x 11" copy � ❑ Original PUD document ordinance, and Master Plan 24" x 36" — Only if Amending the PUD ❑ Revised PUD document with changes crossed thru & underlined 1 Copy of Official Interpretation and/or Zoning Verification 1 *If located in Immokalee or seeking affordable housing, include an additional set of each submittal requirement 'The following exhibits are to be completed on a separate document and attached to the application packet: 9/ Exhibit A: List of Permitted Uses Exhibit B: Development Standards Exhibit C: Master Plan- See Chapter 3 E. I. of the Administrative Code i''" Exhibit D: Legal Description .V' Exhibit E: List of Requested LDC Deviations and justification for each Exhibit F: List of Development Commitments If located in RFMU Rural Fringe Mixed Use Receiving Land Areas Pursuant to LDC subsection 2.03.08.A.2.a.2.(b.)i.c., the applicant roust contact the Florida Forest Service at 239- 690-3500 for information regarding "Wildfire Mitigation & Prevention Plan." PLANNERS — INDICATE IF THE PETITION NEEDS TO BE ROUTED TO THE FOLLOWING REVIEWERS: ❑ School District (Residential Components): Amy Lockheart ❑ Conservancy of SWFL: Nichole Johnson Utilities Engineering: Erie -Fey ��,c vir z��. �fF a.zy ❑ Parks and Recreation: Barry Williams (Director) ❑ Emergency Management: Dan Summers Immokalee Water/Sewer District: ❑ City of Naples: Robin Singer, Planning Director Other: 111& ()II-T17 ❑ I City of Naples Utilities Other: I ASSOCIATED FETES FOR APPLICATION Pre -Application Meeting: $500.00 PUD Rezone: $10,000.00* plus $25.00 an acre or fraction of an acre PUD to PUD Rezone: $8,000.00* plus $25.00 an acre or fraction of an acre PUD Amendment: $6,000.00* plus $25.00 an acre or fraction of an acre Comprehensive Planning Consistency Review: $2,250.00 Environmental Data Requirements -EIS Packet (submittal determined at pre -application meeting): $2,500.00 Listed or Protected Species Review (when an EIS is not required): $1,000.00 Transportation Review Fees: o Methodology Review: $500.00 *Additional fees to be determined at Methodology Meeting. o Minor Study Review: $750.00 o Major Study Review $1,500.00 March 4, 2020 Page 10 of 11 CO*ier County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.col liercou nty.gov Legal Advertising Fees: d CCPC: $1,125.00 /BCC: $500.00 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 School Concurrency Fee, if applicable: o Mitigation Fees, if application, to be determined by the School District in coordination with the County Fire Code Plans Review Fees are not listed, but are collected at the time of application submission and those fees are set forth by the Authority hoving jurisdiction. The Land Development Code requires Neighborhood Notification mailers for Applications headed to hearing, and this fee is collected prior to hearing. All checks payable to: Board of County Commissioners. As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is included in this submittal package. I understand that failure to include all necessary submittal information may result in the delay of processing this petition. *Additional fee for the 5" and subsequent re -submittal will be accessed at 20% of the original fee. Signature of Petitioner or Agent Printed named of signing party Date March 4. 2020 Page 11 of 11 APPLICATION NUMBER: PL20220003225 DATE RECEIVED: PRE -APPLICATION CONFERENCE DATE: June 15, 2022 This application, with all required supplemental data and information, must be completed and accompanied by the appropriate fee, and returned to the Growth Management Department 239-252- 2400, Zoning Division, Comprehensive Planning Section, 2800 North Horseshoe Drive, Naples, Florida 34104. The application is to be reviewed by staff for sufficiency within 30 calendar days following the filing deadline. The applicant will be notified, in writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the deficiencies. For additional information on the processing of the application, see Resolution 12-234. If you have any questions, please contact the Comprehensive Planning Section at 239-252-2400. SUBMISSION REQUIREMENTS I. GENERAL INFOMRATION A. Name of Applicant: Andrew J. Saluan, Manager Company: Livingston Veterans Commercial, LLC Address: 5020 Tamiami Trail N, #1 12 City: Naples State: Phone Number: 239-262-2600 Fax Number: Email Address: B.1 Name of Agent* Richard D. Yovanovich, Esa. Zip Code: _34103 • THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company: Coleman, Yovanovich & Koester Address: 4001 Tamiami Trail N, Suite 300 City: Naples State: FL Zip Code: _34103 Phone Number: 239-435-3535 Fax Number: Email Address: rvovanovich@cvklawfirm.com B.2 Name of Agent* Christopher Scott • THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company: Peninsula Engineering, Inc. Address: 2600 Golden Gate Parkway City: Naples State: Phone Number: 239-403-6727 Fax Number: Email Address: CScott@pen-eng.com Zip Code: _34105 C. Name of Owner (s) of Record: Livingston Veterans Commercial, LLC Address: 5020 Tamiami Trail N, #1 12 City: Naples State: FL Zip Code: _34103 Phone Number: 239-262-2600 Fax Number: 1 Email Address: D. Name, Company, Address and Qualifications of all consultants and other professionals providing information contained in this application, as well as Qualifications of the Agent identified above. See Exhibit I-D II. Disclosure of Interest Information: A. If the property is owned fee simple by an INDIVIDUAL, Tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest. (Use additional sheets if necessary). Name and Address Percentage of Ownership B. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each. Name and Address Percentage of Stock C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest. Name and Address Percentage of Interest D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners. Name and Address See Exhibit II Percentage of Ownership E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners. Name and Address Date of Contract: Percentage of Ownership F. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership, or trust. Name and Address G. Date subject property acquired ( ) leased ( ): Term of lease: yrs./mos. If, Petitioner has option to buy, indicate date of option: option terminates: , or anticipated closing: and date NOTE: H. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. III. DESCRIPTION OF PROPERTY: A. PARCEL I.D. NUMBER: 150080006 and 149720005 B. LEGAL DESCRIPTION: See Exhibit 111.13 C. GENERAL LOCATION: Southeast intersection of Livinaston Rd and Veterans Memorial Blvd D. Section: 13 Township: 48 South Range: 25 East E. PLANNING COMMUNITY: Rural Estates F. TAZ: 2691 G. SIZE IN ACRES: 4.68 H. ZONING: C-1 and A I. FUTURE LAND USE MAP DESIGNATION(S): Urban Mixed Use District - Urban Residential Subdistrict and Commercial District - Commercial Mixed Use Subdistrict - Livingston Road/Veterans Memorial Blvd Commercial Infill Subdistrict J. SURROUNDING LAND USE PATTERN: _Vacant, Single-family and Multifamily Residential, Golf. Civic/Institutional (schools and fire) IV. TYPE OF REQUEST: A. GROWTH MANAGEMENT PLAN ELEMENT (S) TO BE AMENDED: Housing Element Traffic Circulation Sub -Element Aviation Sub -Element Sanitary Sewer Sub -Element Solid Waste Sub -Element Capital Improvement Element X Future Land Use Element Immokalee Master Plan Recreation/Open Space Mass Transit Sub -Element Potable Water Sub -Element NGWAR Sub -Element Drainage Sub -Element CCME Element Golden Gate Master Plan B. AMEND PAGE (S): _26 OF THE: _Future Land Use ELEMENT AS FOLLOWS: (Use Strike-+Tto identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: See Exhibit IV.B 4 C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM _Mixed Use District, Urban Residential Subdistrict TO Commercial District, Commercial Mixed Use Subdistrict, Livingston Road / Veterans Memorial Blvd Commercial Infill Subdistrict D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #) E. DESCRIBE ADDITIONAL CHANGES REQUESTED: V. REQUIRED INFORMATION: NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN I"=400'. At least one copy reduced to 8- 1/2 x 11 shall be provided of all aerials and/or maps. A. LAND USE Exhibit V.A.I I. Provide general location map showing surrounding developments (PUD, DRI's, existing zoning) with subject property outlined. Exhibit V.A.2. Provide most recent aerial of site showing subject boundaries, source, and date. Exhibit V.A.3. Provide a map and summary table of existing land use and zoning within a radius of 300 feet from boundaries of subject property. B. FUTURE LAND USE AND DESIGNATION Exhibit V.B. Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands, with acreage totals for each land use designation on the subject property. C. ENVIRONMENTAL Exhibit V.C. Provide most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FDOT-FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN "A" ABOVE. Exhibit V.C. Provide a summary table of Federal (US Fish & Wildlife Service) and State (Florida Game & Freshwater Fish Commission) listed plant and animal species known to occur on the site and/or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.) Identify historic and/or archaeological sites on the subject property. D. GROWTH MANAGEMENT Reference , F.A.C. and Collier County's Capital Improvements Element Policy 1.1.2 (Copies attached). 1 . INSERT "Y" FOR YES OR "N" FOR NO IN RESPONSE TO THE FOLLOWING: N Is the proposed amendment located in an Area of Critical State Concern? (Reference F.A.C.). IF so, identify area located in ACSC. N Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380 F.S.? (Reference , F.A.C.) N Is the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163.3187 (1) (c), F.S.? Does the proposed amendment create a significant impact in population which is defined as a potential increase in County -wide population by more than 5% of population projections? (Reference Capital Improvement Element Policy 1.1.2). If yes, indicate mitigation measures being proposed in conjunction with the proposed amendment. Y Does the proposed land use cause an increase in density and/or intensity See Exh V.D.1 to the uses permitted in a specific land use designation and district identified (commercial, industrial, etc.) or is the proposed land use a new land use designation or district? (Reference F.A.C.). If so, provide data and analysis to support the suitability of land for the proposed use, and of environmentally sensitive land, ground water and natural resources. (Reference , F.A.C.) E. PUBLIC FACILITIES l . Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: Exhibit V.E Potable Water Exhibit V.E Sanitary Sewer Exhibit V.E Arterial & Collector Roads; Name specific road and LOS Livingston Road _Veterans Memorial Boulevard See Exhibit V.D.2 TIS Exhibit V.E Drainage Exhibit V.E Solid Waste Exhibit V.E Parks: Community and Regional If the proposed amendment involves an increase in residential density, or an increase in intensity for commercial and/or industrial development that would cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capital Improvement Element Objective 1 and Policies) 2. Exhibit V.E Provide a map showing the location of existing services and public facilities that will serve the subject property (i.e. water, sewer, fire protection, police protection, schools and emergency medical services. 3. Exhibit V.E Document proposed services and public facilities, identify provider, and describe the effect the proposed change will have on schools, fire protection and emergency medical services. F. OTHER Identify the following areas relating to the subject property: Exhibit V.F.1 Flood zone based on Flood Insurance Rate Map data (FIRM). Exhibit V.F.2 Location of wellfields and cones of influence, if applicable. (Identified on Collier County Zoning Maps) N/A Coastal High Hazard Area, if applicable N/A High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable (identified on Collier County Zoning Maps). G. SUPPLEMENTAL INFORMATION $16,700.00 non-refundable filing fee made payable to the Board of County Commissioners due at time of submittal. (Plus, proportionate share of advertising costs) X $9,000.00 non-refundable filing fee for a Small -Scale Amendment made payable to the Board of County Commissioners due at time of submittal. (Plus, proportionate share of advertising costs) X Proof of ownership (copy of deed) X Notarized Letter of Authorization if Agent is not the Owner (See attached form) * If you have held a pre -application meeting within 9 months prior to submitted date and paid the pre -application fee of $500.00 at the meeting, deduct that amount from the above application fee amount when submitting your application. All pre -application fees are included in the total application submittal fee if petition submitted within 9 months of pre -application meeting date. Otherwise the overage will be applied to future proportionate share advertising costs. * Maps shall include: North arrow, name and location of principal roadways and shall be at a scale of 1 "=400' or at a scale as determined during the pre -application meeting. *All attachments should be consistently referenced as attachments or exhibits, and should be labelled to correlate to the application form, e.g. "Exhibit I.D." * Planning Community, TAZ map, Traffic Analysis Zone map, Zoning maps, and Future Land Use Maps. Some maps are available on the Zoning Division website depicting information herein: Zoning Services Section: Comprehensive Planning Section: THIS HAS CHANGED SINCE DCA BECAME DEO. SEE GMP PAEG 2011 UPDATES: https://www.colliercountyfl.gov/your-government/divisions-s-z/zoning-division/zoning-services- section/land-use-commission-district-maps INSTR 5862074 OR 5758 PG 1612 E-RECORDED 5/1/2020 4:38 PM PAGES 2 CLERK OF THE CIRCUIT COURT AND COMPTROLLER, COLLIER COUNTY FLORIDA DOC@.70 $8,925.00 REC $18.50 CONS $1,275,000.00 This Document Prepared Without Opion of Title JAMES H. SIESKY, ESQUIRE Siesky & Pilon 2800 Davis Blvd., Suite 205 Naples, FL 34104 Consideration: $1,275,000.00 Parcel>DNumber: 0014417 0,0005 Warranty This Indenture, Made this,4s'E day of May 2020 A.D. , Between Livingston/Veterans, LLC,,a Florida limited liability company a of the County of Collier , Livingston Veterans Commercial, LLC, company whose address is: 4980 Tamiami Trail `N. 1".4201, of the County of Collier Witnesseth that the GRANTOR, for and in consideration, of e'gum Of {( ------------------------TEN DO L3 and other good and valuable consideration to GRANTOR yi hand,, granted, bargained and sold to the said GRANTEE and GRANT I lying and being in the County of Collier The Northwest 1/4 of the Northw Northeast 1/4 of Section 13, T Collier County, Florida, less and e Collier County, a political subdivi Records Book 2597, Page 1684, County, Florida. State of Florida , grantor, and a Florida limited liability Naples, FL 34103 State of Florida , grantee. $10)- — — — — — — — — — — — — — — — — — — — — — — DOLLARS, Said by GRANTEE, the receipt whereof is hereby acknowledged, has letters, successors and assigns forever, the following described land, situate, State of Florida to wit: eft "-l-/4 of the Northwest 1/4 of the own ip 48 South, Range 25 East, x ' pit .' the parcel of land deeded to sion,.,',by,deed recorded in Official of "theme ublic Records of Collier Together with all tenements, hereditaments and, ppurtenances thereto belonging or in anywise appertaining. To Have and to Hold, the same in fee simple for veil AND, the grantor hereby covenants with said grantee `that the grantor is lawfully seized of said land in fee simple; that tie grantor has good right and lawful authority to sell and conveys4;id land, and hereby fully warrants the title to said land and wil defend the same against the lawful claims of all persons whomsoever; and that said land is free of all encumbrances, except taxes accruing subsequent to December 31, 2019 and subject to (a) ad valorem and non-advalorem real property taxes for the year of closing and subsequent years; (b) zoning, building code and other use restrictions imposed by governmental authority; and (c) outstanding oil, gas and mineral interest of records, if any. Subject property is vacant, unimproved property and has never assumed the character of homestead. and the grantor does hereby fully warrant the title to said land, and will defend the same against lawful claims of all persons whomsoever. Laser Generated 6y 0 Display Systems, Inc., 2020 (863) 763-5555 Form FLWD-2 *** OR 5758 PG 1613 *** Warranty Deed- Page 2 Parcel ID Number: 001497200005 In Witness Whereof, Signed, sealed and deli Printed Name:`Z Witness Printed N Witness antor has hereunto set its hand and seal the day and year first above written. 1 our presence: Livingston/Veterans , LLC, a Florida limited liability company s P � — By : (Seal) Marilyn Bernier, Manager ~ P.O. Address: 477 Devil's Lane, Naples, FL 34103 STATE OF Florida COUNTY OF Collier' y The foregoing inst ent was acknowledged before me 1 notarization, this day of April Marilyn Be nier, Manager of Li liability company L ho is personally known to me err who has produced her as identification. physical presence or online by , LLC, a Florida limited -Pr�nted Name Notary sPubl ' ,. My Cbrulnission.EVires: RICK��`�1CK :H fAE4�lon# G� 123386. •• CQmm 29 � x'- >rx4��9 duly F�u� ntus►t� 1ot9 o?� Bondedl��itoY � - . 750 9@ 05 Laser Generated by 0 Display Systems, Inc., 2020 (863) 763-5555 Forth FLWD-2 INSTR 5967074 OR 5857 PG 2468 E-RECORDED 12/9/2020 4:25 PM PAGES 4 CLERK OF THE CIRCUIT COURT AND COMPTROLLER, COLLIER COUNTY FLORIDA Doc@.70 $6,111.00 REC $35.50 INDX $2.00 CONS $873,000.00 ITIIS INSTRUMENT PREPARED BY AND RETURN TO: Santiago Eljaiek III, ) scl. Marin, EIjaiek & Lopez, P.L. 2601 South Bayshore Drive, 18"' Floor Coconut Grove, Florida.33133 Our File No • 0054-4t1$ Property Appraises r "I"' entification (Folio) NLimber: 00150080006 THIS WARRANTY DEED, nt* eJ day of pc'c yv%tpeA— . 2020 by Leonard Stemmcrman, Scan Stemmerman, and Debra Hu a/lda Debbie llussie, Individually and as Successor Ca -Trustees of'tile Marc L. Catalano Revocable Intel rvo -Tr7t t dated November 23, 2004, as amended and restated on October 26, 2010, whose post office address Is 634t�Auth I.,N, Davie- FL 3333I . herein called the Grantor, to Livingston Veterans Commercial LLC, a Florida Iin� efi�J;tility company, �� hose post off ice address is 4980 Tamiami "17 N., #201, Naples, FL 34103, hereinafter cal[ed ter ar ntee: (Wherever used herein the leans "Gratilo) rI'Gl'�,8e" incline all life pal -lies ICJ lhis instrument and life heirs, legal !'@n7"L�SL�MfIl(11 e5 Cll?Gi assigns !7f 11142'!1'1L'1�IlClrS tl!'i exe .4pcv s. ors cint1 assigns Of corp()rat on % W I T N E S S E T H: That the Grantor, for and in ct and other valuable considerations, receipt whereof is remises, releases, conveys and confirms unto the Gra Florida. to -wit.: The Southwest 1/4 (SW 1/4) of the Northwest 1/4 (NN' Northeast 1/4 (NE 1/4) of Section 13, Township 48 South, LESS therefrom the land conveyed to Collier County by 1692, of the Public Records of Collier County, Florida. Of the Sinn of F N AND 00/100'S ($10.00) Dollars Qnowledpcd, hereby grants, bargains, sells, aliens, I ertain land situate in COLLIER County, State of the Northwest 114 (NIVV 1/4) of the East, Collier County, Florida; eed recorded in Boole 2597, Page Subject to easements, restrictions and reservations of record and ta-�g'�-fgrk i"ear. 2021 and thereafter. TOGETHER, with all the tenements, hereditanlents and appurtenances thereto b6Jpnl : g ar,,in anywise appertaining. TO HAVE AND TO HOLD, the same in fee simple forever. The undersigned hereby represent and warrant that the herein -described Property is scant land and not their homestead, nor the homestead of anyone for whose support they are responsible, nor adjacent to or contiguous with any such homestead. AND, the Grantor hereby covenants with said Grantee that the Grantor is lawfully seized of said land in fee simple; that the Grantor has good right and lawful autllor•ity to sell and convey said land, and hereby warrants the title to said land and will defend the same against the lawful claims of all persons whomsoever; and that said land is free of all encumbrances, except taxes accruing subsequent to December 31. 2020. File No: 0054-008 OR 5857 PG 2469 1N" WITNESS WHEREOF, the said Gramm has signed and scaled these presents the day and year tn-st above WTttten. Signed. scaled and deltt�t€ d in the presence of- i -_ Marc L. Catalano Revocable Inter Vivos Trust Witness ##1 .Signature dated 11/23/2004 as amended and restated on October 26, 2t010 Witness # I Printed Named _ s Leonard SLeminerman, Individually and as Successor Co - Witness n2 i�gw tore "rttstee orthe.Marc L. Catalano Revocable Inter Vivos ;:.wt dated 11/2312004 as amended and restated on October -6, 2010 Witness i#2 Printed Nanie � ; '•,, p STATE OIL (2-- COUNTY OF The Foregoing instrument was ackno% ledged before the by means 6 this + _ day of f tom, 2020 by Leonard Stemal an ti orthe N-fiarc L. Catalano Revocable Inter Vivos'1'rust dated November 2%'�{l' 2Ct,f'?010. who is personally known to me M- IMS llrodttc'ed"A- t (lid not take t}q#Iltslrrrr -~- -� , rrRANC; or i�CD � Notate Public___ -lift�i N:N Printed Notary Name \My coil) III '/err 6l N I ti Gvr�' Fite No. 0054-008 I Presence or © online nataTization. dually and as Successor C o-'h'ustee as amended and restated on October as identification and ❑ did OR 5857 PG 2470 IN WITNESS WHEREOF, the said Grantor has signed and sealed these presents the day and year first above written. Signed. sealed and delivered in the presence of: Witness,41 Sigtature Witness 41 Printed Name Wit,nneese#2 Signature Witness 92 Printed Name Marc L. Catalano Revocable Inter Vivos Trust bated 1.1/23/2004 as amended and restated on October 26, 2010 Sean Stenimerman. Individually and as Successor Co - Trustee of the Marc L. Catalano Revocable Intel- Vivos 'Trust dated l 1/23/2004 as amended and restated on '{Qctober 26, 2010 STATE OF COUNTY OF The forceoinz instrume was ac nowledged before me by mellen this ,re::) day of P8!.2020, by Seam Stemmerthe MarcL. Catalano Revocableer Vivos Trust dated N vem 26, 201 v- is personally known to me or has produced 1th. /oq /x 0�-) otary Narhe cal presence or ❑ online notarization, lually and as Successor Co -Trustee of as anacnded and restated on October as identification and ❑ did File No: 0054-008 *** OR 5857 PG 2471 *** IN WITNESS WHEREOF, the said Grantor has signed and sealed these presents the day and year first above written. Signed, sealed and delivered in the presence of: ature Witness 41 0 Witness 42 Signature r rrtiUt'� Witness #2 Printed Name STATE OFt' COUNTY OF Marc L. Catalano Revocable Inter Vivos Trust dated 11/23/2004 as amended and restated on October 26, 2_01 Debra I-1 ey a/k/a Debbie 1-Iussie, Individually and as Successor Co -Trustee of the Nlare L. Catalano Revocable Inter Vivos Trust dated l 1/23/2004 as amended and restated on October 26, 2010 The foregoing instrument %vas acknowledged before me by n�eai?S this Q'�r day of t `2020, by Debra Hussey alb Co -Trustee of the Marc L. Catalano Revocable Inter Vivos Trust dat on October 26, 2010, who is personally known to me or has produce and © did ® did not take an oath. LUISA Notary Pub A. CARRION 5E 1®�@� Notary Publ;c. Stale of Florida r Commission# GG 355564 cal presence or ❑ online notarization, l-IUSSiC, Individually and as Successor ber 23. 2004, as amended and restated `-i--[� - as identification My comm. expires July 16, 2023 Notary Public L�� Pit - Printed Notary Name My commission expires: file No: 0064-008 AFFIDAVIT OF AUTHORIZATION FOR PETITION NUMBERS(S) PL20220003225 and PL20220003226 1 Andrew.1 Saluan (print name), as Aulhorized Agenllh+fanager (title, If applicable) of . ivingslan veterans Commercial, LLC _ (company, If a licable), swear or affirm under oath, that I am the (choose one) owner=applicantr7contract purchaser=and that: 1. 1 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 Goernari. Yovanovich Koeslor, PA and peninsula Erig iwerring, Inc to act as ourlmy 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. " ■ ff 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 pal ury, I declare that I have read the foregoing Affidavit of Authorization and that the facts stated in it are true. r /f //y'/-L-- Dat STATE OF FLORIDA COUNTY OF COLLIER The foregoing in trument w s acknowleged before me by means of �hysical presence or ❑ online notarization this I� r ay of 20 1y !printed name of owner or qualifier) l f' ± In' 1 p r-1 Ci Such person(s) Notary Public must check applicable box: EfAre personally known to me ❑ Has produced a current drivers license ❑ Has produced as identificatian� Notary signature:. Z CM08-CDA-0011 %)15..5 REV 314r2020 a ... CAROL L. BRuNDAGE rlM{$5ION # hH 169534 •' IRI 9: Ay v9l Z, 2U25 eaWea rnn, " aPu* undmwranm cothe*v County EXHIBIT 11: COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (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 percentage of such interest: C Name and Address I % of Ownership If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each: Name and Address I % of Ownership If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest: Name and Address I % of Ownership Created 9/28/2017 Page 1 of 3 Cothe* r County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners: Name and Address % of Ownership Livingston Veterans Commercial, LLC 100.00 - Eijk De Mol Van Otterloo Revocable Trust* 92.5% - AJS Livingston Veterans Commercial, LLC** 7.5% Eijk De Mol Van Otterloo is sole beneficiary; **Andrew Saluan is sole shareholder 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 �I I II.CI J, .3LLJL 1ILJ t=I J, IJCI ICI It-101 ICJ, VI PCII 111C1 J. Name and Address % of Ownership Date of Contract: f. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership, or trust: g. Date subject property acquired ❑ Leased: Term of lease Name and Address years /months If, Petitioner has option to buy, indicate the following: Created 9/28/2017 Page 2 of 3 Co[Iier County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 Date of option: Date option terminates: or Anticipated closing date: 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 Agent/Owner Signature Christopher O. Scott (Agent) Agent/Owner Name (please print) 12/14/2022 Date Created 9/28/2017 Page 3 of 3 12/13/22, 2:27 PM Detail by Entity Name DIVISION OF CORPORATIONS IF) I v iJ I � I I rlf eut nJ�r isrt :�ewM vj fluridre �vrLsier Department of State / Division of Corporations / Search Records / Search by Entity Name / Detail by Entity Name Florida Limited Liability Company LIVINGSTON VETERANS COMMERCIAL LLC Filing Information Document Number L20000098445 FEI/EIN Number 85-0689069 Date Filed 04/08/2020 State FL Status ACTIVE Principal Address 5020 TAM IAMI TRAIL N. #112 NAPLES, FL 34103 Changed: 02/17/2021 Mailing Address 5020 TAM IAMI TRAIL N. #112 NAPLES, FL 34103 Changed: 02/17/2021 Registered Agent Name & Address SALUAN, ANDREW J 5020 TAM IAMI TRAIL N. #112 NAPLES, FL 34103 Address Changed: 02/17/2021 Authorized Persons) Detail Name & Address Title MGR SALUAN, ANDREW J 5020 TAM IAMI TRAIL N. #112 NAPLES, FL 34103 Annual Reports Report Year Filed Date 2021 02/17/2021 search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=LIVINGSTONVE... 1 /2 12/13/22, 2:27 PM Detail by Entity Name 2022 01 /31 /2022 Document Images 01/31/2022 --ANNUAL REPORT View image in PDF format 02/17/2021 --ANNUAL REPORT View image in PDF format 04/08/2020 -- Florida Limited Liability View image in PDF format Florida Department of State, Division of Corporations search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetaiI?inquirytype=EntityName&directionType=Initial&searchNameOrder=LIVI NGSTONVE... 2/2 12/13/22, 2:29 PM Detail by Entity Name DIVISION OF CORPORATIONS /�j,I rlf eut nJ�r isrt :�ewM vj fluridre �vrLsier Department of State / Division of Corporations / Search Records / Search by Entity Name / Detail by Entity Name Florida Limited Liability Company AJS LIVINGSTON VETERANS COMMERCIAL LLC Filing Information Document Number L20000321973 FEI/EIN Number 85-0689069 Date Filed 10/19/2020 State FL Status ACTIVE Principal Address 5020 TAMIAMI TRAIL N #112 NAPLES, FL 34103 Changed: 02/17/2021 Mailing Address 5020 TAMIAMI TRAIL N #112 NAPLES, FL 34103 Changed: 02/17/2021 Registered Agent Name & Address SALUAN, ANDREW J 5020 TAMIAMI TRAIL N #112 NAPLES, FL 34103 Address Changed: 02/17/2021 Authorized Persons) Detail Name & Address Title MGR SALUAN, ANDREW J 5020 TAMIAMI TRAIL N #112 NAPLES, FL 34103 Annual Reports Report Year Filed Date 2021 02/17/2021 search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=AJSLIVINGSTO... 1 /2 12/13/22, 2:29 PM Detail by Entity Name 2022 01 /31 /2022 Document Images 01/31/2022 --ANNUAL REPORT View image in PDF format 02/17/2021 --ANNUAL REPORT View image in PDF format 10/19/2020 -- Florida Limited Liability View image in PDF format Florida Department of State, Division of Corporations search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetaiI?inquirytype=EntityName&directionType=Initial&searchNameOrder=AJSLIVI NGSTO... 2/2 J m J w Q ` O LLJ 3 v, Z Q � a LLJ W =k g4 Y F 3 yey $� ono sumE. LINE KWI/4, N.w.t/4, N.W.1/4. N.E.1/4, SEC.13-48-25 d" +� S 00'08'49° E ,a 336.61' (R) 93 5 00'O6'38" E°• 336.48' (M) 3 $ eS A Ym } a r,RR ye N 00.09'24yW 200.02' (R) v LE55\ NL, EXCEPToc„ b O.R. 2897, PG. D009'24' W 106.70' E. LINE .w.1/4, 41/4, NXI/4. N.E.1/4, SEC.13-48-25 9 S omiS'49" E 336.61' (C)of, ,90 S 00'07'89" E 336.84' (M) oa,. ° a oe a°ea,s s ° 3 w'ss'N' w mTm' (R)" R) e4S OC3]'IY W 33R.42' ' (y) x LINE BEARING M oa Z ps+' 03 GRAPHIC SCALE Nam, 3 3 - m z 0 0 ,S 9 3.56' (M) ..Aa8 0009'24' E 873.sW (C) BY 8 _ LIVINGSTON RD NOTE: THIS PROPERI IS SUBLECT TO PR°PERT'r AREA. 46ACRES, NDREDR�SRE9ER ATIDNB OR RESTRICTIONS OF RECORD. (C) CALCULATED 0 (PUBLIC R-O-W, WIDTH VARIES) OUARIER"Of"NORTHWETS°"T "AFTER .1 NoRTM111EEPn OU�TEREOFA"sEcl°oN 13. (R) TOWNS p� 48 SOUTH. RANGE 25 EAST, COLLIER C UNtt. ROR OA AS B ING N 890]OS E P O 005/e' IRON PIN MFND • NAIL/PIS ABSTRACT OF TITLE HAS NOT BEEN REVIEWED BY SURVEYOR. . MSIP 11 5/6^ PIN/CAP 'La1772" PROP— 06LMP110r1: ELEVATIOns REFER TO THE 1— AMERICAN VERTICAL DANM OF 1988. © _ COMMUNICATIO11 M RKER/FLAGGING TIE NORTHWEST 1/4 OF TIE NORTHWEST 1/4 OF TIE NORTHWEST THIS PROPERry w SURVEYED UNDER MY DIRECTION Ory 11/14/2O2 2 COMMUNICAnoHE PULL-BOx GUI AH— RARTC MAST-aRM BASE NORTHEAST 1/4 OF SECT10N 13, TOWNSHIP 48 SOUTH, RA Ens/T LUER CODUONtt, FLORIDA. LESS AND —EPT TIE R PARCEL OF arv0 Dc IFFIE9R co-, DS BOOK 2597, E HE SIGNANRE AND ORIGINAL LICENSED SURVEYOR PND MAPPER. SEAL OE A FLORIDA ELECTRIC M p -Box ® 1684, OF THE PUBLIC RECORDS OF COLLIER COUNtt. FLORpA. iOCETHER WITH PENINSuu ENGINEERING „ n� uuuo "j�� „"'o�N...._H If e NG PGLE oNCRERT Ess P T 1/4 OF THE NDRTHWEST 1/4 IF THE NDRTHWEST 1/4 OF THE S11f S13, Tav GE E CoUER NOUNTu "`n''' ' - DrvcRET o E WITH NCHT AND D Y o FLORIDA,FLoLESSi1II Ex EFT THE PIDC EN F N DE THE PARCEL OF ND q.' CERTIFICATE DF ADTnoRDA-H NDNBER LB 1n2 n`O 6zzB ; fY wao0 POLE o supomslR, av DECD RECDRoso Iry oFT Ica 692, OF THE UBUC ECORDS OF COLDER COUNtt, FLORIp.A,OR 5 BOOK 2597, PAGE I I TRAFFIC SHRVIOE ' SERVICE PEDE L Gu+KER/F—IINGsa m s ii STATE OF T , •:•FLORID....e „"'s'E'o - AS NAw M au WATER VALVE '�S rve °� . EDP EDGE of PA11111' a DOC EA. OF CURD EXHIBIT IILB 62]B •••non••• NOT TI CHIEF: jw DR A DATE: a zozz DATE 1 �1 28 2022 ■■ sso Enwre way � Naples, FL. 34110 LIVINGSTON & VETERAN'S tNNG NO DRAH-2163 IT No PRoz022731 R THE SIGNATURE AND UREWITAND SIGNAVALIDTURE THE ORIGINAL BEN � - KAS k ® SEAL OF A FLORIDA SHEET OF SHEET Phone: (239) 2842000 k Q LICENSED SURVEYOR AND MAPPER. 1 1 3-48-z5 Florida Certificate of HOILEIMONOESR Authorization No. BOUNDARY SURVEY p„31Be°a.4.9 REW9IDNB ` t Legend 0 Livingston Rd -Veteran's Memorial Bvld Commercial Infill Subdistrict: 4.6 acres i' Ic Z y- Al - Veterans Memorial Blvd 'ta`. *'Veterans Memorial Blvd AIIIIIIIIIIIIIIIIII Y.Y �371 +. 0.5 O Mi:. Veterans Memorial'Blvd Project Location ® 1�.�. , ! �" '` • I J ♦ " a �- - �lo to q A v xk 'zLImmokalee.Rd�_a ® Iz JII__`V�lJII C � c r� •�lj F a �� _ '1!�` I ��"�i SOURCES: COLLIERCOUNTYGEOGRAPHICINFORMATIONSYSTEMSo(2022)/..ate 400 800 F¢¢ PEN I N 5 U LA # PROJECT: LIVINGSTON ROAD -VETERAN'S MEMORIAL COMMERCIAL INFILL SUBDISTRICT BOULEVARD CLIENT: LIVINGSTON VETERANS COMMERCIAL, LLC EXHIBIT DESC: EXHIBITV.A.1-LOCATION MAP -AERIAL OVERLAY NOTES: ENGINEERING LOCATION: SE INTERSECTION OF LIVINGSTON RD 2600 GOLDENGATE PARKWAY NAPLES FL34105 AND VETERANS MEMORIAL BLVD PRO I ECT: CLIENT: EXHIBIT DESC: LIVINGSTON ROAD -VETERAN'S MEMORIAL BOULEVARD LIVINGSTON VETERANS COMMERCIAL, LLC EXHIBIT V.A.2 -AERIAL PENINSULA # COMMERCIAL INFILL SUBDISTRICT ENGINEERING LOCATION: NOTES: SE INTERSECTION OF LIVINGSTON RD 2600 GOLDEN GATE PARKWAY AND VETERANS MEMORIAL BLVD Legend ZONING FUTURE LAND USE LAND USE Livingston Rd -Veteran's Memorial Bvld Commercial nfill Subdistrict: 4.6-acres North PUD South PUD Urban Residential Subdistrict Livingston RoadNeterans Memorial Residential 1_ Residential Subdistrict Residential 1300'Buffer MEDITERRAPUD East PUD Livingston RoadNeterans Memorial - I Residential Subdistrict Residential West Agricultural Urban Residential Subdistrict Undeveloped 1 1 BRANDON RPUD 1 C-1 1 1 1 1 1 SANDALWOOD 1 RPUD 1 AGRICULTURAL j 1 1 _ 1 % o ALLURA RPUD AGRICULTURAL N RMC-ENCLAVE RPUD soo 1,000 SOURCES: COLLIER COUNTY GEOGRAPHIC INFORMATION SYSTEMS (2022) 1 Fee PROJECT: CLIENT: EXHIBIT DESC: LIVINGSTON ROAD -VETERAN'S MEMORIAL BOULEVARD LIVINGSTON VETERANS COMMERCIAL, LLC EXHIBIT V.A.3 -ZONING MAP P E N I N S U LA # COMMERCIAL INFILL SUBDISTRICT NOTES: ENGINEERING LOCATION: SE INTERSECTION OF LIVINGSTON RD 2600 GOLDENGATE PARKWAY NAPLES FL 34105 AND VETERANS MEMORIAL BLVD Legend Coona SPY [N eS r_1 Livingston Rd -Veteran's Memorial Bvld Commercial Infill Subdistrict (Proposed) 171 Livingston Rd -Veteran's Memorial Blvd Commercial Infill Subdistrict (Existing) = Livingston Rd -Veteran's Memorial Blvd Residential Subdistrict too°� ?�°P�e Felicita Ci Urban Residential Subdistrict Milan LN COnO Meq/terra Q. a$era CT Corsica WAY euon Celebrita CT Veterans Memorial BLVD Barclay CT 3 0 c t4 w C_ 'O Fairway CT a o �a $ a 3 �?c 7E �Frophy DR a Trophy -DR Barclay a e" w LN n 3 a� q. / s° n d ° °°a eo N O o.. Aberdeen AVE eOre/%C/R Amberwood DR c 0 1,000 2,000 SOURCES: COLLIER COUNTY GEOGRAPHIC INFORMATION SYSTEMS (2022) Fee 4� PROJECT: LIVINGSTON ROAD -VETERAN'S MEMORIAL BOULEVARD CLIENT: LIVINGSTON VETERANS COMMERCIAL, LLC EXHIBIT DEC: EXHIBIT V.B - Future Land Use Map PENINSULA# COMMERCIAL INFILL SUBDISTRICT NOTES: ENGINEERING LOCATION: SE INTERSECTION OF LIVINGSTON RD 2600 GOLDEN GATE PARKWAY NAPLES FL 34105 AND VETERANS MEMORIAL BLVD PENINSULA ENGINEERING LIVINGSTON ROAD VETERANS MEMORIAL BLVD. COMMERCIAL LISTED SPECIES SURVEY AND ENVIRONMENTAL DATA EXHIBIT V.C. PREPARED BY: PENINSULA ENGINEERING 2600 GOLDEN GATE PARKWAY NAPLES, FL 34105 NOVEMBER 2022 BRUCE LAYMAN, SPWS PENINSULA ENGINEERING LIVINGSTON/VETERANS COMMERCIAL LISTED SPECIES SURVEY AND ENVIRONMENTAL DATA TABLE OF CONTENTS 1. INTRODUCTION................................................................................................................................ 2. PROJECT METHODOLOGY................................................................................................................ 2.1. Listed Wildlife Survey............................................................................................................... 2.2. Listed Plant Survey................................................................................................................... 2.3. Habitat/Vegetation Survey....................................................................................................... 3. SURVEY RESULTS.............................................................................................................................. 3.1. Listed Wildlife Species Observed On-Site................................................................................ 3.2. Listed Wildlife Species Not Observed On -Site But with Low to Moderate Probability of Occurring.............................................................................................................................................. 3.3. Other Listed Wildlife Species Warranting Consideration......................................................... 3.4. Listed Plant Species Observed On-Site..................................................................................... 3.5. Habitat/Vegetation Survey....................................................................................................... 4. SUMMARY........................................................................................................................................ 4.1. Listed Plant & Wildlife Species................................................................................................. 5. REFERENCES CITED........................................................................................................................... TABLES Table 1 - Listed Species and Vegetation Survey Details .................................................... Table 2 - Listed Plant and Wildlife Species Observed....................................................... Table 3 - Non -listed Wildlife Species Observed................................................................ Table 4 - Estimated Probability of Occurrence of Non -Observed Listed Faunal Species Table 5 - Estimated Probability of Occurrence of Non -Observed Listed Floral Species Table 6 - Existing Vegetative Associations and Land Uses .............................................. APPENDICES Appendix A - Existing Vegetation Association & Land Use Descriptions FIGURES Figure 1— Existing Conditions 3 3 3 4 4 5 5 5 5 6 7 7 7 8 10 10 10 11 11 11 2 P:\Active_Projects\P-LIVC-001\001_GMPA and PUD\Reports PENINSULA ENGINEERING LIVINGSTON/VETERANS COMMERCIAL LISTED SPECIES SURVEY AND ENVIRONMENTAL DATA 1. INTRODUCTION Peninsula Engineering, Inc. entered into a contractual agreement with Livingston Veterans Commercial, LLC to provide environmental services associated with a 4.68-acre parcel of land (Project) known as Livingston Road/Veterans Memorial Boulevard Commercial. The Project is located in Section 13, Township 48 South, Range 25 East, Collier County, Florida. It is bordered on the north by Veterans Memorial Blvd. and residential development, on the east and south by residential development, and on the west by Livingston Road and undeveloped land. The Environmental Data author credentials include undergraduate and graduate degrees in the environmental sciences and full-time employment as an Environmental Consultant/Ecologist in Lee and Collier Counties since 1992. A protected species survey was conducted on the project site and is summarized herein to provide support documentation for local, state, and federal development review. 2. PROJECT METHODOLOGY Peninsula Engineering conducted a survey of the Project site using a field methodology in general accordance with Florida Fish and Wildlife Conservation Commission (FWC) standards. This survey was performed to document vegetation associations and to locate and document any listed plant or wildlife species that occur on the site during the survey period. The field surveys for this project were conducted during July 2021 and October 2022 and the following information provides detailed project methodologies for the listed wildlife survey, the habitat/vegetation survey, and the listed plant species survey. 2.1. Listed Wildlife Survey Priorto the listed species survey, color aerial imagerywas reviewed to identify the habitats present on and adjacent to the site. Based on the habitat types identified, a preliminary list of state and federal listed flora and fauna that might occur on the project site was determined. The preliminary list included the Florida bonneted bat (Eumops floridanus), the gopher tortoise (Gopherus polyphemus), and the Big Cypress fox squirrel (Sciurus niger avicennia). Additionally, various publications and databases were also reviewed to identify the listed plant and wildlife species that could occur and those that had been documented on or near the project site (e.g., Florida Fish and Wildlife Conservation Commission [FWC]). FWC's Florida's Imperiled Species Management Plan (FWC 2016) was used to determine the "listed" state and federal status designation of wildlife species. Notes on Florida's Endangered and Threatened Plants was used to determine the status of listed plants (Weaver and Anderson, 2010). Peninsula Engineering conducted a biological survey of the project site using a field methodology that was in general accordance with FWC standards. The field survey team consisted of one biologist performing parallel meandering pedestrian transects spaced approximately 75'-100' feet apart depending on type of habitat, visibility limits, and density of vegetation. The approximate location of parallel pedestrian transects performed during the listed species and habitat survey are indicated on Figure 1 titled Existing Conditions. Pedestrian transects were conducted in the morning hours of July 16, 2021 totaling 4.0 hours of field time. Table 1 lists survey date, time, weather conditions, biologist conducting survey, and 3 P:\Active_Projects\P-LIVC-001\001_GMPA and PUD\Reports PENINSULA ENGINEERING LIVINGSTON/VETERANS COMMERCIAL LISTED SPECIES SURVEY AND ENVIRONMENTAL DATA field hours during the field survey. Field observers were generally equipped with a compass, aerials, wildlife and plant identification books, binoculars, and a field notebook. During listed species transects, the biologist periodically stopped, looked for wildlife, signs of wildlife, and listened for wildlife vocalizations. Had listed species been observed, their approximate locations and their numbers would have been mapped on aerials and recorded in a field notebook on a daily basis. In the same fashion, non -listed wildlife species were recorded daily. The above survey methodologies were generally consistent with those prescribed by the FWC in the document titled "Wildlife Methodology Guidelines for Section 18.D of the Application for Development Approval" (FWC 1988) except that no small mammal sampling or herpetofaunal surveys were conducted. 2.2. Listed Plant Survey Over the course of conducting the survey for listed wildlife, the PE ecologist searched for plants listed by the Florida Department of Agriculture (FDA) and the U.S. Fish and Wildlife Service (FWS) and those species defined by Collier County as rare and less rare. The state and federal agencies have categorized the various plant species based upon their relative abundance in natural communities. Those categorizations include "Endangered", "Threatened", and "Commercially Exploited". The protection afforded plants listed solely by FDA entails restrictions on harvesting or destroying plants found on private lands of another, or public lands, without permission and/or a permit from FDA. Unless the sale of plants is involved, there are no restrictions for landowners to impact such plants. These provisions are found in Section 581.185, FDA under State law. Rare and less rare species are protected in accordance with Collier County LDC Section 3.04.03. 2.3. Habitat/Vegetation Survey The habitat and vegetation survey included the preparation of a Florida Land Use, Cover and Forms Classification System (FLUCCS) map delineating the major vegetation communities, landforms, and land uses present on the project site. A FLUCCS Map for the project site is provided in Figure 1 titled Existing Conditions. The methods and class descriptions found in the FLUCCS manual (FDOT, 1999) were generally followed when delineating and assigning areas to an appropriate FLUCCS category (class) or "codes". Plant communities were mapped using direct field observation and aerial photo interpretation. Current color aerial photos were plotted at 1" = 50' scale and were used in the field to map on -site vegetative communities. 4 P:\Active_Projects\P-LIVC-001\001_GMPA and PUD\Reports PENINSULA ENGINEERING LIVINGSTON/VETERANS COMMERCIAL LISTED SPECIES SURVEY AND ENVIRONMENTAL DATA A factor in mapping vegetative associations and local habitats is the invasion by the exotic plant species, such as melaleuca (Melaleuca quinquenervia) and Brazilian pepper (Schinus terebinthifolius). Exotic vegetation on the site was primarily represented by both named species. Four levels of exotic density are defined and mapped using photo interpretation and field observation. Code modifiers are normally appended to the FLUCCS code to indicate the approximate density of exotic vegetation in the canopy or understory, as follows: E1 = Exotics 10-24% E2 = Exotics 25-49% E3 = Exotics 50-74% E4 = Exotics 75-84% 3. SURVEYRESULTS 3.1. Listed Wildlife Species Observed On Site Typically, following would be a summary of the listed wildlife species observed on site and the ramifications of the presence of each species; however, no state or federal listed wildlife were observed on site during the survey. Therefore, there is no such Figure in this report and the proposed PUD rezone is consistent with CCME Policy 7.1. Non -listed wildlife species were noted during the surveys and a list of those species is provided in Table 3. 3.2. Listed Wildlife Species Not Observed On Site But with Moderate Probability of Occurring The following is a discussion of listed wildlife species that were not confirmed during the survey as occurring on the Project site but which are considered to have probability of occurring due to the presence of suitable habitat or confirmed sightings in the region. These species are those identified as having a "possible" estimated occurrence in Table 4. There are no listed species having a "possible" estimated occurrence in Table 4. 3.3. Other Listed Wildlife Species Warranting Consideration Following is a discussion of listed wildlife species that have not been confirmed as occurring on the project site but which are considered to be potential visitors to the site due to the presence of suitable habitat or previous known sightings in the region. These species are those identified as having an "unlikely" estimated occurrence in Table 4. Eastern Indigo Snake The Eastern indigo snake (Drymarchon corais couperi) is listed by both the U.S. Fish and Wildlife Service (FWS) and the FWC as Threatened, primarily due to historic commercial harvest for the 5 P:\Active_Projects\P-LIVC-001\001_GMPA and PUD\Reports PENINSULA ENGINEERING LIVINGSTON/VETERANS COMMERCIAL LISTED SPECIES SURVEY AND ENVIRONMENTAL DATA pet industry. Generally, this species lives and hunts in a wide variety of habitats and their territories can cover large areas. No indigo snakes were observed on site; the site lacks burrows and habitat features that might otherwise support the species; and the adjacent land is under construction or is already improved as Livingston or Veterans Memorial roadways. Therefore, there is minimal potential for this species to occur on site. Florida bonneted bat The Florida bonneted bat (Eumops floridanus) is federally listed as Endangered. Little is known about the species; however, the presence of cavities or hollows within large and tall relatively uncluttered trees has been identified by FWS as a potentially important resource to support bonneted bat maternity roosts. Also, the FWS has determined that projects that result in the loss of greater than 50 acres of foraging habitat may impair an individual bat's ability to feed or breed. Two pine snags containing cavities of sufficient size to potentially support roosting by the bonneted bat were observed during the listed species survey. No signs of use by bats, such as smudging or the odor of quano, were detected at either snag. The cavities in both trees will be peeped using a wireless video recorder during state and federal environmental permitting to document bat presence/absence. Given the lack of external signs of cavity use, it is unlikely that the bonneted bat is using either for roosting. Additionally, since the Project is less than 20 acres in size, by following the FWS 2019 Consultation Guidelines (FWS, 2019) for the species, the project is not likely to have an adverse affect on the species. Big Cypress fox squirrel The Big Cypress fox squirrel (Sciurus niger avicennia) is listed as Threatened by the FWC and is considered a wetland dependent species by SFWMD. They are not assigned a special status designation by the FWS. No fox squirrels or signs of fox squirrels were observed within the project limits during the listed species survey. The site is vegetatively isolated due to major existing roadways on two sides of the property and on -going construction on the remaining two sides. Additionally, half of the site lacks the open park -like habitat structure that this species prefers, and the other half is composed of exotic -dominated vegetation. Given habitat isolation and the unfavorable habitat composition, the potential for this species to use the site is unlikely. 3.4. Listed Plant Species Observed On Site One (1) species of listed plants (listed per FDA list; and identified as "less rare" by Collier County LDC) was observed on site during the field survey. The species observed was the stiff -leafed wild pine (Tillandsia fasciculata). The location of a representative specimen is shown on the attached FLUCCS Map. No permit is required by FDA to impact the plant (so long as sale of the plants is not involved), and Collier County LDC Section 3.04.03 does not require rare or less rare plants to be relocated to off -site preserves (which is being proposed by the owner). Therefore, no further action is required for the species observed. No federal listed plant species were observed on site. Additional listed plant species are capable of occurring on site based on the presence of suitable habitat. A list of those species is provided in Table 5. 6 P:\Active_Projects\P-LIVC-001\001_GMPA and PUD\Reports PENINSULA ENGINEERING LIVINGSTON/VETERANS COMMERCIAL LISTED SPECIES SURVEY AND ENVIRONMENTAL DATA 3.5. Habitat/Vegetation Survey The whole site has a slash pine canopy — the northern half having been degraded by Hurricane Irma (per aerial imagery and observed deadfall), exotic vegetation infestation, and power line maintenance (topped trees). The southern half of the site includes a dense saw palmetto groundcover with little else present. The property is vegetatively isolated due to adjacent roadways and ongoing residential construction. The FLUCCS code for each community along with a brief description and acreage are provided in Table 6. A detailed description of each FLUCCS code is provided in Appendix B. Figure 1 titled Existing Conditions provides a map showing regional development and the vegetative associations found on the project site. The 4.68-acre property is located outside of the Coastal High Hazard area and includes 4.44 acres of existing native vegetation of varying quality. Per LDC Section 3.05.07 B.1., the commercial development is required to preserve 10% of the existing native vegetation, or 0.44 acres. Due to the limited size of the development area and the inability to connect the required preservation area to other preserves, conservation areas, natural flowways or natural water bodies, the development proposes to satisfy the on -site preserve requirements off site as permitted in LDC Section 3.05.07 H.1.f. The mechanism to satisfy the off -site preservation (land donation or financial contribution) will be addressed during development review. 4. SUMMARY The following is a summary of the potential impacts of the proposed project to listed species. 4.1. Listed Plant & Wildlife Species The results of the listed species survey indicated that there are no listed wildlife occurring on site. The single state and County -listed plant species observed on site are relatively common to Southwest Florida. There are no state regulations prohibiting the owner from impacting them. Collier County LDC Section 3.04.03 does not require rare or less rare plants to be relocated to off - site preserves (which is being proposed by the owner). Therefore, no further action is required. There are potential state and federal listed wildlife species that could theoretically occur; however, due to the site's vegetative isolation, its general lack of suitable habitat, and its position in the relatively urban landscape, there is little possibility of their occurrence. Therefore, the project is not anticipated to have a measurable adverse affect on them. 7 P:\Active_Projects\P-LIVC-001\001_GMPA and PUD\Reports PENINSULA ENGINEERING LIVINGSTON/VETERANS COMMERCIAL LISTED SPECIES SURVEY AND ENVIRONMENTAL DATA 5. REFERENCESCITED Florida Department of Transportation. 1999. Florida Land Use, Cover and Forms Classification System. Procedure No. 550-010-001-a. Third Edition. Tallahassee, Florida. Florida Fish and Wildlife Conservation Commission. 2016. Florida's Imperiled Species Management Plan 2016-2026. Tallahassee, Florida. Florida Fish and Wildlife Conservation Commission. 1988. Wildlife Methodology Guidelines. Tallahassee, Florida. U.S. Fish and Wildlife Service. 2019. Florida Bonneted Bat Consultation Guidance. South Florida Ecological Services Office. Vero Beach, Florida. Weaver, R. E. and P. J. Anderson. 2010. Notes on Florida's Endangered and Threatened Plants. Contribution No. 38, 5th edition. 8 P:\Active_Projects\P-LIVC-001\001_GMPA and PUD\Reports PENINSULA ENGINEERING LIVINGSTON/VETERANS COMMERCIAL LISTED SPECIES SURVEY AND ENVIRONMENTAL DATA TABLES P:\Active_Projects\P-LIVC-001\001_GMPA and PUD\Reports PENINSULA ENGINEERING LIVINGSTON/VETERANS COMMERCIAL LISTED SPECIES SURVEY AND ENVIRONMENTAL DATA Table 1: Listed Species and Vegetation Survey Details Biologist Date Time of Da Weather Field Hours Bruce Layman 07/16/21 8:00 a.m. - 12:00 p.m. 75°F, clear, calm 4.0 Bruce Layman 10/08/22 8:30 a.m. -10:30 a.m. 74°F, partly cloudy, NW wind 5 mph. 2.0 Total Hours 6.0 Table 2: Listed Plant and Wildlife Species Observed Common Name Scientific Name Site Habitat by FWC FWS FDA FLUCCS Status Status Status PLANTS Common air plant Tillandsia fasciculata All N/A N/A E WILDLIFE None All N/A N/A N/A FDA = Florida Department of Agriculture and Consumer Services FWC = Florida Fish and Wildlife Conservation Commission FWS = United States Fish & Wildlife Service C E = Commercially Exploited E = Endangered N/A = Not Applicable Table 3: Non -listed Wildlife Species Observed Common Name Scientific Name BIRDS Northern cardinal Cardinalis cardinalis Blue jay Cyanocitta cristata Red -bellied woodpecker Melanerpes carolinus Mourning dove Zenoida mocroura Gray catbird Dumetella carolinensis Northern mockingbird Mimus polyglottos AMPHIBIANS & REPTILES Cuban anole Anolis sagrei MAMMALS Rabbit (scat) Sylvilagus floridanus Gray squirrel Sciurus caroliniensis Nine -banded armadillo (tracks) Dasypus novemcinctus 10 P:\Active_Projects\P-LIVC-001\001_GMPA and PUD\Reports PENINSULA ENGINEERING LIVINGSTON/VETERANS COMMERCIAL LISTED SPECIES SURVEY AND ENVIRONMENTAL DATA Table 4: Estimated Probability of Occurrence of Non -Observed Listed Faunal Species Status Estimated Occurrence* Common Name Scientific Name (FWC/FWS) BIRDS Probable Possible Unlikely Habitat by None MAMMALS Big Cypress fox squirrel Sciurus ni er avicennia T X 411,416 Florida bonneted bat Eumops floridanus E REPTILES X 411,416 Eastern indigo snake Drymarchon corais couperi T AMPHIBIANS X 411,416 None FWC = Florida Fish and Wildlife Conservation Commission FWS = United States Fish and Wildlife Service T =Threatened E = Endangered * Probable Occurrence = >50% estimated chance of occurrence on site. Possible Occurrence = <50% estimated chance of occurrence on site. Unlikely Occurrence = <5% estimated chance of occurrence on site. Table 5: Estimated Probability of Occurrence of Non -Observed Listed Floral Species Status Estimated Occurrence* Common Name Scientific Name (FDA/FWS) Probable Possible Unlikely Habitat by FLUCCS Wild pine (several) Tillandsia species T & E/NL X 411,416 FWS = United States Fish and Wildlife Service T = Threatened FDA = Food and Drug Administration E = Endangered NIL = Not Listed * Probable Occurrence =>50% estimated chance of occurrence on site. Possible Occurrence = <50% estimated chance of occurrence on site. Unlikely Occurrence = <5% estimated chance ofoccurrence on site. Table 6: Existing Vegetative Associations and Land Uses FLUCCS CODE FLUCCS DESCRIPTION TOTAL ACRES 411E2 Pine flatwoods, palmetto understory, Exotics 25%-49% 1.60 411E3 Pine flatwoods, palmetto understory, Exotics 50%-74% 0.32 416E3 Pine flatwoods, graminoid understory, Exotics 50%-74% 2.52 740 Disturbed land 0.24 OTAL 4.68 11 P:\Active_Projects\P-LIVC-001\001_GMPA and PUD\Reports PENINSULA ENGINEERING LIVINGSTON/VETERANS COMMERCIAL LISTED SPECIES SURVEY AND ENVIRONMENTAL DATA APPENDIX A Existing Vegetative Association & Land Use Descriptions 12 P:\Active_Projects\P-LIVC-001\001_GMPA and PUD\Reports PENINSULA ENGINEERING LIVINGSTON/VETERANS COMMERCIAL LISTED SPECIES SURVEY AND ENVIRONMENTAL DATA Existing Vegetative Association & Land Use Detailed Descriptions Pine Flatwoods — Palmetto Understory (FLUCCS 411) — This area is dominated by a slash pine (Pinus elliottii) canopy over a saw palmetto (Serenoa repens) dominated groundcover. Melaleuca (Melaleuca quinquenervia), Brazilian pepper (Schinus terebinthifolius), and ear -leaf acacia (Acacia auriculiformis) are present in the canopy and midstory. Bracken fern (Pteridium aquilinum) commonly exists in the openings in the saw palmetto and grape vine (Vitis rotundifolia) is present where there are openings in the canopy allowing sunlight to reach the forest floor. Pine Flatwoods — Graminoid Understory (FLUCCS 416) - This area is dominated by a slash pine canopy over little groundcover. Melaleuca, Brazilian pepper, and ear -leaf acacia are present in the canopy and midstory. Grape vine commonly exists in the openings in the canopy allowing sunlight to reach the forest floor. The canopy was heavily damaged during the passing of Hurricane Irma in 2017. Disturbed Land (FLUCCS 740) — This represents the edge of the Livingston Road right-of-way where the land appears to have been cleared for roadway construction. It has grown in with bracken fern, slash pine saplings, shrubby false buttonweed (Spermacoce verticillata), broomsedge (Andropogon virginicus), Mexican clover (Richardia brasiliensis), frogfruit (Phyla nodiflora) and other ruderal herbaceous species. Exotics 10-24% (Major FLUCCS Code + E1) This classification refers to a vegetative community that has been invaded by the exotic species Brazilian pepper such that it comprises 10 percent but no more than 24 percent of the vegetative cover. Exotics 25-49% (Major FLUCCS Code + E2) This additional classification refers to a vegetative community that has been invaded by Brazilian pepper and comprises 25 percent but no more that 49 percent of the vegetative cover. Exotics 50-75% (Major FLUCCS Code + E3) This additional classification refers to a vegetative community that has been invaded by Brazilian pepper and comprises 50 percent but no more that 75 percent of the vegetative cover. Exotics >75% (Major FLUCCS Code + E4) This additional classification refers to a vegetative community that has been invaded by Brazilian pepper and comprises greater than 75 percent of the vegetative cover, still retains at least 10% native tree canopy coverage. 13 P:\Active_Projects\P-LIVC-001\001_GMPA and PUD\Reports PENINSULA ENGINEERING LIVINGSTON/VETERANS COMMERCIAL LISTED SPECIES SURVEY AND ENVIRONMENTAL DATA FIGURE 1 Existing Conditions 14 P:\Active_Projects\P-LIVC-001\001_GMPA and PUD\Reports PENINSULA ENGINEERING LIVINGSTON/VETERANS COMMERCIAL LISTED SPECIES SURVEY AND ENVIRONMENTAL DATA j 0 1 TREE'AITH CAVITi 0 b! i Jcl 2W 4W 600' LEGEND PARCELBOUNDARY FWCCS LIMITS MEANDERING PEDESTRIANTR/NSECTj2M W4TIVE HABITAT PER COWER COUNTY * TTI-I-ANDSIA FASCICULATA (TYP) PENINSULA. ENGINEEkl ....•.�••-�••� zsa.aos.e�oa -A . L411E3 Q t� mamma g a N VETERANS MEMORIAL BLVD �., LLCOTGGRM1PHY CGPYRlGHT OF C C I�fl OGNTY PRRPERTY MPfUISER 26T1 FLUCCS AREA CODE DESCRIPTION (AC) 411 E2 PI NE FLATVVCODS P"ETTD 1.fi0 UNDERSTORY(EXOTICS 25d9%) d17E3 PINE FLATWOODS P"ETTO 0.32 UNDERSTOAY(EXOTICS 50-75%} 41&E3 PINE FLATWOODS - GRAMINOID 2.52 UNDERSTORY (EXOTICS 50-75%} 740 DISTURBED LANDS 024 4-58 PROJE�'----- —� RWNFif•L11EW TlCOR SS1Li AlJ1: SEG: f3 iVYP:165 RGE Z5E GesWnM CY BRGC LATMAR LIVINGSTON k.N SGMER EXISTING LIVINGSTON G,R. NavEha�: VETERANS VETERANS CONDITIONS Prod Rvmber P-LIVC-GGt-0G7 COMMERCIAL COMMERCIAL, LLC. P-uvcml-001404 C-X04 15 P:\Active_Projects\P-LIVC-001\001_GMPA and PUD\Reports PENINSU LA � ENGINEERING 7 LIVINGSTON ROAD/VETERANS MEMORIAL BLVD COMMERCIAL INFILL SUBDISTRICT GMPA (PL20220003225) EXHIBIT V.D PROJECT NARRATIVE, CRITERIA AND CONSISTENCY Proiect Information The property consists of two parcels located at the southeast intersection of Livingston Road and Veterans Memorial Boulevard and totaling +4.68 acres, located at the southeast intersection of Livingston Road and Veterans Memorial Boulevard, in Section 13, Township 48 South, Range 25 East. Both properties are owned by Livingston Veterans Commercial, LLC and are currently undeveloped. The northernmost parcel is the existing Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict (Subdistrict), which was approved by Ordinance 2004-71. The Subdistrict property is limited to 50,000 square feet of C- 1 commercial uses and was rezoned to C-1 by Ordinance 2006-23. The southern parcel has a Future Land Use designation of Urban Residential and is zoned Agricultural. The properties to the north and west are Urban Residential and the property to the east and south are Livingston Road/Veterans Memorial Boulevard East Residential Subdistrict. The table below identifies the zoning and existing land use of surrounding properties: Zoning Land Use North, opposite Veterans Memorial Blvd PUD Single -Family Residential East PUD Multi -Family Residential South PUD Multi -Family Residential West, opposite Livingston Road Agricultural Vacant Details of Request The purpose of this GMPA is to expand the Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict (Subdistrict) to include the Urban Residential vacant parcel to the south and to allow for a greatervariety of commercial uses to serve the surrounding residential and institutional uses. The GMPA amends the Collier County Future Land Use Map and the Subdistrict Inset Map. Text changes to the Subdistrict language within the Future Land Use Element update the acreage, expand the commercial uses allowed on the property and revise the development standards. Livingston Road/Veterans Memorial Blvd Commercial Infill Subdistrict Page 1 1 GMPA — PL20220003225 December 1, 2023 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 PENINSULA~� ENGINEERING A companion PUDZ application (PL20220003226) has been submitted to establish commercial zoning and appropriate development standards for the property that is consistent with the Subdistrict. A copy of the proposed PUDA application is included with this application. Inctifiratinn The parcel being added to the Subdistrict is currently vacant with direct access onto Livingston Road. Due to its limited size and access limitations, it is unlikely to be developed for residential uses. Incorporating this property into the Subdistrict allows for better site access and the ability to expand the commercial uses on the property. The closest retail commercial properties to this Subdistrict are approximately 2- miles to the north and south, at Bonita Beach Road and Immokalee Road, respectfully. Expanding the commercial opportunities at this location will reduce the amount of vehicle miles traveled by providing community retail and service uses for the surrounding community. The property is located at the intersection of an arterial road (Livingston Road) and a future collector road (Veterans Memorial Boulevard), making it a suitable location for neighborhood commercial uses to support the surrounding residential community and the public schools that exist and are planned for the area. The new Collier County High School is planned west of the site and will be located on Veterans Memorial Boulevard. Veterans Memorial Boulevard is scheduled to be a four -lane road connecting Livingston Road to Old 41 and US 41. The GMPA is consistent with Florida Statutes and the Collier County Growth Management Plan, as noted below. CONSISTENCY WITH FLORIDA STATUTES AND THE GROWTH MANAGEMENT PLAN FS Section 163.3177(6)(a)(2) — Required and Optional Elements of a Comprehensive Plan The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. Livingston Road/Veterans Memorial Blvd Commercial Infill Subdistrict Page 1 2 GMPA — PL20220003225 December 1, 2023 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 PENINSULA~� ENGINEERING i. The need for job creation, capital investment, and economic development that will strengthen and diversify the community's economy. j. The need to modify land uses and development patterns within antiquated subdivisions. Response: The proposed amendment is supported by data and analysis and a study of the market conditions in the vicinity of the property, which indicate that additional supply of commercial acreage is supportable for existing and anticipated populations based on adopted professional methodologies. This area has experienced growth since the original Subdistrict approval in 2004 with the development of additional single-family and multifamily development, as well as new schools. This 4.68-acre site is ideal to capture trips already on the network to service the demands for retail goods. The applicant has also prepared a full traffic impact analysis, which indicates that there are no capacity or operational issues associated with the proposed plan amendment. An environmental assessment has also been completed and the professional opinion of the biologist is that there are no protected flora of consequence, and no protected fauna, inhabiting the site, the site contains no identified wetlands, and there are no significant or rare vegetative communities located on site. The undeveloped land is located at the intersection of a signalized intersection. The applicant contends that the character of this undeveloped property is unlike other nearby properties given the access to a signalized intersection of an arterial and collector roadway with available water and sewer service and is proximate to public facilities and services. There are no adjacent or proximate military installations or airports. The 2.39-acre parcel being added into the Subdistrict is not appropriate or likely to be developed as a stand-alone agricultural or residential use and its inclusion into the Subdistrict will help to modify land uses and development patterns in a well -planned manner. FS Section 163.3177 (8) Future Land Use Map Amendments 8. Future Land use map amendments shall be based upon the following analyses: a. An analysis of the availability of facilities and services b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. Response: The property is suitable for the proposed commercial uses given availability of utilities, its location at a signalized intersection of an arterial and collector roadway, and the potential to capture vehicle trips already on the high -volume roadway. The undeveloped acreage being added to the Subdistrict has similar soils, topography and natural resource characteristics as the existing Subdistrict and is the minimum amount of land needed to provide commercial goods and services for the adjacent residential and institutional uses. Livingston Road/Veterans Memorial Blvd Commercial Infill Subdistrict G M PA — PL20220003225 December 1, 2023 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 Page 1 3 PENINSULA~� ENGINEERING FS Section 163.3187(1) — Process for Adoption of Small -Scale Comprehensive Plan Amendment 1. A small-scale development amendment maybe adopted under the following conditions: a. The proposed amendment involves a use of 50 acres or fewer and: b. The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government's comprehensive plan, but only proposes a land use change to the future land use map for a site -specific small scale development activity. However, text changes that relate directly to, and are adopted simultaneously with, the small-scale future land use map amendment shall be permissible under this section. c. The property that is the subject of the proposed amendment is not located within an area of critical state concern, unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of S. 420.0004(3), and is located within an area of critical state concern designated by S. 380.0552 or by the Administration Commission pursuant to S. 380.05(1). Response: The GMPA qualifies as a small-scale development amendment. The proposed Subdistrict totals 4.68-acres. The amendment does not involve text amendment to the goals, policies and objectives of the Collier County Growth Management Plan and is located outside of the Area of Critical State Concern. GMP Future Land Use Element: OBJECTIVE 5: Implement land use policies that promote sound planning, protect environmentally sensitive lands and habitat for listed species while protecting private property rights, ensure compatibility of land uses and further the implementation of the Future Land Use Element. Response: The proposed GMPA and PUDZ are consistent with this Objective. The property does not include any environmentally sensitive lands and habitat for listed species. The proposed development utilizes sound planning practices to protect private property rights of adjacent land owners and ensure compatibility with adjacent uses. Policy 5.6: New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effective October 18, 2004, as amended). Response: The proposed development is compatible and complimentary with the surrounding land uses. This commercial infill development abuts higher density multi family residential uses and is proximate to existing and planned public school facilities. Its location at a signalized intersection of an arterial and future collector roadway is an ideal location for community retail and services uses. The proposed uses primarily consist of those allowed in C-1 through C-3 zoning districts, with the exception of carwashes and self -storage uses. Self -storage uses, if developed, will be limited to indoor, air-conditioned facilities that are designed to resemble an office building. These self -storage facilities generate significantly Livingston Road/Veterans Memorial Blvd Commercial Infill Subdistrict Page 14 GMPA — PL20220003225 December 1, 2023 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 PENINSULA~� ENGINEERING fewer trips and have far fewer impacts on surrounding developments than other commercial uses. The companion CPUD zoning includes development standards and perimeter buffers to adjacent residential uses. Policy 5.7: Encourage the use of land presently designated for urban intensity uses before designating other areas for urban intensity uses. This shall occur by planning for the expansion of County owned and operated public facilities and services to the existing lands designated for urban intensity uses, the Rural Settlement District (formerly known as North Golden Gate), and the Rural Fringe Mixed Use District, before servicing new areas. Response: The property is located within the Collier County Urban Area and is located at the intersection of an arterial and collector roadway. Properties to the north and south are developed, and utilities are available to serve the development. This infill vacant property is ideal for urban intensity. Policy 7.1: The County shall encourage developers and property owners to connect their properties to fronting collector and arterial roads, except where no such connection can be made without violating intersection spacing requirements of the Land Development Code. Response: The property is located at the intersection of an arterial and collector roadway and proposes to have driveway connections that meet the intersection spacing requirements to both Livingston Road and Veterans Memorial Boulevard. Policy 7.3: All new and existing developments shall be encouraged to connect their local streets and their interconnection points with adjoining neighborhoods or other developments regardless of land use type. Response: The adjacent Allura multifamily development that abuts the subject property to the east and south includes an interconnection to the subject property, as required by RPUD, Ord. 2019-22. The proposed commercial development will provide cross -access easement to the Allura development, which is shown on the Master Concept Plan (MCP) of the companion PUDZ Transportation Element: Policy 5.1: 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 Livingston Road/Veterans Memorial Blvd Commercial Infill Subdistrict Page 15 GMPA — PL20220003225 December 1, 2023 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 PENINSULA~� ENGINEERING 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. Response: The traffic generated from the proposed commercial development will not cause the adjacent roadways to exceed the minimum level of service (LOS) as demonstrated in the attached Traffic Impact Statement. Conservation and Coastal Management Element: Objectives 6.1: Protect native vegetative communities through the application of minimum preservation requirements. Objective 6.2: Protect and conserve wetlands and the natural functions of wetlands pursuant to the appropriate policies under Goal 6. Response: The 4.68-acre property is located outside of the Coastal High Hazard area and includes 4.44-acres of existing native vegetation of varying quality. Per LDC Section 3.05.07 8.1., the commercial development is required to preserve 10% of the existing native vegetation, or 0.44-acres. Due to the limited size of the development area and the inability to connect the required preservation area to other preserves, conservation areas, natural flowways or natural water bodies, the development proposes to satisfy the on - site preserve requirements off site as permitted in LDC Section 3.05.07 H.1.f. Objective 7.1: Direct incompatible land uses away from listed animal species and their habitats. (The County relies on the listing process of State and Federal agencies to identify species that require special protection because of their endangered, threatened, or species of special concern status. Listed animal species are those species that the Florida Fish and Wildlife Conservation Commission has designated as endangered, threatened, or species of special concern, in accordance with Rules 68A-27.003, 68A-27.004, and 68A-27.005, F.A.C. and those species designated by various federal agencies as Endangered and Threatened species published in 50 CFR 17.) Response: The property does not contain any listed animal species or habitats. Livingston Road/Veterans Memorial Blvd Commercial Infill Subdistrict Page 1 6 GMPA — PL20220003225 December 1, 2023 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 RETAIL, FUEL STATION, SELF STORAGE NEEDS ANALYSIS FOR SUBJECT PROPERTY AT THE SOUTHEAST CORNER OF LIVINGSTON ROAD AND VETERANS MEMORIAL BOULEVARD COLLIER COUNTY, FLORIDA May 3, 2022 Prepared for AJS Realty Group, LLC 5020 Tamiami Trail N., #112 Naples, FL 34103 Prepared by @III- pl—ing—E..� t--Ft—lUy Real Estate Econometrics, Inc. Real Estate Econometrics, Inc. Suite 100 707 Orchid Drive Naples, Florida 34102 (239) 269-1341 Ree-i.com Background AJS Realty Group LLC ("Applicant") is proposing to submit a small-scale Growth Management Plan Amendment to expand and modify the Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict ("Subdistrict") by including a 2.39-acre portion of a 4.55-acre parcel ("Subject Property") that is partially included in the Subdistrict. The Subject Property is located at the southeast corner of the Livingston Road and Veterans Memorial Boulevard intersection in Collier County, Florida ("County"). The portion of the Subject Property within the Subdistrict is 2.16-acres and is zoned C-1 (Ord. 06-23). The Amendment seeks to increase the Subdistrict from the existing 2.16-acres to 4.55-acres and expand the permitted commercial uses allowed in the Subdistrict. The 2.39-acre parcel being added to the Subdistrict is designated as Urban Residential on the Future Land Use Map and is zoned Rural Agricultural. A companion application to rezone the property to a Commercial Planned Unit Development (CPUD, PL20220003225) ("CPUD") is being submitted to establish specific development standards and a master plan for the Subject Property. The CPUD will propose the potential for development of approximately 50,000 square feet of commercial retail space (C-2 Zoning), a fuel station/convenience store (C- 2 zoning) and/or a proposed 100,000 square foot in -door self -storage facility (C- 5 Zoning). The Applicant has requested Real Estate Econometrics, Inc. ("Consultant") prepare a commercial retail needs analysis, a fuel station needs analysis, and/or an in -door self -storage facility market study for the Property that will be submitted with the Comprehensive Plan Change application being prepared by the Applicant. This Study is comprised of four parts; the site assessment, population growth around the subject property, the market supply and demand analysis for each use, and conclusions. 1.0 Site Assessment 1.1 Subject Property Attributes The Subject Property is located at the southeast corner of Livingston Road and Veterans Memorial Boulevard, approximately two miles north of Immokalee Road, in Section 13 — Township 48 — Range 25. An aerial locator photo in Figure 1.1.1 is located on the next page followed by a summary of the Subject Property's legal, location, zoning, and land use attributes obtained from the Collier County Property Appraiser website on the page after Figure 1.1.1. fir' 701, "r f `w'— � 4jYk a} fir '� !'��K'A • R� ✓: ; : r1;i;w'�; , r��+t` ": J.'a "ate 4 + v. + r - `.Parma id:'60449724005 y ` ''Parcel 10: 00150080006 4 �� ,/ ,, .. Im r •�bM[� � Parcel 1 Pr pP q Summary ®®� Pwml No 00149720005 illy Add—,-P511LAImer SI1a Chy NAPLES SRr Zonr'Nptl 34110 Name/AM— LNINGSTONVETERANS COMMERCIAL LLC A980'MIAMI TRAIL N d201 CRy NAPLES 51u1r FL Zlp 34103 Map No. Se pNP, S.r TeIm1Fh1P Ranpr AF 'Latlmaird 3A13 00010V 0263A53 13 AB 25 2_16 L1911 13 A9 25 N W 1 /A OF N W I /A OF N W I /A OF NEt /A LESS LIVINGSTON RD DESC IN OR 2597 PG I684 M RrA . 92 Nf111RLI9btsAa'Lalculatlonr Sub JCprW0 100 ACREAGE HEADER SFh9ol 01h. Total Use Cede0 le-VACANTCONI—RCIAL AH89 60291 109183 Latest Sales History 2021 Certified Tax Roll ��I MSAnx. aSa e.a 1. L..�Rer.I+w.r rsw5xr ncgx.99I Deb bee6paps A-- Land Valor 19A0,89s 0A/2820 S7 SB-1612 s1,2Ts,000 ,.l Imp— Velur S0 03/01/I1 02/ON0A 403fi_339 5260,00p S 100 r=7 Mn VA.. Y9AD,896 09/pB/Ofi 4399- 11 �3.p2-1)S SO I.2 Aaedud Value Y9Aa,B9$ OB/OBI06 ROBS-1T3] 52,000,000 1-7 &ho 1Taaabir Valor 59a0,H95 06/22/89 144..4-JO 5105.000 Ta 3°A�H9i OB/B9 1A643aT 56T,S00 nValue nMai...s..co......ro •N..w.ci �..e.ra xl..lr�Sr WEa 03201/p1/72 5w76111 S0 Parcel 2 Preprrty Summary ®�� Parcel Ne oQI500e0006 Ptr Ad4-1l DlFCl Jl P11 Cn NAPLES Ate Z9re'Notr 34110 Name/Addrnl LIVINGSION VETERANS COANdERCIAL d 9SO IAMIAMI TR N+201 CRy NAPLES St— Ft ZIP 34103 MAP N9 Strap Np SMIon T9—W, RNgr Arras: 151_-w- 3A13 0001W0353A13 13 A6 25 2,39 Lrya 13 Ab 25S 1/4 OF NWI/A OF NW/TA OF NEIYA LEA LIVINGST A! RO DESC IN OR 2597 PG 1692 MII6pr Ares0 150 MIBAAe RAtta 0 '41m1A1lAns SIb/fordo 106. ACREAGE HEADER 51lleel O1ALr —.1 U&ILL &O 99. ACREAGE NOT ZONED AGRICULTURAL 4169 6.0293 10.9193 Latest Sales History 2021 Certified Tax Roll rR.1 nr receinr.r5a9a Is,r6;n•nrNaerr Dalr 11-kPow Amnunl Lnnd Value S 591,500 ]l07J20 6157-246B SVs.000 „, ImprevM Value SO f2/0A/id 565]-2Afi5 9R r-1 Medut WWe 3597500 06/25/OS 03/OBl9d 36]615A6 1510-2233 SO YTB,S00 r'r A.H"rd VAWe 55.7.500 0]/01/eB r365-16BA 5e r15rNPOl TaraAlr Value S 59',501 10/011B5 115]-2338 SO r-1 TaAabN Valu[ S i9-,SRC OB/01TBA 1096.619 525,000 uNVVun Pse•Arw. quP OrAY S.rrdru.M.e.IrnwMrl4.M 1.2 Location Analysis The Subject Property's strategic location allows reasonable access to the site and provides for an ideal location for commercial activities. The 304-unit Allura apartment complex fronts the Property's eastern and southern boundaries. As noted above, the Subject Property is strategically located to accommodate the proposed C-2 commercial uses and/or the proposed indoor self -storage use. The commercial offerings will have high visibility to Livingston Road. Figure 1.1.1 previously shows the location of the property. 2.0 Population Growth Around Subject Property 2.1 Overview of Florida Population Florida is currently the nation's fourth most populous state, home to an estimated 19.1 million people according to the Census Bureau. By the year 2030, Florida's population is projected to total 23.5 million people according to the medium range series from the University of Florida's Bureau of Economic and Business Research. This represents an increase of 245,000 per year. Florida's population growth is depicted in Figure 2.1.1 below. This shows the latest projections of growth by county for the year 2030. As you can see, the most heavily populated counties in Florida are Broward, Miami -Dade and Palm Beach counties in Southeast Florida; Hillsborough and Pinellas counties in the Tampa metro market; Orange County in Central Florida, and Duval County in the Jacksonville metro area. Figure 2.1.1 2030 Population Projections by County Florida Counties Population Projections 2030 0 100,000 or less _ 1200,001 - 250,000 _ 250,001 - 500,000 _ 500,001- 11000,000 _ 1,000,001 i w�E Source: University of Florida Bureau of Economic and Business Research 0 2.2 Overview of Collier County Population Growth. Currently, there are an estimated 373,000 people living year-round in Collier County. Since the 2000 Census, the County's population has increased by nearly 45%, the equivalent of 115,074 new residents as shown in Figure 2.2.1 below. Looking ahead, the County will continue to gain new residents at a rate greater than that of the state of Florida. By the year 2045, the population of Collier County is projected to total 597,695 residents. This is a projected annual growth rate of just over 2% from 2015 to 2040 compared to Florida's annual growth rate of 1.08% during the same time period. Figure 2.2.1 — Collier County Forecasted Population Growth Countywide Total Population Growth 2015 2020 2025 2030 2035 2040 2045 Permanent Population Estimates and Forecasts 347,002 390,937 426,443 455,246 498,491 545,844 597,695 5-year Percent Increase 12.66% 9.08% 6.75% 9.50% 9.50% 9.50% 2.12% = Average Annual Growth Rate between 2020 and 2045 9.50% = Average 5-Year Growth between 2020 and 2030 to forecast 2035-2045 1.90% = Average Annual Growth Rate between 2020 and 2030 Source: Collier County Zoning Division June 19, 2021 Population growth in Collier County is primarily due to the in -migration of baby boomer retirees plus the recent insurgence of population that is fleeing the northern states with significant state income taxes. The number of baby boomers reaching retirement age peaked in 2020. (Rest of page left intentionally blank) 5 3.0 Retail Needs Analysis for Subject Property 3.1 Retail Market Area Determination The Applicant is proposing developing 50,000 square feet of commercial retail space on the Subject Property. By definition, a 50,000 square foot commercial retail center falls under the neighborhood category. The Urban Land Institute ("ULI") defines commercial shopping centers in three categories. The categories are neighborhood, community and regional. Those categories are characterized by drive times and size in square feet as shown in Table 3.3.1 below. Table 3.1.1 Neighborhood Up to 10-Minute Drive Time = <100,000 Sq. Ft. Community 20-30 Minute Drive Time = 100,000 to 300,000 Sq. Ft. Regional 30-Minute and over Drive Time = >300,000 Sq. Ft. Source: Urban Land Institute, Dollars and Cents of Shopping Centers, 2008' The Subject Property proposed development plan would categorize it as a medium size Neighborhood Center. ULI defines Neighborhood Centers in their 2008 Dollars and Cents of Shopping Centers as follows: "The neighborhood center provides for the sale of convenience goods (foods, drugs and sundries) and personal services (laundry and dry cleaning, barbering, shore repairing, etc.) for the day-to-day living needs of the immediate neighborhood. It is built around a supermarket as the principal tenant and typically contains a gross leasable area of about 60,000 square feet. In practice, it may range in size from 30,001 to 100,000 square feet."' - Anita Kramer, Urban Land Institute Dollars and Cents of Shopping Centers / The Score 2008, (Washington, D.C., ULI and International Council of Shopping Centers, 2008) Page 5. x Drive time areas are calculated by Environmental Systems Research Institute ("ESRI"). The ESRI Business Analyst program calculates drive times by actual street networks and posted speed limits. In general, Neighborhood sites have a drive time area of up to 10 minutes, Community sites have a drive time area of 10 to 20 minutes depending on the size and Regional sites have a drive time area of 30 minutes and over depending on the size. Since the Subject Property is proposed for 50,000 square feet of commercial retail space, it falls within the neighborhood category and the supply/demand analysis will be performed on a 10-minute drive time market are. Figure 2.4.1 below depicts the 10-minute drive time area from the Subject Property. Some of the drive time boundaries go into Lee County but those parcels were not included since they are in a different county. Figure 2.4.1 Subject Property 10-Minute Drive Time Market Area 10-Minute Drive Time from Subject Property Source: ESRI ArcGIS Business Analyst Mapping System 7 The following table shows the U.S. Census demographic profile of the population that lives within the 10-minute drive time of the subject site. Table 2.4.1 (Desri, DemographicProfile AIS 10-Mlnute Drive Time in Collier Prepared by Esri Area: 24.18 square miles Summary Census 7010 2021, 2025 Population 32,440 38,3C9 41,303 Households 14,904 18,025 19,523 Families 9,740 11,478 12,363 Average Household Size 2.15 2.11 2.10 Owner Occupied Housing Units 11,106 13,745 14,873 Renter Occupied Housing Units 3,798 4,280 4,650 Median Age 52.0 56.4 57.8 Trends: 2021-2026 Annual Rate Area State National Population 1.52% 1.31°/ 0.71N Households 1.61% 1,27 % 0.711% Families 1.50% 1.22% 0.54% Owner HHs 1.59% 1.45% 0,91 % Median Household Income 2.22% 2.38°! 2.41% 2021 2026 Households by Income Number Percent Number Percent e$15,000 1,263 7.1% 1,118 5.7% $15,000 - $24,999 807 4.5% 694 3.5% $25,000 - $34,999 1,195 6.6% 1,075 5.5% $35,000 - $49,999 2,D16 11.214 1,927 9.9% $50,000 - $74,999 2,459 13.6% 2,511 12.9% $75,000 - $99,999 2,607 14.51% 2,886 14.89% $100,000 - $149,999 3,110 17.3% 3,632 15.6% $150,000 - $199,999 1,585 8.5% 1,993 10.21/6 $200,000+ 2,962 16.4% 3,686 18.9% Median Household Income $85,217 $95,095 Average Household Income $124,520 $141,182 Per Capita Income $58,068 $66,084 Census 2010 2021 2026 Population by Age Number Percent Number Percent Number Percent 0 - 4 1,279 3.9% 1,329 3,5% 1,435 3.5% 5 - 9 1,469 4.5% 1,439 3.8% 1,550 3.8% 10 - 14 1,630 5.0% 1,568 4.1% 1,645 4.0% 15-19 1,589 4.9% 1,1 4,2% 1,587 3.8% 20 - 24 1,258 3.9% 1,529 4.0% 1,472 3.6'/o 25 - 34 2,655 8.2% 3,472 9A % 3,633 8.9% 35-44 3,298 10.2% 3,478 9.1% 3,961 9.6% 45 - 54 4,374 13.5% 3,927 10.3% 3,930 9.5% 55 - 64 5,063 15.6% 5,956 15,5% 5,730 13.9% 65- 74 5,442 16.8% 7,D25 18.3% 7,879 19.1% 75 - 84 3,.213 9.9% 4,960 12.9% 5,971 14.59Po 85+ 1,169 3.61/o 2,0D1 S.21/a 2,460 5.0If. Census 2010 2021 2026 Race and Ethnicity Number Percent Number Percent Number Percent White Alone 30,302 93.4% 35,046 91.5% 37,328 90.4°% Black Alone 721 2.2% 1,033 2.71/6 1,248 3.01/. American Indian Alone 33 0.1% 40 0.1% 45 0.1% Asian Alone 466 1.4% S05 2.1% 1,050 2.5% Pacific Islander Alone 12 0,13% 20 0,1% 24 0.1% Some Other Race Alone 537 1,7% 616 2.1% 97L 2.4% Two or More Races 368 1.11/. 549 1.4% 637 1.51% Hispanic Origin (Any Race) 3,581 11.0% 5,335 13.9% 6,498 15.791. Data Note: Income is sxprevsed in current dollam. Source: U.S. Census Bureau, Census 2010 Summary File 1. Fsn forecasts for 2021 and 2026.. Source. ESRI and U.S. Census Bureau In order to determine commercial demand coming from the 10-minute drive time market area, it is important to determine the ratio between the overall County population and the population in the 10-minute drive time market area. In 2020, the population in the 10-minute drive time market area was 38,309, which was 9.8% of the County population. That percent stays steady at 9.7% in 2025 according to the Census forecast compared to the County's total population forecast. The future projection. The Consultant used that percentage ratio of 10- minute drive time population to the County's forecasted population growth to determine the future 10-minute drive time population growth as shown in Table 2.4.2 below. Table 2.4.2 10-Minute Drive Time Population Forecast Year 2020 2025 2030 2035 2040 2045 Collier County GMD Population Forecast 390,937 426,443 --- --- --- --- 10-Minute Market Area Census Population 38,309 41,303 --- --- --- --- Share 9.8% 9.7% 9.7% 9.7% 9.7% 9.7% Collier County GMD Population Forecast 455,246 498,491 545,844 597,695 10-Minute Market Area Census Population 44,093 48,281 52,868 57,890 Source: Collier County Zoning Division June 19, 2021, U.S. Census 2020 3.0 MARKET ANALYSIS 3.1 Market Area Demand The most reliable indicator of commercial market demand in the County is to determine the amount of commercial square footage built in the County then divide that total amount by the County population to arrive at square feet per capita (person) in the existing market. Historical commercial development in relation to population growth encompasses all aspects of land development over time including geography, economic fluctuations and various commercial uses as they relate to market demographics. Collier County in particular has shown a propensity for commercial development to follow residential development as the primary economic drivers are tourism, agriculture and real estate construction. The limited economic diversification fuels residential development, which then supports commercial development as peoples moving into the County require goods and services. Therefore, the commercial square feet per capita measure takes into account all of the factors previously mentioned. 9 The Consultant utilized Collier County Property Appraiser data updated as of January 1, 2022 to determine the total amount of industrial square footage and commercial square footage built in the County as of that date. Since the goal is to determine the per capita square foot demand in the County, acreage not built upon was not used in this calculation. Since there are no industrial uses contemplated for the Subject Property, only developed commercial space was used in this calculation. In order to make an accurate calculation, the Consultant then used the 2020 Collier County population from the 2020 U.S. Census to match the supply data and calculate the commercial square footage per capita in the County. The Commercial square foot demand per capita in Collier County is 78.78 as shown in Table 3.1.1 below. Table 3.1.1 — Collier County Per Capita Commercial Square Feet Demand Commercial Type Square Feet Per Capita Total Square Feet 42,878,046 111.40 Developed Industrial: 12,554,600 32.62 Developed Commercial: 30,322,246 78.78 Current (2020) Collier County Population: 384,902 Source: Collier County Property Appraiser and 2020 U.S. Census To further refine the commercial square foot demand per capita to the 10-minute drive time market area, the Consultant extracted all of the commercial square footage built within the drive time market area and divided that total by the 2020 U.S. Census population for the 10-minute drive time market area to get the refined commercial square foot demand per capita as shown in Table 3.1.2 below. Table 3.1.2 — Market Area Per Capita Commercial Square Feet Demand Total Commercial Square Feet in Market Area: 2,772,505 10-Minute Drive Time Population: 38,309 10-Minute Drive Time Per Capita Demand: 72.37 Source: Collier County Property Appraiser, U.S. Census and Consultant 10 With the 10-minute drive time market area estimated population and the commercial demand in square -feet per capita determined, the Consultant calculated the estimated commercial square footage demand for the 10-minute drive time market area through the year 2045 as shown in Table 3.1.3 below. Table 3.1.3 2020 2025 2030 2035 2040 2045 County Population 390,937 426,443 455,246 498,491 545,844 597,695 10-Minute Drive Time Population 38,309 41,303 44,093 48,281 52,868 57,890 Demand Square Feet Per Capita 72.37 72.37 72.37 72.37 72.37 72.37 Commercial Square Feet Demand 2,772,505 2,989,187 3,191,084 3,494,214 3,826,139 4,189,595 Source: Collier County Zoning Division, Collier County Property Appraiser, U.S. Census and Consultant 3.2 Market Area Supply The next step in the commercial needs analysis is to determine the amount of existing and potential competing commercial square footage in the 10-minumte drive time market area. The Consultant performed a three-part process in the ARCgis desktop program to determine both the existing and potential competing commercial parcels that would be used in the analysis. The first step in the process is to join all of the Collier County Property Appraiser data with the ARCgis program. The second step is to join the 10-minute drive time market area overlay shape file with the Property Appraiser data. The final step is to join the commercial inventory data obtained from Collier County Property Appraiser with the 10-minute drive time market area. All of the commercial parcels included within the 10-minute drive time market area are shown in Appendix A (Page 35) at the end of this report. The Consultant then used a floor area ratio ("FAR") that consists of using all of the commercial square footage built in the drive time market area and dividing that by the developed acreage to obtain an average square footage per acre FAR that is indicative of the true market area supply being developed to meet the commercial demand being generated from the drive time market area. Table 3.2.1 below indicates the total amount of existing and potential commercial square feet in the 10-minute drive time market area. 11 Table 3.2.1 Parcels Acres Square Feet FAR Developed Commercial 146 346.45 2,772,505 8,003 Undeveloped Commercial 50 93.28 746,462 8,003 Totals 196 439.73 3,518,967 Source: Collier County Comprehensive Planning Section, Collier County Property Appraiser and ESRI ARCgis mapping system 3.3 Supply — Demand Analysis The final step in the Commercial Needs Analysis is to put the supply and demand calculations together in order to determine the oversupply or undersupply of commercial space in the 15-minute drive time area both with the current existing and potential commercial square footage and with the proposed project acreage being included in the supply totals. Table 3.3.1 on the next page shows that calculation. Table 3.3.1 Retail Demand (sq. ft.) 2020 2025 2030 2035 2040 2045 10-Minute Drive Time Market Area Square Feet Demand 2,772,505 2,989,187 3,191,084 3,494,214 3,826,139 4,189,595 Retail Supply Developed 2,772,505 2,772,505 2,772,505 2,772,505 2,772,505 2,772,505 Vacant 746,462 746,462 --- --- 746,462 --- 746,462 --- 746,462 --- 746,462 --- --- --- Total Supply 3,518,967 3,518,967 --- 3,518,967 --- 3,518,967 --- 3,518,967 --- 3,518,967 Allocation Ratio 1.27 1.18 1.10 1.01 0.92 0.84 Source: Collier County Zoning Division, Collier County Property Appraiser, ESRI ARCgis mapping system and the Consultant Adding the proposed 50,000 square feet of commercial space proposed for the Subject Property is shown in Table 3.3.2 below. Table 3.3.2 Retail Demand (sq. ft.) 2020 2025 2030 2035 2040 2045 10-Minute Drive Time Market Area Square Feet Demand 2,772,505 2,989,187 3,191,084 3,494,214 3,826,139 4,189,595 Retail Supply Developed 2,822,505 2,822,505 2,822,505 2,822,505 2,822,505 2,822,505 Vacant 796,462 796,462 --- --- 796,462 --- 796,462 --- 796,462 --- 796,462 --- --- --- Total Supply 3,618,967 3,618,967 --- 3,618,967 --- 3,618,967 --- 3,618,967 --- 3,618,967 Allocation Ratio 1.31 1.21 1.13 1.04 0.95 0.86 Source: Collier County Zoning Division, Collier County Property Appraiser, ESRI ARCgis mapping system and the Consultant 12 The future demand generally looks out to the jurisdiction comprehensive plan's horizon year, which is currently either 2025 to 2040 depending on the jurisdiction's comprehensive plan and growth management plan horizon year requirements. In Collier County's case, the Comprehensive Plan's horizon year is 2030 which matches the County's 10-year planning horizon. It is at this point of the analysis that has caused an anomaly in determining a true economic supply and demand result. On the supply side, it is relatively easy to determine the amount of existing and approved supply from the property appraiser data. The difficulty lies in the vacant non -approved potential lands. Collier County Staff requires the Applicant to take all of those lands that have a commercial overlay on them and include them as supply by putting a floor area ratio figure to the acreage. The issue becomes apparent when all of the lands that are not in the existing or approved category are included in the particular land use analysis. By putting all of the potential lands in the supply category, the assumption is that all of that land would be developed as that particular land use overlay and nothing else. The flaw in that representation is all of those vacant approved parcels and parcels designated by the FLUM as having the potential to be developed as one use, which could be a non -competing or some other commercial use. The same parcels are also counted as competing supply when a commercial needs analysis is performed for another commercial use. Essentially, they are double counted in both analyses when they will actually be developed as the market demand dictates. A general economic principal states that all markets are efficient and that supply for the most part is generated as demand dictates. It is a rare situation where supply generates demand. The allocation ratio measures the amount of additional acreage required in relation to the directly utilized acreage to assure proper market functioning in the sale, usage and allocation of land. The additional acreage is required in order to maintain market level pricing and to account for the likelihood that certain lands will not be placed on the market for sale during the forecast horizon or may be subject to future environmental or other constraints. Thus, the lands allocated in the FLUM should be considerably greater than those that will actually be used or developed. Again, basic economic principals have shown that markets are efficient in terms of supply and demand and the ultimate lack of available commercial choices creates an impediment to the market functioning properly. One must also consider that not all of the office/commercial designation in the future land use map will be developed as such since the owners of those properties will only develop the land with uses that respond to market demand. 13 The increased acres will maintain flexibility within the comprehensive plan, keep prices reasonable by not constraining land supply, and compensate for lands which may be unavailable for sale or subject to environmental or other development constraints. Growth management practices have suggested that the greater the time horizon of the comprehensive plan, the greater the allocation ratio needed to maintain flexibility of the comprehensive plan. Other factors that influence the residential acreage allocation ratio are the nature and speed of the developing area and the area's general exposure to growth trends in the market. The Consultant believes that to ensure proper flexibility in the comprehensive plan of a rapidly growing county like Collier, a commercial allocation ratio in the range of 1.25 to 1.5 is necessary to maintain planning flexibility and to account for the double counting of land uses. History has shown that the former Florida Department of Community Affairs ("DCA") (Currently the Florida Department of Economic Opportunity) ("DEO") recommended an allocation ratio of 1.25 in the horizon year of a comprehensive plan yet it had seen and approved allocation ratios in the 1.8 to 2.4 range and in some cases even larger allocation ratios for longer forecast horizons. Otherwise, if allocation ratios are not used in the analysis, then an appropriate breakdown of the potential lands between the various land use types needs to be undertaken in order to more accurately analyze the need for a comprehensive land use change. The County utilizes an allocation ratio of 1.15 as their allocation ratio value at the horizon year when determining how a project will impact the market area. The Market Area's allocation ratio is 1.13 in the 2030 horizon year which falls under the County's accepted maximum 1.15 horizon year allocation ratio. 3.4 CONCLUSIONS The Consultant used all of the data and analysis in the previous sections to determine the total supply and demand for commercial space in the Subject Property's market area from 2020 through 2045. The results show that the addition of the Subject Property to the Collier County commercial inventory will not adversely affect the balance of commercial supply in the 10-minute drive time area. The Allocation Ratio is 1.13 in the Collier County Comprehensive Plan 2030 horizon year with the addition of the Subject Property and falls under the recommended 1.15 allocation ratio used by the County to measure comprehensive plan changes. 14 4.0 Fuel Station/Convenience Store Analysis 4.1 Fuel Station/Convenience Store Background As a part of the small-scale Growth Management Plan Amendment to expand and modify the Subdistrict, the Applicant is proposing developing a convenience store/fuel station ("Project") comprised of 6 MPDs (12 fueling positions) and an approximately 6,000 square -foot convenience store. 4.2 Fuel Station/Convenience Store Demographics 4.3 Market Area Definition Since the convenience store/fuel station market is being analyzed, it is appropriate to define the market area for such use by using a drive time calculation. Drive times are calculated by Environmental Systems Research Institute ("ESRI"). The ESRI Business Analyst mapping program is geographic information system -based ("GIS") that calculates market area drive times by actual street networks and posted speed limits and allows for the extraction of census data from that drive time market area. A March 1, 2017 study by the National Association of Convenience Stores ("NACS") on how consumers behave at the pump (See Appendix B, Page 40) shows that consumers are attracted to convenience store/fuel station facilities based on a number of factors including: • Price • Location Convenience • Brand • Ease of ingress/egress As most consumers of a convenience store/fuel station facility are drawn to that facility based primarily on the four factors noted above, it would stand to reason that an immediate market area would include driving within 5-minutes to such a facility to obtain fuel. Most consumers would be fueling as a secondary action while driving for other reasons such as going to the grocery store or traveling to and from work. The above factors indicate that a convenience store/fuel facility market analysis would encompass a 5-minute drive time market area ("Market Area"). 15 Figure 4.3.1 below depicts the Market Area for the Project. Figure 4.3.1 Source: ESRI ArcGIS Business Analyst Mapping System The Market Area configuration will change over time as growth occurs in the area and new roads with new residences are developed. That is important to note when the Market Area demographic detail is reviewed over the next five years in the next section. 4.4 Market Area Demographic Detail In order to determine the convenience store/fuel station facility demand, a demographic profile of the Market Area is required. The Consultant utilized the Environmental Systems Research Institute's ("ESRI") geographic information systems ("GIS") both desktop and web -based. ESRI's Business Analyst on-line and ArcGIS desktop programs allow for the most current data collecting at the local level. Table 4.4.1 on the next page shows the census -based demographic profile of the population that lives within the Market Area of the subject site. 16 Table 4.4.1 4esri- Demographic and Income Profile AIS 5-minute drive Time Polygon Area: 4.22 square miles Prepared by Esri summary Census 2010 2021 2026 Population 4,626 6,490 7,277 Households 2,295 3,200 3,601 Families 1,568 2,145 2,401 Average Household Size 1.96 1.98 1.97 Owner Occupied Housing Units 1,779 2,640 2,835 Renter Occupied Housing Units 516 560 766 Median Age 55.1 58.1 59.3 Trends: 2021-ZD26 Annual Rate Area State National Population 2.32% 1.31% 0.71% Households 2.39% 127% 0.71-/ Fa m i lies 2. 28% 1.22°1. 0.64% Owner HHs 1.44°% 1.45% 0.91°% Median Household Income 1,61% 2.38% 2.41% 2021 2026 Households by Xrcome Number Percent Number Percent [$15,000 189 5.9% 165 4.6°% $15,000 - $24,999 118 3.7% 98 2.7% $25,000 - $34,999 171 5.31/. 150 4.211. $35,000-$49,999 307 9.6% 285 7.9% $50,000 - $74,999 407 12.7% 435 12.1% $75,000 - $99,999 366 11.4 % 460 12.8 % $100,000 - $149,999 569 17.8% 645 17.9% $150,000 - $199,999 400 12.5% 499 13.9°% $200,000t 672 21.0% 864 24.09/o Median Household Income $102,469 $112,092 Average Household Income $144,400 $163,241 Per Capita Income $66,661 $75,607 Census 2010 2021 2026 Population by Age Number Percent Number Percent Number Percent 0-4 189 4.11 232 3.6% 254 3,5-/ 5 - 9 217 4.7% 248 3.80% 281 3.91/ 10 - 14 209 4.5 % 278 4.31/. 300 4.111a is- 19 188 4.1% 290 4.5% 291 4.0% 20 - 24 154 3.3% 226 3.5% 255 3.51!a 25 - 34 348 7.5% 454 7.0% 507 7.0% 35 - 44 454 9.8% 562 8.71% 524 8.6% 45 - 54 548 11.8% 685 10.6% 718 9.9% 55 - 64 Boo 17.3 % 962 14.8% 1,029 14.111. 65 - 74 943 20.4°% 1,263 19.5% 1,391 19.1% 75 - 84 447 9.7% 1,002 15.41!0 1,217 16.71k 85+ 128 2.8% 288 4.41/. 409 5.6% Census 2010 2021 2026 Race and Ethnicity Number Percent Number Percent Number Percent White Alone 4,942 93.9% 6,004 92.51/. 6,654 91.6% Black Alone 95 2.1% 138 2.1% 170 2.3% American Indian Alone 4 0.1% 6 0.1% 7 0.1% Asian Alone 59 1.3 % 119 1.8 % 151 2.2 % Pacific Islander Alone 4 0.1% 6 0.1% 7 0.1% Some Other Race Alone 68 1.51/0 121 1.9% 151 2.19k Two or More Races 54 1.2°% 96 1.5°% 116 1.6°% Hispanic Origin (Any Race) 569 12.3% 997 15.4% 1,265 17.4% Data Note: income is expressed in current dollars. Source: U.S. Ceusus Bureau, Census 2010 Summary Fie 1. Esri forecasts for 2021 and 2026. Source: ESRI and U.S. Census Bureau In 2021, the population for the Market Area is 6,490 and the number of households is 3,200. The majority of household incomes range from $50,000 to over $200,000 and the median household income of the Market Area is $102,469. The average household income for this market area is $144,400. 17 Table 4.2.2 below shows the workforce makeup of the Market Area. The workforce makes up 37.89% of the total market area population and will be significant contributors to the product and fuel sales of the convenience store/fuel station. The majority of the workforce is in the services industry and is white collar in occupation. Table 4.4.2 gpesri-Y _ .. _ AIS 5-minute Drive Time Polygon Area: 4.22 square miles Prepared by Esn 5 Minutes 2021 Employed Population 16+ by Industry Total 2,458 Agriculture/Mining 2.0% Construction 5.7% Manufacturing 4.4% Wholesale Trade 1.6 % Retail Trade 6,6% Transportation/Utilities 6.7% Information 0.1% Finance/Insurance/Real Estate 12.8% Services 57.0% Public Administration 2.2% 2021 Employed Population 16+ by Occupation Total 2,457 White Collar 76.2% Management/Business/Financial 30.3% Professional 25.6% Sales 9.6% Administrative Support 10.7% Services 11.0% Blue Collar 12.7% Farming/Forestry/Fishing 1.5 % Construction/Extraction 2.4-/ Installation/Maintenance/Repair 2.11A Production 0.7% Transportation/Material Moving 5.9% Source: U.S. Census Bureau, Census Z010 Summary File I Esri forecasts for 2021 and 2026 Esn converted Census 2000 data into 201U geography, Source: ESRI and U.S. Census Bureau lt: 4.5 MARKET ANALYSIS 4.6 Market Area Demand The Consultant next determined the market area demand for gasoline in 2021 and then over a 5-year period to 2026 in order to calculate the future demand for gasoline coming from the Market Area. Table 4.6.1 shows that the market area's 2021 population is 6,490 and the households total 3,200 per ESRI. The household count is required since the annual amount spent on fuel in the Market Area is calculated on a per household basis. Table 4.6.1 Population 6,490 Households 3,200 Source: ESRI and U.S. Census Bureau In order to determine the 2026 population for the same Market Area, the Consultant then utilized the population projection from Table 4.4.1. The table and its forecasts are based on census data. Table 4.6.2 below shows that the Market Area population is projected to increase by 1,882 people between 2021 and 2026. Table 4.6.2 Year 5-Minute Drive Time Population 2021 6,490 2026 7,277 Increase: 787 Source: ESRI and US Census Bureau The next step in calculating the demand for gasoline from the Market Area is to determine the number of gallons of fuel consumed annually in the Market Area. The Consultant utilized the U.S. Census population data for the Market Area and combined it with the U.S. Census automotive expenditures data (Appendix C, Page 43) and the Market Area average price to calculate the Market Area's annual consumption of gasoline. Table 4.6.3 on the next page shows the calculation. The Consultant made the same calculation for both 2021 and 2026. 19 Table 4.6.3 2021 2026 Population 6,490 7,277 Households 3,200 3,601 Average Amount spent on gas per Household $3,403.40 $3,403.40 Total Amount Spent in market area $10,890,880.00 $12,255,643.40 Average gasoline price per gallon (from Appendix D, Page 43): $4.10 $4.10 Gallons Consumed Annually in Market Area: 2,656,312 2,989,181 Demand Increase from 2019 to 2024: 12.53% Source: ESRI, Automotive Aftermarket Expenditures, Consultant Field Study The annual gallons of fuel consumed in the market area will increase by 332,869 which equates to a Market Area demand increase of 12.53% over the five-year period. 4.7 Market Area Supply In order to determine the impact the Project will have on the supply, the Consultant first needs to identify the existing gas stations in the Market Area, then calculate the number of cars using the existing gas stations on a weekly basis and finally determine the number of cars that would be using the Project's fuel to ascertain the percent growth the Project's supply will have on the total Market Area supply. The Consultant first used the same Market Area drive time to determine the number of competitive gas stations located within the boundaries of the Market Area. Figure 4.7.1 on the next page shows the competitive gas stations in light blue as they geographically relate to the Project location (red star). (Rest of Page Left Intentionally Blank) 20 Figure 4.7.1 Source: ESRI, Collier County Property Appraiser, DOR List with Consultant Field Study (Appendix D, Page 45) There are 4 gas stations within the Market Area boundary and three are convenience store/fuel stations and one is a Sam's Club. The list of the competitive stations, their makeup and photos are located in Appendix D, Page 45. The Consultant then utilized NACS data to examine the supply side of the competition in the Market Area. The NACS 2015 Fuel Report (Appendix E, Page 51) points out that big box mass merchandise stores sell 278,000 gallons of gasoline per month and that amount is more than half of the amount sold by convenience store/fuel station locations. Based on that statistic, the Consultant used 270,000 gallons as a base amount and used 50% (135,000) of that amount as the average amount of gallons sold per month at a convenience store/fuel station location. There was no state, regional or local data available. From that point, the Consultant calculated the four -station Market Area gallons sold during the weekday for a week. Table 4.7.1 on the next page shows that calculation. 21 Table 4.7.1 Station Gallons per Month: 135,000 Station Gallons per week: 33,750 Station Gallons for 5 weekdays: 24,107 Stations: 4 Market Area Gallons per 5-day week: 96,429 Source: NACS 2015 Fuel Report (Appendix E, Page 51) The Project's contribution in terms of total supply is then added to the Market Area total so that the number of cars per 5-day week could be determined. Table 4.7.2 below shows that calculation. Table 4.7.2 Market Area Gallons per 5-day week: 96,429 Project Contribution per 5-day week: 24,107 Market Area Gallons per 5-day week with Project: 120,536 Source: Consultant The next step is to calculate the number of gallons per week that is consumed per car in the marketplace. A cars per household statistic is required for this calculation. The Consultant utilized a study by Governing, a highly regarded media platform covering politics, policy and management for state and local government leaders (Appendix F, Page 54). Each car uses 8.97 gallons per week in the Market Area. This calculation is shown in Table 4.7.3 below. Table 4.7.3 Drive Time Population 6,490 Drive Time Households 3,200 Annual Fuel Cost per Household (Appendix B, Page 40) $3,403.40 Cars Per Household (Appendix F, Page 54) 1.78 Annual Fuel Cost per Car $1 912.02 Avg. Market Area Price per Gallon (Appendix D, Page 45) $4.10 Annual Gallons Consumed per Car 466.35 Weeks per Year 52 Gallons Per Car Per Week 8.97 Source: ESRI, Automotive Aftermarket Expenditures, Consultant Field Study, Governing 22 The next calculation is to convert the gallons per 5-day week to cars purchasing those gallons in the Market Area in order to compare to the cars per 5-day week as calculated by the Project traffic study that will purchase fuel at the Project. Table 4.7.4 shows that calculation. Table 4.7.4 Market Area Gallons per 5-day week with Project (from Table 2.2.2): 313,393 Gallons per car per week (from Table 2.2.3): 8.97 Cars per 5-day week in Market Area: 34,945 Source: Consultant The number of cars per 5-day week for the Project is the next calculation needed to compare the Project's contribution to the supply. Using the Project's traffic study (Appendix G, Page 58) and a study performed by C-Store Shopper Insights (Appendix H, Page 60), the Consultant determined that 2,567 cars will be purchasing gasoline at the Project's fuel stations over a 5-weekday period. Table 4.7.5 below shows that calculation. Table 4.7.5 Cars buying Gasoline at the Project during 5-Weekday period Weekday Per hour am (4 hours) Weekday Per hour pm (4 hours) Total Cars in per weekday: C-Store data: 69% cars in for gas Project cars buying gas over 5-weekdays: Per hour Total Cars in 170 680 164 656 1,336 69.00% 922 Source: Project Traffic Study. C-Store Shopper Insights 4,609 The Project's percentage of contribution to the Market Area supply is the last calculation. Table 4.7.6 below shows that the Project will contribute 2,567 fuel purchasers to the Market Area, equating to a Market Area supply increase of 13.19% Table 4.7.6 Market Area cars per 5-weekdays including Project (from Table 2.2.4): 34,945 Project cars per 5-weekdays (from Table 2.2.5): 4,609 Project Supply percent increase to the Market Area Supply: 13.19% Source: Consultant 23 4.8 Supply — Demand Analysis The final step in the Market Study supply -demand analysis is to put the supply and demand calculations together in order to determine the oversupply or undersupply of gasoline in the Market Area with the addition of the Project. Table 4.8.1 below shows that over the next five years there will be a 0.66% surplus supply of gasoline to serve the Market Area over the next five (5) years with the addition of the Project. A basic economic principal states that all markets are efficient and that supply is for the most part generated as demand dictates. It is a rare economic situation where supply generates demand. This basic economic principal shows that markets are efficient in terms of supply and demand and the ultimate lack of available fuel station choices creates an impediment to the market functioning properly. The economic principal stated above would indicate that fuel station supply will be added to the Market Area in order to equalize the demand side of the Market Area's supply/demand equation. The Project will increase the Market Area's supply side by 13.19% thus stabilizing the Market Area's supply/demand equation for the next five (5) years. There will still be a 0.66% supply surplus in the next five (5) years even with the Project addition to the supply. Table 4.8.1 Market Area Demand Growth (Table 2.1.3) 12.53% Project percent of market (Table 2.2.6) 13.19% Market Area 5-year supply = surplus/(deficit) 0.66% Source: Consultant (Rest of Page Left Intentionally Blank) 24 4.9 CONCLUSIONS 4.10 The Consultant used all of the data and analysis in the previous sections to determine the total supply and demand for gasoline sales in the Project's market area for the next five years. From there, the Consultant then determined the Project's impact on the Market Area in terms of the Market Area's percent of demand growth versus the Market Area's percent of supply increase with the addition of the Project's supply. The results show that the addition of the Project to the Market Area will not adversely affect the balance of gasoline supply while addressing the demand coming from the future growth. The Market Area is currently assumed to be in equilibrium as economic studies have shown that markets are efficient in terms of supply and demand and the future supply will be developed as the market grows and diversifies. The Project will support the demand coming to the Market Area over the next five years without constraining the existing supply. (Rest of Page Left Intentionally Blank) 25 5.0 Self -Storage Analysis 5.1 Self -Storage Background As a part of the small-scale Growth Management Plan Amendment to expand and modify the Subdistrict, the Applicant is also proposing the development of a 100,000 square foot in -door self -storage facility (C-5 Zoning). 5.2 Self -Storage Industry Market Dynamics The Self -Storage Industry continues to grow across the nation and particularly in the sunbelt states, which have seen exponential growth over and above the consistent growth they've enjoyed for the past few decades. The exponential growth has been fueled by the Covid-19 Pandemic that generated a population migration from northern states to the sunbelt states. Currently, 9.4% of U.S. households rent a storage unit, and many think that number is poised to grow due to two of the largest cohorts in the population — the Baby Boomers and the Millennials. The Baby Boomers are moving into their retirement years. As Boomers downsize and move to warmer climates, many items will need to be stored. A lifetime of accumulated possessions can be difficult to part with and even with diligent pruning, is often difficult to condense into a two -bedroom home or apartment. Another driving force behind self -storage is the Millennial population that are coming of age, buying homes, starting families, and contributing to the demographic migration to the southeast and suburbs. During the pandemic, virtual work arrangements allowed many Millennials to move south for lifestyle and tax benefits. The Millennials and Baby Boomers represent a huge opportunity as they are moving and looking for ways to live affordably yet comfortably. Self -storage is providing the missing puzzle piece. Why Are Storage Units So Hot in Southwest Florida? In a story that appeared in the Naples Daily News two years ago (Appendix I, Page 62), data collected by Maxwell, Hendry & Simmons, LLC, a Southwest Florida real estate appraisal firm, noted that Collier County has approximately 9.02 square feet of storage space per person, which exceeds the national average of about 6.5 square feet of storage space per person. 26 Gerald Hendry, a state -certified real estate appraiser with the firm, pointed out that unlike other areas of the country, Southwest Florida doesn't have basements or other areas to store items that have been accumulated over the years. He also said that other storage components such as open storage for boats and RVs are in high demand as most of the communities that have been developed over the past few decades in Southwest Florida are deed restricted with no options for this type of storage. Mr. Hendry pointed out that the popularity of self -storage facilities has paralleled the dramatic growth of rental apartment complexes in Lee and Collier Counties. He said that those units are small with limited storage thus many renters are opting to have a storage unit to store their extraneous items until such time they move into a larger living area. In a related self -storage story (Appendix J, Page 69), Matt Price, CEO of Seagate Development points out that self -storage will always be gif in Florida because of the lack of basements and the extra storage space in an attic is too hot. He also said that there are a lot of people here and there is not a lot of places to put stuff. 5.3 POPULATION GROWTH National Movement Trend According to the State of Florida's Office of Economic and Demographic Research ("OEDR"), an estimated 329,717 new residents settled in Florida between April 2020 and April 2021. According to the National Association of Realtors, a total of 8.9 million people changed address since the start of the pandemic. The Association reports that close to 28% of the people relocating to Florida came from Texas and another 15% relocated from New York, with a little over 6% coming from California. Florida's popularity isn't expected to end any time soon. The state is expected to gain an average 845 new residents a day until 2025, according to ODER (Appendix K, Page 73). That is analogous to approximately the City of Orlando's population every year. This continued state growth will positively impact Collier County's future population growth. Collier County Growth The University of Florida's Bureau of Economic and Business Research's ("BEBR") medium forecast for Collier County's population is expected to grow by just over 1.5% annually for the next five (5) years. The County has surpassed that growth percent during the Covid 19 Pandemic over the past two (2) years as many people from northern states took the opportunity to move to tax friendly Florida as they worked from home and the baby boomer generation jumped at the same opportunity to retire early and make the same move. Table 5.3.1 on the next page shows BEBR's forecasted medium growth for the next five (5) years in Collier County. 27 Table 5.3.1. BEBR's Medium Population Growth Forecast for Collier County Year Population % Increase 2021 382,680 2022 389,060 1.67% 2023 395,440 1.64% 2024 401,820 1.61 % 2025 408,200 1.59% 2026 413,340 1.26% Source: University of Florida's Bureau of Economic and Business Research 2021 Population Forecast As noted in the previous Self -Storage Industry Dynamics section of this report, people moving to Florida tend to utilize self -storage facilities at a greater pace due to the lack of storage spaces like basements in their Florida residence and their purchase of smaller sized residential units due to higher residential prices compared to northern homes. Collier County In -Bound Movement Trend The Internal Revenue Service produces statistics on a county level that shows the in -bound and out -bound movements on an annual basis based on tax return address changes. Table 5.3.2 below shows the top 10 destinations sending residents to Collier County. Table 5.3.2. Top 10 Locations sending In -Bound Residents to Collier County County In -Migration Lee County 1,760 Miami -Dade County 619 Broward County 373 Cook County — Chicago, IL 277 Palm Beach County 213 Orange County 151 Hillsborough County 145 Suffolk County — Long Island, NY 132 Fairfield County — Danbury, CT 125 DuPage County — West Chicago, IL 112 Source: United States Internal Revenue Service (2019) W The Top 10 locations are sending almost 4,000 residents annually to Collier County. Of the top 10, six (6) counties are located in Florida and they are sending nearly 3,300 residents that account for 83.5% of the top 10 in -migration. Of the counties located in Florida, Lee County (adjacent to Collier County) accounts for 1,760 or 45% of the top 10 total. The County's projected population growth and in -migration analysis along with the development of smaller residential units strongly supports the need for additional Self -Storage services in Collier County. 5.4 SELF -STORAGE MARKET DEMAND PER CAPITA North Naples Planning Community Market Area The Subject Property is located in the North Naples Planning Community ("NNPC"). In order to capture a current market demand for the Subject Property's proposed use, the NNPC is the most logical area for the demand determination as it is one (1) of the 12 planning areas used by the County to plan for growth in the County. The NNPC is located in the northwestern area of the County as is shown in Figure 5.4.1 below. Figure 5.4.1 — Collier County Urban Estates Planning Community Source: ESRI ARCgis Mapping System and Consultant 29 As noted earlier, the Subject Property is located withing the NNPC. Figure 5.4.2 below shows the location of the Subject Property within the NNPC. Also shown in Figure 5.4.2 are 12 locations of existing and proposed self -storage facilities within the NNPC. The locations relate to the supply of facilities in Table 5.4.1 on the next page. The nearest self -storage facility to the Subject Site in driving distance is approximately four (4) miles Figure 5.4.2 — Subject Property Location in North Naples Planning Community Source: ESRI ARCgis Mapping System and Consultant CIN Table 5.4.1. Existing Self -Storage Facilities in the NNPA Map ID Facility Address Square Feet Units Year Built 1 The Lock Up Self Storage 1025 Piper Boulevard 80,883 703 - 2 Extra Space Storage 10550 Goodlette-Frank Rd. 115,824 1,007 2001 3 Extra Space Storage 14600 Old 41 N 36,684 318 1986 4 Midgard Self Storage 15600 Old 41 N 78,438 682 1998 5 Public Storage 15800 Old 41 N 52,842 459 1988 6 Ace Super Storage 16300 Old 41 N 4,828 41 1986 7 CubeSmart Self Storage 2349 Trade Center Way 44,435 386 1990 8 Storage Sense 5800 Houchin St. 39,736 345 1979 9 CubeSmart Self Storage 5650 Naples Blvd. 70,554 613 1985 10 Hide -Away Storage 1597 Pine Ridge Rd. 100,368 872 1986 11 Pine Ridge Mini Storage 5307 Shirley St. 4,146 36 1967 12 Cain -Jones Self Storage 6166 Shirley St. 68,624 596 1983 Total NNPC Self -Storage Square Feet 697,362 Source: Collier County Property Appraiser, Collier Comprehensive Planning and Consultant The Consultant used the 2021 population for the NNPC from the Collier County Zoning Division's growth estimates table. The total NNPA 2021 population is 59,663. The Collier County Zoning Division's growth estimates table is located in Appendix L, Page 75. By dividing the total NNPC existing and proposed self -storage square feet by the 2021 NNPC population, the demand of 11.69 square feet of self -storage per capita as shown in Table 5.4.2 below. Table 5.4.2. Per Capita Self -Storage Square Feet in NNPC Total NNPC Self -Storage Square Feet 697,362 North Naples Planning Community Population 59,663 UEPC SF Storage Demand per Capita 11.69 Source: Collier County Property Appraiser, Collier County Zoning Division and Consultant 5.5 North Naples Planning Community Market Area Supply/Demand Analysis To establish the demand for self -storage square feet in the North Naples Planning Community, the population growth is calculated. Collier County is forecasted to grow by just over 7% for the next five years and then by just under 7% between 2025 and 2030. Table 5.5.1 on the next page shows the County's population growth going forward. 31 Table 5.5.1. Collier County Forecasted Population Growth Countywide Total Population Growth 2015 2020 2025 2030 Permanent Population Estimates and Forecasts 347,002 390,937 426,443 455,246 5-year Percent Increase 12.66% 9.08% 6.75% Source: Collier County Zoning Division, June 19, 2021 Using the growth percentages from Table 5.1.1 above, the Consultant used the 2020 population for the NNPC from the Collier County Zoning Division's growth estimates table (Appendix L, Page 75) and applied the five (5) year growth estimate percentages to estimate the future population for years 2025, 2030 and 2035 as shown in Table 5.5.2 below. Table 5.5.2. NNPC Forecasted Population Growth Year 2020 2025 2030 2035 Collier County GMD Population Forecast 390,937 426,443 455,246 498,491 Collier County Percent Population Growth 15.26% 9.08% 6.75% 6.75% North Naples Planning Area Census Population 59,663 65,082 69,478 74,170 Source: Collier County Zoning Division and Consultant To determine the future demand for self -storage square feet in the NNPC market area, the five (5) and 10-year population growth is multiplied by the NNPC's square feet demand per capita of 11.69 square feet as determined in Table 5.4.2. The base year 2020 assumes that the self -storage supply is in equilibrium with the NNPC demand. Table 5.5.3 below shows that the NNPC market will have a demand of almost 115,000 square feet of self -storage space in the horizon year of 2030. Table 5.5.3. NNPC Forecasted Population Growth 2020 2025 2030 NNPC Population 59,663 65,082 69,478 NNPC Base Population 59,663 59,663 59,663 Increase/(Decrease) 0 5,419 9,815 N N PC Sq. Ft. Demand per Capita 11.69 11.69 11.69 0 63,336 114,716 Source: Collier County Zoning Division and Consultant 32 The final calculation in the self -storage supply/demand analysis is to show the effect that the Applicant's proposed 100,000 square feet of self -storage space would have on the NNPC self -storage market. Table 5.5.4 below indicates that the NNPC self -storage market will have a deficit of almost 115,000 square feet of self -storage space in the horizon year of 2030. Table 5.5.4. NNPC Forecasted Self -Storage Need in 2030 2020 2025 2030 North Naples Planning Community Square Feet Demand 697,362 760,698 812,078 North Naples Planning Community Square Feet Supply 697,362 697,362 697,362 North Naples Planning Community Surplus/(Deficit) 0 (63,336) (114,716) Source: Collier County Property Appraiser, Collier County Zoning Division and Consultant The last analysis is to determine the Applicant's proposed self -storage square feet would have on the future NNPC self -storage market. Table 5.5.5 below shows that if the Applicant's 100,000 square feet of self -storage space would bring the NNPC self -storage market back into equilibrium. Table 5.5.5. NNPC Forecasted Self -Storage Need in 2030 2020 2025 2030 North Naples Planning Community Square Feet Demand 697,362 760,698 812,078 North Naples Planning Community Square Feet Supply w/P 697,362 797,362 797,362 North Naples Planning Community Surplus/(Deficit) 0 36,664 (14,716) Source: Collier County Property Appraiser, Collier County Zoning Division, and Consultant 5.6 SELF -STORAGE SERVICES CONCLUSION The previous data and analysis support the need for the proposed 100,000 square feet of self -storage use on the Subject Property. The addition of the Subject Property's 100,000 square feet of self -storage use still shows a deficit of almost 15,000 square feet of NNPC Market Area self -storage use in the 2030 horizon year. The Market Area is currently efficient in terms of supply and demand but with the supply remaining steady and no self -storage applications are in the pipeline for the NNPC Market Area. Economic studies have shown that markets tend to move toward efficiency in terms of supply and demand and future supply is developed as the market grows and diversifies thus creating a demand. Based on the analysis, there is need for self -storage services in the Market Area over the next 10 years to accommodate the Market Area's growth over that same time period. 33 The vacant parcels that have the potential to be developed for self -storage use and the map that highlights their location are located in Appendix M on Page 77. The Consultant has requested and paid for data from the County that would indicate the zoning on all vacant properties in the County but have not received the data as of the date of this report. (Rest of Page Left Intentionally Blank) CM APPENDIX A 35 Appendix Table A - 10-Minute Drive Time Developed Competing Commercial Parcels FID ACRES_GIS 0_NAME1 SQFT_HTD LUSE_D 7072 0.34 LAKE MICHIGAN CREDIT UNION 372 Financial Institution 31570 0.87 DOANE LTD PARTNERSHIP 4,128 Financial Institution 69704 1.16 AMSOUTH BANK 3,069 Financial Institution 77475 1.16 RES FLORIDA 1255 HOLDINGS LLC 8,853 Financial Institution 85898 1.26 FLORIDA COMMUNITY BANK 8,106 Financial Institution 85905 1.45 JPMORGAN CHASE BANK NATL ASSN 4,223 Financial Institution 137081 0.90 LAKE MICHIGAN CREDIT UNION 5,218 Financial Institution 172224 0.96 JP MORGAN CHASE BANK N A 4,230 Financial Institution 172722 0.79 WACHOVIA BANK 3,848 Financial Institution 176417 1.24 WACHOVIA BANK 3,106 Financial Institution 176751 1.30 SUNTRUST BANK SW FL 4,297 Financial Institution 176775 1.19 REGIONS BANK 3,001 Financial Institution 176776 1.39 JPMORGAN CHASE BANK N A 5,494 Financial Institution 180688 1.03 13555 TTN LLC 4,011 Financial Institution 183372 1.23 WACHOVIA BANK 4,630 Financial Institution 183380 1.27 BARNETT BANK N A 3,840 Financial Institution 183381 1.27 FIFTH THIRD BANK OF FLORIDA 3,300 Financial Institution 184945 0.80 COMMUNITY BANK OF NAPLES 3,436 Financial Institution 190336 1.25 ATLANTIC STATES BANK 5,187 Financial Institution 190338 1.49 SUNCOAST CREDIT UNION 4,024 Financial Institution 190341 1.12 BARNETT TECHNOLOGIES INC 5,543 Financial Institution 200704 1.63 SUNCOAST CREDIT UNION 4,518 Financial Institution 9624 0.75 DOANE LTD PARTNERSHIP 2,790 Drive Thru Restaurant 69706 1.06 AGREE LTD 2,810 Drive Thru Restaurant 137082 0.86 COLOMBO ENTERPRISES INC 2,322 Drive Thru Restaurant 137083 1.20 SIXTH PLACE SANDS LLC 2,953 Drive Thru Restaurant 174676 0.60 DUBSDREAD CONT & DEV CORP 0 Drive Thru Restaurant 183379 1.27 SCHMIDT INVESTMENTS LP 4,040 Drive Thru Restaurant 9178 1.24 OCEAN BOULEVARD PARTNERSHIP 5,072 Restaurant 31571 2.05 NAPLES CHW LLC 12,143 Restaurant 31722 0.30 OCEAN BOULEVARD PARTNERSHIP 6,564 Restaurant 32335 0.28 GRACE-KELLY LLC 1,168 Restaurant 69705 1.80 CH NFL LLC 6,225 Restaurant 172343 0.34 BEACHCLIFF EXECUTIVE CENTRE 3,868 Restaurant 177657 0.69 2570 NAPLES REALTY LLC 5,307 Restaurant 190342 1.05 JAMSOL LLC 6,332 Restaurant 33281 1.50 CWS AT NAPLES INC 0 Professional Building 74943 0.25 LJZ PROPERTIES LTD 3,748 Professional Building 190333 0.89 MPO PROPERTIES CROSSPOINTE LLC 5,703 Professional Building 197025 1.12 NATIONWIDE HLTH PROPERTIES INC 8,497 Professional Building 31701 3.72 TJSS LLC 18,984 Multi -Story Office 77479 7.86 RES FLORIDA 1250 HOLDINGS LLC 315,490 Multi -Story Office 77488 2.34 RES FLORIDA 1284 HOLDING LLC 0 Multi -Story Office 77489 5.17 RES FLORIDA 1265 HOLDINGS, LLC 55,440 Multi -Story Office 172225 0.31 SBP HOLDINGS LLC 4,952 Multi -Story Office 172311 0.31 KOKO PROPERTIES LLC 1,856 Multi -Story Office 174370 0.87 MIND INVESTMENTS OF FLA LLC 4,606 Multi -Story Office 174677 0.60 BROWN & NELSON LLC 4,108 Multi -Story Office 174831 0.31 NAPLES DENTAL SPECIALISTS LLC 2,895 Multi -Story Office 177818 1.09 KLINGLER PROPERTIES NC LLC 9,937 Multi -Story Office 177819 1.80 KLINGLER PROPERTIES NC LLC 9,937 Multi -Story Office 177898 1.29 NAPLES COMMUNITY HOSPITAL INC 7,383 Multi -Story Office 177899 0.87 JG PROPERTIES OF NAPLES LLC 4,198 Multi -Story Office 186187 0.88 NEW SOLUTIONS LTD 5,096 Multi -Story Office 36 FID ACRES_GIS 0_NAME1 SQFT_HTD LUSE_D 186193 1.02 EL KOMATI LLC 5,674 Multi -Story Office 198065 1.01 NICKENJOHN ENTERPRISES INC 5,493 Multi -Story Office 198069 1.20 NAPOLI PROPERTY HOLDING CO LLC 8,252 Multi -Story Office 487 0.16 COLLIER COUNTY EDUCATION 5,960 One Story Office 31528 0.94 PHELAN PROPERTIES-WALKERBILT 12,108 One Story Office 31580 1.00 OFFICE CENTER OF NORTH 11,017 One Story Office 31583 0.93 DOANE LTD PARTNERSHIP 11,096 One Story Office 33262 0.16 CCK INVESTMENTS LLC 5,940 One Story Office 77278 2.96 LAMVEST888 LLC 26,085 One Story Office 77279 1.31 LAMVEST888 LLC 8,747 One Story Office 77477 1.32 RANI INVESTMENTS LLC 11,303 One Story Office 172273 172281 174403 174800 177651 177654 177658 177796 177801 177900 179215 180490 180511 186185 186194 190334 190339 190340 197021 197023 198062 198063 198064 198066 209347 209351 213224 9374 31454 31556 31713 32426 63495 69696 69699 72532 85904 137084 172344 173693 176779 176780 176782 183373 185761 0.48 NEPHRON INVESTMENST LLC 0.62 ABS OF NAPLES LLC 0.15 870 97TH LLC 0.15 INES OLIVOS REVOCABLE TRUST 0.91 PRIME MEDSPACE LLC 0.46 TEJERINA, GABRIEL A=& BETTY 1.23 2575 NORTHBROOKE LLC 1.90 PRESIDENT ELECTRONICS USA INC 0.96 NARDINI PROPERTIES LLC 1.50 NCHMD INC 1.39 QJR PROPERTIES NAPLES LLC 0.37 12052 TAMIAMI LLC 0.48 SHORES LLC, THE 1.02 GLOBAL DYNAMICS LLC 2.70 UNITED AMERICAN TRUST LC 1.02 MPO PROPERTIES CROSSPOINTE LLC 0.46 1049 CROSSPOINTE LLC 0.45 FIRST FLORIDA INTEGRITY BANK 1.55 MPG HEALTH PARKWAY LLC 1.01 MTVLLLC 0.37 P FAMILY STRAND BLVD LLC 0.49 GILHART IRREV TRUST FOR CHILD 0.66 GILHART IRREV TRUST FOR CHILD 0.53 GILHART IRREV TRUST FOR CHILD 0.16 CCK INVESTMENTS LLC 0.16 CCK INVESTMENTS LLC 0.91 WINTERVIEW CT PROPERTY LLC 3.73 OCEAN BOULEVARD PARTNERSHIP II 1.90 4141 BALDRIDGE LLC 2.56 OCEAN BOULEVARD PARTNERSHIP 27.25 OCEAN BOULEVARD PARTNERSHIP 18.49 IMMOKALEE ROAD ASSOC LLC 0.57 GPG REAL ESTATE HOLDINGS LLC 8.20 BRENTWOOD LAND PARTNERS LLC 14.61 TARGET CORPORATI ON T-2063 7.04 OAKES FARMS INC 29.58 SHOPPES AT VANDERBILT LLC, THE 18.57 COLOMBO ENTERPRISES 0.97 PLAZA PARK CENTER LLC 0.86 EFA NNP LLC 9.88 FL -NA WALK SHOPPING CTR LLC 4.24 FL NA WALK SHOPPING CENTER LLC 8.84 FL -NA WALK SHOPPING CENTER LLC 9.26 SCHMIDT INVESTMENTS LTD PTNSHP 1.10 MK REALTY PRESERVE LLC 4,136 One Story Office 5,365 One Story Office 1,440 One Story Office 1,000 One Story Office 8,530 One Story Office 3,460 One Story Office 12,732 One Story Office 11,670 One Story Office 10,142 One Story Office 12,633 One Story Office 9,596 One Story Office 1,771 One Story Office 4,854 One Story Office 8,562 One Story Office 5,844 One Story Office 11,415 One Story Office 5,183 One Story Office 3,000 One Story Office 12,106 One Story Office 8,042 One Story Office 3,792 One Story Office 6,000 One Story Office 9,000 One Story Office 6,000 One Story Office 5,960 One Story Office 5,960 One Story Office 10,257 One Story Office 33,170 Community Shopping Center 15,300 Community Shopping Center 93,275 Community Shopping Center 155,918 Community Shopping Center 77,160 Community Shopping Center 9,500 Community Shopping Center 84,344 Community Shopping Center 175,337 Community Shopping Center 2,072 Community Shopping Center 212,504 Community Shopping Center 174,365 Community Shopping Center 12,655 Community Shopping Center 9,964 Community Shopping Center 77,805 Community Shopping Center 20,020 Community Shopping Center 20,216 Community Shopping Center 66,267 Community Shopping Center 7,381 Community Shopping Center 37 FID ACRES GIS O NAME1 SQFT HTD LUSE D 190343 12.08 KRG RIVERCHASE LLC 78,975 Community Shopping Center 31386 3.80 SW F DEVELOPMENT GROUP LLC 37,690 Mixed Use - Store/Office (with SFR) 31417 3.02 OLD 41 WAREHOUSE LLC 30,030 Mixed Use - Store/Office (with SFR) 31579 1.61 JFN HOLDINGS LLC 18,020 Mixed Use - Store/Office (with SFR) 172238 0.31 EWING TR, WADE B 2,887 Mixed Use - Store/Office (with SFR) 172239 0.63 DOWNTOWN PROPERTY INVEST LLC 8,654 Mixed Use - Store/Office (with SFR) 172240 0.15 SUJEVICH, LINDA LOUISE 3,675 Mixed Use - Store/Office (with SFR) 172279 0.62 MEADOWCREEK OF FL LLC 5,425 Mixed Use - Store/Office (with SFR) 172723 0.46 FONTANA PALM REALTY LLC 4,785 Mixed Use - Store/Office (with SFR) 31505 1.75 BENDERSON TR, RONALD 13,157 Store (One Story) 31732 0.46 OCEAN BOULEVARD PARTNERSHIP 14,852 Store (One Story) 32438 3.56 BLEND -ALL HOTEL DEV INC ETAL 14,308 Store (One Story) 32457 23.75 WAL-MART STORES EAST LP 209,373 Store (One Story) 33265 1.95 EKL PROPERTIES LLC 15,264 Store (One Story) 69707 1.50 CITY MATTRESS OF FL INC 11,465 Store (One Story) 77476 1.51 CREEKSIDE WEST INC 4,464 Store (One Story) 85203 1.43 RI CS2 LLC 2,600 Store (One Story) 85860 1.50 JFN 2375, LLC 11,200 Store (One Story) 172274 0.74 7-ELEVEN INC 2,688 Store (One Story) 172278 0.47 JAMES MICHAEL DILLER REV TR 5,600 Store (One Story) 172280 0.31 MK REALTY 887 105TH AVE LLC 993 Store (One Story) 172312 1.85 ARCO FINANCE INC 19,090 Store (One Story) 174142 0.15 CASTANO, H JAVIER 1,154 Store (One Story) 174337 0.53 KAUTSKY TR, NORMAN E 5,900 Store (One Story) 174338 0.15 JTW LLC 1,800 Store (One Story) 174371 0.36 NINETY SIX 01 LLC 6,975 Store (One Story) 174523 1.24 MURPHY TR, ANNETTA M 12,311 Store (One Story) 177652 0.46 D&D REALTY LLC 5,288 Store (One Story) 177655 1.12 SAMUEL INVESTMENTS LLC 10,875 Store (One Story) 177659 1.51 7-ELEVEN INC 2,930 Store (One Story) 177665 0.67 30 FAYETTE ST LLC 6,148 Store (One Story) 180483 0.40 IMAGINE FLORIDA LLC 5,510 Store (One Story) 183378 1.58 CIRCLE K STORES INC 5,175 Store (One Story) 185760 1.57 CH REALTY VIII 8,534 Store (One Story) 190332 1.06 B-1 PROPERTY MANAGEMENT LLLP 10,119 Store (One Story) 198061 0.67 JRGH INVESTMENT LLC 6,355 Store (One Story) 346.45 2,772,505 Average Built Sq. Ft. per Acre: 8,003 Source: Collier County Comprehensive Planning Section Commercial Inventory, Collier County Property Appraiser and ArcGIS Appendix Table B - 10-Minute Drive Time Vacant Commercial and Non-Ag Parcels FID ACRES_GIS 0_NAME1 SQFT_HTD LUSE_D 31434 24.52 TRINITY REAL ESTATE TRUST 0 Acreage not zoned agricultural 32443 9.35 WILLIAM C SCHERER TRUST 0 Acreage not zoned agricultural 32444 9.35 JAZ AUTOMOTIVE PROPERTIES LLC 0 Acreage not zoned agricultural 32440 7.46 KASE PUD LLC 0 Acreage not zoned agricultural 32427 4.97 CLEARY JR, RAYMOND J 0 Acreage not zoned agricultural 32428 3.92 CLEARY JR, RAYMOND J 0 Acreage not zoned agricultural 31439 2.57 PERGJINI, FREDERICK J 0 Acreage notzoned agricultural 33282 2.99 VENETIAN PLAZA OFFICE PARK 0 Vacant Commercial 116991 2.62 6750 IMMOKALEE MEDICAL LLC 0 Vacant Commercial 117031 2.60 6750 IMMOKALEE MEDICAL LLC 0 Vacant Commercial 185870 1.90 NORTHBROOKE PROF VILLAGE LLC 0 Vacant Commercial 85913 1.79 MATHENEY TR, A GROVER 0 Vacant Commercial 33299 1.60 VENETIAN PLAZA OFFICE PARK 0 Vacant Commercial 85914 1.59 MATHENEY TR, A GROVER 0 Vacant Commercial 213225 1.58 WINTERVIEW COURT II ASSOC INC 0 Vacant Commercial 117491 1.41 COLOMBO ENTERPRISES 0 Vacant Commercial 186186 1.36 QUAIL PLAZA PROPERTY OWNERS 0 Vacant Commercial 77462 1.24 CREEKSIDE EAST INC 0 Vacant Commercial 77460 1.09 CREEKSIDE EAST INC 0 Vacant Commercial 6470 1.01 A K S SW FLORIDA LLC 0 Vacant Commercial 166297 0.87 LB MEDITERRA LLC 0 Vacant Commercial 31946 0.62 HMC NGL LLC 0 Vacant Commercial 177661 0.60 2570 NAPLES REALTY LLC 0 Vacant Commercial 180478 0.59 GUEST SERVICES CO OF VIRGINIA 0 Vacant Commercial 177920 0.59 PERFORMANCE WAY LLC 0 Vacant Commercial 177912 0.52 PERFORMANCE WAY LLC 0 Vacant Commercial 31943 0.51 HMC NGL LLC 0 Vacant Commercial 177653 0.46 SUMMERTON, SUSAN J 0 Vacant Commercial 31947 0.38 TIBURON GOLF VENTURES PRTNRSHP 0 Vacant Commercial 177656 0.26 2570 NAPLES REALTY LLC 0 Vacant Commercial 174336 0.23 BLACK, ERNEST T 0 Vacant Commercial 198073 0.22 STRAND PROFESSIONAL PRTNS INC 0 Vacant Commercial 209346 0.19 WALDEN OAKS PROFESSIONAL BLDGS 0 Vacant Commercial 209350 0.19 WALDEN OAKS PROFESSIONAL BLDG 0 Vacant Commercial 209349 0.19 WALDEN OAKS PROFESSIONAL BLDG 0 Vacant Commercial 209348 0.19 WALDEN OAKS PROFESSIONAL BLDGS 0 Vacant Commercial 174524 0.16 MURPHY TR, ANNETTA M 0 Vacant Commercial 174144 0.16 SPRINT-FLORIDA INC 0 Vacant Commercial 172241 0.15 BOWEIN, LLOYD L 0 Vacant Commercial 180489 0.15 12052 TAMIAMI LLC 0 Vacant Commercial 174369 0.15 D AGOSTINO, CECELIA M 0 Vacant Commercial 174368 0.15 D AGOSTINO, CECELIA M 0 Vacant Commercial 174145 0.14 UNITED TELEPHONE CO OF FL 0 Vacant Commercial 174799 0.14 NORTH NAPLES SERVICES LLC 0 Vacant Commercial 186190 0.13 NNPS LLC 0 Vacant Commercial 174797 0.11 ROGER J JUSSEAUME FMLY TRUST 0 Vacant Commercial 85205 0.11 WINTERVIEW COURT DEV INC 0 Vacant Commercial 85206 0.10 WINTERVIEW CT LTD 0 Vacant Commercial 186189 0.06 NEW SOLUTIONS LTD 0 Vacant Commercial 177914 0.05 GB MY OTHER PLACE I II LLC 0 Vacant Commercial 93.28 Source: Collier County Comprehensive Planning Section Commercial Inventory, Collier County Property Appraiser and ArcGIS 39 APPENDIX B How Consumers Behave at the Pump I NACS Online - Your 13usiness — ... http://wwwnac&online.comNourBtisinesslFuetsCtnterlRasics/Articics/p,., Ask NACS Gmoennrs Terms or Use Advartise About NAGS Fuels Insllluto Privacy Policy For Suppliers Foundation Related Glossary Copyrig ht 0 2017 NACS Associatlons About Basics Articles Multimedla News Research Ha WS 1 Aniue:a 1 New Coisvmars Behave at Ine Pump HOW CONSUMERS BEHAVE AT THE PUMP Neal+ 40 million Americans Fill up their vehicles every day. How they drive, considergas prices and determine whether they go- inside the store has a profound impact tm convenience stares. By NACS Pub4shed: 3111201/ 10 Tags_ Consumers: Pay at the Pump Nearly 40 million Americana nil up their vehicles every day. How they drive, Consider gas prices and determine whether to shop inside a convenlence store For iood, anarxs and beverages has a profound impact on Hie retail channel that galls 66% prate fuel purchased in Ifie United Status. Let's look at some of the broad clharaclariii s of how consumers buy gas and examine how conwenience retanem can keep them comiAq hack. In particular. we eksminp_ • Consumer behavior at the pump • What retailers can do to change consumer behavior • Overall dnvrng habits NACS has surveyed Consumers about their perceptions related to gas prices glop 2007 and has conducted monthly consumer sentiment surveys since 2013. NAC5 commissioned Penn. Schuah and Berland AssoGates LLC to CondUd 1,114 onii no interviews with adult Americans on January 3.6, 2017. The margin or error for the amim sample Is +I- 2.9u% al the 9.5% Conl9wenoo mtervat and higher for subgroups. Below are the queskvris and overall responses Consumer Behavior at the Pump Undwslaading how consumers feel about gasoline prices can help convenienog rutailgrs execute their marketing strategies. its also Important to determine how consumers buy gas, which reveals sours interesting variabws. Filling up the Tank Consumers are more likely to Puy gas during the evening rush than lhrl morning daypan (361/e vs 22%). Ikely because of homing time pressures. au Rmse time pressures vary by demographic - Those most likely tit purellase fuel in the morning are consumers age 34-49 who gcnarally face time pressures related to orgaolzing ramlly acliviges, etc. There may be an opportunity to focus marketing on tills segment to encourage more breakrast items. Meanwhile, those age 56 and older are most likely to purchase gas mid -day. outside of rush hours. A promotional mmpa ign around slowing down and enjoying a snack or meat Inside the store might appeal to this demographic 4: What time of the day do you often purchase gas? A— [°tiy Gas Consumers 7017 18-34 35-41) 50, Morning, or roughly tt am t0 10 am 22 19 25 21 Mid -clay, or roughly, 10 am to 3 pm 32 27 25 41 1600 Ouke Street Alexandria, Va 22314 THE ASSOCIATION FOR CONVENIENCE & FUEL RETAILING NACS Online, I Ant Looking For: search this site.. p RELATED ARTICLES Rr .` What Consumers Say About Fueling Rcad Mar, Are Average? By NAGS Road klvra I Says... 9y vMAw s plric Rosa Mnrr 41 How Consumers Behave at the Pump I NACS Online Your Business — .., http:llwww.naesnnline.convYourBusine�;s/FuelsCraterBasirs/Arlicles/P Afternoon, or roughly 3 pm to 7 pm 35 41 37 32 Night, or roughly 7 pm to midnight 9 t3 10 6 Ovemighl, or roughly mWalght to 0 am 1 0 t 0 Most fueling sltes offer three octane grades: regular (usually 87 ociarie), mid -grade Iusualry 89 OC19ney, and premium (usually 92 ar 93 octane). Regular octane is the dominant fuel, while those who buy higher•ociane firers are likely doing so because their vehicle requires it There are some variallons by age; yourger consumers are the least Interested in mid -grade as a fueling option. Q: What octane grade dove u typically purchase for the vehicle you most commonry drive? [%) Gas Consumers 2017 [lender Age M F 16.34 35-49 56+ Regular 82 80 84 92 78 86 Mid -grade 6 10 7 5 11 5 Premium 6 10 7 11 10 5 01her 1 0 1 0 T 1 Don't know 0 0 1 1 0 0 Fulty three quarters of consumers pay N plastic (73%). The percentage of Consumers who pay by plastic has increased by 9 percentage pants between 2009 and 2017. In reviewing subcategories_ debit cards are most used by females (41 %) and those age 18-34 (45%). Credit cards are most popular with those age 50 and older (47%). 0: Which payment method do you typically use to purchase gas? 1 dek I by Gas Consumers 2a17 2016 2015 2014 2013 2012 2009 Cash 25 2B 23 27 27 33 35 Credit 36 34 40 37 35 41 37 17rbit 37 38 a 36 37 24 27 Total 48Wand credo 73 72 78 7S 72 65 64 Shopping on Price The rise of nwbi le commerce, ap11s and pnce-rhedung web -sites make it easier for consumers to shop for deals and 'steals on everything from appliances to new shoes, a mentality that also carries over to gasWme Simpry put. no platter what Ilse price per gallon is, consumers want to And the best once they can. ApproAnnately two in three consumers have conaislently shopped on price, whether gas was as low as $1.62 per gallon at the start of 2009, or as high as S3.28 per gairan at the start of 2013. koweoer, a Focus on price is dirninishing and has fallen 10 percentage points In lust two years. Location has grown more important to mnsumers, as well as the in -Store food offer. The price per gallon IS leasl important to those who over the past s0 clays who bought a sandwich at a place where they also purchased gas (56% ) Q., When buying gas, which of the following factors Is Important to you? Track 1%) Gas Consumers 2011 2016 2015 2014 2013 2012 2000 Price 51 54 71 66 71 63 70 Location of stvrRistation 25 20 16 20 16 211 19 Brand 0 9 8 a a a 9 Ease of entrance at "a 4 6 3 4 2 6 - 01her f 1 1 1 1 2 1 So how do price sensitive Consumers Shop by price? The traditional gas price sign remains the most common method, particularly among drivers during the morning rush (65%). Loyalty cards are a second choice and are used by one in seven (16%) price -sensitive consumers. 42 APPENDIX C 43 • �aesr[ Automotive Aftermarket Expenditures AIS 5-minute Drive Time Polygon Prepared by Esri Area: 4.22 square miles Demographic Summary 2021. 2026 Population 6,490 7,277 Households 3,200 3,601 Families 2,145 2,401 Median Age 58.1 59.3 Median Household Income $102,469 $112,092 Spending Potential Average Amount Index Spent Total Payments on Vehicles excluding Leases 148 $3,859,42 $12,350,141 Gasoline and Motor Oil Gasoline 146 $3,403.40 $10,890,886 Diesel Fuel 157 $85.07 $272,214 Motor Oil 138 $2090 $66,881 Other Vehicle Expenses Vehicle Maintenance & Repairs 157 $1,738.33 $5,562,653 Vehicle Coolant/Brake/Transmission Fluids 133 $11,93 $38,172 Tire Purchase/Replacement 154 $268.81 $924,200 Vehicle Parts/Equipment/Accessories 157 $111.63 $357,211 Vehicle Accessories including Labor 1S9 $17,30 $55,348 Vehicle Cleaning Services including Car Washes 1s8 $51.05 $163,34S Miscellaneous Auto Repair/Servicing 162 $195.64 $626,060 Vehicle Body Work & Painting 157 $58.87 $188,387 Vehicle or Engine Repairs 156 $371.09 $1,187,479 Vehicle Motor Tune-up 167 $79.35 $253,910 Lube/Oil Change & Oil Filters 151 $187.33 $599,469 Vehicle Front End Alignment/Wheel Balance & 155 $45.72 $146,299 Vehicle Shock Absorber Replacement 169 $22.52 $72,05.0 Tire Repair and Other Repair Work 158 $235.97 $755,120 Auto Repair Service Policy 160 $61.13 $195,602 Vehicle Insurance 149 $2,780.95 $8,899,030 Rental of Vehicles excluding Trips 166 $65.65 $210,086 Leased Vehicles 141 $666.52 $2,133,186 Basic Lease Charge for Cars/Trucks 140 $602.40 $1,927,678 Car/Truck Lease Fees & Down Payments 144 $64.22 $205,507 Vehicle Pers Property Taxes/State & Local Registr Fees 157 $334.25 $1,069,58S Driver's License Fees 147 $21.35 $68,318 Vehicle Inspection Fees 152 $21.39 $68,445 Parking Fees &Tolls excluding Trips 146 $177.66 $563,511 Parking Fees excluding Residence (Not on Trips) 143 $84,53 $270,493 Tolls/Electronic Toll Passes excluding Trips 150 $93.13 $298,018 Towing Charges 137 $10.89 $34,851 Auto Service Clubs & GPS Services 177 $63.69 $203,816 Data Note: The Spending Potential Index (SPI) Is household -based, and represents the amount spent for a product or service relative to a national average of 100. Source: Esn forecasts for Z021 and 2028; Consumer Spending data are derived from the 2018 and 2019 Consumer Expenditure Surveys, Bureau of Labor Statistics. MA APPENDIX D 45 AJS DRIVE TIME AREA COMPETITIVE CONVENIENCE STORES/FUEL STATIONS Competitive Service Stations in Amerisite Drive Time Market Area Map ID Facilty Name Site Address DOR Facilities Report Status Convenience Store MPDs* Pumps 87Octane 890ctane 930ctane 1 Mobil 10861 AIRPORT RD N OPEN YES 3 6 4.10 4.50 4.80 2 Sam 'sClub 25501MMOKALEERD OPEN YES 6 12 3.96 4.40 3 Circle K - Shell 10996 WINTERVIEW DR OPEN YES 3 6 4.16 4.58 4.99 4 Circle K - Shell 5606TAVILLACIR OPEN YES 1 6 12 4.171 4.59 4.89 18 36 $4.10 $4.56 $4.74 Multiple Product Dispensers EEO Mobile 10861 Airport Rd. N. 4 Stations — 8 pumps Map Location 1 87 Octane 89 Octane 93 Octane $4.10 $4.50 $4.79 47 Circle K - Shell 2550 Immokalee Road 6 Stations — 12 pumps Map Location 2 87 Octane 89 Octane 93 Octane $3.96 -- $4.40 ER Circle K — Shell 10996 Winterview Drive 3 Stations — 6 pumps Map Location 3 87 Octane 89 Octane 93 Octane $4.16 $4.58 $4.88 we Circle K - Shell 5606 Tavilla Circle 6 Stations — 12 pumps Map Location 4 87 Octane 89 Octane 93 Octane $4.17 $4.59 $4.89 50 APPENDIX E 51 r 52 Major Oil Keeps Its Brand Presence While the major oil companies are withdrawing from retail operations, their brands remain. In fact, roughly half of retail outlets sell fuel under the brand of one of the 1.5 largest refiner -suppliers. Virtually all of these branded loca- tions are operated by independent entrepreneurs who have signed a supply contract with a particular refiner/distributor to sell a specific brand of fuel, but these retailers do not share in the profit/loss of their suppliers. The remaining so% sold "unbranded" fuel. These stations often are owned by companies that have established their own fuel brand (i.e., QuikTrip, Wawa, 7-Eleven) and purchase fuels either on the open market or via unbranded con- tracts with a refiner/distributor. Other Retail Channels Sell Fuels Convenience stores sell more than So% of the fuels purchased in the United States, and their dominance continues to grow. Over the past decade, the number of convenience stores selling fuels has grown by r5% (from rio,895 to 127,589 stores). Meanwhile, the overall number of fueling locations has dropped. There were r5z,99S total retail fueling sites in the United States in 2013, the last year measured by the now -defunct National Petroleum News' Market - Facts. This was a steep and steady decline since 1994, when the station count topped 2o2,goo sites. Another channel also has seen growth over the past decade: big -box grocery stores and mass merchandising stores, otherwise known as "hypermarkets." As of May 2014, the 5,236 hypermarket retail fueling sites sold an estimated 13.8`,t<, of the motor fuels (gasoline) purchased in the United States, according to Energy Analysts International. These sites sell approximately z78,oao gal- lons per month, more than twice the volume of a traditional fuels retailer. T h a top Live hypermarkets selling fuel, by store count: • Kroger (r,zxo) • Walmart (999 stations, mainly Murphy USA with small mix of others; up to zoo new Murphy USA sites are due by end of 7.ot5 per agreement) • Sam's Club (505) • Costco (381) • Safeway (346) (Source. Energy Analys& IntrrnationaV The remainder of fuels sales in the United States comes from traditional ser- vice stations without convenience operations and very low -volume fueling sites, such as at marinas. 2015 MACS Retail Fuels Report 130 53 APPENDIX F 54 Vehicle Ownership in U.S. Cities Data and Map https://www.goveming.com/gov-data/car-ownership-numbers-of-vehicle... MAGAZINE NEWSLETTERS PODCASTS EVENTS SPONSORED: PAPERS SPECIAL PROJECTS STORIES DATA Vehicle Ownership in U.S. Cities Data and Map Some cities and areas of the country are much more auto -dependent than others. One way to assess a city's reliance on cars is to compare shares of households without access to vehicles. An estimated 8.7 percent of U.S. households were without vehicles in 2016. Car -free households are generally much more common in densely -populated urban areas and high poverty neighborhoods where residents can't afford vehicle ownership. Research also suggests younger families and one -person households are more likely to not 55 7 of 21 7/25/2019, 4:34 PM Vehicle Ownership in U.S. Cities Data and Map https://www.goveming.com/gov-data/car-ownership-numbers-of-vehicle... own a car. Another useful measure of vehicle ownership for cities is the number of vehicles per household. According to Census survey estimates, there were about 1.8 vehicles available per U.S. household in 2016. Both vehicle statistics are shown below for jurisdictions with populations exceeding 100,000: Search: 2015 Households 2016 Households 2015 Vehicles P Jurisdiction Without Vehicles Without Vehicles Household Abilene, Texas 5.4% 8.0% 1.71 1.69 Akron, Ohio 14.5% 12.9% 1.42 1.46 Albuquerque, New Mexico 8.5% 6.9% 1.69 1.75 Alexandria, Virginia 10.1% 10.0% 1.38 1.34 Allentown, Pennsylvania 19.2% 16.9% 1.31 1.33 Amarillo, Texas 6.1 % 4.2% 1.73 1.81 Anaheim, California 5.7% 5.2% 2.01 2.05 Anchorage, Alaska 6.8% 6.1% 1.84 1.95 Ann Arbor, Michigan 12.4% 11.5% 1.45 1.44 Antioch, California 5.7% 3.3% 2.14 2.24 Arden -Arcade, California 8.8% 9.6% 1.53 1.58 Arlington, Texas 4.7% 3.7% 1.85 1.89 Arlington, Virginia 13.4% 12.7% 1.38 1.40 Arvada, Colorado 3.7% 3.6% 2.04 2.07 Athens -Clarke County, Georgia 11.2% 9.0% 1.52 1.67 Atlanta, Georgia 15.2% 16.4% 1.31 1.28 Augusta -Richmond County, 9.3% 9.1% 1.68 1.69 Georgia e____.__ n_i___a_ Source: Governing calculations of 2015 P7 nni c in/ i oIN 1 oc and 2016 one-year Census American Community Survey estimates. Note that one-year estimates have high margins of error for smaller cities. Cars Per Household for U.S. Cities Map The following map shows numbers of vehicles per household, calculated using two-year averages from 2015 and 2016 Census survey estimates. Data is shown for the 200 most populated cities, with cities having more vehicles shaded dark orange. Click a city to display its measures. Zoom in to view cities clustered together, or pan the map for Alaska and Hawaii. 56 8 of 21 7/25/2019, 4:34 PM Vehicle Ownership in U.S. Cities Data and Map https://www. governing. com/gov-data/car-ownership-numbers-of-vehicle... Average Ratio c,�e 2015 Vehicles Per Household ha 2016 Vehicles Per Household q Zoom to 1.72 1.78 sof 21 57 7/25/2019, 4:34 PM APPENDIX G a Livingston Veterans Comm ercial —Commercial Pianned Unit Development — Traffic impact Statement — December 2021 Per FDOT's (Florida Department of Transportation) Site Impact Handbook (Section 2A.4) the number of pass -by trips should not exceed 10% of the adjacent street traffic. The FDOT presents this factor as a measure of reasonableness and illustrates that it is a rule -of -thumb and not a statistically studied factor. The Livingston Road segment from Imperial Street to Immokalee Road (Collier County Link ID #51) is the monitored roadway link directly accessed by the project traffic. The 2021 peak hour, peak direction traffic volume for this roadway segment is 1,770 vehicles per hour (vph) as illustrated in the currently adopted 2021 Annual Update and Inventory Report [AU IRj. The project is estimated to generate 93 peak hour, peak direction pass -by trips {Proposed Scenario 1 — highest traffic impact} which represent approximately 5% of the adjacent street traffic. Trip Generation Projections The estimated trip generation associated with the proposed development scenarios are illustrated in Tables 2A, 20 and 2C. Detailed calculations can be found in Appendix C: ITE Trip Generation Calculations. Collier County's Concurrency Management System is intended to ensure that there is adequate roadway capacity available to serve current and future development. Transportation Concurrency is a measure of the capacity of the roadway system to support the adopted level of service for vehicular traffic. As part of the Transportation Element, the County established minimum acceptable level of service standards on the existing highway system. For County facilities, the level of service standard is measured on a peak hour basis. In agreement with the Collier County TI5 Guidelines and Procedures, significantly impacted roadways are identified based on the proposed project highest peak hour trip generation and consistent with the peak hour of the adjacent street traffic. Based on the information contained in Collier County 2021 Annual Update and Inventory Report (AUIR), the peak hour for adjacent roadway network is PM. Table 2A Trip Generation — Proposed Scenario 1— Average Weekday Development Weekday AM Peak Hour PM Peak Hour ITE Land Use Size j2-way) Enter Exit Total Enter Exit Total Strip Retail Plaza 11,000 square feet 599 16 10 26 42 41 83 Convenience Store/Gas Station 6,OOOsquare feet 4,203 170 169 339 164 163 327 Total 4,802 186 179 365 206 204 410 Internal Capture ❑ ❑ 1 ❑ ❑ 0 ❑ 0 External Traffic 4,802 186 179 365 206 2134 410 Pass -by Traffic 1,771 89 88 177 92 93 185 Net External Traffic 3,031 97 91 188 114 r 111 225 TrebiIoock Consulting Solutions, PA P a g e 1 7 59 APPENDIX H Fueling Sales Inside and Out I CSP Daily News bttp:llwww.Lspdai lynews.cnm/Vri rLt /csp-magazine/arf cle/fLwling-sales-in. INDUSTRY NEWS MERGERS&ACQDISROUNS HJU DATA SPDNSDREUCUNTENt EVENTS eerwags rvudserrice General Merchandise services suadrs i Candy Tobaew MERCHANDISING MADE EASY far � Torches & fuel all in one place. WHOLESALE PRICING Print , CSP Magazine Attr July "13 cusi Fueling Sales Inside and Out -Oral An "elusive peek at latest VideoMining heat -map study reveals challenge of s�"` pump -to -store conversion, opportunity of layout - By Samantha Otter, Senior Editor/Fuets, CSP More than 25 years ago, pay at the pump debuted in the United States, introducing great Convenience to motorists and a big conundrum to retailers. If you enable customers to pay for fuel at the pump, how do you TGday's Tc persuade them to come inside the store to buy higher -margin items? If recent research from AdeoMiningCorp. is any indication, it's a chatlenge that fuel retailers have still not More New Engla mastered. Petroleum Mark, "Sixty-nine percent of gas customers are just paying forgas and leaving, regardless of whether they are paying at the pump or prepaying [inside the store s,"says Priya Baboo, executive vice president of shopper insights & strategy for Video -Mining Carp., State College, Pa, which produces the annual C-Stare Shopper Insights (CSI) Program, a research effort that documents the c-store shopping trip. -this Fourth iteration of the study, ccnducled in late summer 2012 and shared exclusively with CSP, included 10 chains representing 144 stores in a0 markets. Consider that for every 100 gasoline customers, 64 pay at the pump, and of the 64 pay only for gas and leave, according to Video Mining. Let's put aside this tatter group —`It is much harder to convince someone who is just thinking of pumpinggas to walk into the stare, because they may be in a hurry," Baboo says —and focus soleiy on the opportunity presented by the others. The 36 fuel customers who walk into the store to pay are lruly'low-hanging fruit, "she insists, "because in the store you have a better opportunity of converting them_ But unfortunately, we're not leveraging that ❑pportunity_" How poor is that leverage? Less than a third of these customers will u{timate ly make an in-store purchase. VAPa Whining evatuates this type of c-store shopper behaviorthrough a combination oftachnologies_ Ceibng- mounted cameras track customers' movements through the c-store, while proprietary video -analysis suftware processes millions of hours of shopping trips_ This data is cross-referenced with point -of -sale data to correlate store traffic with purchasing behavior and generate insights on everything ham the basics (average time spent in store, average in-store basket) to the rates at which customers shopped particular categories and made a purchase. 61 APPENDIX I 62 East Naples sees influx of self storage facilities along U.S. 41 https://www.naplesnews.com/story/money/business/local/2019/10/16/eas... Naples Daily News LOCAL BUSINESS Boxes everywhere? Here's why East Naples is seeing an increase of storage units Andrew Wigdor ,.* Naples Published 7:00 a.m. ET Oct. 16, 2019 1 Updated 4:10 p.m. ET Oct. 16, 2019 Development in East Naples keeps coming but not in the form some residents support. Self -storage facilities are popping up fast in Collier County, and East Naples is no exception. In particular, an influx of large storage buildings has been seen along the community's major thoroughfare, and some residents say these commodities take up prime real estate on U.S. 41 that could be better used for upscale restaurants, hotels and shopping centers. In the 12-mile stretch from Sandpiper Street to Basik Drive along U.S. 41, there are nine self -storage buildings that have been built, are being built or are proposed. Of those, four are already built, four are proposed and one is in the process of being built. The self - storage building currently being constructed is Carl's White Glove Personal Storage & Wine Vault, a three-story structure that will be over go,000 square feet. The projected opening date for the facility is Feb. 1, 2020. Bruce Nichols, the facility's wine consultant and owner of The Wine Store in Naples, defended the construction of the new storage building, saying that the "demand far outweighs supply for wine storage" in the area. "The demand is certainly there," he said. Why are storage units so hot in Southwest Florida? According to data collected by Maxwell, Hendry & Simmons, LLC, a Southwest Florida 63 1 of 6 2/28/2022, 5:42 PM East Naples sees influx of self storage facilities along U.S. 41 https://www.naplesnews.com/story/money/business/local/2019/10/16/eas... real estate appraisal firm, Collier County has approximately 9.02 square feet of storage space per person, which exceeds the national average of about 6.5 square feet of storage space per person. "Unlike other areas of the country, we don't have basements or other areas to store items that have been accumulated over the years," said Gerald Hendry, a state -certified real estate appraiser with the firm, in an emailed statement. "Moreover, other storage components such as open storage for boats and RVs are in high demand as most of the communities that we have developed over the past few decades are deed restricted with no options for this type of storage." In Lee and Collier County within the past 12 months, approximately 2,3O0 apartment units have been constructed and 3,70O units are under construction, Hendry noted. "These units are all small with limited storage," he said. "Twenty years ago, everyone had a 'junk drawer' in their house. It now seems as if everyone has a 'junk unit' in a storage facility." According to Collier County hearing examiner Mark Strain, East Naples starting seeing an influx of self -storage units in the past few years. Strain said that in the area of East Naples along U.S. 41, there is a decent amount of property already designated as General Commercial Districts, or C-4, and Heavy Commercial Districts, C-5, making much of the unused land "shovel -ready." C-4 allows self storage as conditional uses, and C-5 allows the commodities as permitted uses. "Those two zoning districts are easier to locate self storage in than many others," Strain said. "Plus, the land prices might be a little less expensive there than other parts of the county." "Zoning takes a long period of time to go through to change, and if you already have the zoning, that's a big plus," he added. "There is a lot of commercial zoning from end to end in East Naples." Strain said that if a developer was to build a 100,00o square foot office building, they may have to provide over 2OO parking spaces. However, if a developer was to build a self - storage facility of the same size, they could possibly have less than 15. M 2 of 6 2/28/2022, 5:42 PM East Naples sees influx of self storage facilities along U.S. 41 https://www.naplesnews.com/story/money/business/local/2019/10/16/eas... "The difference between the land costs to provide a huge parking lot with lighting and shrubbery and landscaping and maintenance versus just a handful of spaces around a storage facility, that's a lot less cost for an operation that has low volume and low overhead," he said. Read: Grant to train hundreds of 'high -wage' Arthrex employees marks more growth for company County commissioner leads pushback on storage units Longtime County Commissioner Donna Fiala, who represents District 1, has been outspoken in her opposition to self -storage facilities in East Naples for years. "The storage units are buying up the prime property right along U.S. 41, and the thing is we need places to shop," she said. "We need restaurants. We need services for the community, and a storage unit provides no services for the community whatsoever." Fiala wants entities that can employ more East Naples residents, as some self -storage facilities employ less than a handful of workers. She would also like to see more options for locals and visitors to pay for food, clothes and entertainment along the highway. "I was trying to encourage people to leave the front part (of property along U.S. 41) open so we get some of these much -needed community facilities for us," she said. "But they're just piling them in here." "It used to be that (residents) could look out to their backyard," Fiala added. "Now, they're looking at a three-story wall." In late 2016, Fiala proposed the idea of a year -long moratorium on gas stations, car washes, pawn shops and self -storage facilities along 7 miles of U.S. 41 in East Naples. The moratorium, however, was never passed. Instead, the Board of County Commissioners approved a motion that directed a "corridor study" be pursued for the area, which was completed by Johnson Engineering and accepted by the board in April 2O18. The study examined the area along U.S. 41 from Palm Street to Price Street, which is approximately 6.8 miles. The study's purpose was to determine the "public's preferences for future development types and uses so that those types of development and uses can be facilitated and incentivized through Comprehensive Plan policies and Land Development 65 3 of 6 2/28/2022, 5:42 PM East Naples sees influx of self storage facilities along U.S. 41 https://www.naplesnews.com/story/money/business/local/2019/10/16/eas... Code." According to the results of surveys conducted during public input meetings in 2017 and 2018 as a part of the study, 67% of participants did not support self -storage facilities. However, 31% were in favor of multi -story storage facilities with Mediterranean architecture and landscaping. Additionally, 64% did not support gas stations, but 30% favored stations that are buffered with landscaping. An overwhelming go of participants supported new hotels. Eighty-nine percent supported more local restaurants, 89 % supported more sit-down restaurants and 79 % supported destination shopping. Other notable results included that 94% agreed with incentives to encourage preferred development types, and 62% preferred a community -based branding effort to establish an identity and marketing program for the area. Recommended actions were developed to address the needs of the community as voiced by public participants in the study. Ultimately, the recommendations relating to storage units were to consider separation requirements, location standards or minimum percentage retail or office mix as a part of developments to "mitigate for proliferation along this corridor." As a result of the study and the recommendations, a Land Development Code amendment was initiated to create a separation requirement between self -storage buildings along U.S. 41 between Airport -Pulling Road and Price Street. That stretch of 41 includes two self -storage buildings that currently exist and at least three that have been proposed or are being built. Read: 'Failed' East Naples shopping center could spring back to life with proposed apartment complex This amendment was reviewed by the Board of County Commissioners on Sept. lo, and the board directed that it be brought up at a future date for discussion on further incentivization for including retail in self -storage building sites. Additional research is now being conducted, and staff members are drafting changes to the amendment, according to Collier County officials. We 4 of 6 2/28/2022, 5:42 PM East Naples sees influx of self storage facilities along U.S. 41 https://www.naplesnews.com/story/money/business/local/2019/10/16/eas... In an Oct. 8 Board of County Commissioners meeting, Fiala suggested that the bottom floor of future storage unit buildings have commercial entities, such as a restaurant or retail store, with all other floors entirely dedicated to storage. "That way then the community would still be able to be having a place to shop, eat, buy shoes or get a haircut," she said before the board. She suggested that the storage facility owners could rent out the floors or sell them to make the compromise possible. The board then initiated staff to further discuss the possibility at a later date. Fiala's possible replacement says residents are'tired' of storage units Fiala is not seeking reelection in the upcoming District 1 commissioner's race, and East Naples Civic Association President Jacob Winge has thrown his hat into the ring for 2020. The new contender isn't any less tough on storage units. "The people of East Naples are pretty tired of storage units and gas stations on every corner," he said. "People who live (in East Naples) are having to go to North Naples to utilize services, to go out to eat, to go run errands," he said. "People in East Naples are craving to have services there because they don't have any." Winge doesn't mind storage facilities being built in the area; he said he just wants them off Of U.S. 41. "You can build storage units, but put them a mile back from the main road," he said. "They shouldn't be on a main road. That's where you want really good commercial to be." Read: With Collier Commissioner Donna Fiala not seeking reelection, three vie for District 1 seat He said the East Naples Civic Association is leading the charge of creating an official East Naples Community Development Plan that will work to identify a clear community vision for what residents would like to see in the area. Jean Kungle, an East Naples resident of 23 years and real estate broker, agreed she'd like to see less storage units and more services that residents can enjoy. 67 5 of 6 2/28/2022, 5:42 PM East Naples sees influx of self storage facilities along U.S. 41 https://www.naplesnews.com/story/money/business/local/2019/10/16/eas... "We just need more activity entertainment type things to do," she said. "If they use up all that land for storage units and gas stations, we won't have anything left to do with it." Despite concerns from others, Bob Tiffany, a sales manager at 41 East Flooring in East Naples, said he's just happy to see the area grow. "I don't believe there's too many (storage facilities)," he said. "As long as the place is being redeveloped and beautified in a way. (East Naples) has come a long way in the last 25 years that I've seen." Reach Andrew Wigdor at awigdor@gannett.com and on Twitter @andrew wigdor In the Know: Inside buzz (with photos) at Oakes, Costco expansion, latest on Wawa .: 6 of 6 2/28/2022, 5:42 PM APPENDIX J Developer makes big gains in self -storage I Business Observer I Busines... https://www.businessobserverfl.com/article/developer-makes-big-gains-i... hil PR ` AR Pnnnnn[npl Ai nrAl rOTATr BUSINESS OBSERVER THURSDAY, OCT. 29, 2020 1 year ago Developer makes big gains in self -storage SHARE f W 0 COMMENTS D i It doesn't have the sizzle of multimillion -dollar construction projects. But self -storage done right, discovers one area firm, could deliver a tidy profit. by: Mark Gordon I Managing Editor Seagate Development Group has built a brand in the Southwest Florida construction market by building corporate headquarters. The recent list includes a 150,000-square-foot complex for cancer screening firm NeoGenomics, a $60 million project in Fort Myers; a 52,000-square-foot facility for Conditioned Air of Naples; and a new, $11 million home in Fort Myers for logistics firm Scotlynn USA. Although those projects grab headlines, and of course bring in revenue for the $65.5 million company, `The next 10, 20 years in Southwest Seagate is, more quietly, developing a profitable niche Florida have a really long runway. KT _E 70 1 of 8 2/28/2022, 6:16 PM Developer makes big gains in self -storage I Business Observer I Busines... https://www.businessobserverfl.com/article/developer-makes-big-gains-i... Q terms of reaching profitable rent stabilization, company executives say — including one that opened in April, during the depths of pandemic stay-at-home orders. "Self -storage will always be big in Florida because of the lack of basements, and the extra storage space in an attic is too hot," Seagate CEO Matt Price says. "There are a lot of people, and there's not a lot of places to put stuff." It helps that Seagate attacked the self -storage market with a counterintuitive twist. The traditional way developers build self -storage is to go near, next to or across the street from multifamily projects. Those are infill projects that, Price says, go where the "bodies are." Instead of that, Price says Seagate aims to build self - storage facilities "where the bodies are going to be." In that way, the company's approach is data -driven on making the right land purchases as to where development is going to happen next in the Lee -Collier area. Combined, it paid around $3 million for the land where it built its first three self -storage facilities. Those locations are University Storage in Estero, a 90,000-square-foot, three-story, 600-unit facility; Ave Maria, a 51,000-square-foot, one-story, two -building facility; and Arbor Towne in Fort Myers, a 76,000-square-foot, 654-unit facility. Through Oct. 21, those facilities were 53.44%, 55.48% and 71.7% leased out, respectively. The goal is to get to ART aE cupancy in each facility, which, says Bill Price, Seagate's chairman and Matt Price's father, woul ARTIN ICEXT LE i profit. "One of the best parts about the business is once you sign the lease, people tend to stay," B_ Price says. "It's very, very much an inertia business: Once you're are in, you tend to stay in." Courtesy. Seagate Development Group's Arbor Towne self -storage facility is on Colonial Boulevard in Fort Myers. Not only does Seagate look at future population patterns, but also the nitty-gritty of self -storage, adds Bill Price, is in the ground cost per - buildable square foot. That's the combination of the cost per square foot for the land and cost per square foot to build the facility. Too high a figure, and the building can't set competitive lease rates. "That's really important," Bill Price says. Another key to Seagate's model, the elder Price says, is to partner with the right self -storage flag. For Seagate, that's CubeSmart, a Pennsylvania - based Real Estate Investment Trust that manages some 500 self -storage properties nationwide, covering more than 35 million rentable square feet. Working with CubeSmart is a nod to another lesson the company has learned: Stick to your strengths. "We quickly realized we had no clue how to do all this," Bill Price says. "We needed a sophisticated company with data algorithms" that could handle leasing, pricing, marketing 71 2 of 8 2/28/2022, 6:16 PM Developer makes big gains in self -storage I Business Observer I Busines.. https: //www.businessobserverfl. com/article/developer-makes-big-gains-i... hil Seagate was approached by a business partner three years ago about self -storage opportunities. The firm did research and due diligence for eight months. "We really wanted to understand the complexities of the business," Matt Price says. area in the country.' Matt Price, Seagate Development Group With that understanding and the early success, the company plans to expand its self -storage portfolio. It's looking "seriously" at two possible deals, Matt Price says, and if "the land part makes sense, we will consider doing it." In the meantime, the company isn't slowing down on its headquarters or other projects. Like many peers in construction, 2020 was going really well until the coronavirus derailed it. "It hasn't been as bad as we thought," Matt Price says of the ensuing pandemic, "but we are aren't having the kind of year it was going to be before COVID-19." Long-term, Price remains all -in on the region's potential. "The next 10, 20 years in Southwest Florida have a really long runway," Price says. " I wouldn't trade our Southwest Florida business market for most any other area in the country." PREV ` ARTICLE <— Prev Article advertisement advertisement N EXT ARTICLE Next Article ---> 72 3 of 8 2/28/2022, 6:16 PM APPENDIX K 73 Demographic Estimating Conference Executive Summary December 13, 2021 The Demographic Estimating Conference met on December 13, 2021, to adopt a new population forecast. The new estimates reflect the most recent demographic and economic -related data and trends, including the 2020 Census count of population and households, revised intercensal population estimates from 2011 through 2019 based on the 2020 Census count, and the official state April 1, 2021 estimate of population. The 2020 Census population count of 21,538,187 was slightly lower than the previously adopted estimate of 21,596,068 (-57,881,-0.27%). Based on this difference and other demographic and economic data, a revised historical series was estimated for 2011 through 2019 (shown in green in the table below). Starting from the lower 2020 population level, population growth over the past year (April 1, 2020 to April 1, 2021) was estimated at 360,758 (1.67%). This was an incremental increase relative to the last conference, with the change reflecting the stronger than expected net migration. Natural increase, the other component of population growth, was more negative than expected due to increased deaths. Compared to the last conference, the short-term population projections (shown in blue in the table below) were increased, maintaining the strengthened net -migration projections throughout. In addition, natural increase is expected to remain negative throughout most of the forecast horizon as deaths continue to outpace births. Overall, the forecast keeps the pattern that the Conference has long been expecting, with growth slowing modestly each year. Average household size was adjusted to incorporate the 2020 Census data, then held relatively constant in the near -term, reflecting the economic impact from the pandemic on household dynamics and structure; all else being equal, larger household sizes lead to a lower number of households. Between A per yearn increases Change from the Prior Period Change from the Prior Forecast April 1 Population Percent Numeric 2010 18,801,332 2011 18,949,860 0.79% 148,528 44,790 2012 19,134,956 0.98% 185,096 60,522 2013 19,337,590 1.06% 202,634 78,047 2014 19,585,096 1.28% 247,506 77,727 2015 19, 879, 230 1.50% 294,134 64,047 2016 20,201,450 1.62% 322,220 52,796 2017 20,524,865 1.60% 323,415 40,723 2018 20,854,945 1.61% 330,080 14,377 2019 21,189,849 1.61% 334,904 -18,740 2020 21,538,187 1.64% 348,338 -57,881 2021 21,898,945 1.67% 360,758 -26,840 2022 22,247,451 1.59% 348,506 2,022 2023 22,564,419 1.42% 316,968 9,415 2024 22,870,046 1.35% 305,627 17,927 2025 23,164,008 1.29% 293,962 25,455 2026 23,448,282 1.23% 284,274 31,830 2027 23,720,981 1.16% 272,699 37,515 2028 23,982,341 1.10% 261,360 43,765 2029 24,232,373 1.04% 250,032 48,354 2030 24,471,129 0.99% 238,756 52,002 2031 24,699,012 0.93% 227,883 54,952 2021 and April 1, 2026, population growth is expected to average 309,867 net new residents =representing a compound growth rate of 1.41% over this five-year time horizon. These 74 APPENDIX L 75 11 aawap Csmmnarty umtn COLLIER COUNTY PERMANENT POP11117 ION GSTIA4IT ES ae4 PROJECTIONS By ft—ing C—.-,ty �..1v- M.J.n md•. „slm vim, ir+ ., •y.m1v- i-.In.ln mrn[us pluiyimu oNlvbrir Ol.....:n. r:.....b..:n. a mm , '26,6 V jm, §14 ftn r'�Il ffi1�fti, M"i mH, V Z) 'ill NN-N-01 Nepipp 55. 105 fi5.442 Wl, ,U W.267 SB,681 67.092 S7,714 58, 393 58.956 69.365 59,68E SN - South N4 Its 320A' 28.859 29.490 X269 30.829 32.W7 33.318 33.842 34.304 34.882 36,372 36.617 35,787 CN- Carrbal Na a' r;�60J 18,856 1B,917 18,99d 19,059 79,146 19,259 19.422 19.590 19,6y4 19676 20,027 20,663 EN - East Naples '•! •r: , 22. 322 22,340 22,370 22,390 22,540 2Z,958 27.078 73.351 23.899 2d,714 25,784 26,2d4 GG- Golden Gale - 44,963 46.142 46,357 46.464 46,495 46.623 46.667 46,&2A 45.852 48.1 L18 46,662 46.930 LIE -Urban Esbdes . 1ti 36. 744 39.167 34,704 40,4130 41.594 43,D58 44.44M 45.WT 41,506 48,sJ8.3 l5o.ou 50,7m RE -Rural Eslatas +.y,917 3d,760 34.661 35.015 M.141 35,337 35,767 36,6Ti8 39.566 41.04B 43.695 46.669 d8.741 M • Marco 7 3S8 1,221 f,773 1.226 1,263 1.359 1,47E 1.775 2.057 2,228 2,356 2.43d 2.439 RF-Royal Fake alm12r001 12,857 13�494 1d,128 M1d,854} i6,7d1 18,60fi i7.723 79,246 ZD,557 21,813 $Y,025 C- Ccrkscrow I.M. 4,962 5,372 7,804 8,fi74 9,fi79 10,927 12,DB0 13,54fi ld,8fi6 75,933 76,857 77,466 -Immokalea 22,032 24.303 1 24.669 24,745 24,819 24,868 24,954 25.083 25.317 25.593 25,875 26,090 201 6C -BIq Cypress !9 1 233 1 236 238 239 240 241 242 243 244 245 246 247 L'Mi p-n M Slldf I21, IaU ZV5, 28 290,414 2%,723 M,87O 3O3,6f9 310,112 J18,460 :U4,6U :T.i3, rbb 343, 1 B5 361,8l2 36ij366 eftrlYas es A. es A. e6mses es 9. es a. e[trnYas e[trlYas .A A. eaNnates ertlna[es pgetcons prole[lcas Gtira 1L771 2mu IDIl 2D12 2D13 2IM4 3l6 2015 M17 a719 a719 3120 2121 :Vlrgl ado city 4V4 4O3 1 =4 1 405 1 409 1 418 43O 1 am 426 418 a- 432 435 I arco Island r4,973 16.426 16,482 16.639 16.662 16,668 16,829 16,963 17.01% 17:221 17,472 17,604 17,621 laples i 11,J02 1 19,494 1 19,5181 19,590 1 19.6631 19,629 1 19,632 1 19,966 1 20,270 1 20,633 1 20.993 1 21.230 1 21.565 Inmrpnn -sum 36,788 06,326 36,4C3 36,633 36,653 36,614 36,890 37,386 37360 38,272 38.893 39.266 39,620 C DU HTYMBE TOTAL '57,928 1 322.653 1 329,817 1 331,768 1 335,228 1 340,295 1 347,D02 1 353,1336 362,409 1 372,027 1 382,078 1 390,937 I 397,975 1jT.......,...a..,,................... m.,,.m,.,...e....«.......R...,1-3=...N10-M. b E.....«.....r.......»...,.«...�..»....,.«.,..,: 30R7 C«.,,..« d7W G.,.„: 8.,«. «E«.»»..« 8--,R..«.... I8ES RI R........ n.. .«. A........... F,perrdhy C ib- Uo cny %oaina Dmialen, Juaa 19,2921 76 APPENDIX M 77 Appendix Table N — NNPC Potential Self -Storage Vacant Commercial and Non-Ag Parcels FID PIN ACRES GIS O NAME1 LUSE D 31434 148640005 24.52 TRINITY REAL ESTATE TRUST Acreage not zoned agricultural 31534 155884207 12.83 LODGE ABBOTT INVEST ASSOC LLC Acreage not zoned agricultural 33287 238040007 10.04 HERRING ET AL, CHARLES E Acreage not zoned agricultural 33286 238000005 5.03 VENTAS NAPLES LLC Acreage not zoned agricultural [� 1 Planning —Execution— Re suits,. Real Estate Econometrics, Inc. MEMORANDUM TO: Rachel Hansen Collier County Growth Management Department FROM: G. Russell Weyer President Real Estate Econometrics, Inc. SUBJECT: Response to PL 20220003325 Market Study Comments DATE: April 25, 2023 VIA: Email Real Estate Econometrics, Inc. ("Consultant") has prepared the following responses to the Collier County Staff comments letter to the Growth Management Plan Amendment Adoption PL 20220003225 — Livingston Road/Veteran's Memorial Boulevard Commercial Infill Subdistrict ("Subject Site"). 1.& 2. Include Lee County Parcels and a 3-Mile Radius Market Area. Consultant utilized 3-mile radius ("Market Area') for its analysis as requested by Staff in the Collier County Plan Amendment Adoption comments letter. Figure 1 on the next page shows the Subject Site's 3-mile radius market area as it relates to the surrounding geography. The market area falls about 1/3 in Lee County and 2/3 in Collier County. The new market area includes self- storage facilities both existing and proposed along Bonita Beach Road and both existing and proposed self -storage facilities west of the North Naples planning area that was previously used in the original market study. The new market area does not include the self -storage facilities in the Pine Ridge Road industrial park since they are now outside of the 3-mile radius market area. Real Estate Econometrics, Inc. 707 Orchid Drive Suite 100 Naples, FL 34102 www.ree-i.com rweyer(a_ree-i.com (239) 269-1341 FIGURE 1. Subject Site 3-Mile Radius Market Area Source: Environmental Systems Research Institute and Consultant As in the original market study, the Consultant utilized Radius Union, an online tool that tracks self -storage market demographics, occupancy and rental rates in addition to new and existing self -storage supply. Figure 2 on the next page indicates the location of existing and proposed self -storage facilities within a 3-mile radius of the Subject Site. There are 10 existing facilities and 2 proposed facilities in the Market Area. Real Estate Econometrics, Inc. 707 Orchid Drive Suite 100 Naples, FL 34102 www.ree-i.com rweyer(a_ree-i.com (239) 269-1341 FIGURE 2. Subject Site 3-Mile Radius Self -Storage Supply - � � e �-' � • pPxi`nmr�rs eff'! , donna Sm.agc Inn Source: Radius Union and Consultant E I."SL 'rFF fR 4'4�F4RAVE a , ''_,�as i � a Smart5lnp [P9K Pul — 'SelfStorege +v- �_ r Table 1 below identifies the 12 facilities by map ID, name, address, square feet and year built. A complete description of each facility can be found in Appendix A. TABLE 1. Subject Site 3-Mile Radius Self -Storage Supply Map ID Facility Address Square Feet Permitted SF Year Built 1 Extra Space Storage 11301 Bonita Beach Rd. SE 69,083 2008 2 Bonita Beach Self Storage 12701 Bonita Beach Rd. SE 64,659 2023 3 Life Storage 12750 Trade Center Dr 79,480 2018 4 Patriot Stor-All 10928 K Nine Dr 22,102 1981 5 Midgard Self Storage 15600 Old 41 N 78,438 1998 6 Ace Super Storage 16300 Old 41 N 50,091 1986 7 Public Storage 15800 Old 41 N 52,842 1988 8 Extra Space Storage 14600 Old 41 N 36,684 1986 9 Extra Space Storage 10550 Goodlette-Frank Rd. 115,824 2001 10 The Lock Up Self Storage 1025 Piper Blvd. 80,883 2008 11 New Self Storage Facility 5324 Useppa Way 60,000 2024 12 Life Storage 5304 Useppa Way 78,647 2018 664,074 124,659 Source: Radius Union, ESRI and Consultant Real Estate Econometrics, Inc. 707 Orchid Drive Suite 100 Naples, FL 34102 www.ree-i.com rweyer(a)_ree-i.com (239) 269-1341 Radius Union also provides demographic information for the Market Area. They utilize the same American Community Survey data that is provided by the U.S. Census Bureau as an annual update to their decennial census. The most recent decennial census was in 2020. The Consultant also uses the same data in its market studies as that data is provided by the Environmental Systems Research Institute's ("ESRI") geographic information system. Table 2 below encapsulates the 3-mile radius demographic data. The actual webpage data can be found in Appendix B. TABLE 2. Subject Site 3-Mile Radius Demographics Population 42,307 1-Year Population Growth 8.70% 3-Year Population Growth 12.40% Average Annual 3-Year Growth 4.13% Households 17,403 Single Family 9,920 Multifamily 7,483 Renter Occupied 3,837 Average Household Income $118,013 Median Household Income $88,263 Per Capita Income $48,545 Median House Value $444,370 Household Size 2.4 Source: Radius Union and U.S. Census Bureau The Consultant next prepared the supply/demand analysis table using the data from previous Tables 1 & 2. The demand side of the equation was calculated by first using the Market Area population of 42,307 in the decennial year 2020 as the base year. The demographic information provided indicated that the 1-year population growth was 8.7% for the Market Area and the 3-year population growth was 12.4%. The Consultant annualized the 12.4% population growth to 4.13% to calculate future population growth for the Market Area. Next, the existing self -storage square footage (664,074) was divided by the Market Area population (42,307) to determine the square foot per capita demand for self -storage (15.7 SF per capita). The new facilities were then added to the supply in years 2023 and 2024 and the Subject Site's square feet in 2025. Table 3 on the next page shows those calculations through a 10-year horizon from 2023. Real Estate Econometrics, Inc. 707 Orchid Drive Suite 100 Naples, FL 34102 www.ree-i.com rweyer(a_ree-i.com (239) 269-1341 TABLE 3. Subject Site 3-Mile Market Area Self -Storage Supply/Demand Analysis 2020 2021 2022 2023 2024 2025 2026 3-Mile Population 42,307 44,056 45,877 47,773 49,748 51,804 53,945 Demand per Capita 15.70 15.70 15.70 15.70 15.70 15.70 15.70 Demand 664,074 691,522 720,105 749,870 780,864 813,140 846,750 New Project(s) 0 0 0 64,659 60,000 100,000 0 Supply 664,074 664,074 664,074 728,733 788,733 888,733 888,733 Supply/(Defecit) 0 (27,448) (56,031) (21,137) 7,869 75,593 41,983 2027 2028 2029 2030 2031 2032 2033 3-Mile Population 56,175 58,497 60,914 63,432 66,054 68,784 71,627 Demand per Capita 15.70 15.70 15.70 15.70 15.70 15.70 15.70 Demand 881,749 918,194 956,146 995,667 1,036,821 1,079,677 1,124,303 New Project(s) 0 0 0 0 0 0 0 Supply 888,733 888,733 888,733 888,733 888,733 888,733 888,733 Supply/(Defecit) 6,984 (29,461) (67,413) (106,934) (148,088) (190,944) (235,570) Source: Radius Union, U.S. Census Bureau & Consultant Table 3 above indicates that the starting in the year 2021, the Market Area is showing a deficit of self -storage space to address the demand from the new population growth. The addition of 64,659 square feet completed in 2023 and the proposed 60,000 square feet in 2024 brings the market back into equilibrium in 2024. The addition of the Subject Site's 100,000 square feet in 2026 absorbs some of the increased demand for that year and becomes fully absorbed by the demand through 2027. Additional self -storage facilities will be required in the subsequent years to address the future demand, which will ultimately outpace the supply of self -storage by over 235,000 in the 2033 horizon year. Real Estate Econometrics, Inc. 707 Orchid Drive Suite 100 Naples, FL 34102 www.ree-i.com rweyer(a)_ree-i.com (239) 269-1341 3. Does the table of potential supply of commercial parcels include lands designated commercial by the Future Land Use Element, such as in Activity Centers or commercial tracts of PUDs? The table of potential supply of commercial parcels did not include such parcels. Below are the vacant commercial parcels in Activity Centers 1, 4 and 20, which fall within the Market Area. Only one of those parcels is large enough (over 3 acres) to accommodate a self -storage facility of sufficient size (60,000) to be financially feasible and that parcel is owned by Sam's Club. Activity Center #1 FID PIN ACRES GIS O NAME1 LUSEDOR LUSEDOR D 13917 46690000908 1.41 COLOMBO ENTERPRISES 10 Vacant Commercial 162075 166440504 6.84 SAM'S EAST INC 10 Vacant Commercial Activity Center #4 FID PIN ACRES GIS O NAME1 LUSEDOR LUSEDOR D 4634 34595004066 1.59 MATHENEY TR, A GROVER 10 Vacant Commercial 16337 74979000206 0.22 STRAND PROFESSIONAL PRTNS INC 10 Vacant Commercial 95479 34595004040 1.79 JAZ AUTOMOTIVE PROPERTIES LLC 10 Vacant Commercial 112348 63944000543 0.46 BOTSKO PROPERTY VENTURES LLC 10 Vacant Commercial 162229 196800101 1.90 BLEND -ALL HOTEL DEV INC ET AL 10 Vacant Commercial 181342 63944000815 0.60 2570 NAPLES REALTY LLC 10 Vacant Commercial 181343 63944000747 0.26 2570 NAPLES REALTY LLC 10 Vacant Commercial Activity Center #20 FID PIN ACRES_GIS O_NAME1 LUSEDOR LUSEDOR_D 28988 75460680008 0.40 E POPPLEWELL REV TRUST 10 Vacant Commercial 151362 75460320009 0.20 TIARA REAL ESTATE CO LLC 10 Vacant Commercial Table 4 on the next page is the list of all Active PUDs with Remaining Undeveloped Commercial SQ. FT. in Collier County that fall within the 3-mile radius Market Area. Only 5 PUDs in the Market area have enough sufficient undeveloped commercial square footage remaining to accommodate a self -storage facility of 60,000+ square feet and only 2 have enough sufficient undeveloped commercial square footage remaining to accommodate a self -storage facility of 100,000 square feet. Real Estate Econometrics, Inc. 707 Orchid Drive Suite 100 Naples, FL 34102 www.ree-i.com rweyer(a)_ree-i.com (239) 269-1341 TABLE 4. Subject Site 3-Mile Market Area Active PUDs with Undeveloped Commercial COMMERCIAL COMMERCIAL COMMERCIAL FID NAME STATUS PETITION ORD_NUM TOTAL SQ. FT. DEV. SQFT UNDEV. SOFT 426 15501 OLD US 41 CPU ACTIVE PUDZ-PL2017-1083 18-08 40,000 0 40,000 139 BRB DEVELOPMENT ACTIVE PUD-2005- Jun-34 163,000 117,817 45,183 169 CARLTON LAKES ACTIVE R-87-36 99-75 70,000 65,415 4,58S 184 COLLIER HEALTH CENTER ACTIVE R-87-41 88-40 693,200 398,201 294,999 53 DONOVAN CENTER ACTIVE PUD-89-19(1) 97-73 250,000 237,000 13,000 442 GERMAIN IMMOKALEE CPUD ACTIVE PL20190000451 20-32 80,000 0 80,000 41 GERMAIN TOYOTA ACTIVE R-89-35 90-50 130,000 123,654 6,346 367 IMMOKALEE ROAD CENTER ACTIVE PUD-92-9 93-26 118,150 91,659 26,491 175 LAWMETKA PLAZA ACTIVE R-89-23 Feb-51 270,000 257,957 12,043 363 MEDITERRA ACTIVE PUD-99-0S(1) Jan-61 120,000 0 120,000 291 N.N. RESEARCH &TECHNOLOGY PK ACTIVE PUD-87-31(3) 26-Mar 0 122,674 0 445 NAPLES SENIOR CENTER CFPUD ACTIVE PL20180002622 20-51 30,000 0 30,000 49 NORTH NAPLES MEDICAL ACTIVE R-90-10 95-45 150,000 93,350 56,650 300 NORTHBROOKE PLAZA ACTIVE PUD-91-2(1) 98-59 270,000 220,845 49,155 321 PELICAN STRAND ACTIVE PUD-96-11(2) Feb-57 200,000 144,500 55,500 221 QUAIL II ACTIVE R-82-20 May-52 184,000 108,342 75,658 333 ROYAL PALM INTERNATIONAL ACADEMY ACTIVE PUD-2002- 03-54; 15-56 0 38,142 0 412 SOUTHBROOKE ACTIVE PUDZ-PL2014-2077 15-63 40,000 0 40,000 245 TWO LAKES PLAZA ACTIVE PUD-00-07 00-63 288,000 70,842 217,158 59 VETERANS PARK CENTER ACTIVE PUD-97-13(1) 22-Jan 40,000 25,422 14,578 TOTALS 3,330,950 2,424,577 1,181,346 Source: Collier County Growth Management Department and Consultant Real Estate Econometrics, Inc. 707 Orchid Drive Suite 100 Naples, FL 34102 www.ree-i.com rweyer(a)_ree-i.com (239) 269-1341 APPENDIX A - 3-MILE RADIUS SUPPLY DETAIL I VA1921a.-Ifl MAP ID #2 Extra Space Storage 11301 Boplla Beach Rd SE H-k Sptinps FL 34135 USA Q Seach COMPLETED o E) COMPLE I ED •NCC • CC ®mm Map Satellite 0Marcelo Ma¢unei .� a _ eanita Beach Rd SE Bonita Bedeh Rd SE 6 Ferrn Space S[orage Y ( ' 1 a 4laea . or + { G.•gle.nek Grae� s.wwa�am, P.a enseaetl wmk ,am. mur - Facihlylmonnad°n peedmrnn 0evebper t No d°cunrcMSAmilehle Pr°paly Manapv 69,083 Sq. Ft CC SF h°,Oaa Open DOW 11—ta 2003 HCC SF 0 6 Onpe Ownership: Tr ant EXrRA SPACE aRoeDm�a l,vo uc ncre.ya 3.] PO HO%900]29 L.aal RaprahPn Gale �n�cl: APN Hla&25-Br-0000200er Brlen G¢Idner v 2°nlnp srntus - Source: Radius Union Bonita Beach Self Storage 12721 Benue Bench Rd SE R—spnnyc FL 34135 Um Q Search PLANNING PLANNING 64,659 Sq. Ft by ted Surf 0611102023 Date Eo"m Ofi/11 /202d CpmpleLpD Date Ownership: Map Satellite =ram�ngn island �1 r, r,a rr�t..;� 1 Flea Mgrket®r �IACGonaltl's� `a'"'' -. e'H°me 0ep°r Bonn. G-dr M-__0rar ,WgrLr,Cg'gn BaneaUranae L'roeslnp® Ch� ryCfuh9 vasancoamrvcmaQ .. - Go::gle racmir mmrmar manem: aera°per nennm n�a��,ai nrnnn nd4«dmema nranafiie A°yeay Mareger xenuhSF -. cc sF �vnns 7%1 NCC VNta rma unna ]�e -re e Lesr Renwellpn ❑ne APN Z4°Ing a1eNs Y Source: Radius Union MAP ID #3 MAP ID #4 Life Storage 177mT-l-Center DI 9nnaa Springs FL34135 USA O Search COMPLETED 00 COMPLETED • NCC e ec 79,480 Sq. Ft Open Date Jury 201 a Ownership: NSF TrMOE CFleTp PRWE Cr�Pll L P6 SO%32gD99 C. a I:c uilii i�u11�� avails LI- Patriot Star -All 1092B K Nlne Or 9DPIr9 SPrirlgs FL 34135 US q search COMPLETED ✓ 9L R,7Zi0z DOMPLLr ED •NCC • CC 22,102 Sq. Ft Ope, D.w. O—W 1961 Ownership: NECKOSON NO01N45 LLC P494%2a8. a4N ETA SPNNbS. iL 3a133 C°nnct Map SateWle trade Center Dr Trace eenler0r Trade Cemer Pr Tra°ep ©Llr BorSst rags 9 0 v O4nvlruo-Master TF NMyers Octopus Remodeh v } Tm� 5h" Uevelapwent9 _ Fxeiry mr9rma11pn ^ D9Fammra rxvelgper Jgnnsgn aavelopmem assgnetes PraPCh'Maaagn [ Tr'II Cover Seee, Tcemahle SF T9AaP P rlePllrlra+eaiu;uramreanimezoryemaulell_ CC 9F a9,8TJ NOG 5F 19b41 lnle Enaenc,— OC-1 Nrv%+9w••nrle:ne.�.. :mnm�,re� NCC llnna -A -U acreage e.n feet PenMarbn Dale APN ft 4a—b.—Po19 v zoning Slelus IIIL Source: Radius Union V Map satellRe 'V- vPalriet Stor-AII 1 e KrrMe To ll,e n Br¢eze Mot yc�ee Exnllr EnrarrrwEan � Da��reenEa cevaooer Nnaanlx�avNlaeb RCpenY Manage! Remabk Sr ], P. NCC SF 6,51E cc wlte NCC VMS os�r I)Ms ,�reage last Berwvallm Oale v 2gnlnq WNe v Source: Radius Union MAP ID #5 11 F."Tia FBI;. Midgard Self Storage 15600 old 41 N w ^Map Satellite long Naples FL 34110 Vr USA as Q Searcn N-ghba.>,xd f Midgard sett SZora��. COMPLETE➢ 0 ,c1e � Es. COMPLETED • NCC CC 70,438 Sq. Ft Open Date'. 0erember 1998 Ownership: MmGARD SELF STOP NAPLES 2LLG 1146 CANTON ST canon: Marvin Tdvn Ace Super Storage 16300 old 41 N Naples FL 3411O usn q s ..h COMPLETED 00 COMPLETED • NCC • cc _ lbse.a.aonWe N ax.empaeyr T.aa. orwr Facilirylrtlunnatlen ^ _.,�n��..l-. 3RYdopG No eocumems nvaflablc T,9perry Manager aemahle sE raA3e xsE e.Nw de.. NCC VN s T.W unna Ae�aage Last Aenm09n 0Me APN ZOnInA S1dN9 Source: Radius Union Map Satellite o, o- n cna,MaljO - • I r F[e Sup¢r S[9r�9e �Nonh caN" c9n��-n • � ` Fxnlry lnamuneP � pocumenta amaeae, NoeaeePlamanYanable RepertY Manager 50,091 Sq. Ft open Oate: Cecembev 19a6G �,�, Ownership ''1O01N Tsug unda 0.LE GUPER ST6R4GE LLC apen9e �� E70 ATLANTIC 0.VE t� 1�nwatiM� pale co uc : Wllllmn Caralnl .. Zonmp splu�. Source: Radius Union Public Storage 15aOD Cld 41 N Naples FL 34110 USA Q S-1, COMPLETED 4ZBR �, Pr COMPLETED • NCC / cc 52,842 Sq. Ft Open Dan: O—ber 1986 Owners hip: Pueuc sToluce INc Ptl BO%25025 canna Extra Space Storage 14600 OItl 41 N Naples FL 34110 USA Q S-1, COMPLETED 0 SAW =9 Ft COMPLETED •NCC / CC 36,684 Sq. Ft Open Date, Decem11e11986 Ownership: — SPACE PIIOPFRTI£S 1. LLC M OOk$00729 Cm Map Satellite b Ooily plllcansv QFuhlit 5 rage GE Holw,re Comn + n G. gle a,eR.em a V-Haul RfaaMaFenwd M npvr# . m.ayWr Fxilily Informallen aeoamoyh live.lel Ho docwnmis nrellable PIN,Iy Nanpger lamahk sF 1,_I. .an. N. VIds TOWlum19 A[ N. I Laze Renovation D., .� �ecEeum_ v —m9 Status V Source: Radius Union =gym r- -T <w.tuna flue Map Satellite Qn C •O� ExNa Space $[cirageQ I + Select Hame Amamalon r Go:q aul a.rwaw. rnenem. ®ae-0 rsm.alu.a Fmlldy lnlormrllon — Dacumrnla Oavdopel Ne decwnenlS AraeaLle I§apMy Manegtt RClnable SF I H[C SF vafu cc unto NCC Velie TOEel Vmis A[ree9e lA9 NerlRVelan 081e PpN Zonlnp Sn[us V V Source: Radius Union ff7 0 . • • MAP ID #10 Extra Space Storage 10550 G-di.11 1apk Rd Naples FL 34109 u3A q search COMPLETED 0 1 - 07 COMPLETED •NCI ♦ CG 115,824 Sq. Ft Open Date: ➢Member 2DO7 Ownership: TpgIL pO�LEVAPV L1P Day Pp 80%eG0]29 Conteck Od— The Lock Up Self Storage t025 Plpu SWd Naples FL341 TC USA C Search COMPLETED 0 COMPLETED •NCC • cc 80,883 Sq. Ft Ownership: LOCKUP EVERGREEN pEVELOPMENF 9p0 W FgpNTgGE H6 ConT•at H.. win„iidr.,�a, anihl�- wl ® ROM" rm ^^Map Satellite } I^ ReArplpgy ` nm wnv % �WeFGroP® r � Space 9o�.''ye(� Na;,las Holler nuia J Nonh Countywoccr y� Ne lamaupn Fa[nily FacmW wrarmauaa - p«,.ma.�r, pavNOpC Npdw,wm,M I,bk Prgpchy ManapN HemabN. 11541a CCSF a4h91 NCCSF CC Vn119 NCC VN19 pe V1ba a�eae feet Henwa[lon pale APN zonmv stem: Source: Radius Union TA - Map Satellite Pearmp Den—V sus=a�eo u FI ma, De. rim._ Cartlinal.Mpv� The —k Up wfs- ge .naa..9.mrwr..n -1111Ylnl9 11. pnbbpn Aw>1l Menapr Heatable SF CC SF Ba4A� Ncc SF v cc unne Nccunna mlN u�ne acreage I Lau Hen9ratwn pale v zonlnp sews � Source: Radius Union p9eummm Na aocwreme aauame MAP ID #11 MAP ID #12 New Self Storage Facility S324 UeePps Way Naples FL34109 USA Q searae PERMITTED PERM17E0 60,000 Sq. Fl E.Pe t,l Start 01MI12020 Date 12l0112020 eGmpletlon Dale Ownership: Life Storage 5304 Useppa Way Naples FL34109 USA Q search CDMPL D 0 y�say >RP� rOMPLFTED • Nrc eit 78,647 Sq. Ft open Date May 2018 Owrership. JBF uSEPPn waY CMPII l[G C-W.L mass Galren soon • Map saiellne LWh ca,.mr L WILLOUGHBY `Naples$ ACRES VSecurny 010' qI II® Saelto Tshie 8 7 0oll�aap ChfMmny t.i, i C l Mueeam fNap1 I o .} III ! 1_t L P NOR by R • fTTTTTTiiiiii�gGccerFeld _ _ L a'Y�.1 � _ n.vmae.nermw wP vae�ln®a zem.ofue^. _ Fx1111Y InlarmatEon hocummu GeVeleper Seagatep..elopritnl (;.lull Nu daeumenls Arellahlt Properly MmaR RamebleW CC SF N��sF uc unns nccunna Total umm acreage Lase Rtrsovenon Date APN Source: Radius Union befall. useppa Wy i Map Sate10 } GG_9k rv......» »..............,�_ rornnr lnraaaauaa [krvelaper Jannson pevelopmem PmpMy Meneg[a Rentable SF T8.6d) Cc units Nccumti Taw Lana .law La61 ranovatwn Date ., aonma sums Source: Radius Union Tlna'. Fvitlenaa LHL h�.lrv+rw.n.PlasrwwcMNcmiYl�+':/cdu. APPENDIX 6 - 3-MILE RADIUS DEMOGRAPHICS DEMOGRAPHICS 2020 ThMe Area Population 4,307 1 Yr. Pop, Growth 8.7% 3 Yr. Pop, Growth IZ4% Pop. Density (people 1,564 per sq. mile) Households 17,403 Hcu sehdds With 2,262 13% Basements Renter Occupied 3,837 Mutti Family 7,4B3 43 Average Household $118.013 Income Median Household 88B,263 Income Per Capita income S48,545 median House Value 444,37U Household Size Z4 Selected Bleckgroup DemcgFapNcs s upplied byAme4can Cornmwilty 5 t 4 Source: Radius Union and U.S. Census Bureau American Community Survey Bill Planning— Execution — Rewlts,, Real Estate Econometrics, Inc. MEMORANDUM TO: Rachel Hansen Collier County Growth Management Department FROM: G. Russell Weyer President Real Estate Econometrics, Inc. SUBJECT: Response to PL 20220003325 Market Study Comments DATE: June 23, 2023 VIA: Email to Chris Scott — Peninsula Engineering Real Estate Econometrics, Inc. ("Consultant") has prepared the following response to the Collier County Staff comments letter to the Growth Management Plan Amendment Adoption PL 20220003225 — Livingston Road/Veteran's Memorial Boulevard Commercial Infill Subdistrict ("Subject Site"). 1. Please clarify if these potential commercial parcels from Table 4 are included in the supply/demand analysis as it is not currently clear if they were simply identified separately or included in the analysis. (Rest of page left intentionally blank) Real Estate Econometrics, Inc. 707 Orchid Drive Suite 100 Naples, FL 34102 www.ree-i.com rweyer(a)_ree-i.com (239) 269-1341 TABLE 4. Subject Site 3-Mile Market Area Active PUDs with Undeveloped Commercial COMMERCIAL COMMERCIAL COMMERCIAL FID NAME STATUS PETITION ORD_NUM TOTAL SQ. FT. DEV. SQFT UNDEV. SQFT 426 15501 OLD US 41 CPU ACTIVE PUDZ-PL2017-1083 18-08 40,000 0 40,000 139 BRB DEVELOPMENT ACTIVE PUD-2005- Jun-34 163,000 117,817 45,183 169 CARLTON LAKES ACTIVE R-87-36 99-75 70,000 65,415 4,585 184 COLLIER HEALTH CENTER ACTIVE R-87-41 88-40 693,200 398,201 294,999 53 DONOVAN CENTER ACTIVE PUD-89-19(1) 97-73 250,000 237,000 13,000 442 GERMAIN IMMOKALEE CPUD ACTIVE PL20190000451 20-32 80,000 0 80,000 41 GERMAIN TOYOTA ACTIVE R-89-35 90-50 130,000 123,654 6,346 367 IMMOKALEE ROAD CENTER ACTIVE PUD-92-9 93-26 118,150 91,659 26,491 175 LAWMETKA PLAZA ACTIVE R-89-23 Feb-51 270,000 257,957 12,043 363 MEDITERRA ACTIVE PUD-99-05(1) Jan-61 120,000 0 120,000 291 N.N. RESEARCH &TECHNOLOGY PK ACTIVE PUD-87-31(3) 26-Mar 0 122,674 0 445 NAPLES SENIOR CENTER CFPUD ACTIVE PL20180002622 20-51 30,000 0 30,000 49 NORTH NAPLES MEDICAL ACTIVE R-90-10 95-45 150,000 93,350 56,650 300 NORTHBROOKE PLAZA ACTIVE PUD-91-2(1) 98-59 270,000 220,845 49,155 321 PELICAN STRAND ACTIVE PUD-96-11(2) Feb-57 200,000 144,500 55,500 221 QUAIL II ACTIVE R-82-20 May-52 184,000 108,342 75,658 333 ROYAL PALM INTERNATIONAL ACADEMY ACTIVE PUD-2002- 03-54; 15-56 0 38,142 0 412 SOUTHBROOKE ACTIVE PUDZ-PL2014-2077 15-63 40,000 0 40,000 245 TWO LAKES PLAZA ACTIVE PUD-00-07 00-63 288,000 70,842 217,158 59 VETERANS PARK CENTER ACTIVE PUD-97-13(1) 22-Jan 40,000 25,422 14,578 TOTALS 3,330,950 2,424,577 1,181,346 Source: Collier County Growth Management Department and Consultant The parcels from the Collier County PUD list in Table 4 above were not included in the supply line of the supply/demand table. In order to first be included, the minimum square feet needed would be 100,000 square feet to be comparable to the Applicant's request. That requirement eliminates all but three of the parcels - Collier Health Center (FID 184): 294,999 Sq. Ft.; Two Lakes Plaza (FID 245): 217,158 Sq Ft.; and Mediterra (FID 363): 120,000 Sq. Ft. L� w -' !1!MI!I■ IIIIIIIIIIIIININ RIMMEtsmfif■ WIlHIO!{!m!I MMaJ 'USCA11v � J I m / NU9dN � CONrtiM ttlre 91e-M aEDn- `. uKu11 4� +xoi aLn us Fasr 2 _ 12 d T'E TMN �oow OI L. TWGRT MW[+ldnOES fiElleOER ON I �Op� �T VLLAGE PULE E9TAE9 ,®„epR� tiE861VE LCCOI\TLIFE � ��,� ENCLAVE NAO Bi0' L COI PLVN UY�S WIFGWS I�.innocns 3 7 PAss ROLL MlY 16 PE CAN �n,� � 17 M� 0-0-00 CABEPoAI 9Np ACJIF1BIt 10Ri1 M161� IfRBRlq .IOLGIPIES �, MI A armw - Lacauruff an Rouse a Q W TARLWI swNAL 1 H r wp,a 1fj CEMER z ga J a 24 Z 15 �smwn V 21 Y4peR9l,T 22 Rang FPeR 9l'A XARIES J 1A81 d liF V11A9lC•1Y mCA0.1« � NiS1 MEY1H C0.LIER CEMER LEi]1G10FFfCE �� 8i0 DEVELMEENT SYILLAUORBv 11411E5 PIAZA21 4 TRAC/>2 SW PROF ti#fOENS Ca11eRAL a^ ~IMMOKALEE BLU 11i AVE cawoN. �J >J -- IA C�EN � � . i336 ( - I EWR'GT1 •aluwF /I anNm �� REGBn .i fig Real Estate Econometrics, Inc. 707 Orchid Drive Suite 100 Naples, FL 34102 www.ree-i.com rweyer(a_ree-i.com (239) 269-1341 The Consultant reviewed all three parcels and noted the following: 1. Collier Health Center — The Collier Health Center is located on the northeast corner of Immokalee Road at the Goodlette-Frank Road Intersection. According to Table 4, this PUD has 2 square feet of undeveloped space remaining. The aerial of the parcel below shows that the parcel is completely built out as a medical complex. There may be some acreage at the northern end of the parcel but that portion of the parcel is not feasible for self -storage due to access logistic issues and conformity to other uses already there so it was not included in the analysis. COLLIER HEALTH CENTER PUD 2. Two Lakes Plaza — The Two Lakes Plaza PUD is located on U.S. 41 North just north of the U.S, 41 — Old 41 Road intersection. According to Table 4, this PUD has 217,158 square feet of undeveloped space remaining. The aerial of the parcel on the next page indicates that the entire parcel is developed with the exception of the middle parcel. The middle parcel in the aerial is being developed as the Grand Living at Naples assisted living facility. The PUD has no further room for development so it was not included in the supply side of the analysis. Real Estate Econometrics, Inc. 707 Orchid Drive Suite 100 Naples, FL 34102 www.ree-i.com rweyer(a_ree-i.com (239) 269-1341 TWIN LAKES PLAZA PUD 3. Mediterra — The Mediterra PUD is located on Livingston Road north of the Immokalee Road intersection. According to Table 4, this PUD has 120,000 square feet of undeveloped space remaining. The aerial of the parcel below indicates that the entire parcel is developed. The PUD has no further room for development unless they go through redevelopment so it was not included in the supply side of the analysis. MEDITERRA PUD Real Estate Econometrics, Inc. 707 Orchid Drive Suite 100 Naples, FL 34102 www.ree-i.com rweyer(a_ree-i.com (239) 269-1341 The supply side of Table 3 from the report does not change since none of the PUD parcels identified have the capacity to develop 100,000 square feet of self -storage space in their current configuration. There will still be a deficit of 235,570 square feet of self-stoarge space in the Subject Property's market area at the 2033 horizon year. TABLE 3. Subject Site 3-Mile Market Area Self -Storage Supply/Demand Analysis 2020 2021 2022 2023 2024 2025 2026 3-Mile Population 42,307 44,056 45,877 47,773 49,748 51,804 53,945 Demand per Capita 15.70 15.70 15.70 15.70 15.70 15.70 15.70 Demand 664,074 691,522 720,105 749,870 780,864 813,140 846,750 New Project(s) 0 0 0 64,659 60,000 100,000 0 Supply 664,074 664,074 664,074 728,733 788,733 888,733 888,733 Supply/(Defecit) 0 (27,448) (56,031) (21,137) 7,869 75,593 41,983 2027 2028 2029 2030 2031 2032 2033 3-Mile Population 56,175 58,497 60,914 63,432 66,054 68,784 71,627 Demand per Capita 15.70 15.70 15.70 15.70 15.70 15.70 15.70 Demand 881,749 918,194 956,146 995,667 1,036,821 1,079,677 1,124,303 New Project(s) 0 0 0 0 0 0 0 Supply 888,733 888,733 888,733 888,733 888,733 888,733 888,733 Supply/(Defecit) 6,984 (29,461) (67,413) (106,934) (148,088) (190,944) (235,570) Source: Radius Union, U.S. Census Bureau & Consultant Real Estate Econometrics, Inc. 707 Orchid Drive Suite 100 Naples, FL 34102 www.ree-i.com rweyer(a)_ree-i.com (239) 269-1341 TREBILCOCK CONSULTING SOLUTIONS Traffic Impact Statement Livingston Veterans Commercial Planned Unit Development Prepared for: Peninsula Engineering 2600 Golden Gate Parkway Naples, FL 34105 Phone: 239.403.6700 Collier County, Florida 1/23/2024 Prepared by: Trebilcock Consulting Solutions, PA 2800 Davis Boulevard, Suite 200 Naples, FL 34104 Phone: 239.566.9551 Email: ntrebilcock@trebilcock.biz Collier County Transportation Methodology Fee — $ 500.00* Collier County Transportation Review Fee — Major Study Fee — $1,500.00* Note — *to be collected at time of first submittal Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 Statement of Certification I certify that this Traffic Impact Statement has been prepared by me or under my immediate supervision and that I have experience and training in the field of Traffic and Transportation Engineering. %%"``,�!'TRF `e�' E NSF <c0 20' No 47116 0 STATE OF :4U Norman J. Trebilcock, AICP, PTOE, PE FL Registration No. 47116 Trebilcock Consulting Solutions, PA 2800 Davis Boulevard, Suite 200 Naples, FL 34104 Company Cert. of Auth. No. 27796 PRINTED COPIES OF THIS DOCUMENT ARE NOT CONSIDERED SIGNED AND SEALED AND THE SIGNATURE MUST BE VERIFIED ON ANY ELECTRONIC COPIES. Trebilcock Consulting Solutions, PA P a g e 1 2 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 Table of Contents ProjectDescription.......................................................................................................................................4 TripGeneration.............................................................................................................................................6 Trip Distribution and Assignment.................................................................................................................9 BackgroundTraffic......................................................................................................................................11 Existing and Future Roadway Network.......................................................................................................11 Project Traffic Impacts — Roadway Link Analysis........................................................................................13 SiteAccess Analysis.....................................................................................................................................14 ImprovementAnalysis................................................................................................................................16 Mitigationof Impact...................................................................................................................................16 Appendices Appendix A: Project Master Site Plan........................................................................................................ 17 Appendix B: Initial Meeting Checklist (Methodology Meeting).................................................................19 Appendix C: ITE Trip Generation Calculations...........................................................................................26 Appendix D: Veterans Memorial Boulevard Improvements.....................................................................54 Appendix E: Transportation Element Map TR - 5......................................................................................57 Appendix F: 2023 AUIR —TCMA Report — Northwest TCMA....................................................................59 Appendix G: Transportation Element Map TR - 7..................................................................................... 61 Appendix H: Transportation Element Map TR - 3.....................................................................................63 Appendix I: Access Management Policy —Table 1....................................................................................65 Appendix J: Turning Movements Exhibits.................................................................................................. 67 Trebilcock Consulting Solutions, PA P a g e 13 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 Project Description The Livingston Veterans project is a proposed commercial development located in the southeast quadrant of the intersection of Livingston Road (County Road 881) and Veterans Memorial Boulevard, in Collier County, Florida. The approximate location of the subject site is illustrated in Figure 1. The proposed master site plan is illustrated in Appendix A: Project Master Site Plan. Figure 1— Project Location Map + j Y cud ill �ol�® ow � 1 & CouTry�6 ❑� ~ ' 9 3 Tahs Park GnU Clud —A ff ►T�+� qualLETeek 'North NaP Iules� 'Rsi Co�nt�ry Cluh Im{erhal Golf C6�MiddleSchooE IT, in 'Iraj r- - - ,quail Creek village jOn9 1 It + �� ■ ' 'I L ngsiLake !;Plana (;Olt Clut� .� I `iamm5,lty ■ 1 WILLOLIGHBY H, a'mp�on Inn , a �l si- 0 i 4 ACRES ` [^- ��l atc 9 e- �NCN. -No ti Seed to Table' r V �'y a I �nmd+ren aE limmowa�ird—G 1 �I — 1 �`-Cloh9� tWl arMipercerrL" IPTaiget r J 1 t } o GLbIlsana Children rtst Naples �il�,:,�,r,_.;;; _ N7useam of aples rr ■ : tom. _ r r i trr u.. AnowN Norl The subject project site is currently vacant. The site is currently zoned as A (Agriculture) and C-1 (Commercial Professional and General Office District). The development team requests to rezone the property to Commercial Planned Unit Development (CPUD) to allow C-1 commercial uses. The purpose of this report is to document the transportation impacts associated with the proposed zoning application which requests to allow development of 50,000 square feet (sf) of commercial uses and 100,000 sf of indoor self -storage use. Trebilcock Consulting Solutions, PA P a g e 14 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 For traffic evaluation purposes, the project proposes 3 development scenarios: - Up to 6,000 square feet (sf) gas station with 12 fueling stations and a car wash, and 11,000 sf commercial center; or - Up to 6,000 sf gas station with 12 fueling stations and a car wash, and 80,000 sf indoor self -storage; or - Up to 50,000 sf of Shopping Center. This traffic report is in agreement with the latest adopted Collier County Traffic Impact Study (TIS) Guidelines and Procedures. The project provides the highest and best use scenario with respect to the project's proposed trip generation. Consistent with the recommendations illustrated in Collier County Traffic Impact Study Guidelines and Procedures, traffic generation associated with the proposed development is evaluated based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11t" Edition and ITE Trip Generation Handbook, 3rd Edition. In agreement with the ITE Land Use Code (LUC) descriptions, the ITE land use designations are illustrated in Table 1. Table 1 Development Program Land Use [SIC Code in ITE Land Use Code Total Size brackets] Development Scenario 1 Commercial [All PUD permitted uses typical for a #822 —Strip Retail Plaza 11,000 square feet shopping center] Gas Station [5541] #945 — Convenience Store/Gas Station 12 fueling stations with Car Wash [7542] (6,000 square feet) Development Scenario 2 Indoor Self -Storage [4225] #151— Mini -Warehouse 80,000 square feet Gas Station [5541] #945 —Convenience Store/Gas Station 12 fueling stations with Car Wash [7542] (6,000 square feet) Development Scenario 3 Commercial [All PUD permitted uses typical for a #821— Shopping Plaza (40-150k) 50,000 square feet shopping center] In order to provide more flexibility, the development will have the ability to adjust proposed parameters by converting the proposed commercial uses, subject to size and trip cap limitations, as applicable. For the purposes of this analysis, the traffic planning horizon year is assumed to be 2028. Trebilcock Consulting Solutions, PA P a g e 15 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 A methodology memorandum was transmitted via email to the Collier County Transportation Review staff on December 8, 2022. For details refer to Appendix B: Initial Meeting Checklist (Methodology Meeting). The project proposes one connection to Livingston Road and one access on Veterans Memorial Boulevard. In addition, a vehicular interconnect is proposed to the adjacent residential development to the east. Trip Generation The software program OTISS (Online Traffic Impact Study Software, most current version) is used to evaluate the projected trip generation for the project. The ITE equations and/or rates are used for the trip generation calculations, as applicable. The ITE — OTISS trip generation calculation worksheets are provided in Appendix C: ITE Trip Generation Calculations. Gas Station Traffic Comparison Gas Station land use — a trip generation comparison is provided between the available ITE land use variables: convenience store square footage and number of vehicle fueling positions (refer to Appendix C). The convenience store square footage generates the highest traffic impact and it is utilized for the purposes of this report. Car Wash Land Use A car wash facility is proposed as an additional service provided by the gas station. Based on established transportation practices which relate to gas station facilities, the traffic generated by the car wash is considered incidental to the traffic generated by the gas station land use. Internal Trip Capture The internal capture accounts for a reduction in external traffic because of the interaction between the multiple land uses in a site. Although it is expected that some trips between the proposed on -site land uses will be made without travel on the off -site street system (internal capture), per ITE latest recommendations the internal capture is conservatively not considered for this analysis. Pass -by Trips The pass -by trips account for traffic that is already on the external roadway network and stops at the project on the way to a primary trip destination. It should be noted that the driveway volumes are not reduced as a result of the pass -by reduction, only the traffic added to the surrounding streets and intersections. As such, pass -by trips are not deducted for operational turn lane analysis (all external traffic is accounted for). Based on the information illustrated in the ITE Trip Generation Handbook, 3rd Edition pass -by capture for Shopping Centers is 34% for PM peak hour traffic. Trebilcock Consulting Solutions, PA P a g e 16 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 Per Collier County TIS Guidelines and Procedures, the pass -by capture for Shopping Centers should not exceed 25% for the peak hour traffic and the daily capture rate should be assumed to be 10% lower than the peak hour capture rate. Consistent with a conservative approach, this analysis calculates pass -by trip percentages for Shopping Centers as follows: AM/PM peak hour rates at 25% and the daily capture rates at 15%. Consistent with the recommendations illustrated in the ITE Trip Generation Handbook and Collier County TIS Guidelines and Procedures, the pass -by capture rate for Gasoline Stations with and without Convenience Store should not exceed 50% for the peak hour traffic. For the purposes of this analysis the pass -by trip capture rate for the proposed Gas Station is considered as follows: AM/PM peak hour rates at 50% and the daily capture rates at 40%. Per FDOT's (Florida Department of Transportation) Site Impact Handbook (Section 2.4.4) the number of pass -by trips should not exceed 10% of the adjacent street traffic. The FDOT presents this factor as a measure of reasonableness and illustrates that it is a rule -of -thumb and not a statistically studied factor. The Livingston Road segment from Imperial Street to Immokalee Road (Collier County Link ID #51) is the monitored roadway link directly accessed by the project traffic. The 2022 peak hour, peak direction traffic volume for this roadway segment is 1,820 vehicles per hour (vph) as illustrated in the 2022 Annual Update and Inventory Report (AUIR). The project is estimated to generate 93 peak hour, peak direction pass -by trips (Proposed Scenario 1 — highest traffic impact) which represent approximately 5% of the adjacent street traffic. Trip Generation Projections The estimated trip generation associated with the proposed development scenarios are illustrated in Tables 2A, 2B and 2C. Detailed calculations can be found in Appendix C: ITE Trip Generation Calculations. Collier County's Concurrency Management System is intended to ensure that there is adequate roadway capacity available to serve current and future development. Transportation Concurrency is a measure of the capacity of the roadway system to support the adopted level of service for vehicular traffic. As part of the Transportation Element, the County established minimum acceptable level of service standards on the existing highway system. For County facilities, the level of service standard is measured on a peak hour basis. In agreement with the Collier County TIS Guidelines and Procedures, significantly impacted roadways are identified based on the proposed project highest peak hour trip generation and consistent with the peak hour of the adjacent street traffic. Based on the information contained in Collier County 2022 Annual Update and Inventory Report (AUIR), the peak hour for adjacent roadway network is PM. Trebilcock Consulting Solutions, PA P a g e 17 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 Table 2A Trip Generation — Proposed Scenario 1— Average Weekday Development Weekday AM Peak Hour PM Peak Hour ITE Land Use Size (2-way) Enter Exit Total Enter Exit Total Strip Retail Plaza 11,000 square feet 599 16 10 26 42 41 83 Convenience Store/Gas Station 6,000 square feet 4,203 170 169 339 164 163 327 Total 4,802 186 179 365 206 204 410 Internal Capture 0 0 0 0 0 0 0 External Traffic 4,802 186 179 365 206 204 410 Pass -by Traffic 1,771 3,031 89 97 88 91 177 188 92 114 93 1 111 185 1 225 Net External Traffic Table 2B Trip Generation — Proposed Scenario 2 — Average Weekday Development Weekday AM Peak Hour PM Peak Hour ITE Land Use Size (2-way) Enter Exit Total Enter Exit Total Mini -Warehouse 80,000 square feet 116 4 3 7 6 6 12 Convenience Store/Gas Station 6,000 square feet 4,203 170 169 339 164 163 327 Total 4,319 174 172 346 170 169 339 Internal Capture 0 0 0 0 0 0 0 External Traffic 4,319 174 172 346 170 169 339 Pass -by Traffic 1,681 85 85 170 82 82 164 Net External Traffic 2,638 89 87 176 88 87 175 Table 2C Trip Generation — Proposed Scenario 3 — Average Weekday Development Weekday AM Peak Hour PM Peak Hour ITE Land Use Size 50,000 square feet (2-way) Enter Exit Total Enter Exit Total Shopping Plaza (40-150k) 3,376 54 33 87 127 133 260 Total 3,376 54 33 87 127 133 260 Internal Capture 0 0 0 0 0 0 0 External Traffic 3,376 54 33 87 127 133 260 Pass -by Traffic 506 14 8 22 32 33 65 Net External Traffic 2,870 1 40 25 1 65 1 95 1 100 1 195 Trebilcock Consulting Solutions, PA P a g e 18 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 Based on the traffic data illustrated in Tables 2A, 2B and 2C, the proposed Scenario 1 development (Table 2A) provides the highest transportation impact and it is conservatively utilized for the purposes of this analysis. The surrounding roadway network concurrency analysis is analyzed based on projected PM peak hour net external traffic generated by the project (refer to Table 2A). The site access analysis is evaluated based on projected external traffic during the weekday AM and PM peak hour (proposed Scenario 1). Based on the data illustrated in Table 2A, the estimated PM peak hour directional trips (Enter and Exit traffic) are more intensive than the AM peak hour directional trips, and are conservatively utilized for the purposes of the site access analysis. Trip Distribution and Assignment The traffic generated by the development is assigned to the adjacent roadway network based on the knowledge of the area, the existing transportation network, the location of the subject project, engineering judgment and consistent with the transportation methodology (Appendix B). The site -generated trip distribution is shown in Table 3, Project Traffic Distribution for Peak Hour and is graphically depicted in Figure 2 — Project Distribution by Percentage and by PM Peak Hour. Table 3 Project Traffic Distribution for Peak Hour Distribution PM Peak Hr Project Roadway Link CC AUIR Roadway Link Location of Project Traffic Vol.* Link ID # Enter Exit Traffic Livingston Rd 51.0 Imperial St to Veterans Memorial Blvd 41% SB — 47 NB — 45 Livingston Rd 51.0 Veterans Memorial Blvd to Immokalee Rd 51% NB — 58 SB — 57 Veterans N/A East of Livingston Rd 8% WB — 9 EB — 9 Memorial Blvd** Note(s): * Peak hour, peak direction traffic volumes are underlined and bold to be used in Roadway Link Level of Service calculations; peak hour, peak direction per 2023 Annual Update and Inventory Report. **Not a Collier County monitored roadway. Trebilcock Consulting Solutions, PA P a g e 19 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 Figure 2 — Project Distribution by Percentage and by PM Peak Hour � pliall'i�fzstGollri ❑� S Cou'niiy club `y y " Talfs Park bolt Cub PROJECT TRIP t t iv DISTRIBUTION BY = PERCENTAGE < 4uaklCTeek. Cn IT Im�eda€ Golf CIo6Middle Schoo rJ�a� nt Cutr � r �777� •� '�� Cuh_;a[TheS{ran�� ^`' 1 r .Oua ll 9e villa Creek` �— o ndav 'S�on e=C3 Neva f n i R r-.'ngshere ake ;l�ePleya Goft Cluh I �� {, i I `Eomm Pith IWI BY ACRES . —n I A ap sd- r atc Seed to Tbletk e�r a •rffs club mWa+art Sup� RG. I 13., + —I GPI -nano Childrens� • r j ri�r+aples Ncso�iei�d�ge iN7useum uF aples w Arrow Hl ( ¢ NorthC lae 11 +� � t ..,. I I Reg P:9n: Jail"i gulf f CounS'ry Club ``jj c SB47 :v. �, ✓ PROJECT TRIP t NB 45 r—p ❑ISTRIBUTION BY R _ s UV6 9 i PM PEAK HOUR EB9 _ Ni rti i w T ►T �.� 4uall ETeek.� �odh Naples JJ" Ca�Intr�}r Cluh Im{erlaf Golf Ch6 Middle Schoo 71 SB 57 N, C uti;at The Strarij r NB 58 L �ouail Creek village o.nd�l)an ��,+'+[ �� ■ Lngsht�re ake 0oli.Clu`6f� 7 _ �, I I `Commnll WI ACRES BY w_am'p�on lnapUatc e W,@'s N®I` Seed to Table �y t a � _ Immektln xtl— Immokd eFd' � I. Vm'c CIu6� g Wal art Supercent iargef f 7 --� Irl ana Children ` • r.� �I r1h Naples 06119hPdge � �, useum of aple VIP. - ArroWH Nodh CollinRego ai Trebilcock Consulting Solutions, PA P a g e 1 10 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 Background Traffic The existing traffic conditions are extracted from the 2023 AUIR. Average background traffic growth rates were estimated for the segments of the roadway network in the study area using the Collier County Traffic Impact Study Guidelines and Procedures recommendation of a minimum 2% growth rate, or the historical growth rate evaluated based on the annual peak hour, peak direction traffic volume (estimated from 2008 through 2023 as illustrated in AUIR), whichever is greater. Another way to derive the background traffic is to use the 2023 AUIR volume plus the trip bank volume. Table 4, Background Traffic without Project, illustrates the application of projected growth rates to generate the projected background (without project) peak hour peak direction traffic volume for the future horizon year 2028. Table 4 Background Traffic without Project (2023 - 2028) 2028 Projected 2028 Projected 2023 AUIR Projected Pk Hr, Peak Dir Pk Hr, Peak Dir cc Pk Hr, Pk Dir Traffic Background Background Roadway AUIR Roadway Link Background Annual Growth Traffic Volume Trip Traffic Volume Link Link Location Traffic Growth Factor w/out Project Bank ID # Volume Rate (trips/hr) w/out Project (tripsTrip (trips/hr) (%/yr)* Growth Bank*** Factor** Imperial St to Livingston Rd 51.0 Veterans 1,600 2.92% 1.1548 1,848 203 1,803 Memorial Blvd Livingston Veterans Rd 51.0 Memorial Blvd to 1,600 2.92% 1.1548 1,848 203 1,803 Immokalee Rd Note(s): * Annual Growth Rate — estimated for 2008-2023 peak hour, peak direction traffic volumes, or 2% minimum. ** Growth Factor = (1 + Annual Growth Rate)5. 2028 Projected Volume = 2023 AUIR Volume x Growth Factor. *** 2028 Projected Volume = 2023 AUIR Volume +Trip Bank. The projected 2028 Peak Hour — Peak Direction Background Traffic is the greater of the Growth Factor or Trip Bank calculation, which is underlined and bold as applicable. Existing and Future Roadway Network The existing roadway conditions are extracted from the 2023 Annual Update and Inventory Report. Roadway improvements that are currently under construction or are scheduled to be constructed within the five-year Transportation Improvement Plan (TIP) or Capital Improvement program (CIP) are considered to be committed improvements. Trebilcock Consulting Solutions, PA P a g e 1 11 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 As no such improvements were identified in the Collier County Five -Year Work Program (FY2024- FY2028), the evaluated roadway segments are anticipated to remain as such through project build -out (2028 planning horizon year). The existing and future roadway conditions are illustrated in Table 5, Existing and Future Roadway Conditions. Table 5 Existing and Future Roadway Conditions CC 2023 Peak 2028 Peak Roadway AUIR Roadway Link 2023 2023 Hr, Peak Dir 2028 2028 Hr. Peak Dir Roadway Standard Roadway Standard Link Link Location Capacity Capacity ID # Conditions LOS Volume Conditions LOS Volume Imperial St to Livingston 51.0 Veterans 6/4D D 3,000 (NB) 6/4D D 3,000 (NB) Rd Memorial Blvd Livingston Veterans 51.0 Memorial Blvd to 6/4D D 3,000 (NB) 6/4D D 3,000 (NB) Rd Immokalee Rd Note(s): 2U = 2-lane undivided roadway; 4D, 6D, 8D = 4-lane, 6-lane, 8-lane divided roadway, respectively; LOS = Level of Service. Veterans Memorial Boulevard Extension With potential impact to the study network, the adopted Collier County Five -Year Work Program depicts Veterans Memorial Boulevard Extension Phase 1 and Phase 2 as committed improvements. Phase 1 of this project will extend Veterans Memorial Boulevard from the intersection with Livingston Road to the east entrance of the newly planned high school. In Phase 2 the roadway will be further extended to Old US41 and potentially through to US41 (subject to a study by the Florida Department of Transportation). This will be a 4-lane divided urban roadway with traffic signals, concrete sidewalks and on -street bike lanes. Construction for Phase 1 commenced in January 2021. Part of this phase, the traffic signal at the intersection of Livingston Road and Veterans Memorial Blvd will be upgraded, and two new signalized intersections will be installed, one at Veterans Memorial Elementary school and one at the future high school. Phase 1 of this project was completed in 2023. Consistent with the approved construction plans for Phase 1, a two-lane median divided section is provided on the Veterans Memorial Boulevard segment located immediately east of its intersection with Livingston Road. The approved project phases and proposed improvements on Veterans Memorial Boulevard in the vicinity of proposed Livingston Veterans Commercial project are depicted in Appendix D: Veterans Memorial Blvd Improvements. Trebilcock Consulting Solutions, PA P a g e 1 12 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 Project Traffic Impacts - Roadway Link Analysis The Collier County Transportation Planning Services developed Level of Service (LOS) volumes for the roadway links impacted by the project, which were evaluated to determine the project impacts to the area roadway network in the future. In agreement with Collier County Land Development Code (LDC) requirements (LDC Section 6.02.02), a project is considered to have a significant and adverse impact if both the percentage volume capacity exceeds 2% of the capacity for the link directly accessed by the project and for the link adjacent to the link directly accessed by the project; 3% for other subsequent links and if the roadway is projected to operate below the adopted LOS standard. Based on these criteria, this project does not create any significant and adverse impacts to the area roadway network. None of the analyzed links are projected to operate below the adopted LOS standard with or without the project at 2028 future build -out conditions. Table 6, Roadway Link Level of Service illustrates the LOS impacts of the project on the area roadway network. Table 6 Roadway Link Level of Service (LOS) — With Project in the Year 2028 2028 Peak 2028 Roadway Min LOS Min LOS CC Peak Hr, Link, Peak Hr, Peak , Volume exceeded exceeded Roadway AUIR Roadway Link Dir Capacity Link Link Location Peak Dir Dir, Peak Hr Volume Impact without with ID # Capacity (Project Vol w/Project by Project? Project? Volume Added) * Yes/No Yes/No ** Project Imperial St to Livingston 51.0 Veterans Memorial 3,000 NB-45 1,893 0 1.5/o No No Rd (NB) Blvd Veterans Memorial Livingston 51.0 Blvd to Immokalee 3,000 NB-58 1,906 0 1.9/o No No Rd (NB) Rd Note(s): *Refer to Table 3 from this report. **2028 Projected Volume = 2028 background (refer to Table 4) + Project Volume Added. As illustrated in Collier County LDC Chapter 6.02.02 — M. 2, once traffic from a development has been shown to be less than significant on any segment using Collier County TIS significance criterion, the development's impacts are not required to be analyzed further on any additional segments. Northwest Transportation Concurrency Management Area The analyzed roadway links are located within the Northwest Transportation Concurrency Management Area (TCMA). The TCMAs designation is provided in Policy 5.6 of the Transportation Element — Collier County Growth Management Plan (GMP). Trebilcock Consulting Solutions, PA P a g e 1 13 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 The Northwest TCMA is illustrated in GMP Transportation Element Map TR-5 as depicted in Appendix E: Transportation Element Map TR-5. In agreement with Policy 5.7 of the Transportation Element, the TCMA concurrency is measured on a system -wide basis such that each TCMA shall maintain 85% of its lane miles at or above the LOS standards. Based on the information contained in 2023 AUIR, the Northwest TCMA percent lane miles meeting standard is 94.0%. Refer to Appendix F: 2023 AUIR —TCMA Report —Northwest TCMA. As illustrated in the Policy 5.8, transportation mitigation may be required when the proposed development will impact either a constrained roadway link and/or a deficient roadway link within a TCMA as determined in the most current Annual Update and Inventory Report (AUIR), by more than a de minimis amount (more than 1% of the maximum service volume at the adopted LOS), yet continue to maintain the established percentage of lanes miles indicated in Policy 5.7 of the GMP Transportation Element. Based on the traffic projections illustrated Table 6, the impacted roadway network meets the Collier County transportation concurrency requirements. In addition, the TCMA concurrency (percent lane miles meeting standard) for the affected roadway segments is adequate. It is noted that no impact will be de minimis if it exceeds the adopted LOS standard of any affected designated hurricane evacuation routes within a TCMA. Any adverse impact to a hurricane evacuation route within a TCMA shall require a proportionate share congestion mitigation payment provided the remaining LOS requirements of the TCMA are maintained (GMP Transportation Element Policy 5.8.d). Livingston Road is a designated hurricane evacuation route and it is projected to perform within the adopted LOS standard. The Collier County hurricane evacuation routes are illustrated in GMP Transportation Element Map TR-7. Refer to Appendix G: Transportation Element Map TR-7. Site Access Analysis The project proposes one connection to Livingston Road and one access on Veterans Memorial Boulevard. In addition, a vehicular interconnect is proposed to the adjacent residential development to the east. For more details refer to Appendix A: Project Master Site Plan. Traffic Evaluation The site access is evaluated based on projected external traffic during the weekday AM and PM peak hour (proposed Scenario 1 — highest traffic impact). The project estimated traffic is illustrated in Table 2A and Appendix C: ITE Trip Generation Calculations of this report. Based on the data illustrated in Table 2A, the estimated PM peak hour directional trips (Enter traffic 206 vph and Exit traffic 204 vph) are more intensive than the AM peak hour directional trips, and are conservatively utilized for the purposes of the site access analysis. Access Management Policy Collier County's roadway network is comprised of State, County, City and privately maintained roadways. Roadways are generally classified as Arterial, Collector, or Local. Access management is the Trebilcock Consulting Solutions, PA P a g e 1 14 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 design of access between roadways and land development. It promotes the efficient and safe movement of people and goods by reducing conflicts on the roadway system. The latest adopted Access Management Policy for Collier County is depicted in Resolution No. 13-257, as amended. The Livingston Road segment from Immokalee Road to Imperial Street (Collier County 2022 AUIR ID #51.0) and the Veterans Memorial Boulevard segment located east of Livingston Road are the roadway facilities accessed directly by the project. As illustrated in the Collier County Capital Improvement Element — Transportation Element Map TR - 3 (Federal Functional Classification/Urban Boundaries — Collier County), the subject Livingston Road segment is designated as an arterial facility. Refer to Appendix H: Transportation Element Map TR - 3. The Livingston Road (CR 881) segment from Immokalee Road to Imperial Street is currently a north - south 6-lane divided roadway under Collier County jurisdiction and has a posted legal speed of 45 mph in the vicinity of the project. A review of Collier County Access Management Policy guidelines shows that for a Class 3 roadway, the established access management criteria are as follow: 660 feet minimum connection spacing; 660 feet directional median opening; 1,320 feet full median opening; and 2,640 feet (0.5 mi) signal spacing. Refer to Appendix I: Access Management Policy — Tablel. Based on our review of the proposed connection spacing, this access exceeds the adopted minimum connection spacing standards for a Class 3 roadway. As such, the proposed access on Livingston Road meets the adopted standards for a right-in/right-out connection. In addition, a directional median opening meets or exceeds the adopted directional median opening spacing standards for a Class 3 roadway. As such, a directional median opening may be allowed at this location. The Veterans Memorial Boulevard segment located east of its intersection with Livingston Road is planned as a 2-lane divided roadway under Collier County jurisdiction and has a posted legal speed of 35 mph in the vicinity of the project. The established access management criteria for a Class 5 facility are as follow: 220 feet minimum connection spacing; 440 feet directional median opening; 660 feet full median opening; and 1,320 feet (0.25 mi) signal spacing. Refer to Appendix I. Based on our review of the proposed connection spacing, the proposed access on Veterans memorial Boulevard meets the adopted standards for a right-in/right-out connection. Turn lane warrants Required turn lane improvements are considered site related. As illustrated in the Collier County Construction Standards Handbook for Work within the Right -Of -Way, Section III, if existing County ROW is utilized for these improvements, compensating ROW must be provided. The project accesses are evaluated for turn lane warrants based on the Collier County Construction Standards Handbook: (a) two-lane roadways — 40vph for right -turn lane/20vph for left -turn lane; (b) Trebilcock Consulting Solutions, PA P a g e 1 15 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 multi -lane divided roadways — right -turn lanes shall always be provided; and (c) when new median openings are permitted, they shall always include left -turn lanes. The assignment of the PM peak hour trips anticipated at the proposed site access locations is depicted in Appendix J: Turning Movements Exhibits. A dedicated northbound right -turn lane and an exclusive southbound left -turn lane (provided a directional median opening is permitted) are warranted at the Livingston Road access location based on the multi -lane roadway criterion. The left -in directional median opening on Livingston Road will be evaluated for denial or approval at the time of site development permitting. In addition, a dedicated eastbound right -turn lane is warranted at the proposed access located on Veterans Memorial Boulevard as the projected traffic exceeds the right -turn threshold volume criterion (refer to Appendix J). A detailed evaluation of applicable access points will be performed at the time of site development permitting/platting to determine traffic operational requirements, as more accurate parameters will be made available. Improvement Analysis The concurrency analysis determined that the proposed project is not a significant and adverse traffic generator for the roadway network at this location. There is adequate and sufficient roadway capacity to accommodate the proposed development without adversely affecting adjacent roadway network level of service. Based upon the results of the turn lane analysis performed within this report, turn lane improvements are warranted at the proposed project access locations. Mitigation of Impact The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are issued for the project. Trebilcock Consulting Solutions, PA P a g e 1 16 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 Appendix A: Project Master Site Plan Trebilcock Consulting Solutions, PA P a g e 1 17 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 VETERANS MEMORIAL PARKWAY (PUBLIC RIGHT-OF-WAY) RIGHT IN / RIGHT OUT ACCESS POINT 1 15'TYPE'D' LANDSCAPE BUFFER VEH ICU LAR/PEDEST R IAN INTER -CONNECT v I- p Q Q Q Q Q () > af Z O J W Z O FL z I a- O QUO No (j J > Ld m aI' },�, 15'TYPE'D' LANDscaPEBUFFEa � J 0 J POTENTIAL INTERN=L LOT LINE Z _j L1J Q O CQ I— N Z LU Z W fr 15' TYPE'B' LANDSCAPE BUFFER C �El LEGEND l -DEVIATION COMMERCIAL ® WATER MANAGEMENT 15' TYPE'B' LANDSCAPE BUFFER INTERNAL ZONING: RPUD ACCESS POINT LAND USE: MULTI -FAMILY RESIDENTIAL DEVELOPMENT <>iC> EXTERNAL ACCESS POINT Trebilcock Consulting Solutions, PA P a g e 1 18 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 Appendix B: Initial Meeting Checklist (Methodology Meeting) Trebilcock Consulting Solutions, PA P a g e 1 19 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 INITIA1, NIEF:FING C1I13i'1*I. s'r Suggestion: Use this Appendix as a worksheet to ensure that no important elements are overlixiked. C'rr>.ss out the items that do not apply, or NIA (nut applicahle). Dale: December 8, 2022 Time: NIA Location: NI,,I Via Ctnail Peunle Attendute: Name, Organization, and •Telephone Numbers 1) Michael Sa«ryar. Collier Counly Growth Management Division 2) Norntmi Trebilcock. TCS 3) Cinrian Malacscu,'rCS Study Preparer: Prep arer's Name and 'Title: Norman Trebilcock, 4JCP. PTOE, PE Organization: Trcbilcock Consulting Solution,,, PA Address & Telephone Number: 2800 Davis Boulevard, Suito 200, Naples, Fl, 34104: ph 239-566-9551 I tniorwer(s): Rcvie.w cr's Name & Title' Michael Sawyer, Proicct illanagcr Organization: Collier County Transport alinn Plimning Department Telephone Number: 239-252-2926 Applicant: Applicant's Name: Peninsula Engineering Address: 2600 Golden Gate Parkway_ Naples. Fl 34105 Telephone Number: 239-403-6700 Proposed Development: Name: Livingston Veterans —CPLrD Rezone Location: Southeast quadrant of the intersection of Livingston Road (CR 881) and Veterans Memorial Boulevard, in Nanlcs refer to hie. 1 Land Use Type: Commercial ITE Code #: Varies — per ITC Trip Generation Manual (TGM). I Ith Edition Description: The subject protect is currently vacant land. 'lie request is to rezone the property frorn C-1 and A to CPU1) to allow- C-i c❑mmenr ial uses. 'Ilic proposed intensity is 50.(H)Osf of commercial and 100,000 sf sell -storage, For trailic analysis Pum❑scs, the project proposes 3 development concepts: - L'p to 6.000 sf gas station wiilr 12 fueling stations {fss) and a car wash and 11.000 srconumercial center: or - i �p to 6,000 sf gas station with 12 fs and a car wash and 80,000 sr ind❑❑r sa:lf- storage Page 1 of 6 Trebilcock Consulting Solutions, PA P a g e 120 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 - Up to 50,000 sf Shopping Center. The proiect proposes one connection on Livingston Road WR 881) and one access on Veterans Memorial Boulevard. Figure 1— Project Location Map Ir �� s TeIl�r�xcdAm� vri�ear�na&r�m, � gshnrr Mk _ 9. � � �1nero Cn�rmcn• � i �Nxeeum nr aplr�r+ � - - � F � r�nnr cnA .I_ Zorm Existing: C1 and Comprehensive plan recommendation: NIA Requested: approval for development Findings of the Preliminary Study: Study tvne: Since estimated net new nroiect traffic is greater than 100 two-way peak hour taps, this study qualifies for a Maior TIS. The TIS will evaluate the highest and best use scenario for the site: Scenario 1 — 6,000sf/12 fs gas station with car wash and 11,000sf shopping center Scenario 2 — 6,000sf112 fs gas station with car wash and 80,000 indoor self -storage facili Scenario 3 — 50,000 sf shopping center The traffic report will determine a tap cap associated with the proposed highest and best use. The TIS will be consistent with Collier TIS will be consistent with Collier Coun�TlS Guidelines and Procedures Guidelines and Procedures. Page 2 of 6 Trebilcock Consulting Solutions, PA P a g e 121 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 Trip Generation — ITE Trip Generation Manual (TGM), I V I k Edition: intental capture vid pass-bv rates are considered consistent with fl_E and CC '11S (it iidelines. Internal C apttne — conservatively, no internal capture i5 considered, Pass -by Reduction per ITT and CC 7I5 Guidelines -Shunning CcnhLr Dail%, 15P�, .111i and PM — 2510: Gas Station - Daily 409y. A.M and P-M — 509,6: ntayimuin 10% of adjacent street traffic [AMR 2022 — Livingston Rd segunent adjacent to project. Peal: hour peak direction Volume = 1,820 Irph; 10°b maximum = 182 vph]. Gas Station — Trip t encration comparison betwcc:t conncniencc »>arkct square i[iotaQL' and number of fueling stations. Car Wash — Consistent with generally accepted practice. traffic generated by the Car Wash land use is considered ineidental to die proposed Gas Station land use. Roadway concurrency analysis based on estimated net external PM peak hour traffic. The Proposed dcvcinflmcnt is situated within the Caurtt,•'s designatod Northwest Transportation ConcurrencN- Management Area (MMA). The TCMA designation is provided in Policy 5.6 of the Transportation Element — Collier Cou»ty Gro«ih hlanagentcnt Plan [CINIP]. Site Access — Eya]tlate access restrictions based on current Access Management Policy. Study Type: (il'not net inemase_ operati❑na] study) Small Scale '['IS ❑ Minor TIS ❑ Milior '11% Study Area: Boundaries: Adjacent streets —Livingston Rd: Veterans Memorial Blvd Additional intersections to be analNzed: NiA Build Out Year: 2027 Planning Horizon Year: 2027 Analysis Time Period(s): LOS - Pi4I Peak Hour: Access — AMIPM Peak Hour Future Off -Site Developments: WA Source of Trip Generation Rates: I'I'F.'I'rip ireneration Nfanual ['I'GiGi], 1 ]'h Edition Reductions in Trip Generation Rates: None: NIA Pass -by trips: Based on 1Tli and C❑lIior Cowity'1'IS Guidelines Internal trips (MPUD): Based on ITE and Collier County TIS Guidelines Transit use: N/A Other: NIA Hoiixon Year Roadwav 1Set%vork I ni p roy ements: 2027 Page 3 of 6 Trebilcock Consulting Solutions, PA P a g e 122 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 MethodoloZy & Assumptions: Non -site traffic estimates: Collier Countytraffic counts and 2022 AUIR Site -trip generation: OTISS — ITE TGM, 11"' Edition Trip distribution method Engineer's Estimate —refer to Figure 2 Traffic assignment method: Engineer's Estimate Traffic growth rate: historical growth rate or 2% minimum Turning Movement Assignment: Engineer's Estimate — 51 % at Livingston Rd access and 45% at Veterans Memorial Blvd access, 4% - via interconnect with Allura residential development. Figure 2— Project Trip Distribution by Percentage P F' r e_ . __ ' WILLOUGHBY ACRE$ ©r.. Seed to 1 av a N❑1 ® PROJECT TRIP DISTRIBUTION BY PERCENTAGE CoomV yin Ouad meek ©� �z o ui�at me sjrantlf t " � 1 Y:'agef dQ6fjaa 4 1 r � L q,htlre Lane l • ' . C=Vke r i�f o arc Q r A 1 .---.mw-.�..ie�'( artS mmerdu ft 07xpl : r � l}} w r ]Ygano of aples cnua/ t les .4rraw I ' I r4arih Call T tteMaN P I. .. Page 4 of 6 Trebilcock Consulting Solutions, PA P a g e 1 23 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 Special Features: (from preliminary study or prior experience) Accidents locations: N/A Sight distance: N/A Queuing: N/A Access location & configuration: N/A Traffic control: MUTCD Signal system location & progression needs: NIA On -site parking needs: N/A Data Sources: CC 2022 AUIR: most current CC Traffic Counts Base maps: NIA Prior study reports: N/A Access policy and jurisdiction: N/A Review process: N/A Requirements: NIA Miscellaneous: N/A Small Scale Study —No Fee Minor Study - $750.00 Major Study - $1,500.00 A Methodology Fee $500 X Includes 0 intersections Additional Intersections - $500.00 each `lll fees will be agreed to during the Methodologi, meeting and must be paid to Transportation prior to our sign-offon the applieation. SIGNATURES Normaw Tre&r'ocf2 Study Preparer Norman Trebilcock Reviewer(s ) Applicant Page 5 of 6 Trebilcock Consulting Solutions, PA P a g e 124 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 Collier County Traffic Impact Study Review Fee Schedule Fees will be paid incrementally as the development proceeds: Methodology Review, Analysis Review, and Sulfic:icnev Reviews. Fcm for additional mcclings or other optional services arc: also provided below. Mel hodoloey Review - SW Fee Methodology Review includes review of a submitted methodology statement, including renew of submitted trip generation estimatc(s), distribution, assignment. and review of a ,Small Scale Study" determination, written approval/comments on a proposed methodology statement, and written confirmation of a re submitted, amended methodology statement, and one meeting in Co I I icr County, ifnecded_ "Small Scale 51udv" Review - No Additional Fee (Includes. one sutMdency reviewI Upon approval of the methodology review. the applicant may submit the study. The review includes: a concunm-ney determination, site access inspection and confirmation of the study compliance with trip generation. distribution and maximum threshold compliance. " Ajinor Study Review" - S750 Fen [Includes one sufficiency review) Review of the submitted bale analysis includes: opliona1 field visit to site, confirmation of trip generation, distribution, and assignment, concurrency determination, confirmation of committed improvements, review of traffic volume data collecled/assembled, revimv of off -site improvements within the riglit-of way, review of site access and circulation, and preparation and review of "sufficiency" comments/questions. "Maior Stud►• Review" - $1,500 Fee (Includes two intersecion analysis and two sufficiency reviews Review of the submitted traffic analysis includes: field visit to site, confirmation of trip generation. special trip generation and/or trip length study, distribution and assignment.. coneurrenrcy determination, confirmation of committed improvements, review of traffic volume data collected/assembled, review of traific growLlt analysis, review of off-6 tc roadway operations and capacity analysis, review of site access and circulation neighborhood traffic intrusion issues_ any necessary improvement proposals and associated cost estimates, and preparation and review of up to two rounds of "sufficieurcy" comments/quesLions and/or recommended conditions of approval. "_Additional intersection Review" - $500 Fee The review of additional intersections sliall include the same parameters as outlined in the "Major Study Review" and shall apply to each intersection above the first two intersections included in the "Major Study Review" "Additiona] Sit niciencv Reviews" - $SN Fee Additional sufficiency reviews beyond those initially included in the appropriate study shall require the additional Fee prior to the completion of the review. Page 6 of 6 Trebilcock Consulting Solutions, PA P a g e 125 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 Appendix C: ITE Trip Generation Calculations Trebilcock Consulting Solutions, PA P a g e 126 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 ITE TGM 11`h Edition — Land Use Descriptions Land use: 151 Mini -Warehouse Description A mini -warehouse is a building in which a number of storage units or vaults are rented for the storage of goods. They are typically referred to as "self -storage" facilities. Each unit is physically separated From other units, and access is usually provided through an overhead door or other common access point. Additional Data The technical appendices provide supporting information on time -of -day distributions for this land use. The appendices can be accessed through either the ITETripGen web Opp or the trip generation resource page on the ITE website (httPsZJlw y:ite:or91technical-resources/topics/trip- and parkin�.generationJ�. The sites were surveyed in the 1960s, the 1990s, the 2000s, and the 201 as in California, Colorado, Massachusetts, Minnesota, Nevada, New Jersey, Texas, and Utah. Source Numbers 212, 403, 551, 568, 642, 708, 724, 85D, 868, 876, 1024, 1035 General Urban/Suburban and Rural [Land Uses ffa0-399] 109 Trebilcock Consulting Solutions, PA P a g e 127 Livingston Veterans -Commercial Planned Unit Development -Traffic Impact Statement -January 2024 Land Use: 821 Shopping Plaza (40-150k) Description A shopping plaza is an integrated group of commercial establishments that is planned, developed, owned, and managed as a unit. Each study site in this land use has between 40,000 and 150,000 square feet of gross leasable area (GLA). The term "plaza" in the land use name rather than "center" is simply a means of distinction between the different shopping center size ranges. Various other names are commonly used to categorize a shopping plaza within this size range, depending on its specific size and tenants, such as neighborhood center, community center, and fashion center. Its major tenant is often a supermarket but many sites are anchored by home improvement, discount, or other stores. A shopping plaza typically contains more than retail merchandising facilities. Office space, a movie theater, restaurants, a post office, banks, a health club, and recreational facilities are common tenants. A shopping plaza is almost always open-air and the GLA is the same as the gross floor area of the building, The 150,000 square feet GLA threshold value between shopping plaza and shopping center (Land Use 820) is based on an examination of trip generation data. For a shopping plaza that is smaller than the threshold value, the presence or absence of a supermarket within the plaza has a measurable effect on site trip generation. For a shopping center that is larger than the threshold value, the trips generated by its other major tenants mask any effects of the presence or absence of an on -site supermarket. The 40,00o square feet GFA threshold between shopping plaza and strip retail plaza (Land Use 822) was selected based on an examination of the overall shopping center/plaza database. No shopping plaza with a supermarket as its anchor is smaller than 40,000 square feet GLA. Shopping center (>i 50k) (Land Use 820), strip retail plaza (<40k) (Land Use 822), and factory outlet center (Land Use 823) are related uses. Land Use Subcategory The presence or absence of a supermarket in a shopping plaza has been determined to have a measurable effect on site trip generation. Therefore, data are presented for two subcategories for this land use: sites with a supermarket anchor and sites without a supermarket. Additional Data Tile technical appendices provide supporting information on time -of -day distributions for this land use. The appendices can be accessed through either the ITETripGen web app or the trip generation resource page on the ITE webs ite (httpsWwww.ite.org/technical-resourcesltopicsltrip- ..................................................................................... a.nd-.....pa .rk....inq,-fi....e neratio n/). ....................... ,W General Urban/Suburban and Rural (Land Uses 800-999) 197 Trebilcock Consulting Solutions, PA P a g e 128 Livingston Veterans -Commercial Planned Unit Development -Traffic Impact Statement -January 2024 The sites were surveyed in the 1980s, the 1990s, the 2000s, and the 201 Ds in Alberta (CAN), British Columbia (CAN), California, Connecticut, District of Columbia, Florida, Georgia, Illinois, Indiana, Iowa, Kansas, Kentucky, Maine, Maryland, Massachusetts, Minnesota, Nevada, New Jersey, New York, Ontario (CAN), Oregon, Pennsylvania, South ❑akota, Texas, Vermont, Virginia, Washington, and Wisconsin. Source Numbers 105, 110, 156, 159, 186, 198, 204, 211, 213, 239, 259, 26D, 295, 301, 304, 3D5, 307, 317, 319, 358, 376, 390, 400, 404, 437, 444, 446, 507, 580, 598, 658, 728, 9D8, 926, 944, 946, 960, 973, 974, 1004, 1009, 1025, 1069 198 Trip Generation Manual 111h Editlon • Volume 5 "9 Trebilcock Consulting Solutions, PA P a g e 129 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 Land Use: 822 Strip Retail Plaza (<40k) Description A strip retail plaza is an integrated group of commercial establishments that is planned, developed, owned, and managed as a unit. Each study site in this land use has less than 40,000 square €eet of gross leasable area (GLA). Because a strip retail plaza is open -air, the GLA is the same as the gross floor area of the building. The 40,000 square Feet GFA threshold between strip retail plaza and shopping plaza (Land Use B21) was selected based on an examination of the overall shopping center/plaza database. No shopping plaza with a supermarket as its anchor is smaller than 40,000 square feet GLA. Shopping center (>150k) (Land use 82D), shopping plaza (40-150k) (Land Use 821), and factory outlet center (Land Use 823) are related uses - Additional Data The technical appendices provide supporting information on time -of -day distributions for this land use. The appendices can be accessed through either the ITETripGen web app or 1lie trip generation resource page on the I T E website (https.11www.ite.or9/technical-resourcesltopicslirip- ....................................................................... and parkin�_�eneration�). The sites were surveyed in the 1980s, the 1990s, the 2000s, and the 2010s in Alberta (CAN), California, Delaware, Florida, New Jersey, Ontario (CAN), South Dakota, Vermont, Washington, and Wisconsin. Source Numbers 304, 358, 423, 428, 437, 507, 715, 728, 936, 960, 961, 974, 1009 228 Trip Generation Manual 111h Editlon • Volume 5 W Trebilcock Consulting Solutions, PA P a g e 130 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 Land Use: 945 Convenience Stare/Gas Station Description A convenience sicrelgas station is a facility with a co -located convenience store and gas station. The convenience store sells grocery and other everyday items that a person may need or want as a matter of convenience. The gas station sells automotive fuels such as gasoline and diesel. A convenience sicrelgas station is typically located along a major thoroughfare to optimize motorist convenience. Extended hours of operation (with many open 24 hours, 7 days a week) are common at these facilities. The convenience store product mix typically includes pre -packaged grocery items, beverages, dairy products, snack foods, confectionary, tobacco products, over-the-counter drugs, and toiletries. A convenience store may sell alcohol, often limited to beer and wine. Coffee and pre - made sandwiches are also commonly sold at a convenience store. Made -to -order food orders are sometimes offered. Some stores offer limited seating. The sites in this land use include both self -pump and attendant -pumped fueling positions and both pre -pay and post -pay operations. Convenience store (Land Use 851), gasolinelservice station (Land Use 944), and truck stop (Land Use 950) are related uses. Land Use Subcategory Multiple subcategories were added to this land use to allow for multi -variable evaluation of sites with single -variable data plots. All study sites are assigned to one of three subcategories, based on the number of vehicle fueling positions (VFP) at the site: between 2 and 8 VFP, between 9 and 15 VFP, and between 16 and 24 VFP. For each VFP range subcategory, data plots are presented with GFA as the independent variable for all time periods and trip types for which data are available. The use of both GFA and VFP (as the independent variable and land use subcategory, respectively) provides a significant improvement in the reliability of a trip generation estimate when compared to the single -variable data plots in prior editions of Trip Generation Manual. Further, the study sites were also assigned to one of three other subcategories, based on the gross floor area (GFA) of the convenience store at the site: between 2,000 and 4,000 square feet, between 4,000 and 5,500 square feet, and between 5,500 and 10,000 square feet. For each GFA subcategory range, data plots are presented with VFP as the independent variable for all time periods and trip types for which data are available. The use of both VFP and GFA (as the independent variable and land use subcategory, respectively) provides a significant improvement in the reliability of a trip generation estimate when compared to the single -variable data plots in prior editions of Trip Generation Manual. 864 Trip Generation Manual 111h Editlon • Volume 5 Trebilcock Consulting Solutions, PA P a g e 131 Livingston Veterans -Commercial Planned Unit Development -Traffic Impact Statement -January 2024 When analyzing the convenience store/gas station land use with each combination of GFA and VFP values as described above, the two sets of data plots will produce two estimates of site - generated trips. Both values can be considered when determining a site trip generation estimate. Data plots are also provided for three additional independent variables: AM peak hour traffic on adjacent street, PM peak hour traffic on adjacent street, and employees- These independent variables are intended to be analyzed as single independent variables and do not have sub- categories associated with them. Within the data plots and within the ITETripGen web app, these plots are found under the land use subcategory "none." Additional Data ITE recognizes there are existing convenience store gas station sites throughout North America that are larger than the sites presented in the data plots. However, the ITE database does not include any site with more than 24 VFP or any site with gross floor area greater than 10,000 square feet. Submission of trip generation data for larger sites Is encouraged. The technical appendices provide supporting information on time -of -day distributions for this land use. The appendices can be accessed through either the ITETripGen web app or the trip generation resource page on the ITE website (htt s:llwww.ite.or (technical-resources/ta icsltrip- a nd. pa rking _ge aeration/). The sites were surveyed in the 1980s, the 1990s, the 2000s, and the 2010s in Alberta (CAN), Arkansas, California, Connecticut, Delaware, Florida, Indiana, Iowa, Kentucky, Maryland, Massachusetts, Minnesota, Nevada, New Hampshire, New Jersey, Pennsylvania, Rhode Island, South Dakota, Texas, Utah, Vermont, Washington, and Wisconsin. Source Numbers 221, 245, 274, 288, 300, 340, 350, 351, 352, 355, 359, 385, 440, 617, 718, 810, 813, 844, 850, 853, 864, 865, 867, 869, 882, 883, 888, 904, 926, 927, 936, 938, 954, 960, 962, 977, 1004, 1024, 1025, 1027, 1052 General Urban/Suburban and Rural (Land Uses 800-999) 865 Trebilcock Consulting Solutions, PA P a g e 132 Livingston Veterans — Commercial Planned Unit Development — Traffic Impact Statement —January 2024 Gas Station — Trip Generation Comparison Project Nwax; Veterans Commercial - Gas Station Comparison No: Deb: 11124M21 City: SlztelPrevtncw Zip/Postal Code: Courrtry: Client Name: Andyeft Name: Edition: Trip Generation Manual, 11th Ed AM PEAK HOUP PM PEAK HOUR �aND USE SO Entry Exit Entry Exit Entry Exit 945 - Convenience Sto WG= Station - GFA (5.5.10k) (General UrbanlSuburban) 12 (r) 2075 2074 ISO 189 162 161 Reduction 0 0 0 0 0 0 Internal 0 0 0 0 0 0 Pass -by 0 0 0 0 0 0 Non-pmm* 2075 2074 190 189 162 161 945 - Convenlena StonkGO Skelton -1- VFP (9-15) (Oeneral UrberdSubrwben) 6 r4 2102 2101 170 169 164 163 Reduction 0 0 0 0 0 0 Internal 0 0 0 0 0 0 Pass -by 0 0 0 0 0 0 Non -pass -by 2102 1 2101 170 169 1 164 163 Trebilcock Consulting Solutions, PA P a g e 1 33 Livingston Veterans — Commercial Planned Unit Development — Traffic Impact Statement —January 2024 PERIOD SETTING Analysis Name: Daily Project Name: Veterans Commercial - Gas No: Station Comparison Date: 11/24/2021 City: State/Province: Zip/Postal Code: Country: Client Name: Analyst's Name: Edition: Land Use Independent Size Time Period Method Variable 945 - Convenience Vehicle Fueling 12 Weekday Average Store/Gas Station - Positions 345.75 G FA (5.5-10k) (General Urban/Suburban) 945 - Convenience 1000 Sq. Ft. GFA 6 Weekday Average Store/Gas Station - 1 - 700.43 VFP (9-15) (General Urban/Suburban) (0) indicates small sample size, use carefully. PERIOD SETTING Analysis Name : AM Peak Hour Project Name : Veterans Commercial - Gas No: Station Comparison Date: 1 V24/2021 City: State/Province: ZiplPostal Code: Country: Client Name: Analyst's Name: Edition: Land Use Independent Size Time Period Method Variable 945 - Convenience Vehicle Fueling 12 Weekday, Peak Average Store/Gas Station - Positions Hour of Adjacent 31.6 GFA (5.5-10k) Street Traffic, (General One Hour Urban/Suburban) Between 7 and 9 a.m. 945 - Convenience 1000 Sq. Ft. GFA 6 Weekday, Peak Average Store/Gas Station - 1 - Hour of Adjacent 56.52 VFP (9-15) (General Street Traffic, Urban/Suburban) One Hour Between 7 and 9 a.m. Trip Generation Manual, iith Ed Entry Exit Total 20750) 2074(0) 4149(0) 50% 50% 2102 2101 4203 50% 50% Trip Generation Manual, 11th Ed Entry Exit Total 190 189 379 50% 50% 170 169 339 50% 50% Trebilcock Consulting Solutions, PA P a g e 134 Livingston Veterans — Commercial Planned Unit Development — Traffic Impact Statement —January 2024 Analysis Name: PM Peak Hour Project Name: Veterans Commercial - Gas No Station Comparison Date: 11/24/2021 City: State/Province: Zip/Postal Code: Country: Client Name: Analyst's Name: Edition: Land Use 945 - Convenience Store/Gas Station - GFA (5.5-10k) (General Urban/Suburban) 945 - Convenience Store/Gas Station - 1 - VFP (9-15) (General Urban/Suburban) Independent Size Variable Vehicle Fueling 12 Positions 1000 Sq. Ft. GFA 6 Time Period Method Weekday, Peak Average Hour of Adjacent 26.9 Street Traffic, One Hour Between 4 and 6 p.m. Weekday, Peak Average Hour of Adjacent 54.52 Street Traffic, One Hour Between 4 and 6 p.m. Trip Generation Manual, 11th Ed Entry Exit Total 162 161 323 50% 50% 164 163 327 50% 50% Trebilcock Consulting Solutions, PA P a g e 135 Livingston Veterans — Commercial Planned Unit Development — Traffic Impact Statement —January 2024 Development Scenario 1— Trip Generation Project Name: Veterans Commercial - Scenario 1 No: Gate: 1112412021 City: State rprarince: ZlplPostat Code: Country: Cl lent Name: AnsW& Name: Edition: Trip Generation Manual, 11th Ed AM PEAK HOUR PM PEAK HOUR LAND USE .... Entry Exit Entry Exit Entry Exit: 822 - Strip Retell Plaza (Samp;lt;40k) (General UrbeNSuburban) 11 (1) 300 299 15 10 42 41 Reduction 0 0 0 0 0 0 Internal 0 0 0 0 0 0 Pass -by 45 45 4 3 10 11 Non -pass -by 255 254 12 7 32 30 945 - Convenience StorelGas Station - VFP (9-15) (General UrbaNSuburban) 5 M 2102 2101 170 169 164 163 Reduction 0 0 0 0 0 0 Internal 0 0 0 0 0 0 Pass -by 841 840 85 85 82 82 Non -pass -by 1261 1261 65 84 82 81 Total 2402 2400 155 179 206 204 Total Reduction 0 0 0 0 0 0 Total Internal 0 0 0 0 0 0 Total Pass -by 886 885 89 88 92 93 Total Non -pass -by 1516 Isis 97 91 114 111 (1) 1000 Sq. Ft. GLA (2) 1000 Sq. Fr. GFA Trebilcock Consulting Solutions, PA P a g e 136 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 70 Analysis Name: Project Name : Date: State/Province: Country: Analyst's Name: PERIOD SETTING Daily Veterans Commercial - Scenario 1 l l i2412021 No: City: Zip/Postal Code: Client Name: Edition: Land Use Independent Size Time Period Method Variable 822 - Strip Retail Plaza 1000 Sq. Ft. GLA 11 Weekday Average (&lt;40k) (General 54.45 Urban/Suburban) 945 - Convenience 1000 Sq. Ft. GFA 6 Weekday Average Store/Gas Station - 700.43 VFP (9-15) (General Urban/Suburban) (0) indicates small sample size, use carefully Land Use 822 - Strip Retail Plaza (&lt;40k) 945 - Convenience StorelGas Station TRAFFIC REDUCTIONS Tnp Generation Manual, 11th Ed Entry Exit Total 30010I 299(e) 599(c) 50% 50% 2102 2101 4203 50% 50% Entry Adjusted Entry Exit Reduction Adjusted Exit Reduction 0% 300 0% 299 0% 2102 0% 2101 INTERNAL TRIPS 822 - Strip Retail Plaza (&lt;40k) 945 - Convenience Store/Gas Station Exit 299 Demand Exit: 0 % (0) BalanOced: Demand Entry: 0 % (0) Entry 2102 Entry 300 Demand Entry: 0 % (0) BalanOced: Demand Exit: 0% (0) Exit 2101 822 - Strip Retail Plaza (&lt;40k) Internal Trips Total Trips N5 - Convenience Total External Trips Store/Gas Station Entry 300 (100%) 0 (0%) 0 (0%) 300 (100%) Exit 299 (100%) 0 (0%) 0 (0%) 299 (100%) Total 599 (100%) 0 (0%) 0 (0%) 599 (100%) US - Convenience Store/Gas Station I Trebilcock Consulting Solutions, PA P a g e 1 37 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 Total Trips Intsmal Trips External Trips 922 - Strip Retail Plaza Total (&—p:R:40k) Entry 0 (0%) 0 (0%) 2102 (100%) Exit 2101 000%) 0 (0%) 0 (0%) `2101 (100%) Land Use 822 - Strip Retail Plaza (&It;40k) 945 - Convenience Store/Gas Station EXTERNAL TRIPS Extemal Trips Pass -by% 599 15 4203 40 ITE DEVIATION DETAILS Pass -by Trips Non -pass -by Tri ps 90 509 1681 2522 Weekday Landuse No deviations from ITE. Methods No deviations from ITE. External Trips 822 - Strip Retail Plaza (&lt;40k) (General Urban/Suburban) ITE does not recommend a particular pass -by% for this case. 945 - Convenience StorelGas Station - VFP (9-15) (General Urban/Suburban) ITE does not recommend a particular pass -by% for this case. SUMMARY Total Entering 2402 Total Exiting 2400 Total Entering Reduction 0 Total Exiting Reduction 0 Total Entering Internal Capture Reduction 0 Total Exiting Internal Capture Reduction 0 Total Entering Pass -by Reduction 886 Total Exiting Pass -by Reduction 885 Total Entering Non -Pass -by Trips 1516 Total Exiting Non -Pass -by Trips 1515 Trebilcock Consulting Solutions, PA P a g e 138 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 PERIOD SETTING Analysis Name : AM Peak Hour Project Name : Veterans Commercial - No: Scenario 1 Date: 11/24/2021 City: StatelProvince: Zip/Postal Code: Country: Client Name: Analyst's Name: Edition: Trip Generation Manual, 11th Ed Land Use Independent Size Time Period Method Entry Exit Total Variable 822 - Strip Retail Plaza 1000 Sq. Ft. GLA 11 Weekday, Peak Average 16{0} 10(0) 26(0) (&lt;40k) (General Hour of Adjacent 2.36 62% 38% Urban/Suburban) Street Traffic, One Hour Between 7 and 9 am_ 945 - Convenience 1000 Sq. Ft. GFA 6 Weekday, Peak Average 170 169 339 Store/Gas Station - Hour of Adjacent 56.52 50% 60% VFP (9-15) (General Street Traffic, Urban/Suburban) One Hour Between 7 and 9 a_m_ (0) indicates small sample size, use carefully. TRAFFIC REDUCTIONS Land Use Entry Reduction Adjusted Entry Exit Reduction Adjusted Exit 822 - Strip Retail Plaza (&It,401k) 0 % 16 0 % 10 945 - Convenience Store/Gas Station 0 % 170 0 % 169 INTERNAL TRIPS 822 - Strip Retail Plaza (&lt;40k) 945 - Convenience Store/Gas Station Exit 10 Demand Exit: 0 % (0) BalanOced. Demand Entry: 0 % (0) Entry 170 Entry 16 Demand Entry: 0 % (0) BalanOced: Demand Exit: 0 % (0) Exit 169 822 - Strip Retail Plaza (&lt;40k) Internal Trips Total Trips 945 • Convenience Total External Trips StorelGas Station Entry 16 000%) 0 (0%) 0 (0%) 16 (100%) Exit 10 (100%) 0 (0%) 0 (0%) 10 (100%) Total 1215, (100%) 10 (0%) 0 (0%) 126 (100%) Trebilcock Consulting Solutions, PA P a g e 139 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 945 - Convenience Store/Gas Station Internal Trips Total Trips External Trips gn - Strip Retail Plaza Totd (&It;40k) Entry 170 (100%) 170 (100%) 0 (0%) 0 (0%) Exit 169 (100%) 0 (0%) 0 (0%) 169 (100%) Total 339 (100%) 0 (0%) 0 (0%) 339 (100%) Land Use 822 - Strip Retail Plaza (&lt;40k) 945 - Convenience Store/Gas Station EXTERNAL TRIPS External Trips Pass -by% 26 25 339 50 ITE DEVIATION DETAILS Pass -by Trips Non -pass -by Trips 7 19 170 169 Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. Landuse No deviations from ITE. Methods No deviations from ITE. External Trips 822 -Strip Retail Plaza (&It;40k) (General Urban/Suburban) ITE does not recommend a particular pass -by% for this case. 945 - Convenience Store/Gas Station - VFP (9-15) (General Urban/Suburban) ITE does not recommend a particular pass -by% for this case. Total Entering 186 Total Exiting 179 Total Entering Reduction 0 Total Exiting Reduction 0 Total Entering Internal Capture Reduction 0 Total Exiting Internal Capture Reduction 0 Total Entering Pass -by Reduction 89 Total Exiting Pass -by Reduction 88 Total Entering Non -Pass -by Trips 97 Total Exiting Non -Pass -by Trips 91 Trebilcock Consulting Solutions, PA P a g e 140 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 PERIOD SETTING Analysis Name : PM Peak Hour Project Name: Veterans Commercial - No: Scenario 1 Date: 11/24/2021 City: StatelProvince: Zip/Postal Code: Country: Client Name: Analyst's Name: Edition: Land Use Independent Size Time Period Method Variable 822 - Strip Retail Plaza 1000 Sq. Ft. GLA 11 Weekday, Peak Best Fit (LOG) (&lt;40k) (General Hour of Adjacent Ln(T) = 0.71 Ln(X) Urban/Suburban) Street Traffic, +2.72 One Hour Between 4 and 6 p.m. 945 - Convenience 1000 Sq. Ft. GFA 6 Weekday, Peak Average Store/Gas Station - Hour of Adjacent 54.52 VFP (9-15) (General Street Traffic, Urban/Suburban) One Hour Between 4 and 6 p.m. TRAFFIC REDUCTIONS Land Use Entry Reduction 822 - Strip Retail Plaza (&It;40k) 0 % 945 - Convenience Store/Gas Station 0 % Trip Generation Manual, 11th Ed Entry Exit Total 42 41 83 51 % 49% 164 163 327 50% 50% Adjusted Entry Exit Reduction Adjusted Exit 42 0 % 41 164 0 % 163 INTERNAL TRIPS 822 - Strip Retail Plaza (&lt;40k) 945 - Convenience Store/Gas Station Exit 41 Demand Exit: 0 % (0) Balanced: Demand Entry: 0 % (0) Entry 164 Entry 42 Demand Entry: 0 % (0) Balanced: Demand Exit: 0 % (0) Exit 163 822 - Strip Retail Plaza (&lt;40k) Internal Trips Total Trips 9" . Convenience Tafd External Trips Store/Gas Station Entry 42 (100%) 0 (0%) 0 (0%) 42 (100%) Exit 41 (100%) 0 (0%) 0 (0%) 41 (100%) Total 1 83 (100%) 0 (0%) 1 0 (0%) 83 (100%) Trebilcock Consulting Solutions, PA P a g e 141 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 17 945 - Convenience StorelGas Station Internal Trips Total Trips 822 - Strip Retail Plaza Total External Trips (&antp;lt;40k) Entry 164 (100%) 0 (0%) 0 (0%) 164 (100%) Exit 163 (100%) 0 (0%) 0 (0%) 163 (100%) Total 327 (100%) 0 (0%) 0 (0%) 327 (100%) Land Use 822 - Strip Retail Plaza (&lt;40k) 945 - Convenience Store/Gas Station EXTFRNAL TRIPS External Trips Pass -by% 83 25 327 50 ITE DEVIATION DETAILS Pass -by Trips Non -pass -by Trips 21 62 164 163 Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Landuse No deviations from ITE. Methods No deviations from ITE. External Trips 822 -Strip Retail Plaza (&It;40k) (General Urban/Suburban) ITE does not recommend a particular pass -by% for this case. 945 - Convenience Store/Gas Station - VFP (9-15) (General Urban/Suburban) ITE does not recommend a particular pass -by% for this case. Total Entering 206 Total Exiting 204 Total Entering Reduction 0 Total Exiting Reduction 0 Total Entering Internal Capture Reduction 0 Total Exiting Internal Capture Reduction 0 Total Entering Pass -by Reduction 92 Total Exiting Pass -by Reduction 93 Total Entering Non -Pass -by Trips 114 Total Exiting Non -Pass -by Trips 111 Trebilcock Consulting Solutions, PA P a g e 142 Livingston Veterans — Commercial Planned Unit Development — Traffic Impact Statement —January 2024 Development Scenario 2 — Trip Generation Project Name: Veterans Commercial - Scenario 2 No: Date: 11/24/2021 City: StatelProvince: Zip/Postal Code: Country: Client Name: Analyst's Name: Edition: Trip Generation Manual, 11th Ed AM PEAK HOUR PM PEAK HOUR LAND USA Entry Exit Entry Exit Entry Exit 161 - Mini -Warehouse (General Urban/Suburban) 58 56 4 3 6 6 Reduction 0 0 0 0 0 0 Internal 0 0 0 0 0 0 Pass -by 0 0 0 0 0 0 Non -pass -by 58 58 4 3 6 6 945 -Convenience StorelGaa Station - VFP (9-15) (General UrbanlSuburban) 6 0) 2102 2101 170 169 164 163 Reduction 0 0 0 0 0 0 Internal 0 0 0 0 0 0 Pass -by 841 B40 85 B5 82 82 Non -pass -by 1261 1261 85 84 82 81 Total 2160 2159 174 172 170 169 Total Reduction 0 0 0 0 0 0 Total Internal 0 0 0 0 0 0 Total Pass -by 841 840 85 85 82 82 TotalNon•pass-by 1319 1 1319 1 89 B7 88 87 (1) 10W 5q. R GFA Trebilcock Consulting Solutions, PA P a g e 143 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 PERIOD SETTING Analysis Name: Daily Project Name : Veterans Commercial - No: Scenario 2 Date: 11/24/2021 City: State/Province: Zip/Postal Code: Country: Client Name: Analyst's Name: Edition: Land Use Independent Size Time Period Method Variable 161 - Mini -Warehouse 1000 Sq. Ft. GFA 80 Weekday Average (General 1.45 Urban/Suburban) 945 - Convenience 1000 Sq. Ft. GFA 6 Weekday Average StorelGas Station - 700.43 VFP (9-15) (General Urban/Suburban) TRAFFIC REDUCTIONS Trip Generation Manual, 11th Ed Entry Exit Total 58 58 116 50% 50% 2102 2101 4203 50% 50% Land Use Entry Adjusted Entry Exit Reduction Adjusted Exit Reduction 151 - Mini -Warehouse 0 % 58 0 % 58 945 - Convenience StorelGas Station 0 % 2102 0 % 2101 INTERNAL TRIPS 151 - Mini -Warehouse 945 - Convenience StorelGas Station Exit 58 Demand Exit: 0 % (0) Balanced: Demand Entry: 0 % (0) Entry 2102 Entry 58 Demand Entry: 0 % (0) Bala 0 Balanced'. Demand Exit: 0 % (0) Exit 2101 151 - Mini -Warehouse Internal Trips Total Trips 945 -Convenience Total External Trips Store/Gan Station Entry 58 (100%) 0 (0%) 0 (0%) 58 (100%) Exit 58 (100%) 0 (0%) 0 (0%) 58 (100%) Total 116 (100%) 0 (0%) 0 (0%) 116 (100%) 945 - Convenience Store/Gas Station Total Trips Internal Tdps External Trips Trebilcock Consulting Solutions, PA P a g e 144 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 151 -Mini-Warehouse Toted Entry 2102 (100%) 0 (0%) 0 (0%) 2102 (100%) Exit 2101 (100%) 0 (0%) 0 (0%) 12101 (100%) Total 4203 (100%) 0 (0%) 0 (0%) 14203 (100%) Land Use 151 - Mini -Warehouse 945 - Convenience Store/Gas Station Weekday Landuse No deviations from ITE. Methods No deviations from ITE. EXTERNAL TRIPS External Trips Pass -by% 116 0 4203 40 ITE DEVIATION DETAILS Pass -by Trips Non -pass -by Tri ps 0 116 1681 2522 External Trips 151 - Mini -Warehouse (General Urban/Suburban) ITE does not recommend a particular pass-by°/a for this case. 945 - Convenience StorelGas Station - VFP (9-15) (General Urban/Suburban) ITE does not recommend a particular pass-bya/a for this case. 7UMMAK7 Total Entering 2160 Total Exiting 2159 Total Entering Reduction 0 Total Exiting Reduction 0 Total Entering Internal Capture Reduction 0 Total Exiting Internal Capture Reduction 0 Total Entering Pass -by Reduction 841 Total Exiting Pass -by Reduction 840 Total Entering Non -Pass -by Trips 1319 Total Exiting Non -Pass -by Trips 1319 Trebilcock Consulting Solutions, PA P a g e 145 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 PERIOD SETTING Analysis Name: AM Peak Hour Project Name : Veterans Commercial - No: Scenario 2 Date: 11 /24/2021 City: StatelProvince: Zip/Postal Code: Country: Client Name: Analyst's Name: Edition: Trip Generation Manual, 11th Ed Land Use Independent Size Time Period Method Entry Exit Total Variable 151 - Mini -Warehouse 1000 Sq. Ft. GFA 80 Weekday, Peak Average 4 3 7 (General Hour of Adjacent 0.09 57% 43% Urban/Suburban) Street Traffic, One Hour Between 7 and 9 a.m. 945-Convenience 1000 Sq. Ft. GFA 6 Weekday, Peak Average 170 169 339 Store/Gas Station - Hour of Adjacent 56.52 50% 50% VFP (9-15) (General Street Traffic, Urban/Suburban) One Hour Between 7 and 9 a.m. TRAFFIC REDUCTIONS Land Use Entry Reduction Adjusted Entry Exit Reduction Adjusted Exit 151 - Mini -Warehouse 0 % 4 0 % 3 945 - Convenience Store/Gas Station 0 % 170 0 % 169 INTERNAL TRIPS 151 - Mini -Warehouse 945 - Convenience Store/Gas Station Exit 3 Demand Exit: 0 % (0) BalanOced: Demand Entry: 0 % (0) Entry 170 Entry 4 Demand Entry: 0 % (0) BalanOced: Demand Exit: 0 % (0) Exit 169 151 - Mini -Warehouse Total Trips Entry 4 (100%) Exit 3 (100%) Internal Trips Total External Trips 0 (0%) 4 (100%) 0 (0%) 3 (100%) 945 -Convenience Store/Gas Station 0 (0%) 0 (0%) Total 7 (100%) 0 (0%) 0 (0%) 7 (100%) Trebilcock Consulting Solutions, PA P a g e 146 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 945 - Convenience StorelGas Station Internal Trips Total Trips External Trips 151 - Mlnl Warehouse 0 (0%) Total 0 (0%) 170 (100%) Entry 170 (100%) Exit 169 (100%) 0 (0%) 0 (0%) 169 (100%) Total 339 (100%) 0 (0%) 0 (0%) 1339 (100%) Land Use 151 - Mini -Warehouse 945 - Convenience StorelGas Station EXTERNAL TRIPS External Trips Pass -by% 7 0 339 50 ITE DEVIATION DETAILS Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. Landuse No deviations from ITE. Methods No deviations from ITE. Pass -by Trips Non -pass -by Trips 0 7 170 169 External Trips 151 - Mini -Warehouse (General Urban/Suburban) ITE does not recommend a particular pass -by°/ for this case. 945 - Convenience Store/Gas Station - VFP (9-15) (General Urban/Suburban) ITE does not recommend a particular pass-by%a for this case. a u m mr-krt r Total Entering 174 Total Exiting 172 Total Entering Reduction 0 Total Exiting Reduction 0 Total Entering Internal Capture Reduction 0 Total Exiting Internal Capture Reduction 0 Total Entering Pass -by Reduction 85 Total Exiting Pass -by Reduction 85 Total Entering Non -Pass -by Trips 89 Total Exiting Non -Pass -by Trips 87 Trebilcock Consulting Solutions, PA P a g e 147 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 PERIOD SETTING Analysis Name: PM Peak Hour Project Name : Veterans Commercial - No: Scenario 2 Date: 11 /24/2021 City: StatelProvince: Zip/Postal Code: Country: Client Name: Analyst's Name: Edition: Land Use Independent Size Time Period Method Variable 151 - Mini -Warehouse 1000 Sq. Ft. GFA 80 Weekday, Peak Average (General Hour of Adjacent 0.15 Urban/Suburban) Street Traffic, One Hour Between 4 and 6 p.m. 945-Convenience 1000 Sq. Ft. GFA 6 Weekday, Peak Average Store/Gas Station - Hour of Adjacent 54.52 VFP (9-15) (General Street Traffic, Urban/Suburban) One Hour Between 4 and 6 p.m. TRAFFIC REDUCTIONS Trip Generation Manual, 11th Ed Entry Exit Total 6 6 12 50% 50% 164 163 327 50% 50% Land Use Entry Reduction Adjusted Entry Exit Reduction Adjusted Exit 151 - Mini -Warehouse 0 % 6 0 % 6 945 - Convenience Store/Gas Station 0 % 164 0 % 163 INTERNAL TRIPS 151 - Mini -Warehouse 945 - Convenience Store/Gas Station Exit 6 Demand Exit: 0 % (0) BalanOced: Demand Entry: 0 % (0) Entry 164 Entry 6 Demand Entry: 0 % (0) BalanOced: Demand Exit: 0 % (0) Exit 163 151 - Mini -Warehouse Total Trips Entry 6 (100%) Exit 6 (100%) Internal Trips Total External Trips 945 -Convenience Store/Gas Station 0 (0%) 0 (0%) 0 (0%) 0 (0%) 6 (100%) 6 (100%) Total 12 (100%) 0 (0%) 0 (0%) 12 (100%) Trebilcock Consulting Solutions, PA P a g e 148 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 945 - Convenience StorelGas Station Internal Trips Total Trips External Trips 151 - Mlnl Warehouse 0 (0%) Total 0 (0%) 164 (100%) Entry 164 (100%) Exit 163 (100%) 0 (0%) 0 (0%) 163 (100%) Total 327 (100%) 0 (0%) 0 (0%) 1327 (100%) Land Use 151 - Mini -Warehouse 945 - Convenience StorelGas Station EXTERNAL TRIPS External Trips Pass -by% 12 0 327 50 ITE DEVIATION DETAILS Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Landuse No deviations from ITE. Methods No deviations from ITE. Pass -by Trips Non -pass -by Trips 0 12 164 163 External Trips 151 - Mini -Warehouse (General Urban/Suburban) ITE does not recommend a particular pass -by°/ for this case. 945 - Convenience Store/Gas Station - VFP (9-15) (General Urban/Suburban) ITE does not recommend a particular pass-by%a for this case. a u m mr-krt r Total Entering 170 Total Exiting 169 Total Entering Reduction 0 Total Exiting Reduction 0 Total Entering Internal Capture Reduction 0 Total Exiting Internal Capture Reduction 0 Total Entering Pass -by Reduction 82 Total Exiting Pass -by Reduction 82 Total Entering Non -Pass -by Trips 88 Total Exiting Non -Pass -by Trips 87 Trebilcock Consulting Solutions, PA P a g e 149 Livingston Veterans — Commercial Planned Unit Development — Traffic Impact Statement —January 2024 Development Scenario 3 — Trip Generation "ad Name: Veterans Commercial -Scenario 3 No: Dab: 11/3012021 Clty- SlablPraWnoa: Zip/Postal Code: Country: CIiard Name: AnslyaPs Name: Edition: Trip Generation Manuel, 11th Ed r,ILY AM PEAT( HOUR PM PEAK HOUR LAND US Entry ExH Entry Exit Entry Exit 621 -Shopping Plaza (40450k) - Supermarket • No (General UrbantSuburbon) 50 (r1 1688 1888 54 33 127 133 Reduction 0 0 0 0 0 0 Internal 0 0 0 0 0 0 Pass -by 253 253 14 8 32 33 Non-paes-by 1435 1435 40 25 95 100 Total 16M 1598 54 33 127 133 Total Reduction 0 0 0 0 0 0 Total Internal 0 0 0 0 0 0 Total Passerby 253 253 14 8 32 33 Total Non-psas•by 1 11435 1435 140 1 25 95 1 100 (1) 10W Sq- Ft GLA Trebilcock Consulting Solutions, PA p a g e 150 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 Analysis Name: Project Name Date: StatelProvince: Country: Analyst's Name: PERIOD SETTING Daily Veterans Commercial - Scenario 3 11 /30/2021 No: City: Zip/Postal Code: Client Name: Edition: Land Use Independent Size Time Period Method Variable 821 - Shopping Plaza 1000 Sq. Ft. GLA 50 Weekday Average (40-150k) - 67.52 Supermarket - No (General Urban/Suburban) TRAFFIC REDUCTIONS Trip Generation Manual, 11th Ed Entry Exit Total 1688 1688 3376 50% 50% Land Use Entry Reduction Adjusted Entry Exit Reduction Adjusted Exit 821 - Shopping Plaza (40-150k) 0 % 1688 0 % 1688 EXTERNAL TRIPS Land Use External Trips Pass -by% 821 - Shopping Plaza (40-150k) 3376 15 ITE DEVIATION DETAILS Weekday Pass -by Trips Non -pass -by Trips 506 2870 Landuse No deviations from ITE. Methods No deviations from ITE. External Trips 821 - Shopping Plaza (40-150k) - Supermarket - No (General Urban/Suburban) ITE does not recommend a particular pass -by% for this case. Trebilcock Consulting Solutions, PA P a g e 151 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 Analysis Name: Project Name Date: StatelProvince: Country: Analyst's Name: PERIOD SETTING AM Peak Hour Veterans Commercial - Scenario 3 11 /30/2021 No: City: Zip/Postal Code: Client Name: Edition: Trip Generation Manual, 11th Ed Land Use Independent Size Time Period Method Entry Exit Total Variable 821 -Shopping Plaza 1000 Sq. Ft. GLA 50 Weekday, Peak Average 54 33 87 (40-150k) - Hour of Adjacent 1.73 62% 38% Supermarket - No Street Traffic, (General One Hour Urban/Suburban) Between 7 and 9 a.m. TRAFFIC REDUCTIONS Land Use Entry Reduction Adjusted Entry Exit Reduction Adjusted Exit 821 - Shopping Plaza (40-150k) 0 % 54 0 % 33 EXTERNAL TRIPS Land Use External Trips Pass -by% Pass -by Trips Non -pass -by Trips 821 - Shopping Plaza (40-150k) 87 25 22 65 ITE DEVIATION DETAILS Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. Landuse No deviations from ITE. Methods No deviations from ITE. External Trips 821 - Shopping Plaza (40-150k) - Supermarket - No (General UrbanlSuburban) ITE does not recommend a particular pass -by% for this case. Trebilcock Consulting Solutions, PA P a g e 152 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 Analysis Name: Project Name Date: StatelProvince: Country: Analyst's Name: PERIOD SETTING PM Peak Hour Veterans Commercial - Scenario 3 11 /30/2021 No: City: Zip/Postal Code: Client Name: Edition: Trip Generation Manual, 11th Ed Land Use Independent Size Time Period Method Entry Exit Total Variable 821 -Shopping Plaza 1000 Sq. Ft. GLA 50 Weekday, Peak Average 127 133 260 (40-150k) - Hour of Adjacent 5.19 49% 51 % Supermarket - No Street Traffic, (General One Hour Urban/Suburban) Between 4 and 6 p.m. TRAFFIC REDUCTIONS Land Use Entry Reduction Adjusted Entry Exit Reduction Adjusted Exit 821 - Shopping Plaza (40-150k) 0 % 127 0 % 133 EXTERNAL TRIPS Land Use External Trips Pass -by% Pass -by Trips Non -pass -by Trips 821 - Shopping Plaza (40-150k) 260 25 65 195 ITE DEVIATION DETAILS Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Landuse No deviations from ITE. Methods No deviations from ITE. External Trips 821 - Shopping Plaza (40-150k) - Supermarket - No (General UrbanlSuburban) ITE does not recommend a particular pass -by% for this case. Trebilcock Consulting Solutions, PA P a g e 153 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 Appendix D Veterans Memorial Boulevard Improvements Trebilcock Consulting Solutions, PA P a g e 154 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 Trebilcock Consulting Solutions, PA P a g e 155 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 tROAD I f - -� ' �— _.-.�.�.� �.�-..-..-. --i- •Q ...... —_—_—_ T.a VETERANS MEMORIAL BOULEVARD - .. 1 , I PROPOSED PROJECT , -ITT— - I LL- .I II , I .I I I rebilcock Consulting Solutions, PA P a g e 156 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 Appendix E Transportation Element Map TR - 5 Trebilcock Consulting Solutions, PA P a g e 157 Livingston Veterans — Commercial Planned Unit Development — Traffic Impact Statement —January 2024 BONITA BEACH RD ,ji ❑ J i r WIGGINS PASS RD PAS � III 41 O111 TH AVE N N W E s 0 0.5 1 2 GIS MAPPING BETH YANG 40CP AMENDED - JUNE 13, 2017 IOrd. No. 2017.25) 3 Miles rEI F� J LEE COUNTY LINE II 1MMOKALEE RD pU _ Y Z ❑ � Z O LL Ve z U VwC] z w� 0. > N I, L VANDERBILT BEACH RD rrl PINE aassimm IMMOKALEE RD I — I 959 z -- GOLDEN GATE BLVD z 0 -- J ' IZD Inde wal Dis im C"Mericd1Mixedr1ft uDisod Vacant Pa -cell C3TCMABochry TR - 5 Northwest Transportation Concurrency Ta Management Dept CA� T Planning Section ® MI-d use Aun,ny center Bubdissia rapsponation — Ex6,IngT—ftR.— Management Area (TCMA) AderhallCelleeter Reads Trebilcock Consulting Solutions, PA P a g e 158 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 Appendix F 2023 AUIR - TCMA Report - Northwest TCMA Trebilcock Consulting Solutions, PA P a g e 159 Livingston Veterans -Commercial Planned Unit Development -Traffic Impact Statement -January 2024 Attachment I TCMA Report Collier County Transportation Concurrency Management System Northwest TCMA AUIR ID street Name From To PkHr-PkDir VIC Ratio Length planes Lane Miles Lane Miles VIC - 1.00 1.0 Airport Road Immokalee Road Vanderbilt Beach Road 0.52 1.97 4 7.9 7.89 2.1 Airport Road Vanderbilt Beach Road Orange Blossom Or, 0,74 1.53 6 92 9.18 2.2 Airport Road Orange Blossom Dr. Pine Ridge Rd. 0.77 2.92 6 17.5 17.51 23.0 Goodlette-Frank Road Immokalee Road Vanderbilt Beach Road 0.71 1.80 2 3.6 3.60 24.1 Goodlette-Frank Road Vanderbilt Beach Road Orange Blossom Dr. 0.62 0.88 4 3.5 3.52 24.2 Goodlelte-Frank Road Orange Blossom Dr. Pine Ride Road 0.68 1.53 6 9.2 9.18 29.0 Gulfshore Drive 111th Avenue Vanderbilt Beach Road 0.28 1,31 2 26 2.62 39.0 111th Avenue N. Gulfshore Drive Vanderbilt Drive 0.47 0.51 2 1.0 1.01 40.0 111th Avenue N. Vanderbilt Drive Tamiami Trail 0.68 1.00 2 20 2.01 41.1 Immokalee Road Tamiami Trail Goodlette-Frank Rd. 0.65 1.47 6 8.8 8.84 41.2 Immokalee Road Goodlette-Frank Rd. Airport Road 0.87 2.47 6 14.8 14.81 42.1 Immokalee Road Airport Road Livingston Rd. 0.91 1.96 6 11.8 11.79 42.2 Immokalee Road Livingston Rd. 1-75 0.88 1.78 7 12.5 12.4E 51.0 Livingston Road Imperial Street Immokalee Road 0.60 3.31 6 19.8 19.85 52.0 Livingston Road Immokalee Road Vanderbilt Beach Road 0.56 1.99 6 12.0 11.96 53.0 Livingston Road Vanderbilt Beach Road Pine Ridge Road 0,53 2.21 6 13.3 13.26 62.0 Old US 41 US 41 (Tamiami Trail) Lee County line 1.13 1.57 2 3.1 0.01) 03.0 Seagate Drive Crayton Road Tam iami Trail 0.54 D.48 4 1.9 1.93 64.0 Pine Ridge Road Tamiami Trail Goodlette-Frank Road 0.74 0.50 6 3.0 3.02 65.0 Pine Ridge Road Goodlette-Frank Road Shirley Street 0.82 0.67 6 4.0 4.05 66.0 Pine Ridge Road ShirleyStreet Airport Road 1.18 D.81 6 4.9 0.00 67.1 Pine Ridge Road Airport Road Livingston Rd. 0.93 2.09 6 12.56 12.56 98.0 Tamiami Trail North Lee County Line Wiggins Pass Road 0,72 1.67 6 10.0 10,02 99.0 Tamiami Trail North Wiggins Pass Road Immokalee Road 1.04 1.52 6 9.1 0.00 100.0 Tamiami Trail North Immokalee Road Vanderbilt Beach Road 0.78 1.51 6 9.1 9.06 101.0 Tamiami Trail North Vanderbilt Beach Road Gulf Park Drive 0.82 1.26 6 7.6 7.58 102.0 Tamiami Trail North Gulf Park Drive Pine Ridge Road 0.72 1.44 6 8.6 8.64 109.0 Vanderbilt Beach Road Gulfshore Drive Tamiami Trail 0.67 1.34 2 2.7 2.68 110.1 Vanderbilt Beach Road Tamiami Trail Goodlette-Frank Road 0.80 1.87 4 7.5 7.50 110.2 Vanderbilt Beach Road Goodlette-Frank Rd. Airport Road 0,74 2.40 4 9.6 9.58 111.1 Vanderbilt Beach Road Airport Road Livingston Rd. 0.92 3.22 6 19.3 19.30 111.2 Vanderbilt Beach Road Livingston Rd. 1-75 0.93 1.00 6 6.0 6.00 114.0 Vanderbilt Drive Lee County Line Wiggins Pass Road 0.60 2.52 2 5.0 5.03 115.0 Vanderbilt Drive Wiggins Pass Road 111th Avenue 0.57 1.49 2 3.0 2.99 117.0 Wiggins Pass Road Vanderbilt Drive Tamiami Trail 0.44 1.05 2 2.1 2.10 142.0 Oran a Blossom Drive Goodlette-Frank Road Airport Road 0.52 1.35 2 2.70 2.70 143-0 Orange Blossom Drive Airport Road Livingston Road 0.70 1.Oi 2 2.02 2.02 59.44 283.39 266.26 Total Lane Miles: 283.4 Lane Miles -1.0 V/C: 266.3 VIC Ratm besed upon Total T.fk, including T.Mr Counts * Totsl Trip Bank Percent Lane Miles Meeting Standard: ".0% DRAFT - MASTER Attachment F-2023 (072823) 20 Trebilcock Consulting Solutions, PA p a g e 160 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 Appendix G Transportation Element Map TR - 7 Trebilcock Consulting Solutions, PA P a g e 161 Livingston Veterans —Com_meP�me Unit Development —r +rbpcao2mm!—anm@zz | § 0 ƒ zs 5 10 15 it a »___�, \ ` � . k� 4 ( ; ��■ 29 7 m I f _ ƒwf.. Ir - * - �•+, � Traffic c w Points Evacuation Routes Water Bodies_____moo �County Boundary TR.7 COLLIER COUNTY HURRICANE EVACUATION ROUTES �m--»--°� o�� _« eAicaConsulting Solutions, PA PaEe 162 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 Appendix H Transportation Element Map TR - 3 Trebilcock Consulting Solutions, PA P a g e 163 .IIim1IJ 4 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 IMMOKALEE LEE COUNTY\,. COLLIER COUNTY 1 INSET 7 1 • SPRINGS ORANGETREE A INSET 2 INSET 4 HENORY COUNTY COLLIER COUNTY N z ;CITY OFt MARCOCO {~ • _ ISLAND L INSET 5 G O OI o c G GULF of OF i MEXICO:.......................................................................... FDOT DISTRICT ONE - MAP 131 FEDERAL FUNCTIONAL CLASSIFICATION / URBAN BOUNDARIES - COLLIER COUNTY Trebilcock Consulting Solutions, PA N W E S 0 l 2 4 6 6 ®Mlles LEGEND - INTERSTATE OTHER FREEWAYS AND EXPRESSWAYS - OTHER PRINCIPAL ARTERIAL - MINOR ARTERIAL - MAJOR COLLECTOR MINOR COLLECTOR LOCAL Q 2010 SMOOTHED URBANIZED BOUNDARY Q 2010 SMOOTHED SMALL URBAN BOUNDARY RECOMMENDED BY - COLLIER COUNTY MPO I $I'L�t DATE FLORIDA DEPARTMENT OF I° 1q TRANSPORTATION DATE APPROVED BY: FEDERAL HIGHWAY ADMINISTRATION DATE FTE 10/31/2013 Page 164 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 Appendix I Access Management Policy - Table 1 Trebilcock Consulting Solutions, PA P a g e 165 Livingston Veterans - Commercial Planned Unit Development - Traffic Impact Statement -January 2024 Table 1 Access Classification and Standards access Facility Features (Median Treatment Minimum Connection Minimum Median Opening Minimum Signal Class and Access Roads) Spacing (feet)(2)(3) Spacing (mile)(2) Directional Full (feet)(2) (feet)(2) 1 Limited Access NIA NIA NIA 1 2 Controlled Access 13201600 1320 2640 0.5 . ■ :........ Arterials, divi::d...... ■ .... M .......... �0......... 1 322 4 Arterials, undivided 6601 330 NIA ......... ..`�... . NIA 5 ..mg■.......Menria`Is,uridivi1ed,•••••.....S33I:726........■EW9-w.■.....ITIA..■......0019■.. Arterials, divided 330 / 220 440 1320/660 4.5 D.51.25 7 Arterials, divided and undivided 125 330 440 0.25 Notes: (Greater than or equal to 45 mph/less than 45 mph) (1) Section Four of this Policy contains supplementary and more detailed instruction for use of these standards. (2) These minimum spacing standards may not he adequate if auxiliary lanes and storage is required (3) Single properties with frontages exceeding the minimum spacing criteria may not necessarily receive permits for the maximum number of possible connections. Trebilcock Consulting Solutions, PA Page 166 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 Appendix 1: Turning Movements Exhibits Trebilcock Consulting Solutions, PA P a g e 167 Livingston Veterans —Commercial Planned Unit Development —Traffic Impact Statement —January 2024 a PROJECT TURNING U lea MOVEMENT MAP BY �- — PERCENTAGE AND PM — OPTION 1 LIVINGSTON RD N_T8__j PEAK HOUR RIGHT-IN/RIGHT/OUT ACCESS 0 falls Park i auonoscra� CnlNrtla Cr �vanaa9fa Cl 49°!°; PM 101 YQierano Memorial Blvd w 25°Jd; PM 51 ma YeSer_o Meraorlel8lad VelCane Menodal9lvd 4rnarana Marial BNd Velwwn Memorial BWd Name -- - Partytenders-8arten;!e�s Q I o.rwley Lti OyME PTO I Allura o � pp¢rdem WY 75°!°; PM 153 c s o a 7 0 R P.rdenav R r = Artlenav 9 a s � PROJECT TURNING oPTION z- LIVwGSTON RD 1__he MOVEMENT MAP BY z DIRECTIONALMEDIAN PERCENTAGE AND PM LEFT IN/RIGHT-IN/RIGHT/OUT ACCESS NTS PEAK HOUR Tally Park Malr ° I eaen— o n ulGema❑ auaaaaer.c 291/o; PM 60 2ggg• PM 5 11 yarana Manrxlal Blvd Yetaan+Maraorlul al.em Yelerarve Menorlal $IVd Velaeas Mm+vodal Blvd Velareao MamodalBMd _ _ Naples _- � Partytenders-Eartende�� Q OVME PTO Allura a .rxfq Lti ppprderm WY 75%; PM 153 51°�; PM 105 aaardaaaw, c s t0 L a Ardena9 ; r f 0 Aroena9 a Trebilcock Consulting Solutions, PA P a g e 168 PENINSULA�, ENGINEERING LIVINGSTON ROAD/VETERANS MEMORIAL BLVD COMMERCIAL INFILL SUBDISTRICT GMPA (PL20220003225) EXHIBIT V.E PUBLIC FACILITIES LEVEL OF SERVICE (LOS) ANALYSIS The subject site is located north of located at the southeast intersection of Livingston Road and Veterans Memorial Boulevard and totaling +4.68 acres, located at the southeast intersection of Livingston Road and Veterans Memorial Boulevard, in Section 13, Township 48 South, Range 25 East. The purpose of this Small-scale Growth Management Plan Amendment (SSGMPA) is to expand the Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict (Subdistrict) to include the vacant Urban Residential parcel to the south, increasing the size from 2.25 acres to 4.68 acres. The update will also provide for a greater variety of commercial uses to serve the surrounding residential and institutional uses and update development standards. The proposed text amendment to the Subdistrict does not authorize residential development, nor increase population within the County. Therefore, there are no significant increases on public facilities as a result of this request. Summary of Existing/Proposed Use: The project site is currently undeveloped. The project site will be developed with a mix of uses. The maximum intensity permitted in the development consists of 50,000 square feet of commercial floor area and 100,000 square feet of indoor self -storage facility. The Capital Improvement Element of the Collier County Growth Management Plan establishes Levels of Service for the following: • Arterial and Collector Roads • Surface Water Management Systems Livingston Road/Veterans Memorial Blvd Commercial Infill Subdistrict Page 1 1 G M PA — PL20220003225 December 1, 2022 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 PENINSULA~� ENGINEERING • Potable Water Systems • Sanitary Sewer Systems • Solid Waste Disposal Facilities • Parks and Recreation Facilities (Community and Regional Parks) • Public School Facilities • Fire Control and EMS Arterial and Collector Roads Please refer to the Traffic Impact Statement for conclusions of the project impacts on the level for service for surrounding roadways. Surface Water Management Systems The Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict/PUDZ project is a commercial project. The stormwater management system with be designed to Collier County and SFWMD standards. A dry detention / retention pond will provide the required water quality and quantity standards prior to discharging off -site into the Livingston Road drainage infrastructure. Potable Water Systems and Sanitary Sewer Systems Potable water and wastewater for the proposed site will be provided by Collier County Utilities. Water service is readily available to the project via an existing 10" water main along the northern frontage of the property within the Veterans Memorial Boulevard right-of-way. Wastewater service is readily available to the project via an existing 12" force main along the same frontage. Water for irrigation will be provided by either a private well or Collier County Utilities subject to the provisions of LDC 4.03.08 C, the Collier County Irrigation Ordinance (2015-27) and other applicable rules and regulations. If a private well is utilized for irrigation, a water use permit through SFWMD will be applied for at the time of SDP permitting. Please see the included CC wastewater flow worksheet and Statement of Utility Provisions for proposed potable water and wastewater demands. See Table 1 for estimated Level of Service demands. Livingston Road/Veterans Memorial Blvd Commercial Infill Subdistrict G M PA — PL20220003225 December 1, 2022 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 Page 1 2 PENINSULA~� ENGINEERING Table 1. Estimated Level of Service Type of Unit Number Consumptive Notes Total Average Peak Total Peak of Units Rate Daily Flow Hour Hour Flow (GPD/Unit) (GPD) Factor* (GPD) Per FAC Seats 360 40 14,400 4.2 59,904 64E-6 Per FAC SF 40,000 0.1 4,000 4.2 16,640 64E-6 Per Per FAC 1 15 15 4.2 62 Employee 64E-6 Per FAC Unit < 200 200 1.0 200 4.2 832 64E-6 Per FAC Unit > 200 563 0.5 282 4.2 1,173 64E-6 Total* 78,553 *Some calculations may be in inconsistent due to rounding Solid Waste Disposal Facilities According to the Collier County 2021 AUIR, currently there is an existing landfill capacity of 12,982,923 tons, and a ten-year landfill capacity requirement of 2,902,259 tons. The estimated life of the landfill is 39 years. The existing landfill capacity is adequate to accommodate the additional tons per capita generated by the proposed project. The level of service is not significantly or adversely impacted by the proposed build -out. Community and Regional Parks The proposed non-residential development is not subject to payment of park impact fees. There will be no adverse impact to community or regional parks associated with the proposed use. Public School Facilities The proposed non-residential development is not subject to payment of school impact fees. There will be no adverse impact to public schools associated with the proposed use. Fire Control and EMS The proposed project is located within the North Collier Fire Rescue District. North Collier Fire Station #48 is located ±0.16-miles south of the subject site. Applicable impact fees will be determined and paid at time of SDP. Livingston Road/Veterans Memorial Blvd Commercial Infill Subdistrict Page 1 3 GMPA — PL20220003225 December 1, 2022 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 3-Miles ��.� Legend ��.� ' LEE COUNTY ♦♦♦ Livingston Rd -Veteran's Memorial Bvld Commercial Infill Subdistrict: 4.6-acres �' ♦♦ IEIJlI� / Lee County Boundary Line / ♦ r Collier County Public Schools 01 2-Miles �` ♦♦ Fire Stations -Emergency Medical Services ''�. / ♦♦ ` Police Stations North Collier Fire Control & Rescue District � ♦ , %` Ll Parks Q Libraries 40 1-Mile , ❑H Hospitals Veterans Memorial Elementary , GGG High ' North Collier Fire Control & Rescue District qj North Naples Middle f Willoughby Acres Neighbhorhood Park NCH North Naples Hospital H North Collier Fire Control & Rescue Distr H Li North Collier Fire Control &Rescue District H Landmark Hospital/Medical Center .*. ♦ Veteran's Commu nity Park ♦ Oakes Neighbhorhood Park North Collier Regional Park Sun-nFun Lagoon ��. 2 SOURCES: COLLIER COUNTY GEO.GRAPFIIC'INFORMATION SYSTEIVIS:13032�--- Mlle PROJECT: CLIENT: EXHIBIT DESC: LIVINGSTON ROAD -VETERAN'S MEMORIAL BOULEVARD LIVINGSTON VETERANS COMMERCIAL, LLC EXHIBIT V.E. -PUBLIC FACILITIES MAP /�� PENINSULA \ COMMERCIAL INFILL SUBDISTRICT NOTES: ENGINEERING LOCATION: SE INTERSECTION OF LIVINGSTON RD 2600 GOLDENGATE PARKWAY NAPLES FL34106 AND VETERANS MEMORIAL BLVD National Flood Hazard Layer FIRMette FEMA LegendXHIBITV.F.1 1` 5 FEE- Inr 0 250 500 1,000 1,500 SEE HIS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR FIRM PANEL LAYOUT a I Without Base Flood Elevation (BFE) !' Zone A, V, A99 SPECIAL FLOOD With BFE or Depth zone AE, AD, AN, VE, AR HAZARD AREAS Regulatory Floodway Livingston Rd -Veteran's Memorial . 0.2% Annual Chance Flood Hazard, Areas oft%annual than foot with average Blvd Commercial Infill Subdistrict depth less than one foot or with drainage areas of less than one Square mile zone x —Future Conditions 1%Annual Chance Flood Hazard zonex t{J Area with Reduced Flood Risk due to OTHER AREAS OF Levee. See Notes. zone x L ry fYVA FLOOD HAZARD Area with Flood Risk due to Leveezone D _ NO SCREEN Area of Minimal Flood Hazard zonex Q Effective LOMRs OTHER AREAS Area of Undetermined Flood Hazard zone D GENERAL "--' Channel, Culvert, or Storm Sewer STRUCTURES I I I I I I I Levee, Dike, or Floodwall Cross Sections with 1%Annual Chance ?�•s Water Surface Elevation e- - - - Coastal Transact - Base Flood Elevation Line (BFE) ZaftB AH Limit of Study Jurisdiction Boundary --- --- Coastal Transact Baseline OTHER - Profile Baseline FEATURES Hydrographic Feature �� • '' ' ! L Digital Data Available pN No Digital Data Available MAP PANELS ® Unmapped The pin displayed on the map is an approximate �ry ZDne A E _ point by the user and does not represent an authoritative ve property location. _ This map complies with FEMA's standards for the use of digital flood maps if it is not void as described below. ° The basemap shown complies with FEMA's basemap accuracy standards The flood hazard Information is derived directly from the authoritative NFHL web services provided by FEMA. This map was exported on 8/17/2022 at 10:58 AM and does not reflect changes or amendments subsequent to this date and time. The NFHL and effective information may change or become superseded by new data over time. This map image is void if the one or more of the following map elements do not appear: basemap imagery, flood zone labels, _ - _ r legend, scale bar, map creation date, community identifiers, 81°45'23"W 26°17'48"N FIRM panel number, and FIRM effective date. Map images for IIIIIIIII� Feet 1 :6 000 unmapped and unmodernized areas cannot be used for 2,000 regulatory purposes. Basemap: USGS National Map: Ortholmagery. Data refreshed October, 2020 _., 75CLIENT: PENINSULAQ COMMERCIAL INIIUL SUBDISTRICT LIVINGSTON VETERANS COMMERCIAL, ULC EXHIBIT DE C: EXHIBIT V.F.2 - WELLFIELD PROTECTION ZONES MAP ENGINEERING LOCATION: 2600 GOLDEN GATE PARKWAY TRACTS 92A9T3 & 108 PEN I NSU LA2,p% ENGINEERING Memorandum Date: October 11, 2023 To: Nancy Gundlach, AICP, PLA, CSM From: Christopher Scott, AICP RE: Livingston Veterans Commercial GMPA/PUDA (PL202200033225 and PL20220003226) NIM Summary A Neighborhood Information Meeting (NIM) was conducted for the above referenced project on Wednesday, October 4, 2023 at 5:30 pm at the Collier County Library Headquarters Branch, Sugden Theater, located at 2385 Orange Blossom Road, Naples, Florida. Approximately thirteen (13) individuals from the public attended the meeting (see attached sign -in sheet). The meeting was simultaneously conducted through Zoom, which had four (4) connections. Individuals associated with the project team that were in attendance included the following: • Christopher Scott, Peninsula Engineering • John English, Peninsula Engineering • Jenna Woodward, Peninsula Engineering • Ciprian Malaescu, Trebilcock Consulting Solutions • Andrew Saluan, Livingston Veterans Commercial, LLC Chris Scott opened the meeting at 5:30 pm and provided a PowerPoint presentation outlining the details of the proposed Growth Management Plan Amendment and Planned Unit Development Rezoning. Following the presentation, the meeting was opened to attendees for comments and questions. The following is a summary of the questions asked, and comments made, by the attendees and responses given by the project team. Question/Comment 1: (Edward Kant, 16360 Viarsa Way #301). 1 live in Talis Park. I don't have any questions or objections. I had the opportunity to download all of material from the County's website and one of thing that caught my eye was southbound left turn into the property off of Livingston which would be determined at time of Site Plan Development. I spoke briefly with Norm about that and my other concern is I wonder if that is the appropriate time to make that determination. I think that the stacking decision I think that it is important on this specific property given its location of the intersection, the new school traffic and the other developments that are being built around there that that be determined very early on. A: to see if it's appropriate and B: if so, what's it going to look like. The reason I'm concerned about it is because it's a very short turn now on that northbound left turn. Since the school opened it can be backed up at very peak moments. It doesn't last long, but its just long enough for people to say 'I wish they'd do something about traffic.' So I PL20220003225 and PL20220003226, Livingston Veterans Commercial GMPA and PUDZ NIM Summary Page 1 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 PENINSULAR, ENGINEERING think if they are going to do anything with the southbound left turn then they need to evaluate the southbound stack and northbound stack as they could interfere with each other. If it sounds like I'm talking about trivialities, I must confess I'm a recovering traffic engineer and was the County's Traffic Director some time before. So that's the concern I have and only about that item. The other concern I have is if you look at the geometry of the recently finished east side of Veterans Memorial, where they're going to come out, it looks like and drives like a single lane but its obviously a through lane in there; they've got it gored out, and I have concerns about traffic coming in and out of that parking lot. Its an area that could create some issues; especially with the signaling timing. They did change the signal timing; there were issues but it now works. The school currently has about 800 students but is planned for 1,800 students. So that traffic is going to triple. We are very fortunate because the elementary school entrance is about a half a mile south on Livingston and that traffic is a nightmare sometimes. So, if there are going to be any adjustments to the access then I think that needs to be done as part of the rezoning. Response: (Chris Scott) Thank you. I just want to touch on this a little bit and I know Ciprian has a lot more knowledge than I do regarding transportation planning issues. I know with a zoning request, there are two transportation related studies that happen. One is done at time of zoning and one at time of Site Development Plan. Typically at time of zoning, the analysis that is done is identifying the number of trips going in and out of the development. And then at time of Site Development Plan they do a concurrency review and that is when they look at traffic lanes and the geometry and determine what improvements need to be made. (Ciprian Malaescu) Ciprian with Trebilcock Consulting Solutions. So only analyzing with the Traffic Impact Statement is about where the access is going to be based on access management policies to County standards. The County staff could go with asking for more restrictions. Question/Comment 2: (Susan Stephens, 15834 Secoya Reserve Circle) It wasn't clear to me when I looked at your drawings if you are planning for the addition of turning lanes off of Livingston? And secondly, with the growth of traffic that is assumed I'm wondering about your plans to put a turning lane on Veteran's Memorial onto the property. My second question, comment is that we live in a very seasonal area and I believe that many of our residents aren't even here yet and I'm wondering if this public meeting should be ... wondering if for the benefit of the majority of the people that live in the area, whether part time or full time, that they have the opportunity to be at the hearing; maybe have a second hearing at the end of November when all of the snowbirds are here. I think in fairness, I didn't get a notification except from my homeowners association. Your sign that is posted is not quite read -able unless you have 20/20 vision; I'm sure that was the requirement and you did your requirement but it was kind of listing and was not up for very long and I don't know the requirement on that. Thank you. Response: (Chris Scott) In regards to the turn lanes, this is the Master Concept Plan. You can see the hatching right before the entrances; those symbolize turn lanes as required by the County. Because this is a divided roadway, Collier County's access management plan does require turn lanes at the entrances. PL20220003225 and PL20220003226, Livingston Veterans Commercial GMPA and PUDZ NIM Summary Page 2 PENINSULA) ENGINEERING The Neighborhood Information Meeting, we are required to have it after the first round of review comments. They do get letters sent to property owners within 500 feet, and as you mentioned, your community had sent an email blast to the residents. We do allow those who cannot make it to the meeting to participate through Zoom and we do have some folks on Zoom currently. There is not a signage requirement for the neighborhood meeting, so I'm not sure about that signage you are referring to. That signage wasn't us or anyone associated with this application. I don't know who put a sign up. (Unintelligible) (Chris Scott) Notifications go out to all owners on record with the Collier County Property Appraiser's Office. So if they have title to the land and they receive tax bills, they would get a notification. We utilize the Property Appraiser's land use records. Question/Comment 3: (Brad Overby, 15894 Secoya Reserve Circle) I'm the President of the Secoya Reserve Association. We have a number of our homeowners here tonight. Just a couple comments, more directed at the County. A lot of us have lived here for thirteen years; we built our homes in this particular development that we are in, and we've watched over these thirteen years a huge amount of growth in this North Naples area of land, development and forestry just being annihilated. And I can't find anything on any of the sites about the environmental impact of this area, of this community. What is being done with all of the development going on; and then, on top of that, now you're starting to add gas stations in other areas of commercial that a lot of us just don't understand. We've got all these facilities that are within a mile and a half of us; you go up and down Livingston and you don't see these types of facilities. We don't see the need for it, plus we feel the environmental impact in the area is far beyond what we expect. I'd like to see if the County has done any type of environmental impact in this particular area of North Naples. That's number 1, and Number 2, when they were building the high school we talked at length with the County about the creation of that road and you guys just created about a mile long drag strip. If you live in our community on Friday and Saturday nights you would be surprised at the speeds these kids are going up and down that road. You've got a high school, a junior high school and a grade school and the people are driving unbelievable 100 miles per hour plus up and down that road. Something has got to be done. We have police that are showing up every day during peak hours, and then that's it; beyond that, we don't see anybody. So it's a huge problem for us in this particular community and by adding this type of retail facilities we just think its going to get worse. So that's just a comment that I have. Beyond that, I'd like to hear more from the County. Response: (Chris Scott) Thank you. Question/Comment 4: (Bill Bowden, Mediterra Community Association) Good afternoon. I'm the general manager of the Mediterra Community Association which is located across the street. Thanks for having this meeting; I have a question and a comment. In the site plan, it was kind of hard to read, I can make out where the gas station is, can you tell me how many of the square feet of the 50,000 will be for this gas station use? PL20220003225 and PL20220003226, Livingston Veterans Commercial GMPA and PUDZ NIM Summary Page 3 PENINSULA) ENGINEERING Response: (Chris Scott) This hasn't been formally designed, but it would be a typical gas station with about 5 to 6,000 square feet. (Bill Bowden) So there would be a lot of opportunity for other uses. I've been with Mediterra for less than 2 years and I have seen a change and know that Veterans will punch all the way to US41. We also know that commercial development is imminent, and that piece of land is probably only good for some type of commercial; so we are aware of that. What we are concerned about is that the developer be aware of our concerns. That if something does go through, that it maintains aesthetically the community appeal that we all know. So that relates specifically to signage and landscaping. There is a new gas station, I think it's on Airport Pulling Road, and it is the most landscaped designed; you can't really tell it's a gas station. I don't think the developer wanted to do it; I think he was asked to do it. So from a neighborhood (cross talk — people told to take side conversations outside). We're very interested in the developer's regard for the aesthetics and that it not be a concrete jungle. (Chris Scott) Thank you. Collier County has supplemental standards for gas stations which require those heavy buffer requirements along the street frontages. There is also significant buffering requirements adjacent to residential zoning districts. So all sides of any proposed gas station would have those thick buffers with berms, where it does make it difficult to see into the site. Commercial uses outside of ... if a gas station goes in, that takes up a lot of the trips that are associated with it, so that would limit what else could go in. If there is a 5 to 6 thousand square foot gas station, then you are not going to see the balance of the commercial square footage being developed. I don't think the site is large enough and the trips associated with a gas station would not allow for it. Question/Comment 5: (Bud Stewart, Secoya Reserve Circle) On the slide you have there, it says maximum number of trips. Are you going to stop people when they go over the number? Response: (Chris Scott) Question is regarding the maximum number of trips. So every land use has a certain number of trips associated with it based off of what that land use is and the size of it. Whenever a development comes in to Collier County, they require a Transportation Impact Statement. It would identify the uses that are being developed and the size of the development and it results in certain number of PM Peak Hour Net Trips. The County monitors every development that comes in, so they keep track of the number of trips and if you propose something that goes over the cap, then you would need to propose something else or reduce the size of the development to stay within the requirements of the PUD. Does that answer your question? (Bud Stewart) (unintelligible) (Chris Scott) For those that are on Zoom and the recording, the comment was 'I've never seen a clean gas station after a week of it opening' and also there are going to be a lot PL20220003225 and PL20220003226, Livingston Veterans Commercial GMPA and PUDZ NIM Summary Page 4 PENINSULA) ENGINEERING more electric vehicles in the future which will make gas stations a less important use in the future. Question/Comment 6: 1 live in Mediterra. A lot of the discussion has been around traffic and I have two questions. How current are the traffic studies and this will probably be a few years away, will there be additional traffic studies done with the intent to limit congestion with the continuing residential development around Livingston Road and North Naples? (Chris Scott) The Traffic Impact Statement that was initially done was fall of 2022.1 don't know if it was updated with the most recent submittal. There will be new Traffic Impact Studies done with any development proposal. It is at those times that they would review impacts and identify if any additional improvements such as turn lanes are necessary. (unintelligible) (Chris Scott) Sir, if you raise your hand I can bring you the microphone so you can be heard. If not, I can just summarize what you said. It was why not redo the study in February when there is more traffic as opposed to a study in the fall of 2022 when no one is here. Those studies are based on land uses that have been approved and they take into account the seasonal populations. The County has certain standards for what the traffic studies need to include. Questions/Comment 7: (Brad Overby) So, its interesting, when the County did the study for us (in regards to Veterans Memorial extension), it was determined by the engineer that no sound barrier walls were needed. Again, we hired, with Imperial, the same engineering group a year and a half later, and they determined that the sound was going to be way above what the County had estimated and as a result had to put a 14-foot tall wall all the way from our community all the way to the high school. And we had to work out with Stock, because of some legal issues, to pick up the cost. So to me, your Impact Studies, we need to know how soon those were done and how well they were done, because we used the very same engineering firm that you did and it came back double or three times the sound level. And that is very concerning for us as homeowners. So, I would like to know when those studies were done and how those studies were done. Response: (Chris Scott) It was fall of 2022 when the studies the current study was done. And they are all available on the County's webportal. The studies are reviewed by Collier County Transortation. I believe we had comments on the initial submittal and then made changes based on those comments. (Brad Overby) But you understand the concern. You get two different studies by the same engineer and get two different results. It's frustrating. (Chris Scott) Let me just clarify that the transportation engineers on this project are working for the developer and not for Collier County and did not handle Collier County's sound study. PL20220003225 and PL20220003226, Livingston Veterans Commercial GMPA and PUDZ NIM Summary Page 5 PENINSULA) ENGINEERING Question/Comment 8: (Susan Stephens) Earlier I had asked a question about notification letters. And should they have been mailed directly to my home? Second queston, I also asked a question if a person has purchased a home and it hasn't been titled yet then how would they know about the meetings because their property hasn't been titled yet. So, that's a concern. And third, I raised the issue that many of the residents do not live in the area full time and suggested that another meeting be held perhaps in November and I wasn't sure if there would be notice of that this evening or some notification at a later date. (Chris Scott) OK ... three questions. For the first question, if you are a property owner with 500 feet of this subject property, and you are listed with the Collier County Property Appraiser as the landowner, then you would have gotten a letter regarding this meeting and any future meetings from us. So, you might be outside of that 500 feet. All notification letters go out to property owners of record with the Collier County Property Appraiser's office. We get the list of names from Collier County GIS; we actually submit a request and they give us a list of names and addresses. We send them out for the NIM and the County would send letters for public hearings before the Planning Commission and for the Board of County Commissioners. In regards to having a second meeting, we are not proposing to having a second meeting. We are having this Neighborhood Information Meeting, which is required by Collier County. This meeting is being simulcast through Zoom. So people do have the opportunity to participate virtually through Zoom. Question/Comment 9: (Michelle Kroll, 15922 Secoya Reserve Circle) It's probably a rhetorical question, but how is this gas station going to benefit all of the residential communities within this area? Response: (Chris Scott) How you measure the benefit is really up to the individual. I know my wife asks me to fill up her car all the time and I would rather have a gas station that is within two -tenths of a mile than 2.5 miles. So, one, it reduces vehicle miles traveled; this will be a convenience retail use located close to the residents. If it is approved, I'm sure many of you will use this gas station. It is convenient to have that nearby. Same with a small restaurant or other service that would be close by. There are conveniences close by. I think a lot of the traffic you see is because all of the residents in the area have to drive two miles away just to get anything they need. So that does add transportation to the roadways. If you have something close by then it reduced the amount of traffic going back and forth all the way to Immokalee Road or Bonita Beach Road. Anyone else? With that I will check our Zoom chat and see if we have any comments or questions. I don not see anything. Response: (Norm Trebilcock, Zoom) Chris, this is Norm. I was just going to make one clarification on the question from the gentleman about the traffic study and timing of the study. The main thing is that the traffic data that we use is from the County's Annual Update and Inventory Report (AUIR) — so that's where the County monitors traffic in the community — and we used the 2022 AUIR. They haven't adopted the 2023 AUIR yet, so we did use their latest collective background data. And the traffic data is what is on the roadways, for example Livingston Road — that is their data that we use and then we apply a growth factor to that in the future. In regards to the trip generation of the project, its based on PL20220003225 and PL20220003226, Livingston Veterans Commercial GMPA and PUDZ NIM Summary Page 6 PENINSULA) ENGINEERING the Institute of Transportation Engineers, which is a traffic standard to use as you've mentioned. So even though this study was created in August or something, we are using the peak data that the county uses in terms of the background traffic on Livingston Road for example. So I just wanted to clarify that as it relates to the question about the data used for the study. (Chris Scott) Could you all hear that answer? That was Norm Trebilcock who is our Transportation consultant. He was noting that the 2022 study that was done, utilized the 2022 Collier County Annual Update and Inventory Report which identifies the trips on the roadways. The County has not yet adopted the 2023, so the TIS that was done utilized the most up to date information available by the County. We also apply a growth factor to account for the growth that has happened in the area. And additionally, the trips that are associated with this project — those figures and numbers all come from the Institute of Transportation Engineers, ITE; they have a big book of all potential land uses so you can find the number of trips that are generated and what the peak hour is for each use. Thank you, Norm. I don't see any other hands going up or any other questions. Feel free to reach out to me by phone or email if you have any questions in the future. This is going to be resubmitted back to Collier County and once it gets scheduled for public hearings you will see an actual sign that is required by code show up on the property, and there will be new letters sent to the landowners within 500 feet. I'm sure your HOA's and Neighborhood Associations will also spread the word if you do not get a letter yourself. Thank you all for coming. End of Neighborhood Meeting. PL20220003225 and PL20220003226, Livingston Veterans Commercial GMPA and PUDZ NIM Summary Page 7