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Agenda 10/14/2025 Item # 8A (Fuel pumps at a Costco WHolesale MPUD-PL20240011790 (companion to Item #9A))10/14/2025 Item # 8.A ID# 2025-3533 Executive Summary *** This item to be heard at 1:00 PM. *** This item requires that Board members provide ex-parte disclosure. Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to approve a Resolution of the Board of Zoning Appeals of Collier County, Florida, granting a waiver from the minimum required separation of 500 feet between facilities with fuel pumps pursuant to Section 5.05.05.B of the Land Development Code, for fuel pumps at a Costco Wholesale, with resulting separation of 132 feet from the property line of the existing 7-Eleven. The property is located in the Commercial Tract of the Hacienda Lakes Mixed Use Planned Unit Development (MPUD) located at the southeast corner of the intersection of Collier Boulevard and Rattlesnake Hammock Road in Section 23, Township 50 South, Range 26 East, Collier County, Florida, consisting of +/-25.86 acres of the +/-2,262 acre MPUD. (PL20240011790) (This Item is a companion to 9.A. PDI- PL20240011559) OBJECTIVE: To have the Board of Zoning Appeals (BZA) review staff's findings and recommendations regarding the above-referenced petition and render a decision regarding the petition; and ensure the project is in harmony with all the applicable codes and regulations in order to ensure that the community's interests are maintained. CONSIDERATIONS: The petitioner requests a waiver from the minimum required separation of 500 feet between facilities with fuel pumps pursuant to Section 5.05.05.B of the Land Development Code, for fuel facilities that will be on property that is separated by Rattlesnake Hammock Road with a distance of 132 feet from the property line of the existing 7-Eleven with fuel pumps. This Automobile Service Station Waiver (ASW) request is a companion petition to Costco Wholesale PDI-PL20240011559. The new facility is proposed to be accessory to a Costco Wholesale within the Commercial Tract of the Hacienda Lakes MPUD. The MPUD currently allows the proposed use, and this request is for approval of the location of the fuel pumps on the northwestern portion of the site to be closer to the intersection of Collier Boulevard and Rattlesnake Hammock Road. The Costco gas station is a members-only gas station, meaning that only Costco members can purchase fuel. The queuing of traffic at Costco will remain internal to the subject property. The proposed Costco Wholesale and fuel facility is adjacent to an outparcel to the west that may be developed for more future commercial activity. ANALYSIS Land Development Code Section 5.05.05.B.1 requires a separation of 500 feet from another facility with fuel pumps as measured from the nearest point. This application is a request to waive the 500-foot separation requirement to locate the fuel pumps closer to the corner of the intersection of Collier Boulevard and Rattlesnake Hammock Road. This would result in a facility with fuel pumps separated by approximately 132 feet from the existing 7-Eleven with fueling pumps. Section 5.05.05.B.2 permits a waiver of the separation requirements for adjacent facilities with fuel pumps separated by natural or man-made boundaries, structures, or other features which offset or limit the necessity for such minimum distance requirements. The BZA’s decision to waive part or all of the distance requirements shall be based on the following factors: 1. Whether the nature and type of natural or manmade, structure, or other feature lying between the proposed establishment and an existing automobile service station is determined by the BZA to lessen the impact of the proposed service station. Such boundary, structure, or other feature may include, but is not limited to, lakes, marshes, nondevelopable wetlands, designated preserve areas, canals, and a minimum of a 4-lane arterial or collector right-of-way. Applicant’s Response: The proposed establishment and the existing Automobile Service Station to the north are separated by Rattlesnake Hammock Road (CR-864) right-of-way, a minimum 4-lane collector. A feature significant to this separation request that should be considered is that the proposed establishment is a Costco Wholesale member- based gas facility associated with the Costco Wholesale store. Furthermore, unlike the existing Automobile Service Station to the north, the proposed establishment is not a conventional automobile service station with gas, a car wash, Page 316 of 6526 10/14/2025 Item # 8.A ID# 2025-3533 and a convenience store. Staff Analysis and Recommendation: The boundary to the north of the subject property is a man-made boundary that is a minimum 4-lane collector right-of-way known as Rattlesnake-Hammock Road. This will lessen any impact the proposed gas service at Costco will have, coupled with the fact that it is a members-only gas station. Therefore, Zoning Staff approves this criterion. 2. Whether the automobile service station is only engaged in the servicing of automobiles during regular, daytime business hours, or, if in addition to or in lieu of servicing, the station sells food, gasoline, and other convenience items during daytime, nighttime, or on a 24 hour basis. Applicant’s Response: The proposed Automobile Service Station will be engaged in providing fuel for vehicles for members of Costco Wholesale, commensurate with the wholesale store’s hours of operation. The fuel facility will not include a convenience store or car wash. Staff Analysis and Recommendation: At the Neighborhood Information Meeting, the applicant committed that the hours of the gas station will coincide with the store hours. The gas station will not be a 24-hour operation. The gas service is only available to Costco members. Therefore, Zoning Staff approves this criterion. 3. Whether the service station is located within a shopping center primarily accessed by a driveway, or if it fronts on and is accessed directly from a platted road right-of-way. Applicant’s Response: The proposed Automobile Service Station is located within a commercially designated parcel in a commercial area in the Hacienda Lakes MPUD, which will be primarily be accessed directly from two ingress/egress driveway locations on Rattlesnake Hammock Road (CR-864) and one ingress/egress driveway connection to the south to a shared circulation road with Physicians Regional Medical Center that provides several access connections to Collier Boulevard (CR- 951). Staff Analysis and Recommendation: Costco's access is primarily serviced from Rattlesnake Hammock Road (CR 864), a County right-of-way classified as a collector road. Therefore, Zoning Staff approves this criterion. 4. Whether the granting of the distance waiver will have an adverse impact on adjacent land uses, especially residential land uses. Applicant’s Response: Granting a distance waiver will not have an adverse impact on adjacent uses. The proposed Automobile Service Station is located within a commercially designated parcel in a developing commercial node in the Hacienda Lakes MPUD, a mixed-use PUD. The commercial parcels and the adjacent medical parcels are well planned to provide adequate separation and transition between various intensities and densities of uses. The vertical improvements, such as the Costco Wholesale building and gas canopy, will be located on the western portion of the parcel to be further separated from adjacent residential uses and the existing FPL powerline easement along the eastern edge of the parcel, which provides more separation and transition. Staff Analysis and Recommendation: The applicant is seeking a distance waiver for the development of a Costco gas station, which would serve as an accessory use for the Costco Wholesale store on site. The gas station is a members-only one that will serve the customers either coming to or leaving from the Costco store, or any other Costco member in transit. The subject property is zoned as a Commercial Tract within the existing Hacienda Lakes MPUD and is located within Activity Center 7, Rattlesnake Hammock Road, and Collier Boulevard, in the Comprehensive Plan Future Land Use Element. Accordingly, “The maximum amount of commercial uses allowed at Activity Center #7 (Rattlesnake Hammock Road and Collier Boulevard) is 40 acres per quadrant,…”. The proposed development is permitted to be developed by right on the subject property since it is a commercial use. The gas station will serve as an accessory to the commercial use. The proposed location of the pumps on site will be in the northwest corner of the subject parcel, as close as possible to the intersection of Rattlesnake Hammock and Collier Boulevard. For the development of the site, it is preferable to Page 317 of 6526 10/14/2025 Item # 8.A ID# 2025-3533 locate the gas service station as far away as possible from nearby residences. The queuing of automobiles will be internal to the Costco site and won’t be a nuisance to adjacent properties or nearby residences. If granted, the auto- service station waiver won’t cause any adverse impacts to adjacent land uses, especially residential land uses. Therefore, Zoning Staff approves this criterion. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC does not typically hear Automobile Service Station Distance Waivers; however, this item was considered by the CCPC at its July 17, 2025 hearing as a companion to the Insubstantial Change petition PDI-PL20240011559. During the July 17 CCPC hearing, several members of the public spoke with concerns about impact of the fuel facility on the neighborhoods to the east, traffic volumes and movements, and safety. The petitioner requested continuance of the ASW petition to allow additional time for submittal of a written Market Study Analysis. The petitioner submitted the Market Study, provided attached as Attachment F. The item was considered at the September 18, 2025 meeting of the CCPC. At this meeting, members of the public spoke with concerns about the inadequacy of the market study, undesirability of the proposed Costco in this location, and the impact of the fuel facility on the neighborhoods to the east, traffic volumes and movements, and safety. Commissioner Chuck Schumacher questioned if transportation staff evaluates the project considering the future planned roadway capacities as part of the evaluation, noting that a future north/south roadway is proposed in the Hacienda Lakes MPUD Master Plan to the east of the project. Transportation staff explained that only current roadways are evaluated, and the current roadways have sufficient capacity. The CCPC voted 4-1 to recommend approval of the ASW based on conformance with the applicable LDC criteria, with Commissioner Schumacher dissenting because the planned north/south road corridor has yet to be completed as a traffic reliever in this area. This item is consistent with the Collier County strategic plan objective to encourage diverse economic opportunities by fostering a business-friendly environment. FISCAL IMPACT: The waiver by and of itself will have no fiscal impact on Collier County. There is no guarantee that the project, at build-out, will maximize its authorized level of development. However, if the waiver is approved, a portion of the land could be developed, and the new development will result in an impact on Collier County public facilities. The County collects impact fees prior to the issuance of a Certificate of Occupancy to help offset the impacts of each new development on public facilities. These impact fees are used to fund projects identified in the Capital Improvement Element of the Growth Management Plan as needed to maintain the adopted Level of Service (LOS) for public facilities. Other fees collected prior to issuance of a building permit include building permit review fees. Finally, additional revenue is generated by application of ad valorem tax rates and that revenue is directly related to the value of the improvements. Please note that impact fees and taxes collected were not included in the criteria used by staff to analyze this petition. GROWTH MANAGEMENT IMPACT: The granting of the ASW will have no impact upon the GMP. LEGAL CONSIDERATIONS: The petitioner is requesting a waiver of the minimum separation requirements between adjacent facilities with fuel pumps required by LDC section 5.05.05.B.1. Pursuant to LDC section 5.05.05.B.2, the BZA may adopt resolutions waiving the minimum distance in whole or in part for facilities with fuel pumps separated by natural or man-made boundaries, structures, or other features which offset or limit the necessity for such minimum distance requirements, when the following criteria is met: 1. Whether the nature and type of natural or man-made boundary, structure, or other feature lying between the proposed establishment and an existing facility with fuel pumps is determined by the BZA to lessen the impact of the proposed facility with fuel pumps. Such boundary, structure, or other feature may include, but is not limited to, lakes, marshes, nondevelopable wetlands, designated preserve areas, canals, and a minimum of a 4- lane arterial or collector right-of-way. Page 318 of 6526 10/14/2025 Item # 8.A ID# 2025-3533 2. Whether the facility with fuel pumps is only engaged in the servicing of automobiles during regular, daytime business hours, or, if in addition to or in lieu of servicing, the facility with fuel pumps sells food, gasoline, and other convenience items during daytime, nighttime, or on a 24 hour basis. 3. Whether the facility with fuel pumps is located within a shopping center primarily accessed by a driveway, or if it fronts on and is accessed directly from a platted road right-of-way. 4. Whether the granting of the distance waiver will have an adverse impact on adjacent land uses, especially residential land uses. The Board must base its decision upon the competent, substantial evidence presented by the written materials supplied to it, including but not limited to the Executive Summary and the oral testimony presented at the BZA hearing as these items relate to these criteria. Should this item be denied, Florida Statutes section 125.022(3) requires the County to provide written notice to the applicant citing applicable portions of an ordinance, rule, statute, or other legal authority for the denial. This item has been approved as to form and legality, and requires a majority vote for BZA approval. – (HFAC) RECOMMENDATIONS: To approve Petition ASW-PL20240011790, Costco Wholesale and the proposed resolution. PREPARED BY: Ray Bellows, AICP, Zoning Manager ATTACHMENTS: 1. Supplemental and Staff Report (9-18 CCPC) 2. Costco ASW Attachment A - Backup Package (7-17 CCPC) 3. Costco ASW Attachment B - Separation Distance Waiver (7-17 CCPC) 4. Costco ASW Attachment C - Draft Resolution ASW 6-12-25 (7-17 CCPC) 5. Costco ASW Attachment D - Legal Ad adn Sign Posting (7-17 CCPC) 6. Costco ASW Attachment E - 7-10-25 - From MSpokojny For CCPC (7-17 CCPC) 7. Costco ASW Attachment F - Market Study 2580101- Costco Wholesale (9-18 CCPC) 8. Costco ASW Attachment G - Public Input - Richardson BCC Presentation Materials (DMR) 9. Sign Posting Affidavit for 10-14 BCC 10. ASW-PL20240011790 Sign Posting for 9-18 CCPCrfs 11. legal ad - agenda IDs 25-3540 & 25-3533 - Costco (Hacienda Lakes) PDI & ASW -10.14.25 BCC Page 319 of 6526 ASW-PL20240011790 - 1 - September 2, 2025 SUPPLEMENTAL STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: PLANNING & ZONING DIVISION GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT HEARING DATE: SEPTEMBER 18, 2025 SUBJECT: ASW – PL20240011790, COSTCO WHOLESALE PROPERTY OWNER/AGENT: Owner: Applicant and Agent: Hacienda Lakes of Naples, LLC Brad C. Wester 7742 Alico Road Costco Wholesale c/o Driver, McAfee, Hawthorne, Fort Myers, FL 33912 & Diebenow, PLLC 1 Independent Drive, Suite 1200 Jacksonville, FL REQUESTED ACTION: A resolution of the Board of Zoning Appeals of Collier County, Florida, granting a waiver from the minimum required separation of 500 feet between facilities with fuel pumps pursuant to section 5.05.05.B of the Land Development Code, for development of a Costco Wholesale, with a resulting separation distance of 132 feet from the property line of the existing 7-Eleven. PROJECT STATUS: This Automobile Service Station Waiver (ASW) was continued at the request of the petitioner during the July 17, 2025 CCPC meeting. The petitioner requested additional time for submittal of a written Market Study Analysis. The petitioner submitted the Market Study, provided attached as Attachment F. The study concludes that the new automobile service station will not oversaturate the market or negatively impact surrounding businesses. The Planning & Zoning Division Staff recommendation remains the same as noted in the previous staff report for the July 17, 2025 CCPC hearing. Analysis indicates that this waiver from the 500-foot separation requirement between facilities with fuel pumps is consistent with the criteria of LDC Section 5.05.05.B.2.a.i – iv, notably the proposed supply of fuel aligns with projected demands for the defined market area, and the proposed location of the pumps will be close to the commercial uses to the north and as close as possible to the intersection of Rattlesnake Hammock and Collier Boulevard, so that the fuel pumps are as far away as possible from nearby residences. Staff recommends that the CCPC forward Petition ASW-PL20240011790, Costco Wholesale, to the Board of Zoning Appeals (BZA) with a recommendation of APPROVAL. Page 320 of 6526 ASW-PL20240011790-Costco Wholesale Page 1 of 7 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION – ZONING SERVICES SECTION GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT HEARING DATE: JULY 17, 2025 SUBJECT: ASW – PL20240011790, COSTCO WHOLESALE APPLICANT/AGENT: Owner: Applicant and Agent: Hacienda Lakes of Naples, LLC Brad C. Wester 7742 Alico Road Costco Wholesale c/o Driver, McAfee, Ft. Myers, FL 33912 Hawthorne & Diebenow, PLLC 1 Independent Drive, Ste 1200 Jacksonville, FL REQUESTED ACTION: A resolution of the Board of Zoning Appeals of Collier County, Florida, granting a waiver from the minimum required separation of 500 feet between facilities with fuel pumps pursuant to section 5.05.05.B of the Land Development Code, for development of a Costco Wholesale, with a resulting separation distance of 132 feet from the property line of the existing 7-Eleven. GEOGRAPHIC LOCATION: The approximately ±25.86 acres subject parcel is in the Commercial Tract of the ±2,262 acre Hacienda Lakes Mixed-Use Planned Unit Development (MPUD) and is located at the southeast corner of the intersection of Collier Boulevard and Rattlesnake Hammock Road in Section 23, Township 50 South, Range 26 East, Collier County, Florida. (See location map on page 2). Page 321 of 6526 ASW-PL20240011790-Costco Wholesale Page 2 of 7 Page 322 of 6526 ASW-PL20240011790-Costco Wholesale Page 3 of 7 PURPOSE/DESCRIPTION OF PROJECT: The governing document for the Hacienda Lakes Mixed-Use Planned Unit Development (MPUD), Ordinance 22-18, approved the subject property as the Commercial Tract in the MPUD, approximately ±25.86 acres. The subject property is identified by the Collier County Parcel ID Number 48586002021 in the Hacienda Lakes MPUD. The MPUD was most recently amended in 2022 by way of Ordinance 22-18. The applicant is requesting to situate an automobile service station as an accessory use for the proposed Costco Wholesale on the subject property. The applicant seeks relief from the LDC Section 5.05.05.B.1 for a relief from the minimum 500-foot separation between facilities with fuel pumps to allow a maximum 132-foot separation between the Costco Wholesale property and the adjacent 7-Eleven property to the north. The gas facilities are separated by the Rattlesnake Hammock Road (CR-864) right-of-way, a 4-lane divided collector. This Automobile Service Station Waiver (ASW) request is a companion petition to Costco Wholesale PDI-PL20240011559. There is only one other Costco Wholesale store with a members-only gas station located in Collier County, and it is approximately 12.7 miles, or an approximate 23-minute drive, away from the proposed Costco Wholesale on the subject property. The next closest Costco Wholesale store with a members-only gas station outside of Collier County is located in Fort Myers, in Lee County, to the north, and is approximately 31.5 miles, or a 31-minute drive, away from the subject property. This ASW is required in order to include a member-based Costco Wholesale gas facility accessory for the proposed primary Costco Wholesale use. The 7-Eleven, located 132 feet to the north, across a 4-lane divided arterial, is a conventional gas station/convenience store, as opposed to the Costco Wholesale member-based store and gas station. SURROUNDING LAND USE & ZONING: This section of the staff report identifies the land uses and zoning classifications for properties near the portion of the PUD affected by the request. North: Rattlesnake Hammock Road R.O.W. and developed mixed-use commercial and residential, zoned Hammock Park Commerce Center Mixed-Use Planned Unit Development (MPUD) East: Vacant, zoned “Residential/Medical Use” tract in the Hacienda Lakes MPUD South: Developed commercial, zoned Collier Regional Medical Center Planned Unit Development (PUD) West: Collier Boulevard R.O.W. and developed commercial, zoned Sierra Meadows PUD Subject Property Zoning Map; Source: Collier County GIS, ESRI SUBJECT PROPERTY Page 323 of 6526 ASW-PL20240011790-Costco Wholesale Page 4 of 7 Base Zoning Map; Source: Collier County GIS, ESRI STAFF ANALYSIS: In summary, the waiver request is from the adjacent property to the north, located at 8004 Rattlesnake Hammock Road, folio number 00416720107, which currently houses an existing 7-Eleven gas station. That gas station has an existing zoning exception of an ASW, HEX No. 21-13, which approved their separation from the existing RaceTrac gas station to the west. Costco only needs a waiver from the gas station to the north, since the separation from property lines is within 500 feet, as shown below. Distance separation exhibit for proposed Costco from existing 7-Eleven; Source: Colliers Engineering & Design SUBJECT PROPERTY Page 324 of 6526 ASW-PL20240011790-Costco Wholesale Page 5 of 7 The subject property is zoned as a Commercial Tract within the existing Hacienda Lakes MPUD. This is also located within Activity Center 7, at the intersection of Rattlesnake Hammock Road and Collier Boulevard, as outlined in the Comprehensive Plan's Future Land Use Element. Accordingly, “The maximum amount of commercial uses allowed at Activity Center #7 (Rattlesnake Hammock Road and Collier Boulevard) is 40 acres per quadrant…”. The proposed gas station is an accessory use to the proposed commercial retail use, which is permitted by right on the subject property. The Costco gas station is a members-only gas station, meaning that only Costco members can purchase fuel, whereas RaceTrac and 7-Eleven can both be used by the public. Consequently, since it’s a members- only club, Costco’s gas station may not generate as much traffic, as it will be the second Costco with a gas station in the county. In comparison to other public gas stations, the queueing of traffic at Costco will remain internal to the subject property. The proposed Costco Wholesale and gas facility is adjacent to an outparcel to the west that may be developed for more future commercial activity. Since its members only, the Costco gas facility will only generate the traffic of Costco members, either coming to and from the proposed Costco Wholesale or other Costco members in general. No other public may use the Costco gas facility. Attachment B is the Separation Distance Exhibit included with the ASW Petition. Therefore, Zoning Staff recommends APPROVAL. STAFF ANALYSIS OF WAIVER FROM SEPARATION REQUIREMENTS FOR AUTOMOBILE SERVICE STATIONS (ASW) CRITERIA The decision to grant the ASW is based on criteria in LDC Section 5.05.05.B.2.a.i - iv, in bold font below. Staff have analyzed this petition relative to these provisions and offers the following responses: i. Whether the nature and type of natural or man-made boundary, structure, or other feature lying between the proposed establishment and an existing facility with fuel pumps is determined by the BZA to lessen the impact of the proposed facility with fuel pumps. Such boundary, structure, or other feature may include, but is not limited to, lakes, marshes, nondevelopable wetlands, designated preserve areas, canals, and a minimum of a 4-lane arterial or collector right-of-way. Applicant’s Response: The proposed establishment and the existing Automobile Service Station to the north are separated by Rattlesnake Hammock Road (CR-864) right-of-way, a minimum 4-lane collector. A feature significant to this separation request that should be considered is that the proposed establishment is a Costco Wholesale member-based gas facility associated with the Costco Wholesale store. Furthermore, unlike the existing Automobile Service Station to the north, the proposed establishment is not a conventional automobile service station with gas, a car wash, and a convenience store. Staff Analysis and Recommendation: The boundary to the north of the subject property is a man- made boundary that is a minimum 4-lane collector right-of-way known as Rattlesnake-Hammock Road. This will lessen any impact the proposed gas service at Costco will have, coupled with the fact that it is a members-only gas station. Therefore, Zoning Staff approves this criterion. ii. Whether the facility with fuel pumps is only engaged in the servicing of automobiles during regular, daytime business hours, or, if in addition to or in lieu of servicing, the facility with fuel pumps sells food, gasoline, and other convenience items during daytime, nighttime, or on a 24-hour basis. Applicant’s Response: The proposed Automobile Service Station will be engaged in providing fuel for vehicles for members of Costco Wholesale, commensurate with the wholesale store’s hours of operation. The fuel facility will not include a convenience store or car wash. Page 325 of 6526 ASW-PL20240011790-Costco Wholesale Page 6 of 7 Staff Analysis and Recommendation: At the Neighborhood Information Meeting, the applicant committed that the hours of the gas station will coincide with the store hours. The gas station will not be a 24-hour operation. The gas service is only available to Costco members. Therefore, Zoning Staff approves this criterion. iii. Whether the facility with fuel pumps is located within a shopping center primarily accessed by a driveway, or if it fronts on and is accessed directly from a platted road right-of-way. Applicant’s Response: The proposed Automobile Service Station is located within a commercially designated parcel in a commercial area in the Hacienda Lakes MPUD, which will be primarily be accessed directly from two ingress/egress driveway locations on Rattlesnake Hammock Road (CR- 864) and one ingress/egress driveway connection to the south to a shared circulation road with Physicians Regional Medical Center that provides several access connections to Collier Boulevard (CR- 951). Staff Analysis and Recommendation: Costco's access is primarily serviced from Rattlesnake Hammock Road (CR 864), a county right-of-way classified as a collector road. Therefore, Zoning Staff approves this criterion. iv. Whether the granting of the distance waiver will have an adverse impact on adjacent land uses, especially residential land uses. Applicant’s Response: Granting a distance waiver will not have an adverse impact on adjacent uses. The proposed Automobile Service Station is located within a commercially designated parcel in a developing commercial node in the Hacienda Lakes MPUD, a mixed-use PUD. The commercial parcels and the adjacent medical parcels are well planned to provide adequate separation and transition between various intensities and densities of uses. The vertical improvements, such as the Costco Wholesale building and gas canopy, will be located on the western portion of the parcel to be further separated from adjacent residential uses and the existing FPL powerline easement along the eastern edge of the parcel, which provides more separation and transition. Staff Analysis and Recommendation: The applicant is seeking a distance waiver for the development of a Costco gas station, which would serve as an accessory use for the Costco Wholesale store on site. The gas station is a members-only one that will serve the customers either coming to or leaving from the Costco store, or any other Costco member in transit. The subject property is zoned as a Commercial Tract within the existing Hacienda Lakes MPUD and is located within Activity Center 7, Rattlesnake Hammock Road, and Collier Boulevard, in the Comprehensive Plan Future Land Use Element. Accordingly, “The maximum amount of commercial uses allowed at Activity Center #7 (Rattlesnake Hammock Road and Collier Boulevard) is 40 acres per quadrant,…”. The proposed development is permitted to be developed by right on the subject property since it is a commercial retail use. The gas station will serve as an accessory to the commercial retail. According to the distance separation exhibit on page 5 of the Staff Analysis section, the proposed location of the pumps on site will be in the northwest corner of the subject parcel. This location is closer to the adjacent commercial uses to the north and as close as possible to the intersection of Rattlesnake Hammock and Collier Boulevard. For the development of the site, it is preferable to locate the gas service station as far away as possible from nearby residences. The queueing of automobiles will be internal to the Costco site and won’t be a nuisance to adjacent properties or nearby residences. The subject property will include a parking lot that exceeds the minimum code requirements and will also comply with the landscape and buffering requirements outlined in the code. If granted, the auto-service station waiver, along with the requested deviations in the companion PDI application, PL20240011559, won’t cause any adverse impacts to adjacent land uses, especially residential land uses. Therefore, Zoning Staff approves this criterion. Page 326 of 6526 ASW-PL20240011790-Costco Wholesale Page 7 of 7 STAFF RECOMMENDATION: Staff recommends that the Collier County Planning Commission (CCPC) forward Petition ASW- PL20240011790, Costco Wholesale, to the Board of Zoning Appeals (BZA) with a recommendation of APPROVAL, subject to include the following attachments: Attachments: Attachment A – Backup Package Attachment B – Separation Distance Exhibit Attachment C – Draft Resolution ASW 6-12-15 Attachment D – Legal Ad and Sign Posting Attachment E - 7-10-25- from MSpokojny - Costco traffic document for CCPC July 2025 Page 327 of 6526 Revised 5/18/2018 Provide to Agents G:\CDES Planning Services\Current\Zoning Staff Information\Job Aides or Help Guides HEARING PACKAGE CHECKLIST Return this form with printed materials A. Backup provided by the County Planner The Planner is responsible for all required data included in the printed packets of information for the Hearing Examiner (Hex) or the Collier County Planning Commission (CCPC). DO NOT ACCEPT DUPLICATES OF ANY DOCUMENTS. MAKE SURE ONLY THE LATEST, ACCEPTED/APPROVED COPY OF THE BELOW DOCUMENTATION. PLEASE CONFIRM THE DOCUMENTS ARE IN THE ORDER DESCRIBED IN “BACKUP PROVIDED BY APPLICANT.” Planner responsible for providing the County Attorney-drafted Ordinance for PUDs and placing in backup materials. AGENTS DO NOT INCLUDE THE PUD DOCUMENT – STAFF PROVIDES THIS TO THE COUNTY ATTORNEY WHEN THE ORDINANCE IS DRAFTED FOR A PUD. THE FINAL PUD ORDINANCE/RESOLUTION IS THE FIRST ITEM AFTER THE STAFF REPORT. [FOR HEX, THE REQUESTED LANGUAGE/ PROPOSED PLAN IS THE FIRST ITEM AFTER THE STAFF REPORT] B. Backup provided by Applicant: PLEASE PROVIDE THE DOCUMENTS IN THE ORDER DESCRIBED BELOW. DO NOT PROVIDE DUPLICATES OF ANY DOCUMENTS. PROVIDE ONLY THE LATEST, ACCEPTED/APPROVED COPY OF THE BELOW DOCUMENTATION. IF THE BACKUP PROVIDED BY APPLICANT IS IN DISARRAY-MEANING IT IS NOT IN THE PROPER ORDER AND/OR THE APPLICANT PROVIDES MULTIPLE DUPLICATES-THE APPLICANT COULD LOSE ITS HEARING DATE. ____ Application, to include but not limited to the following: ____ Narrative of request ____ Property Information ____ Property Ownership Disclosure Form ____ Any other documents required by the specific petition type; such as a variance, a boat dock extension; PUD amendment, rezone request, etc. ____ Disclosure of Property Ownership Interest (if there is additional documentation aside from disclosure form) ____ Affidavit of Unified Control ____ Affidavit of Representation ____ Drawings (may include Cross-Section (for BDEs generally), proposed Boat Dock(s) with Water depth, location maps etc.) ____ NIM Information (Sign in sheet, notes, minutes and transcript/or summary) ✓ Include 3 thumbnail drives of video and/or audio ____ Traffic Impact Study (TIS) ____ Environmental Data ____ Historical/Archeological Survey or Waiver ____ Utility Letter ____ Deviation Justifications X X X X N/A X N/A X X X N/A N/A N/A X N/A PL20240011790 (ASW Application) Page 328 of 6526 Revised 5/18/2018 Provide to Agents G:\CDES Planning Services\Current\Zoning Staff Information\Job Aides or Help Guides ____ Boundary Survey ____ Other documents, as needed, on a case-by-case basis such as relevant prior Ordinances, Conditional Uses, historical documents, any “private or legal” agreements affecting the PUD etc. ___ Submerged Resource Surveys may be included here if required. ____ CD with only one pdf file for all documents in the same order as the packets are put together. They must be in the same order. I understand that by submitting the above materials, it is the agent ’s/applicant’s responsibility to ensure all materials are in the same order for all copies of backup materials to provide to the Hex/CCPC and the CD must contain the documents in one pdf file (not multiple files) in the same order as the printed materials. It is the agent’s responsibility to ensure no documentation is left out. ________________________________________ ____________________ Signature of Agent Representative Date ________________________________________ Printed Name of Signing Agent Representative N/A X N/A N/A JUNE 17, 2025 BRAD WESTER (Electronic PDF file provided in lieu of CD). Page 329 of 6526 State: Name of Property Owner;sͿ: Name of Applicant if different than owner: Address: Telephone: E-Mail Address: Name of Agent: Firm: Address: Telephone: E-Mail Address: City:City: State:State: ZIP:ZIP: Cell:Cell: City:City: ZIP:ZIP: Cell:Cell: Automobile Service Station Petition for Waiver from Separation Application ;ASWͿ APPLICANT CONTACT INFORMATION PROPERTY INFORMATION ͬ ͬ Subdivision: Property I.D. Number: Addressͬ General Location of Subũect Property: SectionͬTownshipͬRange: Lot: BlocŬ: Metes & Bounds Description: Page #: WƌŽǀŝĚĞ Ă ĚĞƚĂŝůĞĚ ůĞŐĂů ĚĞƐĐƌŝƉƚŝŽŶ ŽĨ ƚŚĞ ƉƌŽƉĞƌƚǇ ĐŽǀĞƌĞĚ ďǇ ƚŚĞ ĂƉƉůŝĐĂƚŝŽŶ͗ ;/Ĩ ƐƉĂĐĞ ŝƐ ŝŶĂĚĞƋƵĂƚĞ͕ ĂƚƚĂĐŚ ŽŶ ƐĞƉĂƌĂƚĞ ƉĂŐĞͿ LDC subsection ϱ.0ϱ.0ϱ B.2 & Code of Laws section 2-83 – 2-90 Admintrative Code Chapter 6.G Page 330 of 6526 tZ d,d K>>/Z KhEdz ,^ >Kz/^d Z'h>d/KE^͘ 'h/ zKhZ^>& KZ/E'>z E E^hZ d,d zKh Z /E KDW>/E t/d, d,^ Z'h>d/KE^͘ ZONING INFORMATION Current Zoning of subject property: Adjacent property information: WAIVER REQUEST DETAIL Zoning Land Use N S E W Please address the following waiver request details on an attached separate sheet: ϭ͘What is the extent of the waiver being requested (in linear feet) from the required 500 foot separation?(NOTE: This measurement is the shortest distance between the nearest points of any two lots occupied by an Automobile Service Station, or for which a building permit has been issued.) Ϯ͘The Office of the Hearing Examiner may grant a waiver for part or all of the minimum separation requirements set forth in LDC subsection 5.05.05 B, if it is demonstrated by the applicant and determined by the Office of the Hearing Examiner that the site proposed for development of an Automobile Service Station is separated from another Automobile Service Station by natural or man-made boundaries, structures or other features which offset oƌ limit the necessity for such minimum distance requirements. Staff’s analysis and subsequent recommendation, and the Office of the Hearing Examiner’s determination, are based on the following criteria as provided by LDC section 5.05.05 B. Please provide a narrative, on a separate sheet attached to this application, describing how the waiver complies with the criteria listed below to the extent you wish as it pertains to the proposed use. Ă͘Describe the nature and type of natural or man-made boundary, structure, or other feature lying between the proposed establishment and an existing Automobile Service Station which may, as determined by the reviewing body, lessen the impact of the proposed service station. Such boundary, structure, or other feature may include, but is not limited to, lakes, marshes, nondevelopable wetlands, designated preserve areas, canals, and a minimum of a four-lane arterial or collector right-of-way. ď͘Whether or not the Automobile Service Station is only engaged in the servicing of automobiles during regular, daytime business hours, or if in addition to or in lieu of servicing, the station sells food, gasoline and other convenience items during daytime, nighttime, or on a 24-hour basis. Đ͘Whether the Automobile Service Station is located within a shopping center primarily accessed by a driveway or if it fronts on and is accessed directly from a platted road right-of-way. Ě͘Whether or not the granting of the distance wavier will have an adverse impact on adjacent land uses especially residential land uses. * ROW then Hammock Park Commerce Center MPUD; **ROW then Sierra Meadows PUD Page 331 of 6526 SUBMITTAL REQUIREMENTS CHECKLIST REQUIREMENTS FOR REVIEW REQUIRED NOT REQUIRED Completed Application Completed Addressing Checklist Pre-Application meeting notes Conceptual Site Plan 24 in. x 36 in., along with one reduced copy 8 ½ in. x 11in. Warranty Deed Affidavit of Authorization, signed and notarized Environmental Data Requirements, if required Aerial photographs Electronic copy of all documents and plans *Please advise: The Office of the Hearing Examiner requires all materials to be submitted electronically in PDF format. Letter of no objection from the United States Postal Service. Contact Robert M. Skebe at (239) 435-2122. Written Market Study Analysis ADDITIONAL REQUIREMENTS FOR THE PUBLIC HEARING PROCESS: •Following the completion of the review process by County review staff, the applicant shall submit all materials electronically to the designated project manager. •Please contact the project manager to confirm the number of additional copies required. W>EEZ^ ʹ /E/d /& d, Wd/d/KE E^ dK ZKhd dK d, &K>>Kt/E' Zs/tZ^͗ Bayshore/Gateway Triangle Redevelopment: Executive Director͗ Environmental Review: See Pre-Application Meeting Sign-In Sheet͗ Addressing:Graphics: City of Naples Planning Dir͗͘Historical Review͗ Comprehensive Planning: See Pre-Application Meeting Sign-In Sheet͗ Immokalee Water/Sewer District: Conservancy of SWFL: Parks and Recreation: County Attorney’s Office: Transportation Pathways: Emergency Management: School District (Residential Components): Engineering: Transportation Planning: Other: Utilities Engineering: Page 332 of 6526 Pre-Application fee ΨϱϬϬ͘ϬϬ Automobile Service Station Separation ReƋuirement Waiver: Ψϭ͕ϬϬϬ͘ϬϬ Estimated Legal Advertising Fee: Ψϭ͕ϭϮϱ͘ϬϬ If applicable, an additional fee for Property Owner Notifications will be billed to the applicant after Hearing Examiner hearing date. (Variable) FEE REQUIREMENTS ASSOCIATIONS ŽŵƉůĞƚĞ ƚŚĞ ĨŽůůŽǁŝŶŐ ĨŽƌ Ăůů ƌĞŐŝƐƚĞƌĞĚ ,ŽŵĞ KǁŶĞƌ ͬ ŝǀŝĐ ƐƐŽĐŝĂƚŝŽŶ;ƐͿ ƚŚĂƚ ĐŽƵůĚ ďĞ ĂĨĨĞĐƚĞĚ ďǇ ƚŚŝƐ ƉĞƚŝƚŝŽŶ ĂŶĚ ůŽĐĂƚĞĚ ǁŝƚŚŝŶ ϭ͕ϬϬϬ ĨĞĞƚ ŽĨ ƚŚĞ ƐƵďũĞĐƚ ƉƌŽƉĞƌƚǇ͘ WƌŽǀŝĚĞ ĂĚĚŝƚŝŽŶĂů ƐŚĞĞƚƐ ŝĨ ŶĞĐĞƐƐĂƌǇ͘ /ŶĨŽƌŵĂƚŝŽŶ ĐĂŶ ďĞ ĨŽƵŶĚ ŽŶ ƚŚĞ Civic Associations and Communities page ŽŶ ƚŚĞ ŽĂƌĚ ŽĨ ŽƵŶƚǇ ŽŵŵŝƐƐŝŽŶĞƌ͛Ɛ ǁĞďƐŝƚĞ͘ ƉƉůŝĐĂŶƚ ŝƐ ƌĞƐƉŽŶƐŝďůĞ ĨŽƌ ĂŶĚ ƐŚĂůů ĐŽŶĨŝƌŵ ƚŚĞ ĐƵƌƌĞŶƚ ŵĂŝůŝŶŐ ĂĚĚƌĞƐƐĞƐ ĨŽƌ ĞĂĐŚ ĂƐƐŽĐŝĂƚŝŽŶ ĂƐ ƌĞŐŝƐƚĞƌĞĚ ďǇ ƚŚĞ &ůŽƌŝĚĂ ĞƉĂƌƚŵĞŶƚ ŽĨ ^ƚĂƚĞ͕ ŝǀŝƐŝŽŶ ŽĨ ŽƌƉŽƌĂƚŝŽŶƐ City: State: ZIP: City: State: ZIP: City: State: ZIP: City:State: ZIP: Name of Homeowner ͬ Civic Association: Mailing Address: Name of Homeowner ͬ Civic Association: Mailing Address: Name of Homeowner ͬ Civic Association: Mailing Address: Name of Homeowner ͬ Civic Association: Mailing Address: Name of Homeowner ͬ Civic Association: Mailing Address: City:State: ZIP: Page 333 of 6526 ĂƚĞ ƉƉůŝĐĂŶƚ ^ŝŐŶĂƚƵƌĞ WƌŝŶƚĞĚ EĂŵĞ All fees are ĐŽlleĐƚeĚ aƚ ƚŚe ƚiŵe ŽĨ aƉƉliĐaƚiŽŶ. Property Notification Letters, if required by dŚe >aŶĚ eǀelŽƉŵeŶƚ ŽĚe, will be invoiced after the petition is heard by the Board of County Commissioners͘ Ɛ ƚŚĞ ĂƵƚŚŽƌŝǌĞĚ ĂŐĞŶƚͬĂƉƉůŝĐĂŶƚ ĨŽƌ ƚŚŝƐ ƉĞƚŝƚŝŽŶ͕ / ĂƚƚĞƐƚ ƚŚĂƚ Ăůů ŽĨ ƚŚĞ ŝŶĨŽƌŵĂƚŝŽŶ ŝŶĚŝĐĂƚĞĚ ŽŶ ƚŚŝƐ ĐŚĞĐŬůŝƐƚ ŝƐ ŝŶĐůƵĚĞĚ ŝŶ ƚŚŝƐ ƐƵďŵŝƚƚĂů ƉĂĐŬĂŐĞ͘ / ƵŶĚĞƌƐƚĂŶĚ ƚŚĂƚ ĨĂŝůƵƌĞ ƚŽ ŝŶĐůƵĚĞ Ăůů ŶĞĐĞƐƐĂƌǇ ƐƵďŵŝƚƚĂů ŝŶĨŽƌŵĂƚŝŽŶ ŵĂǇ ƌĞƐƵůƚ ŝŶ ƚŚĞ ĚĞůĂǇ ŽĨ ƉƌŽĐĞƐƐŝŶŐ ƚŚŝƐ ƉĞƚŝƚŝŽŶ͘ ΎĚĚŝƚŝŽŶĂů ĨĞĞ ĨŽƌ ƚŚĞ ϱƚŚ ĂŶĚ ƐƵďƐĞƋƵĞŶƚ ƌĞͲƐƵďŵŝƚƚĂů ǁŝůů ďĞ ĂĐĐĞƐƐĞĚ Ăƚ ϮϬй ŽĨ ƚŚĞ ŽƌŝŐŝŶĂů ĨĞĞ͘ ΎThe completed application, all reƋuired submittal materials, and fees shall be submitted to: 'ƌŽǁƚŚ DĂŶĂŐĞŵĞŶƚ ŽŵŵƵŶŝƚǇ ĞǀĞůŽƉŵĞŶƚ ĞƉĂƌƚŵĞŶƚ ͮ 'D WŽƌƚĂů͗ https:ͬͬcvportal.colliercountyfl.govͬcityviewweb Questions͍ Email: 'DĐůŝĞŶƚƐĞƌǀŝĐĞƐΛĐŽůůŝĞƌĐŽƵŶƚǇĨů͘ŐŽǀ Revised Dec. 13, 2024 Page 334 of 6526 1 of 3 Monday, October 14, 2024 at 15:53:56 Eastern Daylight TimeMonday, October 14, 2024 at 15:53:56 Eastern Daylight Time Subject:Subject:RE: Pre-Application Meeting PL20240011559 Costco Wholesale (SDP) Date:Date:Friday, October 11, 2024 at 4:51:20 PM Eastern Daylight Time From:From:Ray Bellows To:To:Brad Wester, Sean Sammon CC:CC:Maria Martinez, Lisa Blacklidge, Christine Willoughby Attachments:Attachments:image001.png, image002.png, image003.png, image004.png, image005.png, image006.png, CountyLogo-FullColor_948165c4-9665-41b4- 9162-fbb16abW557.png, Facebook_0522f546-5e75-4698-95f9-f15590a3defe.png, Instagram_a8da4774-4b5b-4ad1-8d23- 20e69b3b605d.png, X-Twitter_8d678efc-bd14-44ce-97cf-7fbab1003b00.png, Youtube_0078f7f1-7789-4afd-a015-50689fe1f99b.png, 311IconforSignature_87c558eb-83f5-449b-87c1-3cc5ac8b0859.png Good afternoon, Please be advised that the requested waiver from holding a preapplication meeting has been approved. Respectfully, Ray Zoning Division - Zoning Services Section Growth Management Department 2800 North Horseshoe Drive Telephone: 239.252.2463 Ray Bellows Manager - Planning Zoning Ray.Bellows@colliercountyfl.gov From:From: Brad Wester <BWester@drivermcafee.com> Sent:Sent: Friday, October 11, 2024 11:28 AM To:To: Ray Bellows <Ray.Bellows@colliercountyfl.gov>; Sean Sammon <Sean.Sammon@colliercountyfl.gov> Cc:Cc: Maria MarLnez <Maria.MarLnez@colliercountyfl.gov>; Lisa Blacklidge <Lisa.Blacklidge@colliercountyfl.gov>; ChrisLne Willoughby <ChrisLne.Willoughby@colliercountyfl.gov> Subject:Subject: FW: Pre-ApplicaLon MeeLng PL20240011559 Costco Wholesale (SDP) 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. Ray, Good morning and hope all is well after the storm. Per below, I am seeking a waiver for our PDI pre-application review for the Costco Wholesale project. As you know we’ve had an oWicial pre-app in Jan and then another meeting with you and Sean late August on these matters related to the PDI and the ASW. There was some initial confusion on how to upload these into the portal. We’d like to commence with the oWicial submittals for review to start the process. Please let me know if we are authorized to proceed without a pre-app submittal. I’ve copied Maria on this per our original email this morning. Thanks. Brad Page 335 of 6526 2 of 3 From: From: Maria Martinez <Maria.Martinez@colliercountyfl.gov> Date: Date: Friday, October 11, 2024 at 11:21 AM To: To: Brad Wester <BWester@drivermcafee.com> Subject: Subject: RE: Pre-Application Meeting PL20240011559 Costco Wholesale (SDP) Hello Brad, I’m sorry for the confusion; the waiver request will be for the new SDP Pre-Application PL20240011559 (since the one you initially had was for the SDP as well ) and for the PDI. The original SDP Pre-Application was changed to ASW. ! Let me know if you have any questions. Respectfully, Maria Martinez Program Coordinator Operations & Regulatory Management Office:239-252-2906 Maria.Martinez@colliercountyfl.gov From:From: Brad Wester <BWester@drivermcafee.com> Sent:Sent: Friday, October 11, 2024 11:16 AM To:To: Lisa Blacklidge <Lisa.Blacklidge@colliercountyfl.gov> Cc:Cc: Sean Sammon <Sean.Sammon@colliercountyfl.gov>; Maria MarLnez <Maria.MarLnez@colliercountyfl.gov>; ChrisLne Willoughby <ChrisLne.Willoughby@colliercountyfl.gov> Subject:Subject: Re: Pre-ApplicaLon MeeLng PL20240011559 Costco Wholesale (SDP) 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. Lisa and Ray, Good morning. Per the email below from Maria and my recent portal upload, I would like to request a waiver for the ASW pre-app review of this ASW for Costco Wholesale gas distance matter. We originally met in January to discuss the full scope of the project and required approval processes, which included a PDI and ASW. My team also met with Ray and Sean in late August to discuss further. Since then, my team has prepared each app, the PDI and ASW, and uploaded for review. Please let me know. Thank you. Brad From: From: Maria Martinez <Maria.Martinez@colliercountyfl.gov> Date: Date: Friday, October 11, 2024 at 10:34 AM To: To: Brad Wester <BWester@drivermcafee.com> Subject: Subject: Pre-Application Meeting PL20240011559 Costco Wholesale (SDP) Good morning, I am reviewing your request for a Pre-ApplicaLon meeLng for Costco Wholesale (SDP). We have noLced that a previous Pre-ApplicaLon meeLng was held for the same project type under PL20240000445, but the applicaLon type selected was Auto Service StaLon Waiver. Would you like to request a waiver from the Planning Manager for the meeLng, or do you want to proceed with the Pre-ApplicaLon meeLng for the SDP? Respec_ully, Page 336 of 6526 3 of 3 Maria Martinez Program Coordinator Operations & Regulatory Management Office:239-252-2906 Maria.Martinez@colliercountyfl.gov Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. Page 337 of 6526 Costco Wholesale ASW Summary December 2024 ASW REQUEST DETAILS 1. What is the extent of the waiver being requested (in linear feet) from the required 500-foot separation? (NOTE: This measurement is the shortest distance between the nearest points of any two lots occupied by an Automobile Service Station, or for which a building permit has been issued.) Response: The nearest Automobile Service Station to the subject property is located to the north at 8570 Collier Boulevard (CR-951), separated by Rattlesnake Hammock Road (CR- 864) approximately 132’ from the nearest points of each property line. 2. The Office of the Hearing Examiner may grant a waiver for part or all of the minimum separation requirements set forth in LDC subsection 5.05.05 B, if it is demonstrated by the applicant and determined by the Office of the Hearing Examiner that the site proposed for development of an Automobile Service Station is separated from another Automobile Service Station by natural or man-made boundaries, structures or other features which offset or limit the necessity for such minimum distance requirements. Staff’s analysis and subsequent recommendation, and the Office of the Hearing Examiner’s determination, are based on the following criteria as provided by LDC section 5.05.05 B. Please provide a narrative, on a separate sheet attached to this application, describing how the waiver complies with the criteria listed below to the extent you wish as it pertains to the proposed use. a. Describe the nature and type of natural or man-made boundary, structure, or other feature lying between the proposed establishment and an existing Automobile Service Station which may, as determined by the reviewing body, lessen the impact of the proposed service station. Such boundary, structure, or other feature may include, but is not limited to, lakes, marshes, nondevelopable wetlands, designated preserve areas, canals, and a minimum of a four-lane arterial or collector right-of-way. Response: The proposed establishment and the existing Automobile Service Station to the north are separated by Rattlesnake Hammock Road (CR-864) right-of-way, a minimum 4-lane arterial. A feature significant to this separation request that should be considered is the proposed establishment is a Costco Wholesale member-based gas facility associated with the Costco Wholesale store. Furthermore, unlike the existing Automobile Service Station to the north, the proposed establishment is not a conventional automobile service station with gas, car wash and convenience store. b. Whether or not the Automobile Service Station is only engaged in the servicing of automobiles during regular, daytime business hours, or if in addition to or in lieu of servicing, the station sells food, gasoline and other convenience items during daytime, nighttime, or on a 24-hour basis. Response: The proposed Automobile Service Station will be engaged in providing fuel for vehicles for members of Costco Wholesale commensurate with the wholesale store’s hours of operations. The fuel facility will not include a convenience store or car wash. c. Whether the Automobile Service Station is located within a shopping center primarily accessed by a driveway or if it fronts on and is accessed directly from a platted road right-of-way. Response: The proposed Automobile Service Station is located within a commercially designated parcel in a commercial area in the Hacienda Lakes MPUD, Page 338 of 6526 Costco Wholesale ASW Summary December 2024 which will be primarily accessed directly from two ingress/egress driveway locations on Rattlesnake Hammock Road (CR-864) and one ingress/egress driveway connection to the south to a shared circulation road with Physicians Regional Medical Center that provides several access connections to Collier Boulevard (CR- 951). d. Whether or not the granting of the distance wavier will have an adverse impact on adjacent land uses especially residential land uses. Response: Granting a distance waiver will not have an adverse impact on adjacent uses. The proposed Automobile Service Station is located within a commercially designated parcel in a developing commercial node in the Hacienda Lakes MPUD, a mixed-use PUD. The commercial parcels and the adjacent medical parcels are well planned to provide adequate separation and transition between various intensities and densities of uses. The vertical improvements, such as the Costco Wholesale building and gas canopy, will be located on the western portion of the parcel to be further separated from adjacent residential uses and the existing FPL powerline easement along the eastern edge of the parcel, which provides more separation and transition. Page 339 of 6526 PL20240011790Page 340 of 6526 Addressing Checklist 6/14/2024 Page 1 of 2 Growth Management Community Development • Operations & Regulatory Management 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 • www.colliercountyfl.gov/ Addressing Checklist GMCD Public Portal Land Development Code Administrative Code Please complete the following and upload via the CityView Portal with your submittal. Items marked with a * 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. *Name of Owner/Agent: Firm [if agent]: *Address:*City:*State:*ZIP: *Telephone:Cell:Fax: *E-Mail Address: *Folio (Property ID) Number(s) of the subject property or properties [Attach list if necessary]: *Legal Description of subject property or properties [Attach list if necessary]: Street Address(es) where applicable, if already assigned: Applicant Contact Information Location Information Page 341 of 6526 Collier County Addressing Checklist 6/14/2024 Page 2 of 2 Growth Management Community Development • Operations & Regulatory Management 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 • www.colliercountyfl.gov/ 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 of project name and/or street name may be requested by contacting us at GMD_Addressing@colliercountyfl.gov or 239-252-2482 prior to your submittal. Current Project Name: Proposed Project Name: Proposed Street Name: Latest Approved Project Number [e.g., SDP-94-##, PPL-2002-AR-####, PL2017000####] Additional documents may be attached to this form and can include. Checkmark the items included with this application: Requirements for Review: Required: 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.☐ Project Information Submittal Requirement Checklist The completed application, all required submittal materials, and fees shall be submitted to: Growth Management Community Development Department | GMCD Portal: https://cvportal.colliercountyfl.gov/cityviewweb Questions? Email: Front.Desk@colliercountyfl.gov Page 342 of 6526 V VVVV V V V V V V V CARTCARTCARTCARTCARTCARTCARTCARTCARTCOLLIER BOULEVARDRATTLESNAKE HAMMOCK ROAD581' FROMRACETRAC132' FROM 7/11OUTPARCEL±4.1 ACRESPROPERTY GAS EXHIBIT1 REV DATE DRAWN BY DESCRIPTIONSHEET NUMBER:SCALE:PROJECT NUMBER:DRAWN BY:DATE:DRAWING NAME:CHECKED BY:SHEET TITLE:PROTECT YOURSELFCopyright © 2024. Colliers Engineering & Design All Rights Reserved. This drawingand all the information contained herein is authorized for use only by the party forwhom the services were contracted or to whom it is certified. This drawing may notbe copied, reused, disclosed, distributed or relied upon for any other purposewithout the express written consent of Colliers Engineering & Design.ALL STATES REQUIRE NOTIFICATION OFEXCAVATORS, DESIGNERS, OR ANY PERSONPREPARING TO DISTURB THE EARTH'SSURFACE ANYWHERE IN ANY STATEFOR STATE SPECIFIC DIRECT PHONE NUMBERSVISIT: WWW.CALL811.COMC-EXBT-PROP-EASE2024\24000317A\Engineering\Exhibits\C-EXBT-PROP-EASE.dwg\C-01-PROP GAS EXBT By: TATE.MILLER Know what'sbelow.before you dig.CallRREVIEWED B Y :NOTE: DO NOT SCALE DRAWINGS FOR CONSTRUCTION.CITY OF PITTSBURGH DEPARTMENT OF CITY P L A N N I N G APPROVED: __________ _ _ _ _ _ _ _ _ _ _ _ _ _ CITY PLANNI N G C O M M I S S I ON ____________ _ _ _ _ _ _ _ _ _ _ _ CHAIRMAN ATTEST: ___________ _ _ _ _ _ _ _ _ _ _ _ _ ____________ _ _ _ _ _ _ _ _ _ _ _SECRETARYPhone:Engineering& Designwww.colliersengineering.comC O N S U L T I N GEngineering& DesignREV DATE DRAWN BY DESCRIPTION PROPERTY EASEMENTEXHIBITCITY OF NAPLESCOLLIER COUNTYFLORIDAAS SHOWN09/06/24TCMRTM24000317A1.... .... .... .... .... .... .... .... .... .... .... .... .... .... .... .... .... .... .... ....___________________________ofFORPTH EXTON410 Eagleview Boulevard,Suite 104Exton, PA 19341610.254.9140COLLIERS ENGINEERING & DESIGN, INC.DOING BUSINESS AS MASER CONSULTINGDoing Business asNSEWNORTH08080160SCALE : 1" = 80'IMAGE SOURCE: GOOGLE EARTH PRO 2019Page 343 of 6526 Page 344 of 6526 Page 345 of 6526 Page 346 of 6526 Page 347 of 6526 Page 348 of 6526 Page 349 of 6526 Page 350 of 6526 Page 351 of 6526 Page 352 of 6526 OR 4870 PG 267 Page 353 of 6526 AERIAL MAP & PICTURES MAY 2024 | CW20-0503 | STONE MTN, GASEPTEMBER 2024 | CW23-0757 | COLLIER COUNTY FL (SOUTH NAPLES) 4 1 1 2 3 4 32 RATTLESNAKE HAMMOCK RD COLLIER BVLDPage 354 of 6526 BOUNDARY AND TOPOGRAPHIC SURVEY FIELD BOOK:PAGE: 01 XXXX UNAUTHORIZED ALTERATION OR ADDITION TO A SURVEY OR ENGINEERING MAP BEARING A LICENSED LAND SURVEYOR OR PROFESSIONAL ENGINEER IS A VIOLATION OF SECTION 7209, SUB-DIVISION 2, OF THE NEW YORK STATE EDUCATION LAW.ONLY MAPS WITH THE LAND SURVEYOR OR PROFESSIONAL ENGINEER'S SEAL ARE GENUINE TRUE AND CORRECT COPIES OF THE LAND SURVEYOR OR PROFESSIONAL ENGINEER’S ORIGINAL WORK AND OPINION.REVDATEDRAWN BYDESCRIPTIONSHEET NUMBER: SCALE: PROJECT NUMBER: DRAWN BY:DATE: DRAWING NAME: CHECKED BY: SHEET TITLE: PROTECT YOURSELF Copyright © 2024. Colliers Engineering & Design All Rights Reserved. This drawing and all the information contained herein is authorized for use only by the party for whom the services were contracted or to whom it is certified. This drawing may not be copied, reused, disclosed, distributed or relied upon for any other purpose without the express written consent of Colliers Engineering & Design. ALL STATES REQUIRE NOTIFICATION OF EXCAVATORS, DESIGNERS, OR ANY PERSON PREPARING TO DISTURB THE EARTH'S SURFACE ANYWHERE IN ANY STATE FOR STATE SPECIFIC DIRECT PHONE NUMBERS VISIT: WWW.CALL811.COM V-SURV 2021\21007015A\Survey\Plans\V-SURV.dwg\SURVEY NOTES PG 1 By: DFERRAROR REVIEWED BY: NOTE: DO NOT SCALE DRAWINGS FOR CONSTRUCTION. CITY OF PITTSBURGHDEPARTMENT OF CITY PLANNINGAPPROVED: _______________________ CITY PLANNING COMMISSION _______________________ CHAIRMANATTEST: _______________________ _______________________SECRETARY Phone: Engineering & Design www.colliersengineering.com C O N S U L T I N G Engineering & Design ENGINEERS + SURVEYING ALTA/NSPS LAND TITLE BOUNDARY & TOPOGRAPHIC SURVEY TRACT G PLAT BOOK 55, PAGES 10 THROUGH 21 SEC. 23, TWS 50 SOUTH, RANGE 26 EAST CITY OF NAPLES COLLIER COUNTY FLORIDA AS SHOWN 01/03/2024 KE 21007015A 02........................................__________________________ of FOR PTH TAMPA 7284 West Palmetto Park Rd Suite 201-S Boca Raton, FL 33433 561.717.6496 COLLIERS ENGINEERING & DESIGN, INC. DOING BUSINESS AS MASER CONSULTING Doing Business as I N F O R M A T I O N O F F A C T 1.THIS SURVEY AND PLAN IS BASED UPON THE FOLLOWING DATA AND/OR EXCEPTIONS: CERTIFIED TO : COSTCO WHOLESALE CORPORATION FIRST AMERICAN TITLE INSURANCE COMPANY HACIENDA LAKES OF NAPLES, LLC, A FLORIDA LIMITED LIABILITY COMPANY. 2.AREAS: TRACT G = 1,125,715.44 SQ. FT.± / 25.84 ACRES±. 3.THIS IS TO CERTIFY THAT, TO THE BEST OF MY KNOWLEDGE AND BELIEF, THIS MAP OR PLAN IS THE RESULT OF A FIELD SURVEY PERFORMED ON 12/19/23, BY ME OR UNDER MY DIRECT SUPERVISION, IN ACCORDANCE WITH THE RULES AND REGULATIONS PROMULGATED BY THE "FLORIDA BOARD OF SURVEYORS AND MAPPERS." THE INFORMATION DEPICTED HEREON, CORRECTLY REPRESENTS THE CONDITIONS FOUND AT, AND AS OF THE DATE OF THE FIELD SURVEY, EXCEPT SUCH IMPROVEMENTS OR EASEMENTS, IF ANY BELOW THE SURFACE AND NOT VISIBLE. ACCORDINGLY THE UNDERSIGNED PROFESSIONAL IS NOT RESPONSIBLE FOR THE PRESENCE OF UNDERGROUND UTILITIES OR STRUCTURES, IF SAME ARE NOT VISIBLE OR OTHERWISE DISCLOSED BY ANY AFOREMENTIONED DATA LISTED ABOVE. 4.THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IS BASED WERE MADE IN ACCORDANCE WITH THE 2016 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 1, 2, 3, 4, 5, 8, 11, 13, 14, OF TABLE A THEREOF, THE FIELDWORK WAS COMPLETED ON DECEMBER 19, 2023. 5.THE USE OF THE WORD "CERTIFY" OR "CERTIFICATION" CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION REGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THE UNDERSIGNED PROFESSIONAL'S KNOWLEDGE, INFORMATION, AND BELIEF, AND IN ACCORDANCE WITH THE COMMONLY ACCEPTED PROCEDURE CONSISTENT WITH THE APPLICABLE STANDARDS OF PRACTICE, AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE EITHER EXPRESSED OR IMPLIED. 6.THE LOCATION OF ALL UNDERGROUND UTILITIES AS SHOWN HEREON ARE APPROXIMATE AND ARE BASED ON VISIBLE ABOVE GROUND STRUCTURES. NO EXCAVATIONS WERE MADE DURING THE PROGRESS OF THIS SURVEY TO LOCATE BURIED UTILITIES/STRUCTURES, ADDITIONAL BURIED UTILITIES/STRUCTURES MAY BE ENCOUNTERED, THE CONTRACTOR SHALL HAVE ALL UNDERGROUND UTILITIES FIELD VERIFIED BY THE PROPER UTILITY COMPANIES BEFORE ANY CONSTRUCTION BEGINS. 7.HORIZONTAL DATUM = FLORIDA STATE PLANE COORDINATE SYSTEM (FL S.P.C.S.) NAD 1983 EAST(2011 ADJUSTMENT) WAS ESTABLISHED AT THE PROJECT SITE BASED ON REAL TIME KINEMATIC (RTK) GPS OBSERVATIONS. 8.VERTICAL DATUM = NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88) WAS ESTABLISHED AT THE PROJECT SITE BASED ON A NGS BENCHMARK STAMP Y 526 WITH AN ELEVATION OF 11.42' (NAVD88). 9.THE UNDERSIGNED PROFESSIONAL IS NOT QUALIFIED TO DETERMINE THE EXISTENCE OR NONEXISTENCE OF WETLANDS AND/OR TOXIC WASTES. THEREFORE IT SHOULD NOT BE ASSUMED OR CONSTRUED THAT ANY STATEMENT IS BEING MADE BY THE FACT THAT NO EVIDENCE OF WETLANDS OR TOXIC WASTES IS PORTRAYED HEREON. IT IS IN THE BEST INTEREST OF THE CLIENT TO PURSUE THESE MATTERS AS SEPARATE CONCERNS APART FROM THIS SURVEY. 10.THIS SURVEY DOES NOT CONSTITUTE A TITLE SEARCH BY THE SURVEYOR. ALL INFORMATION REGARDING RECORD EASEMENTS, ADJOINERS, AND OTHER DOCUMENTS THAT MIGHT AFFECT THE QUALITY OF TITLE TO TRACT SHOWN HEREON WAS GAINED FROM A TITLE REPORT LISTED IN NOTE 1E ABOVE. 11.THE PARCEL SHOWN HEREON LIES IN FLOOD ZONE "A, AE & X" PER THE FLOOD RATE MAP FOR COLLIER COUNTY, FLORIDA MAP NUMBER 12021C0606J, WITH A REVISION DATE OF FEBRUARY 8, 2024 AS ESTABLISHED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (FEMA). ALL FLOOD ZONE LINES SHOWN HEREON WERE DIGITIZED FROM FLOOD ZONE MAP. COLLIERS ENGINEERING & DESIGN MAKES NO GUARANTIES OR WARRANTIES ON LOCATION ACCURACY. 12.THIS PLAN IS MADE FOR AND CERTIFIED TO THE PARTIES NAMED HEREON FOR THE PURPOSE(S) STATED. NO OTHER PURPOSE IS INTENDED NOR IMPLIED. THE UNDERSIGNED PROFESSIONAL IS NEITHER RESPONSIBLE NOR LIABLE FOR THE USE OF THIS PLAN BEYOND ITS INTENDED PURPOSE. 14.BASIS OF BEARING: THE SOUTHERLY RIGHT OF WAY LINE OF RATTLESNAKE HAMMOCK RD. ALSO BEING THE NORTHERLY BOUNDARY LINE OF TRACT G HAVING A BEARING OF : N00°51'39" E (RTK) 15.WETLAND LINE SHOWN HEREON WERE PREPARED BY COLLIERS ENGINEERING & DESIGN ON DECEMBER 8, 2023. WETLAND LINE ARE PRELIMINARY AND WAITING FOR FINAL APPROVAL. 16.SUBJECT PROPERTY ACCESS RIGHT OF WAY: "RATTLESNAKE HAMMOCK ROAD/CR 864" 17.THE PROPERTY HEREON DESCRIBED IS THE SAME AS THE PERTINENT PROPERTY AS DESCRIBED IN FIRST AMERICAN TITLE INSURANCE COMPANY'S, COMMITMENT NO. NCS-119939-ATL, WITH AN EFFECTIVE DATE OF NOVEMBER 6, 2023. C.) FIELD SURVEY B.) DEED OF RECORD E.) TITLE REPORT D.) PLAT F.) OTHER (SEE REFERENCES) A.) OWNER YES NO FIELD LOCATED ON 12/19/2023 ITEM X PLAT BOOK 55, PAGES 10 THROUGH 21, "HACIENDA LAKES OF NAPLES" FIRST AMERICAN TITLE INSURANCE COMPANY COMMITMENTS NUMBER: NCS-1199393-ATL EFFECTIVE DATE: MAY 20, 2024 AT 7:30 AM X X X X X MAP OF SURVEY ALTA/NSPS LAND TITLE BOUNDARY AND TOPOGRAPHIC SURVEY ATION THEREOF TO THE BEST OF MY KNOWLEDGE AND BELIEF, SUBJECT TO NOTES STATUES, AND THAT THE SKETCH HEREON IS A TRUE AND ACCURATE REPRESENT- 5J-17, FLORIDA ADMINISTRATIVE CODE, PURSUANT TO SECTION 472.027, FLORIDA FORTH BY THE FLORIDA BOARD OF PROFESSIONAL LAND SURVEYORS CHAPTER THIS CERTIFIES THAT THE SURVEY REPRESENTED HEREON WAS PERFORMED UNDER MY DIRECT SUPERVISION AND MEETS THE STANDARDS OF PRACTICE SET OF A FLORIDA LICENSED SURVEYOR AND MAPPER FIELD SURVEY: 02/14/2024 DATE OF AND NOTATIONS SHOWN HEREON. S U R V E Y O R ' S C E R T I F I C A T E NOT VALID WITHOUT THE SIGNATURE AND THE ORIGINAL RAISED SEAL CHARLES D. FERRARO - REGISTERED LAND SURVEYOR FLORIDA CERTIFICATION NO. 4768 HACIENDA LAKES OF NAPLES, LLC. FO CABX FL HY DN S EW NORTHDETAIL 18" REBAR WITH PLASTIC CAP - INDICATES REBAR W/ CAP FOUND, UNLESS OTHERWISE NOTED - INDICATES CONCRETE MONUMENT FOUND L E G E N D - INDICATES REBAR W/ CAP OR MAG NAIL SET, UNLESS OTHERWISE NOTED LOCATION MAP (NOT TO SCALE) - INDICATES MAG NAIL & DISK FOUND, UNLESS OTHERWISE NOTED THIS SURVEY WAS PREPARED WITH THE BENEFIT OF AMERICAN LAND TITLE ASSOCIATION COMMITMENT PREPARED BY "FIRST AMERICAN TITLE INSURANCE COMPANY", UNDER COMMITMENT NUMBER NCS-1199393-ATL, WITH A COMMITMENT DATE OF MAY 20, 2024 AT 07:30 AM. THE BELOW REFERENCED ITEMS ARE NUMBERED AS THEY APPEAR IN SCHEDULE B SECTION II OF THE TITLE COMMITMENT AS FOLLOWS: SCHEDULE B-II EXCEPTIONS: 10.Matters shown on the Plat of Hacienda Lakes of Naples, recorded in Plat Book 55, Page 10; as affected by Scrivener's Affidavit recorded in Book 5154, Page 316 of Official Records; as affected by Scrivener's Affidavit recorded in Book 5154, Page 318 of Official Records; as affected by Clerks Reference Sheet recorded in Book 5024, Page 2448 of Official Records.(DOES AFFECT, PLOTTED) 11.The terms, provisions, and conditions contained in that certain Ordinance 75-20, by the board of County commissioners of Collier county, Florida, recorded in Book 619, Page 1177 of Official Records; as affected by Ordinance 75-21, by the board of County commissioners of Collier county, Florida recorded in Book 619, Page 1182 of Official Records. (DOES AFFECT, BLANKET IN NATURE) 12.Easement granted to Florida Power & Light Company by instrument recorded in Book 692, Page 774 of Official Records; as affected by Memorandum of Right-of-Way Consent Agreement recorded in Book 3857, Page 1047 of Official Records. (DOES AFFECT, PLOTTED) 13.Easement granted to Florida Power & Light Company by instrument recorded in Book 870, Page 343 of Official Records; as affected by Memorandum of Right-of-Way Consent Agreement recorded in Book 3857, Page 1047 of Official Records. (DOES AFFECT, PLOTTED) 14.Easement, granted from William Henry Martin and Inez L. Martin, his wife to Peter P. Hawryluk and Ann M. Hawryluk, recorded in Book 882, Page 1867 of Official Records. (DOES NOT AFFECT) 15.Covenants, Conditions and Restrictions as set forth in Warranty Deed recorded on September 10, 1999 as Book 2590, Page 2071, of Official Records, but deleting any covenant, condition or restriction indicating a preference, limitation or discrimination based on race, color, religion, sex, handicap, familial status or national origin to the extent such covenants, conditions or restrictions violate 42 USC 3604(c). (DOES NOT AFFECT) 16.Covenants, Conditions and Restrictions as set forth in Warranty Deed recorded on March 18, 2003 as Book 3241, Page 3460, of Official Records, but deleting any covenant, condition or restriction indicating a preference, limitation or discrimination based on race, color, religion, sex, handicap, familial status or national origin to the extent such covenants, conditions or restrictions violate 42 USC 3604(c). (DOES NOT AFFECT) 17.Terms and conditions of the Joint Access Easement Agreement between Vision & Faith, Inc., a Florida corporation and Collier HMA, Inc., a Florida corporation recorded in Book 3241, Page 3464 of Official Records; as affected by Amendment to Joint Access Easement Agreement recorded in Book 4045, Page 2151 of Official Records. (DOES AFFECT, BLANKET IN NATURE) 18.The terms, provisions, and conditions contained in that certain Environmental Resource Permit Notice by South Florida Water Management District, recorded in Book 3845, Page 2681 of Official Records. (DOES AFFECT, BLANKET IN NATURE) 19.The terms, provisions, and conditions contained in that certain Order of Taking, recorded in Book 3910, Page 3745 of Official Records; as affected by Stipulated Final Judgment recorded in Book 4631, Page 1163 of Official Records. (DOES AFFECT, PLOTTED) 20.The terms, provisions, and conditions contained in that certain Notice of Environmental Resource or Surface Water Management Permit by the South Florida Water Management District, recorded in Book 4765, Page 504 of Official Records. (DOES AFFECT, PLOTTED) 21.Terms and conditions of the Assignment of Residential Development Rights between Swamp Buggy, Inc., a Florida not-for-profit corporation and Hacienda Lakes of Naples, LLC, a Florida limited liability company recorded in Book 4845, Page 1286 of Official Records. (DOES NOT AFFECT) 22.Terms and conditions of the Assignment of Residential Development Rights between Collier County Junior Deputies League, Inc., a Florida not-for-profit corporation and Hacienda Lakes of Naples, LLC, a Florida limited liability company recorded in Book 4845, Page 1290 of Official Records. (DOES NOT AFFECT) 23.The terms, provisions, and conditions contained in that certain Notice of Department of the Army Permit, recorded in Book 4845, Page 2209 of Official Records. (DOES AFFECT, BLANKET IN NATURE) 24.The terms, provisions, and conditions contained in that certain Notice of Establishment of Hacienda Lakes Community Development District, recorded in Book 4852, Page 1137 of Official Records; as affected by Amended and Restated Notice of Establishment of the Hacienda Lakes Community Development District recorded in Book 5500, Page 3229 of Official Records. (DOES AFFECT, BLANKET IN NATURE) 25.The terms, provisions, and conditions contained in that certain Declaration of Consent to Jurisdiction of Hacienda Lakes Community Development District and to Imposition of Special Assessments, recorded in Book 4928, Page 3894 of Official Records. (DOES AFFECT, BLANKET IN NATURE) 26.Temporary easement granted to Taylor Morrison of Florida Inc., a Florida corporation, according to instrument recorded in Book 4938 page 2470 of Official Records. (DOES NOT AFFECT, PLOTTED) 27.The terms, provisions, and conditions contained in that certain Notice of Adoption of a Development Order, recorded in Book 4968, Page 860 of Official Records. (DOES AFFECT, BLANKET IN NATURE) 28.Easement, granted from Hacienda Lakes of Naples, LLC to Embarq Florida, Inc., d/b/a CenturyLink, recorded in Book 5009, Page 1293 of Official Records. (DOES AFFECT, PLOTTED) 29.Easement granted to Florida Power & Light Company by instrument recorded in Book 5010, Page 833 of Official Records. (DOES NOT AFFECT, PLOTTED) 30.Easement granted to Florida Power Corporation by instrument recorded in Book 5103, Page 569 of Official Records. (DOES NOT AFFECT) 31.The terms, provisions, and conditions contained in that certain Vacation of Dedicated Easement, recorded in Book 5154, Page 313 of Official Records. (DOES AFFECT, PLOTTED) 32.Easement, granted from Hacienda Lakes of Naples, LLC, a Florida limited liability company to Hacienda Lakes Community Development District, a Community Development district formed and existing pursuant to chapter 190, Florida Statues, its successors and assigns, recorded in Book 5154, Page 320 of Official Records; as affected by Amendment to Sign Easement recorded in Book 5363, Page 382 of Official Records. (DOES AFFECT, PLOTTED) 33.The terms, provisions, and conditions contained in that certain Notice of Hurricane Vulnerability Zone, recorded in Book 5451, Page 531 of Official Records. (DOES AFFECT, BLANKET IN NATURE) 34.The terms, provisions, and conditions contained in that certain Recorded Notice of Environmental Resource Permit, recorded in Book 5942, Page 2406 of Official Records. (DOES AFFECT, BLANKET IN NATURE) 35.Easement, granted from Dr. Charles V. Gnau and Elizabeth K. Gnau, et. ux. to Collier County, Florida, Recorded in 981,Ppage 296. (Does not affect) 36. Matters shown on the Plat of Cadenza at Hacienda Lakes of Naples, recorded in Plat Book 74, Page 16. (Does not affect) 37. Easement, granted from Collier HMA Inc. to Collier County, Florida, recorded in Book 3958, Page 2205 of Official Records. (Does not affect) 38. Easement, granted from Sembler Family Partnership #42, ltd. to Collier HMA Inc., recorded in Book 4045, Page 2113 of Official Records. (Did affect at one time, however, expired November 30, 2006) 39. Riparian rights are not guaranteed or insured. Title to no portion of the herein described land lying below ordinary high water mark is hereby insured. 40. Riparian and/or littoral rights are not insured. 41. ALTA/NSPS Land Title Survey prepared by Colliers Engineering & Design under certification and seal of Charles D. Ferraro, Florida Registered Land Surveyor No. 4768, dated February 14, 2024, last revised _______, 2024, designated as Project Jo. 21007015A, discloses the following matters: none NOTE: ALL OF THE RECORDING INFORMATION CONTAINED HEREIN REFERS TO THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, UNLESS OTHERWISE INDICATED. ANY REFERENCE HEREIN TO A BOOK AND PAGE IS A REFERENCE TO THE OFFICIAL RECORD BOOK OF SAID COUNTY, UNLESS INDICATED TO THE CONTRARY. PURSUANT TO SECTION 6(C)(ii) OF THE MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS (EFFECTIVE DATE 2021) COLLIERS ENGINEERING & DESIGN HAS PLOTTED ANY RIGHTS OF WAY, EASEMENTS AND SERVITUDE'S BURDENING THE SURVEYED PROPERTY AS IDENTIFIED IN THE TITLE INSURANCE COMMITMENT PROVIDED BY THE CLIENT OR OBTAINED BY THE SURVEYOR AND STATED IF EACH IS “SHOWN” OR “NOT SHOWN” ON THE SURVEY. THIS CLIENT HAS REQUESTED THAT THE SURVEYOR STATE IF, AS AN OPINION, THE RIGHTS OF WAY, EASEMENTS AND SERVITUDE “AFFECT” OR “DO NOT AFFECT” THE SUBJECT PROPERTY. THESE OPINIONS ARE NOT TO BE CONSIDERED TO BE MADE WITH ANY LEGAL EXPRISE AND SHOULD BE REVIEWED BY CLIENT'S LEGAL REPRESENTATIVE TO VERIFY VALIDITY PRIOR TO RELYING ON THOSE STATEMENTS. TRACT G, HACIENDA LAKES OF NAPLES, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 55, PAGES 10 THROUGH 21, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. LESS AND EXCEPT ANY PORTION THEREOF, CONVEYED TO MHP FL VII, LLLP, A FLORIDA LIMITED LIABILITY LIMITED PARTNERSHIP BY VIRTUE OF THAT CERTAIN SPECIAL WARRANTY DEED, RECORDED IN BOOK 6170, PAGE 301 OF OFFICIAL RECORDS, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. PARCEL 2: EASEMENTS AND OTHER INTERESTS IN REAL PROPERTY AS SET FORTH IN THAT CERTAIN JOINT ACCESS EASEMENT AGREEMENT BETWEEN VISION & FAITH, INC., A FLORIDA CORPORATION AND COLLIER HMA, INC., A FLORIDA CORPORATION RECORDED IN BOOK 3241, PAGE 3464 OF OFFICIAL RECORDS; AS AFFECTED BY AMENDMENT TO JOINT ACCESS EASEMENT AGREEMENT RECORDED IN BOOK 4045, PAGE 2151 OF OFFICIAL RECORDS. DEED BOOK 6170, PAGE 301 PRELIMI N A R Y Page 355 of 6526 RATTLESNAKE HAMMOCK ROAD/CR 864 FO TEPED TEPED E FO E E COLLIER BOULEVARD (COUNTY ROAD 951)HY DG TEPED G G G HY D HY DHY D TEPED FO WHYDTEPED TEPED TEPED TEPED E TEPED G HY DTEPEDTEPED CURVE DATA 60 60 120 SCALE : 1" = 60' 0 Linear unit of measure: US Survey Foot (1 ft = 1200/3937 m) ALTA/NSPS LAND TITLE SURVEY FIELD BOOK:PAGE: 02 XXXX N S EW NORTHUNAUTHORIZED ALTERATION OR ADDITION TO A SURVEY OR ENGINEERING MAP BEARING A LICENSED LAND SURVEYOR OR PROFESSIONAL ENGINEER IS A VIOLATION OF SECTION 7209, SUB-DIVISION 2, OF THE NEW YORK STATE EDUCATION LAW.ONLY MAPS WITH THE LAND SURVEYOR OR PROFESSIONAL ENGINEER'S SEAL ARE GENUINE TRUE AND CORRECT COPIES OF THE LAND SURVEYOR OR PROFESSIONAL ENGINEER’S ORIGINAL WORK AND OPINION.REVDATEDRAWN BYDESCRIPTIONSHEET NUMBER: SCALE: PROJECT NUMBER: DRAWN BY:DATE: DRAWING NAME: CHECKED BY: SHEET TITLE: PROTECT YOURSELF Copyright © 2024. Colliers Engineering & Design All Rights Reserved. This drawing and all the information contained herein is authorized for use only by the party for whom the services were contracted or to whom it is certified. This drawing may not be copied, reused, disclosed, distributed or relied upon for any other purpose without the express written consent of Colliers Engineering & Design. ALL STATES REQUIRE NOTIFICATION OF EXCAVATORS, DESIGNERS, OR ANY PERSON PREPARING TO DISTURB THE EARTH'S SURFACE ANYWHERE IN ANY STATE FOR STATE SPECIFIC DIRECT PHONE NUMBERS VISIT: WWW.CALL811.COM V-SURV 2021\21007015A\Survey\Plans\V-SURV.dwg\V-02-SURVEY By: DFERRAROR REVIEWED BY: NOTE: DO NOT SCALE DRAWINGS FOR CONSTRUCTION. CITY OF PITTSBURGHDEPARTMENT OF CITY PLANNINGAPPROVED: _______________________ CITY PLANNING COMMISSION _______________________ CHAIRMANATTEST: _______________________ _______________________SECRETARY Phone: Engineering & Design www.colliersengineering.com C O N S U L T I N G Engineering & Design ENGINEERS + SURVEYING ALTA/NSPS LAND TITLE BOUNDARY & TOPOGRAPHIC SURVEY PORTION TRACT G PLAT BOOK 55, PAGEs 10 THROUGH 21 SEC. 23, TWS 50 SOUTH, RANGE 26 EAST CITY OF NAPLES COLLIER COUNTY FLORIDA AS SHOWN 01/03/2024 KE XXX 21007015A 02........................................__________________________ of FOR PTH HOLMDEL (Headquarters) 101 Crawfords Corner Road, Suite 3400 Holmdel, NJ 07733 732.383.1950 COLLIERS ENGINEERING & DESIGN, INC. DOING BUSINESS AS MASER CONSULTING Doing Business as FO CABX FL HY D PRELIMI N A R Y Page 356 of 6526 APRIL 2024 | CW23-0567 | ALLEN, TEXAS PG 1 of 11 JULY 2024 | CW23-0757 | SOUTH NAPLES, FL PROXIMITY MAP PROPOSED NAPLES COSTCO EXISTING NAPLES COSTCO 12.7 MI. / 23 MIN FROM PROPOSED EXISTING FORT MYERS COSTCO 31.5 MI. FROM PROPOSED EXISTING MIAMI COSTCO 96.9 MI. FROM PROPOSED EXISTING SARASTOA COSTCO 108 MI. FROM PROPOSED EXISTING PALM BEACH COSTCO 149 MI. FROM PROPOSED COSTCO WAREHOUSES IN NAPLES FLORIDA COSTCO WAREHOUSES IN SOUTH FLORIDA12.7 M I . / 23 M IN Page 357 of 6526 1 IN ATTENDANCE • John Alvarado & Jim Ostrowski- Costco Wholesale representatives • Brad Wester – Driver McAfee Hawthorne & Diebenow (Agent) • David Torres – Hacienda Lakes of Naples, LLC (subject property owner) • Chris Riggle, PE - Colliers Engineering & Design (Civil Engineering) • Ryan Cunningham, PE – Kittleson & Associates (Traffic Engineering) • Juan Zapata – Ware Malcomb (Architectural) • Collier County planning department staff members • Laura Layden (attended virtually on the Microsoft ‘Teams’ video/audio link) • General public, news media, local residents & other community participants • Security personnel and owners of the Swamp Buggy Race/Rec Park facility MEETING MINUTES* Introduction by Brad Wester setting the tone as a recorded public meeting workshop (not a public hearing, but a Neighborhood Information Meeting) as part of the requirement to the group in attendance. Explanation of format of the meeting and timeframe. Identify the six graphic display boards showing project maps and details in the room. Frank Cipolla, the local opposition organizer spoke and thanked the crowd for the turnout and generally echoed what Brad said. Explanation that the facility is for a new Costco Wholesale store with gas on a site that is already commercially zoned for the use. The reason for NIM meeting is explain and present: 1. slight waivers/modifications to PUD Hacienda Lakes Development 2. gas facility within 500 feet of another gas facility (7-eleven) – requires waiver and public notice. This one is a member-only gas facility for Costco, unlike the 7-eleven. COSTCO WHOLESALE NEIGHBORHOOD INFORMATION MEETING Date: February 18th, 2025 Time: 6:00 PM – 7:00 PM Meeting called to order by: Brad Wester, DMH&D Page 358 of 6526 2 QUESTIONS & ANSWERS Community member question (Q)– if you do not get the variance for gas use, will it kill the project? Team Answer (A) – right now it’s early in the process, going though comments Q – 135/140 feet from 7-eleven how will you get that waiver granted? A – Local law requires a 500ft separation, but the process allows the application/request to the county to review of all elements for a waiver. The difference is that this is a member-based service. Q - # of people/patrons getting fuel? Staffing A – that has been programmed into the design for maximum efficiency regarding cars using the facility – traffic and civil engineer in attendance to answer if needed. Q – how many lanes will it be? A – 12 fuel pumps double sided, to avoid line issues and maximize flow of vehicles. Q – where will queuing cars go? A – designed to hold 70 vehicles on site in the queuing lanes. Q – concern RE environmental impact of fueling/ gas facility, doesn’t matter how many cars there are. A – we are adhering to all the federal and local requirements. Q – concern of single entrance and exit and concerns of accidents A – there will be multiple access points to the main roadways. Q – seems like too much in one place A – it’s a commercially zoned site for this type of use already, inherently it comes with need for multiple access points, currently we have 3 – pointed to on physical maps. Q – elementary school nearby? A – cannot comment because not family with the specifics of the school– but it is a factor to the accepted traffic methodology current in review by the county. Q – why Costco has to go here? Is your reward predicted on Costco building in the Hacienda development? It seems ludicrous to take a facility like that with a service station and large building into this small property with 3,000 apartments being built with larger homes, there is larger property on Rt 41 South on way to Goodland where there is public complex. Recommended 2nd site on Collier Blvd as perfect place. Your 3rd entrance has been denied so there are only 2, the hospital should be against this for emergency vehicle access. A - this site is already commercially zoned, that’s one factor, Costco puts a lot of resources into research of the best locations for growth to provide best services and access to members. This is an ideal location for Costco Q – gas facility in proximity to another gas facility Page 359 of 6526 3 A – this gas facility comes with the Costco store, its not abutting the other gas facility, its across the street and it is member based and not public open. Q – when was the last traffic impact study done regarding this and will there be another study be done? How will you address the amount of traffic that is coming? A – last traffic study was submitted in January. is currently in review and going back and forth with county comments. This site is already zoned commercial, its already programmed for a retail store like this. Q – how many people go through Costco in a day? A – traffic wise we anticipate 4500. Q – if you don’t get the waiver? A – its too early to say regarding the waiver, it still has to go through the full process Q – have you taken into account that there are 2 story apartments, nursing homes, etc. in the driving study? A – yes Q – Will there be another community meeting related to the waiver? A – going through the waiver process now, comments and responses, requesting this use specifically, there will be public hearings and there will be more information and detail on landscape, traffic, lighting, etc presented as part of the application details and hearing stage. Q – is there a way to get the gas station without the waiver? A – only if over 500 ft away per code. Q – is there a way to get that distance? A – may be a way to flip the plans, orientation and wayfinding is key to the site for Costco for the consumer, they’re going through the best plan possible now with the current orientation. Q – 500ft regulation is that for a safety concern? A – don’t have an answer but will find out Q – if you can get a waiver on safety. A – safety is # 1 for Costco too. Q – amount of traffic and trips on roadway A – traffic study is in the county’s hands and is public record, going back and forth on comments and responses Q – who do we go to for due process to provide their comments? A – staff, local elected officials and boards. Q – traffic concern, is a county comment – events in area create traffic that blocks the residents, and the road needs to be widened with a light there, she doesn’t have a problem with Costco but big concern for traffic Page 360 of 6526 4 A – going through the process now with county staff for facility Q – traffic – how come study is at specific seasonal time? A – we have a methodology for studies, they followed that process. Q – traffic study – a lot of the new growth was not built yet A – factors of traffic study account for all uses, which started last May (2024) and submitted in Jan (2025). Q – traffic – appreciate studies done but don’t believe it to be accurate since the growth A – traffic methodology is agreed upon from the state level, not by us and going through comments and responses Q – about square footage A – it’s already approved in the PUD, as well as the access points, we are not increasing what is already allowed as square footage, or the use, its already defined as a specific commercial activity center, turn lanes and deceleration lanes are also included Q – 1 – are you looking for any other locations in SE Naples? Q – wouldn’t it be better south of that on E 41? Q – 2 – never seen stand alone Costco, usually in midst of other residential community like this. A – this is the site we are here to talk about tonight Q – why does Costco want to build there? A – Costco has a lot of resources in selecting a site, density, permissibility, and many other factors, this was an optimal site based on emerging growth and existing Costco in the area. They assess many factors. The biggest element is that it is already zoned for commercial use activity. Q – what is the effect of Costco for property values? A – don’t have an answer to property valuation that based on commercial use going into commercial property Q – about the study of environmental aspects, has Costco studied that? A – yes not only in the beginning, but Costco is always in compliance with all regulations federal, and state, unlike other facilities – its tied to operation of store so gas facility closes when the store closes. Q – gas facility on map A – infrastructure looks bigger but its built on whats there. Idk what hes saying less pumps for gas, not typical gas station, latest technology Q – construction vehicles entering and exiting site? A – dedicated loading facility and loading vehicles with products at night not during operating hours, they have it down to a science, its not in street, showed on map, regarding construction. Q – descriptions on delivery times? Page 361 of 6526 5 A – only at night, during closed hours, not operating hours, you won’t see it from residential areas. Regarding construction – there is an element to the construction plan for maintenance of MOT – maintenance of traffic. I don’t have an answer of where it is but there is a specific plan. Q – children, grandchildren – how would you like 4500 cars daily – did you study the height of the traffic and emissions? A – study of cars emissions are not part of the study, different regulations for Naples than California. ANNOUNCEMENT TO WRAP UP MEETING DUE TO TIME EXPIRATION IN RESERVED ROOM *Meeting minutes are generalized and paraphrased. An audio recording of this meeting is also provided. Page 362 of 6526 Page 363 of 6526 Page | 1 The public is invited to attend a Neighborhood Information Meeting to discuss the proposed Costco Wholesale store and gas facility on: February 18, 2025, beginning at 6:00pm, at The Florida Sports Park Reception Hall, located at 8520 Rattlesnake Hammock Road, Naples, FL 34114, (the location of the World Famous Swamp Buggy Races). Formal applications have been submitted to Collier County seeking approval for the following: Insubstantial Change to Planned Unit Development (PDI- PL#20240011559) and Auto Service Station Waiver (ASW- PL#20240011790). The request is for a PDI (PL#20240011559) for relief from certain standards and an ASW (PL#20240011790) for a gas distance separation waiver for the development of a new Costco Wholesale store and gas facility located generally at the southeast corner of Rattlesnake Hammock Drive and Collier Boulevard on approximately 25-acres (County Parcel ID# 48586002021) in the Hacienda Lakes Mixed Use Planned Unit Development (MPUD). Project Location Map On-line participation in the meeting will be made available by request. If you have questions related to the project or would like to participate virtually, please contact the agent for the Costco Wholesale matters listed below. Bradley C. Wester Driver McAfee Hawthorne & Diebenow, PLLC. One Independent Drive, Suite 1200 Jacksonville, Florida 32202 904-301-1269 bcw@drivermcafee.com Page 364 of 6526 Page 365 of 6526 Page 366 of 6526 Page 367 of 6526 Page 368 of 6526 Page 369 of 6526 Page 370 of 6526 Page 371 of 6526 Page 372 of 6526 Page 373 of 6526 Page 374 of 6526 Page 375 of 6526 Page 376 of 6526 Page 377 of 6526 Page 378 of 6526 GIS PROCESSING REQUEST (Property Notification Address Listing) Lists do not include Civic or Homeowner Associations. Submit completed form to DL-GMDNorthGIS@colliercountyfl.gov Please allow 3-5 business days for your request to be completed. NOTE: Incomplete or altered forms will not be accepted. Request Date: NIM Date (if scheduled): Name of Agent/Applicant: Business: Telephone #: E-Mail: PL Number (required): Folio Number(s) of Property: and/or PUD Name (required) Buffer Distance Around Site Location (select one): [ ] 150 ft [ ] 500 ft [ ] 1,000 ft [ ] 1 Mile Properties Included (select all applicable): [ ] Internal [ ] External [ ] Names, Addresses, and Property Descriptions Results: [ ] Names and Addresses Only Product(s) and Processing Fees [ ] Spreadsheet (MS Excel, Electronic) [ ] Mailing Labels (Printed) [ ] Spreadsheet and Mailing Labels $70.00 $80.00 + $0.06 for every record over 1,500 $85.00 + $0.11 for every record over 1,500 Disclaimer: The data used in this request belongs to the Collier County Property Appraiser's Office (CCPA). Therefore, the recipient agrees not to represent this data to anyone as other than CCPA provided. As such, Collier County and its employees make no guarantees, implied or otherwise as to the accuracy or completeness. Collier County therefore do not accept any responsibilities as to its use. AGENT/APPLICANT INFORMATION SITE LOCATION INFORMATION REQUESTED PRODUCTS ADDITIONAL INFORMATION Page 379 of 6526 8360 SIERRA MEADOWS MOB LLC 841 PRUDENTIAL DR #200 JACKSONVILLE, FL 32207---0 CCMR RESPONSIVE LLC RLC RESPONSIVE LLC RLC RESPONSIVE PARTNERS LLC ATTN: BARRY J HASKELL 9777 VITRAIL LN DELRAY BEACH, FL 33446---0 COLLIER CNTY TRANSPORTATION RIGHT-OF-WAY 2885 HORSESHOE DRIVE S NAPLES, FL 34104---0 COLLIER CNTY TRANSPORTATION RIGHT-OF-WAY 2885 HORSESHOE DRIVE S NAPLES, FL 34104---0 COLLIER CNTY TRANSPORTATION RIGHT-OF-WAY 2885 HORSESHOE DRIVE S NAPLES, FL 34104---0 COLLIER HMA INC % ALTUS GROUP PO BOX 92129 SOUTHLAKE, TX 76092---0 HACIENDA LAKES OF NAPLES LLC 7742 ALICO RD FORT MYERS, FL 33912---0 HACIENDA LAKES OF NAPLES LLC 7742 ALICO RD FORT MYERS, FL 33912---0 HACIENDA LAKES OF NAPLES LLC 7742 ALICO RD FORT MYERS, FL 33912---0 HACIENDA LAKES OF NAPLES LLC 7742 ALICO RD FORT MYERS, FL 33912---0 HAMMOCK PARK DEVELOPMENT LLC 7742 ALICO ROAD FT MYERS, FL 33912---0 HAMMOCK PARK RESIDENTIAL LLC 7742 ALICO ROAD FT MYERS, FL 33912---0 HAMMOCK WOODS LLC 12580 UNIVERSITY DR STE 102 FORT MYERS, FL 33907---5686 HAMMOCK WOODS LLC 42 BARKLEY CIR STE 3 FORT MYERS, FL 33907---4543 MHP FL VII LLLP 601 BRICKELL KEY DR # 700 MIAMI, FL 33131---0 MHP FL VII LLLP 601 BRICKELL KEY DR #700 MIAMI, FL 3313---0 PX REALTY LLC 5355 TOWN CENTER RD #430 BOCA RATON, FL 33486---0 RACETRAC INC ATTN PROPERTY TAX DEPT 200 GALLERIA PARKWAY SE STE 900 ATLANTA, GA 30339---0 RACETRAC INC ATTN PROPERTY TAX DEPT 200 GALLERIA PARKWAY SE STE 900 ATLANTA, GA 30339---0 S-H NAPLES DEVELOPMENT PROPCO LLC % DISCOVERY MANAGEMENT GROUP 27599 RIVERVIEW CENTER BLVD STE 201 BONITA SPRINGS, FL 34134---0 SIERRA MEADOWS PROPERTY OWNERS ASSN INC 24600 S TAMIAMI TRL # 212 BONITA SPRINGS, FL 34134---0 SIERRA MEADOWS PROPERTY INC 12580 UNIVERSITY DR STE 102 FORT MYERS, FL 33907---5686 SIERRA MEADOWS PROPERTY INC 12580 UNIVERSITY DR STE 102 FORT MYERS, FL 33907---5686 TCW 2082 LLC 2082 TRADE CENTER WAY NAPLES, FL 34109---0 TRACT L DEVELOPMENT LLC 7742 ALICO ROAD FORT MYERS, FL 33912---0 Page 380 of 6526 LAST REVISION: ZONING ___________________ OTHER ___________________SUBDIVISON INDEX ATTEST___________________________CLERK COLLIER COUNTY, FLORIDA TWP 50S RNG 26E SEC(S) 23 NO 1/2 MAP NUMBER: BY___________________________CHAIRMAN COMMUNITY DEVELOPMENT DIVISION 23 EASEMENTJOHN'S ROAD TTRVC 1 23 170' F.P.& L.PUD 3 COLLIER REGIONAL MEDICAL CENTER SV 4 MPUD HACIENDA LAKES 5,6,7,8,10,11,12,13 COLLIER BOULEVARD (C.R. 951)CANAL19 18 17 1615141312 10 11 PALACIO TERRACE NORTH 63 86 85 84 95949392 60 61 62 36373839 VIALE CIRCLE VIA L E W A Y 83 82 81 80 79 78 77 76 75 74 73 10610510410310210110099989796 64 65 66 67 68 69 70 71 72 29 303132333435 9 8 7 6 5 4 3 2 1 27 26 25 24 23 22 21 20 137PALACIO TERRACE WEST9190898887 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 404142 130131132133134135136VIALE CIRCLELUCELLO TERRACE NORTH 138139140141142143144152TRACT 151150149147146145148TRACT O1TRACT "L4" TRACT L5 TRACT O2 TRACT O3129128127126125124123122121120119118117 116115114113112110109108107111VIALE WAYTRACT AMAGGIORE COURTPALACIO TERRACE SOUTH L1 TRACTL2 TRACTL3 MPUD HACIENDA LAKES 5,6,7,8,10,11,12,13 1 1 1 1 11 TRACT G TRACT R1 1 14 14 2 2 2 2 2 DRI DRI 3 3 3 3 PDI 9 TRACT R TRACTFD-1TRACT L-1 2 4 4 4 44 2 RAT TL ES NA KE H AM M O CK RO A D 169 168 167 166 165 164 163 162 161 160 159 158 157 156 155 154 153 191 190 189 188 187 186 185 184 183 182 181 180 179 178 177 176 175 174 173 172 171 170 TRACT L6 TRACT O5SEVILLA COURT5 5 5 5 431432433434435436437438 439 440 441 442 443 422 423 424 425 426427428429430 Tra ct O 4 Tract L7VOLAROWAY 6 6 6 6 1 2 3 4 5 103 102 101 100 83 82 81 TRACT L23 TRACT OS1T R A C T O S 3 TRACT OS 2 TRACT L2 3A TRACT A TRACT L24A TRACT C1 TRACT L22 T R A C T O S3 TRACT L24 7 7 7 12 7 RATTLESNAK E H A M M OCKROADAZURE WAY SAIN T LUC IA D RIVE SAINTLUCIADRIVE REDONDA DRIVE297 298 299 300 301 302 303 304 305 88 8 8 9 9 9 9 9 9 9 11 1 11 88 8 8 10 10 1010 1 11 11 1 11 12 12 7 712 7 12 13 13 13 13 2 2 14 14 14 114 227 225 217 224 216 223 215 222 214 221 213 220 219 226 218 212 243326 327 323 324 325 309310311312314209201193208200192207199206198205197204196211203195210202194321 322 320 319 318 317 306 296 313232241242245244247246238236237240239229231234233235228230315316308307TRACT O5TRACT O8 TRACT O9 TRACT L19 LUCELLO TERRACE SOUTHLUCELLO TERRACE WESTVIALE CIRCLE VIALE CIRCLETRACT O7TRACT O7TRACT O6375374373380372379371378370377369376368381382383 384 385 387 386 3903 8 9 3 8 8 3923913983973963953943933673573653583663593523603533613543623553633563643453443513 5 0 3 4 9 3 4 8 3 4 7346343341 342 3363 3 7 3 3 8 3 3 9 3 4 0 334335328329330331332333412 411 413 414 4174 1 6 415 421420419418410 4 0 5 4 0 6 4 0 7 408 409 403404402399400401TRACT L21A TRACT O14 TRACT AP TRACT O15 TRACT O15TRACT O16TRACT O17TRACT O18 PROMOSO COURT PROMOSO COURT R O S A C O U R TTRACT L21 104105106107108109110111 112113 114 115 1 1 6 1301311321331341351361371381391401411421431441451461471 1 7 1241251 1 8 126119127120128121129122123TRACT L1TRACT A TRACT B TRACT C TRACT E TRACT D ALLEGRO WAYCADENZA ROADTRACT OS1$NO. NAME P.B Pg. 1 ESPLANADE AT HACIENDA LAKES PHASE ONE 55 1-92 HACIENDA LAKES OF NAPLES 55 10-213 ESPLANADE AT HACIENDA LAKES AMENITY CENTER 58 14 HACIENDA LAKES OF NAPLES - PHASE II 61 16-175 ESPLANADE AT HACIENDA LAKES PHASE 2A 61 96-976 ESPLANADE AT HACIENDA LAKES PHASE 2B 61 39-407 AZURE AT HACIENDA LAKES 62 13-218 ESPLANADE AT HACIENDA LAKES PHASE 1A 62 989 ESPLANADE AT HACIENDA LAKES PHASE 3 64 20-2310 ESPLANADE AT HACIENDA LAKES PHASE 1B 64 49 NO. NAME P.B. Pg. 11 ESPLANADE AT HACIENDA LAKES PHASE 4 64 81-8612 AZURE AT HACIENDA LAKES - PHASE 1 REPLAT 65 52-5613 ESPLANADE AT HACIENDA LAKES PHASE 4 66 27-27- LOTS 343-34714 CADENZA AT HACIENDA LAKES OF NAPLES 74 16-201516171819 0623N 0623S0622N0614S ZONING NOTES1 7-27-82 R-82-9C 82-632 DELETED3 5-11-04 PUDZ-03-AR-4674 04-284 9-12-06 SV-06-AR-9662 06-2295 10-25-11 PUDZ-06-AR-10146 11-416 10-25-11 DRI-06-AR-10147 11-2017 7-10-14 PDI-PL-14-973 HEX-14-188 2-26-15 PDI-PL-14-2801 HEX-15-069 5-31-16 PDI-PL-15-2870 HEX-16-2010 8-20-21 PDI-PL-20-1294 HEX 21-3311 5-24-22 PUDA-PL-21-1791 22-1812 5-24-22 DOA-PL-21-2454 22-09113 7-12-24 PDI-PL-23-16103 HEX 24-34The Historic/Archaeological Probability Maps are the officialCounty source designating historic or archaeologic resources.THIS IS TO CERTIFY THAT THIS IS A PAGE OF THE OFFICIAL ZONING ATLAS REFERRED TO AND ADOPTED BY REFERENCE BY ORDINANCE NO. 04-41 OF THE COUNTY OF COLLIER, FLORIDA, ADOPTED JUNE 22, 2004, AS AMENDED BY THE ZONING NOTES AND SUBDIVISION INDEX REFERENCED HEREON. 0 400 SCALE 0624N7/23/2024Page 381 of 6526 V VVVV V V V V V V V CARTCARTCARTCARTCARTCARTCARTCARTCARTCOLLIER BOULEVARDRATTLESNAKE HAMMOCK ROAD581' FROMRACETRAC132' FROM 7/11OUTPARCEL±4.1 ACRESPROPERTY GAS EXHIBIT1 REV DATE DRAWN BY DESCRIPTIONSHEET NUMBER:SCALE:PROJECT NUMBER:DRAWN BY:DATE:DRAWING NAME:CHECKED BY:SHEET TITLE:PROTECT YOURSELFCopyright © 2024. Colliers Engineering & Design All Rights Reserved. This drawingand all the information contained herein is authorized for use only by the party forwhom the services were contracted or to whom it is certified. This drawing may notbe copied, reused, disclosed, distributed or relied upon for any other purposewithout the express written consent of Colliers Engineering & Design.ALL STATES REQUIRE NOTIFICATION OFEXCAVATORS, DESIGNERS, OR ANY PERSONPREPARING TO DISTURB THE EARTH'SSURFACE ANYWHERE IN ANY STATEFOR STATE SPECIFIC DIRECT PHONE NUMBERSVISIT: WWW.CALL811.COMC-EXBT-PROP-EASE2024\24000317A\Engineering\Exhibits\C-EXBT-PROP-EASE.dwg\C-01-PROP GAS EXBT By: TATE.MILLER Know what'sbelow.before you dig.CallRREVIEWED B Y :NOTE: DO NOT SCALE DRAWINGS FOR CONSTRUCTION.CITY OF PITTSBURGH DEPARTMENT OF CITY P L A N N I N G APPROVED: __________ _ _ _ _ _ _ _ _ _ _ _ _ _ CITY PLANNI N G C O M M I S S I ON ____________ _ _ _ _ _ _ _ _ _ _ _ CHAIRMAN ATTEST: ___________ _ _ _ _ _ _ _ _ _ _ _ _ ____________ _ _ _ _ _ _ _ _ _ _ _SECRETARYPhone:Engineering& Designwww.colliersengineering.comC O N S U L T I N GEngineering& DesignREV DATE DRAWN BY DESCRIPTION PROPERTY EASEMENTEXHIBITCITY OF NAPLESCOLLIER COUNTYFLORIDAAS SHOWN09/06/24TCMRTM24000317A1.... .... .... .... .... .... .... .... .... .... .... .... .... .... .... .... .... .... .... ....___________________________ofFORPTH EXTON410 Eagleview Boulevard,Suite 104Exton, PA 19341610.254.9140COLLIERS ENGINEERING & DESIGN, INC.DOING BUSINESS AS MASER CONSULTINGDoing Business asNSEWNORTH08080160SCALE : 1" = 80'IMAGE SOURCE: GOOGLE EARTH PRO 2019Page 382 of 6526 [24-CPS-02558/1951766/1]14 ASW-PL20240011790/Costco 6-12-2025 Page 1 of 2 RESOLUTION NO. 2025 -_____ A RESOLUTION OF THE BOARD OF ZONING APPEALS OF COLLIER COUNTY, FLORIDA, GRANTING A WAIVER FROM THE MINIMUM REQUIRED SEPARATION OF 500 FEET BETWEEN FACILITIES WITH FUEL PUMPS PURSUANT TO SECTION 5.05.05.B OF THE LAND DEVELOPMENT CODE, FOR DEVELOPMENT OF A COSTCO WHOLESALE, WITH A RESULTING SEPARATION DISTANCE OF 132 FEET FROM THE PROPERTY LINE OF THE EXISTING 7-ELEVEN. THE SUBJECT PROPERTY IS LOCATED IN THE COMMERCIAL TRACT OF THE HACIENDA LAKES MIXED- USE PLANNED UNIT DEVELOPMENT (MPUD) LOCATED AT THE SOUTHEAST CORNER OF THE INTERSECTION OF COLLIER BOULEVARD AND RATTLESNAKE HAMMOCK ROAD IN SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF ±25.86 ACRES OF THE ± 2,262 ACRE MPUD (PL20240011790) WHEREAS, the Legislature of the State of Florida in Chapter 125, Florida Statutes, has conferred on all counties in Florida the power to establish, coordinate and enforce zoning and such business regulations as are necessary for the protection of the public; and WHEREAS, the County pursuant thereto has adopted a Land Development Code (LDC) (Ordinance No. 04-41, as amended) which establishes regulations for the zoning of particular geographic divisions of the County, among which is the granting of waivers pursuant to Land Development Code section 5.05.05.B; and WHEREAS, Costco Wholesale Corporation desires to establish an automobile service station on the property described herein that would be located within 500 feet of an existing automobile service station; and WHEREAS, Costco Wholesale Corporation seeks a waiver to allow a separation distance of 132 feet between two facilities with fuel pumps; and WHEREAS, the Board of Zoning Appeals has held a public hearing with due notice made, and all interested parties have been given opportunity to be heard by this Board in public meeting assembled, and the Board has found as a matter of fact that satisfactory provision and arrangement have been made concerning all applicable matters required by the Land Development Code, and the Board having considered the advisability of granting the instant waiver and all matters presented. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF ZONING APPEALS OF COLLIER COUNTY, FLORIDA, that: Petition PL20240011790, filed by Brad C. Wester, of Driver McAfee Hawthorne & Diebenow, PLLC on behalf of the Petitioner, Costco Wholesale Corporation, with respect to the subject property located on the southeast corner of Collier Boulevard and Rattlesnake Hammock Page 383 of 6526 [24-CPS-02558/1951766/1]14 ASW-PL20240011790/Costco 6-12-2025 Page 2 of 2 Road side and further described in Exhibit A, attached hereto and incorporated herein by reference, is hereby approved for a waiver from the 500 foot minimum separation requirement between facilities with fuel pumps pursuant to LDC Section 5.05.05.B.2., with a resulting minimum separation distance of 132 feet from the nearest automobile service station, as depicted in Exhibit B. BE IT FURTHER RESOLVED that this Resolution relating to Petition PL20240011790 be recorded in the minutes of this Board. This Resolution adopted after motion, second and majority vote, this ________ day of _________________, 2025. ATTEST: BOARD OF ZONING APPEALS CRYSTAL K. KINZEL, Clerk COLLIER COUNTY, FLORIDA By: ___________________________ By: ___________________________ Deputy Clerk Burt L. Saunders, Chairman Approved as to form and legality: Heidi F. Ashton-Cicko Managing Assistant County Attorney EXHIBIT A – Legal Description EXHIBIT B – Separation Exhibit Page 384 of 6526 LEGAL DESCRIPTION Page 385 of 6526 V VVVV V V V V V V V CARTCARTCARTCARTCARTCARTCARTCARTCARTCOLLIER BOULEVARDRATTLESNAKE HAMMOCK ROAD581' FROMRACETRAC132' FROM 7/11OUTPARCEL±4.1 ACRESPROPERTY GAS EXHIBIT1 REV DATE DRAWN BY DESCRIPTIONSHEET NUMBER:SCALE:PROJECT NUMBER:DRAWN BY:DATE:DRAWING NAME:CHECKED BY:SHEET TITLE:PROTECT YOURSELFCopyright © 2024. Colliers Engineering & Design All Rights Reserved. This drawingand all the information contained herein is authorized for use only by the party forwhom the services were contracted or to whom it is certified. This drawing may notbe copied, reused, disclosed, distributed or relied upon for any other purposewithout the express written consent of Colliers Engineering & Design.ALL STATES REQUIRE NOTIFICATION OFEXCAVATORS, DESIGNERS, OR ANY PERSONPREPARING TO DISTURB THE EARTH'SSURFACE ANYWHERE IN ANY STATEFOR STATE SPECIFIC DIRECT PHONE NUMBERSVISIT: WWW.CALL811.COMC-EXBT-PROP-EASE2024\24000317A\Engineering\Exhibits\C-EXBT-PROP-EASE.dwg\C-01-PROP GAS EXBT By: TATE.MILLER Know what'sbelow.before you dig.CallRREVIEWED B Y :NOTE: DO NOT SCALE DRAWINGS FOR CONSTRUCTION.CITY OF PITTSBURGH DEPARTMENT OF CITY P L A N N I N G APPROVED: __________ _ _ _ _ _ _ _ _ _ _ _ _ _ CITY PLANNI N G C O M M I S S I ON ____________ _ _ _ _ _ _ _ _ _ _ _ CHAIRMAN ATTEST: ___________ _ _ _ _ _ _ _ _ _ _ _ _ ____________ _ _ _ _ _ _ _ _ _ _ _SECRETARYPhone:Engineering& Designwww.colliersengineering.comC O N S U L T I N GEngineering& DesignREV DATE DRAWN BY DESCRIPTION PROPERTY EASEMENTEXHIBITCITY OF NAPLESCOLLIER COUNTYFLORIDAAS SHOWN09/06/24TCMRTM24000317A1.... .... .... .... .... .... .... .... .... .... .... .... .... .... .... .... .... .... .... ....___________________________ofFORPTH EXTON410 Eagleview Boulevard,Suite 104Exton, PA 19341610.254.9140COLLIERS ENGINEERING & DESIGN, INC.DOING BUSINESS AS MASER CONSULTINGDoing Business asNSEWNORTH08080160SCALE : 1" = 80'IMAGE SOURCE: GOOGLE EARTH PRO 2019Page 386 of 6526 NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the Collier County Planning Commission (CCPC) at 9:00 A.M. on July 17, 2025, in the Board of County Commissioners meeting room, third floor, Collier Government Center, 3299 East Tamiami Trail, Naples, FL to consider: AN ORDINANCE AMENDING ORDINANCE NO. 11-41, AS AMENDED, THE HACIENDA LAKES MIXED-USE PLANNED UNIT DEVELOPMENT, TO APPROVE AN INSUBSTANTIAL CHANGE TO THE PUD, TO ADD DEVIATIONS FOR RELIEF FROM THE COLLIER COUNTY LAND DEVELOPMENT CODE RELATING TO ARCHITECTURAL GLAZING STANDARDS, BUILDING FAÇADE MASSING, LIGHT FIXTURE HEIGHTS, LOADING SPACES, LANDSCAPE STANDARDS FOR INTERIOR VEHICULAR USE AREAS, AND SIGNAGE, TO REVISE A TRANSPORTATION COMMITMENT, AND PROVIDING FOR AN EFFECTIVE DATE. THE SUBJECT PARCEL IS IN THE COMMERCIAL TRACT OF THE MPUD AND IS LOCATED AT THE SOUTHEAST CORNER OF THE INTERSECTION OF COLLIER BOULEVARD AND RATTLESNAKE HAMMOCK ROAD IN SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF ±25.86 ACRES OF THE ± 2,262 ACRE MPUD. [PL20240011559] AND A RESOLUTION OF THE BOARD OF ZONING APPEALS OF COLLIER COUNTY, FLORIDA, GRANTING A WAIVER FROM THE MINIMUM REQUIRED SEPARATION OF 500 FEET BETWEEN FACILITIES WITH FUEL PUMPS PURSUANT TO SECTION 5.05.05.B OF THE LAND DEVELOPMENT CODE, FOR DEVELOPMENT OF A COSTCO WHOLESALE, WITH A RESULTING SEPARATION DISTANCE OF 132 FEET FROM THE PROPERTY LINE OF THE EXISTING 7-ELEVEN. THE SUBJECT PROPERTY IS LOCATED IN THE COMMERCIAL TRACT OF THE HACIENDA LAKES MIXED-USE PLANNED UNIT DEVELOPMENT (MPUD) LOCATED AT THE SOUTHEAST CORNER OF THE INTERSECTION OF COLLIER BOULEVARD AND RATTLESNAKE HAMMOCK ROAD IN SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF ±25.86 ACRES OF THE ± 2,262 ACRE MPUD. [PL20240011790] Page 387 of 6526 All interested parties are invited to appear and be heard. Copies of the proposed Ordinance will be made available for inspection at the Collier County Clerk's office, fourth floor, Collier County Government Center, 3299 East Tamiami Trail, Suite 401, Naples, FL 34112, one (1) week prior to the scheduled hearing. Written comments must be filed with the Zoning Division, prior to July 17, 2025. As part of an ongoing initiative to encourage public involvement, the public will have the opportunity to provide public comments remotely, as well as in person, during this proceeding. Individuals who would like to participate remotely should register through the link provided within the specific event/meeting entry on the Calendar of Events on the County website at www.colliercountyfl.gov/our-county/visitors/calendar- of-events after the agenda is posted on the County website. Registration should be done i n advance of the public meeting, or any deadline specified within the public meeting notice. Individuals who register will receive an email in advance of the public hearing detailing how they can participate remotely in this meeting. Remote participation is provided as a courtesy and is at the user’s risk. The County is not responsible for technical issues. For additional information about the meeting, please call Ray Bellows at 252-2463 or email to Ray.Bellows@colliercountyfl.gov Any person who decides to appeal any decision of the Collier County Planning Commission (CCPC) will need a record of the proceedings pertaining thereto and therefore, may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is based. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at least two (2) days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. Page 388 of 6526 Collier County Planning Commission Joseph K. Schmitt, Chairman Page 389 of 6526 SOUTH FRONTAGE Page 390 of 6526 NORTH FRONTAGE Page 391 of 6526 WEST FRONTAGE Page 392 of 6526 1 LauraDeJohnVEN From:LauraDeJohnVEN Sent:Thursday, July 10, 2025 1:31 PM To:'mspokojny@aol.com' Cc:Ailyn Padron; Ray Bellows; Michael Sawyer; Michael Bosi Subject:RE: Planning Commission Meeting July 17, 2025 Milt, Thank you for providing input for the 7/17 CCPC meeting. I will include your email and attachment in the backup documentation for the meeting. Please be aware that the Traffic Study referenced in your correspondence (the applicant’s January 2025 Traffic Study) is associated with the pending Site Development Plan application (County application # PL20240000445). The Planning Commission and Board do not consider or review Site Development Plan petitions. Site Development Plans do not go to public hearing. The Planning Commission and Board will be considering these two items:  Auto Service Station Waiver of Distance (for facility with fuel pumps) - (ASW-PL20240011790)  Insubstantial Change to the PUD (PDI-PL20240011559) These two items considered by the Planning Commission and Board relate to the distance of the proposed fuel pumps from existing fuel pumps at 7-Eleven, and the deviations from design standards that are being sought related to: architectural glazing, building façade massing, light fixture heights, loading spaces, landscape standards, signage, and timing of a future transit stop/shelter at time of future development of the commercial outparcel at the SE corner of Collier Blvd/Rattlesnake Hammock. During the public hearing process, the Planning Commission and Board will be deliberating these items only. They will not be evaluating the Traffic Study that is associated with the Site Development Plan in their decision making. If you have questions on this, feel free to contact me or Ray. Thanks, Laura From: mspokojny@aol.com <mspokojny@aol.com> Sent: Thursday, July 10, 2025 10:50 AM To: LauraDeJohnVEN <Laura.DeJohn@colliercountyfl.gov>; Ray Bellows <Ray.Bellows@colliercountyfl.gov> Cc: Sean Sammon <Sean.Sammon@colliercountyfl.gov>; Ailyn Padron <Ailyn.Padron@colliercountyfl.gov>; MILTON SPOKOJNY <mspokojny@aol.com> Subject: Re: Planning Commission Meeting July 17, 2025 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. Ray Bellows Attached please find a cover and traffic analysis that I request that you include for in your packet the CCPC to review regarding the July 17, 2025 meeting before the CCPC. Thanks, Milt Spokojny Page 393 of 6526 2 On Thursday, July 10, 2025 at 09:29:43 AM EDT, Ray Bellows <ray.bellows@colliercountyfl.gov> wrote: Hi Laura, Please provide Milt Spokojny with the applicable information requested below. Thank you for your assistance. Ray Bellows Manager - Planning Zoning Office:239-252-2463 2800 North Horseshoe Drive Naples, Florida 34104 Ray.Bellows@colliercountyfl.gov From: mspokojny@aol.com <mspokojny@aol.com> Sent: Thursday, July 10, 2025 8:25 AM To: Ray Bellows <Ray.Bellows@colliercountyfl.gov> Cc: Sean Sammon <Sean.Sammon@colliercountyfl.gov>; Ailyn Padron <Ailyn.Padron@colliercountyfl.gov>; MILTON SPOKOJNY <mspokojny@aol.com> Subject: Fw: Planning Commission Meeting July 17, 2025 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. Ailyn Padron suggested that I reach out to you in order to receive the following information: The Collier County Planning Department's written recommendations on Costco's request for incidental changes and the their request for a 500 foot waiver in order to construct a gas station. These are the recommendations that would be sent to the CCPC for their July 17th meeting on Costco's proposals. As always, thanks for your assistance. Page 394 of 6526 3 Milt Spokojny Sent from AOL on Android ----- Forwarded Message ----- From: "mspokojny@aol.com" <mspokojny@aol.com> To: "Ailyn Padron" <ailyn.padron@colliercountyfl.gov> Cc: "Ray Bellows" <ray.bellows@colliercountyfl.gov>, "Sean Sammon" <sean.sammon@colliercountyfl.gov>, "MILTON SPOKOJNY" <mspokojny@aol.com> Sent: Thu, Jul 10, 2025 at 12:02 AM Subject: RE: Planning Commission Meeting July 17, 2025 Good morning Ailyn, I was just wondering if the agenda for the CCPC meeting on July 17th has been prepared yet. Also, has the Planning Department made their written recommendations yet on Costco's request for incidental changes and the the 500 foot waiver request to construct a gas station. Please send me these documents at your earliest convenience. Thanks, Milt Spokojny Sent from AOL on Android On Mon, Jun 30, 2025 at 10:08 AM, Ailyn Padron <Ailyn.Padron@colliercountyfl.gov> wrote: You’re very welcome,, Milt. Have a great day! Page 395 of 6526 4 Ailyn Padron Management Analyst I Zoning Office:239-252-5187 2800 Horseshoe Dr. Naples, Florida 34104 Ailyn.Padron@colliercountyfl.gov From: mspokojny@aol.com <mspokojny@aol.com> Sent: Monday, June 30, 2025 9:38 AM To: Ailyn Padron <Ailyn.Padron@colliercountyfl.gov> Cc: Ray Bellows <Ray.Bellows@colliercountyfl.gov>; Sean Sammon <Sean.Sammon@colliercountyfl.gov>; MILTON SPOKOJNY <mspokojny@aol.com> Subject: RE: Planning Commission Meeting July 17, 2025 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. Thank you Ailyn Sent from AOL on Android On Mon, Jun 30, 2025 at 9:26 AM, Ailyn Padron <Ailyn.Padron@colliercountyfl.gov> wrote: Good morning, Milt, Thank you for your email. Please see my responses in blue. Thank you. Page 396 of 6526 5 Ailyn Padron Management Analyst I Zoning Office:239-252-5187 2800 Horseshoe Dr. Naples, Florida 34104 Ailyn.Padron@colliercountyfl.gov From: mspokojny@aol.com <mspokojny@aol.com> Sent: Sunday, June 29, 2025 11:54 AM To: Ailyn Padron <Ailyn.Padron@colliercountyfl.gov> Cc: Ray Bellows <Ray.Bellows@colliercountyfl.gov>; Sean Sammon <Sean.Sammon@colliercountyfl.gov>; MILTON SPOKOJNY <mspokojny@aol.com> Subject: Planning Commission Meeting July 17, 2025 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. Ailyn Padron Hi Ailyn, Sean Sammon suggested that I contact you regarding the upcoming Planning Commission meeting scheduled for July 17th, 2025 regarding Costco's proposal to construct a Costco facility on the corner of Collier and Rattlesnake Roads. In this regard, I am a homeowner at Hacienda Lakes and have several questions. 1. When will homeowners receive official notification of the Planning Commission meeting that is scheduled for July 17, 2025.  The property owner letters were mailed out on 6/27/25 and the advertisement was published on the Clerk’s website on 6/27/25. Also, the signs have been posted on the property. Please use the link below: Search Results: – Collier Legal Notices 2. What is the mechanism for a person to speak at the Planning Commission meeting? Is there a sign in sheet and how long can a speaker speak?  The public may participate in person or virtually at the Planning Commissioner’s hearing. If the public chooses to speak in person, a speaker form will need to be filled out. The speaker forms along with the agenda will be provided at the hearing. The agenda is published a week prior to the hearing; it will include the registration link. Page 397 of 6526 6 3. What is the Zoom link for property owners to sign into to watch the meeting?; Can a homeowner address the Planning Commission via the Zoom link and what is the mechanism for doing this?  The public may watch the hearing on Collier TV. Please see below. Homepage - Collier Television  The public may participate and/ or observe through Zoom. The registration link will be included in the agenda, which is published a week prior to the hearing. If you prefer, I can add you as an attendee, however, you will still need to register virtually. Please be advised that the county is not responsible for any technical difficulties that may arise with virtual participation. 4. If a homeowner wants to send a written document to the Planning Commission for their review prior to the meeting, what is the mechanism for doing this?  I will defer this question to Ray. Respectfully submitted, Milt Spokojny 248-821-7184 Sent from AOL on Android 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. Page 398 of 6526 July 10, 2025 Collier County Planning Commission Collier County Government Center 3303 Tamiami Trail East Naples, Florida 34112-4961 Subject: Traffic Impact Analysis for Proposed Costco at SR-951 and SR-863 Dear Collier County Planning Commissioners: A Traffic Impact Study (TIS) has been prepared for Costco by Kittelson and Associates in support of constructing a Costco warehouse at the southeast corner of Collier Blvd (SR- 951) and Rattlesnake Hammock Road (SR-864). We understand that the Collier County Planning Commission (CCPC) and associated departments have been in the process of reviewing the study. In support of this effort, residents of Hacienda Lakes are hereby providing additional input to the review process for your consideration. In light of the large volume of new residential and commercial construction underway in the immediate area, a number of concerns have been raised by residents of Hacienda Lakes communities regarding traffic and related safety impacts that a large volume commercial enterprise (such as Costco) may create if the traffic design and controls are not optimized. We believe the CCTDR will conduct a thorough analysis, and in support of this effort we have reviewed the TIS from our own, non-professional perspective. To this end, attached is a brief review of the January 2025 Traffic Impact Study for your consideration. We hope this is constructive and helpful as you work through analysis and important decisions. A few brief observations: The TIS seems to be limited in scope with respect to areas of analysis that are of interest to the CCPC and Collier County Transportation Operations Development Review Department (CCTDR), especially Safety, Access Management and Neighborhood Impacts. For example, bicycle and pedestrian traffic and historical accidents at the intersection were not considered. Also, most of the residents in Hacienda Lakes are constricted to ingress/egress via Rattlesnake Hammock without alternative means of access to the nearest artery. Secondly, Capacity analysis appears to be somewhat fiawed in that it utilizes baseline data not refiective of true peak traffic and does not consider the rapid rate of construction in the immediate area. Also, many new communities in the area were not included in the analysis, especially those without direct access to Rattlesnake Hammock, but that do have convenient indirect access and will add to the traffic. Finally, the overall traffic fiow design is not well justifled in the TIS. The locations of access points, ineffectiveness of the access to the hospital road, number of Page 399 of 6526 entrances on Rattlesnake Hammock, pedestrian and bicycle traffic and access to Publix (requiring delays for pedestrians) should also be considered in a thoughtful design. We encourage the CCPC to request a more comprehensive traffic fiow design from Costco (or any large-scale retail or commercial enterprise considering this location), or possibly even contracting an independent professional traffic consultant to address some of these concerns. Our goal is simply to support the Collier County Planning Commission (CCPC) and the CCTDR so that the end result is not simply a code-compliant construction project, but an integrated design that attempts to optimize access, traffic fiow, safety and quality of life for residents and visitors to the Hacienda Lakes area, as well as users of these key roads. Thank you for your consideration and please let us know if further clariflcation is needed. We appreciate your willingness to listen. Sincerely, Submitted on Behalf of Residents of Esplanade and Azure at Hacienda Lakes Page 400 of 6526 Costco South Naples January 2025 Traffic Impact Analysis Review 6/24/2025 1 Overview This document summarizes observations regarding the Traffic Impact Analysis commissioned by Costco in support of potentially locating a new warehouse facility on the southeast corner of CR-951 (Collier Blvd) and Rattlesnake Hammock Road in Collier County. The Analysis was prepared by Kittelson and Associates (Orlando FL office) and issued in January 2025. The purpose of this summary is to provide constructive input to the Collier County Planning Commission as they consider traffic and safety concerns of the proposed project on the surrounding businesses and residents of the area, and particularly those that are not fully addressed in the Analysis. This is not an exhaustive review but hopefully it serves to highlight speciflc areas where further analysis should be considered. This summary was not prepared by professional engineers, but by residents of adjacent communities, and therefore may include inaccurate assumptions or naïve questions, so we ask the CCPC for their understanding as they consider these inputs. The Analysis appears to be thorough in its methodology, but it should be noted that: 1) There are important safety and traffic concerns that may have been outside the scope of the Analysis which should be considered, 2) It may be advisable to reflne several underlying assumptions 3) There may be changes or additions to the overall design that the CCPC could consider to result in improved safety and convenience for residents and visitors of the area. These topics are briefiy described below and speciflc cross-references to the Analysis are shown in the attached table. Traffic and Safety Concerns Outside the Scope of the Analysis • Pedestrian and bicycle traffic. Many already use the existing bike lanes and walking paths in the area and this traffic will only continue to grow with new residential construction underway. Of special concern are: crossing Collier to/from new residential buildings to/from Publix and added delays to car traffic fiow at all controlled intersections. This was not considered in the Analysis. • Impact of residential and commercial construction currently underway that is not directly on Rattlesnake Hammock. There will be signiflcant additional traffic related to developments not directly on Rattlesnake Hammock (e.g. Seven Shores, Sapphire Page 401 of 6526 Costco South Naples January 2025 Traffic Impact Analysis Review 6/24/2025 2 Cove, proposed school), a number of large residential buildings north of 7/11, Florida Sports Park, all of which will produce some traffic on Rattlesnake Hammock and to/from Costco. Also, there is a new road under construction from Rattlesnake Hammock to Seven Shores near the entrance to Azure. This was not considered in the Analysis. • Emergency access to/from Physicians Regional and the CC EMS Station. The concern is that emergency vehicle movement could be impeded by additional traffic and controlled intersections. Also, the Costco proposal includes an entrance on a hospital emergency room access road that directs exiting traffic onto the hospital property, rather than towards Collier Blvd. There would be no direct access for flre equipment to the proposed fueling area or other structures in the Costco area. This was not considered in the Analysis. • Recent accidents and fatalities at the intersection of Collier and Rattlesnake Hammock. There have been at least two fatalities in recent years at this intersection. Design and/or improvements should consider reducing such incidents. This was not considered in the Analysis. • Proximity of Costco fueling location to other adjacent fueling locations vs. County Policy. A waiver is under consideration; however, the existing policy was created out of interest in safety. Strong justiflcation should be required and made public. There are already two gasoline stations at the intersection and Costco’s additional fueling station would beneflt less than one third of the area residents (membership required). Some Assumptions and Baseline Data May Be Inaccurate • Assumed traffic growth rate of 5%/year is not based on construction plans in the whole area or real estate data. See comments below regarding pages 80-81 of the Analysis. • Baseline roadway Level of Service (LOS) does not include peak months of February and March. • Baseline traffic data was collected in May 2024 (used to deflne seasonable adjustment); actual peak season analysis not shown. Why not use actual data instead of a formula for adjustment? • Costco trip data and fueling queueing is based on national averages. North Naples store may be a better comparison due to seasonality. Additional Thoughts for Improvement • There is no rationale for the decision to install a second traffic light on Rattlesnake Hammock. The Analysis claims that other options (like a traffic circle) were analyzed, but such analysis is not provided. Perhaps there is a more effective design. Page 402 of 6526 Costco South Naples January 2025 Traffic Impact Analysis Review 6/24/2025 3 • In general, traffic fiow in the area was not optimized, only analysis of proposed changes (e.g. adding turn lanes and lights) to keep traffic within Level of Service parameters was considered. Two examples of possible improvement: a) Costco customers making U-turns on Rattlesnake Hammock or in the Hospital parking lot to get back to Collier does not make sense for good fiow. One solution would be to make the Hospital entrance road into the main Costco entrance. This could work if the Hospital would agree to share the access. b) The northbound right turn lane on Collier is often blocked today by northbound traffic at the light; this will only become worse unless the turn lane is extended or the Costco entrance on the Hospital road is changed. • The Analysis does not address Collier County Access Management Policy clause 5.02.9 or 5.02.10. A number of communities (e.g. Azure and Esplanade) rely on Rattlesnake Hammock as the only access to a main artery; residents are otherwise captive in a cul- de-sac situation. The proposed additional traffic lights and traffic on Rattlesnake Hammock signiflcantly impedes access for residents, which is important for a number of reasons. Perhaps the Hospital Road could be converted to a main entrance to Costco. This would facilitate fiow for Costco customers and may be acceptable for the Hospital since they have another existing main entrance. Page 403 of 6526 Costco South Naples January 2025 Traffic Impact Analysis Review 6/24/2025 4 Notes on Specific Pages of the Document Page Content Comment 9 The Study is based on 2023 Collier County Annual Update and Inventory (AUIR). This does NOT include data on Rattlesnake Hammock (RSH) east of Collier. This determines existing baseline assumptions regarding traffic capacity and usage at the intersection. Later in the study they simply assumed that 4% of the trips entering the intersection come from RSH east of Collier. 9 Baseline data was acquired on May 22, 2024. This obviously avoids peak season which is shown to be Week 3 – Week 15 (page 53). Therefore baseline data is not representative of peak requirements and uses a questionable seasonable adjustment factor (SF) of 1.04. Clariflcation from Collier County would be helpful as to how this factor is to be applied and to which roads (e.g. feeders vs arteries). 15 Project will generate an estimated 7,319 new net daily trips through the intersection. At the public meeting Costco told the residents it would be 4500. 18 Background traffic was assumed to grow at 4.59% per year. This is a general average, not based on speciflc analysis of known growth in the area which is not changing linearly over many years but with a number of steps up as new residence facilities open in the next 1-2 years. 20 Planned development analysis only considers projects on RSH. Analysis does not consider traffic generated by new developments with access to RSH (e.g. Seven Shores with new access road being built, properties north of 7/11, Sapphire Cove, potential school). 22 The plan proposes a right in / left out access on the hospital “driveway”. It is currently an Emergency Entrance road to the hospital emergency room. The proposal only allows traffic to enter Costco from the hospital property (westbound) and only allows traffic to exit eastbound onto the hospital property. There is not direct access to Collier Blvd. for regular traffic or flre equipment access to Costco fueling area. This right in / left out design is not practical except for construction traffic or ambulance trips to Costco. Page 404 of 6526 Costco South Naples January 2025 Traffic Impact Analysis Review 6/24/2025 5 Page Content Comment 26, 131 Turn lanes are to be constructed to the County standard which is based on speed limit. The north bound ramp from Collier to RSH is currently too short due to long wait lines at the light. This will only become worse unless the access ramp is lengthened. 28 Fueling area capacity is calculated based on national averages for Costco stores. Perhaps an analysis of the existing North Naples store at peak season would give a more accurate capacity analysis. 32 “The proposed full access driveway is projected to have inadequate capacity as a stop-controlled intersection. A traffic signal and a roundabout were evaluated as potential intersection control alternatives in an Intersection Control Evaluation (ICE) and Signal Warrant Analysis report under a separate cover. A traffic signal is the recommended traffic control alternative at the full access intersection.” This second traffic light and the anticipated u- turning customers from Costo will add signiflcant delays on westbound RSH. There is no analysis of this delay or associated safety considerations. The “separate cover” analysis of traffic circle vs. traffic light should be provided to local residents. 36 Planned build out year is 2026. Just an item to note. 42 “Data contained within the 2023 AUIR will be used to analyze the proposed study roadway segments.” This should be updated with 2024 or even 2025 data. This is the baseline data set used to model all assumptions. It should be as current as possible before approval. The County could require a rerun of the data tables with most recent data available (including the segment of RSH east of Collier). Page 405 of 6526 Costco South Naples January 2025 Traffic Impact Analysis Review 6/24/2025 6 Page Content Comment 47 “Level of service calculations for road facilities means calculations for peak hour traffic on a roadway segment for maximum service volumes at the adopted LOS. Peak hour is calculated as the 100th highest hour based on a 10 month period (omitting February and March), which is generally equivalent to the 250th highest hour for a twelve (12) month period. For design of roadway capacity projects, the 30th highest hour for a 12-month period at LOS "D" will be utilized.” Their method of determining traffic Level of Service (LOS) omits data from February and March. Therefore, it is reasonable to assume that traffic will be actually worse than the analysis during those months. 53 Seasonable adjustment factor for May (1.04) was applied for the analysis. This avoids peak season which is shown to be Week 3 – Week 15. Therefore baseline data is not representative of peak requirements and uses a seasonable adjustment factor (SF) of 1.04 instead of 0.88 (end of Feb or early March). Why not use actual data from peak season? 67- 69 Trip generation for Supermarket exceeds assumed additional allowed traffic for out parcels. Appears to preclude a supermarket in the out parcel area. Current Publix cannot handle the anticipated volume of new residents in the immediate area. This is an unaddressed need. 70- 72 Trip generation for a Drive-in Bank is within assumed additional allowed traffic for out parcels. Nore: a bank could go in the out parcel area. 73- 75 Trip generation for a small General Office Building is within assumed additional allowed traffic for out parcels. Allows only a very small office building in the out parcel area Page 406 of 6526 Costco South Naples January 2025 Traffic Impact Analysis Review 6/24/2025 7 Page Content Comment 80- 81 Traffic growth trend analysis starts in 2018 and assumes linear growth of about 5%. Trend assumptions may not be accurate. The following are not considered in the model: Growth was typical in 2018-2019. Heavily impacted by Covid in 2020-2021. Prices and construction in South Naples peak 2022-2023. Residence inventory in South Naples continues to grow very quickly 2024-2026. Traffic load probably follows the number of residents. 84- 108 Traffic impact of new developments that are included in the analysis. Includes: Cadenza, Allegro, 7/11 & shops, Hammock Park, Watercrest (assisted living facility). Analysis does not consider traffic due to properties that are not directly on east RSH but with access roads to RSH: Sapphire Cove, Seven Shores (new road under construction), large complexes directly north of 7/11. 128 Collier County Access Management Policy Collier County will determine if clause 5.02.9 is being followed. Residents of Azure and Esplanade do not have a reasonable alternative route to a main artery except through Costo traffic and control lights. 128 Collier County Access Management Policy Collier County will determine if clause 5.02.10 is being followed. Residents of Azure and Esplanade could take the position that emergency services from Collier EMS Station at Hacienda Lakes Parkway and Caimen Dr or Physicians Regional Hospital are hampered in their access to the communities. Page 407 of 6526 Needs Analysis Proposed Automobile Service Station Costco Wholesale SE Corner of Collier Boulevard and Rattlesnake Hammock Road Naples, Collier County, Florida 34113 Date of Report: 14 August 2025 File Name: 25080101 – Costco Wholesale – 8392 Collier Boulevard Prepared For Costco Wholesale 45940 Horseshoe Drive, Suite 150 Sterling, Virginia 20166 Page 408 of 6526 Page 409 of 6526 14 August 2025 Costco Wholesale c/o Mr. John Alvarado 45940 Horseshoe Drive, Suite 150 Sterling, Virginia 20166 Attention: Mr. John Alvarado Re: Needs Analysis for the property located at 8392 Costco Boulevard, Naples, Florida 34114 (automobile service station component only) Dear Mr. Alvarado: As you requested, please find the results of our Needs Analysis for the proposed Costco Wholesale automobile service station to be located at the southeast corner of Collier Boulevard and Rattlesnake Hammock Road in Naples, Florida. The purpose of this analysis is to determine if the local market area can support the addition of a new automobile service station without oversaturating the market and negatively impacting surrounding businesses. Based on our analysis, it is my professional opinion that the proposed project is appropriate for the market area based on the projected needs of the market over the next five years because of household growth. The projected growth in demand for gasoline within the market area of 29.09% over the next several years is greater than the 25.95% increase in supply (projected sales) that the project will introduce, resulting in a demand surplus of 3.15%. Therefore, the project is considered feasible based on the growing needs of the market area, and the project is not expected to negatively impact the market area. If you have any questions, please feel free to contact our office. Respectfully submitted, Matthew S. Simmons State-Certified Residential Real Estate Appraiser RD5762 State-Licensed Real Estate Broker, BK3214690 Page 410 of 6526 Page 411 of 6526 TABLE OF CONTENTS OVERVIEW OF PROJECT ........................................................................................................................................... 1 DEMOGRAPHICS ........................................................................................................................................................... 2 PROCESS OF NEEDS ANALYSIS ............................................................................................................................... 4 EXECUTIVE SUMMARY ................................................................................................................................................... 4 MARKET AREA SELECTION ............................................................................................................................................. 5 MARKET DEMAND ANALYSIS .......................................................................................................................................... 6 MARKET SUPPLY ANALYSIS ............................................................................................................................................ 7 CONCLUSION ................................................................................................................................................................ 9 PROPERTY DESCRIPTION ....................................................................................................................................... 10 SITE PLAN ................................................................................................................................................................. 10 AERIAL ...................................................................................................................................................................... 11 SITE CHARACTERISTICS................................................................................................................................................ 12 APPENDIX ............................................................................................................................................................... 14 APPENDIX A ............................................................................................................................................................... 14 APPENDIX B ............................................................................................................................................................... 15 APPENDIX C ............................................................................................................................................................... 17 APPENDIX D ............................................................................................................................................................... 19 APPENDIX E ............................................................................................................................................................... 20 QUALIFICATIONS: MATTHEW S. SIMMONS ............................................................................................................ 21 Page 412 of 6526 Page 413 of 6526 1 OVERVIEW OF PROJECT Full details about the property, site characteristics, and the proposed project can be found in the Site Characteristics section of this report and in the consultant’s workfile. The following is a summary of the proposed project: • The proposed project site consists of 1,126,462 square feet/25.86 acres of land area. • The lot is heavily wooded and appears to have a generally level topography. • The subject of the analysis consists of the Automobile Service Station portion of the development of a 162,671 square foot Costco Wholesale building. • The project also includes ±4.1 Acres designated to Future Outparcels to the west of the proposed Automobile Service Station, along Collier Boulevard. • The project is bordered by Rattlesnake Hammock Road to the north, Collier Boulevard to west, the Physicians Regional Hospital – Collier Boulevard to the south, and additional buffered tracts of developed and undeveloped land within the Hacienda Lakes CDD to the east. • The project falls within the Hacienda Lakes Mixed-Use Planned Unit Development, which was created in 2011 and permitted to include 1,760 homes, 327,000 square feet of retail space, 70,000 square feet of professional and medical office space, 135 hotel rooms, 140,000 gross square feet of business park or educational facility, and a school. Page 414 of 6526 2 DEMOGRAPHICS Page 415 of 6526 3 Page 416 of 6526 4 PROCESS OF NEEDS ANALYSIS EXECUTIVE SUMMARY In order to determine the existing and future needs of the market area and the impact of the project on the market area, we measured the projected growth in demand for gasoline and compared it to the increase of supply brought about by the proposed project development. Market Demand Analysis The market area was defined as all automobile service stations within a 10-minute drive time from the project. The analysis used demographic data for the market area, including existing and projected population and household numbers for 2025 and 2030. The current and projected household spending for gasoline within the market area was used as the measure of demand. The projected gasoline demand increase (in dollars), from 2025 to 2030, was projected to be $19,072,788, a 29.09% increase over those five years. Market Supply Analysis The average automobile service station in the market area sells approximately 4,000 gallons of gasoline per day, which translates to 28,000 gallons per week. The market area, which has 21 identified competitive automobile service stations, sells an estimated 588,000 gallons per week based on average sales per station. The proposed automobile service station is projected by Costco Wholesale to sell 9,900,000 gallons over the course of one year, which equates to 190,385 gallons per week. By adding the supply from new project's volume of projected gallons sold, the total market area supply will increase to 778,385 gallons per week (measured in sales). The supply increase from the new project is calculated to be 25.95%. Page 417 of 6526 5 MARKET AREA SELECTION The market area of the project was selected to be all automobile service stations within a 10-minute drive time from the site of the proposed project. These boundaries were deemed appropriate as they encompass service stations that may be reasonably expected to serve the same customers. It should be noted that many proposed commercial projects have primary and secondary market areas (the areas from which they draw customers) that extend beyond the criteria used within this analysis. The subject project, Costco Wholesale, is a use that falls into this category. However, expected gasoline sales, within this analysis, does not account for the additional demand that Costco will create as a result of consumers drawn to their warehouse. This geographic segmentation is also used as the area where existing and projected households are most applicable for the demand analysis. Using this criteria, 21 existing automobile service stations were selected as competitive stations for use in the supply analysis. The image below depicts the area applicable to this criteria. Page 418 of 6526 6 MARKET DEMAND ANALYSIS The first step of the analysis is to determine population and number of households in the market area both in the current year and as projected in 2030 (Page 8). This is done to determine the growth of the market area and expected growth in gasoline sales based on household spending behavior. 2025 2030 Population 39,641 44,523 Households 19,908 23,016 Table 1.1 Next, we take the average amount spent annually on gasoline per household (Appendix B) and multiply by the number of households to calculate the projected dollars spent on gasoline within the market area. 2025 2030 Avg Amount Spent on Gasoline per Household $3,293 $3,677 Total Spent in Market Area $65,557,044 $84,629,832 Table 1.2 The final step is to measure the growth in dollars spent on gasoline over the 5-year period by taking the difference of 2030’s dollars spent on gasoline in the market and subtracting it from 2025’s dollars spent. This increase of $19,072,788 is equivalent to a 29.09% increase from 2025 to 2030. Total Dollars Percentage Demand Increase from 2025 to 2030 $19,072,788 29.09% Table 1.3 Page 419 of 6526 7 MARKET SUPPLY ANALYSIS The first step to analyze the increase in supply that this project would bring to the market area is to find the number of automobile service stations within the market area and calculate how many gallons of gasoline they sell. Per Station Market Area (21 Stations) Gallons Sold Per Day 4,000 84,000 Gallons Sold Per Week 28,000 588,000 Gallons Sold Per Month 120,000 2,520,000 Table 2.1: (Appendix D) Next, we calculate the amount of gallons sold in the market area with and without the project. Costco provided projected sales for the project (Appendix E) and estimate 190,385 gallons to be sold in the first year. Gallons Sold per Week Market Area 588,000 Project 190,385 Market Area with Project 778,385 Table 2.2 The next step is to calculate the consumption of the average car per week in order to back out the amount of cars stopping for gas in the area per week. First, we take the Average Annual Fuel Cost Per Car (Appendix B) of $3,293 and divide it by the Average Car Per Household statistic of 1.64 (Appendix A) to get the Average Annual Fuel Cost Per Car of $2,007.93. Then we can divide that by the Average Price Per Gallon of $3.13 (Appendix C) to get Annual Gallons consumed per Car of 642.47 or 12.36 per week. Averaged Statistics Cars Per Household 1.64 Spent on Gas Per Household $3,293 Annual Fuel Cost Per Car $2,007.93 Price Per Gallon $3.13 Annual Gallons Consumed Per Car 642.47 Gallons Consumed Per Car Per Week 12.36 Table 2.3 Page 420 of 6526 8 Next, we take the gallons sold in the market area including the new project (Table 2.2) and divide it by the gallons consumed per car per week (Table 2.3) to calculate the number of cars stopping in our market area. Supply of Market Area ( Number of Cars) Gallons Sold in Market Area with Project 778,385 Avg Gallons Consumed Per Car Per Week 12.36 Transactions (Cars) per Week 63,001 Table 2.4 Next, we take the projected cars to visit the project from Appendix E Cars per Week at Project Transaction (Cars) per Year 850,000 Transaction (Cars) per Week 16,346 Table 2.6 Finally, we can calculate the supply increase brought about by the new project by taking the Supply of the Project (Table 2.6) and dividing it by the Supply of the Market Area with the Project (Table 2.4) Project Share of Supply Market Area with Project Supply 63,001 Project Supply 16,346 Project Share of Supply 25.95% Table 2.7 Page 421 of 6526 9 CONCLUSION Based on the Needs Analysis and the provided data, the proposed Costco Wholesale automobile service station is positioned to be a significant benefit to the local market by directly addressing the rising demand for gasoline. The comprehensive analysis confirms a robust and growing need within the market area, which is defined as a 10-minute drive-time from the project site. The demand for gasoline is projected to increase by a substantial 29.09% over the next five years. This growth is a direct result of the demographic trends in the area, including a projected increase in population from 39,641 to 44,523 and households from 19,908 to 23,016 between 2025 and 2030. The average household's spending on gasoline is also expected to rise, from $3,293 to $3,677, further highlighting the increasing market need. The project will introduce a much-needed increase in supply to meet this growing demand. With a projected first-year sales volume of 9,900,000 gallons, the project will add approximately 190,385 gallons per week to the market's total supply. When considering the new project, the total weekly supply in the market will increase to 778,385 gallons, resulting in a 25.95% supply increase. The key finding is that the projected demand increase of 29.09% is greater than the project's 25.95% share of projected supply. This leaves a 3.14% demand surplus, which demonstrates a clear and justifiable need for the project. The new automobile service station will not oversaturate the market or negatively impact surrounding businesses; instead, it will play a crucial role in satisfying the growing fuel requirements of a thriving and expanding community. Page 422 of 6526 10 PROPERTY DESCRIPTION SITE PLAN Page 423 of 6526 11 AERIAL Page 424 of 6526 12 SITE CHARACTERISTICS ADDRESS: 8392 Collier Boulevard TAX ID: 48586002021 LOCATION/ACCESS/ EXPOSURE: The subject property is located in unincorporated Collier County, 4 miles south of the I75 and Collier Blvd intersection. The property is located on the southeast corner of the Collier Blvd and Rattlesnake Hammock Rd. Vehicular access will primarily be from the two primary entrances on Rattlesnake Hammock Road. Overall, access to the subject property as well as exposure is considered to be good. SIZE (SITE AREA)/SHAPE: Site Area (sq. ft.) 1,126,462± Site Area (acres) 25.86± Shape Rectangular PHYSICAL FEATURES (TOPOGRAPHY, ELEVATION, ETC.): The subject property is a wooded, undeveloped lot with a relatively flat topography. It is bordered by Physicians Regional Hospital to the South, Ekos Cadenza (Apartment Complex) to the East and Roads to the North and West. UTILITIES: The property is serviced with full utilities, including electricity provided by Florida Power and Light, telephone service by Century Link, and central water/sewer from Collier County Public Utilities. Police and fire protection are provided by Collier County services. The capacity of these services appears to be adequate for the proposed development. FLOOD ZONE: The subject property is located within Flood Zone AH primarily with patches of X zoning on the westerly parts of the parcel as found on Flood Map Panel ID #12021C0606J, dated 2 August 2024. EASEMENTS, ENCROACHMENTS, ETC.: There are no known adverse easements, encroachments, restrictions, encumbrances, leases, reservations, covenants, contracts, declarations, special assessments, ordinances or other items of a similar nature. Page 425 of 6526 13 ZONING: The subject property is zoned Mixed Planned Use Development District (MPUD) as per Collier County Land Development Code: Mixed use planned unit development district (MPUD). This district is intended to accommodate a planned unit development with more than one type of PUD district. The PUD document shall define the mixture of PUD districts as set forth in this section. FUTURE LAND USE: The subject property is designated Urban Residential Fringe Subdistrict (URF) according to Collier County’s Comprehensive Plan. ASSESSED VALUE, TAXES, AND ASSESSMENTS: Tax Year Market Assessed Value Taxable Value Taxes & Assess. 2024 $4,191,345 $4,191,345 $42,206.85 Taxing Authority Millage Rate General Fund 3.0107 Unincorp. Gen - MSTD 0.6844 Conservation Collier 0.2096 C.C. Water Pollution Ctrl PGM 0.0246 School Board - Local Board 2.2312 School Board - State Law 2.0820 Greater Naples Fire Rescue Dis 1.5000 Collier Mosquito Control 0.1349 Big Cypress Basin 0.0978 Water Management Fund-South Fl 0.0948 TOTAL AD VALOREM 10.0700 Page 426 of 6526 14 APPENDIX APPENDIX A The US Census Bureau tracks the percentage of households with 0, 1, 2, and 3 or more cars within the US. Using their data we can find the average car per household in Collier County. https://www.census.gov/acs/www/about/why-we-ask-each-question/vehicles Number of Cars Percentage Average Car Per Household 0 4.5% 0 1 41.40% .414 2 40.10% .802 3+ 14.0% .042 1.64 Page 427 of 6526 15 APPENDIX B In order to find the Average Amount Spent on Gasoline per Household we used Environmental Systems Research Institute, Inc’s (ESRI) estimation for 2025 and 2030. As seen in the excerpt below, ESRI uses United States Bureau of Labor Statistics Consumer Reports to build out these estimates. Page 428 of 6526 16 Page 429 of 6526 17 APPENDIX C Stations within 10-minute drive-time market area. Map ID Facility Name Site Address Gas Price 1 RaceTrac 8483 Collier Blvd, Naples, FL 34113 $3.07 2 Marathon 8901 Davis Blvd, Naples, FL 34104 $3.30 3 Chevron 8900 Davis Blvd, Naples, FL 34104 $3.20 4 Shell 3825 Tollgate Blvd, Naples, FL 34114 $3.40 5 RaceTrac 8485 Davis Blvd, Naples, FL 34104 N/A 6 Circle K 8600 Radio Ln, Naples, FL 34104 $3.17 7 Wawa 12456 Tamiami Trl E, Naples, FL 34113 $3.05 8 BP 11339 Tamiami Trl E, Naples, FL 34113 $3.20 9 Wawa 4939 Tamiami Trl E, Naples, FL 34113 $3.06 10 Murphy USA 6630 Collier Blvd, Naples, FL 34114 $3.04 11 RaceTrac 6170 Collier Blvd, Naples, FL 34114 $3.06 12 Circle K 6100 Collier Blvd, Naples, FL 34114 $3.05 13 Shell 12800 Tamiami Trl E, Naples, FL 34114 $3.02 14 7-Eleven 12750 Tamiami Trl E, Naples, FL 34113 N/A 15 7-Eleven 8570 Collier Blvd, Naples, FL 34114 $3.04 16 Shell 8101 Sorrento Ln, Naples, FL 34114 $3.11 17 Pump & Munch 9995 Tamiami Trl E, Naples, FL 34113 N/A 18 Shell 4716 Tamiami Trl E, Naples, FL 34112 $3.00 19 Mobil 6300 Davis Blvd, Naples, FL 34104 3.16 20 Shell 3835 White Lake Blvd, Naples, FL $3.16 21 Mobil 11655 Collier Blvd, Naples, FL 34116 $3.06 Average $3.13 Page 430 of 6526 18 Page 431 of 6526 19 APPENDIX D The National Association of Convenience Stores (NACS) that “The average fueling location sells about 4,000 gallons of gas per day, while hypermarkets/big-box stores with larger forecourts often sell five times more. This leads us to build Table 2.1, where we calculate the Market Area to sell 448,000 gallons a week (16 convenience store stations x 28,000 gallons sold in a week). Page 432 of 6526 20 APPENDIX E We were provided projected sales for the new project by Costco representatives. They project 9,900,000 gallons of gas to be sold in the first year of operations. Using this data we can determine: 9,900,000 gallons in Year 825,000 gallons per Month 190,384.62 gallons per week 27,123.29 gallons per day And 850,000 Transactions in Year 70,833 Transactions in Month 16,346 Transactions in Week 2,335 Transactions a Day Page 433 of 6526 21 QUALIFICATIONS: MATTHEW S. SIMMONS Educational Background and Training Bachelor of Science in Business Management (2008) Florida Gulf Coast University, Fort Myers, Florida. Appraisal Board Course I - ABI, Steve Williamson’s Real Estate Education Specialists (2003) Orlando, Florida. Real Estate Transactions, Florida Gulf Coast University (2003) Fort Myers, Florida. Various Appraisal Institute Courses Appraisal Board Course II - ABII, Academy of Real Estate (2005) Fort Myers, Florida. 63 - hour Sales Associate Pre-License Course, Career Web School (2008) Experience Gulf Coast Appraisal and Consulting Services, Inc., Cape Coral, Florida – Associate (2003) Gulf Coast Appraisal and Associates, Inc., Cape Coral, Florida - Associate (2003-2005) Maxwell & Hendry Valuation Services, Inc., Fort Myers, Florida - Residential Division Manager (2005-2013) Maxwell, Hendry & Simmons, LLC, Fort Myers, Florida - Partner (2013-Present) Professional Affiliations State-Certified Residential Real Estate Appraiser, RD5762 State-Licensed Real Estate Broker, BK3214690 Qualified as an expert witness in the Florida District Court: 7th Judicial Circuit, 20th Judicial Circuit Qualified as an expert witness in U.S. District Court: Middle District of Florida Qualified as an expert witness in St. Croix County, Wisconsin Realtor Association of Greater Fort Myers and the Beach, Inc. – Member (2009–Present) National Association of Realtors - Member (2009–Present) Real Estate Investment Society REIS - President (2015) Sanibel-Captiva Chamber of Commerce - Member (2006–Present) Southwest Florida Museum of History Foundation - Board Member (2014–2016) HUD FHA Approved Appraiser Associate Member of the Appraisal Institute (2011–Present) Florida Real Estate Appraisal Board - FREAB - Gubernatorial Appointed Board Member (2012–2016) Florida Real Estate Appraisal Board - FREAB - Chairman (2014) IMAG History & Science Center – Board of Directors (2016–Present) L.E.A.D. Foundation of SWFL - President (2017–Present) Re-certification As of the date of this report, I, Matthew S. Simmons, have completed the requirements under the continuing education program for the State of Florida. Page 434 of 6526 # of households in market in 2030 per market study: 23,016 x 1.64 cars per household = 37,746 total cars in market area. Existing RaceTrac and 7-11 Stations @Collier and Rattlesnake Hammock: 16 fueling stations each According to Costco TIS, a station with 24 fueling stations can accommodate a minimum of 400 cars per hour. RaceTrac and 7-11 combined can accommodate 533 cars per hour. (32/24 x 400 = 533) 16 hrs. per day X 533 cars per hour = 8,528 cars per day. (Costco 400 per hour X 16 hrs/day (6 am to 10 pm) = 6,400 cars per day) (Note: RaceTrac is open 17 hrs per day and 7-11 is open 24 hrs per day, so they can actually accommodate more cars than this) 8,528 cars per day times 7 days per week = 59,696 cars per week can be accommodated at RaceTrac and 7-11 These 2 stations alone can easily service all of the cars in the market area filling up once per week. Page 435 of 6526 Traffic Impact Study Kittelson & Associates Page 30 FUELING FACILITY The proposed gas station will include 12 pumps, arranged in a 4x3 configuration, offering 24 individual fueling positions for concurrent service to Costco members. Studies at Costco locations across the nation have shown that Costco fuel facilities generally operate at a fueling service rate of 3.5 minutes per vehicle, meaning that each fueling position can serve approximately 17 vehicles per hour during peak periods. At this rate, a station with 24 fueling positions can achieve a service capacity of more than 400 vehicles per hour, which exceeds the hourly demand observed at similar locations, allowing potential queueing behind the pumps to be managed for extended periods without impacting internal site circulation. Additional information on the typical service rate of Costco Gas stations of various configurations and Costco Gas peak hour demand is provided in responses #18-20 in Appendix A. In addition to the 24 vehicles in fueling position at the pumps, the site design allows for 29 vehicles to be queued behind the pumps within the station area, as illustrated in Figure 11. Therefore, the gas site can serve and store a capacity of 53 vehicles at any one time without interfering with Costco’s internal site circulation. Given the service rate of the 24 individual fueling positions and the additional queue storage space included in the gas station site design, the fueling facility is expected serve Costco members efficiently without negatively impacting site circulation in other portions of the site. Page 436 of 6526 8 Next, we take the gallons sold in the market area including the new project (Table 2.2) and divide it by the gallons consumed per car per week (Table 2.3) to calculate the number of cars stopping in our market area. Supply of Market Area ( Number of Cars) Gallons Sold in Market Area with Project 778,385 Avg Gallons Consumed Per Car Per Week 12.36 Transactions (Cars) per Week 63,001 Table 2.4 Next, we take the projected cars to visit the project from Appendix E Cars per Week at Project Transaction (Cars) per Year 850,000 Transaction (Cars) per Week 16,346 Table 2.6 Finally, we can calculate the supply increase brought about by the new project by taking the Supply of the Project (Table 2.6) and dividing it by the Supply of the Market Area with the Project (Table 2.4) Project Share of Supply Market Area with Project Supply 63,001 Project Supply 16,346 Project Share of Supply 25.95% Table 2.7 Page 437 of 6526 6 MARKET DEMAND ANALYSIS The first step of the analysis is to determine population and number of households in the market area both in the current year and as projected in 2030 (Page 8). This is done to determine the growth of the market area and expected growth in gasoline sales based on household spending behavior. 2025 2030 Population 39,641 44,523 Households 19,908 23,016 Table 1.1 Next, we take the average amount spent annually on gasoline per household (Appendix B) and multiply by the number of households to calculate the projected dollars spent on gasoline within the market area. 2025 2030 Avg Amount Spent on Gasoline per Household $3,293 $3,677 Total Spent in Market Area $65,557,044 $84,629,832 Table 1.2 The final step is to measure the growth in dollars spent on gasoline over the 5-year period by taking the difference of 2030’s dollars spent on gasoline in the market and subtracting it from 2025’s dollars spent. This increase of $19,072,788 is equivalent to a 29.09% increase from 2025 to 2030. Total Dollars Percentage Demand Increase from 2025 to 2030 $19,072,788 29.09% Table 1.3 12.31% 15.61% Page 438 of 6526 Collier County Florida's 19th most populous county with 1.8% of Florida's population Census Population Collier County Florida Real GDP (Thousands of Chained 2017 Dollars)Collier County Florida 1980 Census 85,971 9,746,961 2017 GDP 18,972,217 1,014,866,863 1990 Census 152,099 12,938,071 Percent of the State 1.9% 2000 Census 251,377 15,982,824 2018 GDP 19,603,770 1,050,433,812 2010 Census 321,520 18,801,332 Percent of the State 1.9% 2020 Census 375,752 21,538,187 2019 GDP 20,507,135 1,084,913,903 % change 2010-2020 16.9%14.6%Percent of the State 1.9% Age 2020 GDP 20,314,457 1,069,758,799 % Under 18 years of age 16.7%19.5%Percent of the State 1.9% % Aged 65 and over 32.6%21.2%2021 GDP 22,949,472 1,170,526,307 % Median age 52.9 43.0 Percent of the State 2.0% Gender 2022 GDP 24,158,343 1,239,883,625 % Male 48.7%48.6%Percent of the State 1.9% % Female 51.3%51.4%2023 GDP 25,133,932 1,292,787,615 Race (alone) & Ethnicity Percent of the State 1.9% % Not Hispanic-White 62.7%51.5% % Not Hispanic-Black or African American 6.0%14.5% % Not Hispanic-American Indian and Alaska Native 0.1%0.2% % Not Hispanic-Asian 1.4%2.9%Collier County Florida % Not Hispanic-Native Hawaiian and Other Pacific Islander 0.0%0.1%Household Population 370,914 21,073,604 % Not Hispanic-Some Other Race 0.4%0.6%Household Population per Occupied Housing Unit 2.35 2.47 % Not Hispanic-Two or More Races 2.1%3.7%Group Quarters Population 4,838 464,583 % Hispanic or Latino (of any race)27.2%26.5% Collier County Florida Housing Counts Collier County Florida 2021 Estimate 382,680 21,898,945 Housing units, 2020 Census 228,390 9,865,350 % change 2020-2021 1.8%1.7%Occupied 157,921 8,529,067 2022 Estimate 390,912 22,276,132 Vacant 70,469 1,336,283 % change 2020-2022 4.0%3.4% 2023 Estimate 399,480 22,634,867 % change 2020-2023 6.3%5.1%Units Permitted Collier County Florida 2024 Estimate 408,381 23,014,551 2000 7,970 155,269 % change 2020-2024 8.7%6.9%2010 1,259 38,679 Based on 2023 Estimate 2020 4,473 164,074 2025 413,299 23,292,200 2021 6,766 213,494 2030 443,006 24,698,545 2022 5,517 211,962 2035 466,039 25,814,954 2023 3,618 193,788 2040 484,064 26,682,030 2024 3,524 173,326 2045 499,308 27,409,376 2050 512,716 28,065,018 Persons per square mile Collier County Florida 2000 124.1 296.4 Collier County Florida 2010 160.9 350.6Language Spoken at home (% of total persons aged 5 and over)2020 188.2 401.4 Speak only English 67.5%69.9%2023 200.0 421.9 Speak a language other than English 32.5%30.1%2024 204.5 429.0 Speak English "very well"20.1%18.0% Place of birth Foreign born 24.2%21.4%Households Collier County Florida Veteran status Total households, 2000 Census 102,973 6,338,075 Civilian population 18 and over 6.5%7.7%Family households, 2000 Census 71,264 4,210,760 % with own children under 18 32.8%42.3% Total households, 2010 Census 133,179 7,420,802 Residence 1 Year Ago Persons aged 1 and over Collier County Florida Family households, 2010 Census 89,276 4,835,475 Same house 86.3%86.0%% with own children under 18 33.0%40.0% Different house in the U.S.12.6%13.0%Average Household Size, 2010 Census 2.38 2.48 Same county in Florida 6.0%6.9%Average Family Size, 2010 Census 2.84 3.01 Different county in Florida 2.1%3.1%Total households, 2020 Census 157,921 8,529,067 Different county in another state 4.5%3.0%Family households, 2020 Census 106,877 5,571,482 Abroad 1.1%1.0%% with own children under 18 27.8%36.0% According to Census definitions, a household includes all of the people who occupy a housing unit. The occupants may be a single family, one person living alone, two or more families living together, or any other group of related or unrelated people who share living quarters. A family includes a householder and one or more other people living in the same household who are related to the householder by birth, marriage, or adoption. Census counts may be corrected for Census Count Question Resolution (CQR). Density Households and Family Households Population Characteristics Population Real Gross Domestic Product Building Permits Population Estimates Population by Housing Type Migration Housing 2025-20307.19% Page 439 of 6526 ASW-PL20240011790-Costco Wholesale Page 5 of 7 The subject property is zoned as a Commercial Tract within the existing Hacienda Lakes MPUD. This is also located within Activity Center 7, at the intersection of Rattlesnake Hammock Road and Collier Boulevard, as outlined in the Comprehensive Plan's Future Land Use Element. Accordingly, “The maximum amount of commercial uses allowed at Activity Center #7 (Rattlesnake Hammock Road and Collier Boulevard) is 40 acres per quadrant…”. The proposed gas station is an accessory use to the proposed commercial retail use, which is permitted by right on the subject property. The Costco gas station is a members-only gas station, meaning that only Costco members can purchase fuel, whereas RaceTrac and 7-Eleven can both be used by the public. Consequently, since it’s a members- only club, Costco’s gas station may not generate as much traffic, as it will be the second Costco with a gas station in the county. In comparison to other public gas stations, the queueing of traffic at Costco will remain internal to the subject property. The proposed Costco Wholesale and gas facility is adjacent to an outparcel to the west that may be developed for more future commercial activity. Since its members only, the Costco gas facility will only generate the traffic of Costco members, either coming to and from the proposed Costco Wholesale or other Costco members in general. No other public may use the Costco gas facility. Attachment B is the Separation Distance Exhibit included with the ASW Petition. Therefore, Zoning Staff recommends APPROVAL. STAFF ANALYSIS OF WAIVER FROM SEPARATION REQUIREMENTS FOR AUTOMOBILE SERVICE STATIONS (ASW) CRITERIA The decision to grant the ASW is based on criteria in LDC Section 5.05.05.B.2.a.i - iv, in bold font below. Staff have analyzed this petition relative to these provisions and offers the following responses: i. Whether the nature and type of natural or man-made boundary, structure, or other feature lying between the proposed establishment and an existing facility with fuel pumps is determined by the BZA to lessen the impact of the proposed facility with fuel pumps. Such boundary, structure, or other feature may include, but is not limited to, lakes, marshes, nondevelopable wetlands, designated preserve areas, canals, and a minimum of a 4-lane arterial or collector right-of-way. Applicant’s Response: The proposed establishment and the existing Automobile Service Station to the north are separated by Rattlesnake Hammock Road (CR-864) right-of-way, a minimum 4-lane collector. A feature significant to this separation request that should be considered is that the proposed establishment is a Costco Wholesale member-based gas facility associated with the Costco Wholesale store. Furthermore, unlike the existing Automobile Service Station to the north, the proposed establishment is not a conventional automobile service station with gas, a car wash, and a convenience store. Staff Analysis and Recommendation: The boundary to the north of the subject property is a man- made boundary that is a minimum 4-lane collector right-of-way known as Rattlesnake-Hammock Road. This will lessen any impact the proposed gas service at Costco will have, coupled with the fact that it is a members-only gas station. Therefore, Zoning Staff approves this criterion. ii. Whether the facility with fuel pumps is only engaged in the servicing of automobiles during regular, daytime business hours, or, if in addition to or in lieu of servicing, the facility with fuel pumps sells food, gasoline, and other convenience items during daytime, nighttime, or on a 24-hour basis. Applicant’s Response: The proposed Automobile Service Station will be engaged in providing fuel for vehicles for members of Costco Wholesale, commensurate with the wholesale store’s hours of operation. The fuel facility will not include a convenience store or car wash. Page 54 of 1249 Page 440 of 6526 ASW-PL20240011790-Costco Wholesale Page 6 of 7 Staff Analysis and Recommendation: At the Neighborhood Information Meeting, the applicant committed that the hours of the gas station will coincide with the store hours. The gas station will not be a 24-hour operation. The gas service is only available to Costco members. Therefore, Zoning Staff approves this criterion. iii. Whether the facility with fuel pumps is located within a shopping center primarily accessed by a driveway, or if it fronts on and is accessed directly from a platted road right-of-way. Applicant’s Response: The proposed Automobile Service Station is located within a commercially designated parcel in a commercial area in the Hacienda Lakes MPUD, which will be primarily be accessed directly from two ingress/egress driveway locations on Rattlesnake Hammock Road (CR- 864) and one ingress/egress driveway connection to the south to a shared circulation road with Physicians Regional Medical Center that provides several access connections to Collier Boulevard CR- 951). Staff Analysis and Recommendation: Costco's access is primarily serviced from Rattlesnake Hammock Road (CR 864), a county right-of-way classified as a collector road. Therefore, Zoning Staff approves this criterion. iv. Whether the granting of the distance waiver will have an adverse impact on adjacent land uses, especially residential land uses. Applicant’s Response: Granting a distance waiver will not have an adverse impact on adjacent uses. The proposed Automobile Service Station is located within a commercially designated parcel in a developing commercial node in the Hacienda Lakes MPUD, a mixed-use PUD. The commercial parcels and the adjacent medical parcels are well planned to provide adequate separation and transition between various intensities and densities of uses. The vertical improvements, such as the Costco Wholesale building and gas canopy, will be located on the western portion of the parcel to be further separated from adjacent residential uses and the existing FPL powerline easement along the eastern edge of the parcel, which provides more separation and transition. Staff Analysis and Recommendation: The applicant is seeking a distance waiver for the development of a Costco gas station, which would serve as an accessory use for the Costco Wholesale store on site. The gas station is a members-only one that will serve the customers either coming to or leaving from the Costco store, or any other Costco member in transit. The subject property is zoned as a Commercial Tract within the existing Hacienda Lakes MPUD and is located within Activity Center 7, Rattlesnake Hammock Road, and Collier Boulevard, in the Comprehensive Plan Future Land Use Element. Accordingly, “The maximum amount of commercial uses allowed at Activity Center #7 (Rattlesnake Hammock Road and Collier Boulevard) is 40 acres per quadrant,…”. The proposed development is permitted to be developed by right on the subject property since it is a commercial retail use. The gas station will serve as an accessory to the commercial retail. According to the distance separation exhibit on page 5 of the Staff Analysis section, the proposed location of the pumps on site will be in the northwest corner of the subject parcel. This location is closer to the adjacent commercial uses to the north and as close as possible to the intersection of Rattlesnake Hammock and Collier Boulevard. For the development of the site, it is preferable to locate the gas service station as far away as possible from nearby residences. The queueing of automobiles will be internal to the Costco site and won’t be a nuisance to adjacent properties or nearby residences. The subject property will include a parking lot that exceeds the minimum code requirements and will also comply with the landscape and buffering requirements outlined in the code. If granted, the auto-service station waiver, along with the requested deviations in the companion PDI application, PL20240011559, won’t cause any adverse impacts to adjacent land uses, especially residential land uses. Therefore, Zoning Staff approves this criterion. Page 55 of 1249 Page 441 of 6526 Page 442 of 6526 Page 443 of 6526 B. 1. 2. a. i. interest of protecting the health, safety, and general welfare of the public, the following regulations shall apply to the location, layout, drainage, operation, landscaping, parking, and permitted sales and service activities of facilities with fuel pumps. Site design requirements. Table of site design requirements: Minimum dimensions:Site Standards Minimum lot area (sq. ft.)30,000 Minimum lot width (ft.)150 Minimum lot depth (ft.)180 Separation from adjacent facilities with fuel pumps (ft.) (based on distance between nearest points) 500 Minimum setbacks, all structures: Front yard (ft.) Side yard (ft.) Rear yard (ft.) 50 40 40 Waiver of separation requirements. The BZA may, by resolution, grant a waiver of part or all of the minimum separation requirements set forth herein if it is demonstrated by the applicant and determined by the BZA that the site proposed for development of a facility with fuel pumps is separated from another facility with fuel pumps by natural or man-made boundaries, structures, or other features which offset or limit the necessity for such minimum distance requirements. The BZA's decision to waive part or all of the distance requirements shall be based upon the following factors: Whether the nature and type of natural or man-made boundary, structure, or other feature lying between the proposed establishment and an existing facility with fuel pumps is determined by the BZA to lessen the impact of the proposed facility with fuel pumps. Such boundary, structure, or other feature may include, Collier County, FL Land Development Code about:blank 36 of 45 8/19/25, 3:40 PM Page 444 of 6526 communications to the general public by providers that have been approved and authorized according to laws having appropriate jurisdiction, and governmental facilities. Exploration, oil and gas: Activities and facilities involved in the search for and subsequent production testing and field delineation of discovered petroleum and natural gas resources as defined by or used in the context of Florida Statutes and Administrative Code, which may include geophysical exploration activities and surveys, construction of temporary access roads and pads, exploratory drilling and the in- field separation and removal of test production. (See Oil extraction and related processing.) Facade: That portion of any exterior elevation of a building extending from finished grade to the top of the parapet wall or eaves, extending the entire width of the building elevation, and exposed to public view. Facility with fuel pumps: Any establishment that sells, distributes, or pumps fuels for motor vehicles whether or not such facility provides automotive repair services or includes a convenience store. See fuel pump definition. Family care facility: A residential facility designed to be occupied by not more than 6 persons under care, plus staff as required by rule 59A-36.010, F.A.C., and constituting a single dwelling unit (i.e., adult congregate living facility for: aged persons; developmentally disabled persons; physically disabled or handicapped persons; mentally ill persons; and persons recovering from alcohol and/or drug abuse). Foster care facilities are also included, but not the uses listed under group care facility (category II). This use shall be applicable to single-family dwelling units and mobile homes. Family day care home: Shall have the meaning provided in the Florida Statutes. Final local development order: Any valid, unexpired building permit issued by the county. As to the provisions in Sections 6.02.00 and 10.02.07, respectively, pertaining to COA's and adequate public facilities only, a final local development order is a final subdivision plat, a final approved site development plan, or building permit or mobile home tie-down permit issued by the county. Fire station: The building(s) and site of a government establishment primarily engaged in firefighting, used to house fire trucks and other emergency vehicles, firefighting equipment and apparatus, firefighters, and support/administrative staff. Fire station services, ancillary: Fire protection activities imperative to carry out the purposes of a government establishment primarily engaged in firefighting, such as fire training camps, but which is not required to be located at a fire station for that fire station to serve its function. However, services designed to repair any firefighting equipment is not an ancillary fire station service. Flood: A general and temporary condition of partial or complete inundation of normally dry land area from the overflow of inland or tidal waters or the unusual and rapid accumulation or runoff of surface Collier County, FL Land Development Code about:blank 12 of 45 8/19/25, 3:40 PM Page 445 of 6526 I. J. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. Each facility with fuel pumps shall provide the necessary infrastructure and pre-wiring in order to provide the capabilities for generator service in case of emergencies. In addition to the retail dispensing of automobile fuels and oil, only the following services may be rendered and sales made, except as indicated: Sales and servicing of spark plugs, batteries, distributors, and distributor parts. Sales, mounting, balancing, and repair of tires and wheel alignments, but not recapping of tires. Sales and replacement of water hoses, fan belts, brake fluid, light bulbs, fuses, floor mats, wiper blades, grease retainers, wheel bearings, shock absorbers, mirrors, exhaust systems, and the like. Provision of water, antifreeze, flushing of the cooling system, air conditioning recharge, and the like. Providing and repairing fuel pumps and lines. Minor motor adjustments not involving removal of the head or crankcase. Greasing and lubrication. Sales of cold drinks, candies, tobacco, and similar convenience goods for customers. Provision of road maps and other information. No mechanical work shall be allowed outside of the enclosed areas. Oil drainage pits or appliances for such purpose or repair purposes shall be located within a wholly enclosed building. Uses permissible at a facility with fuel pumps do not include major mechanical and body work, straightening of frames or body parts, steam cleaning, painting, welding, storage of automobiles (except as expressly permitted in subsection 13. below), commercial garage as an accessory use, or other work involving undue noise, glare, fumes, smoke, or other characteristics to an extent greater than normally found in such stations. A facility with fuel pumps is not a facility for the sale of automobile vehicles, a repair garage, a body shop, or a truck stop. The temporary storage of vehicles shall be permitted if the vehicles are to be serviced at the facility with fuel pumps or if the vehicles have been towed by the facility with fuel pumps and are being held for servicing, for an insurance company, or for salvage. Any such vehicle(s), other than those vehicles serviced daily, shall be stored within an area surrounded by an opaque fence not less than six (6) feet high. Said vehicles shall not be stored longer than sixty (60) days. Washing and polishing of automobiles and sale of automobile washing and polishing Collier County, FL Land Development Code about:blank 9 of 10 6/16/25, 11:03 AM Page 446 of 6526 1.08.02 - Deﬁnitions Abut or abutting: To share a common property line or boundary at any one point. Accent lighting: Exposed strands or tubes of lighting that outline a structure, or to maintain a common architectural theme to attract attention to any business, service, or other related functions. Access: The means or place of ingress and egress, by pedestrian or vehicle, to a lot or parcel. Access waterways: A waterway which is developed or constructed in conjunction with the division of real property for the purpose of providing access by water to lots within a subdivision. (See Chapters 4 and 10.) Accessory parking zone (APZ): Residentially zoned lots that are permitted for off-street parking or water retention and management areas. APZ lots must be adjacent to the Neighborhood Commercial, Waterfront and Mixed Use subdistricts and have a common lot line and be under same ownership or legal control (lease, easement, etc.). Accessory unit: An accessory unit is a separate structure related to the primary residence for uses which include, but are not limited to: library studio, workshop, playroom, or guesthouse. Accessory use or structure: A use or structure located on the same lot or parcel and incidental and subordinate to the principal use or structure. Adjacent (applicable to School Board Review issues only): Lying near or adjoining [see also Abutting property or adjacent property]. Adjacent: To share a common property line or boundary, or to be separated by a public right-of-way, easement, or water body. Adult day care center: A facility that provides temporary care on a daily basis for adults, whether for compensation or not, and without overnight accommodations. Adverse Impacts: Impacts generated by land alteration or land use, whether permanent or temporary, which, as a result of an environment or hydrological impact analyses, are likely to or have been shown to have a negative impact on any of the following: listed species and their habitat; natural reservations and other areas of protected native vegetation; wetlands; surface or groundwater; natural waterbodies; air quality, and historic or archeological resources identified by Collier County or the State of Florida. Aeronautics: Means transportation by aircraft; the operation, construction, repair, or maintenance of aircraft, aircraft power plants and accessories, including the repair, packing, and maintenance of parachutes; the design, establishment, construction, extension, operation, improvement, repair, or maintenance of airports, restricted landing areas, or other air navigation facilities, and air instruction. Collier County, FL Land Development Code about:blank 1 of 45 8/19/25, 3:40 PM Page 447 of 6526 Page 448 of 6526 ORDINANCE NO. 2022- 18 AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 11-41, THE HACIENDA LAKES MIXED USE PLANNED UNIT DEVELOPMENT, TO CHANGE THE BUSINESS PARK AND RESIDENTIAL TRACT LINES, REMOVE THE RV TRACT AND ADD ACCESS POINTS ALONG THE NORTHERN MPUD BOUNDARY; BY REVISING DEVELOPMENT STANDARDS; AND BY ADDING DEVIATIONS. THE SUBJECT PROPERTY, CONSISTING OF 2,262+/- ACRES IS LOCATED ON THE EAST SIDE OF COLLIER BOULEVARD (C.R. 951) AT THE INTERSECTION OF COLLIER BOULEVARD AND RATTLESNAKE-HAMMOCK ROAD AND NORTH AND SOUTH OF SABAL PALM ROAD IN SECTIONS 11, 12, 13, 14, 23, 24 AND 25, TOWNSHIP 50 SOUTH, RANGE 26 EAST, AND SECTIONS 19 AND 30, TOWNSHIP 50 SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA; AND BY PROVIDING AN EFFECTIVE DATE. [PL20210001791] WHEREAS, on October 25, 2011, the Board of County Commissioners approved Ordinance No. 11-41, which created the Hacienda Lakes Mixed Use Planned Unit Development MPUD"); and WHEREAS, Alexis Crespo, AICP of RVI Planning + Landscape Architecture, Inc. and Richard D. Yovanovich, Esquire of Coleman, Yovanovich & Koester, P.A. representing Toll FL XIII Limited Partnership, petitioned the Board of County Commissioners to amend the MPUD. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: The MPUD Document attached as Exhibits "A" through "G" to Ordinance No. 11-41 is hereby amended in accordance with the revised PUD Document, attached hereto as Exhibits "A" through"G" and incorporated by reference herein. 21-CPS-02163/1715485/1]152 Isles of Naples-Hacienda PUDA 1 of 2 4/22/22 Page 449 of 6526 mitigation, as a cost of construction for public facilities. The value of the mitigation shall be a per acre value calculated at the total cost of state and federal mitigation of the environmental impacts including wetland and wildlife impacts divided by the impacted acreage of 718 acres. Developer shall provide documentation acceptable to the County to verify this cost. The total cost of State and Federal mitigation includes land costs for onsite preserves used for mitigation, environmental permitting costs, exotic removal, enhancement of preservation lands, creation of wildlife habitat, hydrological improvements and any mitigation activity required in the Army Corps of Engineers permit and South Florida Water Management District permit for the project in order to address the project's mitigation. State and Federal mitigation does not include County required mitigation. In lieu of EMS impact fee credits for environmental mitigation, the County reserves the right to transfer to Developer or Owner County-owned State or Federal panther and wetlands credits equal to the value of the EMS impact fee credits calculated pursuant to this paragraph. VI TRANSPORTATION For the purposes of the following commitments, it must be understood that the property was divided into three main areas: North area being north of The Lord's Way extension; South area being south of Rattlesnake Hammock Road plus School; Benfield Road Improvements. The South area commitments shall be constructed in a sequential manner. However, the rest of the commitments are not sequential and can be accomplished in no specific order. Similarly, the three areas identified above are not required to be developed in a sequential manner. SOUTH AREA The Owner shall construct (here forward to mean "constructed to meet minimum County requirements for acceptance"), at its sole expense without road impact fee credits, the initial two lanes (south side) of Rattlesnake Hammock Road Extension from C. R.951 to Florida Power Line Easement(approximately 0.25 miles). In addition,the Owner shall construct the Collier Boulevard/Rattlesnake Hammock Road intersection interim geometry as shown in Figure 1, below and to improve the bridge on Rattlesnake Hammock Road Extension over the canal to the interim geometry as shown in Figure 1, below. Upon completion (here forward to mean "completed construction to County minimum requirements, and reserved for future conveyance to the County at the County's request.") of all of such improvements, the Owner shall be allowed to develop up to 327,500 square feet of Retail Land Uses, or Residential Pod A, or some combination of the two land uses. However, the total number of gross trips to be generated by this portion of development shall not exceed 1,409 PM peak hour trips. In the event that Residential Pod A is developed, access to Pod A will be either an internal private roadway or via an extension of Rattlesnake Hammock Road to the entrance of Pod A. These improvements and the areas allowed to develop upon completion of these improvements are depicted in Figure 1, below. All of these improvements are site related improvements. Hacienda Lakes,PUDZ-2006-AR-10146 Page 58 of 79 BCC Approved 10/25/11 Page 450 of 6526 Figure 1-Hacienda lakes DRI-Commitment I Wand v Existing Lanes/Turn Lanes t Lanes/Turn Lanes tote Constructed/Reconstructed Roadway Segment to be Constructed i Potential Areas to be Developed y***.' T, h p i it at 7 11tttr 1 Rattlesnake Hammock Road tension I r, ' . it Residenwl y .`,.. ii illb \ j 4 1 t Florida Power Line Easement II. The Owner shall construct, at its own expense and without road impact fee credits, Rattlesnake Hammock Road Extension from Florida Power Line Easement to the road leading into Swamp Buggy grounds (approximately 0.25 miles) and improve the bridge on Rattlesnake Hammock Road Extension over the canal to the final geometry as shown is Figure 2, below. These improvements are site related improvements. Upon completion of Such itttp'oventcnt,the-Owner-shall be allowed to--develop-the-following additional land uses: 20,000 Square Feet of General Office,and; 50,000 Square Feet of Medical Office,and; 135 Room Hotel,and; Remaining portion of the 327, 500 Square Feet of Retail (if applicable pursuant to Commitment 1),and; Remaining portion of Residential Pod A (if applicable pursuant to Commitment I), and; Required residential uses within Activity Center land use; Hacienda Lakes,PUDZ-2006-AR-10146 Page 59 of 79 Approved CCPC Consent-Rev.09/15/I 1 Page 451 of 6526 CODE DESCRIPTION UNIT OF MEASURE TRIPS PER UNIT (AM PEAK HR) TRIPS PER UNIT (PM PEAK HR) 210 Single-Family Detached Housing Dwelling Units 0.75 0.99 220 Apartment Dwelling Units 0.47 0.57 221 Low-Rise Apartment Dwelling Units 0.35 0.39 222 High-Rise Apartment Dwelling Units 0.33 0.40 230 Residential Condominium/Townhouse Dwelling Units 0.44 0.39 240 Mobile Home Park Dwelling Units 0.47 0.65 251 Senior Adult Housing-Detached Dwelling Units 0.34 0.39 252 Senior Adult Housing-Attached Dwelling Units 0.29 0.30 253 Congregate Care Facility Dwelling Units 0.19 0.23 254 Assisted Living Beds 0.22 0.33 255 Continuing Care Retirement Community Dwelling Units 0.19 0.25 270 Residential Planned Unit Development Dwelling Units 0.58 0.72 310 Hotel Rooms 0.53 0.60 320 Motel Rooms 0.40 0.41 330 Resort Hotel Rooms 0.41 0.50 415 Beach Park Acres 0.48 0.60 420 Marina Berths 0.12 0.20 430 Golf Course Acres 0.33 0.39 CODE DESCRIPTION UNIT OF MEASURE TRIPS PER UNIT (AM PEAK HR) TRIPS PER UNIT (PM PEAK HR) 445 Multiplex Movie Theater Movie Screens 27.11/71.81 *** 480 Amusement Park Acres 3.16/17.58 4.99/17.58 *** 488 Soccer Complex Fields 1.77/37.48 16.90/37.48 *** 490 Tennis Courts Courts -4.21 * 492 Health/Fitness Club 1,000 SF 1.40 3.92 493 Athletic Club 1,000 SF 3.40 6.36/8.60 *,*** 495 Recreational Community Center 1,000 SF 1.85 2.53 520 Elementary School Students 0.75 0.45 522 Middle School/Junior High School Students 0.74 0.36 525 High School Students 0.51 0.32 532 Private School (k-12)Students 0.80 0.53 540 Junior/ Community College Students 0.12 0.13 560 Church 1,000 SF 0.68/10.36 0.80 *** 565 Daycare Center 1,000 SF 11.73 11.82 566 Cemetery Acres 1.23 1.26 590 Library 1,000 SF 6.25 8.53 610 Hospital 1,000 SF 0.86 0.98 620 Nursing Home 1,000 SF 0.65 0.82 630 Clinic 1,000 SF 3.44 4.22 * Users are cautioned to use data with care because of the small sample size. **Applicable for Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. ***Note highest peak generator outside normal peak hours. Use higest gerator for initial evaluation. INSTITUTE OF TRANSPORTATION ENGINEERS COMMON TRIP GENERATION RATES (AM/PM PEAK HOUR) (TRIP GENERATION MANUAL, 11TH EDITION) RESIDENTIAL LODGING RECREATIONAL INSTITUTIONAL MEDICAL RECREATIONAL Esplanade at Hacienda Lakes 443 homes x EKOS (Cadenza and Allegro at Hacienda Lakes) 0.72 PM trips per home = 318 total trips 320 Units x 0.30 per unit = 96 total trips Total 414 PM Peak Hour Trips Page 452 of 6526 Traffic Impact Study Kittelson & Associates Page 12 Future Conditions Trip Generation The trip generation analysis was conducted for the proposed warehouse and ancillary gas. Several land use alternatives were considered for the 4.10-acre outparcel. including retail, bank and general office buildings, and the highest trip generator (retail) was adopted for this analysis. The analysis was conducted using information published by the Institute of Transportation Engineers (ITE) Trip Generation (11th Edition) and Trip Generation Handbook (3rd Edition). A maximum 25% pass-by rate was used as required by the County TIS guidelines for when ITE pass-by rate is greater than 25% (ITE has 37% & 40% pass-by rate for warehouse and retail, respectively). Table 4 summarizes the resulting trip generation analysis. Trip generation resources are included in the Appendix G. Table 4: Project Trip Generation Land Use Type ITE Code Intensity Daily AM Peak-Hour Trips Ends PM Peak-Hour Trips Ends In Out Total In Out Total Warehouse 857 162.67 ksf 6,907 79 51 130 341 341 682 Retail 821 44.98 ksf 4,250 99 60 159 195 211 406 New Gross Trip Ends 11,157 178 111 289 536 552 1,088 25% Pass-By Trips (Warehouse) 1,727 17 16 33 86 85 171 25% Pass-By Trips (Retail) 1,063 20 20 40 51 51 102 Net New External Trip Ends 8,367 141 75 216 399 416 815 Source: ITE Trip Generation, 11th Edition; Equations were used where r-squared > 0.75 The proposed development is projected to generate 8,367 new net external daily trips of which 216 trips occur during the AM peak hour and 815 trips occur during the PM peak hour. The project generates more than 100 net new total 2-way PM peak hour trips. Therefore, a major study consistent with the Collier TIS guideline is proposed. Trip Distribution and Assignment The project trip distribution and assignment were estimated based on a select zone analysis using the District One Regional Planning Model, Version 2.1, project driveway distribution, and local traffic patterns. The proposed distribution for the future year is included in Figure 4 and Figure 5 with the detailed model plots included in Appendix H. 1088 trips+ 414 = 1,502total tripsexceedingmax of1,409 Page 453 of 6526 Kittelson & Associates, Inc. Page: 1 of 5 MEMORANDUM Kittelson & Associates, Inc. (Kittelson) has prepared this summary of the trip characteristics expected for the construction of a new Costco warehouse retail center to be located along Baseline Road west of Fiddyment Road in Roseville, CA (project) within the Sierra Vista Specific Plan area. This memorandum forecasts the anticipated trip generation for the project and provides a comparison to the commercial land use trip generation documented in the Sierra Vista Specific Plan Environmental Impact Report (EIR). As presented in this memo, the project is expected to generate fewer daily trips than the full commercial land use development of the Sierra Vista Specific Plan area. Moreover, the project’s trip generation is consistent with the relative share of trips a large anchor retail use, like Costco, was projected to generate in the EIR’s analysis. Therefore, the project would not result in new or more severe transportation impacts than the EIR analyzed. PROJECT BACKGROUND Costco Wholesale is proposing to construct an approximately 160,529-square-foot Costco warehouse retail center on the property located at the northwest corner of Baseline Road and Fiddyment Road in the City of Roseville. Figure 1 presents the project site plan. The project is consistent with the permitted uses and intensity of development established within the Sierra Vista Specific Plan. The project will facilitate development of a Costco warehouse retail center while remaining in conformance with and advancing the intent of the existing Sierra Vista Specific Plan. TRIP GENERATION Costco Trip Database For more than 20 years, Kittelson has maintained a database of trip data and travel characteristics for Costco Wholesale. The database contains transportation information such as trip rates and trip type percentages for Costco locations throughout the United States as well as Canada and Mexico. The database is updated periodically when new Costco traffic counts or other such information become available to Kittelson. To best evaluate the anticipated transportation characteristics of the proposed warehouse i n the City of Roseville, Kittelson used the Costco trip database to develop a trip generation estimate as it provides use-specific data that most accurately represents the anticipated transportation characteristics of this unique development type. 155 Grand Avenue, Suite 505 Oakland, CA 94612 P 510.839.1742 March 17, 2023 Project #: 28036 To: Michael Okuma, Costco Wholesale From: Amy Lopez, Mingmin Liu RE: West Roseville Costco Warehouse Retail Site (Sierra Vista) – Trip Generation Comparison Attachment 3 Page 454 of 6526 Project #: 28036 West Roseville Costco Warehouse Retail Site (Sierra Vista) – Trip Generation Comparison Kittelson & Associates, Inc. Page: 2 of 5 Figure 1: Project Site Plan Attachment 3 Page 455 of 6526 Project #: 28036 West Roseville Costco Warehouse Retail Site (Sierra Vista) – Trip Generation Comparison Kittelson & Associates, Inc. Page: 3 of 5 The warehouse trip rates summarized herein rely on data collection conducted at Costco sites located across the western region of the United States. The trip studies were completed using industry standard engineering practices consistent with guidance within the Institute of Transportation Engineers (ITE) standard reference, Trip Generation Manual, 11th Edition. These cordon surveys were conducted between 2015 and 2021 and include 18 surveys of Costco warehouses with fuel stations in California, Arizona, Oregon, Utah, and Washington. The Costco buildings surveyed range in size between 143,916 square feet and 169,617 square feet, with an average size of 156,203 square feet. The existing Costco locations all included fuel stations, ranging from 20 to 32 fueling positions. Table 1 summarizes trip characteristics for the weekday daily trips using Costco’s daily trip rate as compared with ITE’s daily trip rate. Table 1: Trip Characteristics for Costco Warehouse and ITE Land Use 857 (Discount Club) Costco Weekday Daily Trip Rate (per KSF) ITE Land Use ITE Weekday Daily Trip Rate (per KSF) Costco Warehouse 99.4 ITE Land Use 857 (Discount Club) 42.5 Primary Trips 59% 66% Pass-by Trips 20% 34% Diverted Trips 21% - Source: Kittelson & Associates, Inc., 2023; ITE Trip Generation Manual 11th Edition Note: PM peak hour pass-by and diverted trip rates were applied for daily rates. As shown in Table 1, the project is expected to generate 99.4 weekday daily trips per thousand square feet (KSF). This rate is higher than the rate from ITE’s Trip Generation Manual, 11th Edition, for Land Use 857 (Discount Club) – 42.46 weekday daily per KSF. This comparison confirms that this analysis takes a conservative approach. The percentage of primary, pass-by, and diverted trips for a Costco warehouse are developed from member surveys taken at existing warehouses. These trip types are described below. • Primary Trips: an entirely new trip on the roadway system for the express purpose of driving to and from Costco • Pass-by Trips: existing trips on roadways adjacent to the site for which drivers turn into the Costco site and then, after shopping, continue to their ultimate destination • Diverted Trips: existing trips on nearby roadways in which a driver decides to drive out of their way for a distance to shop at Costco and, when their shopping is concluded, continues their trip to the ultimate destination Project Trip Generation Comparison Kittelson estimated trip generation for the project for the weekday daily using the Costco trip rates presented in Table 1. Pass-by and diverted rates for the weekday PM peak hour were used to estimate weekday daily pass- by and diverted trips. Kittelson accessed the Sierra Vista Specific Plan EIR and its appendices online1 to document the trip generation assumed for the specific plan area. 1 https://www.roseville.ca.us/workspaces/One.aspx?objectId=8859666&contextId=8859666 Attachment 3 Page 456 of 6526 Project #: 28036 West Roseville Costco Warehouse Retail Site (Sierra Vista) – Trip Generation Comparison Kittelson & Associates, Inc. Page: 4 of 5 Table 2: Trip Generation Comparison Source: Kittelson & Associates, Inc., 2023; Sierra Vista Specific Plan EIR, 2009; ITE Trip Generation Manual 11th Edition As shown in Table 2, the project is estimated to generate fewer primary trips, which would be new to the transportation system, than were assumed for commercial land uses in the Sierra Vista Specific Plan EIR. For example, the project would generate 8,466 weekday daily primary trips whereas the Sierra Vista Specific Plan area was estimated to generate 60,130 daily Commercial land use trips. The project’s 160 KSF would generate 8,466 weekday primary trips, accounting for approximately 14 percent of the total daily trips from Commercial land uses designated in the Sierra Vista Specific Plan, which is consistent with the expected share of trips attributable to a large retail anchor such as Costco. The Sierra Vista Specific Plan EIR estimated the number of commercial trips anticipated to be generated by development of 1,718 KSF Costco Warehouse Trip Type Size (KSF.) Weekday Daily Total Site Trips 160.53 15,953 Pass-by Trips (3,139) Diverted Trips (4,348) Primary Trips 8,466 ITE Trip Generation Manual 11th Edition Trip Type Size (KSF.) Daily Trips Total Site Trips 160.53 6,815 Pass-by Trips (2,317) Primary Trips 4,498 Sierra Vista Specific Plan EIR Trip Type Size Daily Trips Single Family Trips 4767 Units 42,903 Multi-Family Trips 1,888 Units 12,272 Commercial Trips 1,718 KSF 60,130 Office Trips 517.3 KSF 9,156 Church Trips 45.7 Acres 425 School Trips 3,600 Students 3,600 Park Trips 89.9 Acres 198 Sierra Vista Specific Plan Daily Trips 128,684 Attachment 3 Page 457 of 6526 Project #: 28036 West Roseville Costco Warehouse Retail Site (Sierra Vista) – Trip Generation Comparison Kittelson & Associates, Inc. Page: 5 of 5 of commercial land use using the City of Roseville and Placer County travel demand model. The model accounted for the various uses (e.g., strip mall, big box retail, small scale retail) that can comprise commercial land uses. In other words, the trip estimate in the Sierra Vista Specific Plan EIR assumed and accounted for large anchor retail uses, like Costco, that would generate a higher volume of trips relative to the amount of land developed as well as smaller retail uses, which contribute a relatively smaller share of trips toward the total commercial trip estimate. The project is consistent with the uses evaluated in the Sierra Vista Specific Plan EIR and is consistent with the uses assumed in the travel demand model. Specifically, the trips from the Commercial land use total that would be attributable to the project is consistent with the amount of trips an anchor retail use within the Specific Plan area would have been projected to generate based on the total number of trips assigned to all commercial development in in the area by the EIR. The remaining portions of Commercial land use in the Specific Plan area that are not proposed for development by the project have been and would be developed as considered in the Sierra Vista Specific Plan EIR. Such developments would be expected to generate trips at a lower rate than the project, because they consist of smaller retail uses. Should future development be proposed for areas within the Specific Plan area that differ from the Sierra Vista Specific Plan EIR’s assumptions about the mix of retail uses within the area, those future projects would be subject to subsequent, project-level CEQA consideration. NEXT STEPS We trust the information provided to estimate trip generation for the project is sufficient to demonstrate the project is consistent with the Commercial land use assumed in the Sierra Vista Specific Plan EIR with respect to trip generation. Please contact Amy Lopez at alopez@kittelson.com or 510-433-8064 with any questions or to schedule a meeting. Attachment 3 Page 458 of 6526 Kittelson & Associates, Inc. Technical Memorandum March 28, 2024 Project# 29755 To: Pari Holliday, Costco Wholesale From: Kristine Connolly and Amy Griffiths RE: Littleton Costco Trip Generation INTRODUCTION Costco Wholesale is proposing to develop a Costco warehouse and Costco Gasoline fuel station on property in the southeast corner of W Mineral Avenue/Mineral Place in Littleton, Colorado. This memorandum provides a summary of the trip generation rates and characteristics of Costco Warehouses with fuel stations based on surveys of similar Costco locations. The existing site was previously a research and development office facility for the Lumen company. However, the site is vacant and generates no traffic today. The site would be accessed via connections to W Mineral Avenue, S Elati Street and Southpark Terrace. The proposed Costco warehouse is anticipated to be approximately 161,000 square-feet and the site will include a four-island fuel station with eight fueling positions on each island, for a total of 32 fueling positions. Both the Costco warehouse and Costco Gasoline fuel station will only be available to Costco members. COSTCO SITE TRIP GENERATION ESTIMATE Kittelson & Associates, Inc. (Kittelson) has maintained a database of traffic data and travel characteristics for Costco Wholesale for over 20 years. This database includes trip generation studies conducted at Costco Wholesale sites using industry standard engineering practices consistent with guidance provided within the Institute of Transportation Engineers (ITE) standard reference, Trip Generation Handbook. The resulting Costco trip database includes facilities with gas stations and the gas station trips are inherently included in the overall trip generation for the Costco development (warehouse and fuel station). The database includes trip rates, trip type percentages, and parking demand for Costco locations in the United States as well as Canada and Mexico. The database is updated and refined as new Costco traffic counts or information become available to Kittelson. Costco has invested significant effort into developing this site-specific trip generation database for both their warehouses and their fuel stations because of the unique characteristics of Costco customer travel that exist due to membership requirements and the nature of Costco sales. These unique elements apply to the trip generation and distribution for Costco warehouses, Costco Gasoline fuel stations, and the interaction of trips between the two. Based on the database, Costco sites typically generate higher traffic volumes than other land uses with similar building sizes. Costco Gasoline fuel stations all function as ancillary uses to the main Costco Warehouses. Like other Costco services, fuel can only be purchased by Costco members. Payment at the Costco fuel stations can only be made with a credit card and, unlike traditional gas/service station operations, there are no other automotive services (such as repairs) or other type of sales (including food or sundries) associated with the Costco Gasoline fuel stations. The Costco Gasoline fuel station will have a minimum of one attendant 851 SW 6th Avenue, Suite 600 Portland, OR 97204 P 503.228.5230 Page 459 of 6526 March 2024 Page 2 Littleton Costco Trip Generation Kittelson & Associates, Inc. working at all times. The attendant(s) is responsible for safety, expediting members’ use of the fuel positions, directing entering vehicles to available positions, and managing on-site queues. Costco Wholesale Trip Generation The Costco database includes customer survey information to provide the percentage of primary, pass-by, and diverted trips, as further described below.  Primary Trips (an entirely new trip on the roadway system for the express purpose of driving to and from Costco),  Pass-by Trips (existing trips that are on roadways adjacent to the site that allow the motorist to turn into the Costco development, and then continue on to their ultimate destination when their shopping is concluded), and  Diverted Trips (existing trips on nearby roadways in which the motorist makes a decision to drive out-of- direction for a distance to stop at Costco, and when their shopping is concluded, continue on their trip to the ultimate destination). Table 1 summarizes the average trip generation rates recorded at four representative Costco warehouses in Colorado. The table also summarizes the percentage of primary, pass-by, and diverted trips during weekday PM peak hour and Saturday midday peak hour based on the data from 15 surveys of Costco Warehouses in Western United States1. In addition to analyzing the traditional weekday AM and PM peak hours, the Saturday midday data is offered because Costco warehouses typically experience the highest customer volumes during the Saturday midday peak. The Costco warehouse typically opens after 10:00 AM weekdays, meaning there are relatively few trips generated during the weekday AM peak hour, and they are comprised mostly of Costco fuel station trips. Table 1. Average Trip Characteristics for a Costco Warehouse with Fuel Station Land Use/ Trip Type Weekday Daily Trip Rate (per KSF) Weekday AM Peak Hour Weekday PM Peak Hour Saturday Daily Trip Rate (per KSF) Saturday Midday Peak Hour Trip Rate (per KSF) Portion In Portion Out Trip Rate (per KSF) Portion In Portion Out Trip Rate (per KSF) Portion In Portion Out Costco Warehouse with Fuel Station 65.54 1.33 53% 47% 7.09 49% 51% 78.47 10.97 50% 50% Primary Trips N/A 52%1 52% N/A 60% Pass-by Trips N/A 19%1 19% N/A 19% Diverted Trips N/A 29%1 29% N/A 21% Source: Kittelson & Associates, 2023. 1 Weekday AM Peak Hour Pass-by and Diverted rates are based on the PM Peak Hour. 1 Includes data from Arizona, California, Idaho, Oregon, Utah, and Washington. Weekday PM peak hour trip types were available at 14 sites and Saturday midday peak hour trip types were available at 15 sites. 7.09 trips per KSF x 162.67 = 1,153 PM Peak Hour Trips South Naples 1,153 trips+414= 1,567total tripsexceedingmax of1,409 Page 460 of 6526 March 2024 Page 3 Littleton Costco Trip Generation Kittelson & Associates, Inc. Littleton Costco Trip Generation Estimate Table 2 presents trip generation estimates for the proposed Littleton Costco Warehouse and fuel station based on the data shown in Table 1. In this case, pass-by trips would be from W Mineral Avenue. The diverted trips in the study area are expected to travel to/from Broadway, County Line Road and Colorado 470. While treated as new trips and some nearby intersections, diverted trips result in fewer system capacity and environmental impacts as compared to new trips to the system because these trips generally have no impact once traced back onto the system they divert from. Table 2. Littleton Costco Warehouse with Fuel Station Trip Generation Estimate Land Use/ Trip Type Size Weekday Daily Trips (Saturday Daily Trips) Weekday AM Peak Hour Weekday PM Peak Hour Saturday Midday Peak Hour Total In Out Total In Out Total In Out Costco Warehouse with Fuel Station 161 KSF 10,552 (12,634) 214 113 101 1,141 559 582 1,766 883 883 Pass-by Trips (19% weekday AM, weekday PM, and Sat midday) N/A -40 -20 -20 -216 -108 -108 -336 -168 -168 Diverted Trips (29% weekday AM and PM, 21% Sat midday) N/A -62 -31 -31 -330 -165 -165 -370 -185 -185 Net New Primary Trips 112 62 50 595 286 309 1,060 530 530 Source: Kittelson & Associates, 2023 Comparison to ITE Trip Generation Rates for Discount Club The use of the Costco-specific trip generation data results in a higher number of total trips at the site driveway and nearby off-site intersections when compared to the general data in the ITE Trip Generation Manual for Discount Club (ITE Land Use Code 857). By comparison, the Trip Generation Manual Discount Club data was collected at:  unidentified retail businesses,  in unidentified communities,  at sites that may or may not include on-site fueling pumps,  and at sites located in Alabama, Alberta (Canada), California, Connecticut, Delaware, Florida, Maryland, Massachusetts, Ohio, Oregon, Pennsylvania, and Washington. The ITE Trip Generation Manual, 11th Edition trip rates were reviewed to provide a comparison to the Costco database. The land use designation Discount Club (857) was applied, with estimates provided in Table 3. The ITE data for Discount Club includes some sites with fuel centers and provides pass-by trip rates for the weekday PM and Saturday midday peak hours. ITE does not provide diverted trip rates for Discount Club. Page 461 of 6526 March 2024 Page 4 Littleton Costco Trip Generation Kittelson & Associates, Inc. Table 3. Littleton Costco Warehouse and Costco Fuel Station Trip Generation Estimate Using ITE Rates Land Use Size Weekday Daily Trips (Saturday Daily Trips) Weekday AM Peak Hour Weekday PM Peak Hour Saturday Midday Peak Hour In Out Total In Out Total In Out Total Discount Club (ITE Code 857) Total Trip Ends 161 KSF 6,836 (8,654) 129 79 50 675 337 338 1,026 503 523 Pass-by Trips (34% weekday AM and PM1, 25% Sat midday) N/A2 -44 -22 -22 -230 -115 -115 -256 -128 -128 Net New Primary Trips 85 57 28 445 222 223 770 375 395 1 Weekday AM Peak Hour Pass-by and Diverted rates are based on the PM Peak Hour. 2 Weekday Daily and Saturday Daily trip estimates do not account for pass-by and diverted trips. The trip generation estimate based on the Costco database was compared to the estimate based on the ITE Trip Generation Manual in Table 4. Table 4. Net New Primary Trip Generation Comparison for Littleton Costco Weekday Daily1 Weekday AM Peak Hour Weekday PM Peak Hour Saturday Daily1 Saturday Midday Peak Hour Costco Specific Data 10,552 112 595 12,634 1,060 ITE Manual 6,836 85 445 8,654 770 Difference +3,716 +27 +150 +3,980 +290 1 Weekday Daily and Saturday Daily trip estimates do not account for pass-by and diverted trips. As shown in Table 4, the trip generation based on Costco Specific data shows a higher number of net new primary (external) trips. It is our professional judgment that the Costco trip rates derived from existing Costco sites are representative of the expected trip generation for the proposed Littleton Costco. We therefore recommend using them for evaluating the impact of the proposed Costco site on the surrounding roadway network. We also note that Costco makes a significant long-term investment in each of their development sites and, as a member-based retailer, it is in Costco’s best interest to be certain that the transportation facilities that will serve the site are appropriately designed to facilitate access for members as well as to serve the needs of the surrounding community. Please contact us at 503.535.7448 or kconnolly@kittelson.com if you have questions and/or want to discuss this information. Page 462 of 6526 Page 463 of 6526 Page 464 of 6526 Page 465 of 6526 Page 466 of 6526 Page 467 of 6526 Page 468 of 6526 Page 469 of 6526 Page 470 of 6526 NOTICE OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER AN ORDINANCE 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 October 14, 2025, in the Board of County Commissioners Meeting Room, third floor, Collier Government Center, 3299 Tamiami Trail East, Naples, FL to consider: AN ORDINANCE AMENDING ORDINANCE NO. 11-41, AS AMENDED, THE HACIENDA LAKES MIXED-USE PLANNED UNIT DEVELOPMENT, TO APPROVE AN INSUBSTANTIAL CHANGE TO THE PUD, TO ADD DEVIATIONS FOR RELIEF FROM THE COLLIER COUNTY LAND DEVELOPMENT CODE RELATING TO ARCHITECTURAL GLAZING STANDARDS, BUILDING FAÇADE MASSING, LIGHT FIXTURE HEIGHTS, LOADING SPACES, LANDSCAPE STANDARDS FOR INTERIOR VEHICULAR USE AREAS, AND SIGNAGE, AND PROVIDING FOR AN EFFECTIVE DATE. THE SUBJECT PARCEL IS IN THE COMMERCIAL TRACT OF THE MPUD AND IS LOCATED AT THE SOUTHEAST CORNER OF THE INTERSECTION OF COLLIER BOULEVARD AND RATTLESNAKE HAMMOCK ROAD IN SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF ±25.86 ACRES OF THE ± 2,262 ACRE MPUD. [PL20240011559] AND A RESOLUTION OF THE BOARD OF ZONING APPEALS OF COLLIER COUNTY, FLORIDA, GRANTING A WAIVER FROM THE MINIMUM REQUIRED SEPARATION OF 500 FEET BETWEEN FACILITIES WITH FUEL PUMPS PURSUANT TO SECTION 5.05.05.B OF THE LAND DEVELOPMENT CODE, FOR DEVELOPMENT OF A COSTCO WHOLESALE, WITH A RESULTING SEPARATION DISTANCE OF 132 FEET FROM THE PROPERTY LINE OF THE EXISTING 7-ELEVEN. THE SUBJECT PROPERTY IS LOCATED IN THE COMMERCIAL TRACT OF THE HACIENDA LAKES MIXED-USE PLANNED UNIT DEVELOPMENT (MPUD) LOCATED AT THE SOUTHEAST CORNER OF THE INTERSECTION OF COLLIER BOULEVARD AND RATTLESNAKE HAMMOCK ROAD IN SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF ±25.86 ACRES OF THE ± 2,262 ACRE MPUD. [PL20240011790] Page 471 of 6526 A copy of the proposed Ordinance/ Resolution is on file with the Clerk to 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 presentation of the agenda item to be addressed. Individual speakers will be limited to three (3) minutes on any item. The selection of any individual to speak on behalf of an organization or group is encouraged. If recognized by the Chairman, a spokesperson for a group or organization may be allotted ten (10) minutes to speak on an item. Written materials int ended 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.collier.gov/Calendar-Events-directory after the agenda is posted on the County website. Registration should be done in advance of the public meeting, or any deadline specified within the public meeting notice. Individuals who register will receive an email in advance of the public hearing detailing how they can participate remotely in this meeting. Remote participation is provided as a court esy 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@collier.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 Board of County Commissioners Office. Page 472 of 6526 BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA BURT L. SAUNDERS, CHAIRMAN CRYSTAL K. KINZEL, CLERK OF THE CIRCUIT COURT AND COMPTROLLER Page 473 of 6526