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Agenda 04/29/2008 GMP BCC/GMP MEETING AGENDA APRIL 29, 2008 _.~ - ~.._-- COLLIER COUNTY GROWTH MANAGEMENT PLAN 2006 CYCLE AMENDMENTS TRANSMITTAL HEARINGS CCPC: March 17 & 28, 2008 BCC: April 15 & 29, 2008 _,_________"._._n .._.____ .--- . First Baptist Church of Golden Gate Growth Management Plan Amendment CP-2006-5 nWTA" Engineers, CONSUI:nNG Surveyors & Mappers. .......... y ,. -'- ...... Planners, & Project :\Janagers 239) 597-0575, fax: (239) 597-0578. www.consult-rwa.com ------- ___'v_no"~ . _..._---- First Baptist Church of Golden Gate Growth Management Plan Amendment (CP-2006-5) Collier County, FL ~M._~".~.",,__,..~._.._ W_"'~__~___W___~'~~'"""=,~,__,__,.,_______,... -"~"'--'----"~'-'-'-"-'~'-'-~- - -- TABLE OF CONTENTS GMP Amendment Application Form Affidavit/Letter of Authorization Basis for Approval Letter Dated January 10, 2008 EXHIBIT V.A.1 - Vicinity Map EXHIBIT V.A.2 - Aerial Photo of Subject Property EXHIBIT V.A.3 - Existing Zoning and Land Use Map EXHIBIT V.B.1 - Future Land Use Map EXHIBIT V.C.2 - Preliminary Environmental Assessment EXHIBIT V.C.3 - Historical/Archeological Probability Map State Division of Historical Resources Letter - Collier County Historical Archaeological Probability Map EXHIBIT V.D.S - Suitability of Proposed Land Use EXHIBIT V.E.1 - Traffic Impact Analysis Report Dated February 28, 2008 EXHIBIT V.E.2 - Public Facilities Map Warranty Deed Sufficiency Response Letter Dated January 10, 2008 - DUlA'"' p""",;,,~ \,;,..,1""",," .1.'j-.tS~;l /lr-<'i. ~:~':,~:~"~ _.. --.. APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN PETITION NUMBER up.- ~6 ~ tr DATE RECEIVED PRE-APPLICATION CONFERENCE DATE DATE SUFFICIENT PLANNER ASSIGNED: COMMISSION DISTRICT: [ABOVE TO BE COMPLETED BY STAFF] This application, with all required supplemental data and information, must be completed and accompanied by the appropriate fee, and returned to the Comprehensive Planning Section, 2800 North Horseshoe Drive, Naples, Florida 34104. Phone: (941) 403-2300; Fax: (941) 643- 6869. The application must be reviewed by staff for sufficiency within 30 calendar days following the filing deadline before it will be processed and advertised for public hearing. The applicant will be notified, in writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the deficiencies. For additional information on the processing of the application, see Resolution 97-431 (attached). If you have any questions, please contact the Comprehensive Planning Section at 239-403-2300. SUBMISSION REQUIREMENTS I. GENERAL INFORMATION A. Name of Applicant(s) First Baptist Church of Golden Gate Cindy Crytzer - (239) 280-6713. Paul Beattv - (239) 597-0575 Company N/A Mailing Address 2741 Santa Barbara Blvd. City Naples State .El Zip Code 34116 Phone Number 239-455-6682 Fax Number B. Name of Agent' Dwiaht Nadeau. Planninq Manaqer Company RWA. Inc. Mailing Address 6610 Willow Park Drive. Suite 200 City Naples State FL Zip Code 34109 Phone Number 239-597-0575 I 02/2002 E-mail Address dhn@consult-rwa.com * THIS Will BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. C. Name of Owner(s) of Record First Baptist Church of Golden Gate Mailing Address 2741 Santa Barbara Blvd. City Naples State EL Zip Code 34116 Phone Number 239-455-6682 Fax Number D. Name, Address and Qualifications of additional planners, architects, engineers, environmental consultants and other professionals providing information contained in this application. AgenU Planning Consultant Dwight Nadeau, Planning Manager RWA, Inc 6610 Willow Park Drive, Suite 200 Naples, Florida 34109 Traffic Consultant Reed Jarvi, Vanasse & Daylor LLP 12730 New Brittany Blvd., Ste. 600 .- Fort Myers, FL 33907 Environmental Consultant Julie Anne Arrison, Ecologist Arrison Environmental, Inc. 12380 Eagle Point Circle Fort Myers, FL 33913 II. DISCLOSURE OF INTEREST INFORMATION: A. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest. (Use additional sheets if necessary). Name and Address Percentage of Ownership - - - - B. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock oWned by each, and provide one copy of the Articles of Incorporation, or other documentation, to verify the signer of this petition has .- the authority to do so. Name and Address, and Officers Percentage of Stock 2 02/2002 ~"'m_"_H___. First Baptist Church of Golden Gate. Inc. 100% NON PROFIT CORPORATION C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest. Name and Address Percentage of Interest - - - - - D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners. Name and Address Percentage of Ownership - - - - - E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contact purchasers below, including the officers, stockholders, beneficiaries, or partners, and provide one copy of the executed contract. Name and Address Percentage of Ownership - - - - - F. If any contingency clause or cOntract terms involve additional parties, list all individuals or officers, if a corporation, partnership or trust. Name and Address G. Date subject property acquired (X) leased ():12/1/1993 Terms of lease yrs/mos. If Petitioner has option to buy, indicate date of option:_ and date option terminates: _' or anticipated closing date _' H. NOTE: Should any changes of ownership or changes in contracts for purchase 3 02/2002 ..._".~--_..._..- occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. III. DESCRIPTION OF PROPERTY A. Legal Description The North 180 feet of Tract 107. Unit 30. Golden Gate Estates. accordino to the Plat thereof recorded in Plat book 7. Paoe 58 of the Public Records of Collier County. Florida. B. Section: 29 Township: 49 Range: 26 C. Tax I.D. Number (Folio #) 38169640001 D. General Location West of Santa Barbara Boulevard. north of Golden Gate Parkwav in Section 29. Township 49 South. RanQe 26 East. Collier County. Florida E. Planning Community Golden Gate F. TAZ 193 G. Size in Acres :t3.54 acres H. Zoning E. Estates I. Present Future Land Use Map Designation (s) Estates DesiQnation IV. TYPE OF REQUEST A. Growth Management Plan Element(s) OR Sub-Element(s) to be amended: - Future Land Use ~ Golden Gate Area Master Plan - Immokalee Area Master Plan _ Capital Improvement _ Transportation _ Housing Coastal & Conservation _ Recreation & Open Space _ Intergovernmental Coord. - Potable Water _ Sanitary Sewer Solid Waste _ Drainage _ Natural Groundwater Aquifer B. Amend Pagels) _ of the GGAMP Element As Follows: ( Use Cross throughs to identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: LAND USE DESIGNATION DESCRIPTION SECTION 2 ESTATES DESIGNATION 3 CONDITIONAL USES SUBDISTRICT e) Special Exceptions to Conditional Use Locational Criteria: 4. Conditional Use for a church or place of worship as allowed in the Estates Zoning District is allowed on the N 180' of Tract 107, Golden Gate Estates Unit 30. 4 02/2002 ,. --.---..--- C. Amend Future Land Use Map(s) designation, FROM: N/A District, Subdistrict TO: District, Subdistrict [If new District and/or Sub-district proposed, include Future Land Use Map with legend depicting it]. D. Amend other Map(s) and Exhibits as follows: (Name & Page #) E. Describe additional changes requested: V. REQUIRED INFORMATION Note: All Aerials must be at a scale of no smaller than 1" = 400'. At least one copy reduced to 8 'h x 11 shall be provided of all aerials and/or maps. A. LAND USE 1. Exhibit V.A.1 Provide general location map showing surrounding developments (PUD, DRI'S, existing zoning) with subject property outlined. 2. Exhibit V.A.2 Provide most recent aeriai of site showing subject boundaries, source, and date. 3. Exhibit V.A.3 Provide a map and summary table of existing land use and ZOning within a radius of 500 feet from boundaries of subject property. B. FUTURE LAND USE DESIGNATION 1. Exhibit V.B.1 Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands, with acreage totals for each land use designation on the subject property. C. ENVIRONMENTAL 1. Exhibit VA 2 Provide most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FOOT-FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEMM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AEIRAL IN "A" ABOVE. 2. Exhibit V.C.2 Provide a summary table of Federal (US Fish & Wildlife SeNice) and State (Florida Fish and Wildlife ConseNation Commission) listed plant and animal species known to occur On the site and/or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.). 3. Exhibit V.C.3 Identify historic and lor archaeological sites on the subject property. Provide copy of County's Historical/Archaeological Probability Map and correspondence from Florida Department of State. 5 02/2002 D. GROWTH MANAGMENT Reference 9J-11.006, F.A.C. and Collier County's Capital Improvement Element Policy 1.1.2 (Copies attached). INSERT "Y" FOR YES OR "N" FOR NO IN RESPONSE TO THE FOLLOWING: 1. -"L Is the proposed amendment located in an Area of Critical State Concern? (Reference 9J-11.006(1 )(a)7.a, FAC.) If so, identify area located in ACSC. 2. -"L Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380, F.S.? 3. -"L Is the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163.3187(1)(c), F.S.? (Reference 9J-11.006(1 )(a)7.b, FAC.) 4. -"L Does the proposed amendment create a significant impact in population which is defined as a potential increase in County -wide population by more than 5% of population projections? (Reference Capital Improvement Element Policy 1.1.2). If yes, indicate mitigation measures being proposed in conjunction with the proposed amendment. 5. l Does the proposed land use cause an increase in density and/or intensity to the uses permitted in a specific land use designation and district/subdistrict identified (commercial, industrial, etc.), or is the proposed land use a new land use designation or district/subdistrict? (Reference Rule 9J-5.006(5) FAC.). If so, provide data and analysis to support the suitability of land for the proposed use, and compatibility of use with surrounding land uses, and as it concerns protection of environmentally sensitive land, ground water and natural resources. (Reference Rule 9J- 1.007, FAC.). Please see Exhibit V.D.5., Suitability of Proposed Land Use. E. PUBLIC FACILITIES 1. - Provide the existing adopted Level of Service Standard (LOS, and document the impact the proposed change will have on that Standard, for each of the following public facilities: a) Potable Water: No impact. On well svstem. b) Sanitary Sewer: No impact. On septic tank svstem. c) Arterial & Collector Roads - Name of specific road and LOS: Exhibit V.E.1.c - Traffic Impact Analvsis Report d) Drainage: 25 yr. 3 dav storm. Impact on-site treatment prior to discharqe into Santa Barbara Blvd. riqht of way. Neqliqible impact. e) Solid Waste: LOS 0.75 tonslvr/capita @ 364.970 populatiOn = 273.727 tons/yr. Available capacity 3.661.672. No impact. f) Parks - Community and Regional N/A If the proposed amendment involves an increase in residential density, or an increase in intensity for commercial and/or industrial development 6 02/2002 ---....------....-- that would cause the LOS for public facilities to fall below the adopted - LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capital Improvement Element Policy 1 1 2 and 11 ,5) 2, Exhibit V,E,2 Provide a map showing the location of existing services and public facilities that will serve the subject property (Le, water. sewer. fire protection. police protection, schools and emergency medical services), 3, N/A Document proposed services and public facilities, identify provider. and describe the effect the proposed change will have on schools. fire protection and emergency medical services, F, OTHER Identify the following areas relating to the subject property 1, ~ Flood zOne based on Flood Insurance Rate Map data (FIRM), Flood ZOne "X" 2, N/A Location of wellfields and cOnes of influence. if applicable, (Identified On Collier County Zoning Maps), 3, N/A Traffic Congestion Boundary. if applicable 4, N/A Coastal Management Boundary, if applicable 5 N/A High Noise COntours (65 LDN or higher) surrounding the Naples Airport, if applicable (Identified on Collier County Zoning Maps), - G. SUPPLEMENTAL INFORMATION 1, ~ $16.70000 nOn-refundable filing fee, made payable to the Board of County Commissioners. due at time of submittal. 2, _ $9,000,00 nOn-refundable filing fee for a Small Scale Amendment. made payable to the Board of County Commissioners. due at time of submittal. 3,..L Plus Legal Advertisement Costs (Your portion determined by number of petitions and divided accordingly) 4,..L Proof of ownership (Copy of deed), 5 ..L Notarized Letter of Authorization if Agent is not the Owner (see attached form), 6,..L 1 Original and 5 complete. signed applications with all attachments. including maps. at time of submittal. After sufficiency is completed. 15 copies of the complete application will be required, AdditiOnal copies may be required, * Maps. aerials. sketches shall include: North arrow; name and locatiOn of principal roadways; shall be at scale of 1" = 400' or at a scale as determined during the pre-application meeting; identification of the subject site; legend or key. if applicable, All oversized documents and attachments must be folded so as to fit into a legal-size folder, For all oversized exhibits. at least one copy must be submitted at 8-1/2 x 11 inches, All exhibits and attachments to the petition must include a title and exhibit # or letter, and must be referenced in the petition ~ , 02/2002 _____ '__h_____,.__.....___._'__,._._~__.._._..____.__...,"_... (i) AFFIDAVIT I, CYnthia Smith CrYtzer. Trustee of First Baotist Church of Golden Gate. Inc., being first duly sworn, depose and say that First Baotist Church of Golden Gate Inc. is the property owner of the property described herein, and which is the subject matter of the proposed hearing; that all the answers to the questions in this application, including the disclosure of interest information, all sketches, data, and other supplementary matter attached to and made a part of this application, are honest and true to the best of my knowledge and belief. I understand that the information requested on this application must be complete and accurate and that the content of this form, whether computer generated or County printed shall not be significantly altered. Public hearings will not be advertised until this application is deemed complete, and all required information has been submitted. As Trustee of First Baptist Ch h of Golden Gate, Inc. I further authorize Dwight Nadeau, . to ct as agent in any matters regarding this Petition. Cvnthia Smith CrYtzer. Trustee Typed or Printed Name of Property Owner/Contract Purchaser The foregoing instrwnent was acknowledged before me this Jl day of December 2007, by CYnthia Smith CrYtzer. who is personally known to me or has "M"~~~d ""- ,rI...,.,...i.f1....';:r,hnn. State of Florida bt~ County of Collier DIANE L EVANS (Print, Type, or Stamp Commissioned Name) MY COMlMSSiOIl. DO_ E:JCPIIlSS:....3O,20t1 ""TlIr\tNollr)'f'UIlIclJrw:tllwltrM 8 02/2002 --,.---.-.."... First Baptist Church of Golden Gate 2741 Santa Barbara Blvd. Naples, Florida 34116 (239) 455.6682 January 10,2008 Collier County Board of County Commissioners Collier County Government Center 3301 E. Tamiami Trail Naples, Florida 34112 Dear Commissioners: Subject: Growth Management Plan Amendment Application CP-2006-5 First Baptist Church of Golden Gate, Proposed "Golden Gate Area Master Plan" In April, 2006, First Baptist Church of Golden Gate, Inc. filed an application for an amendment to the Golden Gate Area Master Plan. This letter is to explain our plans for the subject property. First Baptist Church of Golden Gate was incorporated in March, 1989. Our original facility, which consisted ofa one story building, was completed in 1991. The buiJdout of the second floor was completed in1998. The square footage of our current facility is approximately 7,675. Average attendance for Sunday services is 149. Services are provided in both English and Spanish. English Services are held as follows: Sunday School - Sunday 9:30 am Morning Worship - Sunday 10:45 a.m. Evening Worship - Sunday 7:00 p.m. Youth Group - Sunday 7:00 p.m. Bible Study - Wednesday 7:00 p.m. Spanish Services are held as follows: Sunday School - Sunday 1 :00 p.m. Morning Worship - Sunday 2:00 p.m. Evening Worship - Wednesday 7:00 p.m. Bible Study - Friday 8:00 p.m. -_..~----- Collier County Board of County Commissioners January 10, 2008 Page 2 Through the week there are miscellaneous meetings and bible studies held during the day and in the evenings, usually at 7:00 p.m. We have no gatherings scheduled during peak travel times. The current church facility is too small to accommodate our growing needs and we expect attendance to increase 10% within the next 12 months. Our goal is to expand by adding a Family Life Center on the property immediately adjacent to our facility. At this time, our growth is limited only by the size of our facility. We are proposing a facility of approximately 12,000 square feet, consisting of an activity room or multi-purpose room, fellowship hall, Sunday school classrooms and meeting rooms. With the additional space in the new building to be used as mentioned above, our current facility would be remodeled and used solely as a worship center. This additional facility would allow us to have more spiritual and social events for people of all ages. A gymnasium or multi-purpose room would provide a space for the young people in Golden Gate to safely assemble and enjoy the activities our church could offer. Additional office and meeting space give us the opportunity to provide additional counseling opportunities for the residents of Golden Gate. We have several grocers who provide us with canned goods, cereal, miscellaneous food items, and baked goods to distribute to those in need in our community. A larger facility would allow us to support this community service much more efficiently. Thank you for considering our request. If you have any questions regarding our application, feel free to contact me at your convenience. ----- l!') GREEN BLVD. PUD ( I'-- I W I- ~ I- (f) 0:: 20 21 ! w I- -. Z i - GOLDEN GATE ESTATES UNIT 31 GOLDEN 0 0:: GOLDEN GATE ~ FOUNDERS VILLAS w -l PLAZA 0 SUBJECT PROPERTY~ PARKWAY I PROMENADE COLONADES AT , ell SANTA BARBARA ~ I 29 ~,!: ~I GOLDEN GATE EST~TES .. : FOUNDERS UNIT 30 PLAZA ;:: PARKWAY PLACE !.~ \ Z \..-' I ~ PARKWAY (f) CENTER. :.) MAGNOl BERKSHIRE LAKES HERON PONe (DRI) LAKES (<,. " \,,_J) INTERSTATE - 75 - . C -,,- :2) ? .~.~ I _""", G. ,_ ..... PM <,\ZO''''\07D2UOO.OO ""', Sop'''' """,,, ""'\000' C-.' c....."""".IM:lJI.3OCtl(IoOOr...... DATE: CLIENT: FIRST BAPTIST CHURCH _D'lT^INC.~on DEC.. 2007 SCALE; OF GOLDEN GATE f' ~ 1600' CONSULTING Civil Engineering DRAWN BY TITLE FBCGG GMP AMENDMENT .&. ...., , .L ~ Surveying & Mapping P.W.B. 6610 Willow Park Drive, Suite 200 CHECKED BY, EXHIBIT V.A.1: VICINITY MAP Naples, Fiorida34109 O.H.N. Phone: (239) 597-0575 "c, "He, eoEo PROJECT 070293 00 00 SHEET 1 1 ~'G~BER702930000XO 1 FAX: (239) 597-QS78 29 495 26E NUMBER .. NUMBER: OF -"._--~--~._,--- / '. FLUCFCS LEGEND: 6425, E2 - PINE/CYPRESS/CABBAGE PALM, DRAINED AND MOWED 62495 - PINE/CYPRESS/CABBAGE PALM. DRAINED (25-50% EXOTICS) DATE FLOWN: JANUARY 2007 AREIAL SOURCE: COLLIER COUN1Y APPRAISERS OFFICE '''''.''''2.,2'''''''cOII'''''S'\200'\07MU(1O.00"..,"'P,...o''"''''CP><\OOOl.....''''''''''.....oool=.'''''oOP<>2._ .J)\lT^~C~ D'EC., 2007 CLIENT: FIRST BAPTIST CHURCH SCALE OF GOLDEN GATE 1" ~ 400' ..:ONSULTINO C1vII""ah i..g DRAWN BY TITLE: FBCGG GMP AMENDMENT .&....., ,.6.. .... ~&~ P.W.B. 6610 Willow Park Drive, Suite 200 CHECKE08Y EXHIBIT V.A.2: AERIAL PHOTOGRAPH Naples, Florida 341 09 D.H.N. Phone: g:l 597-0575 >c, ".e eo, PROJECT 070293 00 00 SHEET 1 OF 1 ~'C~BER702930000X02 FAX: ( ) 597-0578 29 495 26E NUMBER: .. NUMBER: '~--,.,_.._-". _- I--- - - f- - ~ ~ f- - - f- - ,!?;. -- f- - ~ ~ CORONADO PARKWAY ! ~ , 0:: _ '1--- _ , ~- :;;: ; ~ viI--- ....J- ~ 1-1 "'" ~- ID wrer z ~ H~' wf-- ~ COPPER LEAr LANt. I- - - ~ g:f-- () z _ (f) 0 :'f 1---0 I ~ to-z f- I--- LO 0 ,- -gs E. I--- Ice-- II I ESTATES . 5 iO' \ o f-.-.....- !------...J- . 500' ~ I-~. 3: . !z (f) - 1 ~_ . o W 216 U...JI-ew .A~/ ro~ U) () '", V SUBJECT PROPERlY '1!z f-~ ~ _c 181 ~~ -,' ~ 11:1' E li~ "'I w I . ~ I- ESTATES is E, P.U. :0 -~ I \ \ s ll) a:::: a:::: I ~ -~I- ;,j LO E. ~-LO '1-'1 ~ ESTATES _ I--- - :!i Y PAINTED LEAF LANE vi I 1---1--- l- I--- W EXISTING ZONING & LAND USE WITHIN -H- -@-~ 1\ 500' OF SUBJECT PARCEL _ tn ZONING AREA (Ae.) LAND USE - - ~rT\lJ E. ESTATES 31.40 SINGLE FAMILY HOUSES _ LOOJJ.j RMF-12-SBCO 320 DUPLEX & MULTI FAMILY _ . DWELLINGS - tm RMF-6 458 DUPLEX & MULTI FAMILY . DWELLINGS ~ ~ :.!7TH CT. S. W. r ~ c.1lr IIU JD"...,.'".2""""'.'....SO\2007\O""'..J.OO'''''''''''_'''''",.,.CPA\'''''''G.,..''''c'''"'...ti..\=OJ~..~ D~"( TA. 1Ne. . DEC. 2007 CLIENT FIRST BAPTIST CHURCH _. '\/\//\ ~::';~H~ri~ src'= 400' OF GOLDEN GATE i.O:'SF,~N'l. ~~,'..g ""~,a~B TITLE FBCGG GMP AMENDMENT 66lOWillowP,"0"",So'''200 '~'''m'' EXHIBIT V.A.3: EXISTING LAND USE MAP Naples, Florida 341 09 D. H. N. Phoc, 1239) 59,.,575 '" ;we '" PROJECT 070293 00 00 SHEET 1 1 FILE 702930000X03 FAX: (239)597-0578 29 495 26E NUMBER: .. NUMBER: OF NUMBER. -.-".-..- ~"~.- . # 0 > ~ -.J m <( 2 0:: ; <( , , m 0:: <( m <( I- Z <( SUBJECT (f) PROPER1Y I LEGEND ] D INFILL COMMERCIAL D ESTATES DESIGNATION . ACTIVITY CENTER . GOLDEN GATE PARKWAY 0 RESIOENTIAl PROFESSIONAL OFFICE DENSITY BAND COMMERCIAL SUBDISTRICT . SANTA BARBARA COMMERCIAL SUBDISTRICT D URBAN RESIDENTIAL NOTE' THIS MAP CANNOT BE INTERPRETED WITHOUT THE GOALS. OBJECTIVES, POLICIES AND LAND USE DESIGNATION DESCRIPTION SECTION OF THE GOLDEN GATE AREA MASTER PLAN. - D\lT^mc.~ '6'EC.. 2007 CLIENT FIRST BAPTIST CHURCH SCALE; OF GOLDEN GATE 1" ~ 600' CONSULTING Civi\~ DRAWN BY, TITLE: FBCGG GMP AMENDMENT .&. '-, ,.... .... ~&~ P.W.B. 8610 WIllow Park DrIve, Suite 200 CHECKED8V, EXHIBIT V.B.1 : FUTURE LAND USE MAP Naples, AorIda 34109 D.H.N. PhOne, f:l597'0575 ,ce. ;we "c. PROJECT 070293 00 00 SHEET 1 1 ~'C~BER702930000X04 FAX: ( )59HI578 29 495 26E NUMBER: .. NUMBER: OF .._-_.."~._~",. .._-_..~.,--- Exhibit V.C.2 FIRST BAPTIST CHURCH OF GOLDEN GATE UNIT 30, TRACT 107, N180' PRELIMINARY ENVIRONMENTAL ASSESSMENT Revised December 19, 2007 March 29, 2006 INTRODUCTION On March 29, 2006 and December 19, 2007, Arrison Environmental, Inc. went on-site to conduct a preliminary environmental assessment of Unit 30, Tract 107, N180' (parcel). The assessment included vegetation mapping as well as reviewing the soils on the property to delineate potential U.S. Army Corps of Engineers (CaE) and Florida Department of Environmental Protection (FDEP) jurisdictional wetlands. In addition to the mapping, a cursory review for listed plant and wildlife species was conducted. The assessment did not address any subsurface environmental issues. The parcel is 3.54:t acres in size and is located in Section 29, Township 49 South, Range 26 East, Collier County. More specifically, the parcel is found on the west side of Santa Barbara Boulevard between Copper Leaf Lane and Painted Leaf Lane. The parcel's surrounding land uses are an undeveloped single-family lot to the north, single-family residences and Santa Barbara Boulevard to the east, a single-family residence to the west, and First Baptist Church of Golden Gate to the south. CURRENT CONDITIONS Vegetation - The vegetation mapping consisted of delineating all major upland and potential wetland communities on-site based on photo interpretation and ground actualization conducted in March 2006 and December 2007. Lines were drawn in the field on 2007 Collier County Property Appraiser aerials (scale 1" = 200') and classified based on the Florida Land Use, Cover and Forms Classification System (FLUCFCS), Level III and IV (FOOT 1999). Level IV was used to indicate hydric communities or areas of disturbance (i.e., physical disturbance, hydrologic alterations, exotic plant species invasion, etc.). Two vegetative communities were delineated on the project and are depicted on Figure 1. A brief description of each of the FLUCFCS codes is as follows: Pine/Cvpress/Cabbaqe Palm. Drained and Mowed (FLUCFCS Code 62495) This potential upland is found on the majority of the property. There are some wetland species present in this habitat but there are no signs of hydrology above ground or signs of hydric conditions within the soils. The majority of the wetland species are found in the canopy (cypress), indicating that this area may be experiencing drainage, most Arrison Lnvironmental, Jnc. 10f6 #06FBC326 Revised 12/20/2007 "---- -----~..- Exhibit V.C.2 .- likely due to Santa Barbara Boulevard to the east and surrounding development. The canopy contains slash pine (Pinus elliottil), live oak (Quercus virginiana), cypress (Taxodium distichum), and cabbage palm (Sabal palmetto). The sub-canopy is open. The ground cover contains mowed saw palmetto (Serenoa repens), wiregrass (Aristida stricta) , earleaf acacia (Acacia auriculiformis), pinewoods dropseed (Pityopsis graminifolia), swamp fern (Blechnum serrulatum), frog-fruit (Phyla nodiflora), St. Augustine grass (Stenotaphrum secundatum), beggar-ticks (Bidens alba), beaksedge (Rhynchospora sp.), broomsedge (Andropogon virginicus), bracken fern (Pteridium aquilinum), little blue maidencane (Amphicarpum muhlenbergianum), dogfennel (Eupatorium capillifolium), poison ivy (Toxicodendron radicans), grapevine (Vitis rotundifolia), and greenbriar (Smilax sp.). Pine/Cvpress/CabbaQe Palm. Drained (25 - 50% Exotics) (FLUCFCS Code 6245 E2) This potential upland is found on the majority of the property. There are some wetland species present in this habitat but there are no signs of hydrology above ground or signs of hydric conditions within the soils. The majority of the wetland species are found in the canopy (cypress), indicating that this area may be experiencing drainage, most likely due to Santa Barbara Boulevard to the east and surrounding development. The canopy contains slash pine, cypress, and cabbage palm. The sub-canopy contains Brazilian pepper (Schinus terebinthifolius), carrotwood (Cupaniopsis anacardioides), winged sumac (Rhus copallinum), and myrsine (Rapanea punctata). The ground cover is dominated by vines such as poison ivy, grapevine, and greenbriar but also contains saw palmetto, wiregrass, pennyroyal (Piloblephis rigida), earleaf acacia, pinewoods dropseed, swamp fern ceasar weed (Urena lobata), beggar-ticks, broomsedge, bracken fern, little blue maidencane, and dogfennel. Soils - Soils for this project area were mapped the Natural Resource Conservation Service (NRCS). The NRCS soil delineations are general in character but do provide a guideline as well as a precursory review regarding possible presence of wetlands on- site based on their hydric or non-hydric status. The soil classifications for the site include Boca Fine Sand (Soil No. 21) and Pineda Fine Sand, Limestone Substratum (Soil No. 14). Boca Fine Sand is classified as a non-hydric soil type while Pineda Fine Sand, Limestone Substratum is classified as a hydric soil type by the Hydric Soils of Florida Handbook (Carlisle 2000). Hydrology - The site was reviewed for signs of hydrology. Recording signs of hydrology is required during the wetland determination process for the regulatory agencies. Signs of hydrology indicate the habitat contains standing water or has saturated soils during the wet season (i.e., June to October). Some signs of hydrology include inundation; saturated conditions within the soil's upper 12 inches; algal mats on the ground; water stains, moss collars, and/or lichen lines on vegetation; buttressing at the base of tree trunks; and remnant crayfish chimneys on the ground. There were no signs of hydrology or hydric conditions in the soils. Cypress trees were present but appeared to be in poor condition. The bases of the cypress trees were decaying and no cypress knees were present. Arrison Environmental, Inc. 20f6 #06FBC326 Revised 12/20/2007 .__.,_.--- Exhibit V.C.2 WETLANDS It is the opinion of Arrison Environmental, Inc. that there are no jurisdictional wetlands or jurisdictional "Other Surface Waters" on the subject property. Although there is wetland vegetation present, the majority is present in the canopy, indicating that there is drainage occurring. The wetland species present (cypress) appear to be in poor condition. No signs of hydrology were present above ground and it was noted that cypress knees were not present indicating long-term drainage of the site. In addition, no hydric conditions were observed in the soils (salt and pepper to >6"). LISTED SPECIES Field surveys were conducted on March 29, 2006, with additional observations made on December 19, 2007 to determine whether the project was being utilized by state or federal listed species. The listed wildlife species survey included, but was not limited to, Florida scrub jay (Aphe/ocoma coerulescens), red-cockaded woodpecker (Picoides borealis) (RCW), Southeastern American kestrel (Falco sparverius paulus), bald eagle (Haliaeetus leucocephalus), wood stork (Mycteria americana), Big Cypress fox squirrel (Sciurus niger avicennia), Florida black bear (Ursus americanus f1oridanus) , Florida panther (Felis concolor COryl) , gopher tortoise (Gopherus polyphemus) and their commensals, such as the Eastern Indigo snake (Drymarchon corais coupen) and gopher frog (Rana areolata). The listed plant species survey included species typical to forested upland and wetland habitats in this geographical region, as well as listed epiphytes and terrestrial orchids common in Southwest Florida. The survey was conducted by walking meandering transects through all suitable habitat within the project area. Transects were spaced 15 to 25 feet apart depending on habitat and visibility due to the density of the vegetation. Habitats were inspected for listed plant and wildlife species. At regular intervals the ecologist stopped, remained quiet, and listened for wildlife vocalizations. The listed species review also included a literature search of available information on listed species in the project's geographical region. The literature sources reviewed included Florida's Endangered Species, Threatened Species and Species of Special Concern, Official Lists (FFWCC 2007b); the Florida Fish and Wildlife Conservation Commission's Eagle Nest Locator (FFWCC 2007a); Florida Atlas of Breeding Sites for Herons and Their Allies (Runde et al. 1991); Status and Distribution of the Florida Scrub Jay (Cox 1987); and the Florida Panther Habitat Preservation Plan (HPP) (Logan et al. 1993). There were no listed wildlife species observed on site. Species that have the potential to occur on the project site are listed in Table 1. Information used in assessing the potential occurrence of these species included Rare and Endangered Biota of Florida Volume I. Mammals (Humphrey 1992), Volume III; Amphibians and Reptiles (Moler Arrison E.nvironmental, Inc. 30f6 #06FBC326 Revised 12/20/2007 ---,.. Exhibit V.C.2 1992); Volume V. Birds (Rodgers et al. 1996); and personal experience and knowledge of the geographic region. Table 1. Listed Wildlife That Could Potentially Occur on the First Baptist Church of Golden Gate Property Scientific Name Common Name Designated Status I Habitat I FWCC I USFWS I (FLUCFCS Code) Birds Falco sparverius paulus Southeastern T 6245E2/62495 American Kestrel - Haliaeetus leucocephalus Bald Eagle T T 6245E2/62495 Picoides borealis Red-cockaded T E 6245E2/62495 Woodpecker Mammals Sciurus niger avicennia Big Cypress Fox T - 6245E2/62495 Squirrel Felis concolor coryi Florida Panther E E 6245E2/62495 Ursus american us f10ridanus Florida Black Bear T - 6245E2/62495 FWCC - Florida Fish and Wildlife Conservation Commission USFWS - U.S. Fish and Wiidlife Service T - Threatened E - Endangered Listed plant species that were not observed but which have the potential to occur on the project site are listed in Table 2. Information used in assessing the potential occurrence of these species included personal experience and knowledge of the geographic region. Table 2. Listed Plant Species That Could Potentially Occur on the First Baptist Church of Golden Gate Property Designated Habitat Scientific Name Common Name Status (FLUCFCS FDA USFWS Code) Lilium catesbaei Catesby's Lily T - 6245E2/62495 Tillandsia balbisiana Inflated Wild Pine T - 6245E2/62495 Tillandsia fasciculata Common Wiid Pine E - 6245E2/62495 Til/andsia f1exuosa Twisted Air Plant E - 6245E2/62495 Til/andsia pruinosa Fuzzy-wuzzy air plant E - 6245E2/62495 Til/andsia utriculata Giant Wiid Pine E - 6245E2/62495 Zephvranthes simpsonii Simoson's Zephyr Lilv T - 6245E2/62495 FDA - Florida Department of Agriculture USFWS - U.S. Fish and Wiidlife Service T - Threatened E - Endangered Arrison Environmental, Inc. 40f6 #06FBC326 Revised 12/20/2007 -"_..,- Exhibit V.C.2 SUMMARY The results of the preliminary assessment for the Unit 30, Tract 107, N180' parcel identified two vegetative communities or cover types within the project limits. There are no jurisdictional wetlands on the property due to drainage, most likely caused by development surrounding the property. No listed species were found during the cursory survey of the site. Based on the results of this preliminary site assessment, it is the opinion of Arrison Environmental, Inc. that no Environmental Resource Permits from the South Florida Water Management District or the U.S. Army Corps of Engineers will be required. Arrison environmental, Jnc. 50f6 #06FBC326 Revised 12/20/2007 ,.-..,.--- Exhibit V.C.2 REFERENCES Carlisle, Victor W. Professor Emeritus. March 2000. Hydric Soils of Florida Handbook. Florida Association of Environmental Soil Scientists. Third Edition. Cox, Jeffrey A. 1987. Status and Distribution of the Florida Scrub Jay. Florida Orinithological Society, Gainesville, Florida. Florida Department of Transportation. 1999. Florida Land Use, Cover and Forms Classification System. Procedure No. 550-010-001-a. Third Edition. Florida Fish and Wildlife Conservation Commission. 2007a. http://www.myfwc. com/eagle/eaglenests/Default. asp#criterialocator. Florida Fish and Wildlife Conservation Commission. 2007b. Florida's Endangered Species, Threatened Species and Species of Special Concern. Florida Fish and Wildlife Conservation Commission. Tallahassee, Florida. Humphrey, S.R. 1992. Rare and Endangered Biota of Florida. Volume 1. Mammals. University Press of Florida, Gainesville, Florida. Logan, Todd, Andrew C. Eller, Jr., Ross Morrell, Donna Ruffner, and Jim Sewell. 1993. Florida Panther Habitat Preservation Plan South Florida Population. U.S. Fish and Wildlife Service; Gainesville, Florida. Moler, Paul E. 1992. Rare and Endangered Biota of Florida. Volume III. Amphibians and Reptiles. University Press of Florida, Gainesville, Florida. Rodgers, JA, HW. Kale, and H.T. Smith. 1996. Rare and Endangered Biota of Florida. Volume V. Birds. University Press of Florida, Gainesville, Florida. Runde, DE, JA Gore, JA Hovis, M.S. Robson, and P.D. Southall. 1991. Florida Atlas of Breeding Sites for Herons and Their Allies, Update 1986 - 1989. Nongame Wildlife Program Technical Report No. 10. Florida Game and Fresh Water Fish Commission, Tallahassee, Florida. Arrison E.nvironmental, Inc. 60f6 #06FBC326 Revised 12/20/2007 --_. -. I 19TH 4\1~ I "'-"'8/11 I ' . ~i WE~TPORJ LN ,19TH PC Sw ~! ~'I! ~ 1-, I Cj ~, l7-. CI'lI li:i ~<;" ~: ~,~I ~ ~' !-.~' ..-1.,....1 I " C' (f!\ ~~~, ~\ I I--~ ~ i 1 215T ~V~ & ~ I I I h- '? \ \<Jl I SEA GRf'.SS LN 1 I ~ ',(Sl 'iii", 218T PL 5"'!1 ~ II" \w '>--\ , ......... .....- 1 '%: ~ t=-lUl -g I " ~ i g ':-I ,=-I !~ ' 1 ~ ~t- r,Z 1:,3 "'I'~--'-~'-- -r'''' '11~ _2.?t-l_Q_AVE SW ---; , f.- 0::' 1 j~;~ I~ ;U ,In--i"- -- "~ ~ I , , " IiI!:! j I~ nrtO PL SW I'" FOr ' ' I 0 1 ' IJ1 Ul;1----hROAVESW. "Iii I I '! ~ I 23Rq_ PL SW I _~TARG~~_~!'l ____n______ iiii, Ii I -- ~.---.-... ! ~l I : 23RfCT~ ::II I 1 --; -~-_I------ --,9, 4: ' , ~/ 131 I ".'v, "" ~i\, 1_ ______ ______L_cl~~_SW ,,___ -+- O<<r<f;'/ !~ I I I I l' '~I I IH---- _CORT.lJQ-BK'!IY- ! 25TH AVE SWI ________ _ _~OPPE_R L~,AfJ-_~_ I - T---\---I , \ , I SUBJECT PROPERTY ~ ' /~) \ , -1>~" I - ,,;<.-?oi" ",'v.'\ ~ ",j< "'* '2: .",?" 1$ ,Cj, '1';., '0'\'<-',- & -0-<?''''''/' ~C ~ '"C..o -~' '0,,\,- v: <::Y No known archeological sites ffi -I ~\, 'j;- - "lj>~ found on subJect parcel q:.~'\"", E~!t!IED LE~~ ~_N nor In eurroundlng al'9a. ~ _ 0_~0~ - *'!-->;s, '~ ~ ~. ~ ~ ~ <<, . . ,.< .~ cD!! ~"';':'(" ~>?L.. \ <<J' ~. ",~."C~ , ~!~. '~ <l i <>-,\0,> -.;:'>' r.n ': 'j..U_' \j:. , 27__ tLgI ~~~ ~, '\~_ , till 'N~/'~ \ ' I' -. , 13 !.~ \ C1(fJ , 1 1 \ I ~i;; u _.kTl'ElL ~I ~ 31 -I ~ - I ~ i, 31 1____~~Tf.y.'C,,_'$.Y:L ~I 1;;1 II';o' 1 1 "", 1-: (fJ I ::6 ~; :tI.i ____J ~TPL ~'I.,(.-- -I J GERMAN W.99J;>!3G I~ I 3<!~j>.'y~.~YY _ __ i ---~ BASS, - log_u_ - --- - --- pOli'ii'f'C ;l;~ __BgREATION-, ~.<.." ---",,,~\ <. ~", -----:e----.9'S;, COMMONWEALTH ,-- - . h"tt'-"1L.Sy 9'--.~1- ~-v. ( !o ~,,'{:p..~"" ,';:'1 . ~'t J; '''''',(}\ - ,;1'" f<,'< "<" L d I~ "",,,I:1:J 0 : ._"''> egen ''''@ i'C ~r" ,~I2. MQ"-!6.I3<::'H .'-1., C'r\\\.-\.- \~~lNIEBE-O .',,'0,' "-'!-q C/R CX'''f' I I 1 - Collier County Major Roads ".--- t\'OqLt~ OER6YS~RE i __ .-, !Q;;' Nl . Q.,"" OcT WRlESLEY<) I .-.-- Collier County Roads '" ?it data based on information from 0 1,200 2,400 3,600 Jivision of Historical Resources. I Feet D'11 A1NC. N CONSULTING ! .&. ~, ,.... ..... First Baptist Church of G.G." :~. :~~..':,';... Exhibit V.C.3 P"'pa",dB"VJPe"e,';'o H. . If A hi' I P b b'I't P",I;'90,leJ,""",lO,2008 Istonca rc eo oglca ro a 'I Y File Dp"jeo"\2007\070293,OO.OO Baptist Churst of GGlArcheoIoglcaLrnxd -.-.,-".---- Exhibit V.C.3 FLORIDA DEPARTMENT OF STATE Kurt S. Browning --~---''''''';-'~........~-~ "----- Secretary of State DIVISION OF HISTORICAL RESOURCES January 15, 2008 Mr. Dwight Nadeau, Planning Manager RWA, Inc. 6610 Willow Park Drive Suite 200 Naples, Florida 34109 Re: Proposed Comprehensive Plan Amendment for First Baptist Church of Golden Gate Collier County / DHR Project File No. 2008-0061 Dear Mr. Nadeau: According to this agency's responsibilities under Sections 163.3177 and 163.3178, Florida Statutes, Chapter 9J-5, Florida Administrative Code, and any appropriate local ordinances, we reviewed the proposed comprehensive plan amendment for the First Baptist Church of Golden Gate. A review of the Florida Master Site File indicates that no significant archaeological or historical sites are recorded for or considered likely to be present within the project area. Furthermore, because of the project location and/or nature, it is considered unlikely that historic properties will be affected. Therefore, it is the opinion of this office that the proposed project will have no effect on historic properties listed, or eligible for listing in the National Register of Historic Places, or otherwise of historical or archaeological value. If you have any questions concerning our comments, please do not hesitate to contact Susan Harp at (850) 245-6333. Thank you for your interest in protecting Florida's historic resources. Sincerely, ~n' .Q ? G.J.. Frederick P. Gaske, Director 500 S. Bronough Street . Tallahassee, FL 32399-0250 . http://www.f1heritage.com [j Director's Office o Archaeological Research ./ Historic Preservation D Historical Museums (850) 245-6300 . FAX: 245-6436 (850) 245-6444 . FAX: 245-6452 (850) 245-6333' FAX: 245-6437 (850) 245-6400 . FAX: 245-6433 [] Southeast Regional Office D Northeast Regional Office D Central Florida Regional Office (561) 416-2115' FAX: 416-2149 (904) 825-5045 . FAX: 825-5044 (813) 272-3843 . FAX: 272-2340 --.-"---'-- .-.-.,. ,-,-. - ---.-- - --~.- I :;w;;;;;> 'j:;'Fl -3') '~'"''''''-- V.C.3 EXHIBIT RNG 26/ RNG 27 \ "- 31 32 33 34 35 36 32 31 TWP 48 V.<HOERBILT IlEAC~ RO --- -" TWP 49 5 4 3 2 6 5 B GOLO!:NGAttBOUU:VJ.RD , 7 B 9 10 11 12 I ?lNtRlDG.tROAO ~ ~._- lti:J 17 16 15 14 13 - . 'III' , ~ ~ '.~'X>:J 19 20 21 22 . 23 24 ; < C~'? 30 29 ".f! 27 26 2B 25 - -- e-, lJfTUI9TATJ:711 34 e- 31 32 33 35 36 ~ " <:II 8~8 RADIO ~M ALUCATORAU.tY !-7~ TWP 49 I TWP 50 6 5 4 2 1 6 5 SR, ~, DI.V1$8LVD_l - 7 6 , I 11 12 I" 7 6 ~ I I ",', """ I I lZS2S2S2'i ~~[\o10llSlY SUI!V(Y[D AAE,< ., -'''. _1NOlc:.<.TtSI.RF.ASOFff,srOOllCAl/-"'CHA,OlOOIc>J..PFIOflABHIN .. INOICATO f/lSTllftIC 5TRIJCTUR~ (NQf TO SOU) BELLE MEADE NW QUADRANGLE . ..oIC>.TtS A/lCH.OoE~ Sf]"[ (NOT fO SCAU) AREAS Ofi' HfSTORICAIJARCHAEOLOGICAL PRORARlIlTY ~IHOICAn::lHISTORlClIISllllCT (5) -- "-------- .J --_.~~- -" ----.. -.-,.-"- _.--'~,.."--"~" -_..~. .--- EXHIBIT V.D.5 SUITABILITY OF PROPOSED LAND USE The subject property is in the Estates Designation as depicted on the Golden Gate Area Master Plan, Future Land Use Map. The subject property is located adjacent to the existing First Baptist Church of Golden Gate church facilities. The existing church was pem1itted though a Provisional Use (now known as Conditional Use) that was adopted by resolution by the Collier Board of County Commissioncrs in 1986. The proposed amendment would provide for an exception to the locational criteria for conditional uses as set forth in thc Goldcn Gate Area Master Plan. This amendment is appropriate based on the relatively low intensity of the church operations. both existing and proposed. The existing and proposed church operations and functions do not occur during peak travel times during the weekdays, and no child care facilities are cUlTently in operation, or are proposed. Confo1111ance with the setback and buffering provisions of the Collier County Land Development Code will provide adequate assurance that the proposed facilities will be compatible with the surrounding single-family, estate type land uses. Additionally, adherence with the native vegetation preservation requirements of the Collier County Land Development Code will ensure that native habitats and functions of preserved vegetation will continue in pel1Jetuity, and could be used by local flora and fauna. It should be noted that no "listed species" were found to occur on the subject property. \\dfs-naples\07-08\2007\07029J oo,ao Firsl Gaptist Church CPA\0002 CPA Application Support\EXHIBlT V.D.S,doc "-.._-,~ - V, E.-1c t... '4-115f<< -- Vanasse __ Daylor ~ TRAFFIC IMPACT STATEMENT FIRST BAPTIST CHURCH OF GOLDEN GATE FEBRUARY 28, 2008 ~ Santa Barbara Boulevard Collier County, Florida Prepared For: Prepared By: First Baptist Church of Golden Gate Vanasse & Daylor LLP 2741 Santa Barbara Boulevard Naples, Florida 34116 Job # 81134.02 -- 11730 New Brittany Boulevard. Suite 600, Fort Mym. florida ll901 T 239.437.4601 f 239.437.4636 w vanday.com -_..."-,---,--.-. INTRODUCTION AND SUMMARY Vanasse & Daylor LLP (VanasseDaylor) is providing this Comprehensive Plan Amendment Traffic Impact Statement for the expansion of First Baptist Church of Golden Gate. The purpose of this study is to provide Collier County with sufficient information to assure that traffic-related impacts are anticipated and that effective mitigation measures are identified for the proposed development. The First Baptist Church of Golden Gate is located on Santa Barbara Boulevard, approximately 1/3rd mile north of the Golden Gate Parkway & Santa Barbara Boulevard intersection in Collier County (see Exhibit 1). The existing church consists of approximately 7,700 sf. When complete the proposed First Baptist Church of Golden Gate expansion may consist of up to 12,000 square feet of church use. Thus, when complete, the church area will consist of about 19,700 sf. There is no plan to include day-care uses on this site. The following Land Use program is proposed for the project: Church (LU 560): 12.000 SF The site will have one right in/right out (Rl/RO) access onto Santa Barbara Boulevard. Only traffic generation, distribution, AM and PM traffic assignments, significance test and roadway link analyses are prepared in this study. Due to this being a "small scale" TIS, no intersections are studied or analyzed. For purposes of this evaluation, the Buildout Year was assumed to be consistent with the Collier County 2013 planning horizon. SUMMARY OF FINDINGS, CONCLUSIONS AND RECOMMENDATIONS The analysis indicated that the estimated First Baptist Church of Golden Gate site-generated trips are projected to be less than 2% on Santa Barbara Boulevard, and that the estimated trips will have no adverse impact on the adjacent roadway link. All roadway segments are projected to operate within SFmax. - First Baptist Church of Golden Gate CPA TIS Page I r:\Projects\BI 1\81 I 34\Traffic\8 I I HCPATIS_Or.doc .- --~._-"..- -.--- No roadway or intersection improvements were identified as being needed in order to accommodate the background traffic. The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are issued for the proposed project. AREA ROADWAY SYSTEM The description of the existing environment of the site and the surrounding study area, as well as the committed improvements, provides a basis for the analysis of the build-out alternative that provides a determination of the proposed project impacts. The study area for this development was determined to be Santa Barbara Boulevard north and south of the main access. Santa Barbara Boulevard Santa Barbara Boulevard in the study area is a north-south four-lane urban collector roadway between Green Boulevard and Golden Gate Parkway under county jurisdiction. Santa Barbara Boulevard has a speed limit of 45 mph. the roadway alignment is fairly level and tangent. COMMITTED ROADWAY IMPROVEMENTS Santa Barbara Boulevard south of Golden Gate Parkway is currently under construction to expand the laneage from four lanes to six lanes. TRIP GENERATION The potential number of site-generated trips was estimated using rates from the Institute of Transportation Engineers' Trip Generation (7th Edition) and the previously presented land development program. The trip generation equations shown below were used for this report. Church (LU 560): ADT: (T) = 9.11 (X) AM Peak Hour: (T) = 0.72 (X) PM Peak Hour: (T) = 0.66 (X) SUNDAY DAILY: ADT: Ln(T) = 0.59 Ln(X) + 4.77 SUNDAY PEAK HOUR: Peak Hour: (T) = 9.59 (X) + 73.65 First Baptist Church of Golden Gate CPA TIS Page 2 1:\Projects\81 1\81 I 34\Traffic\8 I I J4CPATIS_O I.doc -----" , The above equations were used with the land use data provided to generate the estimated trip generations for the project as shown in Table 1. Table I SITE GENERATED TRIP ESTIMATE Existin~ Site AM Peak PM Peak LAND USE Size Unit ADT T oul Enter Exit Total Enter Exit Church (LUS60) 7.700 SF 70 6 3 3 5 3 2 SUNDAY Pk Hr of Gen LAND USE Size Unit ADT Total Enter Exit Church (LU560) 7.700 SF 393 147 74 74 Existin~ and ProDosed Site AM Peak PM Peak LAND USE Size Unit ADT Total Enter Exit Total Enter Exit Church (LU560) 19,700 SF 179 14 8 6 13 7 6 ,~_o SUNDAY Pk Hr ofGen LAND USE Size Unit ADT Total Enter Exit Church (LU560) 19,700 SF 684 263 132 132 Pl"oDosed Site Only AM Peak PM Peak LAN D USE Size Unit ADT Total Enter Exit Total Enter Exit Church (LU560) 12,000 SF 109 8 S 3 8 4 4 SUNDAY Pk Hr ofGen LAND USE Size Unit ADT Total Enter Exit Church (LU560) 12,000 SF 291 116 58 58 '" Sunday Peak Hour of Generation trip estimates were shown for information Duroose onlv and not used in any subsequent analyses First Baptist Church of Golden Gate CPA TIS Page 3 1:\Projects\81l\81 I 34\Traffic\8J I 34CPATrS_Or.doc --_..- TRIP DISTRIBUTION AND ASSIGNMENT The traffic generated by the development was assigned to the adjacent roadways using the information on the area. The proposed site-generated trip distribution is shown in Table 2. Since the site access is a RI/RO on Santa Barbara Boulevard, all exiting trips with destinations north of the access and entering trips with origins south of the access were assigned to adjacent U-turns on Santa Barbara Boulevard. Exhibit 2 presents the trip distribution on the roadway network. Table 2 TRAFFIC DISTRIBUTION Traffic Roadwav sei'ment Distribution. Santa Barbara Boulevard N of Copper Leaf Lane 50% Santa Barbara Boulevard N of Project Access 100% Santa Barbara Boulevard 5 of Project Access 100% Santa Barbara Boulevard S of 26th Avenue SW 40% Exhibits 3, 4 and 5 graphically present the AM, PM and Sunday Peak Hour site-related traffic assignments. SIGNIFICANCE TEST ANALYSES According to Collier County Land Development Code (LDC) Section 6.02.02: "M. Significance Test: Impact for the impact traffic analysis purposes for a proposed development project will be considered significant: I. On those roadway segments directly accessed by the project where project traffic is equal to or greater than 2% of the adopted LOS standard service volume; 2. For those roadway segments immediately adjacent to segments which are directly accessed by the project where project traffic is greater than or equal to 2% of the adopted LOS standard service volume; or 3. For all other adjacent segments where the project traffic is greater than 3% of the adopted LOS standard service volume. Once traffic from a development has been shown to be less than significant on any segments using the above standards. the development's impact is not required to be analyzed further on any additional segments." In other words, a project will have a significant and adverse impact on a state or regionally significant roadway only if both of the following criteria are met: (I) the project will utilize 2 percent or more of the maximum peak hour service volume at the adopted level of service standard for the adjacent and next to adjacent link, 3 percent for the other links; and (2) the roadway is projected to operate below the adopted level of service standard. First Baptist Church of Golden Gate CPA TIS Page 4 1:\Projects\81 1\81 I 34\Traffic\81 I 34CPATIS_O I.doc ----.----- Significance was estimated according to Collier County's 2/2/3 rule using the adopted link- specific performance standard maximum service flowrate (SFmaxl contained in the AUIR in accordance with Collier County practice, and the links were evaluated to determine whether projected operation would be within County standards. The data resources used for this analysis are shown in the Appendix. Table 3 presents the significance test results. Table 3 SIGNIFICANCE TEST AM PEAK HOUR PM PEAK HOUR AM Peak Pro;ect PM Peak Project Peak AUIR Project Traffic as % Project Trafficas%: Road 5eements From To Dk. LOS Sed Traffic of LOS Sed Traffic of LOS Sed Santa Barbara Green Boulevard Project Site Access NB 1.930 4 0.2% 4 0.2%' Boulevard SB 1,930 S 0.3% 4 0.2% Santa Barbara Project Site Access Golden Gate Parkway NB 1.930 4 0.2% 4 0.2% Boulevard SB 1,930 3 0.2% 4 0.2% To address Sunday traffic, the project's significance for Sunday peak hour is shown in Table 3A. ~ As can be seen, the Sunday peak hour traffic could be considered significant on the adjacent roadway system. However, the Collier County Transportation Concurrency Management System and the Annual Update and Inventory Report are based on weekday pm peak hour traffic. Therefore, it is our opinion that this project should not be based on Sunday traffic for level of service purposes. However, it would be reasonable to base turn lane requirements at the project access on Sunday peak hour traffic. Also, if the turn lane requirements are based on Sunday peak hour traffic, they should be based on the entire combined project size of approximately 19,700 sf or whatever is built at the time of SDP approval. Table 3A SIGNIFICANCE TEST FOR SUNDAY PEAK HOUR Sunday PK HR AM Peak Project Peak AUIR Project Traffic as % Road Se~ments Emm To Dir. LOS Sed Traffic of LOS Sed Santa Barbara Green Boulevard Project Site Access NB 1,930 58 3.0% Boulevard SB 1,930 S8 3.0% Santa Barbara Project Site Access Golden Gate Parkway NB 1.930 S8 3.0% Boulevard SB 1.930 58 3.0% - First Baptist Church of Golden Gate CPA TIS Page 5 l:\Projects\81 1\81 1 34\Traffic\81 I 34CPATIS_OI.doc ...,--." BACKGROUND AND TOTAL TRAFFIC VOLUMES Background traffic volumes were developed using multiple sources. Specific Link volume data were provided by the Collier County Transportation Department. Data reviewed included Collier County AUIR for 2007. The Appendix contains copies of the applicable data used. The Collier County AADT data on Santa Barbara Boulevard north of Golden Gate Parkway shows negative growth in 2007. Per Collier County TIS guidelines a 2% growth rate were used in background traffic projection analysis for Santa Barbara Boulevard. Buildout year 2013 background through traffic volumes on Santa Barbara Boulevard were projected from AUIR 2007 peak hour volumes and used in link LOS analysis in this report. This is the methodology that is currently in use by Collier County for tracking the availability of reserve capacity on specific roadway liuks as part of their concurrency management efforts. Table 4 presents the link-specific background traffic data with the information contained in the Collier County AUIR table for 2007 and used in the link LOS analyses. Table 4 -~.- BACKGROUND TRAFFIC VOLUMES Based on Collier COUnty AUIR Table for 2007 LOS Directional Road Segments From To # LOS Mox PK Hr Trip Total Remaining Lanes STD Service Volume Bank Volume Capacity Santa Barbara Boulevard Green Boulevard Golden Gate Parkway 40 0 1,930 1,410 171 1,581 349 The background traffic with a growth rate of 2% were computed for the link and is shown in Table 5. Table S presents the growth rate computational results. Table 5 PROJECTED GROWTH RATE AND BACKGROUND TRAFFIC VOLUMES Based on Historical ADT Growth DPK Hr Vol REM peT of Link From To Rate 2007 lQJJ. CAPY CAPY CAPY Santa Barbara Boulevard Green Boulevard Golden Gate Parkway 2.0% 1,410 1,588 1,930 342 82.3% Historical ADT data used from CoUier County Traffic COUn[ 2007 First Baptist Church of Golden Gate CPA TIS Page 6 1:\Projects\811\81134\Traffic\81134CPATIS~Ol.doc -.-..-.. - CAPACITY AND LEVEL OF SERVICE LINK ANALYSES Link Levels of Service were evaluated for both Background and Total Traffic conditions for this project. The Performance Standard Maximum Service Flowrates (SFmax) for different roadway segments were provided by the Collier County Transportation Planning Department with the AUIR Table. Copies of these data are contained in the Appendix. Table 6 presents the link analysis results. Table 6 LINK LEVEL OF SERVICE ANALYSIS RESULTS PM PEAK W/lStd BKGD Project Total AUIR W/I 5td BKGD + Road Se~ments From To Traffic Traffic Traffic LOS 5td BKGD Project Santa Barbara Boulevard Green Boulevard Project Access 1,588 4 1.592 1,930 Y Y Santa Barbara Boulevard Project Access Golden Gate Parkway 1,588 4 1.592 1,930 Y Y The analysis indicates that the estimated First Baptist Church of Golden Gate expansion site- generated trips are projected to be less than the 2% of the SFmax of Santa Barbara Boulevard, and that the estimated trips will have no adverse impact on any adjacent roadway link for the weekday scenario. Sunday traffic is undefined at the County level but is generally much lower during the Sunday peak hour than it would be during the weekday pm peak hour. Therefore, we do not believe there is or will be any level of service issues with this project's Sunday peak hour traffic. Based on this analytical result, no further analyses are required. Appropriate turn lanes and the two U-turn movements should be analyzed during the SDP process for this project. The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are issued for the proposed project. First Baptist Church of Golden Gate CPA TIS Page 7 1:\Projects\811 \811 J4\Traffic\81134CPATIS_Or .doc ----~ .- ApPENDIX . Collier County AUIR for 2007 . Collier County Traffic Count Data 2007 . Concurrency Segment Table dated 08/08/2007 First Baptist Church of Golden Gate CPA TIS Appendix -- --~. ... _ HI I I ' i i I , p .. ......""......."............................ ......... ......" ..............,. eO f - ~ r D t f . ~ ! ~ i ~ ~ ~ ~ i ~ !5 ;!; e-j i J, tl6~ Ii I ~ iP' I r 15 I' I 'e' I, S , d I I " -.! ~ ' ~ -l~., I n L i '" H ~ H dfi~ ~U; _ H ~ ,I' I _.,t! - ,.l0'" 0 ,."., o::t:: U u = <.> CJ p '" l.! 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Note Note 2) I 7 Not. 1) 1) 11 1) 0 I . 541 0 San Marco Rd ICR 92' east of Collier Blvd ISR 951' 7,537 7.152 Dlscont. Dlscont. Discont 542 0 San Marco Rd1cR 92\ west of Barfield Dr 9752 12 080 Dlsconl~ISCOnl. 648 S SanctuSrV Rd north of Immokalee Rd (CR e4s) 721 745 890 627 -IS~ . '''.:'. ~ 5291 C 0 Santa Barbara Blvd north of Golden Gate Pkwv (CR a.a' 25.749 24,146 ~ I ~~:~~~r l".a c an a ara v no 0 a 0 (CRtl56) ;"t~ilr.tl~~ 528 c 0 Santa Barbara Blvd south of Golden Gale Pkwv (CR sBID 28.914 28.471 28.967 30.079 511 0 Seanate Dr west ot US 41 {SR 4\5\ tTamlami Tran\ 16.930 16.200 13,292 17.108 15,309 -10.52% 720 S Shadowlawn Dr north of Davis Blvd (SR 64) 4,472 4.005 3.911 3.913 3.652 -6,67% 523 0 Shadowlawn Dr south of Davis Blvdrs.R 84) 6,866 6.854 6.432 5.982 ' 5,227 -12,62% 706 S TFertall Ct west of Collier Blvd ISR 9S1' 2.587 2.756 Discont Discont. Discant. 546 0 0 US 41 tSR 45) at Lee Countv Une 38,280 ;~f.",",:;;:;:_ 564 0 US 41 fSR 45' north of Immokslee Rd feR 846.\ 53,988 54.468 56.773 49.360 -13.06% 562 C 0 US 41'sR 45'north of Pine Rldn$ Rd'cR e96\ 49,715 53,026 49 636 " 577 0 US 41 'SR 4S' south of 99th Ave North 49,071 53,423 51.118 52,282 51.196 -2,08% 561 C Q US 41 (SR 45) south of Pine Ridne Rd ( CR ege) 56,497 57,838 58,081 '.' 563 0 US411SR 45' south of Vanderbilt Beach Rd CReS2l 46,390 49.739 . 45 504 40.877 -10,17% 604 0 US 41 tSR 90) east of AIMort Rd (CR 31) 46,908 49.091 45,491 608 C 0 US 41 (SR 90) east of Collier Blvd (CR '51' 12,977 15,010 545 0 US 41 'SR 90) aast of Davis Blvd 'SRe4) 33,594 35.118 35,832 32,094 -10,43% 572 C 0 US 41 fSR 90\ east of Rattlesnake Ham Rd {CR 864 . 36199 37 9731 40,948 616 A US 4 fTSR 901 east of SR 29/CR 29 5.098 4,113 4.360 3,950 3,897 -1.34% ,.- 571 C 0 US41 (SR 90) west of Collier Blvd SR951 ., 27.75B '. ',. 570 0 US 411$R 90' west of San Marco Rd 'CR 92' 5.585 5.022 4,417 617 A US 41 rSR 90\ west of SR 291CR 29 6.215 5.049 5.026 4,971 4698 _1.47% 646 0 Vanderbilt Beach Exl teR 862) east of Pelican RidOe 24,032 25.554 25,302 26.527 4,84% 579 0 0 Vanderbilt Beech Rd CR 8.2' east of A1roort Rd tCR 3" 27,734 24,599 '. 666 0 Vanderbilt Beach Rd CR 862) east of Goodlette Rd feR 851) 25,761 i~~~~~~~~: 25,322 27,325 7,91% 630 0 0 Vanderbilt Beach Rd CR 862) East of Uvinastan Rd (CR 8B1) _~ih~~~~~~ 26,756 , 668 C 0 Vanderbilt Beach Rd oR .e2) east ofVinevards Blvd 18,203 18.1551 18,732 : 580 C 0 Vanderbilt Beach Rd ICR e.2) wast of Collier Blvd ICR 051' 11,247 12.099 13.638 629 0 0 Vanderbilt Beach Rd lOR 'e2) West of L1vlnnston Rd 'OR e81' 1i!i~~!-~! ," 667 c 0 Vanderbilt Beach Rd (CR BB2\ west of Oakes Blvd 23.072 26,351 . :,,: 524 0 Vanderbilt Beach Rd 'eR as'" welt of US 41 SR 45/Tamlami Tn 20,036 20,680 20 080 19.579 19,053 -2,68% 633 0 Vanderbilt Dr ICR 901 north of Vanderbilt Bch Rd (CR .") 6.958 7,2231 7526 5,506 578 0 Vanderbilt Dr {eR 9D1\ north of 11"1th Ave North 10.863 114761 12,3661 9.624 8,197 -14,83% 548 0 Vanderbilt Dr ICR 9011 north of Wioeln. Pass Rd (OR e8e) 9.591 10,6B5 8.435 7,349 -12.88% 632 0 Vanderbilt Dr ICR 001 south of 111th Ave N 5.862 6,049 6.561 5.372 4.542 -15,44% 640 A Vinevards Blvd south of Vanderbilt Beach Rd CR 662) 8.420 7,891 7,722 8.331 6.839 -17,91% 611 0 Westclox Rd west of North 15th StlsR 29) 3,300 3,481 3,39B 3.126 3,225 3.18% 670 0 Wrnins Pass Rd (CRe'e) eaet of Vanderbilt D"CROOfl 4.836 5.611 6.513 6,401 4,972 -7.95% 669 0 0 Wlnnlns Pass Rd fCR 888 west of US 41 (SR 45) 7,413 8.104 9.659 7.925 6BO 0 Wilson Blvd north of Golden Gate BlvdCCRe7s1 8.259 ' 10.348 9.388 -9.28% 676 0 Wilson Blvd north of Immokalee RdrCR 648) 1.578 ~~::~~:-t~ 1,648 1.833 1,556 -15,11% 681 Q Wilson Blvd south of Golden Gate Blvd 411 419 397 428 325 -23,92% 650 ,0 Wilson Blvd south of Immokalee Rd leR S4B .... BB77 9,757 9,064 9,234 1.87% 709 S Wintarbe=Dr east of Collier BlvdTsR 0.'1 4,297 4.769 Discont. Dlsc:ont Discant 712 S Wintarb.~ Dr west of Barfleld Dr 4427 4.961 Discant. Discont. Discont 703 S Yellowbird SI east of Bald Eanle Dr (CR 'SS) 1,636 1,772 Discant. Discont. Discont. 702 S Yellowblrd SI south of Collier Blvd ISR 9511 2,261 2,496 Dlscont. Discont. Discont. NOTES: Largast Decrease In 2007 traffic -28.79% 1 No ACT is fisted for stalions having an anomaly. Average Change In 2007 traffic -7.63% 2 No pereentage Change 2006-07 is fisted for Stations having an anomaly. largest Increase In 2D07 traffic 18.01% NOTES: 1, Ail stations wllh an anomaila do nat show an ADT; reference the Quarterly Report Pages 3-8 of 15 2. The Change 06.07 Is not shown If a station shoW$ an anomalle. January.200S -.---. . - " d~ ;; mmmffiffiffimffi~~ffimmffiffi~ffiffi~ffiffiffiffiffiffi~~ffiffiffiffiffi ,.: ~mffiffi~ffiffiffi~mffiffiffiffiffiffiffim ::l Nmmm~m~mmmmmmmmmmm mmmmmmmmmmmm mmmmmmmmmmmmmmmmmmm ::l zzzoozzzoozzzzzzzzz ZZZZZZZZ~ooZZZZZooZZWZZZZZZ~ooZZZZZ 0 :li H H H~ '" ~~~~~ c u HH~F! ~g """ ~ ",t:: ~~~~~g ......... 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ZZZ%ZZZZZ~~ ~ ~ ~ ~. ~ ~ ~ ~ ~j.~ ~ ~~~~"""~~~ Iii !~~~~eee~eeeeeeee~eO ~ Jl ~~~~~~~~~~~~~~~~~~~I i? i~~!~I""'~~~~i~ ~;~~Rlre~~~~re~i~~~]ljjlijllljjj~~ ~ c t ~ ~~~~~~ lllll~ii~ ~ aCC~~~~~~a:~~ E~EE 55 5 EE55~~ a ~~~~~~~~oowm~~~~~~~rr~~~~~~~~~~~ c :~~~~o~a;~gS$i~~~~~ ~~~~~~Q~~~~gg~;~~~~S~~8~~~~gg~2~ 0 " '" "___h. " .. . r . ~ .' .. , j t 0 ~ '. - i ,~ .. ... , , 'J ~ - ,,< ~, , , . II l, . "! I . c.' ~d l " , \ ; sJ . . - c=J :l6ttl Av~nllq 5W r--__.______ . I P;0Jor,.t,:, - ~ .~ i S,h~ . , '\ L..-..~_. , , \ .~ '.... \ '0- f I ~ , "d, '. i ,- '" - . - . . . : ... . . . . . . . . . . .. II . .. . '.' 0 .1; .,- . ..' " . :.. :....:. . -.,. " , '" :11. , '. N .- W()E S Not to Scale Green Boulevard " L . > . "3 0 OJ . L . .D L . OJ ~ '" c '" . ~ ~ i- -r- 10% Copper Leaf Lane I Tl t ~ '" ~~ '" '" '" .... ~ - ~ ~ '" '" ~ .J Project Site 2 100% --y ~* ~~ i-L+ 26th Avenue SW 3 t '" '" .... Golden Gate Parkway l'RtJ'dKfJffll: PA~rmu: - Vanasse .. ''''_'! Tnfi,'ogio""! First Baptist Church of wllhapl!Ardlil!{tU!e El\i'JraIllllHllalltientl! First Baptist Church CiwilE~iM!ring Fla' of Golden Gate Golden Gate Expansion Daylor _.._-_..~-_._- ....-.--.- -- ---- llno ~11l!rrt\1llJ BoIllmnl \lilt 1.00 2741 Santa Barbara Blvd Traffic Distribution '-!fyl'!"'~'" f,,'lIJI'l,FIJl9111 Naples, Florida 34116 ,m.HH&OI ,l19,OHiU February 2008 EXHIBIT 2 . 'War.QlIll ) ,,-----_.. N - W()E S Not to Scale Green Boulevard -0 L ~ > ~ "S 0 "' ~ L ~ .0 L ~ "' IS c ~ m ~ Copper Leaf lane + I fl t ~ N N ~ ~ .J -"- Project Site 2 J ~ - N +~ 26th Avenue SW 3 t N Golden Gate Parkway Vanasse . pwunfO.t< PAGlmu.- lIrb:u PWlni~g Tnlfitbginrtring First Baptist Church of - lvldlaptArtmlfCllltt [lfIifanmtntllSdme First Baptist Church (hoa ERPlnrerin~ flJ66 of Golden Gate Golden Gate Expansion Daylor !lnoNtooBritPaJ~,"Ild.lajlt4Oll 2741 Santa Barbara Blvd AM Peak Hour Trip Assignment . . ~ ftflllftr1.F1 milT Naples, Florida 34116 *:fiI~$" ,lJ9.HI.4'OI,m.m.4iJ6 February 2008 EXHIBIT 3 L.,_, .,,' Wqnilly,t'lII / -'''---'-- ,-..--.- N - WOE 5 Not to Scale Green Boulevard "U L M > ~ "S 0 "' M L M -" L M "' :s c M N ~ Copper Leaf Lane t I fl t ~ N N ':;: .... .J Project Site 2 4 -y N N t ~ 26th Avenue SW 3 t N Golden Gate Parkway Vanasse .. fnflj(&lginHring PK(I'UIllfQ!: FAGEJllt& UrllilllPwllIiag First Baptist Church of "- lmdlapl! Artbit!ctllrt En,ironllltllm Scimf First Baptist Church Ci1~ hlinttrinl flm of Golden Gate Golden Gate Expansion Daylor --..-------...- !lUOMt1Ilrilu/!,blmlil.Soilt6llC 2741 Santa Barbara Blvd PM Peak Hour Trip Assignment IIlIlltJM.flJlP01 Naples, Florida 34116 ,lJU}WQlflIWWll February 2008 EXHIBIT 4 . ","Of.UIIlI -- -----., N W<>E S Not to Scale Green Boulevard " - ro > . "3 0 <Xl ro - ro -e ro <Xl ~ C ~ ro ..... ~ + .,-6 Copper Leaf Lane I fl t ~ m ~ ~ ..... ..... '" ~ <Xl ~ .J ~,.,. Project Site 2 58 ~ m ~ ..... m + L. 26th Avenue SW 3 t m ..... Golden Gate Parkway Vanasse .'....""'i., '0""'100'" 1'HEJ'UDfOJI; ,..Gl17lU: UndKapt .rdrll~(IUf! En,if1lfll'l\!flIIlS~ft(t First Baptist Church First Baptist Church of CiJaEJlpurinl flJU of Golden Gate Golden Gate Expansion Daylor ---~_.._-- -'----- !lUG Iftw lrittuy hlml4. lMict '" 2741 Santa Barbara Blvd Sunday Pk Hr Trip Assignment FOl'lIlfl'\!IJl9\I1 Naples, Florida 34116 ,1lWI.464I,llWHm February 2008 EXHIBIT 5 . >1IlII1f.~1II --.-. ....---. I ' I I 19TH I 1--___ . Aile I \ . . ~'" , "I WESTPORT IN 19TH Pl GOLDEN GAT~ ~I I - ----------~'kv ELEMENTARY I (J) I ~ .~ SCHOOL I ~I OJ... ".t 'w 6' f-.." i9,! .... - 1 I ,->:- ->:-.0 ~) , I o$l ~_' ~\ I I 20TH PL 'V, '"PI. I 'I I ...~'" ,~\ , I ' , , : 21~TA.\lE ~ \ i , [------- -- n---&tv ~ \" \ \ I SEAG~SSLN I I ~ ,~ ~ \, , 21ST Pl swl \ ,!'" ~ '1J3 ~ I 'I$!: 1 1 I 1 "r.:. ,", ~F\ : I, "I '~ - 101 ''ll '" IX 22ND AVE $_1;'{ --I I '" '" I"' +... ,", ~ ll:1 (J) ~ I:~ ~ r I + ~ w, ! ' ,~I~' (/) 22NDPlSW I ' . --l'" >-1... '. ....'. '. 1>-' I f'i I ,-.-----. , ~ ,", j _ I.J ID 1 " , \!, I./l ~i- 23ROAVESW 1~ I I ! , '~I' -,--- ~ 23B_I?..f'L, $.v:t ,. J I ---------- _~rrt.R_G_~_$S IN >-1 I \ i I I I "ll I ' : i 23~m~"L~vL oJ. ,,' I : ,- --- ,--.'F' . ,#(",9- I~I I' J 2tT,AVqw.. , '. <y"" II" ~ 1 GOLDEN GATE .::f!." " :I: LIBRARY "l\3 I- CORONADO KWY _ _u_ i 1-12 -- -- '----r- ' I ~?-r:H_~Yr:: _::>~ --- -- f91'1'~.F3J:~~'\.~_h~_ I - \ I SAINT I \ ELIZABETH ~NN SETON I SUBJECT PROPERTY ~ 'I ,it, ~_.. .' . ,~1l.~< I~'V <;;~~ 0, / / <1: I L___ -'1~'{\ ~<<,._. ~- / ~~{ %- '" ,...'r'" -:p _' Iv/', & ro'\" &, /y..<?/ rt.-., g '1'/ %: 10\"/ 'lifs>-O oj ...~-, .,->-: . ~. ~ ~~ --- f'"ltiTJ~q_~_~~_~~_ ~! '0~<<:~ ,x.'t.>:s- . ';p _u_ -- -- ! -V'\,/ <?'" ~~- <P", GOLDEN GATE '~ ~ ,\'0,,' ~(,~ MIDDLE - 1--- 11 ~~~"'~ SCHOOL \<(;,./ ' I 'f"" .$, i--- '}.<o,-\'0:" '8- ntUn_SW) ~._"~/-, wi L___ ~~/' \ jin , ~II OOl..DEN OATE PARKWAY I ,c~<?" ~.' I I~ ~8THCT,.. S ::t: <0" '3/ I~-----'---- 111 ~I ~/ :;.:.<(;,." ioo ~,-- ~V ! 1 'z" LN G L !:)">" '- . ~ I..... (/)! .t 29..T~_P\-:,?:\S'I\- - / ';l/ \, \ ---'II ii!= tnl' ",,, I,> '<t I " , DI? '>-1 I \-- / I ZOO ~ NAPLES l' C'J~ OTHPis ?;, (/)1 ACADEMY s:i ! NEUMANN (/)' f-j Uli HIGH SCHOOL ~,(/) z!. 31STAVESW _ I ....., i ",_n_'_"'''_.,.___L_______ ~! to, i!=1 [5:--- I I @I~: ;lI'~ ..' .1 '" _I'L.S~ .-l , : GEH,,-,Nl'iQQPSg l~ _. l32N,o AV~ SW . .' m'_' Lbl-, BASS i ______ - - - POINTCn ,_' , Legend ---:0-:: ,$.s; ---- ---,_ ~R 'I '.~' - (0(( T8Jo.~f'H--., I - Collier County Major Roads ~ * I~ ;0;-0 (j..~'-;' ~<t-, -n--~=-='f'H.... '.. I - Collier County Roads b ,~' ',~ ,,- '>:!l"'( " ____--l-__ ~#~ , ,,' " ~" MglYt1BC,/:I ",i " \".)\..\.. \N\N--\E~ j ~ EMS Stations " ~<'<t~ ,~.,.j"4"'Do C/R' --;r... e'(~$~~C I I I' ,I~, ~ m Library "'~ V{:f? !J~R __ ,-,' I " _' .Q;" '------l\il STOW~ "'9< ct WElLEStEf-' 175 l Schools I{' d 0 Sewer Treatment Facility .,~ \.--~---\ o 1.200 2,400 3.600 D:I'T TA'Nc. I Feet . lJ\1 j N CONSULTING ..&. ..... f fA. .a.. First Baptist Church of G.G.! 'E"g;~"g 'S"N'>:'"" ^ -P1annmg .VlsualIzatlon Exhibit V.E.2 P",,,.,,,dBy.VJPelleg""o . . . . Printing Date: January 10, 2008 Public FacIlities Map FlleoT.\Pmje"'\2007\070293,OO,OO Baptist Chursl of GGlArcheological.mxd -<-'--"-- .~-----'-'- 1111: au 24665.5Z OR: m8 PG: 1443 ttt "- I~ IITII IIWIII lit ..- II tM DnICIU _ 01 caun .". n DC m I.M 1411 IIJCll IIIU II 11/11/1," at II:III1I11C1t I. .-, CUU 1aC".ll .11 11111I n IIlIl ".- WARRANTY DEED (STATUTORY FORM-SECTION 689.0Z F.S.) THIS INDENTURE. Made Lhi. ~ day of ~ 1999 BETWEEN FIRST BAPTIST CHURCH OF BONITA SPRll'!gS, INC. a Florida Carporatio. who.e post omee addrel. i. ~Lj() IY\lIqj0 D( Flerll {l~' '0ft ~LjL~'i . granLor' and FIRST BAPTIST CHURCH OF OLDEN GATE. IN "a orlda Corporation, grantce- whose post office addreSl is 2741 Santa Barbara Blvd" Naples, Florida 34116. WITNESSETH, That ,aid grantor, for md in consideration of tbe sum of Ten DoHars. and other good IDd valuable consideration. to laid grantor in band paid by IBid grantee, the receipt wheroof IS hereby ICbowlodacd. bas granted, bargained and sold to the said grlU1lee, and grantee's heirs and assisns (orover, the (ollowing described land, situate, lying and being in Collier County, Florida, to wit" Tile South 150 (eet of Tntl 107, Uait JO. GoldeD Gate Eltates. accordiDK to the Plat thereof r'etorded iD Phil Book 7. PJlXe 58 of the Public Recordl of Collier COlaty, Florida: and laid granlor does hereby fully warrant the title 10 Sflld land, and will defend the same against the lawful claim. of all persons whomsoever ."Grantor" and "Grantee" are used for singular or plural, as context requires. IN WITNESS WHEREOF, Firsl Baptist Church of Sootia Springs, Inc., a Florida Corporation, Grantor hu hereunto set grantor's hand and seal the day and )'ear ftnl above written, SigDod, sealed and delivered FIRST BAPTIST CHURCH OF BONTlA in our pccsence: SPRINGS. tNC" A FLORIDA CORPORATION tJ~..A<'- ,','\' )' BY WITNESS .n..... 1M. ....L ",-,(.':r.\- (print or type name) - (witncat as to all) V" , ; BY" , ' " o ~--!'-<~- (~ V'BY ..--: WITNESS5allA.--r/' ( La.. , k.,;' "'i, "" " I Trustee (print or type name) "- (witncll II to all) ./ STATE OF FLO~A COUNTY OF e I HEREBY CERTIFY thaL on this day hefore m~ omeer duly qualified Lo Lake aezlowled~ents. ~O"'fl"Y .ppeare~~ ~JI' . l/ Y ,n;jJ:x/ and' , Trustees of Flrst Baptist Church of Bonti. Springs: Inc" a Florida Corporation to me well known to be the persons described in and wbo oxeeutcd the foregoing instrument and BCknowlodged before me tnal they executed the same, ~NESS my hand and omeial seal in the County and State lasL afore..aid thi. aLl.. day V'" .,/ of .,. 1999. . . . ,/ (SEAL) .,./ G) -~~ tary Public - Stale of Florida ~~'CCI4D7lt ,/ V;dorl. A. C......"'b<! /I -......"" lPnQI.TYP-..S-,.:IC.................,jN_oINQtaryPlollhc) ....n.......,NII~ V Pon.o...uy~..x 0.. Pr".jl><*1ldcll!\'*'.... .- . Typ"~fld.oolti6"'""...h~ -----,------ THIS INSTRUMENT WAS PREPARED BY' \:ed LO# 5q- leg':;751 CYNTHIA SMITH CRYTZER. TRUSTEE Grantor S S # FIRST BAPTIST CHURCH OF GOLDEN GATE 2741 SID" Barbara Blvd. Grantee S5_1; - Naplos. Florida 34116 Property Appraiser Folio No . 38169600009 Diamond TItle, Inc. ,5 Jaeger Rd Suite B -:;> Naples. FL 34109 ---,_.,----- """-,---^--,--- ~8t~~?:;~~ I ~rW~fr:'f~4rf,~~~~\g1rt!~, ! _ \,?,00<"'" 0 1761450 930EC-9 AHIO'45 ?J.\?c>O =to COLLIER COUNTY RECORDED REC ~ WARRANTY DEED p~~ OO~ ~ INT ---; THIS INDENTURE, made this fa day of t.::J-~ 1993, 0 .&'1D---.... between CHRIST L. KALAVRITINOS, as to an undivided 29.998% 0 0 t1l> interest; JAMES L. KALAVRITINOS, as to an undivided 29.998% :::D ;1IJ,tJIIJ' interest; CHRISTOPHER J. KALAVRITINOS, as to an undivided 23.334% CXI ~ '(f' interest; and LOUIS J. KALAVRITINOS, as to an undivided 16.670% 0 \D interest, as tenants in common, whose post office address is: 545 ~ ~ Riviera Drive, Naples, Florida 33940, of the County of Collier, State of Florida, Grantors, and FIRST BAPTIST CHURCH OF GOLDEN GATE, INC., a Florida not for profit religious corporation, whose post office address 18% 2741 Santa Barbara Boulevard, Naples, Florida 33999, of the County of Collier, State of Florida, Grantee, WITNESSETH: That said Grantors, for and in consideration of the sum of Ten 0 and No/100 Dollars ($10.00), and other good and valuable C3 consideration to said Grantors in hand paid by said Grantee, the ;g -- receipt whereof is hereby acknowledged, has granted, bargained and ~ ~ sold to the said Grantee, an~~:L.Grantea_~B heirs and assigns forever, PI \D the following described ,land;'" 8,ltpate,~,_'ly1ng and being 1n Collier 0 county, Florida, to-wtt':I:,. '\ '" \..'., - '< i', > " '" ~ -'~, ' , " i" The North 180 fe"tof Tract 107, Unit'3D, GOLDEN GATE ESTATES, .' "'''/ " , ' . accord1ng to /thelR19,!:._.J;..h.ereof recordei~ 1m, Plat Book 7, Page 58, of the ~,Ubl~c ~~c:'p.rdB.."of..Cq_~::Lf..er County" Florida. ',' "",,', ' _ Subject to a'~s~en~,s,,:~~'and:') ," re$tr1c;tiQ'ns \. common to the subdivisiort; o.fll'i"g~$/ aji~ Iii'iI1E!~al \1:Qt~r~8tB of record if any; zoning and use:(restribtiorls 1.IhP9:,sed by governm:ental authority; taxes for the 'cur~~n\ ie~r:,; i r~, \l' I " '," <', '" ':,'''' ,::::_-~,:i,_; " ..' " The Bubject:",\~o;perty 1s vacantl~nd and nt>t ithe homestead of any of the Gr-~lltors herein., :\'i "'/.\ 'of,:"~; property 1.0. Number: 38169640001' " ,r-\'"'-",., and said Grantors do h~tEn;~-fu,:t1:Y }farranf~ ~e title to said land, and will defend the sameliga~nl't: the la!.ful claims of all persons whomsoever. " " - .', IN WITNESS WHEREOF, Grantors have hereunto set grantor'B hand and seal the day and year first above written. Ck;J-':/ K'~'-? CHRIST L. KALAVRITINOS , ~~dgLA WI S L. KALAVRITINOS , ( printed : ~ w . :"...~-4 ~:~;:;:~ I 3f".3''ro'cu..~t~rJ Sta.p r" _ W ~Cla"'SCIntJ.n9Ibl,: _ r . ~ ~(':;;, tw DWIGHT Eo BftC> Cl[:ers~na 1 'copeet, ".{ ~. (p~i:~e~_~~e_o:.~it~e.S) BY.' 10 rl~~:,. . AALPH"A:'"' RICHARDSON . '27725 Old 41 Rd. S.E. P.O. Box 1779 , Bonita Sp,ing', Florida 33959 \!,.' ~,--~ .' .~. "_.__M__'___"_.,,.,_. '., . ~ i (l@O'XT ^ ~c i CONSULTING .&. '- , ,..... .&. 1997-2007 Ifill..... January 10, 2008 Mr. Thomas Greenwood, AICP Plincipal Planner Collier County Community Development 2800 Horseshoe Drive Naples, FL 34104 The consultant team for the above referenced zoning petition has thoroughly reviewcd the items raised staffs sufficiency review letter dated Novembcr 21, 2007. Please find below thc rcsponse to each ofthe issucs raised. vVe are confident that we have addressed all matters and comments raised in your 1110st recent sufficiency letter. We are anxious to be scheduled for public hearings and, assuming an expeditious review of this resubmittal, ask that you confirm hearing dates for the cepc and BCe. The following are specific responses to the most recent sufficiency letter from Collier County. Staff CO/llmellt: III. On page 3, change the lettering directly under "G" to "I". ..(not B, as currently shown) Resvollse: Application has becn revised accordingly. Staff CO/llJlte11f: IV.B: On page 4, remove the added 5.C) and g) 011 page 4. Staff advises that, rather than create a new conditional uses subdistrict, as proposcd in the application, that the application be a amended to request an amendmcnt to the Estates DesignationlEstates-Mixed Use District/Conditional Uses Subdistrict/"Speci a 1 Exceptions to Conditional Use Location Criteria" and add the following: 5. Conditional Use for an existing church and proposed related uses of offices, a youth activity room, a gymnasium, locker ro0111S, storage, and a kitchen, not including a day care facility or a school is allowed in the Estates zoning district on the north 180 feet and the south 150 feet, less the south 60 feet of the west 256.24 feet of Tract 107 of Golden Gate Estates, Unit 30. Resvollse: Application has been revised accordingly. ,,~, \'dfs-llaples'G7-0S\1007'.070293_00.00 First B~plisl Church CPX,0002 CPA Application SUPJlort\200S-01~lO SuffResp Ur.doc Planning' Visualization' Civil Engineering' Surveying' Mapping 6610 Willow Part< Driva. Sui" 200. Naples, Flonda 34109' (239) 597-0575. fax: (239) 597.0578 wivw,consl.lll.rwa.com "._~"'..-- RWA"'C, First Baptist Church of Golden Gate CP-2006-05 - 1st Rcsubmittal January 10, 2008 Page 2 of5 Staff Comment: IV.C: On page 4, remove the repeated text change language under "C" as this section is in reference to a Map change, which this is not. Leave blank and indicate "no( Applicable". Response: Application has been reviscd accordingly. Staff Comment: V.A.I. On page 5, please change the wording of "Exhibit A" to Exhibit V.A.I; change the reference on Exhibit A to Exhibit V.A.I; and Exhibit V.A.I must contain some indication of approved developments in the surrounding area. The use of the base map without reference to surrounding existing developments is not suffiei ent to ad dress this required information. Please add the existing surrounding development to this exhibit. Response: Application and exhibit have been revised accordingly. Staff Comment: V.A.2. On page 5, please change the wording of "Exhibit B" (0 Exhibit V.A.2; change the reference on Exhibit B to Exhibit V.A.2; and Exhibit V.A.2 should capture the January. 2007 aerial photo available on the County web site (close up would be better than the large area shown) and show thc boundary of the property in question with source and date shown. Res/Jonse: . Application and exhibit have been revised accordingly. Staff Comment: V.A.3. On page 5, please change the wording of "Exhibit C" to Exhibit V.A.3; change the reference on Exhibit C to Exhibit V.A.3; and Exhibit V.A.3 needs to summarize in tabular form existing land use, existing zoning, and acreages related to each within 500 feet ofthe subject property. Res/Jonse: Application and exhibit have bcen revised accordulgly. Staff Comment: V.B.I: On page 5, please change the wording of "Exhibit D" to Exhibit V.B.l. TIns exhibit must include the CoBier County Future Land Use Map for the property and adjacent lands, with acreage totals for each land use designation on the subiect property. This exhibit shows an area of 3.32 acres wlnle 11I G shows an area of 3.54 acres. Please correct to the 3.54 acrcages, if appropriate. Response: Application and exhibit have becn revised accordingly. \\dfs_l\:\ples\07_0S\lOO7\070293.00.00 first B3p1ist Chun:h CPA\OOO2 CPA Applica1ion S\IPport\200S.QJ-I{J SuffRcsp Llr.doc Designing the tuture one decade at a time. ['~ it iii .. .. .. .. .. .. -----.. RWP!'C, First Baptist Church of Golden Gate CP-2006-05 - 1 sl Resubmittal _. January 10, Z008 Page 3 of 5 Staff Comment: V.C.l: On page 5, change "Exhibit B" to Exhibit V.C.1 and Arrison Environmental, Inc. submittal as Exhibit V.c.1. Res/Jonse: Application and exhibit havc been revised. Please see Exhibit V.A.2 for aerial map with FLUCCS codes. Staff Comment: V.C.Z: On page 5, refer to Exhibit V.C.2 which exhibit must include a sununary table of US Fish and Wildlife Service and Florida Fish and Wildlife Conservation Commission listed plant and animal species known to occur on the site and/or known to inhabit biological communities similar to the site (e.g: panther or black bear range, avian rookery, bird migratory route, etc.). Also provide information on site visit by consultant including date, weather and time of visit, transects for listed species survey, length of time spent on site, etc. If there are not listed species or historic/archaeological on property, then respond here as "not applicable" on the application fonn. This portion of the application is deemed insufficient in its present submittal. Res/Jonse: Please see Exhibit V.C.Z - Preliminary Environmental Assessment Staff Comment: V.C.3: On page 5, refer to Exhibit V.C.3 which exhibit must identify historic/archeology sites. Provide copy of County's Historic/Archeological Probability Map and correspondence from Florida Dept of State. This pOltion of the application is deemcd insufficient in is present submittal. Res/Jonse: Application and exhibit have been revised accordingly. Staff Comment: YD.5 : On page 6, please reference Exhibit V.D.S in the application and provide and label as Exhibit V.D.S an appropriate response. Res/Jonse: Please reference the new Exhibit V.D.5. Staff Comment: Y.E.1.a (Potable Water) and V.E.1.b (Sanitary Sewer) on page 6. The information provided for this project is found sufficient. The project does not impact the Collier County Water - Sewer District. Per the 2005 Water & Wastewater Master Plan Updates, the project location is not within Collier County \Vater and Sewer and Service Area. This project is within the FGUA Service Area. Any portions of this project to be developed shall be required to comply with C\1lTent Ordinance 2007.60. \\,dfs-nap1cs\,07-0SI2007\07029J.OO:oo first Baptist Church CPA'OO02 CP,\ Application Support\100g.01.IO SuffResp Ltr.doc Designing the future one decade at a time. ifiillllll...... ,----'-- RWA"'C. First Baptist Church of Goldcn Gate CP-2006-05 - 151 Resubmittal - January 10, 2008 Page 4 of 5 Resvonse: Acknowledged. StuffCol/IlJ/ent: V.E.1.c. On page 5, please conect to read as "Arterial and Collector Roads: Name specific road and LOS". Then reference as Exhibit V.E.1.c in the application and attached an Exhibit V.E.1.c providing the appropriate infol111ation as required. GI\1P Amendment application CP-2006-05; First Baptist Church of Golden Gate, should be considered Insufficient for review purposes. The application contains no TIS. The TIS that is required must include updated background traffic shown throughout the 5-year plamring period (from present date) to demonstrate consistency with policy 5.1 of the Transpoltation Element fo the Growth Managcment Plan; and must also be written in compliance with the guidelines establishcd by the TIS Guidelines & Procedures, locatcd at htt n:!/www .co llier~o\'.nct/hldcx .aspx?page=~6Q. ResvoIIse: TIS has been provided as Exhibit V.E.!.c Stl,ff COIJ/mellt: Letter of Authorization. The letter of authorization, although signed and notarized, does not list an agent to act on behalf of the applicant. Retaining an agent is highlv advisable, fi'om both the technical and a single.point of contact aspects as this application moves tlu'Dllgh thc process of transmittal and possible adoption hearings. Kindly complete the authorization foml for these reasons and identify who will be the single point of contact for this application. ResvoIIse: Reviscd Affidavit/Agent Letter has been provided at the end ofthe application document, naming Dwight Nadean of RW A, Inc. as authorized agent. Stllff COIJ/mellt: Mapping. As called for in the application (very last paragraph on page 7), kindly see that the maps, aerials, sketches, etc confoml to the standards outlined. This is very important as tIlls documcnt will be reviewed by others in hearings and in Tallahassee who have limited familiarity with this site. For copying purposes, the use of large maps is usually inappropriate and not user fiiendly. Use 8 12" x 11" or 11" x 17" size documents where at all possible. Res/Jollse: Acknowledged. - \\dfs-113ples'07-08\2007\,Q70293.00.00 FirsllJaplisl Church CPA\.OO02 CPA Appliratioll Support\2008,OI-IO SulfResp Ltr.doc Designing the future one decade 01 a lime. ~iJli!lllll...... ."----- RWAlNC. First Baptist Church of Golden Gate CP-2006-05 - 1" Resubmittal ~. January 10, 2008 Page 5 of 5 In closing, we trust that we have responded comprehensively to your sufficiency findings and ask that this letter and the attached documents be distributed to the appropriate staff members for their expeditious review. Weare enclosing the following items for distribution and review: Attachments/Exhibits: 5 COPIES Staff's Sufficiency Letter - November 21,2007 5 COPIES Sufficiency Review Response Letter 5 COPIES Application Cover Letter 5 COPlES Revised GMP A Application 5 COPIES Consultant Team List 5 COPIES Exhibit V.A.! ... Location Map 5 COPIES Exhibit V.A.2 - Aerial Map with FLUCCS Codes 5 COPIES Exhibit V.A.3 - Existing Land Use Map .- 5 COPIES Exhibit V.B.I - Future Land Use Map 5 COPlES Exhibit V.C.2 - Preliminary Environmental Assessment 5 COPIES Exhibit V.C.3 - Historical/Archeological Probability 5 COPIES Exhibit V.D.5 - Suitability of Proposed Land Use 5 COPIES Exhibit V.E.I.c - Traffic Impact Analysis Report 5 COPIES Exhibit V.E.2 - Public Facilities Map ~ Dwight Nadeau Plamling Manager cc: Cindy Crytzer, First Baptist Church Paul Beatty, First Baptist Church File - \\dfs-llaplcsI.07-03\2007\07029J.OO.OO fir:;t B3ptistChurdl CPA'OOOl CPA Appliralion Support'llst RC5Ub Docs to COlmty\200S.01-10 SufI' Re-5]J Ltr.doc Designing the tuture one decade at a time. i1~!!ilIlIl..... .,_.._--_.~-~. HM c. p- 'ZtJf)/ -7 HOLE MONTES ENGINEERS. PlANNERS. SURVEYORS .- lANDSCAPE ARCHITECTURE 950 Encore Way' Naples, Florida 34110 . Phone: 239.254.2000 . Fax: 239.254.2099 Revised February 22, 2008 April 28, 2006 Corby Schmidt, AICP, Principal Planner Collier County . CDES 2800 N. Horseshoe Drive Naples, Florida 34104 RE: Proposed Comp Plan Amendmcnt Jor Naples Italian American Club Hole Montes Number 2006.019 Dear Mr. Schmidt: Plcase find enclosed one original and five copies of a petition to amend the Future Land Use Element and Future Land Use Map of the Collier County Growth Management Plan, to change the land use designation from the Urban Residential Subdistrict to a new Sub-district that would allow Institutional uses, such as thc Italian Amcrican Club clubhouse retail/office facilities on the - .-t5 acre Italian Amcrican Club property located On Airport Pulling Road N. on the southwest corner of Orange Blossom Drive. (See attached location map.) Pre-application minutes and a check in the amount of $ 16,200 (filing fee less $250 pre-application fee) to process the petition, are also provided. 1. BACKGROUND Thc Naples Italian American Club is located on a ie5 acre parcel at 7030 Airport Pulling Road North, on the southwest corner of Orange Blossom Drive. Thc c1ubhollsc was built prior to 1982 re-zoning, which rcndered it a legal non-confonning use in an "A" zone. Tbe clubhouse required a Provisional Use Pennit in ] 986 in order to expand the facility to its present sizc of approximatcly 6500 s.f. The clubhouse and parking are locatcd on the casterly 3 acrcs ie, adjacent to Airport Pulling Road, and the rcmaining-t2 acres are cleared and vacant. The property, although zoned for agriculture, is designated "Urban Residential" on thc Future Land Use Map, and surrounded by intensified uses and/or PUDs. The Carlisle Developments to the west and south of thc propcrty, Library on the north side, Buckley Mixcd Use PUD north of thc Library on Airport Road and Longview Ccnter PUD to the east are in the immediate vicinity, but also thc residential communities surrounding Orange Blossom Drive create a market for neighborhood services, and the underutilizcd Italian American Club site offers an opportunity for efficient infill to serve these needs with minimal impacts on public facilities. - 11.\2006\20060]fJ\WP\('omp Plan Amendlncnt-llaliilTl American (:ltlh\OR0222 Rc\'ised horn 06042R Tnmsmittal Letter.doc Naples' Fort Myers' Venice _.."-_...'"._-,.,"----~- .. ~_'_'__ "0'_'.."_ ..----..'---." Corby Schmidt Page 2 of3 Revised February 22,2008 April 26, 2006 - Re: Naples ltalian American Club HM No. 2006.019 2. PROPOSED USES AND STANDARDS By creating a special Subdistrict, optimum use can be made of this unique site, relative to its function in the community. The proposed Subdistrict suggests the property could support a total of up to 46,000 s.f. of floor area, of which 20,000 s.f. would bc reserved for clubhouse facilities and 26,000 s.f. would be for retail and/or office use. Proposed buildings may be up to two stories not to exceed 35 feet in height. Shared parking and sharcd access points limited to those on Orange Blossom Drive are envisioned to serve the needs of the facilities. 3. COLLIER COUNTY GMP/FLUE The subjcct property is currently in the Urban Residential Subdistrict, which purpose "is to provide for higher dcnsities in an arca with fewer natural resource constraints and where existing and planned public facilities are concentrated." Mixed-use developments arc generally encouraged in the vicinity, but, as the area has developed, there are more concentrations of residential than neighborhood commercial. While the subject property is not large enough to provide a mixed-use developmcnt which includcs residential uscs, it can provide somc of the neighborhood commercial ncedcd to serve thc surrounding concentrations of residential devclopment. By contributing services in a convenient location, longer-trips may be avoided, for thc traffic benefits envisioned by the GMP. 4. MARKET ANALYSIS The market study prcpared by Fraser & Mohlke Associates, submitted with this application, finds there is sufficient market demand in the immediate vicinity to support the proposed development. S. TRANSPORTATION Any increase in development constitutes a potential for increased impacts on the transportation systcm. However, by increasing its floor area, the ltalian American Club may not necessarily generate a proportionate increase in trip generation. Furthermore, the neighborhood retail/office space may actually reduce travel times for local resident users. The subject property presents an attractive alternative to traveling approximately 1.5 miles to the large, crowded shopping centers on Pine Ridge Road, for convenience goods and services. Since the application was submitted in 2006, it is recognized that improvements will now be likely needed to thc intersection of Airport Road and Orange Blossom Drive. The following stipulation is acceptable to the applicant to incorporate into the GMP Amendment: - The subject property cannot be issued certificates of occupancy until the property owncr entcrs into a Development Contribution Agrecment with the Collier County Board of Commissioners to pay a proportionate share of improvements to Orange Blossom Drive, which is scheduled to fail inside the 5 year planning period, and the intersection of Orange I I:\200(,\200W!lJ\\VP\C0ll1P Plan Amendment-Italian American Club\OR0222 Revised from 06042X Transmittal Letter.doc ---------- Corby Schmidt Page 3 of3 Revised February 22,2008 April 26, 2006 Re: Naples italian American Club HM No. 2006.0]9 Blossom Drive and Airport-Pulling Road as mitigation for their impacts to the intersection and the local network. 6. ENVIRONMENTAL Thc Soils overlay of the Property Appraisers maps indicates predominant soil types to be Ft. Drum and Malabar fine sands with 12.5% Urban Lands along the western property line. No habitats have been identified on the site. 7. ARCHEOLOGICAL RESOURCES The subject property has not been identified as having historic/archaeological resources based on a review of the Collier County Index of Historic/Archaeological Maps. 8. GMP COMPLIANCE The attached traffic analysis prepared by the Metro Group indicates that these general plans for the subject property will not have a significant impact on adjacent roadways as defined in Policy 5.1 of the Transportation Element. The project will, of course nced to satisfy the requirements of .- the Collier County Concurrency Management system that arc in place at the time of local zoning and SOP. The proposed development will be compatible with and complimentary to the surrounding land uses in accordance with Policy 5.4 of the FLUE and by utilizing infill opportunities such as this parcel provides, the goal of minimizing urban sprawl may be realized, as expressed in Policy 5.3 of the FLUE. In summary, the proposed FLUE and FLUM amendment is in confonnance with the goals and objectives of the GMP, creates infill development, avoids urban sprawl and will be of benefit to the neighborhood in which it is located. A copy of Policy 1. I of the FLUE, which is proposed to be amended, is attached for your reference. If you have any questions, of if we can provide any additional infonnation, please let liS know. Very truly yours, HOLE MONTES, INC. Robert L. Duane, AICP ..- Planning Director RLD/mmn/jlc Enclosures: Location Map Completed Application (see Application Checklist) 11:\2006\20()601 ()\\VP\Comp Plan Amendment-Italian American (:luh\080222 Revised J!-nnl 060428 Translllit!nl Letter,doc -.-." .'--'-~- -'^'..--. l'nnt Map Page I of I Italian American Club - Str~N....ej Suball/;SlOf\ji A~';alj 2IlO7 [61"'dI IlfhMJ "e(lal'i2001{2FEHj 8uUdinqFQotprl...ls ColHe. Countv Folio Number: 00237960007 Name: NAPLES ITALIAN Street# & Name: 7037 AIRPORT RD N Legal Description: 2 49 25 COMM SE CNR, N 1708.10FT, W100.07FT, N330 FT TO POB, W66OFT, N330FT, E660FT. S330FT TO POB 5 AC OR 'D 2004 con.",. C'J'Jrlty Property ApprajsCf While Ihe Collier COlmty P"'perty Appr3i~er,s comm,tted to providing Ihe most aCCUI;lle and "p-lo-rldle inlorrTklhOfl. no wananlics expressed 0' unplied are provIded !orlhedalallerein, its u,e, 0' its 'ntNPfelatiofl - -- http://maps.collierappraiser.com/wcbmap/mapprinl.aspx?title~ Itali an%20American%20C 12/28/2007 --,.__.~-- Uetalls Page I of I riIIDI ; ",-.. -- f propert~-R;~;;~d'-'IL ~A:~-i-al'-- r ' ~ke~ch~~~:-l ",_" __. ______._________._._ .",_____ , : 1ii Current Ownership ~ i I Folio No,II 00237960007 II Property Addressll 7037 AIRPORT RD N I I II Owner Namell NAPLES ITALIAN I I Addresses AMERICAN CLUB INC i 7035 AIRPORT PULLING RD N I' Cityll NAPLES II Statell FL ==:JI Zipll34109 -1709 I , Legal 249 25 COMM SE CNR, N I 1708.10FT, Wl00.07FT, N330 FT i TO POB, W660FT. N330FT, I i E660FT, S330FT TO POB 5 AC OR *For more than four lines of legal Description please call the Property Appraiser's Office. i I Section II Township II Range II Acres ~I Map No. 'I Strap No. I ! I 02 II 49 II 25 II 5 --.i 4A02 1492502 040.0004A021 I Sub No. II 100 II ACREAGE HEADER I! .'?J !'IIillag. Area II ~ M.illa~ I I ~UseCod. II 77 II INSTITUTIONAL --11 133 II 11.1362 , 2007 Final Certified Tax Roll Latest Sales History (Subject to Change) If all Values shown below equal 0 this -- parcel was created after the Final Tax Roll I Land Value II $ 2,125,000.00' i Date II Book. Page II Amount I I (+)lmprovedValue II $276,157.00 104/1973 '1_ 519-983 II $0.001 I (=) Market Value II $ 2.401,157.00 I H SOH Exempt Value II $ 0.00 I (=) Assessed Value II $ 2.401,157.00 I (-) Homestead and other Exempt Value II $ 0.00 I (=) Taxable Value II $ 2.401.157.00 SOH - "Save OUf Homes" exempt value due 10 cap on assessment increases tm:mmI o .'_ The Information is Updated Weekly. http://www.collierappraiser.comfRccordDctai I ,asp?Mapc&FoJioI D~000000023 7960007 1/2/2008 ".....-._,.,~--,_.. ndf" U' UD 11: u~a CollIer Co. ADDRESSING 941-659-5724 p. I 02/20/2006 IS 32 TEL 92542099 H W LAND DEVELOPMENT Ii!IOO1/OOT ADDRESSING CHECKUST Please wmplete the following AND FAX (239-659-5724) OR SUBMIT IN PERSON TO THE ADDRESSING SECTION. FORM MUST BE SIGNED BY ADDRESSlNG PERSONNEL PRIOR TO PRE- APPLICATION MEETING. Not all items will apply to every project. Items in bold lype arc required. I. Legal deocription of subject property of1roperties (copy oflengchy descrip/ion may he accached) Section 2, Township 49. Range 25 ~cc..J 4-0 2. Folio (Property ID) number(s) of above (anach /0. or associa/e wi/h. legal description if more thar' one) 00237960007 --~---~---~--- ----- - ~---~- 3. Street address or addresses (as applicable. if already assigned) 10H Ahpon Rd. North (o'SS 4. Locatioo map, showing exact location of project/site in relation to nearest public road right-of-way !atlach) 5. Copy of survey (NEEDED ONLY FOR UNPLA TIED PROPERTIES) 6. Proposed project name (if app/icahle) N/A 7. Proposed Street names (if applicable) --~-- 8. Site Development Plan Number (FOR EXISTING PROJECTS/SITES ONLY) SOP 9. Petition Type - (Complete a separate Addressing Checklist for each Petition Type) o SOP (Site Development Plan) o PPL (Plans & Plat Review) .. o SDPA (SDp Amendment) o PSP (Preliminary Subdivision Plat) o SDPI (SOP Insubstantial Change) o Fp (Final PIal) o SIP (Site Improvement Plan) o LLA (Lot Line Adjustmcnt) o SIl'l (SIPllnsubstantial Change) 0 BL (Blasting Pemlit) o SNR (Street Name Change) o ROW (Right-of-Way Permit) o Vegetation/Exotic (Veg. Removal Pennits) o EXP (Excavation Pennit) o Land Use Petition (Variance. Conditional Use, 0 VRSFP (Veg. Removal & Site Fill Pemit) Boat Dock Ex!., Rezone, pUO rezone, ete.) 0 TOR (Transfer of Development Rights) o Othe. - Describe: GMP Amendment -"--- 10. Project or development names proposed for, or already appearing in, condominium documents (if applicable; indicate whether proposed or existing) II. Please Check One: I2SI Checklist is to be Faxed Back o Personally Picked Up 12. Applicant Name Robert L. Duane. AICP Pbone 239254-2049 Fax 239254-2099 13. Signarure on Addressing Checklist does not constitute Project and/or Street Name approval and is subject to further review by !he Addressing Section. FOR STAFF USE ONLY Primary Number 52:._[ (0 Address Nurn ber Address Number Approved by //}.h h ~/i Address Number ((7 /fC( ~ /Y1 Date 'z,.-Of-Or~ .n_~____~.___~_. MEETING NOTES COLlIEn COUNTY COMPREHENSIVE PLANNING DEPARTMENT ~.~ 2800 NORTH HOASESI~OE DRIVE NAPLES, FLORIDA :J4104 PHONE: 239-40.1-2400 DATE 3-2q-vf;>_ TIME: J: JO p.~. NOTES BY: bJ..v)1 tv (!q:> TOPIC OF MEETING: G:,/11flf -In,/,,, ~"")"",., Clv.b t 5u;. New 5.bJ.,j -tOr ,tJ... v f"- 1 cP... J ATTENDANCE: '-i.-I.. <; 'b'f ]1Pb 1JvLh"-; lUd ~V.."')V.-u: ~ 2 hie. -r;". .1:nJ.~_ "'///), , :. , J 1rl'rhc;:.Tf......, 1&#.;" ~~,..,/>17-u,A.;,/Vid(.. R#.+-h t. KEY POINTS/UNDERST ANDINGS/CONCLUSIONS , ~ 'J--(l1J t 6/>1' If 1'./.k t.v?',1 be.rrt?n-A.6J? - be.tJ..R tZ-Al{. bp",4J { or;- ~,/"Je ~.f5 - }, )f-{r; bv;-.J. 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[l"y"t dw!4_lIIlIi -------.--- APPLICATION FOR A REQUEST TO AMEND ...- THE COLLIER COUNTY GROWTH MANAGEMENT PLAN PETITION NUMBER t: r-'J.t$b-7 DATE RECEIVED PRE-APPLICATION CONFERENCE DATE DATE SUFFICIENT PLANNER ASSIGNED: COMMISSION DISTRICT: [ABOVE TO BE COMPLETED BY STAFF) This application, with all required supplemental data and information. must be completed and accompanied by the appropriate fee, and returned to the Comprehensive Planning Section, 2800 North Horseshoe Drive, Naples. Florida 34104. Phone 941-403-2300 (Fax 941-643-6968). The application must be reviewed by staff for sufficiency within 30 calendar days fOllowing the filing deadline before it will be processed and advertised for public hearing. The applicant will be notified in writing. of the sufficiency determination. If insufficient. the applicant will have 30 days to remedy the deficiencies. For additional information On the processing of the application, see Resolution 97-431 (attached). If you have any questions, please contact the Comprehensive Planning Section at 941- 403-2300. SUBMISSION REQUIREMENTS - I. GENERAL INFORMATION A. Name of Applicant Naples Italian American Club Inc. Company Mailing Address PO Box 770801 City Naples State Florida Zip Code 34107-0801 Phone Number 239-597-5210 Fax Number B.1 Name of Agent. Robert L. Duane 'THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company Hole Montes. Inc. Address 950 Encore Way City Naples State Florida Zip Code 34110 Phone Number 239-254-2000 Fax Number 239-254-2099 B.2 Name of Agent. Richard D. Yovanovich. Esq. 'THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company Goodlette. Coleman & Johnson. PA Address 4001 Tarniami Trail N. City Naples State Florida Zip Code 34103 Phone Number 239-435-3535 Fax Number 239-435-1218 - 1 H:\2006\2006019\WP\Comp Plan Amendment-Italian American Club\080212-Revised GMP Application.doc 2006.019 .n_^~.."'_.'..~ --.'---..-.. C. Name of Owner (s) of Record Naples Italian American Club Inc. Address 7037 Airport Road N - City Naples State Florida Zip Code 34109 Phone Number 239-597-5210 Fax Number D. Name. Address and Qualifications of additional planners, architects, engineers, environmental consultants and other professionals providing information contained in this application. Traffic Analysis prepared by Robert L Price. E.I.. Project Consultant and Ted B. Treesh, Principal/Regional Manager Metro PCS, 2700 Immokalee Rd. Naples. FL 34110 239-596-8550 II. DISCLOSURE OF INTEREST INFORMATION insert data provided by applicant A. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in common. or joint tenancy. list all parties with an ownership interest as well as the percentage of such interest. (Use additional sheets if necessary). Name and Address Percentage of Ownership - B. If the property is owned by a CORPORATION. list the officers and stockholders and the percentage of stock owned by each. Name and Address. Office Percentage of Stock C. If the property is in the name of a TRUSTEE. list the beneficiaries of the trust with the percentage of interest. Name and Address Percentage of Interest - 2 H:\2006\2006019\WP\Comp Plan Amendment-Italian American Club\080212-Revised GMP Application.doc 2006.019 --~.,~ D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP. list the name of the general and/or limited partners. Name and Address Percentage of Ownership E. If there is a CONTRACT FOR PURCHASE. with an individual or individuals. a Corporation. Trustee, or a Partnership. list the names of the contract purchasers below, including the officers. stockholders, beneficiaries, or partners. Name and Address Percentage of Ownership Date of Contract: F. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership. or trust. Name and Address Percentage of Ownership -".., G. Date subject property acquired (X) leased ( ): 04/1973 Term of lease yrs.lmos. If. Petitioner has option to buy. indicate date of option: and date option terminates: . or anticipated closing date H. NOTE: Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant. or agent On his behalf. to submit a supplemental disclosure of interest form. 3 H:\2006\2006019\WP\Comp Plan Amendment"ltalian American Club\080212-Revised GM? Application.doc 2006.019 III. DESCRIPTION OF PROPERTY <"'~" A. lEGAL DESCRIPTION COMMENCING at the Southeast corner of Section 2, T49S. R25E. Collier County. Florida; thence alono the East line of said Section 2. North 20. 14' 0" West 1397.16 feet for the POINT OF BEGINNING; thence South 890 51' 42" West 702.58 feet thence alono North and Parallel to the west line of the East half of the Southeast ouarter of said Section 2, North 1057' 50" West 310.94 feet; thence North 89051' 42" East 702.58 feet thence alono the East line of said Section 2, South 2014' 0" East. 310.94 feet to the POINT OF BEGINNING; 5 acres more or less. EXCEPTING the Easterly most 100 feet havino hereto been conveyed by Warranty Deed recorded in OR. Bok 171. Paoe 112. Public Records of Collier County. Florida. Basis of Bearinos is the East line of Section 2 beino N 020 14' 00" W. B. Section; 02 Township; 49S Range: 25E C. Tax !.D. Number (Folio #s) 00237960007 D. GENERAL lOCATION Property is On the southwestern corner of Oranoe Blossom Drive and Airport-Pullino Road North (CR 31) E. PLANNING COMMUNITY North Naples F. TAZ 116 G. SIZE IN ACRES :t5 acres H. ZONING A-Rural Aoricultural District PU-Provisional Use I. PRESENT FUTURE lAND USE MAP DESIGNATION(S) Urban Desionation - Mixed Use District ,'~'. IV. TYPE OF REQUEST A. GROWTH MANAGEMENT PLAN ElEMENT(S) OR SUB-ElEMENT(S)TO BE AMENDED: -L Future land Use Golden Gate Area Master Plan Immokalee Area Master Plan _ Capital Improvement _ Transportation _ Housing Coastal & Conservation - Recreation/Open Space _ Intergovernmental Coord. - Potable Water _ Sanitary Sewer Solid Waste - Drainage _ Natural Groundwater Aquifer B. AMEND PAGE(S) 52 OF THE Future land Use ELEMENT. under Policy 1.1. Future Land Use Districts and Subdistricts. by addino AS FOllOWS: (Use Cross throu~hs to identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: 12. Italian American Plaza and Clubhouse Commercial Subdistrict This Subdistrict is located on the southwest corner of OranQe Blossom Drive and Airport-PullinQ Road, and consists of approximatelv 5 acres, The purpose of this Subdistrict is to accommodate existinn institutional uses such as the Italian American clubhouse and supportino neiohborhood office and retail to serve the nearbv communitv. Approximatelv 26,000 s.f. of floor area mav be created for retail-office uses, in addition to UP to 20,000 s.f. for the clubhouse facilitv. The retail and office uses shall be those in the C-1 throuoh C-4 zonino districts. The uses are not an entitlement. Such uses will be further evaluated at the time of rezonino approval to ensure appropriateness in relationship to surroundin!! properties. Such uses are _.. intended to serve the community in a settino desioned to be compatible with the existinQ and future development in the neinhborhood and providino access from the 4 H:\2006\2006019\WP\Comp Plan Amendment-Italian American Club\OB0212-Revised GMP Application.doc 2006.019 ._..~- ___w adjacent property to the south to OranQe Blossom Drive to minimize the impacts on the local street system. -- C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM: Urban Residential Subdistrict TO: Italian American Plaza and Clubhouse Subdistrict D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #) Not Applicable E. DESCRIBE ADDITIONAL CHANGES REQUESTED: Not Applicable V. REQUIRED INFORMATION NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN 1"=400'. At least one copy reduced to 8 % x 11 shall be provided of all aerials and/or maps. A. LAND USE 1. Exhibit VA1 Provide general location map showing surrounding a. and b. development (PUD, DRI's, existing zoning) with subject _.,~- property outlined. 2. Exhibit V.A.2 Provide most recent aerial of site showing subject boundaries. source. and date. 3. see Exhibit Provide a map and summary table of existing land use and V.A.1 a. zoning within a radius of 500 feet from boundaries of subject property. B. FUTURE LAND USE DESIGNATION 1. see Exhibit Provide map of existing Future Land Use Designation(s) of VA1 b. subject property and adjacent lands. with acreage totals for each land use designation on the subject property. (Entire acreage:t5 acres is in the Urban Residential Subdistrict.) C. ENVIRONMENTAL 1. Exhibit V.C.1 Provide most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FOOT FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE) NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN "A" ABOVE. 2. Exhibit V.C.2 Provide a summary table of Federal (US Fish & Wildlife Service) and State (Florida Game & Freshwater Fish Commission) listed plant and animal species known to occur on the site and/or known to inhabit biological communities -'~- similar to the site (e.g. panther or black bear range, avian rookery. bird migratory route. etc.). 5 H:\2006\2006019\WP\Comp Plan Amendment-Italian American Club\080212-Revised GMP Application.doc 2006019 -,'- . .---_.- 3. Exhibit V.C.3 Identify historic and/or archaeological sites On the subject property. Provide copy of County's Historical/Archaeological. -.. D. GROWTH MANAGEMENT Reference 9J-11.006, F.A.C. and Collier County's Capital Improvements Element Policy 1.1.2 (Copies attached). INSERT "Y" FOR YES OR "N" FOR NO IN RESPONSE TO THE FOllOWING: 1. -1L-ls the proposed amendment located in an Area of Critical State Concern? (Reference 9J-11.006(1 )(a)(2). FAC.). If so, identify area located in ACSC. 2. -Lts the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380, F.S. ? 3. -LIs the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163.3187 (1 )(c). F.S.? (Reference 9J-11.006(1 )(a) 4.b, FAC.) 4. ~Does the proposed amendment create a significant impact in population which is defined as a potential increase in County-wide population by more than 5% of population projections? (Reference Capital Improvement Element Policy 1.1.2). If yes, indicate mitigation measures being proposed in conjunction with the proposed amendment. 5. ~Does the proposed land use cause an increase in density and/or intensity to the uses permitted in a specific land use designation and district identified (commercial. industrial, etc.) or is the proposed land use a new land use designation or district? (Reference Rule 9J-5.006(5) FAC.). If so, provide data and analysis to support the suitability of land for the proposed use, and compatibility of use with surrounding land uses. and as it cOncerns protection of environmentally sensitive land, ground water and natural resources. (Reference Rule 9J-1.007, FAC.) SEE EXHIBIT V.D.5. E. PUBLIC FACILITIES -.'. 1. Provide the existing level of Service Standard (lOS) and document the impact the proposed change will have On the following public facilities: Exhibit V. E. 1 a) Potable Water Exhibit V. E. 1 b) Sanitary Sewer Exhibit V. E. 1 cl Arterial & Collector Roads: Name specific road and LOS Airport PullinQ Road N - LOS C Exhibit V. E. 1 d) Drainage Exhibit V. E. 1 el Solid Waste Exhibit V. E. 1 f) Parks: Community and Regional If the proposed amendment involves an increase in residential density. or an increase in intensity for commercial and/or industrial development that would cause the LOS for public facilities to fall below the adopted lOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capital Improvement Element Policy 1.1.2 and 1.1.5) 2. Exhibit V. E. 2 Provide a map showing the location of existing services and public facilities that will serve the subject property (i.e. water, sewer, fire protection. police protection. schools and emergency medical services.) 3. Exhibit V. E. 3 Document proposed services and public facilities. identify provider. and describe the effect the proposed change will ~.~ 6 H:\2006\2006019\WP\Comp Plan Amendment-Italian American Club\080212~Revjsed GM? Application.doc 2006.019 ._~- have On schools. fire protection and emergency medical services. - F. OTHER Identify the following areas relating to the subject property: 1. Exhibit V.F.1 Flood zone based On Flood Insurance Rate Map data (FIRM). 2. N/A Location of well fields and cOnes of influence. if applicable. (Identified On Collier County Zoning Maps) 3. Yes Traffic Congestion Boundary. if applicable 4. Exhibit V.F.3 Coastal Management Boundary. if applicable 5. N/A High Noise Contours (65 LDN or higher) surrounding the Naples Airport. if applicable (Identified on Collier County Zoning Maps). G. SUPPLEMENTAL INFORMATION 1. Attached $16,450.00 (non-refundable filing fee less $250 pre-application fee) made payable to the Board of County Commissioners. due at time of submittal. 2. N/A $9.000.00 non-refundable filing fee for a Small Scale Amendment made payable to the Board of County Commissioners. due at time of submittal. 3. Plus Legal Advertisement Costs (Your portion determined by number of petitions and divided accordingly) 4. Exhibit V.G.4 Proof of ownership (Copy of deed) 5. Exhibit V.G.5 Notarized Letter of Authorization if Agent is not the Owner (See attached form) 6. Attached 1 Original and 5 complete. signed applications with all attachments including maps. at time of submittal. After sufficiency is completed. 15 copies of the complete application will be required. Additional -. copies may be required. 'Maps shall include: North arrow. name and location of principal roadways and shall beat a scale of 1"=400' or at a scale as determined during the pre-application meeting; identification of the subject site; legend or key. if applicable. All oversized documents and attachments must be folded so as to fit into a legal-size folder. For all oversized exhibits. at least one copy must be submitted at 8-1/2 x 11 inches. All exhibits and attachments to the petition must include a title and exhibit # or letter. and must be referenced in the petition. --. 7 H:\2006\2006019\WP\Comp Plan Amendment~ltaJjan American Club\080212-Revised GMP Application.doc 2006.019 - Exhibit V.A.1.a General Location Map showing surrounding developments (PUD, DRl's, existing zoning) with subject property identified. - - 8 H:\2006\2006019\WP\Comp Plan Amendment-Italian American Club\080212-Revised GMP Application.doc 2006.01 9 ---- -......_____u Exhibit V.A 1.8 "' ,. 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CI) :Q "', n--;;- ,- c:: a a w ~ .. $: :c w 'J ~~_ 2 a. z CI) IN\f1 ~llOIJ!l!l")' >< : "'~ 'J f- a a a a w J ~i~ (.) f- f- f- f- w . - ..., Cl Cl Cl Cl h~ ~ -, al Z Z Z Z ~~--;- d. ~i - ~---:- to ., : ::> :5 :5 ~ :5 ~ = ::' ~,:;: 3~~ CI) ".;;' -, q: ("3 .. :1'1'1'r6~~2 :~ F\' /,}." \' 'I '1'1'1'1' 'I ~I ~ ". \ , I~""'"'''' 'I , "I X " 8 - "--'~- -- ~--,_.-- ,- Exhibit V.A.1.b General location Map showing existing future land use and Future land Use Designation(s) of subject property and adjacent lands, with acreage totals for each land use designation On the subject property. The total acreage (5 acres) is in the "Urban Residential Subdistrict." - ,~ 9 H:\2006\2006019\WP\Comp Plan Amendment-Italian American Club\OB0212-Revised GMP Application.doc 2006.019 ----~ - EXHIBIT V.A.l.b MAP ON FILE IN THE BOARD MINUTES AND RECORDS DEPARTMENT FOURTH FLOOR ADMINISTRA TION BUILDING --.'. .. -'~ ~....~-'-'..,,---- -- ---_..--~~._-~,----- . ..c . ... T 41 S T 41 S T 41 S T 49 S T liD S T 61 S T 52 S T &3 S .cj !!I I i Ii: i i i i I . Ill! i ~ ~ ! i q Ii! i . ; 1_ il!_ I. I! I ill -1-. i iIPk"~1 i ~;:- i'I' 1'1' H !ll Hi I , , . ,Ill , ill ,Iii ,1,1 il ...., OIl " 1''''''' ,"""i oll, . " ,l! ,i ,l! ,J! " ....' ! I ! i ill; i ~ ii ! ,i ~ 1IIIIIIi It I ii' Ii Ii .111 Ii ~2a_~_~~ i I € = ;~ ! !!! ! !j P Ii II i 1111111 1-- -liNnc, C<f"MO~3 - r--- I I E ~~ Ii Ii III ,lldli I DO 1ll:J ~5 0; : I ",[J _I I!!l I I ~ ~ I ~ ~ , ~ ~ . ~ ~ l I I ,,' ! i . '1 i "l I 1 I! I! i'!! I!dlftllll,i: !ITI i Iq ~ : I m i !lll!l!lill' 1I1~ I. I I I !ll! i : , ~ , ~ : I !lllillllillllllll:li Illl! I i ilii l i / ~ .' ;j: ..0:::....0 ,I '.~ 011 OClllllt!!.1l i " " . ' lii!!'!1 f I ~ ~ . I! hil,l!! .r--- -- .,' -- ~ ;1' N ::: i Ii Ii, I i !'i'!=lll " ~ ; I' ~ , . II I. I., II I !Ill'l .,i ~ . I I ill I 'I ' I "1 i II I' " II ii' ,i Ii i ,.. I' I'.;'"'' ..11, I !' I !l!l ill!lll ::!i'Wi ~I! Ii! I III! "'," ,~II II i "il;l, ~ 311111 i11li' illillll i lI.l jl ;lm!I:! ~ ;:; : ! ooO!!I:'i1 I 1 O.DUO.J 1 m;il~!, i ~ ..--------._. --- ..>>.-.-' '- -" ~ ~ m m ~ ~ I ~ f ' a:: ~ , .~ ---- . I, - -- --_...,~._- --..--- -. .- ..- --"--"'--~ 4-~i ': .f". c .' ....~', ! ; " , ,. w ~ ; " ~ :f f l! ~ '~ -.>: ~, .. - . 0 ,-., j, ~ ... N ;' ::.; t f , ~ ~ I , ~ ~ ~ - - N N ~ ~ / ~ a. / r ~ ~ c i;)L, ~ N ::E N ~ ~ . ~ "~ W /:iil>- i i , en- i~~; , :J~ H~ j ,. 0 c!~~ as .., ;;: )o!~! In ~ C1~ ~H~ ,., - Ii' ::: N z~ ~:H! ~ I:! c ~ c~ ~;e. ~ ~.~ ....:! "'~81 I' II' 0 j!:"'1I1 - WU ..j!:...", OJ; ,! a:: ~ag; t u~ S Pi : r, ~ :J ~ . . .1. ~ - .... ..." , 0 9 ;~! ~ N :J of MeX'1C ~ r.o. Iii ~ s It 1 S it 1 S It 1 S as 1 S IS 1 S ;u 1 S E!I 1 .., .~._~~, ',,..,~,,."IT" "'" '" ." ..-., ~, ... ,_=._"",""""_.~*"''''''''\" --"--~_.- ~-"'''--, Exhibit V.A.2 Most Recent Aerial of site showing subject boundaries. ~ source, and date. ~ .-- 10 H:\2006\2006019\WP\Comp Plan Amendment-Italian American Club\OB0212-Revised GMP Application.doc 2006.019 ~- "-''''--.''-- - \ ~ E ~ N N I '" , 0 0 \ N - X '" I N 0 0: < '" <; <0 ~ ~ < '" W < ,- ,. '''' ~ '''' 50 0 '" SCAlE FEET <; SCALE: I~ - 100 <0 0 0 N AERiAl PHOTQCRAPH QA TED ; JANUARY 2007 ,- -"l COP'r'RlGHTED BY : COWER COUNTY PROPERTY APPRAISER PHOTOGRAPH CH'CK'~.~~. PROJECT No. ItM 950 Encore Woy AERIAL 2006.019 Naples, fL. 34110 EXHIBIT V.A.2 QRA'tIN BY : CAD fiLE NAAlE: Phone: (239) 254-2000 C.LN. AR02-BX11 Florida Certificate of DATE : EXHIBIT "'" ENOIIIRSPl!If(RS.!lIR\f1OOS Authorization No.1772 at/08 AERIAL ---.-- ----"--_...- -~-- ---- - Exhibit V.C.1 Mosi recent aerial and summary table of acreage of native habitats and soils occurring on site HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FOOT-FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN O'A" ABOVE. The predominant soils are primarily Ft. Drum and Malabar fine sands with 12.5% Urban Lands along the western property line, according to the Appraisers GIS mapping No habitats have been identified on the site. .";;,"0\"-'. ttl' ir-lk1l.r,1.',~i-l\'~ / ( ~, ~ \. ....)1 -' j.J li.. I _; \..-,/ i:6. "J \\~J. '~_-,-lJ,.',r :~-;.c.-;_~~~f= 3",,~D n!.":___.'-'_;_ \.'; _J ;'" >~~:~_. __=--:.~~'_~:~~~~~__ _ ,:::~~~".:.~r.___ __.~__d ___~__ ! __.=_ ,,.,,....", ,l 'Uj -"-':,r:.:..-: i ):~:"..' I j I <~ . ! , -cJHjr -"""""! ' i ~ , i .. - -- '.._-~~. "__ __ !.._____.L_..._._____________. _ _ _'_ __ "_'_ _ _ _.._,__~"______.____.,..J .:. J r-- -,,- _..0'-._ -..=C..-~7=:::r-~.--- - --- ----T.:'''U,-;;.-.; .,,,..;,,, ':;.: ,_.~;.-:-::~"- ~~"~=i- I 0 "U' I ' -i ' C......--"". .',J r___-..r~r ~'-,I~ SLiBJECT SITE .._, I ,I ! .i......--J '!..ol -:'""I ""'0 01' ~- . , . ~L"'.!' ,. :" . i \ -~- "to :J b=J L ~ n . [=_~ I ) i'l! ; 00 ---:-------- ------ : _ 'I i , ~ [LJ '..> LO!,' : -'--" " .. "-r W rl:,- -.. ,~, ;" 'j '- ,----.,---1, .. f - u . -.... '-1' I jI J,,J..,!:f L:.it!) I! I \ , _.........' ['--~ I I.... I \ I \ ---- 'I -j, - I I 1 ~ ___, 1,-- . ~ '-r--~ I ---:I _ I " i" i'~~!o 00', , . I 0 ~ _.._.~_____..._____._.r..1 I . ( ( ," .~,.--:~ . -- - ..------~~------~-~"T--...-.,-:' r \ I, 11"" '_"0'" \ ' __L--~ ;, " C~; ~J '1 _ _ _L II ~-." .",..I~~-, _, I I - I r' . F,'""'.. _:...::.-' "\'u.."J,-\,~ 'lt~\}H)} C--'-l I.~-_......----l""". ,,'"'- __-',. t -.I r~ '1 ::.-:---------- _~-=-r--- ~- ; ~~;: . '.! r- (To) A , I : '. \. ,l ~. t..----.. ,I 'I ) -.--, ~:} )1/ V . '- ...., ~ Italian American Club Pian AiT1:~ndr"ent Application 11 2006 000 --~- __m__ ____."._ Exhibit V.C.2 A summary table of Federal (US Fish & Wildlife Service) and State (Florida Game & Freshwater Fish Commission) listed plant and animal species known to occur On the site and/or known to inhabit biological communities similar to the site (e.g. panther or black bear range. avian rookery, bird migratory route, etc.). No listed plant or animal species are known to occur On the site and/or are known to inhabit biological communities similar to the site. -. 12 H:\2006\2006019\WP\Comp Plan Amendment-Italian American Club\080212-Revised GMP Application.doc 2006.019 ....-..----.'" -----'-'._---- - EXHIBIT V.C.2 MAP ON FILE IN THE BOARD MINUTES AND RECORDS DEPARTMENT FOURTH FLOOR ADMINISTRA TION BUILDING ~--, "----, Ii': .-; I '" o o N ri N C o . "'5 ~ o ~ JOG 150 0 Joo SCAlE FEET SCALE: ,. .. JOG ~ 4 A :. .rL ~ AERiAl PHOTOGRAPH DATED: JANUARY 2007 ~ ' ., ~ COPYRIGHTED BY : ,; <":'1/1i, ' "" ~;": COWER COUNTY PROPERTY APPR....SER r~'.. /r* l .-., I'! '- C CHECKED BY : PROJECT No. IHM 950 Encore Woy AERIAL PHOTOGRAPH RD. 2006.019 Naples. FL. 34110 DRA'M.I 8Y ; CAD FILE NAME: Phone: (239) 254-2000 EXHIBIT V.C.2 C.LN. AR02-8Xll MONTES Florida Certificate of DATE: EXHIBIT _ ITEM ENQNEIRSIWIlRS'!lll\[YlllS Authorizotion No.1772 01/08 AERIAL Exhibit V.C.2 A summary table of Federal (US Fish & Wildlife Service) and State (Florida Game & Freshwater Fish Commission) listed plant and animal species known to occur on the site and/or known to inhabit biological communities similar 10 the site (e.g. panther or black bear range. avian rookery, bird migratory route. etc.). No listed plant or animal species are known to occur on the site and/or are known to inhabit biological communities similar to the site. ~ '. .JT:-~'-:..'~ . -'.,& 'r:-" ":k',~ -~"""''''',''; \ '< 4, .. it V ':-, , ,. , , . , ._" _~\ .. <\ ".. 1!: -- ~ - "'. ,"~." ... '-, - .~ , .. > ~':':i.; .. '.': ._._'~L:;~-~'41 . 'j \ : " , ~ ",;, , , -. ~.- "<~..::r::"':=<':~~~ J ~ - , .. .' 4-< i. .", , ", (' , ." '. ,. t~., ~ . 'E l ..:' "W i" ',' I - ,>-, ,,~. , . r .. .~~; i .~ I ',> ..., '~J 1; , , , . " ., - G). . , -~; , l '. , ~ .; -. '. .:.,....''!'>U.'O~..._ r- ~ " . ,>l ., - ~ .' l " ~ ~ ',-- I ~ '1' ., .' , I. . .. "' .. ..~ : , . '. . 'o;oa:.~ '> ~ i .) "t . .. ..-Y ' . :,... .-."; . ;I ~... ~: ~~ " .. ~. "'~' (::: -,; - t '.:~ -1J.. . '. . - :!It~~ . --- -..- . "._---- Italian Am~rican Club Plan Arnendment AppHcation '1:2 2006.000 ".---. _n___._____._____ "'.-.--------. Exhibit V.C.3 Historic and/or archaeological sites On the subject Property On a copy of County.s Historical/Archaeological Probability Map and correspondence from Florida Department of State. A copy of said map is shown below. No sites Historical/Archaeological are depicted On the subject property. 13 H:\2006\2006019\WP\Comp Plan Amendment-Italian American Club\080212-Revised GMP Application.doc 2006.019 - ------- .---....-.. -----. ~-_.._. BXHIBIT V.C.3 - RNG 251 RNG 26 35 36 n_ TWP 48 TWP 49 2 1 It 12 \ LJ y:- 14 13 ; , I , . t, ~ . , 1.~olJO& . . 23 . 24 I ~ i i GULF OF MEXICO LJ 26 25 -... -'----.-.-.---.-.., L_ 35 Cl 36 33 TWP 49 TWP 50 4 a.. 12 -'" """ _INOIClI'ESA/lE.<s!lf'HlSTORICOl/AACHAEOI.OGlC.ll.P'108llIIVTY * NOICAT[SHlSTORIC STIlUCTUIl'E (NOTTOSOoLE) NAPLES NORTH QUADRANGLE ;;l INDlCIoTf.S .ulCw,cOUlGlCAt SITE (NOT TO SOU) AREA~ OF HJ!'rrORICAL/ARCHAF.OT.oGICAT. PRORARIT.ITY -~MllCATESHlSTORICOI5TIIlCT 0 -- """""--'--"'-- .7 .1'i"'-- -~ -=..... -....--.-.- ~ ...,., ~~ - _____..n___. "_.,____ -~-~ ----.- - -- ------ EXHIBIT V.D.5. If the proposed land use causes an increase in density and/or intensity to the uses permitted in a specific land use designation and district identified (commercial, industrial, etc.) or the proposed land use is a new land use designation or district (Reference Rule 9J-5.006(5) FAG.), provide data and analysis to support the suitability of land for the proposed use, and compatibility of use with surrounding land uses, and as it concerns protection of environmentally sensitive land, ground water and natural resources. (Reference Rule 9J-1.007, FAG.) The subject property soils are primarily Ft. Drum and Malabar fine sands with 12.5% Urban Lands along the western property line, according to the Appraisers GIS mapping. The flood zone is "X". The area is well served by utilities and major highways to support the proposed development. The proposed use will conlribute services available to the surrounding residential community and will be designed, through use of extensive buffering, to be compatible with neighboring residential uses. The location of the property, proximity to major highways and urbanized areas, as well as its size (:!: 5 acres, partially developed) detract from any value it might otherwise have as a natural habitat. No proposed changes will adversely affect protection of environmentally sensitive land, ground water or natural resources. Italian American Club Plan Amendment Application 14 2006.019 ..--.--.-.--. ""--......-- 1. Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have On the following public facilities: Exhibit V. E. 1 al Potable Water and Exhibit V. E. 1 bl Sanitary Sewer The construction of up to 26,000 s.f. of retail-office and a clubhouse of up to 20,000 s.f. in place of the existing clubhouse (approximately 6,500 s.f.) represents an increase of up to 39,500 s.f. Assuming an average water and sewer use of 0.1 GPO per s.f. of gross leasable floor area, there could be an increase of up to 3,950 GPO of average water and sewer use. Assuming peak flows equal 1.5 times average use, there could be an increase of up to 5,925 GPO in peak flows. (26,000 + 20,000 - 6,500) x 0.1 = 3,950 GPO averaqe x 1.5 = 5,925 GPO peak 3,950 GPO would be comparable to an average residential population of 21, or 8.5 dwelling units. The property, under the Urban Residential Subdistrict in which it is currently located, could possibly qualify for up to 16 units per acre, or 80 units on a parcel of this size. Therefore, the proposed land use constitutes a reduction in potential impacts. The latest AUIR estimates the capacity of the Potable Water System will _. keep pace with the peak population projections through the planning study period with planned improvements constructed. The North County Water Reclamation Facility capacity will exceed peak population projections Ihrough the planning study period with the FY 2010 planned improvements constructed. - Italian American Club Plan Amendment Application 15 2006.019 -_.....,~.._-,_...- ----.. .~--,._~- --"'--'-~--- Exhibit V. E. 1 c) Arterial & Collector Roads: Name specific road and LOS Existing Levels of Service Airport PullinQ Road N - LOS C Italian American Club Plan Amendment Application 16 2006019 .,---- .+--~---_._," ,'- ..._._~-,.,-_.,. Exhibit V. E. 1 d) Drainage -- The subject property is within the Airport Road South Canal Basin of the Main Golden Gate System. The Airport Road South Canal Basin operates at a LOS D. A Water Management Plan will be prepared for the proposed development to accompany subsequent PUD and Site Plan applications. The proposed development will not adversely impact the County drainage facilities. .- - Italian American Club Plan Amendment Application 17 2006.019 '"--,-.-......,- _.___._~w___~.__..,.._ .---..--.--- -"-.-----..-. Exhibit V. E. 1 el Solid Waste The proposed clubhouse and retail office facilities of up to 46,000 s.f. is not expected to generate significant levels of solid waste as residential dwelling units would. Single-family dwelling units generate an average of 45 to 50 pounds per week, or 1.2 tons per year. Multi-family unit generate approximately 35 pounds per week per unit or 0.9 tons (1,800 pounds) of solid waste per year. Under the current FLUE designation the 5 acre parcel could have up to 16 D.U.s per acre. It is therefore suggested that a change in FLUE land use designalion from Urban Residential to a district that permits up to 26,000 s.f. of retail office and up to 20,000 s.f. of clubhouse facilities would have a beneficial impact on all public facilities including solid waste. The new AUIR draft projecls a surplus landfill lined cell capacily through year 2024. Italian American Club Plan Amendment Application 18 2006.019 _.._-"""-_..~-~--_.~--_. .~.'-'--".- --,.._- -----..----,,-', ._--~--" "_""_0'- --'._._~-_.,----- Exhibit V. E. 1 fl Parks: Community and Regional The proposed retail-office facility and enlarged clubhouse would not be expected to generate the need for additional parks. Therefore the proposed change in future land use designation would represent a reduction in potential demand for parks. The current AUIR report projects a 10 year surplus in available parks to meet projected population with park acres planned in CIE. ..- Italian American Club Plan Amendment Application 19 2006.019 .. "'_'"'~..,._..~~._ M ....n Exhibit V. E. 2 Map showing the location of existing services and .- public facilities that will serve the subject property (Le. water, sewer, fire protection, police protection, schools and emergency medical services.) The subject property is currently served with water and sewer service. The proposed uses will not require school services. The map below identifies locations of other services. * ..:~ .-.,. -"T 0' .1n~ .; .., " '----' 1 ~m .. .') '; :f .~, ~.. :' I ! " Emergency- ,~edical Services tt;'1 ' ,~ . ..' CI- "- . " " P-,;T' R"" :.';'",1 '1 :}. " ,. . -->'!mv- : ~k"':' Rj - \t ";...,,'-, '.'."-" \ , .~ "..~.' ~ '. Fire Protection - , . " . f- ~ - ~ " ~ , ( Co,"~ j ~;-" 'l' ... ~ -Poi~~~r~t~,~o~ .,../ ~ SUbject Property . ., ~ ~ ~ r,.:.i/I,.: .., North ;'cldp'~s ~'A ,. "';1;' -'-' d ;0 '" " :l f' ;.i'7\~ r'I~.;Ie R i - " - ~ '" i j 5' :z ~ '" (]of.' :'1" 9~\r1 z '~:.:'(r.::i ~:rp\.f;"'-: I" ~2~~?6 NMVTC:~ - Italian American Cjub Plan Amendment Application 20 .----. Exhibit V. E. 3 Document proposed services and public facilities. identify - provider, and describe the effect the proposed change will have on schools, fire protection and emergency medical services. The proposed uses will not require school seNices, and will have a minimal impact on other public facilities. If the property were to develop with residential uses as envisioned on the FLUM, the impacts would be much greater. Italian American Club Plan Amendment Application 21 2006019 - --_.~- ---------~--_._....__.__..._._- ....u_.._..___ -. Exhibit V.F.1 Flood zone based on Flood Insurance Rate Map data (FIRM) > The subject property is in Zone X ~~& <c, -'J! - ~ &5 3 ci.c,,~ 0 ~ " E~~8E l- i " ~I .. il - ... ! h~~I w :. ~ !i~ w ~ ;~B~ll ~ I "2 ~ . < . ~n !;:!l:O Ii ifi~ rs ~ i b ""1'0 i z ~~ Eif:i I f!il~ ~ Q ~ ~U " B . ~ ""- ISI ! a.~":!: i ~ ' c ~ .E~Eg w $ ~ ~ ' '- -' 8 ~ .- 1!.~EEu.. l\ co = . - ."< co oa).8~::! U) :i! - ~ i ... a 151:: .....w W ~ . __::J j 0 tL I- ~ -e' ::J ~ ~o i a8 ~_ co <lit-- >oa...l<! X , ~ o~~i~ 0 a:: fi:tLJ::te 0 R: 3 ~i ~ ~ "" .! ~ J!:: E u1l c 0"0 lI6(ilDlLg Cl!.e.-.:o= .".8~ !&e:n !~11I0\l~ F o~ 0: ,fc ~.::r::.' . -.., ii-' cO 0- 0 " "',; J::' " ~ , " """'. , ""''t ..,-, ""C' .. j"- ",:t- . it Ill', ."..! ,- ;< ',,~ "!~' . ."" . ^ > - l ,'-,.; .~ ;' ',.f" ,'j' ,---,- ,'''' - "~ ,;, ....,. 0...,-.-;: -.~_:l~- ^ -'.t- " ~ , , .1-'.._~~.~~'- .I f1- t'- r 0' f ~ 'I' " i' ,",';." 22 ----_.- .._-,.._,---~.__._-_.._-- Exhibit V.GA Proof of ownership - ..--' 24 H:\2006\2006019\WP\Comp Plan Amendment-Italian American Club\080212-Revised GMP Application.doc 2006.019 _ . _..._ m__~___.~.~.___~., - - .....- .-.......,.--,-.-- ~ ,.-.---- Exhibit V.GA Proof of ownership ~~~ f J ~ ;'I.~.. tlJ "). ;....,.... . --1\Ift'Y mnm tl'fD_n J~ SO"'" ,.- 'lHIS IJIDBtn'UJlH, Ill8de on this day of -0tnt~....b~""" , 19 '11 , between . - HILDA OCCUIUZZO, a married woman, oftbe County of Collier, State of Florida, Grantor, and TllB .NAPLES IDr.lAN-AJJBRlCAJf CLUB, INC., whose post office address iSI Post Office Box 2805, Naples, of the County of Collier, State of Florida, Grantee. WIT N E S SET HI That said Grantor, for and in consideration of the sum of TEN Al'ID lJO/IOO ($10.00) DOLLARS, and other good and valuable consideration to said Gran ~ paid by said Grantee, the receipt whereof is hereb as granted, bargained and sold to the said Grant Grante rs and assigns forever, the following descri (j nd, situate, and being in Collier County, Florida, to it:;. \ lJ.-.; f Section . . > .- .. ,.. .-: .! .-J ~ : ex: w en en w :3 011 ..J W "'" U H Z . Z 0 en ex: w ~~ "".... .il T c- , ^. ... THIS IS NOT THE HOMESTEAD PROPERTY OF THE -. -;. - <C .. i ~ ..:., ..J GRANTOR. L "-,.J ~ :>- ~ .~ ~ en ~- r... " -..--,--....-,-..,.- .'----~. _...._. -'--'-'-"'-~^---_'_"''"''~''.. ,'"' - .- -.. ~'- ""..," ...~.~-~~..~_...- TftIS OlIO CORRBC'fS 'l'ftA1' DEED 2XICUflD OH TUB 25Tft DAY OF AUGtIS1' , 1972 BI'1'WRIH HILDA OCCHIUZIO, OF 1859 IWfDARtH DRIVE, HAPLRS, COLLIIR COUH1'Y , FLORIDA AJfD TUB HAPLIS I1'ALtAH-AJmRICAH CLUB, IHe., BORTH AtJUtOR'l' PULLING ROAD, P.O. BOX 2805, HAlLIS, COLLIER COtm'l'Y, YLaRIDA, BY STATIHG '1'ffit MARITAL STATUS OP 'l'HE GRAZrl'OR AJID BY STATING THAT 'l'HIS IS NOT HOHBS'l'BAD PROPBRn. and said Grantor does hereby fully warrant the title to said land, and will defend the same against the lawful claims of all persons whomsoever. Iff WITNESS WHBREOF, Grantor has hereunto set her hand and seal on the day and year first a.bove written. ~'1l. ,f3;;e; ~~ O~~ Christine A. Bates, tness HILDA OCCHIUZZO '/, ----~Mandarin Drive ,R Q{jp ~lOrida 33940 ----. v r '" ;r. STATE OF FLORIDA, j.,\ COUNTY OF COLLIER, -----.r- . \ \ e~e, an officer duly .- na ly appeared HILDA ~lhe person described ~~ nd she acknowledged 1~ e purposes therein A'-/ , _ L / e State and County last , 19.,2L. /~><~ KimT~r;e ~eh~~t My COlIDDission Expires: Nor ~~V PUBLIC STArr (1; Fi.~IO^ ( sEAt.) /"!Y cOl1t1ISSIOI EXP OCT 4 1992 , BQ;()[O THIlU GENaW. INS 00 <,J This Instrument Prepared By: . '. -,\<."',:~ ,~c.:':_:"<:>P DANIEL R. MONACO, Esquire ,rl_. , JIOJiACO, CARDILLO iii DIm, P.A. c.('\-\\O::'-' 3550 South Tamiami Trail , Naples, FL 33962-4999 PREPARATION OF DEED ONLY - 'NO (813/774-2229) OPINION AS TO TITLE RENDERED .. .....~, "---,"~~_.".~., ,-,-'-". 5. Exhibit V.G.5 :L 92542099 II II L\\O OHELOPIIE\T 141005/005 .- r AFFIDAVIT I - I _ - PRCSldfNT 'We/I, fil:!...'1haN'fs -1NCAN \ Rlupa being first duly sworn. depose and say that well amlare the owne s of the property described herein and which is the subject matter of the proposed hearing; thaI all the answers to the questions in this application. including the disclosure of interest information, all sketches, data, and other supplementary matter attached to and made a part of this application. are honest and true to the best of our knowledge and belief Well understand that the information requested on this applicatiDn must be complete and accurate and that the content of this form, whether computer generated or County printed shall not be altered. Public hearings will not be advertised until this application is deemed complete. and all required information has been submitted. As property owner Well further authorize Robert L. Duane AICP to act as ourlmy representative in any matters regarding this Petition. The foregoing' strument wa acknowledged before me this / () tiv day of ()~ , 200~. b~ , o is personally known to me or has produced . / _'72.:r-O/J e.fs-kfentification / State of Florida ~LbW:f-tJf drkff~) (Signature of Notary Public. State of Florida) County of Collier .f~''''~ NANCY M. GRUPPUSO -.- . MY COMMISSION # DO 230078 ~ltor~~ EXPIRES: September 19, 2007 1_ ~ QisCQlS1l: AssoC. CO (Prin, ,0 SrcimpCommissioned Name of Notary Public) . .._"n_'_..____..._~_,.__.._ FILE COpy 'd 1 ','0 ,- 9\' l' 4- (,j I Frase.- & Mohlkc Associates, Inc. Post Office Box 2312 Naples, Florida 34106-2312 Ii 7) Telephone: 239/262-1410 .) L" II .I/t:" .'t P' If' . ,I :. , 'I {, April 26, 2006 :' 1(' J , '0{1' ('t' ( ..1 .(, (, ~ ; "r I j , ) li :,[ , " Mr. Anthony Incantalupo 1878 Tarpon Bay Drive South Naples. Florida 34119, INVOICE: 4-26-06 Italian American Club Market-Conditions Stud\': A study assessing the feasibility of nnv non-residential commercial uses on a parcel that is sited southwest oflhc intersection of Orange Blossom and Airport-Pulling roads in Collier County. L Requesting a first Progress Payment 01'$3,500 to undertake the study: Work to undertake this proposed market-conditions study can commence immediately -,.. on receipt of the first payment 01'$3.500. 2. A final payment of $3,750 to be invoiced on completion ora Rem,,". of Stud v Findin!!s: Frasl'f & Mohlke estimates the study can be completed within 60 \vorking days from the time of study commencement. Please accept our thanks and appreciation for your consideration of our request. We look fonvard to its favorable consideration. Respectfully submitted, :l ./ / - .- ./ . ... 1/;,' .' 1/' . . .. 0/'1" . ~c Aail C- } 'l(~~kt;it/~t.. tl~U{lJ0 tk,--_ !-"raseI' & Mohlke Assoc(at s, Inc. ee: Robert L. Duane. ^. C. L P, Hole Montes (239/254.2000) 950 Encore Way' Narks, Florida 34110 _..._-"----_._._--~._._,-" . "--.-..-...., ,_..~._.._-_._" w_" """""""""""""""""""""""""""""""" Market-Conditions Study """""""""""""""""""""""""""""""" Italian American Convenience Center Prepared for Hole Montes, Incorporated 950 Encore Way Naples, Florida 34110 Prepared by Fraser & Mohlke Associates, Inc. Post Office Box 2312 Naples, Florida 34106-2312 April 26, 2006 -- -....,--.--.--- Market-Conditions Study Table of Contents Tab 1. Market Conditions -- 2. Existing Commercial Land Uses 3. Retail Demand Forecasts 4. Summary of Findings & Recommendations 5. Appendix - , ----. . --"-,- T 41 S T 48 S T 49 S T 50 S T &1 S T 52 S T 53 S ~ H!! n!ll idi!!!1 ~ I d -I - II II : n 1111 H ! ;ilI Ii II !m ilii if ~ I !! n I d !,l 1,1,1" h i Ii! 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MARKET CONDITIONS: NORTH/CENTRAl, COLLIER COUNTY This analysis commences with an evaluation of population growth and transportation infrastructure development in the Central Naples, North Naples and the Urban Estates planning communities, three (3) contiguous planning areas that include all of unincorporated Collier County east of the Gulf of Mexico, north of Radio Road (CR.8S6), and west of Interstate 7S (1.75). Aggregated, the 41),147 acres represented by the Central Naples Planning Community District's 1),534 acres; the NOrth Naples District's 20,186 acres; and the Urban Estates District's 19,427 acres are 52.13 percent of the 92,3S4 acres within Collier County's Urban Commercial District, excluding the cities of Naples and Marco [sland, according to the "Phase I Technical Memorandum" prepared by Col. lier County's Comprehensive Planning Section (Urban ,\rea Huildout Study. March 19')4) An analysis of Ihis "North/Central Collier" area will provide an overall con. texl for assessing the basic goods and services requirenJ('nls of the emerging popula- tiollS within the northern One. half of the County's Urban Commercial District. A map describing the area comprised by the Central Naples, North Naples and Urban I:states Planniug COllllllunity Dislrict (PCn) faces page [.2. I'opulatioll Growth 1990-2015 ,-.. By the year 2015, the permanent population of Collier County's Central Naples, North Naples and Urban Eslates PCD is projected to grow 312.29 percent from 43,206 persons in 1990 to 171),134 persons in 2015, an increase of 134,928 persons according to October 4,2005, estimates provided by the County's Compre. hensive Planning Section. Permanent.population projections for the three (3) plan. ning communities delllonstrate the following growth patterns: Table 1.01 Population Estimates and Growth Projections (As of April 1 of each year) 1990 .... 1995..._~OO~_. 200~ __._J01.Q__ 201 ~ Central Naples 13,595 1<1,215 18,323 20,274 21.866 23,468 Persons Per Acre 1.59 1.67 2.15 2. 37 2.56 2.75 North Naples 24,892 36,065 47,657 56,927 66,014 75,161 Persons Per Acre 1.23 1.78 2.36 282 3.27 3.72 Urban Estates 1,712 8,247 16.713 35,606 57,481 79,505 Persons Per Acre 0.24 .042 086 1.83 2.96 409 43,206 58,527 82,693 112,807 145,364 178,134 Percent (%) share of: Unincorporated County 32.66% 35.39% 38.45% 40.J9% 40.98% 41.49% Total Collier County 28.41% 31.38% 32.90% 35.26% 36.58% 37.57% Unincorporated Total 1 32,273 165,356 215,043 280,671 354,747 429,306 Collier County Total 152,099 186,504 251,377 319,905 397.431 474,192 5Q.J,Jrces: U. S. Bureau of the Census, User Defined Area Program (1990.1995) ~QJlier County Permanef)t Population Estimaj.;s and PLoie(\l(~(2000.2015) Collier County Comprehensive Planning Section (October 4, 2005) n_'__'~ - ----_._----~. -_._~- ,UNf\OJ O~VMO~8 AlNOOJ 30"10 ~ w W ~ _ M I- ~ - >- ~.. ZI- :~..5 <C i! ): .. .. to ..... Z ~::~:: ..J . .. ... <( .. :!: ~ liII .........w~:& A - <(<(lIfOYo( all ....... 1-). -= Ii: :I: .. .. I!t 00:::00 i~~e!i~ In -== ::>> .. , . . I a:: Ou- :1.....0-. >- D: ~ --- ~ Uo::o~: 3 Wj z:t..: ~ In i ..... <( ,., .. ... 0 w 'ij,I-\L z::z:ii:~ 6 Z..J <(Z..I CZJ: N oJ :It:::It:l: 0 III -..J Il.......o...~~ - - II:: Z 0 ::~~o<c ... z......:II ~ Z U ~,;.:.~r:.~ 2. 0:( i ~ > z ...J ; 6 .. 0.. ~ ~iii :i' ~ z o , .uNnOJ ^~ON]H --, w o .. . ~ .' ~ ~~ - U'lfS r . r W Z .' 5 e . u ~ N r ~ ~ ~ < 2 & w . , ~ J ; W " .. " ~ UNnQJ 3]1 m W " N ~ , o . , 5 t 1~6 ~-:> Uf 5 w o N u :::: N 0: J <;1 I .. i~ .. '" ----'-~ : _~ ' a:: " ~~~ -- g - _~ 0 o , ~ 1 5 9'" ~ I 5 L:" J. I 5 o&r ~ I 5 6., J. I 5 OS ~ 1 _ 5 IS ~ 5 ZS ~ 5 ES J. -_.~,- - ...__.~ ,--.-< Market-Conditions Study Italian American Club Market Analysis-Page 1-2 Population estimates based on the 2000 U. S. Census and published on August 29, 2002, by the Collier County Comprehensive Planning Section projected the permanent-population growth of Collier County's North/Central planning communities as demonstrated in Table L02 below, with contrasting estimates dated October 5, 2005, as exhibited in Table 1.01 above. Table 1.02 Population Estimates (As of April 1 of each year) __.__.J990__ 1995 2000 2005 2010 Central Naples 2002 Estimates 13,595 14,215 18,323 22,268 27,225 2005 Estimates 13,595 14,215 18,323 20,274 21,866 Increase (Decrease) 0 0 0 (1,994) (5,359) North Naples 2002 Estimates 24,862 36,065 47,657 60,671 74,177 2005 Estimates 24,892 36,065 47,657 56,927 66,014 Increase (Decrease) 0 0 0 (3,744) (8,163) Urban Estates 2002 Estimates 4,712 8,247 18,815 27,553 33,686 2005 Estimates 4,712 8,247 16,713 35,606 57,484 Increase (Decrease) 0 0 (2,102) +8,083 +23,798 North/Central Collier Total 2002 Estimates 43,169 58,527 84,795 110,-192 135,088 - 2005 Estimate 43,169 58527 82,693 118,918 154,438 Increase (Decrease) 0 0 (2,102) +2,345 +10,276 Source: Collier Courtt)t Permanent Population Estimate;> aJill.J>rojectjQrl): August 29, 2002 and October 5, 2005 These contrasting estimates of pef/nanent-population growth in North/ Cen- tral Collier will be addressed in calculations forecasting retail demand that are pro- vided under TAB 3 of this market-conditions study. Transportation Infrastructure Improvcmcnts Historically, County government's program to complete the roadway net- work within the Central Naples, North Naples, and Urban Estates planning com- munities has established the area as having very significant, long-term growth po- tential. In October 1996, the Board of County CommissionCls adopted the Annual Update and Inventory Report (AUIR) on pnblic facilities in ordl'[ to identify ncedcd infrastructure improvements in (:ollier County. l'or the (:OlHlty'S North/Central Collier area, the Capital Improvement Plan (CII') issued with the AUIR allocated $23,165,000, or 21.20 percent, out of a countywide total of $109,285,000 tor road- way improvements in the North Naples and Urban Estates planning communities. The 1996 AUIR proposed the funding of 5 North/Central Collier County roadway projects for the 5 fiscal years included in the 1997-2001 (:11' from October 1, 1997, to September :W, 2001 (l'Y97-FYOJ). Table 1.03 below lists each of the 5 ClP roadway projects. Related small-scale roadway projects, traffic signalization, envi- ronmental-permilling costs, and payment on existing debt Weft' not included in the calculations. ._-~_.._- -.-.--------.. . __'___M_ _.._--~ ...~-,-"'~ Market-Conditions Study Italian American Club Market Analysis-Page [-3 .- Table 1.03 North Naples/Urban Estates Roadway Projects: Collier County CIP FY97 to FY01 (September 24, 1996) PROIECT NAME .- COST -~. . TYPE;_ START . COMPLETE Immokalee Road (CR-846) $3,217,000 CST FYOl FY01 (1-75 to CR-951) Pine Ridge Road (CR-896) $5,705,000 CST FY96 Completed (CR-31 to 1-75) Vanderbilt Beach Rd. (CR-862) $7,459,000 CST FY95 Completed (US 41 to CR-31) Airport Road (CR- 31) $5,380,000 CST FY97 Completed (CR-862 to CR-896) US-41 $300,000 DER FY97 Completed (Lee Co. to Wiggins Pass Rd.) North Naples/Urban Estates $23,165,000 CST: Construction Percent of County Total 21.20% DER: Preconstruction - Since September 1996, the CIP has been subject to significant alterations due to rapid growth along the area's roadway corridors as demonstrated below in Tables l.04, 1.05, 1.06, 1.07, and 1 OS. Certain of the analyzed roadway improvements programmed for the period FY97-tYOI were reevaluated and, in some instances, redesigned; others were re- scheduled to commence construction in a later period, in order to provine for a seamless construction program for the new Livingston Road (CR-8tll) corridor, a north-south limited-access arterial road approximately 1.0 mile west of Interstate 75 (1-75) with a southern terminus at Radio Road and a northern terminus at Imperial Street in Lee County. The Collier County Transportation 5-Year Work Program: Major Capi- tal/Capacity Projects issued on June 21, 2001 designated $61,502,000 for 8 trans- portation improvements within, Or immediately proxima\(' to, the North/Central urban area of Collier County. By eliminating small projects, signalization and permitting costs, and debt payments n the countywide total of roadway projects for the period FY01-FY05 was estimated to be $138,612,000. Detailed data applicable to North/Central Collier Connty's in the 5-Year Work Program for the period FY01-FY05 is demonstrated below: .- .,._.........~~..._..- - .'.--------+--'-- ----~----- --~ ,_. ._---_._----~--- Market-Conditions Study Italian American Cluh Market Analysis-Page 1-4 Table 1.04 Central and North Naples/Urban Estates Roadway Projects: Collier County CIP FY01 to FY05 (June 29, 2001) PROIECT NAME -- COST: __IYP..L___H ART __COMPLETE Airport Road (CR-31) $8,347,000 DER/CST {'YOO FY02 (CR-862 to CR-896) Collier Boulevard (CR-951) $0 * * Removed (CR-846 to Golden Gate Blvd.) Goodlette-Frank Road (CR-851) $13,388,000 DER/CST FY01 {,Y03 (CR-862 to CR-896) Immokalee Road (CR-846) $2,349,000 CST FY01 FY02 (1-75 to CR-951) Livingston Road $3,064,000 DER {'YO] Completed (Imperial Street to CR-846) Livingston Road $24,752,000 D[R/CST {'YOl Completed (CR-846 to CR-896) Livingston Road $11,278,000 CST FY01 Completed (CR-896 to Golden Gate Parkway) Pine Ridge Road (CR-896) $300,000 CST FY01 Complcted (CR-31 to logan Boulevard) Vanderbilt Beach Rd. (CR-862) $6,371,000 DER FY01 IY03 (CR-31 to 1-75) North Naples/Urban Estates $61,502,000 CST: Construction Percent of Collier County Total 44.37% DER: Preconstruct ion Within less than 5 fiscal years, the cost of roaclway construction activity in the North/Central Collier urban arca under analysis grew from 5 projects valued at $23,] 65,000, or 21.20 percent of Collier County's total, to 8 projects valued $61,502,000, or 44.:\ percent of the County total. The $38,T)7,000 increase in costs due to additional roadway constCllction projects represents additional capital im- provements amounting to a 165.50 percent increase over the 57-month period from September 24, 1996, to June 29, 2001. Countywide, experience demonstrates that the CIP's programmed new roadway construction and/or capacity improvements, is the most reliahle indicator of residential and commercial new construction activities and the most reliable predictor of future population growth. The following examinalion of roadway utili- - zation focuses on the southeastern quadrant of the North Naples PC!) and the adja- cent portions of the Central Naples peD and the Urhan Estates PC!) that arc the principal focus of this analysis. ---_.._.~ -.-.._-_._--_.--. Market-Conditions Study Italian American Club Market Analysis-Page 1-5 -,- At the onset of Fiscal Year 2004 (October 1, 2004 - September 30, 2(05), the Collier County's public facilities AUIR reported increases in traffic volume county- wide from 2003 to 2004; the financial implications of these stresses on roadway ca- pacity is demonstrated in Table 1.05 belew, and further illustrated in Table 1.06 that follows. The county-roadway deficiencies within, or adjacent to, the North/Central Collier area analyzed in Table 1.05 exhibit the existing road's minimum standards ("C" thru "E"), existing road service volume, 2004 counted daily volume, current level of service ("C" thru "F"), and the year the analyzed roadway is expected to be deficient and require remediation. Table 1.05 Central Naples/North Naples/Urban Estates Related Roadway Projects: Collier County Transportation Database Analysis of Roadway Capacity (March 17, 2005) 10-MONTH SERVICE TOTAL YEAR f>ROlf-~_"_____n_nH AIIlDARD_\I'9LUML_Y9LlIME _H>L . m:1'J<;IE/III Airport Road (CR- 31) I: 3,970 2,682 C Not listed (CR-862 to CR-896) Airport Road (CR- 31) I 3,830 2,527 C Not listed - (CR-896 to CR-886) Airport Road (CR- 31) l '3,230 2,796 I Not listed (CR-886 to CR.856) Collier Boulevard (CR-951) 0 1,240 1,225 0 2005 (CR-846 to Colden Gate Blvd.) Collier Boulevard (CR-951) 0 2,180 1,858 [) Not fisted (Colden Cate Blvd.-Green Blvd.) Colden Cate Parkway (CR-886) E 4,570 2,768 0 Not listed (CR-851 to CR-31) Colden Cate Parkway (CR-886) E 4,370 2,257 C Under (CR-31 to 1-75) Construction Colden Cate Parkway (CR-886) E 3,730 2,174 C Not listed (1-75 to Santa Barbara Blvd.) Coodlette-Frank Road (CR-851) 0 1,190 744 C Not listed (CR-846 to CR.862) Coodlette-Frank Road (CR-851) D 2,790 1,311 B Not listed (CR-862 to CR-896) .- Coodlette-Frank Road (CR-851) D 2,500 1,6241 B Not listed (CR-896 to CR-886) -~~._~,,~....,~",. -----.--- .-- Market-Conditions Study Italian American Club Market Analysis-Page [-6 Table 1.05 (continued) Central Naples/North Naples/Urban Estates Related Roadway Projects: Collier County Transportation Database Analysis of Roadway Capacity (March 17, 2005) 10-MONTH SERVICE TOTAL YEAR PROJE!::.I___ ___ STAI>l.DARD -'LOL!lI\'KYOlUME._ LOS !>EFICIEJIII Immokalee Road (CR-846) D 2,100 2,250 F Existing (US-41 to C-31) Immokalee Road (CR~846) D 2,140 2,635 ~ Existing (CR-31 to 1-75) Livingston Road (CR-881) [) 3,300 514 B Not listed (CR-846 to CR-862) Livingston Road (CR-881) D 3,300 570 B Not listed (CR-862 to CR-896) Livingston Road (CR-881) D 3,370 1,496 B Not listed (CR-896 to CR-886) Livingston Road (CR-881) D 4,160 1,393 B Not Listed (CR-886 to CR-856) Pine Ridge Road (CR-896) E 3,300 3,027 F Not Listed CR-851 to Shirley Street) Pine Ridge Road (CR-896) F 4,000 3,073 [J Not l.isted (Shirley Street to CR- 31) Pine Ridge Road (CR-896) [ 4,510 3,015 D Not Listed (CR-31 to 1-75) Pine Ridge Road (CR-896) r 4,170 2,276 C Not Listed (1-75 to Logan Boulevard) Vanderbilt Beach Rd. (CR-862) D '1,820 1,586 C Not listed (US-41 to CR-31) Vanderbilt Beach Rd. (CR-862) D 1,080 1,828 F Under (CR- 31 to l.ogan Boulevard) Construction Vanderbilt Beach Rd. (CR-862) [J 1,200 1,830 F Existing (Logan Boulevard to CR-951) Documented and steady incremental increases in population, lane miles, ve- bide miles, and the percent of system utilization precipitated a greatly accelerated --. roadway construction program in North/Central Collier County. Table 1.06 below demonstrates the financial implications of increased traffic on major collector roads in North/Central Collier. __._._._ M _,_...,....~_._ .,--_. -- -~-~_._..~- - --'-"-'-- -------.-. Market-Conditions Study Italian American Club Market Analysis-Page [-7 .- After eliminating the small-scale projects, the countywide total of roadway projects for the period FY05 - FY09 was estimated to be $255,2] 6,000. Detailed data applicable to the North North/Central Collier planning communities in the County's approved 5-Year Work Program for the referenced period (FY05 - FY(9) is listed below: Table 1.06 Central Naples/North Naples/Urban Estates Related Roadway Projects: Collier County C1P FY05 to FY09 (March 17, 2005) PROIECT NAME - ---- COU___ TYP!'____UARI COMPLETE Airport Road (CR-31) $1,942,000 CST FY05 FY07 (CR31 to 1-75) Collier Boulevard (CR-951) $19,978,000 CST FY05 FY07 (CR-S46 to Golden Gate Blvd.) Collier Boulevard (CR-951) $lS,IOO,OOO DER/CST FY05 FY07 (CR-S46 to Golden Gate Blvd.) Goodlette-Frank Road (CR-S51) $917,000 CST FY05 FY05 (CR-862 to CR-S96) Goodlette-Frank Road (CR-S51) $1,200,000 DER FYOS FYOS (CR-S46 to CR-S62) Immokalee Road (CR-846) $4,115,000 ROW/DER FY05 FY07 (U5-41 to 1-75) Immokalee Road (CR-S46) $8,400,000 DER/CST FY05 FY07 (1-75 to CR-951) Logan Boulevard $5,760,000 ROW FY05 FY05 (CR-S46 to CR-S62) Livingston Road $2,927,000 CST FY05 FY05 (Imperial Street to CR-S46) Livingston Road $526,000 DEll FY05 FY05 (CR-862 to CR-S96) Vanderbilt Beach Rd_ (CR-S62) $24,939,000 CST FY05 FY05 (CR-31 to Logan Boulevard) Vanderbilt Beach Rd. (CR-S62) $S,456,000 DER FY05 FY06 (Logan Boulevard to CR-951) North Naples/Urban Estates $97,260,000 CST: Construction ~~_.. Percent of Collier County Total 38.11010 DER: Preconstruction _.-.- ..._.._~-- '-----'...-- ...._._~"'_.".._"_.M_ ~ \ I NORTH ~j^P: fS Rt:SlARCH &: TECHNOLOGY \' - PARK "' LEE COUNTY ':':!V't.~jj;::f*;~zi'i~;';;';:;~;;ti~ '{~ <-~W""__h' :t~.::i{!'Z:..tf~~ tf~ :4j%t'iettr :jf'Jj.jgi(":;~1~ ~<l AUDU80N ",i,~~;;;::i~{--;:~t y COUNffiY '- , iu, ClUB ""U"G l' ~ " ...,- 1'3/ w u'" 89'" ruSCANY I '116 AlSERvt QUAll ; J rwo~ (ORl) 312 7 TH[ LAKrs 377 Pef"i:"'! PlAZA ~8J ;> ~ "'lllITti~RA I: c1:SfATES I' VILLAGE PLACE ~- I J'lMNOSTOOl .v;",.em ' -.- LNINGSTON ROAD.EJN I [RIAl flE"njERWO;'D COCO~:;C7eON / /9'3 - 9.:1 'rE' <C"'" - HiLTDN \85 >;mF~ 0 OUAIL CR'" ~ p"",o ~ . CRiCiK 11;'- - ~,2 CAS '"'~ PN: u~ 3ir:6 ~ ,. ~ 373 ~^,CG" ,>K' ~ nl "'REH'~ ,,:Sa ::n "","' R" f t-/ (ORI) HI ~ ~ 87] n~ i... i ~ ~,(;""" BAY _ If(tIT~nV[ InnST . -~'- . ~U<" \ "'" I ,-'--~~''''' mo" """"'99"" ""', ~ ~ \, ') '\. - ,~' - D~ ' '^,'''E''''-' ,: J~J' ,,,,,,,; 96 ""-"4 ail~ 3~ z 41 w'~:;;{' wue 7lfl~ .' "'m'. ".~ ~ ~A ~1 J ;.> HEALTH IlAlOICAL . ,) ivieD! FICE , !Is ~'c, \ $l4, ~I~ ~_ "^'~ ~ O~~_, \ ,-1-.__ T " . ''-\ IMU<)KAlit' \ R' ~ ROAD d NORJrl8: \"' r ~ 9 ~~/ __// ~OMMONS . 001<;:: _'TNTER_ _' [BOll PLAZA \ 19 i~~ 'C:C;L...I~: \.d - 'I I ::j ~" ... .. W Q m ,,^' . "'" . I ;;:E" l t SHD EReE ~ o t. K -, ' i>!:,~[r< , ;~ ,u~ I ..-190.1 - " uc CHU"'~ -""LE, . " ,F ,I",,;, l'\ ~;;;;~" I Z~~ - 0" PAl,'': o I DAIL Y NEWS PtR~ NOil;i-biD" 16 i!!t ~~'A1MrON ,I IOaJt04 141 u~ If~im'",[ J: I ~K,r j : J~b ""'"ISS ~ ~ 6,/f" .::lji- Ul'f 97 S I _Jm ; ~PELlC'<fj CRE~a} T j MA.RSH ~ TO? ~ ~. '~"' NORTH lAKE ~ U'IINCSTGN [:;TAn: GRi:CNS - lIT: Q -,65 5 NDINl. ol __ cf66 H"" 44 NAPt.ES ---j ,- KS ~ ~ v (19 11~ Pfl,r.".,41; Z "" ~"r.€AcH """'" '>< I.IA."';H ~ ~~ \nl11) 1",9" I WDElil~[ ~9 127""''''''' 163 \! ~ 140 "'"~fr,\'" . \ r ~ '.-;. .. , ,,;' UN,9 .". ...... ,...... ""' '''" \ M/.,R$H (~ f',A/A " (DRI) \ ~. - u_ .. U" . ' VANDERBILT BEACH ROAD EXT. I 1.1 . -;::- l[\;IJ~'IA____ _~ ll_ fOUNTAIN RlOGr:td&l'%:'i.AN6EReit-'f ,:'~<<:-~ ;~ /f-'ARK 'vINE'(ARWi . .. [JRIGlilliN (DRo) :;OtlMil mUST ~ - . 129 ;:; ii HON1I~ L~\[;;:AlO - G~ROlN'i 160 BiJCKLEY 32 - 0: / MIXLC Wi! . , '" ~ PINE g IAI<FS , <;I~I~I~.:~ OIoK (DRI) 1139 ! GlfVIE I 185 , fI'" '" ,iii"~ '"t~lY ;J ~ ~ J 3 IlBI(),S ~) L..:..J . Ruv.n .. , 1_-\-lON(;\1FW r <F'S ~ t ";lJN~Hl"r -ClNl,R ElA;JW;T k 158.1 1 IS~ ..,7 -WIAGf C'FJHC;ll 'J - ~ I,CI'EEK , ~.... " -~- - ,. 128 5 "'\ \ "'"CE" Jj r < KEySTONE ., PLACE 'M,I!,?,,:Ii PARK / ~ '1 /' I> / 0 f; " / a: ,<::c GOLDEN GAlE ESTATfS (2 \. , I~r"" 15 U,",,, 186 10 "'INC Air, 'J ~ 14i! 117 Ij~~ ""' I' ~ 158 ~' ...., c~~rn~ pc"," ~\~~~" ~'. , 1t.lI.lERI'O 0 (;tIN ~ UARE PlNE,RlOG[ C / \ JAEGOl N /- \ RAGGE CORNi:RS / / ' "mL I rJ'" 126'- CDOl)LE1TE , CORN,RS I GAlf_V ..If.R ...) 8 CRIDGE J .. P RIOGE ROAD '" -~ " ~:'.t'''"''>''''~ ,,'- -'t'-<<:' ,.:>'- -~~1""..Jt'jc.; - _c_ fy.. " f THURAND\. -O;-jM;.': _ I:' w PINE RIDGE ID f (~"m~ ~ "'00RING5 "00' (;lOllf> ~l - 'CLd I 4 3~ MI;<EO USE PARI< FcmST ~ we , 1,'-5 PLAlA. C CEN1ER fST 22 BRYNW()OO // ~u f'i,[SERVE- jIP;..?~;<;,'ll \I 1~11 / cowI9S", . -- . - ~)^\W-'Sl/ AHIIN\I~".<<,<>,...",.." Market-Conditions Study Italian American Club Market Analysis-Page I-S As a consequence of demonstrated deficiencies, the cost of roadway con- struction activity in the North/Central Collier area, grew from 8 projects valued at $6] ,502,000 to 12 projects valued at $97,260,000 representing 38.] 1 percent of Collier County's total road-construction program. Traffic volumes generated along identified segments of major roadway corri- dors, particularly those roadways programmed for improvement and listed in the 5- Year Work Program demonstrated above, remain a key predictor of where future focal points of commercial office and retail growth will be located. Defining a Market-Support Area for Analysis Italian American Ch!b Land Use Petition: This market-conditions study is submitted in support of an application requesting an amendment to the Future Land Use Element (FLUE) of the Collier County Growth Management Plan for a parcel occupied in part by the italian American Club (hereinafter "the subject site") located within Traffic Analysis lone (TAZ) 116 in Section 2, Township 49 South, and Range 25 East, at the southwest corner of the intersection of Orange lllossom Drive and Airport-Pulling Road (CR-31). The subject site is well located to serve the goods and services needs of the surrounding residential communities within con- venient travel distance to the site and thc traveling public visiting Collicr County's Main Library located northwest 01 the same intersection. A map identifying the lo- cation of the subject site faces page I-H. Methodology Conventionally EmployedJn.lkfinlng a Market-Support Area: To assess the feasibility of retail uses that are proposed for the subject site, identifi- cation of a market-support area is desirable. In 1994, the Naples/Collier County Metropolitan Planning Organization (MPO) developed projections of urban-area dwelling units (single-family and multi-family) hy identifying the degree of "satura- tion" or "development potential" attainable within the urban County's 191 Traffic Analysis Zones (TAZ) then in place in 1994. The data employed for the saturation analysis included the quantity of vacant land within each urban-area TAZ and the land's suitability for residential and commercial uses, including retail, as deter- mined by the density indices and the other policy-driven measures provided for in Collier County's Comprehensive Growth Management Plan adopted in 1991. The methodology utilized in projecting new population and resultant job growth within each TAZ employed an inventory of then existing dwelling.unit and commercial development in the County's coastal-urban area. The methodology forecasted future development on currently undeveloped parcels by calculating at- tainable dwelling-unit saturation and related job growth likely to be gt'nerated by new-resident demand for basic goods and services. The 1994 "saturation" forecasts for the Traffic Analysis Zones utilized ] 990 U. S. Census data, aerial maps, tax rolls, and planned-unit-development monitoring reports as well as other pertinent data sources. Undeveloped, agriculturally zoned parcels were analyzed to determine their development potential. Unit densities were assigned to these parcels consistent with adopted comprehensive-plan policies then in place. Finally, the saturation forecast of yet-to-be-developed dwelling units was totaled and added to existing 1992 units to obtain a potential total of dwelling .- units and the future population estimated to reside in these yel-to-be-developed units. ,--~,~-,~,,=--~---"-'-"-'- _~.MM_'_'~_ __ co f '" . NORm NAPLES ~ RESEARCH p~;ZCHNOLDGY /1 \ \ " II I \ LEE COUNTY t~~"-f~::::O:;'"~';'-;r;,' .-;ffJft~~~';";"\,"{J''''2;S+)J~4;''~;)!'~-I1!,,?t;';'~iii'Y~~ ,!\'!a"",ij;i"",,, ;;;;I<Y"ilil"-. 'll""~'",~""l!il$~I:;"';"!)A COUNTRY - ~Af UR ~ f,. CLUB STE.RLIN~l~ " ..., _ """ t.:B MED""e,1.I "",,'^"' 00"'- , ..., TY>D _ 13 F '0 89 g iI"6 '~;~7}"" ! 3"~ fdt. 1 AKES t>Q( ~ I:: <effiE^' "lW ~ '01 ~ 377 11.l~ -' IJEOITERRA :c ~~~~ ~[5TArrS ~ 'O~~:~:;~: .\~93-':' '- :9-Ji'~ '';'~'' 'H:~~~~;~OO JLMNG9lON 85 - - LD'- rJ// HilTON / 1 >lllLS ---- F--- -;g QUAIL CR 888 pz PASS RO ~ 1-- ........ 3:2C d CREE1<- ~ ~G~ .7r" ~hl ,2" "seClB n::;po;':~^"Jol~ ~:;;p ~ C.'c'C & 373 ~~) LAKE ''t.~ '.; KREHl.r. A1 :~L ~ .1 ~ , (ORI) 18 ~;, ~ ~CC:" 6 -~ H'; 81~. I " BA.Y MNN 5T -ill ~..~_'[,M,~"", ... . _ ~ ~ COCOrl~TCfjE~ \ V U III I\.: "e,"'" meCT "M"M~"N ',;:-\ M'OC'"^ I' 8 '~ 'JJ 1 0 , ~~'):t)"- - U~- 96 J.- ~ z ~'_ _ ~ ' ._' ~ S' QUAIL lUNG';.k't-[ "",,,'lef " ~QQ "'"'''~. ", i~'t-'\il" 3~74 " 7-0j ,.,,, v,u~<; 'fI'; NAPlE:O "PIPER 8l 0 - u 3 1 -+-,:;;. 21 / 22 -, ~r.ALn1 III[DIC;':. ) MEal ,PCE ~74 0 -'--- !j"" ,,",,:e I '\ JI~ _ PLII!1I21 8 iI:;:"". ')'fIr- BRB __ , T ,;~.." DE' \ ~,,' _ . lMl.10KALl~ ! ~MMOKALEE \/F_ " ROllO NORTHR. GOVE t '__. "fr ROAD(C.......) 9 "li) /., {~-e ""'1" C:J E80'-' ".m I); ...~~ iO,,,,,~r ~~;i -,~gi / '.r - ,:~'" I:;.~::" bd III' \~ ~" ~Il - ,_ ~ ~ IC~,__~ I, - ~ RW:N -~<IIL j> 'i~ -1190 I L~' _", - PARK e~) --I . " lie ON""" ~"."LE \", ,,"" s \ ~: ,~~" I I :i~ " '\ I - DAJLYNEWc; J Pf.RK NOR [l-1J'"' _ 1I,lNG5ION "'F'--- III:: 16 A- -;-- Tj' "'" lac 10 f04 141 ~;'''e'' ~" ~ ~ I~j to ~~b COcCCN"ci~ !-\... PELICAN CRES,- ,I ~ WwOOD i; ~ ):07 !~31-:M:"'''4'' NORTH ~:::. 165 ~... ,~ON ." _ s :':';"' J ___ tats. .""<CAlftj NAf?;t.ES i2 CEll'A" ~ .. YlWDERs I:~ \1 ~ M^"H ~ .., 1LTS€ACH RQ.4.0 \4 II:J ~~ LQlJI) 2 III: I ~ J1 ~13Q 127 14 "'''''''' E~ 163 ~ I_I:!:' ~,.""ec CO<O.P9f'" j .. 0 lURKER LAKf . \ PE".""l"AKLS ~ ~ ~LAS - r ~ ___ , \~:~~~~" '\ < ~(~~1)H __ _ ___ .--r _ '" '. \ VANDERBllTBEACHROADEXT"'".1 ~r .) -d ""'"'' J. .. 1+1.. I. h.. ", ","",^,".,,-c;':i\'~'iANiiiiii<f",~f;';ffi-l, L-1U----I PARK -.1N[YARDS RIP~\~EOO TRUST "": __ '--- BRIG/lION (iJRI) 129 '" - II .- ''''''NS 2. :g M.JNI, BUCKLE'!':' 32 "<>I MS," " .M'~" ,n I 160 J' (~~~ ~ 13n : ,m', ,,~,ffi. "5 c~;:,. 1 I 185 ~ :::::1 '< " "I'" '''~c~GIlf. . ";J . \ ' f' ~., '8'''5~ .' ?.I) ! ~ ~ 118' LI.2::I;;::-.:.; ~;:,p:f:," ,,:~~~. .158" I \ / ::.: t: N ---::::: .1lv.<;< .J CHURCH . I W ~E / _I BEAR_I ~ & .. - g ="-~- o " -- w- \ 128 5 \ ","'T', j;j ~ ".fp;<;~l~r ~\l~~W PARI.:' -' - / _ '-: /) g.. /"" ~.. S"Cf",,~,~rr ,:,""" 18S ",I:~I '- .- I~'o 117" 1I':I~o~.:;.(t "'" Ir' ~ ..... 15 a'. (0<') TT R ) C(N1RA CTf'RES5 % 'i.l8RID iJ J'-. L , NDfH" Gt[N UAliE PIN[ RIDGE ~ .r-"" \ ,:-AEGER I 1'" aMI.IERWlND ',- ~ t. RACGE CORNERS 126;....:~ GOOOlETTE 5 / NAPLES CU:SEj' CORN~RS (C.R. 896) BRIDGE: (;,1, TFWA Y ,~'j II ~ \ P'""RJOOE iitI;'" 01' m ,,>< ~,. . -: - - - - -. - ' -' --. - "'-'- -- -"- - - - "- '." b~'~ _~ io ._";:;'~'~ ._~~'ft _e-,t--._;:tl"r.if.w~-tdo \f;_t, ,t,r- .'".~~ [,"~;.iPIE ,,--,~SlJTHERLAN" d PIN[ R/O<;E ~ l? ROOK GROUP"'- lD E L~J AsmON ..1~ '4 ~jXED USf "9?AR~~G FOREST ~ l( 'lit n 5 PLAZA \.~V 3~ CENTER EST ~~ II U BRYNWC'OD t..;;; C'-'::;' -- "RE-SERVE- It-h,-w.'IPf'OOH'MU r, .--- R~CC ~~" 19Srr _ _ __ _ _ ~ . _----'--\".::WAo;S, j . "'--'4 '.,.,,'., _ GOLD Mark~t-Conditions Study Italian American Club Market Analysis-Page 1-9 - Tilt t91-TAZ construct employed at the time of the 1994 "saturation" analy- sis has been subjected recently to a major reevaluation by both the Collier MPO and the Le,' ,oLJnty MPO to account for urban-area growth in Collier and southern Lee County. In many instances, original TAZ boundaries were redefined to be more compact geographically and TAZ data sets were disaggregated to better represent emerging transportation-related activity within newly p~rmitted Planned Unit De- velopment (PUD) residential, commercial, and IIldustrial profl'cts. In the process of amending TAZ boundaries, MPO transportation planners instituted a renumbering system beginning with TAZ 7.1 in northwestern Collier County. To the greatest extent possible, the new, consecutive numbering system permits the user to cluster TAZs and analyze them in a manner that eliminates the improvised numbering system represented by the I 994-based TAl mapping system when locating and describing existing and permitted development activities. The MPO has utilized the new renumbered network of smaller, more geo- graphically compact TAZs in its effort to predict the dimensions of residential-unit growth and employment for the year 2030. Table 1.08 below employs both renum- bered TAZs and estimates of residential units and employment. The MPO has esti- mated residential-units and employment through the year 2030. A map identifying the location of the TAls within the proposed Primary Trade Area (PTA) faces page 1-9. Geographically-compact TAZs were utilized on behalf of the petitioner, the Italian American Club, to facilitate the type of small-area analysis required to ana- lyze the growing facility needs of the rapidly-developing neighborhoods in North/ Central Collier County. The method employed in this analysis will utilize revised estimates based upon the 2000 U. S. Census data. For the area under study, this conventional approach employing development-potential calculations appears likely to represent the best available forecasting of dwelling-unit growth for new development emerging along two principal roadways corridors, Livingston Road (CR-881) and Airport-Pulling Road (CR-31) that help define the proposed Primary Trade Area (PTA). It is reasonable to assume that new retail-commercial develop- ment along these corridors will he justified if there are sufficient resi- dcntial units in tbe intmediate area to support proposed retail uses at thc subject site. Market-support-calculations baseclu[Jon the emerging population within the Primary Trade Area (PTA) will be used to validate claims as to the viability of retail uses proposed to be located on the subject property. The estimated population and job growth along the arterial and collector road system providing direct access to the suhject site will define the demographic characteristics of the PTA. Table 107 which follows summarizes the numher of approved dwelling units and permitted commercial development for each Planned Unit Development (PUD) included within the boundaries of the PTA and is inclusive of all PUDs within Postal ZIP Code Area 34109 from Irnmokalee Road (CR-846) south to Pine Ridge Road (CR-896); PUDs within the area under study are highlighted in light grey. - .. __________".o.___._,.__" _"..__M_'_' __.__..___..~_. - 8ROWARO COlJNTY DAD( COUNTY COUJfR COUNTY CQUJER COUN fY Z ~-- ='-.:.-'-::~:~r-l.- aj '0 r .- ~ [f) k ~ 0 0 z r:Ll ~ " Ii. 0 t=l m Q "' t t 0 >. 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I f :r c5 Ul ~~ ~:ii/) ~~ u ...... z VI '<1 l1- I Z W Q ~ -' U) 5 ~ ~ ~ ~ 6 ~ l1- ~ ~ ~ Q 6 to ~ ~ 5 ~ -, Ii ~ ~ Q '! I-- ::.J ~. <:(1 > U) f,/) _ _(J}J if) j J- ::It -- ."---.-.-.,---. .~_.~,-,._-_.,,-_.. Market-Conditions Study Italian American Club Market Analysis-Page 1-13 Summary of Findings The principal findings of Section I are listed below: 1. By the year 2015, the permanent population of Collier County's Central Naples, North Naples and Urban Estates Planning Community Districts is projected to grow 312.29 percent from 41,206 persons in 1990 to 17~, 134 persons in 2015, an increase of 134,92~ persons according to October 4, 2005, estimates provided by Collier County's Comprehensive Planning Section. 2. There is a clear demonstration of potential market support from a substantial emerging population within a well-defined Primary Trade Area (PTA) along the Air- port Road/Livingston Road corridors that can validate claims as to the viability of the proposed retail cOllllllercial uses on the subject site, a pared of unknown di- mensions occupied in part by the Italian American Club, located on the corner of Orange Blossom Drive and Airport-Pulling Road (CR-3 I). The site would provide for 26,000 square feet of retail space. It should he noted that the Club would utilize approximately 20,000 square ket of interior space not included in this market analysis. 3. No roadway segments within the proposed Primary Trade Area (PTA) are de- ficient (See Table l.OS) and no remediation or roadway capacity improvements are planned presently within the PTA. Subsequent sections will analyze the dimensions and likely pace of devel- opment for the area under analysis as demonstrated below: . Section II will detail the dimensions of present and future commercial de- velopment in North/Central Collier County. . Section III will calculate and evaluate the demand created by the resident population for additional retail commercial uses. . Section IV will provide Study recommendations. . Section V is an i'\!2J.l.\:.lJdix providing other documentation. 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N Z -~~..~_._.-.. ,~,-,_..~,-.".,.,,_... .._.~ Appendix A-1 COLLIER COUNTY COMMERCIAL lAND-USE CATEGORIES Note: Three-digit numbers refer to Florida land Use and Cover Classification System. and two-digit numbers refer to Collier County Property Appraiser's land Use Codes and Florida Department of Revenue (DORl Codes. 121 Retail Sales and Service 10 Vacant Commercial 11 Stores 13 Department 5tores 14 5upermarkets 15 Regional Shopping Centers 16 Community Shopping Centers 21 Restaurants, Cafeterias 22 Drive-In Restaurants 25 Repair Service Shops (excluding Automotive] 26 Service Stations 27 Automotive Sales [1213] 33 Nightclubs, Cocktail lounges, Bars 122 Wholesale Sales and Services 29 Wholesale Outlets, Produce Houses, Manufacturing Outlets 30 Florists, Greenhouses 123 Office and Professional 5ervices 17 Office Buildings [Non-professional, one-story] 18 Office Buildings [Non-professional, multi-story] 19 Professional Services Buildings 23 Financial Institutions [Banks, S&l's, Credit Services] 24 Insurance Company Offices 124 Hotel and Motel 39 Hotels, Motels 125 Cultural and Entertainment 31 Drive-In Theater, Open Stadium 32 Enclosed Theater, Auditorium 34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment Other Miscellaneous' 20 Marine Terminals, Piers, Marinas 42 Manufacturing 38 Golf Courses, Driving Ranges 48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing 72 Private Schools & Colleges 86 Counties Other Than Public Schools Including Non-Municipal 88 Federal Government 91 Utility, Cas & Electricity, Telephone, Water/Sewer Service, Radio/Television . "Miscellaneous" items are listed for reader information only. "Other" code items will assist the reader in identifying land uses not subject to analysis in 5ection II. Market-Conditions Study Italian American Club Land Use Analysis-Page II-I II. EXISTING COMMERCIAL LAND USES Market conditions analyzed in Section I demonstrated that accelerated growth in North/Central Collier County will, by the year 2015, increase the resi- dent population of Collier County's Central Naples Planning Community District (PCD), the North Naples PCD, and Urban Estates PCD by 312.29 percent from 43,206 persons in ]990 to] 78,134 persons in 20]5, an increase of 134,928 persons according to October 4, 2005, estimates provided by the County's Comprehensive Planning Section. Further, Section [ demonstrates potential market support from a substantial emerging population within a defined Primary Trade Area (PTA) along i\irport- Pulling Road (CR-31) and the new Livingston Road (CR-881) corridor that can document claims as to the viability of proposed commercial uses on the subject site. Section II will detail the dimensions of present commercial development in the North/Central Collier area east of (;oodlette-Frank Road (CR-851) concentrating on the Airport-Pulling Road (CR-31) and the Livingston Road (CR-881) corridors west of Interstate 75 (1-75). The predictable desires of this greatly increased population along these cor- ridors, north of Pine Ridge Road (CR-896) and south of Vanderbilt Beach Road (CR- 862), for basic goods and services forecast a steady, incremental developmcnt of currently undeveloped commercial, agricultural, or estates-zoned acreage along the CR3] and CR-881 corridors north of CR-896 consistent with the recent patterns in the area growth of new residential units. Additionally, office space; repair and wholesale facilities; hotels and motels; entertainn1ent centers; and institutional uses such as churches, nursing hOlIH'S, and schools will likely be accommodated as well on available land developed, or being developed, for these purposes. An Activity Center Market Analysis: Assessment of Development Potential in Collier County (Fraser &: Mohlke Associates, February 1997) established that commercially zoned acreage in the North Naples PC\) and the Urban Estates PC\) increased by 515. U acres, or 48.01 percent, during the lO-year pcriod 1986-11)95. New commercial structures totaling 2,672,(l34 squarc feet were completed in that 10-year period, constituting a 254.08 perccnt increase from a total of 1,051,637 square feet developed in ]986 to 3,723,671 square feet of commercial structurcs de- veloped by 1995 (Refercnce "Table One: Land Use Inventory for Commercially Zoned Arcas of Collier County"). Commcrcial Land-Usc Invcntory The 2005 Collier County Commercial Land Use Study, prepared by the Comprehensive Planning Section as Appendix A-I to the Future Land Use Flelllent Support Document, analyzed commercial zoning including the standard categories of C-1, C-2, C-3, C-4, C-5, and PU\) zoning as defined in the County's Land Ikvel- opment Code. ~,---~---~-.- . ..,._..,."-_.---~-~-~-'-'.'-" ,_.. . Market-Conditions Study Italian American Club Land Use Analysis-Page 11-2 A list of applicable 2-digit codes from the Collier County Property Appraiser's Land Use Codes and Florida Department of Revenue (DOR) Codes is provided to describe tbe listed land uses; all other relevant data is reported by Traffic Analysis Zone (TAZ), and by commercial land-use categories now in effect in Collier County. Selected data derived from the most recent available land-use data collected in cal- endar year 2005 has been incorporated, in part, in the analysis reported later in Sec- tion II. Property-appraisal-based analysis presents certain difficulties in matching commercially zoned acreage with acreage classified according to the Property Ap- praiser's land-use codes. Consequently, this analysis will limit the use of property- appraisal data to site-specific determinations of acreage and the square-foot dimen- sions of existing structures ouly. Commercial acreage and buildings reported by the square-footage of a structure's "footprint" comprise much of the basis for the analy- sis that follows. Utilization of Community Shopping Centers for Non-Traditional Uses Data from the 2005 Commercial Land Use Study suggests that some of the subject area's community shopping centers are performing a role beyond their tra- ditional function as a site for retail shopping anchored traditionally by a supermar- ket and a drug store. Determining the motivation of newer shopping center tenants to lease space, and why their customers support an older center's non-retail busi- ness enterprises is well beyond the scope of this analysis. .- However, an ongoing analysis exploring the evolving community role of older neighborhood and community shopping center sites under 25.00 acres may well be timely in order to evaluate the importance of these centers in providing non-retail services to nearby neighborhood residents. Utilization of neighborhood and community shopping centers is an essen- tially unaddressed element of land-use planning in Collier County. In recent years, the use of existing centers by non-retail vendors, many of whom might logically locate their activities in traditional office facilities, has become commonplace in a center like NapJesWalk, opened in 2001, that is located less than a mile north of the Italian American Club at the intersection of Airport-Pulling Road (CR-31) and Van- derbilt Beach Itoad (CR-862). Although evidence as to why non-traditional tenants lease space in commu- nity shopping centers, and why customers support these tenants, is largely anecdo- tal, the reasons listed below indicate reasons why non-traditional users, like those requiring office space only, are replacing traditional retail tenants. Reasons given to Fraser &: Mohlke Associates by non-traditional tenants for locating their business activities in community shopping centers include the fol- lowing: . Desirable location, . Availability of vacant retail storefronts at affordable lease rates, . Security, . Zoning considerations unique to certain specific businesses or professions, . --,._._--~._,,'.'-- -.-----.".--.-..-. .- C \ II '" . NORm NWLE5 .., ." .; RES""H R"R~CH"OWG1 I \ \ LEE COUNTY :::'''~v::::'',~''"j", ~:;t,"::jj'N':;f?'. ''''~;?i,: .:' "1;i.~",,,i,!",:"i'0;~i;)j;";"".i\,,!,~ljj;:;!;;iffi""'!g"1i ",1.\c;;)!?J';'tdlC iJ"~i"Ut',C~ .WC, /;;i,i'lf"Ii,YiE,(,j!,\,"@; CCJ\.JNTPY I--- A tJR ~ CLUB STERLING 1<( OAKS LUe t,l(OITERRA TUSCANY 8 I! I, I Rn'''' ,"'" " -"'0 / 173 i: " . 9 ~ ~- (:R'i I .,..... "';;:;,, ~~:i; ~o/'QI ~ -'~ 377 3 c: J"'~~ ..J Ml:JilERRA V1LLAGE PLACE r-I'- ES r A ITS co~;;:;f;;o:\t1~~' ~ b.. ' E~~^, -RE~~;~;;"'~ JlNlN.""""'" """"8'''''5- "' - --- L go . )1.---' ~I I RU," ./ _ 1 I HllLS"""F iIl QdAIL C.R. 688 S - PASS RO r--" -.... 3;z.6 j CREEK r.;;;_ I~ R01ALDA:.).! I" - P - ~ >- ~GG'''~.I''''.. ~ ~p2l/c'S"OD CTI","R"^""^, ^'''~11.. / '" ~ 373 LAKE AT I~g/ Will) 18 ~ z ~ f... KREHL j -< is . ..oce' 7"i >ES ~ u ~:~....; t!!!!.""" ST' 87 ~ . ., ~ OI~~~nV[ ~ ~ ! G~C-;;;'''C-=E["\ "",' ..... ~ - : ~ ~-PR>"""~. ""A~9g" I ~ l ~ , : )!:f"l J 96 ~ ~ ~ z fi V"CE,",~~.I ~J~ "'" ~ Il" a'-I-'" a:'l~ ~~I OV"N~' 20'ON(,';,'" :J \tiLLAS 7;f1 NAFlE 1'1PER 8L i~ ,C u 71 ~ H- J ~1 J ''2 1 H[ALTrl MEtJIU,L }3 MEOi F,CE ~?4 ,-" 0 >, I !Is E"~RI/~ \ _E ~ -r- PLAIt 21 ~ sw p ~8R8 T \ '" 0--, \-T- J RI< I~MOKAL:::E / t '- NAPLES-lMMOKALEE liE t. ROAD' ! NORn'B (jOKe I, ocr: ROAD(CR 048) 9 r-< J ~ - ~O""ON' "'-'c ""'ER c:::=J mo, ; c,^,^ \l~ ~ " ~. ' "I -==1., ,~'" 1'1 f\l1 __. 0 _ c V[ ~"A SID~ \ Tim ~ t:\ ~Ct: ::...:: K . 0 ~"o, E~CE ~ I r SlJRRP CEN-:-:R I . ;:. ;>~ = , . _ ,,/ I'LACE "FGEN r-':'!O. .IL <fJ ~'~J , _= tl) tC~~ JV":\'R'.'" \COO"~IW" "'" I"'~', , ?o.~.li .1-190.1 c.... Lie CHURCH NAPlE~ Y<." " '., -!oJ' '--' I __ GAILY NEWS .;,~ IIRn-jsl~E A _ L''/'~lG.':~Tg,~ II ~ loSl\rOll 141 5;",,[ 16,+,,!~ n,[/fol f~o c;OVCCNUtl,S "- PfUCAN CRE~ ' A I. .SloG I '- I.lARSH LA~~ T1--~ '3 L,VlNGSTGN ~ JD7II~3 [:4" ~'.4' I NORTH E:":: 165,. 0 - 2:'s "~tC OW ~,"'''' om" NAPt.ES 11 . ., ~ / ''''' ff9 ~ Pd., ". z I __ VANDE""/L' ;:; - VI.'"'' 1.\ . g" ....., TBE:ACH ROAD J4 ;;; {p,FI) ~ II: ~13Q 127 140 .",REOJ> h 163 "L J~'''<'RE ccmtiJ:tl ~ ~ fAAPKER,,\I\[ \ ~ Q PE,,^nN lAKES NI g Y ~llAS 6 .U ~ .... VENET1AN MA":';H __ __ ~ PLAZA ~ (;:;",) g.~ _!-_ __. I.r. . "" \ \ VANDERBilT BEACH ROAD EXT. I ,I ~) i---I IfMU~IA -J i I' l'h I, ___~OUNrAIN -'-:"';'-';,'--i;;~ANi:;iE"--'--;"'- F """". ~ . It' ;:- --- I L-LlL. PARK "l~lYARfJS R,ID,_HJ;<f66" -', TRl~~TIl'.r," ,;~-; r.c t... . - " ~v . t , .-., "'---- _ BF,'GdTl;l~ ',01'<1! , 129 ~ .....,------ 11 GARiJENS 2. :8 V()I. BUCKLEY 32. ~ 0: III ""ER'" - "'"CD cso l.c..n i ~ "" ,,'QU ~ (~~I') r: 139 i "'~::" ,';';"";. c~;;, . I 185 \ ~ B ,,~ '- LAGOON II ~~~~~. 1I';,J ~ .?' ~ A 6 ~'.') /" ~ ~ '115' L Y'., ~ ~ :..~; i::F~'i;';iE: R;~gi, 158 1 j ~ r: w 1 t= ~.LIwE I ,_ C'IURU-i . :! ~ '0", n.' r-- If g ~ - _ OAK J-r/ . .__ __ ____ ___ J--- --~-- " -- 128 5 ,\' P<'''W8];j -.: K._":ST;mE I'M _DW p",\,' - _ _.-- ~ _) I A'IJ!!I'" g P-^,,[ n /'.!i! GOLU,li GA" I.:S;...ES 186 " I~I"\R '"" ^', la~ ' 1 PINE AIR '7" l5 -' ~ ~ ,g,~~" __ 14i" 117 ~'''cc "".R ., ~ 1150 1\\ "")' j R 'DRI CH1IRA' 1, Cff'W'"'; Z ~6R'-' g tl _ ......., _ " \ )AEGER NOrn-1 IM~[R'''''ND -~;::;/ ~'rrCUARE' fiAGell PtO[.R~~RGs) 12S"-V ooocc~m 5 / '^,~'" . ( c'''''' ~ 21-, COR\RS PINW~) ROAD 8 DRIDG\ G,1,C\A) il\rr)) ~ 1 !ll!!!!"..... ",' >, "_", ,,-" __ PINE RIDGE " -' ~ROOK GROUP R~~ ~ ?~ AST!iC'N ~. 4..... horiXf_O USE MOORINGS FOREST Ci 'P . "L> I PlAlA C, 3: CENTER PtsRt' ~~ ,-:; / [)RYf-;W'~~D w:.- '(' ~ ,_.-' I-'RI"[lVE-~-~'.....;:rF'001<W:~'- _ ;;1[iCE n~ . I \(" . __. _ I~ '\ ",".CCC' ~A . , IOC:_ . ~ . 'ARIINtII .' .A,n^~r"'" ~mD .~~h.- ~._. Market-Conditions Study Italian American Club Land Use Analysis-Page ll-1 . Cost of alternative real estate near a vendors preferred location, . Costs related to the construction of free-standing office structures, . Parking requirements specific to certain businesses and professions, . "Walk-in" traffic supplied by adjacent tenants, . Minimum need for store-front visibility to attract customers, and . Availability of em-premises management services and maintenance. Anticipating Ncw Commcrcial Uscs in North/Ccntral Collicr County Additionally, North/Central Collier area growth may soon result in increased pressures for alternal ive commercial development along the Airport-Pulling (CR-31) and Livingston Road (CR-88 t) corridors to accommodate thc goods-and-services needs of a growing population within the Primary Trade Area (PTA) analyzed in this market-conditions study (sce pages 1-9 and I-IO). Northcrn expansion of commercial development along these corridors will likely be driven by considerations such as the spacing requircments of retail-chain outlets, the emerging needs of surrounding commercial and residential develop- ment, and the as yet unannounced plans of developers of an approved and/or pro- posed Planned Use Development located in the immediate area may yet lead to proposals to zone and develop new commercial facilities that may not be under re- view by county planners at the time of this writing. Characteristics of Commcrcial Land-Usc in thc Prilnary Tradc Area To document the need for new commercial facilities near the North/Central Collier residential ulmmunities studied in Section I, it is necessary to examine the present pattern of commercial development along the North/Central area's west- east arterials represented by the CR-862, CR-846, CR-31, and CIU;:;I corridors west of 1-75. Specific land use designations along these 4 corridors, approximately 2.0- miles west to east and north to south, are listed beginning on page II-x. l.and-use designations are taken from the Collier County Commercial l.and Use Inventory (200S). l.and use designations are derived from appraisal records and Geographic In- formation Service (GIS) data provided by the County's Property Appraiser Office, the Comprehensive Planning Section's pun Inventory, and Zoning Maps. Metro- politan Planning Organization planning documents provide additional information on each TAZ. Pine Rid~e Road (CR-846) Corridor: To achieve the objective of demon- strating the need for neighborhood commercial centers within the expanding resi- dential communities in the Italian American Club's PTA, it is necessary to examine the present pattern of commercial development along the Z.O-mile, west-cast CR- 896 corridor from CR-31 on the west, east to its intersection with 1-75. -.- ."...~._,__,__.. W~_""_._."_...___.~".._ ~\\ 'Gl . NORl1-I NAPLES ;!: RESEARCH "', TECHNOLOGY \ \ ~ PARK , LEE COUNTY :':'!;J;,{~;'~ ~~,,', -~ _ ';",;~:tf,i;;_r~';;St~ '%-;1;:p%;f-i~.;;i'J;,'t{;:~;:-~ tlii& ,'~t ~'H~(;~%'-aiQl~~ f~~{g?%Wisj)?E~:;1':l7:;: ;'}i2~~1;T;-.\ ;'t!t"J{ii;J.j~1 '&X't&~':!:{;'iJt:~:;~;~1i; ~~(~m ---.......... AUDUBON _ COUNTRY A R ~ ClUB STERLING KE __ _ OAKS LUB TUSCANY ,,':; "'0 ~ /3 ~ Hl 8"9'" 11 ~6 '~;,;,~'" I 3"OO'~ mE ""s 00( ~ 377 II:: RrmEAT ~~A ~QI ~ J "~, ~ ",OnEPRA [. VlLLAGEPLACE ~ESrATtS 1< ; ,::~;:;~: rr.:f.~'t'- 1_ ',[~~" "'~~;"rc~O~ [JlMNGBroN. """'8'""'5 ~ - Ir~ ~ '( L go- rl---l ::t~ I HILTON ___ _ 1 ~ HIl.lS........._f='" f/ g QUAIL C.R.888 PASS RO -- 3i!!6 It) d CREEK ROYALPAL.J,j 1..'> p.... I'", >-- D ~'GI!ll~ ""'8 ,:72 /"s~~ [TI'rr""/""'''^,lCw~ ,/ . ~ 373 <iioIlI lAKE I~ AT 11~'g V (ORI) 18 ~ I.. 3 ~ ......... KREHL <; 8 "" r WlGGI IES 1: ,1~) E;~~~n",- ~sT871 I ~ U COCOHAT(:HEE '\ V f~E:';:"r, ~ ?li lfl ~ ~I0RI\IER"!RUST TAMIAM!j'g"" ~MADf.:~ [I',' 8 e C^-': ~~c 'L--- be 1< " ' . d ~~ ..-- t].2 OUNl lONS:;HcJP' ffi "ND"8"''' I """ __~96. ' iI.-I.'.~)I~'l" 4" '320 '^" a VllUS 'flf1 NAPLES >' PIDER BL bf" 0 u 71 ~ I C R J 72 < MEDIC..t -) MEDI fleE 90424 0 >/ TR 21 ,U' ~~~~n;/ \ [ ~..........,- PL),ZAZl h ~ SWP ~~R8 r\ DfN i1' I ~ a l r iJri!'f '\ IW.!,,-,KAlEE / NAPLES-lMMOKALEE 'IE t. ROAD NORn-t8 OOKE \ I ,I ^'~ ROAD IC.R. 848) 9 i'( // ~o""ONS DE"'" [=:J E8DeI! ec", = \ l~ '~_: 'i-;- ,llirf''''" b-J' __ OR _ C V( y ORA _S'~f ......... ''', TREr ~ :ie'. = . ShOF ER,--~ / SURll'-Y rENTER :- -,..>-- = 8O.;oj ol~ ~ '.- lS I " ",^ ci :. . "C[N, ,_,.,lI' "g"T"+.. . _190 I = l eA L~H ~NAPlE" 'lETIRM,rS 1\ CONVAUS,:c'H i-''''R" ~.L g I . _ ~J DAILY NEWS Pl'RK NGPn-;SICl[ ~ ...... 1~V1NGSTON i I."t:J eE~~ II ~ r \ LAKES Ii ~ 108 ~to~ 141 5:0"'''[ .16" :~ 1~/?o~C GOCOCNIJllS .:l ~ PELiCAN CREsc4" ,5 . ,glaOD '; i ""- MAPSH LAKE' "l :::; U\IINGSTON ~~JD7 T~~~" ...e.,"" NORTH :W" 165 ~m ;:C' _' N~;'G '-- 106 """ 4 NA.fjlt.ES ~ e""" ~ - VANDE,," ..~ ':1_ ''^''" 11 ILrlJ~ ROArj H II::J ~ ~ {4tf<I) g 31 ~13Q 127 140 - w^,,,m,, ,,\\ 163 ~ brl~~cs"'er "0I.0E~~97n: " ~ARKLRLMl \ I PEUCAN L~lS \ VlLU,S ...1' ......... lit:... "" VE."-il DAN " MARS,li 'II' ~ __ ~ '.... PLAZA < (DRI) 4- .__ __ ___ I..~ ~ '" \ VANDERBILT BEACH ROAD EXT. Ii ~ V ~ lD.<UP.!A_ J.:-J IT\'h 'r- /r,OUtlTAI."-i l'~;-'~::;?:':;;'&~''iANOERa,e~.~i;'~; '~ _ -=- __ f ARK W),YJ.POS R~DQ~EA~OO mUST . .. ~ __ Jo---- I- l/ [}RICH:CN (CRI) " 129 ~ ...' " - GARDENS 2. :a ~CI-Hl BUCkLE" 32 _ ~"C :] M[C'co l/ ",>co CC( r 160 5 ~ (:;) ~ 139,IN- ;; .>LA~ES G;r~~ ,~G~~~ I. I I 185 \ .. '" "Q ...... ." "'''NGiI ~ S 9 Q "LAGOON I aLc~silll . f) ~ ~ ! ~ ; _ RlGENCY 1_ __L_o.NGVlEW fiRST (, ( r ". 16' L ~ - ~,~., I--'~Nrr' "'C"." 158 I \ ~ L: w 1 t::: -~~Gt ___J CH'JW'H J ~ ~ CONe . / ... _ _ _' 11' ~ ~.c:" I . - .. e-------- - - - .- 128 5 .,: \ "'NeE" :!;J .----- <( KE.')TCN( 'MLLOW PtRK C '- o PLACE ';:" , /' < I/' V g f ~ CO'_",' CArr m,;[s 186 '_",- 1~lmc """ " ~"",,"",,,II \. 10 1 "'" "" '7' ~I' I ,ll<In;lJ1 '- __ 14. 117 Lti2-;:i;)G CiN'"ii,', " 1lI I.... J5~ ~. ";") )( __ , NOR11-1 L. CYPRESS l!::\A:MBRiD tl .J ., "11.. QUi UARE PIN(R,DGE l-.r \ ~ 1\ ;:[G[R I'MMERWlNI! I ~j ;0\ RAGGE I CORNER:; \ 126~-.... GOOOerffi ;(1 / '^C,~O I ; fJer,,< J- CORNERS ICR896) II E' [RIDGE . CATEtAf i' I ~\ _PIN''''''''' ROAD~ ' . ""1'1 ' We 1l/;7~ ~t~~ ",~!i&~, ~JWl) '""e~,,' []:~'''Mm q"1l' e,. '~~1,.Y"""Jf:I . ,,' ~>A1I'CC"~~~'S .tj:A~ [1f]" w, ~""''-'''o (ZLJ. ~ ~ PINE RIDCE-\-o -' 'F~'ROOK GROUP ~q [ zw \ . Asmot~ b"'4 MlX~(O l1"E ~(ic;.,~~G~ ,WEST ~ WE "-5 PlA?A C 3 CNTER f'jT 2211 U ElRYN,^OOD I 11"';( PR'StRVE ;;.- -Q~ 'HHIPPOOR""LL '" n 1"'"'- / . "DD' ::", 19- _ _ _ _ _ ~. _-----'-\~VIA'Sc c=a - . ~, ----'----"', .roo.'. COLD ~TE. Market-Conditions Study Italian American Club Land Use Analysis-Page 11-4 With the exception of the convenience uses sited west of the 1-75 Inter- change within Activity Center #13 u Pine Ridge Crossing, Ridgeport, and Carillon u and Activity Center #10 u Gateway and Sutherland Center -- the CR-896 corridor is notable for its lack of convenience outlets normally associated with an urban, high- traffic-volume arteriaL Activity Centers #10 and #13 were designated originally by the Board of County Commissioners to accommodate concentrated land uses in order to pro- mote good urban design standards through unified land-use planning and to avoid disorganized patterns of development. A "mega" retail center like Activity Center #13, surrounding the intersection of CR-31 and CI<-896 with 121.89 developed acres can be reasonably excluded from an analysis of smaller neighborhood Or community shopping centers. To illustrate, the Carillon PUD, a 314,888 sCluare foot community sbopping center representing 55.22 percent of all of the developed commercial structures along the 2.0-mile cor- ridor of CR-896 from CR-31 to 1-75, accounting for a preponderance of all devel- oped commercial structures along the corridor east of CR-31. Specific land use designations along the 2.0-mile CR-896 corridor from CR- 31 east to 1-75 are summarized below in Table 2.04. They are derived from the 2005 Collier County Commercial Land Use Inventory (See prececling Table 2.0l, Table 2.02, and Table 2.0:).). This Market Study argues that it is of equal importance to resi- dents of the area to provide smaller, well-located retail commercial centers that provide shopping opl)ortunities, accompanied by expanded hours of operation, suited to the convenience-shopping needs of local residents. The analysis attempts to demonstrate that a limited number of easily accessible retail-comnlercial sites operating outside existing ac- tivity centers are needed to serve the residents of neighboring commu- nities. For example, the upgrading of the eastward extension of Vanderbilt Beach Road (CR-862) has resulted in increased pressures for commercial development along the CR-862 corridor east of Livingston Road to meet the basic goods-and- services needs of a growing population within the Urban Estates and, specifically, the IslandWalk Development of Regional Impact (DRI) and the Vineyards DR!. The Board of County Commissioners approval in 2005 of a plan-amendment petition for the Vanderbilt Beach Road Neighborhood Commercial Subdistrict per- mitting retail and other uses at the northeast corner of CH-881 and CR-862 is an example of this phenomenon. Strategic use of expanded zoning could provide a sufficient incentive to some land owners to agree to the imposition of certain regulatory and design stan- dards when developing or upgrading their property as a conditiou of being granted some zoning flexibility. The well-integrated, mixed-use Galleria commercial center located northwest of the intersection of CR-862 and CR-31 is an example. ~., ---_._-~- ---., -"._~._~...'~"~-" Appendix A- 1 COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES Note: Three-digit numbers refer to Florida Land Use and Cover. Classification System, and two-digit numbers refer to Collier County Property Appraiser's land Use Codes and Florida Department of Revenue fDORl Codes. 121 Retail Sales and Service 10 Vacant Commercial 11 Stores 13 Department 5tores 14 Supermarkets 15 Regional Shopping Centers 16 Community Shopping Centers 21 Restaurants, Cafeterias 22 Drive-In Restaurants 25 Repair Service Shops [excluding Automotive] 26 5ervice Stations 27 Automotive Sales [121 3] 33 Nightclubs, Cocktail lounges, Bars 122 Wholesale Sales and Services 29 Wholesale Outlets, Produce Houses, Manufacturing Outlets 30 Florists, Greenhouses 123 Office and Professional Services 17 Office Buildings [Non-professional, one-story] 18 Office Buildings [Non-professional, multi-story} 19 Professional Services Buildings 23 Financial Institutions [Banks, S&l's, Credit Services} 24 Insurance Company Offices 124 Hotel and Motel 39 Hotels, Motels 125 Cultural and Entertainment 31 Drive-In Theater, Open Stadium 32 Enclosed Theater, Auditorium 34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment Other Miscellaneous. 20 Marine Terminals, Piers, Marinas 42 Manufacturing 38 Golf Courses, Driving Ranges 48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing 72 Private Schools & Colleges 86 Counties Other Than Public Schools Including Non-Municipal 88 Federal Government 91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, Radio/Television . "Miscellaneous" items are listed for reader information only. "Other" code items will assist the reader in identifying land uses not subject to analysis in Section II. .0 ~ :J OJ U (J) "'<n<Xl 0000000 <n 000000000\ '" C '" <n " 0000000 N 00000000.--- CL ""."" "'~~ 0000000 N OOOOOOOOC""l 000 ~~~~~~O OOOOOOOQM 000 0000000 ci 000000000 E <{ c 0"-" NCOCONV)NCOOV') ..-1'-..."'0\ NO..-COl.l'l .~ 0"'''' M\O\O\Qf'...O\\OO\O N.-Q\OOV)N,..-Q ~<Xl'" \000000060 r-r-r-O"\tNr--r-...:o\ '" N '" ~ N ~ 00 00000000 00000000 ::J::J :J:J:J::J:J:J:J:J :::J:J:::J::J:::J:::J:::J::J "-"- Q..Q..C-CLC!....CLQ....Q... CLCLC!....CLCLCl..Cl...CL "'<Xl'" 8og;~g~~c~ "\t\ONOOr-Ol'...O 0"''' ..-O\O\"\tOVO\OCX) "''''N V) 0\V)0'\"\tv3....... Nr-O\N"<tf'...O\NO\ ,-..' l/1~ r-.... \O~ "1-' M~ ,..-' ";t' N' I'J t.....;. 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N U .._o.m..._ mo_..______" Appendix A-1 COLLIER COUNTY COMMERCIAL LAND-U5E CATEGORIE5 Note: Three-digit numbers refer to Florida land Use and Cover Classification 5ystem. and two-digit numbers refer to Collier County Property Appraiser's land Use Codes and Florida Department of Revenue [DQR] Codes. 121 Retail Sales and 5ervice 10 Vacant Commercial 11 Stores 13 Department Stores 14 5upermarkets 15 Regional Shopping Centers 16 Community Shopping Centers 21 Restaurants, Cafeterias 22 Drive-In Restaurants 25 Repair Service Shops [excluding Automotive] 26 Service Stations 27 Automotive 5ales [1213] 33 Nightclubs, Cocktail lounges, Bars 122 Wholesale Sales and Services 29 Wholesale Outlets, Produce Houses, Manufacturing Outlets 30 Florists, Greenhouses 123 Office and Professional Services 17 Office Buildings [Non-professional, one-story] 18 Office Buildings [Non-professional, multi-story] 19 Professional 5ervices Buildings 23 Financial Institutions [Banks, S&l's, Credit Services] 24 Insurance Company Offices 124 Hotel and Motel 39 Hotels, Motels 125 Cultural and Entertainment 31 Drive-In Theater, Open Stadium 32 Enclosed Theater, Auditorium 34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment OtheJ: Misc<;,lIaneous* 20 Marine Terminals, Piers, Marinas 42 Manufacturing 38 Golf Courses, Driving Ranges 48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing 72 Private Schools & Colleges 86 Counties Other Than Public Schools Including Non-Municipal 88 Federal Government 91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, Radio/Television * "Miscellaneous" items are listed for reader information only. 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CLCLc....c....c....Q...QjV)~~m U cm(l)O~O:Jm ~~~~'F;'~;:: ~ ~O::lJ,lJ, 0 ..:.:: ~ Q) S: c.... > c 0 > 0 m ~ N ~ VI 0 0 0 S: ~ ~ ~ S: S: O"c Sf a- 2 0 0 is o c U VI Q) C Q) C ~ coO~~~>--,oE ~~~~2~U:JQ)(])Q...:J:J c <( cooo:2UC::OC::OVlOi-= 0 mmm<"Clf'iJ<'iJ<1! ,00cnQ).D....C- l' '0 _ _ ,~, D- U lJ U \.) lJ I..J 0)-:;:;- U u 0)-;:: ".::: 0 en ~ .- _00.-000.-0 VI VI VI VI VI VI :g c -;::: -;::: :g (l) (J) U r- N M -q- -q- lJ) if)- g g g g g g g g 0 0 ..:!:.!J..9: _~ ~ _G! ex: Q)...Q...Q ex:"~';;:; Q 0 o...a...a..oQ..Q..Q)V'lEEQ)O'lO'l -00000-0-000\\0'-01'.."1"...,0\0 0 f'iJ['IJra['IJm!'\Jc~<u!'\Jccc U -l......J-J......J......J-l......J.-.-NNNMMMO ~ ZZZZZZci::uuuc:<{<{ ;: ~ ~ ...."'""~................................"'""...."'""........ 00 COClOCOOOCOOOOOCOOOCCClOClOOO U> \C \C\Q\Q\O \0 \O\O\C\O\O \0\0 \0\0 \0 V')lt')V')V')V')U"lIl')II')V')V')V')U\U"l 0 ...."'""'""'....-...."'""1""".................................... '" ......................."'"".............-............... ~ ;:- C 0000000000000000 ::J MMMMMMMMMMMMMMMM '" 1'..1'..1'..1'..1'..f'-....f'...f'-...."'I'..f'-....t'--."'" E E 0 >- U U \O\Q\Q\Q\Q\Q\Q\Q\Q\Q\O\Q\O\Q\Q\Q '" \O\Q\Q\Q\O\Q\Q\Q\O\Q\O\O\O NNNNNNNNNNNNNNNN N NNNNNNNNNNNNN rn " c ~ Vl c U> c c 0000000000000000000000000000000:) '" 0\0\0'\0\0\0\0\0'\0\0\0\0\0\ m 0 v-v-v-"<t'q"-q-qv-~"'<tv-~"<t"<tvv- .". "'<1""<tV"<T7"<T7V"<t'<:t"<t'<:tV Q ~ U> U ~ C o_ m ~ U> '" '" '" "- .. w ~ ~ NNNNNNNNNNNNNQ 0 -b 0 -b c -'< ~~~~~~~ooooooooooooooooCX)E N ~ N f'-....f'-....I'..f'-...."'f'-...."'""'"f'-...."'"I'..f'...f'........ m ~ do. "'.0 do. MMMMMMMNlMMMMM..o -e m wwwwwww~wwww~www~ W::J :5~~:5:):5~~:5:5:5~:5~ L ~~~~~~~~~~~:J~:J:J:J~ .". ::>'" .". ::> .. "_....._.._,.. .,__~._"._,....__,w._~..,___.___,._ Appendix A- 1 COLLIER COUNTY COMMERCIALLAND-U5E CATEGORIES Note: Three-digit numbers refer to Florida Land Use and Cover Classification Svstem. and two-digit numbers refer to Collier County Property Appraiser's Land Use Codes and Florida Department of Revenue fDOR] Codes. 121 Retail Sales and Service 10 Vacant Commercial 11 Stores 13 Department Stores 14 Supermarkets 15 Regional Shopping Centers 16 Community Shopping Centers 21 Restaurants, Cafeterias 22 Drive-In Restaurants 25 Repair Service Shops [excluding Automotive] 26 5ervice Stations 27 Automotive Sales [12131 33 Nightclubs, Cocktail Lounges, Bars 122 Wholesale Sales and Services 29 Wholesale Outlets, Produce Houses, Manufacturing Outlets 30 Florists, Greenhouses J23 Office and Professional Services 17 Office Buildings [Non-professional, one-story] 18 Office Buildings [Non-professional, multi-story] 19 Professional Services Buildings 23 Financial Institutions [Banks, S&L's, Credit Services] 24 Insurance Company Offices 124 Hotel and Motel 39 Hotels, Motels 125 Cultural and Entertainment 31 Drive-In Theater, Open Stadium 32 Enclosed Theater, Auditorium 34 Bowling Alleys, Skating Rinks, 1'001 Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment Other Miscellaneous' 20 Marine Terminals, Piers, Marinas 42 Manufacturing 38 Golf Courses, Driving Ranges 48 Warehousing, Distribution & Trucking Terminals, Van & 5torage Warehousing 72 Private Schools & Colleges 86 Counties Other Than Public Schools Including Non-Municipal 88 Federal Government 91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, Radio/Television . "Miscellaneous" items are listed for reader information only. "Other" code items will assist the reader in identifying land uses not subject to analysis in Section II. ~ N ~ ~M~~o~mOOMNOM~ffl ~~O~~ (]) o ~~~N~~~~~~~O~~ ~OOO~~ ~ OOOO~V~~~~~OO~V~ ~MOOOOO ro C V ~ ~ ..lIl c 0000000000000 00 ~ ~~~~~~~~~~~~~ ~~~~~ ~~~~~~~~~~~~~ ~~ C '" ~~~V~OOOONm~~~OO~ -~OO~O ro CCCNCN~~~~NOON~ C~VO~ ~ BeB~B~vM~M~OOOOO B~~~~ ~mm~m~~~~N~~~~ mMN~N >>>M>~ ~ ~ MMO >~N~ ~ ~ .,., ~~~~~~~~~~~N~ ~~~ooo MMMM~MNNMNNNM mMMMM '" Ci D C '" is. '" E 0> C C o N is s 00 ~ ~~ 0 0 > ~~ ~ c ~ ~~OOOOOO~ ~ - w a;Q)~:)::J:::J::J::::> '- 0 ~ CC~~~~~~W ~ ::J N < WQ)'-'-'-'-'-'-- C ~ o ~ UU~~~~~~~ Q) ~ ~ w VV~~~~@~U U ~ Z 0 ~~UUUUUUv ~ 0 < ~ ~~uvvvvv~ 0 ~ '~Q) wQ)cccccc- .........f- a::: l- a:: VI -E-E~~~~~~n> ~ '- ~ <UOO ~~'-'-'-'-'-'-L ~u ill ~::J::J ~~~~~E~~~ ~~ .~ '- n... CL. - '- ' .... .... .... ...... .... .... V) ~ rtS '- V,-,-~roN~~~~~~ ~'- Q ....QJClJ V)VlV)V)V1V'1...- -I--- 0- c ...... ...... ...... ..... -<-' _ , _ _ , _ m _ <( Q)ccuuu.--~MN~~u 2Q) UU~UQ)~~~"""""''''''''''''''''''''''''m ~c 0 Q) f-f-f-222~22~ uO ~ O\Q) Q) , ~ _ _ _ _ _ _ , , Q) Q ~~~OOOOOOOOOO u~ 0 ~._--::J::J::J::J::J::J::J::J::J::J rtSL '- Q)a:::a:::n...n...n...n...n...n...n...n...n...n... ~n... n... .S ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ fS ~ >-=.~ ~ ~ .- "- ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ro ~ 0 6~_c...,C::C:::C:::C;::O::C:::C;::C;::C::O: CO:;: E N 0 OOO~~~VlV)v)v)VlVlVl C<lJ l= U o 0 0 ~ _~ ..3! ..3! ~ ~ ..3! ~ ~ ~ 0 0 0)0 ~ ":;;' COo.. 00 ~ 0 Q... Q... Q... Q... Q... Q... Q... Q... Q... Q... 0 2- ro- 0 ~ c .2 c1::: ~m~~~~~romro-~~~ ~~=o~ o~ ~ mmmZZZZZZZZZZ ~~5~~ ~~~ u u~_> b r-..""""............"r-.."""" ..........0......." .3Q...~ (f) ~~~~~~~~~~~~~ ~~~~~ v~u 0 ................................................................. ......................... C Vl Q) 0;;; (;j 1; ~ N~o c rooooooo 0000000000 00 000000 oo~oooo o~~ ~E ~~~~~~~~~~~~~ mm ~~ mu g--: .2 E 20~ 0 - u ~ ~~~~~~~~~~~~~ ~~~~~ ~~~ --.. NNNNNNNNf'./NNNf'./ NNNNN VI '=:I OJ ;:; <( c (f) (j).~ -g C (f) r: u ~ c c ~~~~~~~~~~~~~ corooo~~~ NOc~ ~ g -:tv-~~'1"'1""~"'<tv-"'<tv-~~ Z~~'=t7~ Vlgs.~ 0... -4-J Vi Q.. ~ (f) D :3 >,<( Q) Q) C 'I.; ClJ r -4-J o 0 c-_c ro ("~- ~ <(~~ t; 00 ~ ro: vl-O ill "7 "0 = -Q)U c ~ ~~~~~~~~~~~~~~~ Q) v~ ro ~ ,~~~~~~~~~~~~~~ VIa ~ co O\WuJWLUuJLUuJuJLUWWLULU:::I.-:O ~ L 'V=:I:J:J~:J:J:J:J:J:J:J:J:JV'l -t< N :J Appendix A-1 COLLIER COUNTY COMMERCIAL lAND-USE CATEGORIES Note: Three-digit numbers refer to Florida land Use and Cover Classification System. and two-digit numbers refer to Collier County Property Appraiser's land Use Codes and Florida Department of Revenue rDORl Codes. 121 Retail Sales and Service 10 Vacant Commercial 11 5tores 13 Department Stores 14 Supermarkets 15 Regional Shopping Centers 16 Community Shopping Centers 21 Restaurants, Cafeterias 22 Drive-In Restaurants 25 Repair Service Shops [excluding Automotive] 26 Service Stations 27 Automotive Sales [121 3] 33 Nightclubs, Cocktail lounges, Bars 122 Wholesale Sales and Services 29 Wholesale Outlets, Produce Houses, Manufacturing Outlets 30 Florists, Greenhouses 123 Office and. Professional Services 17 Office Buildings [Non-professional, one-story] 18 Office Buildings [Non-professional, multi-story] 19 Professional Services Buildings 23 Financial Institutions [Banks, S&l's, Credit Services] 24 Insurance Company Offices 124 Hotel and Motel 39 Hotels, Motels 125 Cultural and Entertainment 31 Drive-In Theater, Open Stadium 32 Enclosed Theater, Auditorium 34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment Other Miscellaneous' 20 Marine Terminals, Piers, Marinas 42 Manufacturing 38 Golf Courses, Driving Ranges 48 Warehousing, Distribution & Trucking Terminals, Van & 5torage Warehousing 72 Private Schools & Colleges 86 Counties Other Than Public Schools Including Non-Municipal 88 Federal Government 91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, Radio/Television . "Miscellaneous" items are listed for reader information only. "Other" code items will assist the reader in identifying land uses not subject to analysis in Section II. .0 .-< ::J <V (] -0-0-'" -0-..,- NO Q,......... O\N OOr-ONI.f'100 OONCOMV')O\O"'t" -0- 0-0- 0> Of)-o-O ~O': N~~O\I./)": \OV)O"'t".-"- M\Or-r-OOOO"-O 0 C:l"l'! "' e "QMO . . .. . ~COtv'l,-OOM....... "-- --'" 00 .---000...-/"1"1 Q.--.--N.---"'t" M 0'" ~N ~~ Of) ~ 0 0 00 '" Of) -0-- N- ,,' t: <( e -0--0- 0 NNNNN 000000 00000000 0 0 "' 00 => UUUUU =>=>=>=>=>::> =>::>:::J=>=>=>=>=> => => "' "- CLCLo....n...Cl...CL CL.o...o...CLQ...n...c....C'- "- "- '" ~NN -CO 0+-'+-'1"-.,......,..... +-'+-'N"-"-O N\ONMCON-;:=O 0 ~'" eo-", OCClE'IClI"'l CC..q-r-O\ r--....--O\V')ooV')~ eN "'''' '" '" \QrtlI'JNMJOO r:lrtloNV ('f)\O~M,O\~O,'n.. :3 "'" u _ _ u ,u u ,u , u u ~ _ , u , "'00 '" Nrtlr;:iOI\}N iVrtlc()OOOO OV)NlJi,........lU "'0 >"'''' > >>,.........>..... >> ~M > >00 ~ ~ ~ ~ ~ ~ 00- 0 ,.........00"-0 ::::::;:::~~'<t M\OOONrrl\OOo:;t -0- 0 ~N ~ .---.---.--,---- ,..-- N..-,-- NNN.-- ~ 00 u '" 0' ,:: " 0 c '" 0 '" u cu ~ ro m ro ro ro E ro w () ;> <V O~E~~~o ~ -' :> "- ~ ~ :) , , , , ,U ~ ro ~ <V M <( o .- +-'+-'=> ~ r:l....... !- ~>u Vl ~~~~~~~~~CL~~o.... ~ w~ a: t..>:s ;D - m rtI m ro m rtI '--- '--- '--- '--- '--- '--- 0 +-' L- a o ~ -' rtIa;va;a;a;U~~a;r~a; _ ~r I- Z C~Z,--N EIIIIIi3 "C "C \O~ ' 0-----0.1000.1000.1 ......,z """'0 <t.'ro ct:l'-o 0 rtIrt1rt1roro2:)=>u:)=>u 0 rtI::> Uccccc CL -.J+-' Q) +-' +-' +-' -.J-.J OOOOO......,CL vCLD-a; Vl ,---0- U U U ~.~ .~.B .B'~ ~ ~ w ~ W ill ~ ~ ~ C ill ro rtI ro +-'........ ~~r=:J:; ~WW~WillO~~~~~r ~u ill~ o 0 Qooooo~~~c~~c 3~ u~ Vl- Vl- Vl-UU ~~~~~~~UU~UU~ w~ ~u c c c 0 0 0 ~ ~ ~~~~~~Uillill~WW~ uU ~w ~ ~. ~ <V <V ::JQJQ)Q)Q)0(l)2~lJ~~lJ cw (l)~ r1;1 r1;1 (13---- ~~~~~~~~~d~~dg.~~ ~~ Q) Q) ill C 2: V1V1V1(l)1li o~EE5E~~~o~~o~E~ ~~ 0 0 ~ ~ '- ~ ~ ::J ::J ~ C C o~~::J~::JOQ)ilJOCllCllO\{)::JO Ow ",0 0 ooooooz~~~~~oo~oz~z~ ~ ~~~5:~ 0 NN N MVlVlVlVlVI~UlJ~lJU~OVl~~~U U CL '<t'<t :1; :1;'<t:1;'<t'<t ~~""""l.t\"" """"""V'tl.l'll.t\"""" '" '" ~ ~ \0\0 \0 \0\0 ------ -1""""---............ ~ ~ u ~ ~ ~ _.... 1""'"__ -....-........ - -....-----.... ~ ~ 'C ~ Vl 0 V) Of) V) VI VI l.f)VI l./) '-C)'!) \{)'!) '!)'-Q '-C)'-C)'-C)\{)'-C)'-C)\{)'-C) '" '" >- N N N 0..lf"'J0..lN 0..l NNNNNN NNNNN('..J('..J('..J N N ~ e ::J E Of) Of) Of) If)l./) l./) l.()V') V') V') VI ~ If) IF) l.f)~V")~lF)lF)lF)V") Of) V) E NN N NNNNN N "'l"'l '''IN('..J ('..JNNNNNNN N N >- 0 U U ::J 0> ~ e (f) 00 OJ 00 00 00 00 00 00 cO co 00 00 00 00 CQOOcOcooococooo 00 00 e V1 -0--0- -0- 7'7771" 7777'7'7 777'7'7'7'7'7 -0- -0- e e "' 0 :iO "-- U Vl e <V 0 0. u_ '" .. "' "'''' .. "'.. .. '" Z 00 ~ o~ l.I)lF)~lF)'-'10 .;, \{)'-Q\{)'-C)\{)\.o \.O\'o\{)\.o\O\O '" '" "'~ 0 0 r ZVl ZZZZZv> -0- ZZZZZZ ZZZZZZ Z Z Zv> Z ..~,,_.<.__.m . .."..~_.._._..... Appendix A-1 COLLIER C;OUNTY COMMERCIAL LAND-U5E CATEGORIES Note: Three-digit numbers refer to Florida Land Use and Cover Classification System, andlwo-digit numbers refer to Collier County Property Appraiser's Land Use Codes and Florida Department of Revenue rDORl CQdes. 121 Retail Sales and Service 10 Vacant Commercial 11 Stores 13 Department Stores 14 Supermarkets 15 Regional Shopping Centers 16 Community Shopping Centers 21 Restaurants, Cafeterias 22 Drive-In Restaurants 25 Repair Service Shops [excluding Automotive] 26 5ervice Stations 27 Automotive Sales [121 3J 33 Nightclubs, Cocktail Lounges, Bars 122 Wholesale Sales and. Services 29 Wholesale Outlets, Produce Houses, Manufacturing Outlets 30 Florists, Greenhouses 123 Office and Professional Services 17 Office Buildings [Non-professional, one-story] 18 Office Buildings [Non-professional, multi-story] 19 Professional Services Buildings 23 Financial Institutions [Banks, S&L's, Credit Services] 24 Insurance Company Offices 124 Hotel and Motel 39 Hotels, Motels 125 Cultural and Entertainment 31 Drive-In Theater, Open Stadium 32 Enclosed Theater, Auditorium 34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment Other Miscellaneous' 20 Marine Terminals, Piers, Marinas 42 Manufacturing 38 Golf Courses, Driving Ranges 48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing 72 Private Schools & Colleges 86 Counties Other Than Public Schools Including Non-Municipal 88 Federal Government 91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, Radio(felevision . "Miscellaneous" items are listed for reader information only. "Other" code items will assist the reader in identifying land uses not subject to analysis in 5ection II. D N ~ V U ~~N~~~ON N~ONOOOO ~OOOOMOO~~ONOO~~ rn C ~O~~~N~~ ~~~~~~ M~~NMN~~~~~~ ~ -. ~O~OO~~O~ MOOQOON ~~~~~~~~Nm~o ~ ~ ~O N ~ ~ N N ~ E <{ ~ 0000000 00000 000000000000 ~~~~~~~ ~~~~~ ~~~~~~~~~~~~ ro Q~~~~Q~ QQ~Q~ QQQ~QQQQQQQQ ~ ~~~~O~~N ~M~~~O M~~~7~~O~V~O CCCCOOM~ O~CCCN ~O~O~~ONCO~~ ~~3BN~~~ ~~3G~~ NON~~OOOO03MM~ ~~~~~OOO~ ~~m~ro~ OM~M~M~Oro~~~ >>>>~ ~N MOO>>>N ~ ~N>N~ M M "- OOOO~MM ~OOOOOO ~MMMM~~~O~~~ ~~~~~NN MMM~~ MNNNNN~~~~~~ .....,.............. Q) .D LLD S Qj Qj QJ CJj? -g-g-g r-N UlD ro ro ro (i) Qi v ~ V") >>> ~~ ..su ~ ~ro~<(roro <.o-,-!- ~ .......Q~ 00 M < 666~~~ vU o Z ~~~~oo cc uuu 00 !/>.J I QJ QJ Q) ~ , , ....... ..... V"J ~ ===QJQJQJ LLQJ r-NM a:: oooeec mro"-- o uuuOOO UU~ 000 ro Z ill QJQJQJ QJQ; NN ~~~ I- ...r: ""'...c V} Vl Vl co ..... ....... U _ _ _ ~~~rororo....... ~~v 000 0 ...c...c...cu ~~~r-N~ I 'c..Q....c..~ <(cQ.UOWI--I--;:::Ll.u'..o.... OOOmrorol-- 000 ......................................................................~ :::> ~ ::) 'C 'C C _ ::J :::> :J U U U U u,;::.,-,- u u ro D.... c.. c.. ~ ~ ~ .~ Cl.. Cl- Q ~ 2 2 2 2:S:5:5 2 2 0 ...c..c...cr:3r3iUQ) ..e..cL I-l-J--I--t-- _ _ _1--1- QJ ~~~UUU= ~~~ ~~~~~~~~~~c ru r<J <>:i ...... +-' +-' (IJ r<J r<J ro ro ro 11:) ro I'J m r<J I1J ro ro 0 222~~.o-~0 222 $5~$5$5$5S~ - , ccc~~Qjo ccc VlVlV'lV'lV'lVlV'lVlVlVlO r<Jmrovvvl1J rororo ~~~~~~~~~~O ~.~.~CCCN .~.~.~mo ~~~~QQQ~~Q~ QjQjQjrororol1J CJQJQJr-N rorororvrororororol1:lm 0- ~~~>>>~ ~~~oo vZZZZZZZZZZ~ U <L MMMMMMM MMfflMM NNNNNNNNNNNN ~ ~~~~~~~ ~~~~~ ~~~~~~~~~~~~ u ~~~~~~~ ~-~~- --~~~~~~~~~~ .C ~ Vl o ~~~~~~~ ~~~~~ r-r-r-r-r-~~~~~~~ > ~ c ~ E ~~~~~~~ ~~~~~ ~~~~~~~~~~~~ E ~ 0 u U ~ en ~ c ~ 00000000000000 0000000000 m~~~m~~~~~~~ c ~ vv~~vvv ~vvvv vvvvvvvvvvvv c 6 ro ~ ~ u Vl c v Q Q _ \0 _ ro tl3 ('I"l 19 ..... z - I 0 '~~r-~~~~r-r-~~~ ..::L .8 ~ _ V')V;V;"(V;V;V;V;"('-';'lV;V;lI( -E ~ zzzzzzz~ 00 zzzzz~ ~zzzzzzzzzzzz 0 ~ zzzzzzz~ ~ zzzzz~ ~zzzzzzzzzzzz z Appendix A- 1 COLLIER COUNTY COMMERCtAL LAND-USE CATEGORIE5 Note: Three-digit numbers refer to Florida Land Use and Cover Classification 5ystem. andlwo-digit numbers refer to Collier County Property Appraiser's Land Use Codes and Florida Department of Revenue [DORl Codes. 121 Retail Sales and 5ervice 10 Vacant Commercial 11 Stores 13 Department Stores 14 Supermarkets 15 Regional Shopping Centers 16 Community 5hopping Centers 21 Restaurants, Cafeterias 22 Drive-In Restaurants 25 Repair Service Shops [exclodlng Automotive] 26 Service Stations 27 Automotive Sales [1213] 33 Nightclubs, Cocktail Lounges, Bars 122 Wholesale_ Sales and Services 29 Wholesale Outlets, Produce Houses, Manufacturing Outlets 30 Florists, Greenhouses 123 Office and Profession"1 Services 17 Office Buildings [Non-professional, one-story] 18 Office Buildings [Non-professional, multi-story] 19 Professional Services Buildings 23 Financial Institutions [Banks, S8<L's, Credit Services] 24 Insurance Company Offices 124 Hotel and Motel 39 Hotels, Motels 125 Cultural and Entertai[lment 31 Drive-In Theater, Open Stadium 32 Enclosed Theater, Auditorium 34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment Other Miscellaneous' 20 Marine Terminals, Piers, Marinas 42 Manufacturing 38 Golf Courses, Driving Ranges 48 Warehousing, Distribution 8< Trucking Terminals, Van 8< Storage Warehousing 72 Private Schools 8< Colleges 86 Counties Other Than Public Schools Including Non-Municipal 88 Federal Government 91 Utility, Gas 8< Electricity, Telephone, Water/Sewer Service, Radio/Television * "Miscellaneous" items are listed for reader information only. "Other" code items will assist the reader in identifying land uses not subject to analysis in Section II. n M 2 w U \QO\O\QOQ'O.q-\O\Q\ONCX)CO\o\o\o\o\oOO\ -q-OO\O~NI./)NCCr-O\I.I") CJl C ,...-Qr-,.-OQMO\"'1""'1"VO'\l/)l.f)"'1"v"<t'"<t""t"O\r""l r-...........OQ\O\.--"'1"'-l'..OOf"l"l co -~. 000000.----00000000000001.() oOM'--:..nr-""":r--.ci-.ivi CL .-- "r- ..... r-N ~ E <( ~ 0000000000000000000000 0000 ~~~~~ ~~~~~~~~~~~~~~~~~~~~~~ ~~~~ I I I I I ~ ~~~~~~~~~~~~~QQQQQQQQQ QQQQ UUUUU ~ ~ ~o~oO~~(V)\O~"'1"N~Q\~~OO~ONOO ~~O"'1"~~(V)O\OMO\ C\OC\()o::;tCCNI.(")Cr--..,l.()I./)NO\OOOC r-N CC \Q\O"'1"COI./)OO\" ~Q\~0\Q\33Q\Q\G"'1"\Or-OMl.I)oo3 .-1.1") GB NN~OMOOOO m~m~~mm~~m~M~~~~~~m o~ rom ~~~N~r-~O > > >>.- > r- > r-V >> r-r- r- Nl/).- '" ~ N S~~~~S~~~S~~~~~~~~S~~ "'1"SS~ ~~~~~ ~ ro 0'1 cnoc: 0')01 "'U u--1,<-~::g ~"<t'moo~~ V') m V') ro ro V) VI GJ ~ QJ QJ ~ <1J (j) V ~~~~<~~ 0 v en r-~ . rnN M --1 ...... -,-, 0).,..,...... ...... ~ o~o-o~oo M -1oo--1WOO-1--1 ...... " -Y." 0 m~~~~m~~ --1 00000000 ~ <1J<1J<1J<1JQJ~ill<1J :~~ V1 CCCCCOCC OOW W 00000-100 ~~ --1 --1--1--1--1--1 --1--1 , _ , ~ ............~......~............ WIDID M <( ~::::.:=:~::~ 0 ccc o Z <1J<1JQJ<1J~QJ<1J "'U <1Jill<1J ~ I cccccccc 6 uu ~ <1J<1J<1J<1J<1J0<1J<1J U mmm ~ uuuuu uu _ .C.C.C o ~-- ~ - m .................. ro Z m m m m 0 rtl rtl 0 .- VI V> V> J-- cccc'-cc---., \() :::mrtl :J:J:J oooo~oo~ OJNN uUUI 'Vi 'Vi "Vi "Vi V""J "Vi "Vi Q... <2l E ~ ~ C ceO::: w~illw~~ill~ N ~ O~N~~ ~~~c -~ ~~ ~~~~O~~~~~M~V""J~OO~~~~~~ 5~~W '~3'3:::~ '-'-'-'- '-'- ~o~-~~~~~~~-- u._"-w ,-,-,-mm ~~~~C~Q...V""JO~ooooooooooo ~~'- wvruQ...Q... V""J V""J V""J Vl OJ V""J V""J ill ~ ~ ----l .....J ----l .....J -1 .......J ~ .....J --.J ~ -.J .:::L:. C c.21 E E E +-'~ +-'~ ....::"c~~.:::L:.U.:::L:..:::L:.U'.:::L:.---~,~~~~~~ '-GJOJrtl 00 rommmm~mmc~~~~~~~~~~~~~ ~>>~ EEEQQ OOOOO>OO'cmQ...mrommmmmrommm mm oOOOJQJ -> , , Q... n... Q... Q... Q... Q... Q... C!... Q... C!... Q... Q... 0.. .~ --. __ U U U 0 0 cccco_~_ -'5::::-->'>>>>>:::-> rJ:~~O GJ~oOJGJo>o~>>>//>>>~/ ~~-o ~~~illOJ ~~o~~o~=~~222S2~222 smroM rnrnrnEE ro rcJ m m 0 - ."- - - - - - -- - - - ...J .--.. :?>\()>> >>>>>:?::>:?>::>:?:?:? 000..-0 %%Q!QO 0 _?CX)?>7?_->>???_>??__ ~~~o ~~~II U "- NNNNNNNNNNNNNNNNNNN ~~~~ ~~~~~ ~ ~~~~~~~~~~~~~~~~~~~ --~- ----- u --~-~-------------- ---- ----- L ~ '" o ~..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..- NNNN ~~~~~ ~ ~ C OJ E ~~~~~~~~~~~~~~~~~~~~~ ~~~~ ~~~~~ E > 0 u U OJ ~ ~ c ~ ~~~~~~~~~~~~~~~~~~~~~ ~~~~ ~~~~~ C ~ 7V~~VVVVV7VVVVVVvvvvv vvvv vvvv~ c c ro o _ ~ "- v '" c w Q ~ _ _ ro ra N ro "' Z "-"-"-"-"-"-~~"-"-"-"-"-"-"-"-"-~"-~"-o' o~vVVV~ ~ ~~~~~~~~~~~~~~~~~~~~~~~~ _~~~~~E E ~ zzzzzzzzzzzzzzzzzzzzzz.o. .ozzzzz.o " L "\,2 Z 22 Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z z a ~ a z Z Z Z z a z ~.., Appendix A- 1 COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES Note: Three-digit numbers refer to Florida land Use and Cover Classification 5ystem, and two-digit numbers refer to Collier County Property Appraiser's land Use Codes and Florida Department of Revenue roORl Codes. 121 Retail Sales and Service 10 Vacant Commercial 11 Stores 13 Department 5tores 14 Supermarkets 15 Regional Shopping Centers 16 Community Shopping Centers 21 Restaurants, Cafeterias 22 Drive-In Restaurants 25 Repair Service Shops [excluding Automotive] 26 Service Stations 27 Automotive Sales [1213] 33 Nightclubs, Cocktail lounges, Bars 12Z~..wholesale Sales and 5ervices 29 Wholesale Outlets, Produce Houses, Manufacturing Outlets 30 Florists, Greenhouses 123 Office and Professional Services 17 Office Buildings [Non-professional, one-story] 18 Office Buildings [Non-professional, multi-story] 19 Professional Services Buildings 23 Financial Institutions [Banks, S&l's, Credit Services] 24 Insurance Company Offices 124 Hotel and Motel 39 Hotels, Motels 125 CultuLa.1 and Entertainment 31 Drive-In Theater, Open Stadium 32 Enclosed Theater, Auditorium 34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment Other MiscellaneQY2* 20 Marine Terminals, Piers, Marinas 42 Manufacturing 38 Golf Courses, Driving Ranges 48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing 72 Private Schools & Colleges 86 Counties Other Than Public Schools Including Non-Municipal 88 Federal Government 91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, Radio/Television . "Miscellaneous" items are listed for reader information only. "Other" code items will assist the reader in identifying land uses not subject to analysis in Section II. .0 " :J OJ U ~VM~~MO~MM~O~~~N~MOO~~ V')f'..,,,,"\o ,'''''' '" 0> C ~V')~OO~~OO~NOOV')~ONVN~OOroffl /"-...t---."t"0\ 00 '" "- <1J _..~ ~OOV~~~~~~NOO~N~~O~~ON fYl.-.....O""': M~'" "-- ~ "- ~ ~ "- '<t ~~ N t:: <{ c 000000000000000000 f- <1J V> ~ ~ ..,...,. ~~~~~~~~~~~~~~~J~~ '"";"UU UU <1J ~~~~~~~QQ~~QQQQQQQ U ~ ~ N ~~~~O~V')O~~-~~-----O\ 0......00 ""'0 N~~~V')~N ~O~~~~~~~~OO aCao "'000 V')uuv~u~ uOuuuuuuuuO o<'Jce '" ~~ ,u , .. o<'J~<'JOO<'J~ <'JM<'J<'J<'J<'J<'J<'J<'J<'JN \{)I'U\ON rrl..-- U1'" v>>>.-.....>v > >>>>>>>>0\ 00> '<t ""~'" "- ~ '" NO.--OOO~O~f'..,Of'..,OOOOOOOO ,,00 ~ V1 m~'--~.--.--N.--.--N.--N.--.--.--.--.--.--.--.-- ~ '" ~M ~ ~ -'" ~ 0 -' ~ N 0 V'l U> w '-'<l -' " 0- 0<: '" U M "- a Z '0 000<: :c ;:ON <{ ~ ~ N CVl/")\oOO u u -. ~ U.--NM.q-V) '" '" -~.Q~w~~ ro----- ..=..= 0 ~u-UUUU'--NMVv)\ON~OOOOO Z ~~O~~~~-------~~~~~~ C' c' f- ~QQQQQQ~~~~S~~ill~illillillill b 00 .--.--.-- NN N M mmMMM v'~,~,~,~,~,~ 'Vi"V> .--_------------~~~~~~ c :2: :~ .......-.-.-.---------.-.-.-.------- '" -0 -0 .-CCCCCCCCCCCCC._.~._._._.- V .0 .0 ~~~~~~~~~~~~5~5555 -i:' :J :J ~ :if :;;- ~- ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ V> V> :;; ::; :;; :;; :;; '" '" '" '" '" '" '" '" '" '" '" '" '" '" "- -0 -0 ~~~~~~~~~~~~~~~~~~~~ '" '" '" '" '" '" '" '" '" '" '" '" '" '" '" '" '" '" '" '" '" '" '" 0 0 ~~~~~~~~~~~~~~~~~~~~ ~ """" ~ ~ l.... l.... l.... l.... l.... l.... l.... '-- '- l.... '-- '-- l.... l.... '-- '-- '-- '- r ~~~~~~~~~~~~~~~~~~ ~ ~ ~ ~ o 0 '" '" '" '" '" '" '" '" '" '" '" '" '" '" '" '" '" '" 0 2-2- eeeee e c c c c c c c c c c c C ONOO li:: c;:: c;:.: 0: c;:: Q: c::: n.. ci::: 0::: c;:: 0::: 0::: c;:: n:: ,,= c;:: c;:: "NM ~<( 0 U "-- NNNNNNNNNNNNNNNNMN "''''''' "'''' ------------------ """ "" ~ ------------------ ~ ~~ ~ ~ U ." ~ V1 0 ~ ~ ~~~~~~~~~r-~~~_~~~_ NNN NN ,.__~,.__r__~~ ,.___..--r-___r-~r_~~.___ ".-- .---- ~ ~ >- ~ C :J V> V) V1 E ~~~~~~~~~~~~~~~~~~~~ V1 V1 E NNNNNNNNNNNNNNNNNNNN NNN NN >- 0 U U :J 0> ~ C lJ) ~~~~~~~~~~~~~~~~~~~~ "''''''' "'''' C V1 ~~~~~~~~~~~~V~~~~~~~ ..,...,...,. ..,...,. C C 0 <1J :c; "-- U V1 C OJ 0 0. \..L. <1J .. .. .. Z ~~~~~~~~~~~~~~~~~~~~O ~~O\+-' 0\0\ 0 c:t: tJ)1.f)t.rlB L: L I , , , I I I , , I , , , I , , , , , I '.:0 "("(~1- ~ , , '..c L <1J ZZZZZZZZZZZZZZZZZZZZZ ZZZ:J ZZ :J 0 L ZZZZZZZZZZZZZZZZZZZZZ~ ZZZ", ZZtni- Z ,..-...".-.. ---"----~ ---" Appendix A- 1 COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES Note: Three-digit numbers refer to Florida land Use and Cover Classification System. and two-digit numbers refer to Collier County Property Appraiser's land Use Codes and Florida Department of Revenue rDORl Codes. 121 Retail Sales and Service 10 Vacant Commercial 11 Stores 13 Department Stores 14 Supermarkets 15 Regional Shopping Centers 16 Community Shopping Centers 21 Restaurants, Cafeterias 22 Drive-In Restaurants 25 Repair Service Shops [excluding Automotive] 26 Service Stations 27 Automotive Sales [1213] 33 Nightclubs, Cocktail lounges, Bars 122 Wholesale Sales and Services 29 Wholesale Outlets, Produce Houses, Manufacturing Outlets 30 Florists, Greenhouses ]23 Office and Professional Services 17 Office Buildings [Non-professional, one-story] 18 Office Buildings [Non-professional, multi-story] 19 Professional Services Buildings 23 Financial Institutions [Banks, So,l's, Credit Services] 24 Insurance Company Offices 124 Hotel and Motel 39 Hotels, Motels 125 Cl!Hural and Entertainment 31 Drive-In Theater, Open Stadium 32 Enclosed Theater, Auditorium 34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment Other Miscellaneous' 20 Marine Terminals, Piers, Marinas 42 Manufacturing 38 Golf Courses, Driving Ranges 48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing 72 Private Schools &. Colleges 86 Counties Other Than Public 5chools Including Non-Municipal 88 Federal Government 91 Utility, Gas &. Electricity, Telephone, Water/Sewer Service, Radio/Television . "Miscellaneous" items are listed for reader information only. "Other" code items will assist the reader in identifying land uses not subject to analysis in Section II. Market-Conditions Study Italian American Club Land Use Analysis-Page 1I-13 Table 2.04 North/Central Collier Commercial Land Uses General Location: Pine Ridge Road (CR-896) Corridor from CR-31 to 1-75 Land 5quare Use Collier County Commercial Land Use Category Feet Total Acres 10 "Vacant" 0 50.09 11 Stores 48,161 2.15 14 5upermarkets 0 0.00 16 Community Shopping Centers 314,888 27.07 17 Office Buildings (Non-professional, one-story) 0 0.00 18 Office Buildings (Non-professional, multi-story) 0 0.00 19 Professional Services Buildings 0 0.00 21 Restaurants, Cafeterias 10,7 62 2.78 22 Drive-in Restaurants 3,186 1.03 23 Financial Institutions 7,960 1.54 24 Insurance Company Offices 36,000 3.75 26 Service Stations 2,450 0.68 27 Automotive Sales 4,118 1.03 29 Wholesale Outlets 0 0.00 30 Florists/Greenhouses 26,849 21.95 32 Enclosed Theater, Auditorium 0 0.00 34 Cultural and Entertainment Enclosed Area 20,807 5.88 35 Tourist Attraction/Permanent Exhibits 33,908 6.26 38 Golf Courses 24,365 116.38 39 Hotels, Motels 36.828 4.25 Grand Total 570,282 244.84 For the subject Pine Ridge Road Corridor, Table 2.01.1 demonstrates that tradi- ticmal retail uses, shopping centers and eating and drinking establishments, consti- tute 328.836 square feet of the total, or 57.66 percent of the commercial square feet analyzed, utilizing 57.95 developed acres, or 23.67 percent of the total. Office uses including financial institutions constitute 43,960 square feet of the total, or 7.71 percellt of the commercial square feet, utilizing 5.29 acres, or 2.1 (, percent, as re- corded in the 2005 Commercial Land Use Study. -,--~. '..~--",~_._'..,-,,,._'''- --- Market-Conditions Study Italian American Club Land Use Analysis-Page 11-14 Supportable Commercial Uses and Land Use RccOInmendations Substantial new residential construction, supported by the area's expanding roadway network, will likely accelerate demand for accessible, well-located com- mercial centers providing for the personal-service needs of future residents. Grow- ing consumer pressures generated by North/Central Collier residents will likely fos- ter additional demand for new commercial space, perhaps even exceeding the de- mand generated by the new residents being absorbed within the developing neigh- borhoods in the proposed Primary Trade Area (PTA). Tbe objectives of the preceding analysis are to assist in assessing commercial development potential and provide some degree of market justification. Consistent with this objective, it appears appropriate to develop a well-located multi-purpose commercial facility or facilities on the subject site adjacent to the area's developing neigllborhoods. In evaluating the commercial uses presently available to serve the future needs of area neighborhoods, this analysis has sought to address the following crite- ria to be employed during the plan-amendment process to quantify the actual mix and variety of land uses surrounding the subject site's PTA in order that any pro- posed uses may be evaluall'd according to the following considerations: l. The amount, type and location of existing zoned and developed commercial uses in general proximity to the subject site; - 2. Existing patterns of land use in general proximity to the subject site; 3. Adequacy of infrastructure capacity, particularly roads; and 4. Criteria identified in the Zoning Ordinance. The subject site is well situated for usc as a mixed-use facility that would al- low retail-colJlmercial land uses compatible with adjacent residential areas. Located in proximity to sevcral large, upscale Planned Unit Developments, it can serve as a transitional facility providing needed convenience services. Listed below are rec- ommended land uses identified with a category number obtained from the Stan- dardlndustrial Classification Manuel (19~7). Land Use Recoffilnendations Collier County's General Commercial Zoning District lists the following Standard Industrial Classification (SIC) groups that can be considered both consis- tent with the purpose and intent of applicable zoning standards and appropriate uses for development 011 the subject site: . All permitted uses in the C-3 commercial intermediate district (Examples: Apparel and accessory stores (SIC groups 5611-5699), auto and home supply stores (SIC group 5531), and general merchandise stores (SIC groups 53] 1- 5399); - Miscellaneous retaillSIC groups 59]2 (drug stores), 5992-59991; . "-._-- ""--- --... Market-Conditions Study Italian American Club Land Use Analysis-Page II-IS . Personal services (SfC groups 7215,7217,7919,7291-7299); and . Any other commercial use or professional service that is compatible in na- ture with the foregoing uses. Section III will analyze retail market demand in the area surrounding a proposed Primary Trade Area (PTA). The Urban Estates Planning COfl1munitv Dis- trict (PCll). the Primary Trade Area (I'TA) defined in Section I. and developments within Postal ZIP Code 34109 will be the primary concentration of the demand ~is_ Persons with a general interest in estimating the countywide demand for general- and single-purpose commercial and office spacc should consult the fore- casts published in the Collier County Urban Arca Buildout Study: Phase 1 Techni- cal Mcmorandum (March 16, 1994), under the heading "Detcrmining Commercial Acreage and Employment Projections" (Pages 8-14). Section IV will provide Study rccommendations. Section V is an Appendix providing other documentation. - '-"-~---""----'-.'-""- ~,~'..<_., ---. . ---.-- " .....___O___.mo...._ ----...__.,---~....- Market-Conditions Study Italian American Club Market Analysis-Page 1lI-5 The next step in the demand analysis is to evaluate retail demand in the Study's Primary Trade Area (PTA). The population, persons per dwelling unit, and per capita income data were derived from the U. S. Census reports for Postal Zip Code Area 34109 (See attached Fact Sheet ~. American Factfinder - Zip Code Tabula- tion Area 34109 and Collier County Zip Code map). The following Table 3.03 estimates retail demand in Postal Zip Code Area 34109 only (See map on facing page). The rate of population growth was calculated to reflect the pace of growth in the host North Naples Planning Community Dis- trict of over 15.00 percent for both S-year periods in Table 3.03 as demonstrated below: Table 3.03 COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2010) 2006 Estimated Growth in Study Area 2, Zip Code Area 34109 lOOO 2005 2010 Population Projections 17,911 21,395 24,810 Per Capita Income (PCI) $34,724 $41,478 $48,098 Persons Per Dwelling Unit (PPDU) 2.30 2.30 2.30 Dwelling Units (DU) 7,787 9,302 10,787 Dwelling Unit Income (DUI) $79,865 $95,399 $110,625 Total Area Income (TAl) $621,940,755 $887.405,052 $1,193,316,190 Retail Demand Forecast: ,.~- Retail Expenditures (RE) $217,668,064 $310,591,827 $417,660,666 Sales Per Square Foot (SPF) $225.00 $244.00 $264.00 5upportable Square Feet (S5F) 967,414 1,272,917 1,582,048 Supportable 5q. Ft. (5% vacant) 1,015,784 1,336,563 1,661,150 Floor Area Ratio (FAR) 0.200 0.200 0.200 Supportable Acreage (SA) 116.60 153.42 190.67 At the time of this writing, ascertaining zoned commercial acreage within the Primary Trade Area (PTA) component of Postal Zip Code Area 34109 cannot be calculated easily for 2005 and 2010 until pending EAR-based and other private sec- tor amendments to the Collier County Comprehensive Crowth Management Plan are considered and adopted by the Board of County Commissiorwrs mCC). For the year 2000, the closest calculation of zoned commercial acreage was based on 1998 data from the Property Appraiser and would not reflect accurately actual conditiollS at the lime of the 2000 U. S. Census, Ihe basis for the well- documented data provided in Table 3.03 for the year 2000. Additional Planning Considerations A unique feature of the Primary Trade Area (PTA) is that most of its commer- cially zoned areas are in the southeastern (me-fourth of the North Naples PCD. They are located almost exclusively within Activity Center #20, Activity Center #13, and the PUDs contiguous, or nearly so, to these activity-center commercial nodes. Generally, activity-center commercial is developed to address the basic goods and services needs of local residents; exceptions would include the interstate commer- cial nodes located in Activity Center #4 and Activity Center # 10. nw ____.___..._ . __.____._.. u__.. ~_.._- . -----~---- Market-Conditions Study Italian American Club Market Analysis-Page 1I1-6 Both Activity Center #4 and Activity Center #10 are located along 1-75 im- mediately east of the PTA and are designed, in large part, to serve the traveling public. An independent analyst cannot evaluate properly the proprietary interests of the owners of undeveloped property located in or near these interstate commer- cial nodes and how economic considerations may motivate such an owner to re- lease lots for sale and/or for lease. Determining how owners of such properties will respond to specific developer proposals is well beyond the scope of this analysis. The aggregation of approved commercial acreage in a limited number PUDs with undeveloped parcels of sufficient size to accommodate the acreage, spacing requirements, and marketing objecUves of commercial users greatly limits the op- tions available to potential users. Another important consideraUon in making a market-demand calculation for a developable parcel of 15.0 or fewer acres within the PTA is to account for the fact many of the PUD-commercial acres analyzed in the PTA are located inside or adjacent to Collier County's Interstate Interchange Activity Centers. Developed or developing commercial properties in Activity Center #4, located at I [Jlmokalee Road (CR-846) and 1-75 and Activity Center # I 0, located at Pine Ridge I(oad (CR-896) have or will be developed in large part to serve the traveling public ;lIld are ill suited to meet the convenience shopping needs of local residents. Section IV will provide Study recommendaUons. Section V is an Appendix providing other documentation. -- ^ ._.".u."._._~~._,~".__ _ __ ____._~..___u.. -------"'--_..-..- Z AROWi'RD COU'NfY J I COUJffi COUNTY [}A.D( COUNfY '" "" CDlLIfR CCA.lNfY .;:: T U) ~ 0 < (:il ~ 0 z r:::l J 0 0 rn 0 >: w ..., Z 0 ~ T 0 ~ ~ 0 Z r " " z ::l 0 b J ~ U 0 0 ~ N a p.., 0 ' ~ ....l " w >- 'd '" ~ 'd ~ 0 'd ",0 ~ z..... " C?6 z '5(') 0 T""~ , W - - wT"" T '<to 0 - u a w ~.q 0 (')G J " << C\I pC? w 3 ~ '<t ~ 0 0 c:; T"" 6l .~rs a c:; '<t - (') - - m . I rn ..... T"" T"" '<t (') 0 C\I T"" .q (') - " m ~ ~ " ........ m ,)" m 0 rn n o a ," . .., U " . 0> ~ w w rn ~ n <> 'j :i ; , 0 0 n' -. ,- a <? u x X 7 0 0 '" b rn m _~~O (') ~ ,.; r ?~ 0 ~ --- r aU Q Q M -q-(~--) I~ ttl 0..' M ) 1/V-~-- "'U I I --:>/>--- ~& ac'''' It) OW <DT"" '<t ~! 00 T"" ~z r T"" '<t ~':1 '<t'<t (') ~b (')(') ,.~ z. Ow 'c J aJI5 a \lSPc-o ~3~ "Q ~-<( 0 "OW UZ 7.70 <<0 6"",-p.r:f) ~~~ 0>" q <l_tLn ~3';j o~'-- ;!r.~ ot:-~ ..,- ......... ~Z~ .' ~3fi <<0-0( .00 109 - Fact Sheet - American FactFinder http://factfindcr.ccnsus.gov/scrvleIJSAt:FFacls')_event~Search&geo_.. I Iii ,-,~."_._~-,._._--"._------ _._---_..,-------"._-_._----~_..._~._--~- ^".__.~."._---,.__.~_.__._-- FACT SHEET Zip Code Tabulation Area 34109 View a Fact Sheet for a race, ethnic, or ancestry group Census 2000 Demographic Profile Highlights: General Characteristics - show more >> Number Percent U.S. Total population 17,911 map brief Male 8,489 474 49_1% map brief Femaie 9.422 52.6 50_9% map brief MeJJiaD..ag.e (years) 445 (X) 353 map brief Under 5 years 831 46 6.8% map 18 years and over 14,215 79.4 74.3% 65 years and over 3,889 217 124% map brief One LaC.e 17.749 991 97_6% White 17,119 95.6 75.1% map brief Black or African American 212 12 123% map brief American Indian and Alaska Native 15 0.1 0_9% map brief Asian 196 1.1 3.6% map brief Native Hawaiian and Other Pacific Islander 3 0.0 0.1% map brief Some other race 204 11 55% map Two or more races 162 09 2.4% map brief Hispanic or Latino (of any race) 1,182 66 12.5% map brief Household population 17,700 988 972% map brief Group quarters population 211 12 2_8% map Average bQI.L'il'boW size 2.30 (X) 259 map brief Average family size 2.75 (X) 3.14 map Total housing units 9.737 map Occupied housing units 7,699 79.1 91.0% brief Owner-occupied housing units 5,385 699 66.2% map Renter-occupied housing units 2,314 301 33.8% map brief Vacant housing units 2,038 20.9 9.0% map Social Characteristics - show more >> Number Percent U.S. Population 25 years and over 13.472 High school graduate or higher 12,141 901 80.4% map brief Bachelor's degree or higher 5,442 40.4 24.4% map ClvjJlilo_v.eie.rall'L(civillan population 18 years and 2,484 173 12.7% map brief over) Disability status (population 5 years and over) 2,893 171 19.3% map brief Foreign born 2,161 12.0 111% map brief Male, Now married, except separated (population 15 4,832 702 56.7% brief years and over) Female, Now married, except separated (population 4,899 610 52_1% brief 15 years and over) Speak a language other than English at home 2,494 145 17.9% map brief (population 5 years and over) Economic Characteristics - show more >> Number Percent U.S. In labor force (population 16 years and over) 8,340 56.5 63.9% brief Mean travel time to work in minutes (workers 16 21.5 (X) 255 map brief years and older) Median household incowe in 1999 (do liars) 52,591 (X) 41,994 map Median family income in 1999 (dollars) 63,984 (X) 50,046 map Per capita income in 1999 (dollars) 34.724 (X) 21,587 map Families below poverty level 185 34 9.2% map brief '2 4/25/06 9:5R PM .~...- ------. ..~..~----_.._-_.._._._. z._~. (lROWARO COON 11' '" ~-_~T.+- cQUJrn COON 11' () ADE COUN TY -U CO\Uffi CQUNTY [f) .;:: > ~ rLl 0 < is 0 z 0 J 0 m 0 >; Q "' ... Z 0 ~ > 0 0 P J:i1 0 " r ;::J CJ ~ 6 5 u 0 0 J:i1 N u p.., 0 ....l ~ :5 >- :::i vi " 0 " u . w ",0 ::; a: " z " 0 U , '" '" ~ '" ~ ~ ,,' COO ~ M6 z 0 ~~ J '" - r 0 - '<to u "' - u . -, '" u c?G w " ~ ~ '<t ~ 0 ~ 8 '" 61: .cfS ~ '<t - - c? -- "' . / ro ..... ~ ~ '<t c? 0 q '" ~ '<t M m !: "' r~ Z m ; - ,) m '" ~ " u t<:;6 (IS I < < w w ro ~ ~ 0 ~ :f ; I 0 0 ,y <"- u 0 M x x 0 0 z m m M 0 ~ <0 <0 ~ z~ ~ 60 Q Q ..q C:--} CW c? ;> 1-"-//-/ Uw I I 1".'0 ------/;:::~2/5-/ ~~ .W 00 LO UW <O~ .~ uz '<t ,< 00 <<< ~ ~~ ~~ <i_J '<t ~w '<t'<t "'''' <' M "z MM ,.~ _0 Z. OhJ f:,5() >5 (;\)~j Q \J.f.-1'/'-O ~33: ~-= <i 0 oz on..; .zZO <<0 oJU (ji \J.,cJ!.dJ ~3~ q ~~j~ <~ s!.::;: ~~ n~~ w-, ",:;;::'-- -<.J e;~f-i .0< "-<.'0 109 - Fact Sheet - Am",; !:;lCtFinder http://factfinder.ccnsus.gov/servlcUSAFFFacts?_cvent=Scarch&gco._.. Individua!' , ,I; poverty level 727 41 12.4% map Housing C <""'istics - show more>> Number Percent U.S. Single-I.! ;l;r-occupied homes 3,740 brief Medlan'v<ill: dollars) 214,600 (X) 119,600 map brief Median ,.,r ';('!({ '::;0 monthly owner costs (X) (X) brief With ': (dollars) 1.478 (X) 1,088 map Not mOll~Jdge(j \dollars) 402 (X) 295 (X) Not appl;rA)le Source U.S. Census Bureau, Summary File 1 (SF 1) and Summary File 3 (SF 3) -'-~--'--""--'- ..._"-------~-'_._------_._-----_.,~,-_.~---_.._------.."-- -.- 2 4/25/06 9:58 PM "--,,--- Market-Conditions Study Italian American Club Market Analysis-Page 1lI-3 The Primary Trade Area (PTA) for the subject site, a parcel occupied in part by the Italian American Club, has been established in Section I and Section II of this Study to be well located to serve the goods and services needs of the surrounding residential communities within convenient travel distance to the site and the trav- eling public; it may also provide opportunities for convenience shopping for those visiting Collier County's Main Library immediately north of the Club's site. The site's location on Orange Illossom Drive at Airport-Pulling Road (CH-31) situates it perfectly next to a well-traveled collector road tbat is used extensively by residents of the Urban Estates and the Hural Golden Gate Fstates commuting from their residence to their work at Naples-area businesses. This "pass-by" traffic will likely create traveler interest in using a convenience retail facility on the site. Additionally, documented use of the Main Library for a variety of special events and early voting indicates extensive use of the Lihrary as a site for commu- nity activities. For example, over 19,300 voters voted at the Main Library during the 15-day early-voting periods before the 2004 primary and general elections. Many of these voters resided well east of the Library in the Urban and Rural Estates. Finally, Collier County's new Satellite Branch Office adjacent to the Main Library will likely create significant new traffic on Orange Blossom Drive when resi- dents residing north of Pine Ridge Road (CH-1-\96) and west of 1-75 travel to the new satellite facility to transact business with a variety of county-government agencies. Consequently, this retail-demand analysis will commence with estimates based on growing demand in the Urban Estates; the western boundary of the Urban Estates is only 1.0 mile east of the subject site. Table 3Jl1 demonstrates t hat the Urban Estates will have a deficit of almost 10.0 acres in zoned commercial acreage by 2010. Table 3.01 COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2010) 2003 Estimated Growth in Study Area 1, the Urban Estates 2000 2005 2010 Population Projections 27,719 39,492 46,089 Per Capita Income (PO) $28,117 $30,541 $33,041 Persons Per Dwelling Unit (PPDU) 2.46 2.46 2.46 Dwelling Units (DU) 11,285 16,078 18,763 Dwelling Unit Income (DUI) $69,064 $75,019 $81,158 Total Area Income (TAl) $779,376,532 $1,206,115,477 $1,522,797,855 Retail Demand Forecast: Retail Expenditures (RE) $272,781,786 $422,140,417 $532,979,249 Sales Per Square Foot (51'1') $225.00 $244.00 $264.00 Supportable Square Feet (S5F) 1,212,363 1,727,267 2,015,804 Supportable 5q. Ft. (5% vacant) 1,272,982 1,813,630 2,116,594 Floor Area Ratio (FAR) 0.200 0.200 0.200 Supportable Acreage (SA) 146.12 208.18 242.95 Zoned Commercial Acreage 233.24 +25.06 (9.71) Source: Collier County Comprehensive Planning Section, Commercial Demand Study Golden Gate Urban Estates Planning Community (October, 2003) __..u___,_. ---..-.--- . ~._---_.._--"-~-_._----- z- BROWARO COON 1'( - -=-=r-+-- CQUJffi COUtU)' DAD[ COUNIY al "U - COUJER COUNTY .;:: " C/) ~ 0 < ~ 0 ii: z ~ ~ 0 (:) m 0 >; W .... Z 0 1':: >- 0 Q r.l 0 z r 0 " Z ::l " o J ~ U 0 0 r.l N v P-. 0 ...l ~ ~ I-< I z ~ .... ~ 0 N 1.. U '" ;:::: ~ ~ 0 0 ~ ~ ~ C') ~ ~ .. " ~ t Ie <i ~ 3 vi o 0 u 0 ~ w W 0 J . " z o 0 v , w w " "' '" ,,' (])o t " C')e! z .~ " ~" J " ~o 0 ,~ - U v W " C')0 ~ :5 < '" 3 " ~ 0 0 " ~ 6l "tfS v " ~ . ~ (') W . m r-- ~ ~ ~ (') 0 '" ~ ~ ") (') .. m ~ ~ c:)- m .y m J m ~ " v W < I v ~ " '" < ~ w ~ ~ 0 ~j j :t I 0 0 <i ~ ~ v c; .., C;L I x x z 0 0 0 '" 0 m m <<'" ~ ~C1lJ C') ~ 0 rW ~ ~ 0~ 0 -~ ~ .. ~ 0: 0: Zo .., ~;; o. 0", ~C') (').-"?~/ Uw m", ~v I I ~- .5 ~'s'n -./-----?-//-: -~ .~ 10 o~ <O~ 00 ~.t OZ ~ J" 00 ~ ~ a:<i ~ .z ~~ ~ ~ << .J ~ "w ~~ L~ " C') M C') 07: MC') _ 0 z. z_ (iJ'-Y (ji v,'E_'PcG u'o ~.3~ onw Z70 ,<0 oJU cf .,J.~_pcQ ~~~ ~3~ o~~ ~~ oj'::.~ "'0-" .z_ ," ~l~ .vo Market-Conditions Study Italian American Club Market Analysis-Page Ill-4 Collier County's 2003 Commercial Demand Study concludes that:"ln short, these findings suggest that population and income growth can support additional commercial space within the Golden Gate (Urban Estates) area. However, other fac- tors deserve careful consideration when interpreting these results. Namely, avail- ability of real estate immediately adjacent to the study areas is recognized (as a fac- tor) in helping to serve retail needs" Further, the 2003 Study advises that: "The International Council of Shop- ping Centers (lCSC) defines a Neighborhood Center as possessing a primary trade area of 3 miles or less and a Community Center as one possessing a primary trade area of 3-6 miles. ICSC also gives a site acreage range of 3-15 acres for Neighbor- hood Centers, and 10-40 acres for Community Centers." The rapid growth of the Urban Estates requires a recalculation of retail de- mand that will reflect its burgeoning population. Table 3.02 makes that recalcula- tion. Table 3.03 represents a recalculation of Urban Estates demand based on 2005 population estimates provided by Collier County's Comprehensive Planning Sec- tion (See Section I). Table 3.02 COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2010) 2006 Estimated Growth in Study Area 1, the Urban Estates 2000 2005 2010 Population Projections 16,713 35,606 57,484 Per Capita Income (PCI) $28,117 $30,541 $33,041 Persons Per Dwelling Unit (PPDU) 2.46 2.46 2.46 Dwelling Units (DU) 6,794 14,474 23,367 Dwelling Unit Income (DUI) $69,168 $75,131 $81,281 Total Area Income (TAl) $469,926,169 $1,087,444,068 $1,899,289,856 Retail Demand Forecast: Retail Expenditures (RE) $164,474,159 $380,605,424 $664,751,449 Sales Per 5quare Foot (5PF) $225.00 $244.00 $264.00 Supportable Square Feet (5SF) 730,996 1,559,858 2,517,998 Supportable Sq. Ft. (5% vacant) 767,546 1,637,851 2,643,898 Floor Area Ratio (FAR) 0.200 0.200 0.200 Supportable Acreage (SA) 88.10 187.99 303.48 Zoned Commercial Acreage +233.24 +45.25 (70.24) In sum, the recalculation demonstrates that the Urban Estates will have a deficit of 70.24 acres in zoned commercial acreage by 2010, an increase of 60.53 acres over the 9.71-acre deficit based on earlier estimates of the Urban Estates population released earlier by Collier County's Comprehensive Planning Section. Al the time of this writing, the only recent effort to add commercial capacity to the Urban Estates planning community was the Board of County Commissioners approval in 2005 of a plan-amendment petition for the Vanderbilt Ikach Road Neighborhood Commercial Subdistrict permitting retail and other uses at the northeast corner of CR-H81 and CR-862. As yet, no development activity has com. menced within the new Subdistrict. . ----""..,..~".._., ..-,'.._"-' ..--_.'. _" _",'_'___"_"_'__"_'M'_',,_ ~.- -,- --"-"-"-~---" 8ROWARO COUN TY z- COllJER COUNTY DADE COUNTY -=--,=,~t- COLVER COUN ry '" :-g -- T U) .... ~ .8 < (:il 0 z Ii. ~ Q 0 w 0 >: (:) w ~ T Z 0 ~ 0 Z r 0 s:1 ~ u 6 5 " Cl n. u 3 0 ~ N > ~ " w ~ 0 ....l o ::i ~ I Z J " W 0 >--< .... ' 0 I" N <D Oi .- ~ ~ -q- " ~ Oi 0 ~ 0 -q- '" (') ~ ~ ... ;; ~ ~ ~ ~ '" Z Z o 0 0' '" o 0 o 0 .,; ~ w w 0 :J n:: J Z 00 o , w w ~ ~ "' COO 0 w (')6 zr-.. n. "'j(') 0 ~~ I .q~ t w~ u z -.-- n.-q- 0 (')0 0 8(') 0 0 N v-r) '. J .q 6('; -tj-S ~ 3 .q (') ~ -) ~ ~ ., 0:: "" () ~ ~ .q (') 0 N ~ .q (') ;:- " 1: ~ " ~ a. Z ~ J o 0 ., ~ n u . ~ ., ~ ~ ::J 3 ., ~ ... n 0 0 0' '" z I 0 0 U a . ~ ~ x x '" 5 0 z- 0 0 ~-~( aO rn ill <~ ~ em >.w ~ ... Ow 0 -QO -q- wo 0 zO '" m5 u: n: 0", (') .~ ill", ~w om I I 00 Ii) "J -q- .. UL h ~< ~ mz <D~ < ~ -q- JW ~ ,," " UZ 00 .q (') z~ ~~ (') 550 -q--q- cJ 'IJ.".J"CO ~3l; (')(') C1C1".j (;\lS 7Z0 <(-<0 "'..-~ ~.:.;:, 'tJf'{1OJ I> (;\lv cJ - ~3'3 o~'-- ~~." ot~ :i'z;:::- ,J e;~0 .0< "UO Market-Conditions Study Italian American Club Market Analysis-Page Ill-I RETAIL DEMAND FORECASTS The analysis of retail demand in the Primary Trade Area (PTA) begins with population and household-size projections derived from the University of Florida's Bureau of Economic and Business Research (BEBR) high-range estimates and applied to the County's respective planning-community districts by the Comprehensive Planning Section. BEBR's countywide totals were disaggregated based on the share of growth in each of the Planning Community District (PCD) areas included in the PTA, the North Naples PCD and Urban Estxltes PCD. Per-capita-income (PCI) data is derived from Woods &Poole Economics, Inc. and PCI forecasts are in "constant" 1996-dollar amounts. Expenditure estimates an' incorporated into a step-by-step analysis of commercial acreage and square footage required to satisfy forecasted demand. Demand calculations are based upon docu- mented sales-per-square-foot (SPF) for commercial space and a density determina- tion, expressed as a floor-area ratio (FAR), to predict the acreage requirement for the area under study. A Commercial Demand Study (October, 20(3) conducted by the County's Comprehensive Planning Section reassessed early estimates provided by the Rey- nolds, Smith & Hills (RSH) Market and Commercial Land Use Study (May 1988). The reassessment improved the rigor and appropriateness of this analysis. Analysts examining the retail-demand calculations that follow should be mindful of the im- portant definitions listed below. Sales Per Square Foot (SPF): For 1986, determined to be $175.09 based upon the total measurable sales for the year of $1,008,788,987 divided by 5,761,514 mil- lion square feet (sq. ft.) of commercial space according to the 1988 Market and Commercial l.and Use Study (page 11-40). For 1995, sales per square foot was de- termined to be $220.87 according to calculations made by the Coullty's Compre- hensive Planning Section and based upon 1995 Collier County measurable sales of $3,223,592,288 divided by 14,594,655 sq. ft. of commercial space (Unincorporated County: 10,347,911 sq. ft.; City of Naples: 4,246,744 sq. ft.). The SPF calculation provided in the 2003 Study reflects property-appraiser defined land uses that correspond closely to the Census' definition of retail-sales outlets. The 2003 Study determined SPF to be $22:~.56 based on projected retail sales of $3,431,270,000 and a countywide commercial square-footage estimate of ] 5,348,589 square feet. For the purposes of the retail-demand calculations that follow, SPF is rounded up to $225.00 leading to a more conservative demand fore- cast. Floor Area Ratio (f:AR): Defined as the percent of lot coverage, or the ratio of retail floor area to overall land area, determined by the] 988 Market and Commer- cial Land Use Study to be: 17.26 percent in 1986, expressed as a ratio of 0.1726, and estimated to be 0.] 765 in 1990. In 1995, the County's Comprehensive Planning Section recalculated the FAR to be 17.85 percent for the Urban Estates Planning Community District (PCD), or a ratio of 0.1785, as an example of a continuing re- adjustment of the FAR. ._u.____..,_._._. . ."._~.._--,-~,~,- Market-Conditions Study Italian American Club Market Analysis-Page 111-2 The 2003 County study has reassessed the previous findings reported above and determined that the FAR for areas selected by the County for study ranged from ]8.82 percent to 21.65 percent depending on whether hotels/motels and theaters are included or excluded from the analysis. Correspondingly, a "rounded-off" FAR of 20.00 percent was utilized in the conversion of supportable square feet to sup- portable acreage. For the purposes of this analysis, a FAR of 0.200 will be utilized for the years 2000 to 20lO. Twenty (20) percent of any subject site or parcel will be considered as the floor space of a commercial structure and the remaining 80 percent will, pre- sumably, be devoted to secondary uses, namely landscaping, open space, parking, and stormwater management. Dwelling Units IDU): An estimate calculated by dividing projected popula- tion by persons-per-household data from the 2000 U.S. Census for the period 2000 to 2010. Dwelling Unit Income (DU!): An estimate calculated by multiplying per cap- ita income by persons-per-household. Total Area Income ITA!): An estimate calculated by multiplying by dwelling- unit household income by the number of dwelling units. Retail Fxpenditure mE) Forecast: Determined by the 2003 Study to be 35.00 - percent of total personal income. The 35-percent share of personal income is ap- plied to TAl to forecast retail expenditures for the study areas for each of the ana- lyzed time periods: 2000,2005, and 20]0. Retail Demand Calculation rRI)C): Calculation of the acreage required to satisfy forecasted retail demand according to sales per square foot and FAR is deter- mined by application of the following procedures: 1. Dividing projected sales by sales per square foot to determine supportable square feet; 2. Multiplying supportable square feet by l.05 for the normal 5 percent vacancy factor; and 3. Dividing the total square feet by 43,560, the square feet in an acre, and the Floor Area Ratio (FAR) of 0.200 to determine the acreage requirement for the study area. The resulting calculation of retail demand depicts the difference between the existing, zoned commercial acreage and the forecasted demand for each year of the analysis. The analysis assumes that any forecasted deficits for later years, 2015 and 2020, are too subject to estimating errors to document properly any growing deficit of actual acreage and the estimates of likely new retail demand generated by popu- lation increases after the year 2010. Planning Considerations and Problem Setting - Unique features related to the site of the Italian American Club deserve spe- cial consideration in planning for new commercial retail uses at that location. -." ,<~._~ --.- Market-Conditions I Italian American Club Market Analysis-Page IV-I .-. SUMMARY OF ANDINGS 1. The findings of this market-conditions study demonstrate that it is in the interest of those living within the Primary Trade Area (PT A), as defined in Section I, tbat a convenience center be developed on available acreage adjacent to the present site of the Italian American Club. 2. The Club's site on Orange R1ossom Drive can provide expanded shopping opportunities not only for local residents and the traveling puhlic, but also to those persons visiting the Collier County Main Library and the adjacent North Naples Satellite I\ranch Office now under construction immediately north and west of the Club's present location. 3. The study further contends that in instances where conventional C-4 zoning is permitted within already developed shopping centers proximate to the PTA, it may be appropriate to permit a limited array of C-4 uses outside existing centers that provide opportunities for certain desired convenience services serving neigh- boring residential communities and travelers. 4. Expansion of commerciald evelopment to provide needed goods and services to residents of the PT/\ will likely be driven by the spacing requirements of super- market and drug store chains; the impact of other surrounding commercial and residential development; the unannounced plans of land owners to develop parcels -. now earmarked, but currently undeveloped, for commercial uses; and whether ca- pacity of the PTA's road network can continue to accommodate increase automo- tive traffic. RECOMMENDA nONS 1. A transitional-area, commercial-use project similar in character to the uses provided for in the C-:, and C-4 zoning districts provided for in the Land Develop- ment Code (LDC) should be given first consideration when planning for the subject site. 2. The future plans of retail establishments within reasonable proximity of the present Italian American Club should be evaluated to determine if a portion of the site could be developed in a manner to accommodate the relocation plans of con- venience and drug store outlets that would be well served by a higbly-visible, free- standing facility at a high-traffic location like tbe subject site. 3. The subject site also recommends itself as an appropriate site for an array of Conditional Uses; schools, recreational facilities, social and fraternal organizations, day care centers, and convalescent and rehabilitation centers. 4. 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"- " Appendix A-1 -- COLLIER COUNTY COMMERCIAL lAND-USE CATEGORIES Note: Three-digit numbers refer to Florida land Use and Cover Classification 5ystem, andlwo-digit numbers refer to Collier County Property Awraiser's land Use Codes and Florida Department of Revenue [DORl Codes, 121 Retail Sales and Service 10 Vacant Commercial 11 Stores 13 Department Stores 14 Supermarkets 15 Regional Shopping Centers 16 Community 5hopping Centers 21 Restaurants, Cafeterias 22 Drive~ln Restaurants 25 Repair Service Shops [excluding Automotive] 26 Service Stations 27 Automotive 5ales [1213] 33 Nightclubs, Cocktail lounges, Bars 122 Wholesal~ Sales.and Servi.ces 29 Wholesale Outlets, Produce Houses, Manufacturing Outlets 30 Florists, Greenhouses - 123 Office and Professional Services 17 Office Buildings [Non-professional, one-story] 18 Office Buildings [Non-professional, multi-story] 19 Professional Services Buildings 23 Financial Institutions [Banks, S&l's, Credit 5ervices] 24 Insurance Company Offices 124 Hotel and Motel 39 Hotels, Motels 125 Cultural and Entertainment 31 Drive-In Theater, Open Stadium 32 Enclosed Theater, Auditorium 34 Bowling Alleys, Skatincj Rinks, Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment Other... Misce!laneo~!.).* 20 Marine Terminals, Piers, Marinas 42 Manufacturing 38 Golf Courses, Driving Ranges 48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing 72 Private Schools & Colleges 86 Counties Other Than Public 5chools Including Non-Municipal 88 Federal Government 91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, Radio/Television .<-- . "Miscellaneous" items are listed for reader information only. "Other" code items will assist the reader in identifying land uses not subject to analysis in Section II. -. .'~'~ Olr)lr)("")OO"" r-O\~r-"i'"l:'- "i'"MO\Orr.QIC ..-:iONo\Nr<'i ~r-OOOr-Q() l'-\O\ON N C1ONr-nN.". ...... \,Q V', ("', 0 \0 Nr-:":cici6 oc r- [-- \0 N '" 00 <""'. N \0 O:-'i ...... V', 'I"; ........ -0 rr, rr, .....; r..:: - - ~ ~ oc rr.<n "'''1'" 0 -OCr--OC<n<XJ ,.-~ rr: r- ("', ci r..: f'~ ~ c- 0 ~ N ~ ~ " :;: _. ~!- N("'.7"'50 <~ UUUUo..f-< ~ , ~ .~ '" ,.; . '" e N N ~ , ... 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TRAFfiC ENGINEERING TRANSPORTATION PLANNING SIGNAL SYSTEMS/DESIGN -~~.~- -- - . -- -, -----=--... -...... MEMORANDUM ~..~- TO: Robert L. Duane Hole Montes, Ine, FROM: Robert L. Price, 1'10 Senior Transportation Consultant Ted B. Treesh PrincipallRegiunal Manager DATE: .tanuary 11,2008 ~-~, RE: Italian American Club Plan Amendment TR Transportation Consultants, Inc. has completed a comparative traffic analysis for the proposed Italian American Club Comprehensive Plan Amendment. The 1/. 5.acre subject site is located in the southwest corner of the intersection of Orange Blossom Drive and Airport Pulling Road in Collier County, Florida. The subject site is located within the Urban Residential Subdistrict which allows for the development of three (3) dwelling units per acre. However, rather than residential uses, the subject site has housed the Naples Chapter of the Italian American Club f'lr the last 30 years. The existing facility accommodates anywhere hom 200 to 375 members. As a part of the proposed plan amendment, the existing facility will be razed in order to make way for tbe construction of the proposed Italian American Pla7l1 and Cluhhouse District. lt is the desire of the property owner to file a eomprebensive plan amendment that would modify the current Urban Residential Subdistrict zolling to create the Italian American Plaza and Clubhouse District. This new zoning district would allow for the construction of a 20,flOO square fe)ot building to housc the upgraded Italian American Club facility in addition to 26,000 square fect of commercial floor area. Table 1 illustrates the potential residential zoning of thc subject property compared to the proposed plan amendment for the Italian American Club site. _,_,.___....."'._..'n'~ ""__~,_~..____ n__ R Mr. Robert L. Duane TRANSPORTATION January 11,2008 - CONSULTANTS,INC. Italian American Club Plan Amendment Page 2 Table 1 italian American Club Plan Amendment Pro ~ ZOIllngScenario's Status Land lJse Size Potential Current Zoning m Multi-Family 15 units Proposed Plan- . ~L!tali~n A~erica;,-qil20,0.Q0 square feet _ Amendment . j . Commercial m. _. L 26,000 square feet . ,,,.. -. - -. '~~_.'_,._. __ .0.. ..__ .... _ _,' mOO _ _~= Trip generation calculations were performed as a result of this analysis. Table 2 indicates the trip generation for the potential zoning of the subject site. Table J indicates the trip generation for the proposed plan amendment. Table 4 illustrates the resultant trip difference based on the proposed plan amendment rather than the potential zoning of the subject site. Table 2 Italian American Clnb Plan Amendment _ A]lprov~d Tri]ls _ ._ __ _ _ _ _ ___ - ._-~ ~ .-- - .-. ... ..r-----.-~- A.M. Peak Hour P.M. Pcak /Jour Daily Land Use ---rem. -- In Out Total In Out Total (2-way) - Multi-Family 2 9 II 9 4 13 128 '""=~~~~ (15 utli_!~~___~_,c'_,_,____~_,__=~~~~=,~_==~_~_,_ ~~~~.b.:-.--- _~_=.__ ___~.~_.~~____ Table 3 Italian American Club Plan Amendment PrOflosed T..;ps ~ - -~_~~c.. ~~_"~~___'_~"~ __.. ~ __ __ ='_==---. "_~==='.~'_~ __ L d U A.M. Pe,,-k Hour ___I'. _M_. Pealdlour__ Daily an sc In Out Total In Out Total (2-way) Italian American Club 3 3 6 9 9 18 174 _____ .\6~Olllenlbcr~_______ _..____,_, _ ___ _____ _ _______ _______ .______ Shopping Center 43 27 70 124 133 257 2,830 (26.000 ~qll(HC fect) TolalTrips ... . L46 1-30 L.76~142 ]--225 J _]~Q.O"-_ --=~=~"'__'~'_~"~'_~~.='~C'''__'__'_~~'_'_~__''~'____".n__.. ._; __.~._~.__.~_.~"__ ..1..__._.. ~~_~_._ ..~_. ~__ .___.______. ~_..~= Table 4 Italian American Clllb Plan Amendment Tri Generation Com arison ---- -- Land Use .__.__~.M. Peak HOIlr: P.M. Peal, Honr_ Daily In (2-way) Resultant TripChan'c 144 +2,876 -.-. ..~-^'-_._- ,-.'---' R TRANSPORTATION Mr. Robert L. Duane January II, 2008 CONSULTANTS,INC. Italian American Club Plan Amendment Page 3 The trip generation shown in Tables 2 and 3 was determined by referencing the Institute of Transportation Engineer's (lTE) repOtt, titled Trip Ge/leratio/l, 71h Edition. Land Use Code 230 (Residential Condominium/Townhouse) was utilized for the multi-family residential use. As for the Italian American Club use, Land Use Code 591 (Lodge/Fraternal Organization) was deemed the most appropriate land use. Thi s use doesn't contain an independent variable based upon the square footage of the facility. 1l1ercfore, tbe trip generation was calculated based upon the number of members for the facility. Currently, there are approximately 256 mcmbers of the Italian American Club. The membership fluctuates, but there is a maximum membership of 600 members according to tbe Club bylaws. Tbcrcforc, the Italian American Club trip generation was based upon 600 members for a "worst case" analysis. I.and Use Code 820 (Shopping Center) was utilized for the proposed commercial 0001' area. The commercial trips shown in Table 3 will nol all be ncw trips (0 the surrounding roadway network. Some of the trips shown for the retail use shown in Table 3 reflect vehieles already traveling the surrounding roadway network. This traffic, termed "pass- by" traffic, is not new traffic to the surrounding roadway network. Thcrefc)re, the impact of the proposed commercial zoning of the subject site on the existing roadway network will be reduced as a result of the "pass-by" traffic. Collier County permits a maximum pass-by traffic reduction of 25% Jor shopping centers. Table 5 rellccts the "pass-by" -- percentages for the commercial use based on the average "pass-by" reduction factors indicated within the ITE Trip Generation Handbook. In addition, Table 6 indicates the "pass-by" traffic as well as the resultant "new Irips" the proposed plan amendment is anticipated to generate_ Table 5 Italh," American Club Plan Amendment Pass-by Reduction Rates c c~ Land lise Pass-b Perccnta e ~,SIloEPing,C2el:~<ir_]~~_ ~,5,~~,~ ,~" Table 6 Italian American Club Plan Amendment New Trips ~~:~~~ ~-~=_~===~===C--~--==__~'_O'=-- ~..~~~,.~_~. " ~'='='~~~_~_'___"_ ____~~_.,,___.., A.M. Peak HOllr P.M. Peal{ Hour Daily Land Use-.- .-.--- --t--.--T'--'--,--- III Out Total III Out Total (2-way) Total 1', ips 46 30 76 133 142 275 3,004 -, - ---------- -'-.- -----... ---- t---...-.- t--'-n- --- -----.. Less letail pass-by -9 -9 -18 -32 -32 -64 -708 Ncw!rip~_LE_.L ,2 !___L,58 .J~1 0 ~_L1Lo-.J_3~L,1},296 _~"""'__~'___M' R TRANSPORTATION Mr. Robert L. Duane January II, 2008 CONSULTANTS,INC. Italian American Club Plan Amendment Page 4 The total site traffic indicated within Tables 3 and 6 was distributed to the surrounding roadway network hased on planned/anticipated routes the dri vers will utilize to approach/exit the site. The project traffic distribution is indicated in the table below: Roadwav/I jl]~_.________ Percent Proieet Traffic AirpOli Pulling Rd, N. of Orange Blossom Rd 35% Airport Pulling Rd, S. of Orange ElIossom Rd 35% Orange Blossom Rd, W. of Site 20% Orange Blossom Rd, E of Airport Pulling Rd 10% The project traffic distribution is also indicated within Table IA attached to the end of this document. The project traffic distribution was factorcd by the new traffic indicated within Table 6 above in order to determine the amount of project related traffic on each roadway link. This traffic was then divided by the Level of Service Standard on each roadway in order to determine if any roadway links will he significantly impacted as a result ofthc proposed Italian American Cluh site. Significant Impact is detennined based upon the 2%-2%-3% Significance Test in accordance with the Collier County TIS Guidelines. The results of the Significance Test analysis can also be found within Table 1 A. As such, only Orange 13I0ssom Road to the west of the subject site is shown to experience a significant impact as a result of the proposed Italian American Cluh site. A five (5) year planning level analysis was performed on Airport Pulling Road and Orange Blossom Road in order to detcrminc whether sufficient capacity will he available on these roadways in the year 2013 afler the addition of the project relatcd traffic. The total traffic volume indicated within the 200? Collier County AUIR on each roadway link was factored by the appropriate annual growth rate over a five (5) year period in order to determine the 2013 background traffic conditions on each roadway. Tbe annual growth rates were determined based upon the 2006 Collier County Traffic Count Report, and a sample growth rate determination is indicated in the Appendix of this document. It should be noted that when a declining growth trend is indicated for a roadway link within the Collier County Traffic Count Report, a minimum annual growth rate of I % was assllmed. The 2013 background volumes were combined with the project traffic volumes as shown within Table 1 A in order to determine the 2013 buildotlt traffIC conditions on the area roadway network. The 2013 buildout traffic was then compared with tbe Level or Service Standard on each roadway link in order to determine whether sufIieient capacity is available on each roadway link. As can be seen within Table I A, the two-lane Orange 13I0ssom Road is shown to fail nnder 2013 background conditions. Regardless, further consistency analysis and a concurrency anulysis will be required as a zoning and site development plan (SDP) application are filed on the site. As such, should insufficient capacity exist upon the SDP submittal, no development permits would be allowed. Furthermore, mitigation measures may be necessary in order to add capacity to the Collier County roadway network, but any mitigation would be determined at the SDP phase when a definite development plan is available on the site Regardless, the proposed .....~. '..m_ _._.~.__. ,,--- "- ._~.,,~..,,-,.__.~.- ~ TRANSPORTATION Mr. Robert L. Duane January II, 2008 CONSULTANTS,INC Italian American Club Plan Amendment Page 5 Italian American Club is not creating the Level of Service deficiency at this site, so no roadway link improvements are required at this time. This analysis also referenced the Collier County signillcant impact criteria. In order to gain a beller understanding of the traffic conditions in the area, a turning movement count was performed on January 8, 2008 at the intersection of Airport Pulling Road and Orange Blossom Road. The results of this turning movement count can be found within the Appendix of this report for reference. A peak season factor from the FOOT traffic information CD was utilized to determine 2008 peak season turning movements. Figure I rcllects the 2008 peak season, peak hour turning movements at the Airport Pulling Road/Orange Blossom Road intersection. The total trips generated by the subject site were then assigned to the potential site access locations and the Airport Pulling Road/Orange Blossom Road intersection. Access to the site was assumed via the existing full access at the western property boundary. Furthennore, a right-in/right-out access to Airport Pulling Road was assumed at the southern property boundary. The resultant site traffic assignment is indicated within Figure 2 for reference. It should be noted that no pass-by tranic reduction is indicated within Figure 2 as the total trips were added to the surrounding roadways for intersection analysis purposes. The annual growth rates previously discussed as a part of this report were utilized in ordcr to factor the 2008 pcak scason turning movements within Figure ] for 5 years in .- order to obtain 2013 background turning movements. Figure 3 indicates the 2013 background turning movements at the Airport Pulling Road/Orangc Blossom Road intersection. The site traffic indicatcd within Figure 2 was then combined with the 2013 background turning movements indicated within Figure 3 in order to determine the 2013 buildout turning movements at the area illkrsections. Figure 4 indicates the 2013 buildout turning movements at the site access driveways and the Airport Pulling Road/Orange Blossom Drive inlcrsecl ion. The 2013 turuing movements within Figure 3 (background) and Figure 4 (buildout) along with tbc appropriate lane arraugements were inputted into the ] lighway Capacity Sotiware (HCS+) in order to determine the capacity at the intersection of Airport Pulling Road/Orange Blossom Road. Figure 5 reflects the appropriate lane arrangements at the Airport Pulling Road/Orangc Hlossom Road intersection. The resultant HCS data sheets arc attached in the Appendix of this document fi)/' reference. As can be seen from the l-ICS results, all intersections and turning movements at the Airport Pulling Road/Orange Blossom Road intersection arc shown to limction acceptably under the 2013 buildout conditions. As such, no intersection relatcd improvcments are likely as a result of the proposed Italian American Club Comprehensive Plnn Amendment. ]n conclusion, the proposed Italian American Club Plan Amendment will modify the potential developmcnt of tbe subject site to allow an upgraded Italian Amcrican Club facility in addition to 26,000 square fcet of cOlllmercial floor area rather than the 15 R TRANSPORTATION Mr. Robert L. Duane January II, 2008 CONSULTANTS,INC. Italian American Club Plan Amendment Page 6 multi-family dwelling units currently allowed on the subject site. Based on the results of the five (5) year planning level consistency analysis performed within this document, Airport Pulling Road is shown to operate acceptably, but capacity constraints are shown on thc two-Ianc Orange Blossom Road under 2013 background conditions. Regardless, additional traffic analysis will be required at the time of zoning and SOP submittal when a more specific developmcnt scenario is known I,)r thc subject site. The preliminary intersection analysis performed as a part of this analysis indicates that all turning movements and intersections analyzed as a part of this document will operatc acccptably undcr the 2013 buildout traffic conditions. If you havc any additional questions, feel ti-ec to contact me. Enclosures "'____.._,.__,'__..'..'_-'_', _"_n_'_.~~"'",'_'~___<~'_____',,,,_,,"_,__,, __.. .. APPENDIX ~,',.n'__""._'''_'''_''''_'"._>'_____ _c TABLEIA c_ ..."....._.......~....,~~- . .'..,'.--..-------'-,.---." - ~ ~ ~ ~ ffi ~ WOO lIl<ll 00 ~ ~ : _ ~ ~ Z Z ~ < < -, j :::l () > ;: 0 < o ~'I~lJ ~o; ~j':~Oa..~~ <'?":" ~ ~ ~ a ~ ~ ~ ~ ~ ~ ~ ~ ~ Q: () ~ ~ , <;< @ ~ ~~ o~ogg ~f'- <:> UJ <( <( ..... >- t'") '" '" a ~ ~ . . 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"" ~ ~ ~.. - -- ~ d to '" W W .."... .2 " ~ " ~ ;; o << " . , u , ~ ~j N _ N t'") J _~ ~ 91 N N " ;::: :<: L x ljJ - E ~ g. VI ll. r; :x _ ~ N e _ ~ L "" U 0 a Y '=-' E E F ~ <: t:: " S1:il ~ 0. a ;? ;i 9..Q ~ \I ~ I- ,- m lD iii ~ ~ ~ ~~ ~I~ g,g. ",13 "'", -, -, UJ l" ~ l" [" - e- .. ~ 00 ::to"" 00 <1)4: ;;" ltg: Obo n'O "0 .Jf' ~ ~ ~ z tI) Z tI) ~ ill . J --, o 0 J: :r n' ~ '<: ;g a: 0 <( <( 0: L f ._" ~ ~ >- .~ :: ~ <" 3[" ~ ~ <( <( 0 t '" 0> ~b ~~ g ~ .... !-. 0: <( ;:; 0 __ __m'._M ,_,__,___,__'u_,. TURNING MOVEMENT COUNT - RESULTS ---, .~ -.....--.-".--, 1:.. T RANSPORTATION ~~~E' ~:;:;~~ 2008 K (ONSULTANTS,INC. COUNHIME, ',OOAM-9,ooAM . - 15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS AIRPORT ROAD & ORANGE BLOSSOM ROAD AIRPORT_ROAD ~~- -. ORANGE BLOSSOM ROAD INTER- 15MIN - - -,. -~_ BEGIN NORTHBOUND SOUTHBOUND EASTBOUND _ WESTBOUND SECTION LEFT THRU RIGHT TOTAL l.EFT _I,HRU _ RtGHTJ TOTAL LEFT THRU RIGI-!T TOTAL lEFT THRU RIGHT TOTAL TOTAL 7:00AM 37 146 26 209 G 248 14 268 9 23 102 134 52 16 11 79 690 7:15AM 23 149 17 189 'I 236 18 758 10 43 39 92 63 25 15 103 642 7:30 AM 19 150 22 191 11 265 28 304 16 75 43 134 61 28 11 100 729 7:45AM 15 153 15 183 11 292 73 326 13 74 35 122 75 38 22 135 766 8:00 AM 24 196 17 237 1 251 33 291 34 42 43 119 70 49 24 143 790 8:15AM 30 163 1fI 211 7 257 40 299 18 25 54 97 53 39 15 107 714 830AM n 1:J5 1:'1 195 I 15 282 21 334 21 31 33 85 38 50 11 99 713 8:45AM 33 142 5 180 U B 259 34 301 27 30 51 108 41 24 11 76 665 .!OTAL: 208 1,2~._ ~ _-1.;595JL ~~ 7,090 727 2,:l~! 148 ~ 343 400 891 453 269 120 842 5,709 -- _ _____ _ __ .______n__..m._____.n_.. . .-- ---------- -- HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS AIRPORT ROAD & ORANGE BLOSSOM ROAD HOU AIR~ORT ROAD . ~r _ ORANGE BLOSSOM ROAD INTER- R NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION BEGIN LEFT THRU RIGHT TOTAL LEFT THRU R1GHT.LTOTAL LEFT fHRU RiGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL 7:00AM 94 598 80 772 32 1,041 83 --. 1,156 48 215 219 482 251 107 59 417 2,827 7:15AM 81 648 71 800 )3 1,044 102 1.179 73 134 160 467 269 140 72 481 2,~27 7:30AM 88 662 72 827 :11 1,065 124 1.220 81 216 175 472 259 154 72 485 2,999 7:45 AM 96 61''' 63 826 35 1,082 133 1,250 86 172 165 423 236 176 72 484 2.983 8:00AM 114 656 53 823 32 1,049 144 _~_""'~~ ..~,_128 181 409 202 162 61 425 2882 --.---- --~-- -- _._-----~.~.-._~-------~-~-~~- --.... ., - -......---------.------ .---- -----'_.~--~----_..- PEAK HOUR SUMMARY HOUR A1RPORT,~OAO _n_._ '_~ 9RANGE BLOSSOM ROAO INTER- BEGIN NORTHBOUND SOUHlBOUND EASTBOUND WESTBOUND SECTION lEFT THRU RIGHT TOTAL ll~FT THRU RIGHT TOTAL lEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL 7:30AM 88 662 72 822 31 1,065 .~24 1.220 81 216 ___ 175 472 259 154 72 485 2,999 ~ TRANSPORTATION DATE: January 8. 2008 DAY: TUESDAY . CONSULTANTS,INC. COUNT TIME: 7;00 AM - 9:00 AM PEAK HOUR: 7:30 AM - 8;30 AM INTERSECTION: AIRPORT ROAD & ORANGE BLOSSOM ROAD AIRPORT ROAD 2,035 68% t I 1,220 815 N J t 124 1,065 31 .,J I '* ORANGE BLOSSOM ROAD "\. 72 ... ... 154 ... 366 .... J r 259 485 81 .... 838 28% -+ 216 .... 804 -= .... 27% 472 175 ""\. 319 ~ t r 88 662 72 -~ Tolallnlerscclion Traffic Percents (%} reprcsellt movemCIlI volume$ 2,999 dividlldbyihelolalinlcrsectiontrat1lc I t 1,499 822 t /,321 77% .-....,...---......-. ,- R TRANSPORTATION DATE: January 8, 2008 DAY; TUESDAY CONSULTANTS,INC. COUNT TIME: 4:00 PM . 6:00 PM -,..- " 15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS AIRPORT ROAD & ORANGE BLOSSOM ROAD '" ___JC" " " AIRPORT ROAD ORANGE BLOSSOM ROAD " I~TER- 15MlN BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION lEFT THRU RIGHT TOTAL LEfT THRU RIGHT r TOTAL lEFT THRU RIGHT Tq!~l ~E!T TURl! RIGHT TOTAL TOTAL 400PM " 3?0 84 446 9 274 30 313 35 53 67 155 47 20 13 80 994 4:15PM 55 351 69 475 14 756 25 295 35 87 5(1 172 43 25 19 87 1,029 4:30PM 43 357 95 495 >9 244 22 285 42 72 57 171 23 19 23 65 1.016 4:45PM 54 370 88 512 27 779 26 327 31 58 51 146 24 16 27 67 1,052 5:00PM 50 367 137 554 14 227 >9 260 41 91 57 189 34 29 17 80 1,083 5:15PM 64 400 67 537 18 240 33 291 39 90 63 >92 32 20 28 80 1.100 5:30PM 67 339 114 520 17 ??9 72 ?l~ 37 10:1 16 210 40 37 " 98 1,109 5:45PM 48 379 98 475 11 263 22 296 34 81 68 183 31 25 21 77 1,031 TOTAL: 423 2,839 752 4.014 _.1?1_ 2,012 700 ~:~~ ~OO,"~ 635 489 1,424 274 191 169 634 ~,.4J4 " =~,-,=..=""..,..- --~-~----- "" '" "" HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS AIRPORT ROAD & ORANGE BLOSSOM ROAD HOUR AIRPORT R_OAp - _H . ._._~._. ORANGE BLOSSOM ROAD lNTER- BEGIN NORTHBOUND ~Eiffi=--' SOUTHBOUND ~Eillf= EASTBOUND WESTBOUND SECTION LEFT THf!U __R1GI~T TOTAL l;~n___:}~~RU RIG!-I1.J)OTAL l.Ef,.!. THRU_,RIGHT TOTAL lEFT THRU RIGHT TOTAL TOTAL 4:00PM 194 1.39B }36 1,928 64 1,053 103 1,220 149 270 225 644 137 80 82 299 4,091 4:15PM 202 1,445 389 2,036 " 1,006 91 l,1G7 155 308 215 678 124 89 86 299 4,180 430PM 211 1,500 387 2.098 1] 990 WO 1,163 159 311 2211 698 113 84 95 297 4,251 4:45PM 235 1,482 406 2,123 " 9/0 107 1.153 154 342 247 143 130 W2 93 325 4.344 5:00PM no 1.441 416 2,086 60 959 __~_~~_1~22 15\ 365 264 780 137 111 87 335 4.323 .'.. ~. [ --~ ---.- .n_______ m PEAK HOUR SUMMARY "" HOUR ""' A1RPORf"ROAD ::JC:::=: ORANGE BLOSSOM ROAD INTER. BEGIN NORTHBOUND' SOUTHBOUND EASTBOUND WESTBOUND SECTION LEFT THRU RIGHT TOTAL LEFT THRU RIGHT lEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL 1.:45~1D 235 1.48~,._ __ 400 2,123 !~ 975 .~?L 154 312 24" 743 130 102 93 325 4,344 -, .. -~ ._"-----,--~._..'.~.._.-,,--_."- -1 TRANSPORTATION DATE: January 8, 2008 DAY; TUESDAY , CONSULTANTS,INC. COUNT TIME: 4:00 PM - 6:00 PM PEAK HOUR: 4:45 PM - 5:45 PM INTERSECTION: AIRPORT ROAD & ORANGE BLOSSOM ROAD AIRPORT ROAD 2,882 66% 1 I 1,153 1.729 N 1 t 107 975 71 .J I '* ORANGE BLOSSOM ROAD "- 93 .... ... .... 444 102 .... J r 130 325 1,187 154 .... 27% .... 342 ... 1,144 - .... 26% 743 247 ~ 819 ... t ,. 23~ 1,482 406 ~ T ol"al Intersection T raffle Percents (%) represent move~nl vOlumes 4,344 divicledhylhelotalinfcrsectiontraffir; I t 1,352 2,123 1 ],475 80% --. ~---._.~--,._,,--~ _.._--,~~.~,..- ~ FDOT TRAFFIC INFORMATION CD - 2006 PEAK SEASON CORRECTION -- FACTORS - .-.- . __,,"~_,..___, _.___.._r. - " " " " " " " " " " " " " " " " " " " " " H " " O. " ,,; w " " ~ " 0 I: O. " >, r,,(.., Ii ,- ""O'-''-'dO\Cf)'--'O'''f (I) U ,'") ,n '" m <.> (~, ,/) r--. n N '^'l ('I M '''l "".,-, ,n W ,-. f'- ,--- r-- ,..- ,-. \.0 U, In ~ N ,< 00 W r- r- ~_. r-. en (T) 0 " U U 11 ,-, d --< <=> C> 0 '" 0; ,no> 0\ u, me CJ c, 0 0,' ,-'.-l d ('J N N .-"",,<') "'P" '" C'I ('.) 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"' <V >, II C) 0 0 0" 0 <..-' C) C_) 0 0 () 0 ') c~ 0 () '_' C-' 0 '-_) U 0 U U 0 U U () C) 0 0 <::_) 0 C> CO~, CJ C> c'--1 r--l~' ,4 <--l d ..j.. ._j,~~, ,_, ._~ d m 0 fi, " " .-. 0 " ., ..-< '0 tT> " ~ "-)Q) ~ " . . ~J P ill II ,j N (Y) ~or "1 OJ) (- no ," 0 d ''J ,-' "'" ,n W c- (Xl 0' 0 ' , (" (Y, 'r ,f) I_U (--- m 0-' 0 . < N <'l .,. m W ,.... 0:> UI C> T_' ,-~ ...-, ,_,. If) W ,__ ill 01 0 d N ,') 0, b> ('-J r~ . " 1 rl d ..; .-. d ,--, ,-, d ~t rl "" ,..~ ('-j (" N N N ,." N N .-.---: M ...-) C'l (y) C'l M M (') (') 7' '-f' ..". '-1' "<j- "" ... '<3' "" "" u, if> ,n '0 ~ U ~ ;1 . . . . . , . . n, "'-- ._-----,p-----'-, ANNUAL GROWTH RATE CALCULA TIONS ...-~. ----., --,- - - _~h ANNUAL GROWTH RATE CALCULATIONS 2006 ANNUAL BASE YR TRAFFIC YRS OF GROWTH ROADWAY SEGMENT TRAFFIC VOLUME GROWTH RATE Airport Pulling Road N of Orange Blossom Or 31899 26829 4 1_00% S of Site 44288 40698 4 100% Good!ette Frank Rd N. of Orange Blossom Ur. 20522 20269 4 1.00% S of Orange Blossom Dr 20193 23150 4 3A8% Orange Blossom Dr W_ of Site 9348 12210 4 691% E_ of Airport Pulling Rd 9348 12210 4 6_91% I AlIlraffic ,>,Olumes were taken from the 2006 Collicr County Average Dally Traffic Report 1 In instances where the historical data indicates a reduction in traffiC, a minimum annual growth rate of 1.0% was assumed SAMPLE GROWTH RATE CALCULATION - 2006 ADT ^(1/YrsotGrowth) Annual Growth Rale (AGR) =- -1 Base Year ADT 23150 "(114) AGR (Goodlette Rd) = -1 20193 AGR (Goodlel!e Rd) = 3A8% - ...--..-..--. ----~---_.- _ FIGURES 1,2,3,4, & 5 ~.-^. S Ii-us I 0 <( 0 a:: <9 z :::; --' :::J a.. f- a:: 0 a.. a:: ;;: '" ~ -~ '" - 0l:::'-........., ~ " ~ '\.. ~~~ 82(106) ""',,, +176 (116) 0 ~~<') J, ORANGE BLOSSOM ROAD ., -+ ~ +295 (148) N (176)92j~ t ~ 0 <0 0 -"" (390) 246.. g :g f;j (282) 200"" ==-;:;;;- <0 en ill ill <0 " t::!.<D_ ----- LEGEND + 000 WEEKDAY AM PEAK HOUR TRAFFIC - +(000) WEEKDAY PM PEAK HOUR TRAFFIC R TRANSPORTATION 2008 PEAK SEASON TURNING MOVEMENTS CONSULTANTS,INC IT AllAN AMERICAN CLUB Figure 1 .._ ~'__'___~M' ..--.----.--,.-, ,,-.- "-'--"'-"-' -_.~.-_._-_. --.._---"--- S INTS.I 0 <( 0 0: (') z ::J -' :J a.. I- 0: 0 a.. 0: <( ~';j - "-- (-) +-(-) -,,' 0 N~ ';' +3 (8) .0 ORANGE BLOSSOM ROAD +21(59) ~.. ~+2(5) N (-)-"*~? (50)11.~~ t? 0 w 0 (27) 9~ ~;": _JL (14) 3.... ~;.;. 1"'- (-) -~ <000 N" -~ ,:'!. ! I i I ~ "I - ~, ~I - (5o)10~ t "' ~ "' :':- LEGEND + 000 WEEKDAY AM PEAK HOUR TRAFFIC +(000) WEEKDAY PM PEAK HOUR TRAFFIC - INDICATES LESS THAN 5 TRIPS -- ~ TRANSPORTATION TOTAL SITE TRAFFIC ASSIGNMENT CONSULTANTS,INC. ITALIAN AMERICAN CLUB Figure 2 . ----,. .._,,~.._~,-..,,_.~, ,-_,_--'''', S INTS.I 0 <( 0 a: (') z ...J --' :::J a.. I- a: 0 a.. a: <( m ill ~~ ro . N~....--. ~ill'" '\. ;;"-~ 115(148) 0 ;'!~:;; +246 (162) <b ORANGE BLOSSOM ROAD ~ ... ~ .r412 (207) oj (246) 128.1' t ~ 0 :g ..... (545) 344+ :gQ';~ (394) 279"'\. :::.'::.;::: ",,,,ro ro"-,, ~t--_-- ~ LEGEND + 000 WEEKDAY AM PEAK HOUR TRAFFIC .-. +(000) WEEKDAY PM PEAK HOUR TRAFFIC R TRANSPORTATION 2013 BACKGROUND TURNING MOVEMENTS CONSULTANTS,INC. ITALIAN AMERICAN CLUB Figure 3 _.._.M..___..,___._.'_.__~_" -_.-'~-- .- S INISI 0 <{ 0 n:: ('J z ::; -' :::> a.. r- n:: 0 Cl. n:: ;( ~ ~ ~ ~N <<> - C")::::"..-.. ~O'" '\.. ;;O>~ 115(148) 0 +499 (572) ~~M +249 (170) r--- : I I ~ I .--! C) ~I ~l ;::-- " r--j i _<D <DO> ~~ ., +i - (5o)'10~ ! C) C) ~ 0 0> '" ~ - R TRANSPORTATION 2013 BUILD-OUT TURNING MOVEMENTS CONSULTANTS,INC IT AllAN AMERICAN CLUB Figure 4 ...~""--- ._. ,.,-.<-.. . S INT~J 0 <{ 0 Ct: (9 z :J -' :::J a.. f- Ct: 0 0- Ct: ;:;' "" ~ "-275 ft 0 0 ~ ... 0 <D '" ORANGE BLOSSOM ROAD .,. + ++ ~ ..r275 ft N 400 ft .J' ~ t t t ,.. 0 <0 0 -u- +"" "" + ~ 0 0 575 ft"'" ..,. ..,. LEGEND ... xx ft. LENGTH OF TURN LANE - l{ TRANSPORTATION LANE ARRANGEMENTS CONSULTANTS,INC ITALIAN AMERICAN CLUB Figure 5 _._-_...~---_._-- ,-- HCS CAPACITY ANALYSIS RESULTS -- -- -----.--.....-.-- .. Short Report Page I of 1 SHORT REPORT General Information Site Infonnalion lIDalyst RLP Intersection Orange Blossom @ Airport ncy or Co. TR Transportation Area Type All other areas Consultants Date Performed 1/11/2008 Jurisdiction Collier County Time Period AM Peak Hour Analysis Year 2013 Background - Volume and Timina Inout EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes 1 2 1 1 1 1 1 3 1 1 3 1 Lane Group L T R L T R L T R L T R Volume (vph) 128 344 279 412 246 115 105 794 86 37 1276 148 % Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2 PHF 0.95 0.95 095 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed/Actuated (P/A) A A A A A A A A A A A A Startup Lost Time 2.0 20 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 20 20 Arrival Type 3 3 3 3 3 3 3 4 3 3 4 3 Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 30 30 30 3.0 3.0 3.0 Ped/Bike/RTOR Volume 0 0 25 0 0 10 0 0 5 0 0 10 Lane Width 12.0 12.0 12.0 120 12.0 12.0 12.0 12.0 12.0 120 12.0 120 Parking/Grade/Parking N 0 N N 0 N N 0 N N 0 N Parking/Hour Bus Slops/Hour 0 0 0 0 0 0 0 0 0 0 0 0 --- num Pedestrian Time 3.2 32 3.2 3.2 - pnasinq Excl. Left WB On Iv EW Perm O~ Excl. Left NB Onlv Thru & RT 08 G - 11.0 G ~ 70 G - 27.0 G- G - 9.0 G- 6.0 G - 34.0 G- Timing Y - 6.5 Y - 0 Y - 6.5 Y- Y - 6.5 Y - 0 Y - 6.5 Y- Duralion of Analysis (hrs) c 0.25 .. Cvcle_ Length C - 120.0 Lane Group Capacity, Control Delav, and LOS Determination EB WB NB SB Adjusted Flow Rate 135 362 267 434 259 111 111 836 85 39 1343 145 Lane Group Capacity 404 798 356 548 528 449 317 1691 528 133 1438 449 v/c Rallo 0.33 0.45 0.75 0.79 0.49 0.25 0.35 0.49 016 0.29 0.93 0.32 Green Ratio 0.32 022 0.22 0.48 0.28 0.28 0.18 0.33 0.33 0.08 0.28 0.28 Uniform Delay d, 30.3 40.1 43.4 22.1 35.8 33.1 43.1 31.9 28.2 52.5 41.9 33.9 Delay Factor k 0.11 0.11 0.31 034 011 0.11 0.11 0.11 0.11 0.11 0.45 0.11 Incremental Delay d, 0.5 0.4 8.6 78 0.7 0.3 0.7 0.2 0.1 1.2 11.5 0.4 PF Factor 1.000 1.000 1.000 1.000 1.000 1.000 1.000 0958 1.000 1.000 0.998 1.000 Control Delay 30.8 40.5 51.9 29.9 36.5 33.4 43.8 30.8 28.3 53.7 53.3 34.3 Lane Group LOS C 0 0 C 0 C 0 C C 0 0 C Approach Delay 42.8 32.5 320 51.5 Approach LOS 0 C C 0 I" ... ,eclion Delay 41.3 Intersection LOS 0 - - ------------ C, -"It@2005 University of Florida. All Righls Reserved HCS+™ Version 5.21 Generated- 1/1112008 12:00 PM file://C:\Documents and Sctlings\r1p\Local Settings\Temp\s2k40.tmp J /1 ] /2008 -,-'-".-.-.,," ---.--'^ 1>hort Report Page 1 of 1 SHORT REPORT Generallnformalion Site Information lI-glyst RLP Intersection Orange B/ossom @ Airport /lCY or Co. TR Transportation Area Type All other areas Consultants Date Per/armed 1/11/2008 Jurisdiction Collier County Time Period PM Peak Hour Analysis Year 2013 Background Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes 1 2 1 1 1 1 1 3 1 1 3 1 Lane Group L T R L T R L T R L T R Volume (vph) 246 545 394 207 162 148 282 1775 487 85 1169 128 % Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2 PHF 0.95 095 0.95 0.95 0.95 0.95 0.95 0.95 0.95 095 0.95 0.95 Pretimed/Actuated (P/A) A A A A A A A A A A A A Startup Lost Time 2.0 20 2.0 20 20 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Extension of Effective Green 20 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Arrival Type 3 3 3 3 3 3 3 4 3 3 4 3 Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Ped/Bike/RTOR Volume 0 0 20 0 0 15 0 0 25 0 0 10 Lane Width 12.0 120 12.0 120 12.0 12.0 120 12.0 12.0 12.0 120 12.0 Parking/Grade/Parking N 0 N N 0 N N 0 N N 0 N Parking/Hour S"" Stops/Hour 0 0 0 0 0 0 0 0 0 0 0 0 ]Urn Pedestrian Time 3.2 3.2 3.2 3.2 Phasina Excl. Left EW Perm 03 04 Excl. Left NB On Iv Thru & RT 08 G - 8.0 G - 32.0 G- G- G - 9.0 G 11.0 G - 34.0 G= Timing Y - 6.5 Y = 6.5 Y- Y- Y - 6.5 Y - 0 Y - 6.5 Y- Duration of Analysis (hrs) - 0.25 Cvcle Length C.- 120.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB Adjusted Flow Rate 259 574 394 218 171 140 297 1868 486 89 1231 124 Lane Group Capacity 413 946 422 259 497 422 391 1903 594 133 1438 449 v/c Ratio 0.63 0.61 0.93 0.84 0.34 0.33 0.76 0.98 0.82 0.67 0.86 0.28 Green Ratio 0.39 0.27 0.27 0.39 0.27 0.27 0.22 0.38 0.38 0.08 0.28 0.28 Uniform Delay d 1 322 38.5 43.0 39.2 35.5 354 43.8 371 33.8 541 40.7 334 Delay Factor k 021 0.19 045 0.38 0.11 0.11 0.31 0.49 036 024 039 0.11 Incremental Delay d2 30 1.1 27.8 214 04 0.5 84 164 8.8 12.2 5.3 0.3 PF Factor 1.000 1.000 1.000 1.000 1.000 1.000 1.000 0920 1.000 1.000 0.998 1.000 Control Delay 35.2 39.6 70.8 606 35.9 35.9 52.2 50.6 42.6 66.3 46.0 33.8 Lane Group LOS 0 0 E E 0 0 0 0 0 E 0 C Approach Delay 48.7 46.1 49.3 46.2 Approach LOS 0 0 0 0 I, ,ction Delay 48.1 Intersection LOS 0 '- COP)"!Jnt@2005 University of Florida, All Rights Reserved HCS+™ Version 5_21 Generated 1/11/2008 11:52AM file:1/C:IDocuments and Settingslr1plLocal SettingslTempls2k40.tmp 1/lll2008 ---- I .<~. 2013 BUILD OUT .- -~- ..._-_..~,"-"--".,-~..__..,- .Ihort Report Page I of 1 SHORT REPORT Generallnfonnation Site Information tulalysl RLP Intersection Orange Blossom @ Airport ncy or Co. TR Transportation Area Type Aft other areas Consultants Date Per/armed 1/11/2008 Jurisdiction Collier County Time Period AM Peak Hour Analysis Year 2013 Buildout Volume and Timina Inout EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes 1 2 1 1 1 1 1 3 1 1 3 1 Lane Group L T R L T R L T R L T R Volume (vph) 139 347 279 414 249 115 121 794 86 37 1290 150 % Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2 PHF 0.95 095 0.95 095 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 PretimedlActuated (PIA) A A A A A A A A A A A A Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0 20 2.0 2.0 2.0 2.0 2.0 Extension of Effective Green 2.0 20 20 2.0 2.0 20 2.0 2.0 2.0 2.0 2.0 2.0 Arrival Type 3 3 3 3 3 3 3 4 3 3 4 3 Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 30 3.0 3.0 3.0 3.0 3.0 PedlBikelRTOR Volume 0 0 25 0 0 10. 0 0 5 0 0 10. Lane Width 12.0 120 12.0 12.0 12.0 120 120 120 120 120 12.0 12.0 ParkinglGradelParking N 0 N N a N N a N N a N ParkinglHour IilJ.$ StopslHour a 0 a a a a a a 0 0 a a num Pedestrian Time 3.2 3.2 32 3.2 Phasinq Exci. Left WB Onlv EW Perm 04 Excl. Left NB Only Thru & RT 08 Timing G - 11.0 G - 7.0. G - 27 a G- G~ 9.0 G - 6.0. G - 34. a G- Y - 6.5 Y ~ a Y - 6.5 Y- Y - 6.5 Y - a Y - 6.5 Y- Duration of Analvsls (hrs) - 0..25 Cvcle Lenath C - 120..0. Lane Group Capacity. Control Delav. and LOS Determination EB WB NB SB Adjusted Flow Rate 146 365 267 436 262 111 127 836 85 39 1358 147 Lane Group Capacity 40.2 798 356 547 528 449 317 1691 528 133 1438 449 vie Ratio 0..36 0..46 0.15 0.80 0..50. 0..25 0.40. 0.49 0..16 0..29 0..94 0..33 Green Ralio 0..32 0.22 0..22 0..48 0..28 0..28 0..18 0..33 0.33 0.0.8 0.28 0..28 Uniform Delay d 1 30..5 40..2 43.4 22.2 35.9 33.1 43.6 31.9 28.2 52.5 42.1 34.0. Delay Factor k 0..11 0.11 0.31 0..34 0..11 0.11 0..11 0..11 0.11 0..11 0..46 0..11 Incremental Delay d2 0..6 0..4 8.6 8.1 0..1 0..3 0..8 0..2 0..1 1.2 12.8 0..4 PF Factor 1.0.0.0. 1.0.0.0. 1.0.0.0. 100.0 1.0.0.0. 100.0. 1.0.0.0. 0..958 1.0.0.0. 1.0.0.0. 0..998 1.0.0.0. Control Delay 31.1 40..6 51.9 30..3 36.6 33.4 44.4 30..8 28.3 537 54.8 34.4 Lane Group LOS C 0 0 C 0 C 0 C C 0 0 C Approach Delay 427 32.8 32.3 52.9 Approach LOS 0 C C 0 J .. ,ection Delay 41.9 Intersection LOS 0 Ct.~, .,jlll@2005 University of Florida, All Rights Reserved HCS+™ Version 5.21 Generated: 1/11/2008 11:59 AM file:I/C:\l)ocumcnts and Settings\rlp\I.ocal SettingsITcmp\s2k40.tmp 111112008 _'~'_ _._0_'_',_"'-'-'--.' flhort Report Page I of I SHORT REPORT General Information Site Information ~alyst RLP Intersection Orange Blossom @ Airport ncy or Co. TR Transportation Area Type All other areas Consultants Date Per/ormed 1/1112008 Jurisdiction Collier County Time Period PM Peak Hour Analysis Year 2013 Buildout Volume and Timina Inout EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes 1 2 1 1 1 1 1 3 1 1 3 1 Lane Group L T R L T R L T R L T R Volume (vph) 296 559 394 212 170 148 328 1775 487 85 1211 133 % Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2 PHF 0.95 095 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed/Actuated (P/A) A A A A A A A A A A A A Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0 20 2.0 2.0 2.0 2.0 2.0 Extension of Effective Green 2.0 2.0 20 2.0 2.0 20 2.0 2.0 2.0 2.0 2.0 20 Arrival Type 3 3 3 3 3 3 3 4 3 3 4 3 Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 30 3.0 3.0 Ped/Bike/RTOR Volume 0 0 20 0 0 15 0 0 25 0 0 10 Lane Width 120 12.0 120 12.0 12.0 120 12.0 12.0 12.0 12.0 12.0 12.0 Parking/Grade/Parking N 0 N N 0 N N 0 N N 0 N Parking/Hour B~ Stops/Hour 0 0 0 0 0 0 0 0 0 0 0 0 num Pedestrian Time 3.2 3.2 3.2 3.2 Pnasina Excl. Left EW Perm 03 04 Excl Left NB Onlv Thru & RT 08 Timing G- 8.0 G - 32.0 G- G- G - 9.0 G - 110 G - 34.0 Gc y - 6.5 Y - 6.5 y y- Y - 6.5 Y - 0 Y - 6.5 Y Duration of Analvsis (hrs) - 0.25 Cycle Lenoth C 120.0 Lane Grouo Caoacitv, Control Delay, and LOS Determination EB WB NB SB Adjusted Flow Rate 312 588 394 223 179 140 345 1868 486 89 1275 129 Lane Group Capacity 406 946 422 253 497 422 391 1903 594 133 1438 449 v/c Ratio 077 0.62 0.93 0.88 0.36 0.33 0.88 0.98 0.82 0.67 .89 0.29 Green Ratio 039 027 0.27 0.39 0.27 0.27 0.22 0.38 0.38 0.08 0.28 0.28 Uniform Delay d, 35.4 387 43.0 40.4 357 35.4 45.2 37.1 33.8 54.1 41.2 33.5 Delay Factor k 0.32 0.20 0.45 041 0.11 0.11 0.41 0.49 036 0.24 0.41 011 Incremental Delay d, 87 1.3 27.8 28.2 0.4 0.5 20.4 16.4 8.8 12.2 7.1 0.4 PF Factor 1.000 1.000 1.000 1.000 1.000 1.000 1.000 0.920 1000 1.000 0998 1000 Control Delay 44.1 39.9 70.8 68.6 36.1 35.9 65.6 506 42.6 663 48.2 33.9 Lane Group LOS 0 0 E E 0 0 E 0 0 E 0 C Approach Delay 50.3 494 51.0 48.0 Approach LOS 0 0 0 0 Ie .... 'eclion Delay 50.0 Intersection LOS 0 --------" C, ~.It @2005 University of Florida, All Rights Reserved HCS+™ Version 521 Genera1ed: 1/11/2008 11:51 AM file://C:\Documents and Seltings\rlp\Local Settings\Tcmp\s2k40.tmp 111112008 _..__.,_.~- - ., TRIP GENERATION EQUATIONS -- -- ,.-.."-.....---- _...._------_._-_...~_. - TRIP GENERATION EQUATIONS ITALIAN AMERICAN CLUB PLAN AMENDMENT ITE TRIP GENERATION REPORT, ih EDITION --~,,=.,.~- - Land Use Weekday AM Peak 1I0llr Weckda PM Peak HOllr Weekday Residential Ln (T) ~ 0.80 Ln (X) + (J.26 Ln (T) ~ 0.82 Ln (X) + 0.32 Condorrownhousc =- ~7% ~n- l__ !1-% ()U~ ____ ~~;;o-i~-- --r---~~~~~~I!--- __Ln (T:_~~:~~_~:~~~_)~.~~~__ (LUC 230) T = Tri s, X - dwelling uni~: ---- ------ - -i-u- -- ~--~ Lodge/Fraternal '1 001 (X) 1 - 0.03 (X) Organization -50%~~ SO% ()~Jl- ~- - _ 5~~_C~O%~Hll ___~~~:_.29 (X) (LUC 591)__ r~---InpLX~_!llOO'ssq ft of~Jlos~f1oor_~r~~ __ __ _ __ _____.~__. ___~_~_ .. -~-,--~- Shopplllg cel~Ln (T) ~ 0 60 Ln (X) 1229 +_~1 (T) 0.66 Ln (~~AO-1 Ln (T)'. 0.65 Ln (X) + 5.83 _ __ (LU~8_~) ~J_~~_I_~~~OOUl __ _48.~~~1___I52%_~____. T = Trips, X = 1,000's sq. ft. o~g-!:?~~~Lcascablc Area -,_., "_.~-~-~- ,'--._- _ __._h___.,.____... -.-----.-,,- G'-1.(){)'~8 Airport/Orange Blossom Commercial Sub-district Growth Management Plan Amendment "RW1A"lngm"r" C()NSUJ.a~INC; Survtj'ors & \lappers, ~.... y y -'- ...JL Planners, & Project )\fanagcrs 239) 597-0575, fax: (239) 597-0578. www.consull-rwa.com -,._._'.---_._..._..._.----"-,-----_._-~-_...__._. - -_._--,'.-. Airport/Orange Blossom Commercial Sub-district Growth Management Plan Amendment Collier County, FL ~, ~,.~"..,..,- TABLE OF CONTENTS GMP AMENDMENT APPLICATION FORM EXHIBIT A - Letter of Authorization EXHIBIT B - Warranty Deed EXHIBIT C - Basis for Approval EXHIBIT D - Vicinity Map EXHIBIT E - Aerial Photo of Subject Property EXHIBIT F - Existing Zoning and Land Use Map EXHIBIT G - Existing Future Land Use Map EXHIBIT H - Proposed Future Land Use Map 00_ EXHIBIT I - Areas of Historical/Archeological Probability EXHIBIT J - Commercial Needs Analysis EXHIBIT K - Public Facilities Impact Analysis EXHIBIT L - Amendment to Supp Traffic Study Dated February 19, 2008 Supplemental Traffic Study Dated February 1, 2008 Transportation Report Dated April 21, 2006 EXHIBIT M - Public Facilities Map EXHIBIT N - Articles of Incorporation Sufficiency Response Letter Dated January 8, 2008 Soils/FLUCFCS Map 1973 Historic Aerial -- ~-" ",-~".,._-~,-~._--~--_._.,.__._---,-~~~ DUTA'" N",,"",, Vi,..,ijj...i,", c.:n;SlH.TI',q F~K'M<rin!: ..&......, l.L ....""".cyiog ---------, - APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN PETITION NUMBER C"-k{)~.g DATE RECEIVED PRE-APPLICATION CONFERENCE DATE DATE SUFFICIENT PLANNER ASSIGNED: COMMISSION DISTRICT: [ABOVE TO BE COMPLETED BY STAFF] This application, with all required supplemental data and information, must be completed and accompanied by the appropriate fee, and returned to the Comprehensive Planning Section, 2800 North Horseshoe Drive, Naples, Florida 34104. Phone: (941)403-2300; Fax: (941)643-6869. The application must be reviewed by staff for sufficiency within 30 calendar days following the filing deadline before it will be processed and advertised for public hearing. The applicant will be notified, in writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the deficiencies. For additional information on the processing of the application, see Resolution 97-431 (attached). If you have any questions, please contact the Comprehensive Planning Section at 941-403- 2300. - SUBMISSION REQUIREMENTS I. GENERAL INFORMATION A. Name of Applicant(s) Michael K. Corradi Company Corradi Airport, Inc. Mailing Address 740 West Street City Naples State Florida Zip Code 34108 Phone Number (239) 285-5008 Fax Number (239) 597-8333 B. Name of Agent* Dwiqht Nadeau . THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company/Firm RWA, Inc. Mailing Address 6610 Willow Park Drive, Suite 200 City Naples State Florida Zip Code 34109 Phone Number (239) 597-0575 Fax Number (239) 597-0578 - Email Address dhn@consult-rwa.com 1 02/2002 _._~. - C. Name of Owner(s) of Record Corradi Airport. Inc. Mailing Address 740 West Street City Naples State Florida Zip Code 34108 Phone Number (239) 285-5008 Fax Number (239) 597-8333 D. Name, Address and Qualifications of additional planners, architects, engineers, environmental consultants and other professionals providing information contained in this application. Legal Counsel David E. Brvant Company/Firm Mailing Address 215 Airport Road South City Naples State Florida Zip Code 34104 Phone Number (239) 435-0550 Fax Number (239) 435-0457 Email Address - Transportation Engineer David Plummer & Associates Mailing Address 1531 Hendry Street City Fort Mvers State Florida Zip Code 33901 Phone Number (239) 332-2617 Fax Number (239) 332-2645 Email Address ronald.talone@dplummer.com Financial Consultant Fishkind & Associates Mailing Address 1415 Panther Lane, Suite 346/347 City Naples State Florida Zip Code 34109 Phone Number (239) 254-8585 Fax Number (407) 382-3254 Email Address russw@fishkind.com 2 02/2002 ,-,--,'-'~-'" ,. .---.<-,.-.- - DISCLOSURE OF INTEREST INFORMATION: A. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest. (Use additional sheets if necessary). Name and Address Percentage of Ownership - - - - - - - - - - B. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each, and provide one copy of the Articles of Incorporation, or other documentation, to verify the signer of this petition has the authority to do so. Name and Address, and Office Percentage of Stock Corradi Airport. Inc. 100% Michael K. Corradi. President 740 West Street Naples. Fl 34108 _. C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest. Name and Address Percentage of Interest - - - - - - - - - - D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners. Name and Address Percentage of Ownership - - - - - - - - - - E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contact purchasers below, including the officers, stockholders, beneficiaries, or partners, and provide one copy of the executed contract. 3 02/2002 -""--~---- ---- - Name and Address Percentage of Ownership - - - - - - - - - - F. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership or trust. Name and Address G. Date subject property acquired (X) leased ( ):6/15/2004 Terms of lease_yrs/mos. If Petitioner has option to buy, indicate date of option:_ and date option terminates: _, or anticipated closing date _' H. NOTE: Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final ._- public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. III. DESCRIPTION OF PROPERTY A. Legal Description Commencinq at the Southeast corner of Section 2. Township 49 South, Ranqe 25 East, Collier County, Florida; thence alonq the East line of said Section 2, North 2" 14' 00" West 1708.10 feet; thence parallel with the North line of the South Y, of the NE Y. of the SE Y. of said Section 2, South 89" 51' 42" West 100.07 feet to the West Riqht-of-Way line of State Road 31 and the PLACE OF BEGINNING of the parcel herein described; thence continuinq parallel with the North line of the South Y, of the NE Y. of the SE Y. of said Section 2, South 89" 51' 42" West 660.00 feet; thence North 2" 14' 00" West 330.00 feet; thence parallel with the North line of the South Y, of the NE Y. of the SE Y. of said Section 2. North 89" 51' 42" East 660.00 feet to said West Riqht-of-Way line; - thence alonq said West Riqht-of-Way line, South 2" 14' 00" East 330.00 feet to 4 02/2002 ._-~-,.._. '~--'.,..__.." ." the PLACE OF BEGINNING: beinq a part of the South Y, of the NE Y. of the SE y. of Section 2, Township 49 South. Ranqe 25 East. Collier County, Florida. Containinq 5.0 acres more or less. SUBJECT TO a 1997 easement to Collier County, Florida on the East 15 feet of said property in Official Records Book 2333, paqe 1291 and easements recorded in Official Records Book 1221 , paqe 2165. Official Records Book 2333, paqe 1293. said easements beinq recorded in the Public Records of Collier County Florida. B. Section: g Township: 49S Range: 25E C. Tax LD, Number (Folio #) 00238000005 D. General Location On the West side of Airport Road, approximately 320 feet south of the intersection of Airport Road and Oranqe Blossom Drive, at 6925 Airport Road North E, Planning Community North Naples F.TAZ116 G. Size in Acres :t 5 acres H. Zoning A, Rural Aqriculture District .- L Present Future Land Use Map Designation (s) Urban Residential Subdistrict of the mixed-use district in the Urban desiqnation as depicted on the Future Land Use Map as contained in the Future Land Use Element of the Growth Manaqement Plan. IV, TYPE OF REQUEST A. Growth Management Plan Element(s) OR Sub-Element(s) to be amended: X Future Land Use - Golden Gate Area Master Plan Immokalee Area Master Plan _ Capital Improvement Transportation _ Housing Coastal & Conservation _ Recreation & Open Space Intergovernmental Coord. - Potable Water _ Sanitary Sewer Solid Waste Drainage _ Natural Groundwater Aquifer B. Amend Pagers) 43 of the Future Land Use Element As Follows: ( Use Croce throughe to identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: 5 02/2002 '.--.-."-.-- m._____~. - Airport/Orane:e Blossom Commercial Subdistrict This subdistrict is located on the west of Airport Road, south of the intersection of Airport Road and Orange Blossom Drive, consisting of approximatelv 5.0 acres of land. The intent of the Airport/Orange Blossom Subdistrict Commercial is to provide convenient shopping. personal services, and employment for neighboring residential areas. The Airport/Orange Blossom Commercial Subdistrict will reduce driving distances for nei ghboring residents and assist in minimizing the road network required in this part of Collier County. This subdistrict is further intended to create a neighborhood focal point and the property will be designed in a manner to be compatible with existing and future residential and institutional development in this neighborhood. Development intensity for this subdistrict shall be limited to a maximum of 50.000 square feet of gross leasable commercial area. Rezoning shall be in the fonn of PUD zoning and must contain development standards to ensure that all commercial uses will be compatible with neighboring residential and institutional uses. III addition to retail uses and other uses pennitted in the Plan, financial institutions, business services. and professional and medical offices shall also be pennitted. Retail uses shall be limited to a single-story, and financial services and offices shall be limited to three stories. All principal buildings shall be set back a minimum of one (I) foot from the --. subdistrict boundaries for each foot of building height. Development within the subdistrict shall have common site. signage and building architectural elements. C. Amend Future Land Use Map(s) designation, FROM: Urban Residential Subdistrict District, Subdistrict TO: Airport/Oranoe Blossom Commercial Subdistrict District, Subdistrict [If new District and/or Subdistrict proposed, include Future Land Use Map with legend depicting it]. Please see Exhibit H, D. Amend other Map(s) and Exhibits as follows: (Name & Page #) Not Applicable E. Describe additional changes requested: Not Applicable V, REQUIRED INFORMATION Note: All Aerials must be at a scale of no smaller than 1" = 400'. At least one copy reduced to 8 % x 11 shall be provided of all aerials and/or maps. A, LAND USE 1. Exhibit D Provide general location map showing surrounding developments (PUD, DRI'S, existing zoning) with subject property outlined. 2. Exhibit E Provide most recent aerial of site showing subject boundaries, source, and date. 3. Exhibit F Provide a map and summary table of existing land use and zoning 6 02/2002 --_._,""",,---..> - within a radius of 500 feet from boundaries of subject property. B. FUTURE LAND USE DESIGNATION 1. Exhibit G Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands, with acreage totals for each land use designation on the subject property. C. ENVIRONMENTAL 1. N/A Provide most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FOOT-FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN "A" ABOVE. 2. N/A Provide a summary table of Federal (US Fish & Wildlife Service) and State (Florida Fish and Wildlife Conservation Commission) listed plant and animal species known to occur on the site and/or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.). Potential Listed Species Occurrences by FLUCFCS Code: FLUCFCS Code Common Name Scientific Name Designated Status - FWC1 USFWS2 Florida Burrowing Alhene cunicularia SSC3 Owl floridana 193 - Urban Land Florida Sandhill Grus canadensis pralensis T Crane In Transition Gopher TOlioise Gopherus polyphemus T Without Positive Indicators Of Gopher Frog Rana areolala SSC Intended Activity Big Cypress Fox Sciurus niger avicennia T Squirrel Common Wild Pine Tillandsia rasciculala E5 Giant Wild Pine Tillandsia ulriculala E I - Florida Fish and Wildlife Conservation Commission 2- U.S. Fish and Wildlife Service 3 - Species of Special Concem 4 - Threatened 5 - Endangered 3. Exhibit I Identify historic and lor archaeological sites on the subject property. Provide copy of County's Historical/Archaeological Probability Map and correspondence from Florida Department of State. 7 02/2002 ~-----,-_._",. . "- D. GROWTH MANAGEMENT Reference 9J-11.006, F.A.C. and Collier County's Capital Improvement Element Policy 1.1.2 (Copies attached). INSERT "Y" FOR YES OR "N" FOR NO IN RESPONSE TO THE FOllOWING: 1" No Is the proposed amendment located in an Area of Critical State Concern? (Reference 9J-11 "006(1)(a)7"a, FAC") If so, identify area located in ACSC 2" No Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380, F"S"? 3" No Is the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163"3187(1 )(c), F"S"? (Reference 9J-11 "006(1 )(a)7"b, FAq 4" No Does the proposed amendment create a significant impact in population which is defined as a potential increase in County -wide population by more than 5% of population projections? (Reference Capital Improvement Element Policy 1" 1.2). If yes, indicate mitigation measures being proposed in conjunction with the proposed amendment. ,..- 5. Yes Does the proposed land use cause an increase in density and/or intensity to the uses permitted in a specific land use designation and district/subdistrict identified (commercial, industrial, etc.), or is the proposed land use a new land use designation or district/subdistrict? (Reference Rule 9J-5.006(5) FAC.). If so, provide data and analysis to support the suitability of land for the proposed use, and compatibility of use with surrounding land uses, and as it concerns protection of environmentally sensitive land, ground water and natural resources. (Reference Rule 9J-1.007, FAC.) (Please see Exhibit J) E. PUBLIC FACILITIES 1. Exhibit K Provide the existing adopted level of Service Standard (lOS, and document the impact the proposed change will have on that Standard, for each of the following public facilities: a) if Potable Water b) if Sanitary Sewer c) if Arterial & Collector Roads: Name of specific road and LOS (Please reference Exhibit L, Transportation Report, with respect to transportation issues) d) if Drainage e) if Solid Waste - f) N/A Parks: Community and Regional 8 02/2002 -^-~.._'-"--- If the proposed amendment involves an increase in residential density, or an increase in intensity for commercial and/or industrial development that would cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capital Improvement Element Policy 1.1.2 and 1.1.5). 2. Exhibit M Provide a map showing the location of existing services and public facilities that will serve the subject property (i.e. water, sewer, fire protection, police protection, schools and emergency medical services). 3. Exhibit C & M Document proposed services and public facilities, identify provider, and describe the effect the proposed change will have on schools, fire protection and emergency medical services. F. OTHER Identify the following areas relating to the subject property: 1. Zone X Flood zone based on Flood Insurance Rate Map data (FIRM). 2. N/A Location of wellfields and cones of influence, if applicable. (Identified on Collier County Zoning Maps). 3. Exhibit G Traffic Congestion Boundary, if applicable 4. N/A Coastal Management Boundary, if applicable 5. N/A High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable (Identified on Collier County Zoning Maps). G. SUPPLEMENTAL INFORMATION 1. y' $16,700.00 non-refundable filing fee, made payable to the Board of County Commissioners, due at time of submittal. 2. N/A $9,000.00 non-refundable filing fee for a Small Scale Amendment, made payable to the Board of County Commissioners, due at time of submittal. 3. y' Plus Legal Advertisement Costs (Your portion determined by number of petitions and divided accordingly) 4. Exhibit B Proof of ownership (Copy of deed). 5. Exhibit A Notarized Letter of Authorization if Agent is not the Owner (see attached form). 6.y' 1 Original and 5 complete, signed applications with all attachments, including maps, at time of submittal. After sufficiency is completed, 15 copies of the complete application will be required. Additional copies may be required. * Maps, aerials, sketches shall include: North arrow; name and location of principal roadways; shall be at scale of 1" = 400' or at a scale as determined during the pre-application meeting; identification of the subject site; legend or key, if applicable. All oversized documents and attachments must be folded so as to fit into a legal-size folder. For all oversized exhibits, at least one copy must be submitted at 8-1/2 x 11 inches. All exhibits and attachments to the petition must include a title and exhibit # or letter, and must be referenced in the petition. 9 02/2002 -~_.,---------.__.._- Exhibit A 0_ LETTER OF AUTHORIZATION TO WHOM IT MAY CONCERN: I hereby authorize Dwiqht Nadeau. Planninq Manaqer of RWA. Inc. (Name of Agent - typed or printed) 1< Jf/-o \0 I hereby certify that I have the authority to make the foregoing application, and that the application is true, correct and complete to the best of my knowledge. - STATE OF (Florida) COUNTY OF (Collier) Swor nd subscribed before me this cOtfJ1 day of (/flUe ,2006 By c~1l ma Gh7cA (Notary Public) il MY COMMISSION EXPIRES: [)-Ja-Qi r' ~10 ",,",~ RACHAEL A. MORl1AND ~ MY COMMISSION #DD469252 ,,~ ~ EXPIRES: December 22. 2009 CH~E ONE OF THE FOLLOWING: If l-llI~~l.NOTAlI.Y Fl. Notary DisccuoI Assoc. Co. who is personally known to me, ~ who has produced as identification and /' did take an Oath did not take an Oath NOTICE - BE AWARE THAT: Florida Statute Section 837.06 - False Official Statements Law states that: "Whoever knowingly makes a false statement in writing with the intent to mislead a public servant in the performance of his official duty shall be guilty of a misdemeanor of the second degree, punishable as provided by a fine to a maximum of $500.00 and/or maximum of a sixty day jail term." ._...u___.__ 3423677 OR: 3589 PG: 3122 . . RBCORO!O in omCIAL R!CORDS of COLLIIR COURTI, fL 1) 06/IS/2001 at 1I:05AK DVIG!! I. BROCI, CLIRI \i CORS 1550000.00 Prepared without opinion oftille by: R1cm 27.00 Daniel D. Peck, Esquire OOC-.lO 10150,00 ,- Retn: PECK & PECK 580 I Pelican Bay Boulevard, Suite 103 GIORGI / LUG/ORD 115l!AllIAKI!RR Naples, Florida 34108 RAnlSfL1IIOl Parcel I.D. (Folio) No_ 00238000005 TRUSTEE'S DEED TIllS TRUSTEE'S DEED is made the rs-- day of June, 2004, by DANIEL D_ PECK, individually and as Trustee, with power and authority either to protect, conserve and to sell or to lease, or to encumber or otherwise to manage and dispose of the real property described in this Deed, whose post office address is 5801 Pelican Bay Boulevard, Suite 103, Naples, FL 34108, hereinafter called the Grantor to CORRADI AIRPORT, INC_, a Florida corporation, whose post office address is 3047 Horizon Lane, Unit 1903, Naples, Florida 34109 hereinafter called the Grantee: WITNESSETI-I: That the Grantor, for and in consideration of the sum of $10 and other valuable consideration, receipt of which is hereby acknowledged, hereby grants, bargains, seUs, aliens, remises, releases, conveys and confinns unto the Grantee, all that certain land situated in Collier County, Florida, and described as: TOGETIIER with all ten anywise appertaining_ TO HA VB AND TO AND the Grantor he ea: tsgt Grantor is lawfuUy seized I of said land in fee simple; thi _ or go authority to seU and convey said land; that the Grantor h fully warrants the - d and will defend the same against the lawful claims nf ns whomsoever of trust assets; and that said I land is free of all encumbrances~ axes accruing sub to Decemher 31, 2003; subject to easements, restrictions and r \fit co the subdivision. - liE CIRL, TIlE PROPERTY HEREIN IS V AC LAND AND IS NOT AND HAS NEVER BEEN TIlE HOMESTEAD OF TIlE GRANTOR NOR IS IT ADJACENT TIlERETO. IN WITNESS WlfEREOF, the said Grantor has signed and sealed these presents the day and year first above written. I Signed, sealed and delivered I in our presence: I ~~ ';)~ r TI--<<-e. I ) ~ .X",!. L.S_ ;f' ::J3 Kl"'."-e. Daniel D. Peck, Individually and as Trustee $ Name ofWrtness -~~-4pjJlM ~jn ,)r~0 /!r;o~ Priqt Name of Witness - Exhibit 8 I I -- -- --- -- 0'.- ....-.--.----- OR: 3589 PG: 3123 . . STATE OF FLORIDA COUNTY OF COLLIER _. , I HEREBy CERTIFY that on this day. before me. an officer duly authorized in the I County aforesaid and in the State aforesaid to take acknowledgments, appeared Daniel D. Peck, individually and as trustee, who is personally known to me and who executed the foregoing instrument and he acknowledged before me that he executed the same and did take an oath, being duly authorized. WITNESS my band and official seal in the County and Slate last aforesaid this .1L day of June, 2004. ~t/~~ . o Public C . krL ~ JdJt~ (print Name ofNolaly) COmmission Expira . ~ LVIClOIlHlBlSl It(COIISSD!'OODD1D ,. EXI'IIe:~llXI a.IlIln..., I.IIaNIIIlt i , I .- I , I I I i .-- ..- - -----..-.-- ..-- *** OR: 3589 PG: 3124 *** Scbedule A I -" Commencing at the Southeast corner of Section 2, Township 49 South, Range 25 East, Collier County, Florida; thence along the East line of said Section 2, North 2" 14' 00' West 1708.10 feet; thence parallel with the North line of the South 1/2 of the NE 1/4 of the SE 1/4 of said Section 2, South 890 51' 42" West 100.07 feet to the West Right-of-Way line of State Road 31 and the PLACE OF BEGINNING of the parcel herein described; thence continuing parallel with the North line of the South 1/2 of the NE 1/4 of the SE 1/4 of said Section 2, South 890 51' 42" West 660.00 feet; thence North 20 14' 00" West 330.00 feet; thence parallel with the North line of the South 1/2 of the NE 1/4 of the SE 1/4 of said Section 2, North 890 511 42' East 660.00 feet to said West Right-of-Way line; thence along said West Right-of-Way line, South 20 14' 00' East 330.00 feet to the PLACE OF BEGINNING: being a part of the South 1/2 of the NE 1/4 of the SE 1/4 of Section 2, Township 49 South, Range 25 East, Collier County, Florida. Containing 5.0 acres more or less. SlJlllICr'ID a 1997 easanent to Collier County, Florida on the East 15 feet of said prq:ert:y in Official Records Book 2333, _ 1291 and easarents recorded in Official Records Book 1221, page 2165, Official Records Bock. 2333, page 1293, said ease!IEnts being recorded in the Public Records of COllier County, Florida.. --" I I ----,-~-~ Exhibit C .- Basis for Approval Airport/Orange Blossom Commercial Sub-district GMP Amendment The subject property consists of 5.0 +/-acres and is located on the west side of Allport Road, south of the intersection of Airport Road and Orange Blossom Drive, at 6925 Airport Road North, in Section 2, Township 49 South, Range 26 East, Collier County, Florida (See Exhibit "D" - Vicinity Map). The subj ect property is currently designated Urban Residential Sub-district of the Mixed Use District in the Urban Designation, as depicted on the Future Land Use Map (FLUM) contained in the Future Land Use Element (FLUE) of the Collier County Growth Management Plan (GMP). There are two Activity Centers located within 05-mile to. the south and to the north of the subject property. This proposal does not contemplate the establishment of a new Activity Center. Rather, this amendment proposes to establish a commercial sub-district that is three percent of the size of a typical Activity Center, designed to primarily serve the growing population along Airport Road and Orange Blossom Drive. Proposed Text Aimort/Oranl!e Blossom Commercial Sub-district GMP ..- This sub-district is located on the west side of Airport Road, south of the intersection of Airport Road and Oranl!e Blossom Drive. consisting of approximatelv 5.0 acres of land. The intent of the AirPort/Orange Blossom Commercial Sub-district is to provide convenient shopping, personal services. and emplovment for neighboring residential areas. The Airport/Orange Blossom Commercial Sub-district will reduce driving distances for neighboring residents and assist in minimizing the road network required in this part of Collier County. This Sub-district is further . intended to create a neighborhood focal point and the propertv will be designed in a manner to be compatible with existing and future residential and institutional development in this neighborhood. Development intensity for this sub-district shall be limited to a maximum of 50.000 square feet of grOSS leasable commercial area. Rezoning shall be in the form of PUD zoning and must contain development standards to ensure that all commercial uses will be compatible with neighboring residential and institutional uses. In addition to retail uses and other uses permitted in the Plan, fmancial institutions. business services. and professional and medical offices shall also be permitted. Retail uses shall be limited to a single story. and financial services and offices shall be limited to three stories. All principal buildings shall be set back a minimum of one (]) foot from the sub-district boundaries for each foot of building height. Development within the sub-district shall have common site. signage and building architectural elements. - 1 Q:\2006\06-0052.00 Corradi Airport Comp Plan Amendmentl0002 Comp Plan Amendment ApplicationlBasis for Approval 4-26-06 MJM.doc _._~~-- >- Surrounding Land Use and Zoning The property is currently undeveloped. Surrounding land immediately south and west of the subj ect property is zoned A, Agriculture, with a Conditional Use for group housing, and is developed as the Carlisle at Naples. Zoning and land uses immediately to the north are A, Agriculture, with a Conditional Use (formerly known as Provisional Use), for a social and fraternal organization, and a variance for setback. That property is developed with the Italian American Club. To the east, across Airport Road, the land is zoned PUD, Longview Center, and it is developed as a commercial nursery. Further south lies the Bear Creek PUD which is approximately 9 acres, and is approved for 120 units of multi-family development. Further north lies the Buckley Mixed Use PUD which is approximately 23 acres and is approved for multi-family residential and commercial development. Public Facilities The proposed commercial project would have no effect on schools. Police protection would be provided by the Collier County Sheriffs Department. Fire protection would be provided the North Naples Fire District. Emergency medical service would be provided by Collier County EMS. Please refer to the attached Public Facilities Impact Analysis, attached as Exhibit K, that addresses the Category A Public Facilities impacts. >- Market Analysis Commercial Demand Methodolol!v The methodology employed in the attached analysis of the demand for retail space at this site is based on a consumer expenditures model. This model can estimate the aggregate market demand for retail space, the demand for retail space at a specific location, and the effective supply of competing retailers in the ,area. The net demand for retail space at the location being studied is determined as the difference between the site demand and the effective supply of competition. Al!l!rel!ate Market - Retail Demand Fishkind & Associates, Inc. ("Fishkind") has developed an in-house model to determine retail demand. This model estimates retail demand by square footage, shopping center type and store type. The model incorporates multiple data sources. The model operates by first determining retail household expenditures for market area households. Next, the historic Department of Revenue (DOR) Sales data (for the county in question) is indexed by tenant classification 1, from the Dollars and Cents of Shopping Centers. The expected expenditures on retail goods are then applied to this county specific (DOR) index to determine an estimate of spending by major store type (tenant classification). The determination of sales by retail center (neighborhood, community, regional, super-regional) is determined through the construction of an index of surveyed sales by center type (also located in the Dollars and Cents of Shopping Centers). 2 Q:\2006106-0052.00 Corradi Airport Comp Plan Amendmentl0002 Comp Plan Amendment ApplicationlBasis for Approval 4-26-06 MJM.doc ---'---"-- Supportable square feet of a retail center is determined by applying the average sales per square foot of GLA, found in Dollars and Cents of Shopping Centers, to the expected sales by store type (tenant classification). In addition to determining. the supportable square feet of retail space, Fishkind & Associates, Inc. has determined the expected sales by DOR retail classification, which is a subset of the individual store types (tenant classifications). Retail Demand at a Specific Location Demand for retail space at a specific location is determined in approximately the same way as the aggregate market demand for retail space. The difference in the methodologies is that the amount of household income spent at the location in question is reduced as the household is farther away. The Fishkind & Associates analysis estimates a distributive function based upon data regarding spending patterns in the local community. Competinl! Supplv of Retail Space Supply of retail space that will be competing with the site is question is examined in a multi-part process. First, the retail centers in the county or relevant region are separated according to size of center. This has the effect of determining which centers are neighborhood serving, community serving, or regional serving. Second, just as demand is reduced by distance of travel, so is competition. This means that the supported supply of competing square feet of retail space can also -- be reduced by the distance away from the site. Finally, the portion of supported supply which falls under the influence of the site in question is determined to be the effective competition. Please refer to the Commercial Needs Analysis attached as Exhibit J. Transportation The traffic study done in support of the proposed GMP Amendment, assumes a 50,000 square foot shopping center. It is anticipated that access will be shared with the adjacent Italian American Club parcel to the north. This shared access would provide full access to Orange Blossom Drive and directional or right -in/right -out access onto Airport Road. The details regarding access will be worked out during the rezoning and/or site plan review for this property. Methodolol!v Although the emphasis of this GMP review should be the future, long-term affects of the proposed GMP Amendment, the concurrency situation on Airport Road has been reviewed for informational purposes. Comparative 2015 travel model assignments, both with and without the proposed GMP Amendment, were run under the recently-adopted 2015 Interim Year Plan to determine whether or not the future 2015 road network can accommodate the proposed GMP change. In addition, comparative 2030 .- 1 Tenant Classification are: general merchandise, food, food service, clothing and accessories, shoes, homes furnishings, home appliances/music, building materials and hardware, automotive, hobby/special interest, gifts/specialty, jewelry, liquor, drugs, other retail, personal service, entertainment/community. 3 Q:\2006\06-0052.00 Corradi Airport Comp Plan Amendment\0002 Comp Plan Amendment ApplicationlBasis for Approval 4-26-06 MJM.doc - -- --.-.------- travel model assignments, both with and without the proposed OMP Amendment, were run under the recently-adopted 2030 Constrained Financially-Feasible Plan to determine whether or not the future 2030 road network can accommodate the proposed OMP change. In sum, this OMP Amendment Traffic Study demonstrates that all roads in the study area will operate at or better than the adopted LOS standard with the proposed OMP Amendment in both 2015 and 2030. Furthermore, there are no transportation concurrency issues at this time. Concurrency Review The Airport/Orange Blossom Commercial Sub-district is located on the section of Airport Road between Vanderbilt Beach Road and Pine Ridge Road. According to the County's ConcSegments spreadsheet that was provided to David Plummer & Associates (DP A), this section of Airport Road has a remaining capacity of 1,124 vehicles and according to the ConcSegments spreadsheet, the other roads in the study area also have remaining Capacity. Therefore, there are no transportation concurrency issues at this time. As a shopping center, the property would generate approximately $430,000 in road impact fees, based on the current fee schedule. Based on the proposed higher fees, the property would generate approximately $770,000 in road impact fees. The DP A analysis concludes that this OMP Amendment Traffic Study demonstrates that all roads in the study area will operate at or better than the adopted LOS standard with the proposed OMP Amendment in both 2015 and 2030. Furthermore, there are no transportation concurrency.issues at this time. Please refer to the Orowth Management Plan Amendment Traffic Study attached as Exhibit L. Conclusion The Airport/Orange Blossom Commercial Sub-district should be established for the subject +/- 5.0 acre site due to the expressed demand for additional commercial development and its proximity to the roadway network and population centers. The market analysis concludes that there is a current deficit of commercial development available to serve the growing population neighboring the site in the Airport Road and Orange Blossom Drive area. The site is also ideally suited for commercial development as it located at the intersection of two busy roadways and in close proximity to existing and proposed residential development. The site is 0.5-mile from the nearest Activity Centers to the north and south. -. 4 Q:\2006\06-0052.00 Corradi Airport Comp Plan Amendment\0002 Comp Plan Amendment Application\Basis for Approval 4-26-06 MJM.doc -------- ... PELICAN MARSH PUD VANDERBILT 'BEACH RD I I . ~~ETtA "\ . I ZAP o WALGREEN'S MARKER LA.KE - puo / VilLAS PUD ' CF I 1< FOUNTAIN VINEYARDS PARK PUD pup-' i i . BRIGHTON GARDENS I I PUD . , MONTEREY PUD , , I ! , _/ j' EMERALD , LAKES pue CITRUS BUCKLEY GARDENS PUD MIXED USE pun OAK' GROVE PUD . ,Proposed Airport/Orange Blossom A RANGE BLOSS( M Commercial Subdistrict ~ .n.,,,. ~~ GARDENS A PUD(S) A ~ ORl'N EJ CAY ~ LONGVIEW LAGOON ... A CENTER pue SAVANNA \. ' PUD CARLISLE REGENCY FIRST BAPTIST . PLACE PUD CHURCH OF PUD(P) I. A NAPLES PUD A RSF-1 . SLEEPY HOLLOW SUNSHINE PUD VILLAGE uELlA A RSF-1 PUD(S) A MARIA PUD(P) lONE OAK PUD BEAR . CREEK pue RSF-1 PRINCESS . PARK pue A . - K VSTONE PLACE pue WILLOW PARK PUD l'J A I [I] III RMF-12 I I C-4 z [i] PINE AIR RSF-3 LAKES PUD RSF-3 CD 0 500 1,000 2,000 3,000 DlXTA'NC , Feet Airport/Orange Blossom CONSULTING .&. ... , u. .a. .PI_inl.VisualinlioD Growth Management Plan Amendment 6 . Civil Engineering. Swveyinll & Mappin; Location Map N Exhibit D Prepared By: V JPellegrino 1 inch equals 1,000 feet Printing Date: December 21, 2007 File: T\Projects\2006\06-0052 _ CorradL Aiport GMP Exhibits\Location.mxd ---"--- ".. "'-,-r--' -; ,~.., .....~.! lI' , ." .' ., ~'J. \.",.. I -= ,', '~4:, "-~J~~,-,.;~.:,.:~:,.t\'~'~",,'; ,J '::~,{~~ .. _ ,'" h"'::{U.o...i"''L-::i"-_;:'.iit';::IH../~ \\ . ".-:"- ,. ," ,,~! <. -"';<'';::-, :11 =:- .'.~'_- J,J ,. ~. ,_, "-\_' '. ,.<..... .\ _J~: ' -'.' . . ~"'< :-" ;. 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"I -"~ . r .:..-...i " -."'_: ' I,l' I ...'._ II UD' 1 :; -~...l, .~,d.;~ .l' i!'r.; y, "i ~ ,,[!~; .. .'. I ...~' J:,"::' -- ~L _ . r t. ~'.....:. !; .. .',&'T' 'T'~'"- 'T,"':..-'"".\ "'t . '" . ~ . .'. ~ " .,., .. '-~'.~ ._'.. 't ~;~ " I II III III - -.. . . . _ ... ... a . a -. ~ 111.- . - .. .". :.: .,:. "I.;" l n. ",: 11.1.11 ,., '.. .. ENETI WALGREEN'S tAZA MARKER LAKE PUD VILLAS PUD FOUNTAIN VINEYARDS PARK PUD PUD BRIGHTON GARDENS PUD ~ " MONTEREY PUD ~ 0 EMERALD ~ ~ LAKES PUD c r r CITRUS Z BUCKLEY " GARDENS PUD MIXED ~ USE PUD z OAK GROVE PUD A RANGE BLOSS GARDENS PUD(S) RANGE BLOSSOM RD SF CAY LAGOON P oposed Airport/Orange Blossom PUD CARLISLE Commercial Subdistrict REGENCY FIRST BAPTIST ~. PUD IEW CHURCH OF NAPLES PUD RSF PUD SUNSHINE A VILLAGE RSF PUD(S) LONE SLEEPY OAK PUD HOLLOW BEAR PUD RSF CREEK PUD V PRINCESS PARK PUD KEYSTONE WillOW PLACE PUD PARK PUD Legend 8SUbje<:'Parce, I 5OO'l3lJffer C<>III.rCounlyZ<>nlngend Lend U.. o AGRICULTURE . COMMERCIAL .COMMUNITYFACIUTY DINDUSTRiAL UPLANNEDUNITDEVELOPMENT ~RESJOENTIALMULTI-FAMILY DRESIDENTIALSINGLE.FAMILY -CoII..rCountyMlljorRoads RSF SUBJECT PROPERTY A riculture 5.0 ACRES WITHIN 500 FT LAND USE WITHIN 500' OF SUBJECT PROPERTY ACRES OF SUBJECT PROPERTY A A riculture 60.1 Italian American Club, The Carlisle at Na les ALF North Collier Government Services Center PUD, Planned Unit Develo ment 15.6 Lon view Center PUD Wholesale Nurse A; art-Pullin R.OW. 7.5 Grand Total 83.2 0 500 1,000 2,000 3,000 D\lTA'NC . Feet CONSULTING Airport/Orange Blossom ~ ..IL '- , u. ..... 'Plano.. .Vislll.lilalion Growth Management Plan Amendment N .Ci~il EngiJXCrin, .Surveyin! cl Mappiog Zoning and Current land Use Map Prepared By: VJPellegrino Exhibit F Printing Date: January 7,2008 1 inch equals 1,000 feet File: T:\Projects\2006\OS-D052 _ Corradi_ Aiport GMP Exhibits\Zonin9......LandUse.mxd -_. ORANGE BLOSSOM DR -"" ProposedAlrportJOrange B'Os~D Commercial Subdistrict Legend I ClSubjectparcel I -- Traffic Congestion Zone - Comer County Major Roads I -.-.- Collier County Roads COLLIER COUNTY LAND USE I _ Buckley Mixed Use Subdistrict I "lndustrialDistricl _ Mixed Use Activity Center Subdistrict I _ Orange Blossom Mixed Use District I D Urban Residential. 5 Acres (On Subject Property) c:J Residential Density Bands I 0 500 1,000 2,000 3,000 DlXTA'NC I Feet . port/Orange Blossom CONSULTING 6 .&. '" , u. .... Growth Management Plan Amendment .Plannillg .ViAIaIizaIion . eM! Engineerin, . Survc:yina: &. Mapping Existing FLUM N Exhibit G 1 inch equals 1,000 feet Prepared By: VJPellegrino Printing Dale: April 18, 2006 File: T:\Projects\2006\06-0052_Corradi AiportlFLUM,mxd ----- ORANGE BLOSSOM OR ~- Proposed Airport/Orange Blossom Commercial Subdistrict legend -- Traffic Congestion Zone - Collier County Major Roads - --- Collier County Roads , COLLIER COUNTY lAND USE , , _ AirporVOrange Blossom Commercial Subdistrict i _ Buckley Mixed Use Subdistrict .r _lndustrialDistricl , _ Mixed Use Activity Center Subdistrict _ Orange Blossom Mixed Use District D Urban Residential , c:J Residential Density Bands , 0 500 1,000 2,000 3,000 D\lTA"C I Feet CONSULTING J-\irportlOrange Blossom 6, ... '" , u. ... . Plannin, - Vbua!ilUJn Growth Management Plan Amendment N -Civil EnJineerinJ-Staveyi..,& Mawins Proposed FLUM Exhibit H 1 inch equals 1,000 feet Prepared By: VJPellegrino Printing Date: January 7, 2008 File: T:IProjeclsI2006\OS..Q052 _ Corradl_ Aiport GMP Exhibils\FLUM_Proposed.mxd /' I , VANDERBILT BEACH RD I ! ,,""I i , .- f I ! i , I ./ Proposed Airport/Orange Blossom ORANGE BLOSSOM DR Commercial Subdistrict D , ~~.",_._'- No knpw.!:!Archeologf I SUe Found on Subject Peel nor In Surrounding e. ~ ;; ." 0 :!l ." C r r Z C> ~ c z 0 500 1,000 2,000 3,000 D'XTA'NC I Feet D. CONSULTING ..a. ~, ,..... ..a. Airport/Orange Blossom .PIaMinC'ViRU:llil.lllion N .Ovi1fnPJecrin,-SIWVeyI1g&Mapping Growth Management Plan Amendment 1 inch equals 1,000 feet Archaeological Map Prepared By: VJPellegrino Exhibit I Printing Dale: December 12, 2007 File: T:\ProjectS\2006\06-0052_Corradi_Aiport GMP ExhibitslArcheological.mxd . --- Exhibit J .- 5-Acre Commercial Retail/Office Project Commercial Needs Analysis April 28, 2006 .- Prepared for Mr. Michael Corradi Corradi-Airport, Inc. Prepared by Fishkind & Associates, Inc. 12051 Corporate Boulevard Orlando, Florida 32817 407 -382-3256 ,--- .~^._._---_.- - Commercial Retail Needs Analysis 1.0 Introduction The purpose of this report is to present a needs analysis for the proposed change to Collier County's Comprehensive Land Use Plan ("Plan"). Corradi Airport, Inc. ("Developer") has proposed approximately 5 +/- acres of commercial retail and office development near the southwest corner of Airport-Pulling Road and Orange Blossom Road in Naples/Collier County, Florida ("County"). Fishkind & Associates, Inc., ("Consultant") has been engaged to prepare this report. 1.1 Methodology Historically, commercial retail needs analyses have focused their studies County-wide. This analysis studies the market for commercial retail demand around the project and portions of the County within certain drive time distances. There are two related reasons for this type of analysis. First, consumers are assumed to maximize benefit over all goods and services consumed subject to their income. This type of analysis requires that travel costs are either explicitly of implicitly accounted for during the ~,,- consideration of the consumers' income constraint. This analysis requires the Consultant to narrow the scope of the analysis from the county level down to a local market level. The Consultant further reduces the analysis based on calibrated propensity to travel estimates. Second, the Consultant considers whether the choice of location is a Pareto improvement for consumers. (Pareto improvement means that no consumers are made worse off, and at least one is made better off.) That is, the Consultant asks the question whether additional retail space makes at least one local market better off, without reducing the welfare of all others. An analysis of commercial retail space over the whole of a county may lead to the wrong conclusion of where to develop new space. That is, the county as a whole may appear to need more retail space to support the aggregate level of demand generated by its residents. With many County-wide choices of commercially-zoned lands available, the development of one site over another may lead to an over supply in one location and an under supply in another. This is precisely the outcome the County wants to avoid. Therefore: . By narrowing the focus of this study to the local market, the Consultant determines if this market has a need for additional retail -. space. -'"-- . Also with this narrow focus, the Consultant can replicate a competitive outcome, and ensure that the welfare of all other local markets is improved or unchanged. 2.0 The Project The land area of Project currently encompasses 5 +1- acres. The proposed Project is planned for 50,000 square feet of commercial space with 30,000 square feet proposed for retail and 20,000 square feet allocated to commercial office space, in Naples (Collier County), Florida. 3.0 Demands for Commercial Development Commercial Demand is, typically, classified into three categories: Community, Neighborhood, and Regional. Community markets are generally, at most, 20-minute drive time markets. Neighborhood markets are generally 10-minute and Regional markets are, at most, 30-minutes.1 The remainder of Section 3 consists of the enumeration of market. 3.1 Market Demand For this analysis the Fishkind studied household and income growth within each market segment: Community and Neighborhood. These demographic figures were estimated using ISite, Site Selection Software, version 2004.01.18, produced by GeoVue, Inc. These estimates and projections are compiled by Applied Geographic Solutions, Inc. AGS uses historic Census data from 1970, 1980, 1990, and 2000; USPS and commercial source ZIP+4 level delivery statistics; Census Bureau population estimates and projections at varying levels of geographic detail; Internal Revenue Service statistics on tax filers and year-to-year migration; as well as the Census Bureaus Current Population Survey. Future growth in households (population) is used to determine future land use designation in the County's "Plan". As the number of households increases, more commercially zoned land is needed to accommodate and serve the new growth. Table 3.1 outlines the projected household growth through the year 2030. It is estimated that the 2005 average household size within the 10-minute markets was 2.05. This market has approximately 0.33 persons per household less than the 2000 household size for Collier County of 2.39, as estimated by The Bureau of Economic and Business Research (BEBR). - 1 Beyard, Michael D., W. Paul O'Mara, et al. Shopping Center Deveiopment Handbook. Third Edition. Washington, D.C.: ULI-the Urban Land Institute, 1999. p.ll .---..-.--- ..,. Table 3.1 Household Projections within the Neighborhood Market Neighb~rhooclMarket (10-Minute Market Household! _ m_ --- Year _ _F'()eul<3ti~_;_ ____ Households i Growth ; Growth / Year - ....".--....-.....--............, 2005 i 24,318 ! 11,827[-- i -- _-::_-1 _u.. ___~.___ 2010 29,850 14,518 _ 2,691 538 -.----..-.---..-- 2015 35,968 ' 17,493 I 2,976 i 595 2926_ J ~3,34il_ 2i,IJ79 [ --3,58~1 --_.~_. 717 2025 52,224 . 25,400 L _ _ __4,321. 864 .-.-................-..-..- -- 2030 62,929 30,606 ' 5,206 1,041 Source: ISite, Site Selection Software, version 2004.01.18. After determining the future household growth within these markets, The Consultant then analyzed the projected demand for commercial square footage and Acreage using its proprietary demand model (See Appendix A for an explanation of the model. Table 3.2 describes the commercial demand for the market of the Project based on households, and household income. Furthermore, Tabie 3.2 enumerates the number of acres necessary to develop each of the types proposed for this project. The Consultant has determined the acres needed to meet the expected demand based on an estimated FAR of 0.152 for neighborhood serving space. The Consultant calculated these Floor Area Ratios for expected demand by taking the average approved square footage per acre in the market of 6,624 Sq. Ft. per acre, muitiplying it by the inverse of 43,560 Sq. Ft. per acre, and rounding up to the nearest tenth. Table 3.2. Projected Commercial Demand within the Neighborhood Market Neigh~orhoOclH'O(js"ho\dsj1ll::MJnute_ fI.1arket) _ L________...._________ , Proiected ! Proiected , Household l AQQreQate SQ. Acres Year L-- Households ~ ___________ Income Ft. Demand i Demanded 2005 L _ __11.B2J.: $69,129 156..l3~13'_ 29 2010 i 14,518 $77,562 216,001 . 40 20151:_17",'19,3.] - -~~~,g9~L____ 288~575]n _ ____53 2020,_ __ ___ _21,(j79 ____~9,4,<l3()..: 381,826 70 --- ----.--.--- ----...... 2025 i 2_5,~gO i $102,863 i 501,180 i 92 2030 [- 30,606 i $111,297 I 653,421 [ 120 Source: Fishkind proprietary retail demand model. 4.0 Supply of Commercial land The Consultant then analyzed both existing commercial and vacant commercial land within each market for the project site. The total Neighborhood serving land within the 10-minute drive of the subject site is 321 acres. Developed neighborhood land totals approximately 28 acres. The balance of 293 acres is comprised of vacant commercial land which meets the size constraints (6,624 Sq. Ft. per acre). Table 4.1. Projected Commercial Supply within Community and Neighborhood Markets :i~;I=:~I=~:~o=~:o:o~]:U~~_==I~~J'~~~~~~'?=k~te2up;~~': 2010 321 --- --- 321 2020 ___.._o____.____ ____._.. 2025 321 -i030'---'---T"-------",.,---'-"'32i-- Source: Collier County Property Appraiser's Office. 5.0 Analysis of the Need for the Proposed Amendments to the FlUM Based on the estimated household population within market, the market has demand for an additional 91 acres of Neighborhood serving land over the next 25 years. By 2030 this location will have demand for 653.421 Sq. Ft. of Neighborhood space. Existing and vacant, competing, Neighborhood land totals 321 acres. In aggregate the allocation ratio of land supplied to the market compared with land demanded is approximately 10.55. Through our analysis Fishkind has concluded that, unless additional land is designated for commercial use, the allocation ratio can be expected to drop to 2.68 by 2030. (Table 5.1 summarizes the demand, supply, and allocation ratios surrounding the project site.) Table 5.1 Net Need for Additional Community & Neighborhood Retail Development ul\JeijJ~~(Jr.h()()9. R.etail Households no-Minut~~a~ket} ... Projected ' Proiected Household' Aaareaate Sa. l Acres' Aaareaate ' Ye,,, ~ Households , Income! Ft. Demand i Demanded Market SUllol" J Allocation Ratio 2005 i 11,827 i $69,129 ! 156,836 ' 29 i 321 ' 11.16 2010[' .......d '1'4:5181 JTL,562T21t3,OO1C::=-'40[ ....321] 8.10 - ----------- --------..-.'"........."........'''--.,-- 2015 i 17,493 $85,996 i dd.... ... .???!.(i?!5J 53 i .3?1 , 6.06 .._,_.,."..._,_.._..._~--- 2020 21,079 $94,430.__.. . .... 3fj1)l2(). ' 70 ' 321 ' 4.58 -_.."'-,-,-,--,..,.,.-~---- --- -..--------- --, 2025 25,400 $102,863 501,180 92 . 321 ' 3,49 2030 I . 30,6061-- - $1-11,297 I . '653,421 T . -- u12()[, 3211 2.68 Source: (1) Fishkind proprietary retail demand model (2) Collier County Property Appraiser's Office (3) ISite, Site Selection Software, version 2004.01.18. 6.0 Proposed Amendments and the Impact on the Supply of Land Designated for Commercial Use in the Plan If the proposed change for this project is approved it would add approximately 5 acres of commercial land to this market. The impact of this addition to the market will increase the 2030 allocation ratio from 2.68 to 2.93. An allocation ratio of 2.93 is within the range of an acceptable allocation ratio between 2 and 5. This will allow for the market to have increased flexibility to make adjustments to meet the future demand of its population. The allocation ratios are more than reasonable with the inclusion of the Project in the FLUM. The Consultant also reviewed the existing acreage currently in the market in relation to the proposed and approved but not yet built upon acreage. There is only 28 acres of the 321 acres developed and most of that acreage is nearby. The majority of the undeveloped acreage lies in the periphery of the study area. It is reasonable to project that the proposed project will develop sooner than the outlying parcels since it is located in the urban area of the County as there are more households in existence within a 5 mile area to support such a use. ^.~-^ Appendix A Commercial Demand Methodology The methodology employed in the analysis of the demand for retail space at this site is based on a consumer expenditures model. This model can estimate the aggregate market demand for retail space, the demand for retail space at a specific location, and the effective supply of competing retailers in the area. The net demand for retail space at the location being studied is determined as the difference between the site demand and the effective supply of competition. Aggregate Market - Retail Demand Fishkind & Associates, Inc. ("Fishkind") has developed an in-house model to determine retail demand. This model estimates retail demand by square footage, shopping center type and store type. The model incorporates multiple data sources. These sources are census based ("I-Site") local area households and household income data, consumer expenditure profiles from the U.S. Department of Labor Consumer Expenditure Survey, Department of Revenue Gross Sales data, and Urban Land Institute shopping center tenant profiles, square footage .- requirements and average sales per square foot by store type from the publication Dollars and Cents of Shoppinq Centers. The model operates by first determining retail household expenditures for market area households. Expenditures are determined through application of the results of the 2003 Consumer Expenditure Survey, conducted by the U.S. Department of Labor. This survey of over 30,000 households nationwide provides detailed information on average dollar expenditure amounts and the expenditure percent of household income, for all household expenditures. The income expenditure percentages are applied to the average local area household income and multiplied by the number of households to determine market area spending potential for retail store goods. -- Next, the historic Department of Revenue (DOR) Sales data (for the county in question) is indexed by tenant c1assification2, from the Dollars and Cents of Shoppinq Centers. The expected expenditures on retail goods are then applied to this county specific (DOR) index to determine an estimate of spending by major store type (tenant classification). The determination of sales by retail center (neighborhood, community, regional, super-regional) is determined through the construction of an index of surveyed sales by center type (also located in the Dollars and Cents of Shoppinq Centers). Supportable square feet of a retail center is determined by applying the average sales per square foot of GLA, found in Dollars and Cents of Shoppinq Centers, to the expected sales by store type (tenant classification). In addition to determining the supportable square feet of retail space, Fishkind & Associates has determined the expected sales by DOR retail classification, which is a subset of the individual store types (tenant classifications). Retail Demand at a Specific Location Demand for retail space at a specific location is determined in approximately the same way as the aggregate market demand for retail space. The difference in the methodologies is that the amount of household income spent at the location ." in question is reduced as the household is farther away. Fishkind & Associates estimates a distributive function based upon data regarding spending patterns in the local community. Competing Supply of Retail Space Supply of retail space that will be competing with the site in question is examined in a multi part process. First, the retail centers in the county or relevant region are separated according to size of center. This has the effect of determining which centers are neighborhood serving, community serving, or regional serving. Second, just as demand is reduced by distance of travel, so is competition. This means that the supported supply of competing square feet of retail space can also be reduced by the distance away from the site. Finally, the portion of supported supply which falls under the influence of the site in question is determined to be the effective competition. 2 Tenant Classification are: general merchandise, food, food service, clothing and accessories, shoes, home furnishings, home appliances/music, building materials and hardware, automotive, ---, hobby/special interest, gifts/speciaity, jewelry, liquor, drugs, other retail, personal services, entertai n menVcommun ity. ,.., Determination of Expected Location Sales & Impacts to Competition The determination of sales is a multi part process. Sales to be made at the location of a proposed retail project are based on the constant sales per square foot measure used in the determination of the demand for retail space, and an estimate of excess spending at the existing and proposed retailers. Potential location specific expenditures are determined in accordance with Sections 3.1 and 3.2. From the potential expenditures and demanded space, a determination of "base-line" spending per square foot can be made for each store type. Spending per square feet of store space is then applied to the estimate of existing store space to determine a total "base-line" sales estimate. This "base- line" estimate will be less than the total potential expenditures. Therefore, an estimate of excess spending can be made from the difference between the estimated total expenditures and the "base-line" estimate. After the determination of "base-line" sales per square foot and excess sales per square foot, the proposed project needs to be added to the supply of retail space. At this point adjusted total sales can be determined from the "base-line" sales per square foot and the adjusted supply of retail space (existing plus proposed). The adjusted excess spending, as a result of the proposed retail project, is .,.- determined by the difference between the (adjusted) "base-line" expected spending and the estimate of total expenditures. An estimation of the expected sales for the proposed project is determined by the size of the project and the total estimated spending per square foot, which is the "base-line" sales per square foot plus the adjusted excess spending per square foot as a result of the project. The final impact to sales per square foot of competing retailers in the market surrounding the proposed project is calculated as the difference between the excess sales per square foot, with and without the proposed project. -. ,- Appendix B Listing of Competing Supply Minutes from ParcellD '. NAME___"... __ _ _ .. ..__cC;IJ'1'__. . . _ ST ___ ZIP._.Acre."-' Project Developed Neil'h.b_o,-ho()cJ.,,"'rvi,,9l,and. .. . . .. __...: ANt':l6F'Ql,IS ... MD 21409 ;.__(),.6~ j 101 00253520007 i SCHN.EJD.E:R, WILLIAM H &NAI'JCY K NAPLES FL 34109' 0.56; 1.10 00245880001 ' HADINGER TR, RICHARDWNAP.LE:~. FL 34102. 0.97 1.89 00297400002 IAL cCii:LI~B:PRoPER:TIEs iNCi DEERFIELD UL._600i5T' 1.94 i 1.92 00236320004 LOLY~l'li\QE:\j.C3RQUPINC___.IJ\li\.y'NE NJ .._747..Q..,.___~.: 2.98 00255091000 ! TRU 2005 RE I LLC HOUSTON: TX 77210: 0.97' 3.10 00254840003 CfI:1()BJL_QI(co-RfoBi\TloN__.. .._JI,VQ.Q[5I3BIIJC3E.. 'NJ__?()~!5.i "063' 3.42 00255087425 , ORANGE PINE L TD PARTNERSHIP CLEVELAND OH 44114 0.8 3.47 002506800051-MUSCAPROPERTIESLLE-'- -'DALLAS' -- .. i TX 75221 ; 0521 3.54 _..____"_...,....__".__.______...." ,,_ ____________,~ ......,..__. ______...______..__.....____.m._ H _._,.,,_.__._._.~_..._..__.__._ . "_' .._____ ___________________ 00241960006 ' MASSLAND PROPERTIES CORP NAPLES FL 34102 0.38 5.35 00280360007 [~,6,";3!=_Y,Jlf._NIE:LR;&s()P.8Ihl_____..DEE:g~IE:L"D_ ' IL6Q()..1~_L_2.19 ; 5.45 00177000205 LWALi'RE:E:t':l.C;()___._ _._.._.f1()LJ.SJ()1'J I TX 772l.Q.i..Clc8_ 6.42 00167480000 ! MOBIL OIL CORP BUFFALO' NY 14202 2.99 ' 7.31 00 196760005 rBcEND=ALCjioTELDfvINc'Ei~b_~-~TfiAfL.~S: ==== ... 'lFL~'-341 04T=~=D~~7J 7.31 ____.,_._ _ ".__....._".m ..___..._.__..."...,,_ ,_ 00386880009 , MUN()2:,t0.i\..R_C3.i\..RITi\_____ _._~lfI:1.f\J1()ISi\l,EE _ FL 34143.___.2~L 7.32 _. 00116400002 ! AYALi\.,f\J1i\c;DA : NAPLES : FL _~410L 0.75, 8.21 00157080009 i DOANE LTD PARTNERSHIP . NAPLES ' FL 34102' 0.9' 8.93 .._~_._-_.._-'".._.__._-_..~._-,. .--,,-----.-.-.--------...-.... ...- .~._,."...,,_.._.__. 00255087409 , MC DONALDS CORP BOCA RATON FL 33428 2.07 9.03 00157160000 LBERN.t-.B.o.O, SUSf1AI'Ji\-.---~NAp.LES.--..--..!EL.___,__3..4'117! ~-'=(:i~52-' 9.37 00123160005 . 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NAPLES FL 34101 0.46 1.56 66760010060 i FLORIDA MOTORSPORTS LLC ; NAPLES FL 34109 2.32 1.66 I....m......-.. ........ ...-...-....- "..I-BLOOMFIELD . "j. ... r-----.-T...I 66760010044. NAPhE:S PL!\;:;:!\LTiJP",RTNER~IP_HILL~___.nMlu... 483041__. 91:3. ..1,67 19012960006 18~H:H 11'J\!~E?:r~E:NT~LMT PRTNRSHPit\ll\f'.LE:S_ ' FL _34102 :_.......Q.! n 1.76 6351800062:3 ,NAPVANAIR III LLC .: FClR:r~YERS FL._33?07._ 2.12 1.76 667.60010280 :t\I!\.PLE~f'LA.zI\LTIJF'I\RTNERS_HIf' J NI\f'LE~... ..... : FL 34103 0.56 ; 1.82 76885050050 : TOLL GATE COMMERCIAL CENTER ! NAPLES FL 34102 ' 1.39 1.87 '_'________ ".________._,,_'.,_._,__..______.._.._'_______ " - _____..._.'_.. ___:..._.._._....__.__._.._.._......n.._._____._ .. "'__."___'__ _____ _ --.--.-.-.-..-"'''---. ----.-.- ....--.- 77412400001 , WALLACE, REBECCA . NAPLES FL 34103 0.18 1.88 24531440005 rBE:ACs,~A~ESM&F'EARLn.. 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FL 33707 1.08 2.32 38452120005 . CAMBRIDGE SQUARE OF NAPLES LC ' NAPLES FL 34109 2.5 243 68815032153'c>C(j~AL[)~BAMICS LLC ..._. .. ;r.Jj\FiE.~.. . FL 34109 i _i01F245 63944000585 L&M GBC LLC NAPLES FL 34103 1.23 2.75 _._.n___.____ ____._. ___._ ---"'".. ---.--- --~- -- -'-"'" 68815032108 ) TOLL FL\! LIMITED PARTNERSI:i.IP ; HaRSHAM PA -----.1.9.044.. ..1.01. 2.83 32382500021 LLE:L'y' (OQLr=.VILLAS I L TDPRII3.SHP :iJ!\.L.LI\?. TX 75234 ' 1.54 : 2.95 24745000228 : BRENTWOOD LAND PARTNERS LLC ' CHICAGO IL 60610 4.69 3.04 247450()0121 !'~RgNl}i\iQ6D.'LANDF'ART:I,iER:S-LLC-' ..'c;Bicj\9:0-..--TiC--.--. 60610 i 445 i".'-3~()i 00177202702 ,1:i~C NG.LLLC. .:i:lE:.THE.~()A-~D-.. 20817 . 0.62 3.26 001 77202809 L TI IOlLJ RQI'J_(oClLf' \IE N TLJRESf'F<Tt'J.F<SHf' ;i:lClt\lII!\..?f'RIN(of3........FL. ... 34134 '._ _.0,:38 n m 32.? 64280000507 . NI\PlJ::SCQMMUNITYI:IOSPITAL INC ! I'JI\F'L.E? u... )FL. 34101 , 0.95 ' 3.27 , EVERGLADES 83540601151c>RI~~~I3,I:IQVVE:LL VV&.VVANiJA.J . CITY FL.. 34139 .__Q?!l., 3.33 62761480101 . SPRINT-FLORIDA INC : OVERLAND PARK ,KS . 66251' 0.15 3.34 56878600000.. [~A.Zili-iI,LIJc:......~..---.--.-.-...-~:::~=Ti-i:e;FiE:~_.===:~Ifl.~=:] 34102 L...o,?.L[=:3,4g: 62787880002 I BIDAK LLC 1 NAPLES I FL I 34119 I 0.151 3.41 .- EVERGLADES 83740560005 . HARRADEN, DAVE .' CITY . . FL .. 34139. 0.17. 3.42 6278684()()()1TO-~T,{Qs~J:R~;:;;';Li=QNS-Q&i~~~ ..-- ........[~:.\E~ES-':----'-~]'-F~~:~:=~~~~ j 0 15[:--j.~S- 81050000176 ; \AI~LDENQ~'S~_F'ROFE:SSIONAL BLDG _ :_f\l~F'L_ES'fL___ 34109' ___2..' 3.57 81050000163 ' WALDEN OAKS PROFESSIONAL BLDG 'NAPLES FL 34109 0 3.61 - ~_.._.___._.._.__..._". _.._..____._.__._.__~_ ... _..._...____,________...__..,..___ __ "._.n.__m_______ _ _ "_"". "." ''''''''''''_''"'___'_ _....... ."___,,.__,_m_ ,_,,_,__'_.__ 81050000147 . WALDEN OAKS PROFESSIONAL BLDGS . NAPLES FL 34109 0 3.70 ,,_ ...._......".._....". __ .. .u. . ",,___,__..._n__" _ _ ____ _ ___ .",,,-_ .-, --,---". -__.________ .,.,. "" '._.,-, -- - ---.---. 38455040001 . BRZESKI TR, TERYL H . NAPLES ' FL 34103: 4.22 3.71 .. 55850080005 Iil'Ac;T{BAil~ERQYg~~N:T~(;RQUPLl:c-]ji()Nli;;,;33E-~'f\l(3S_IfL__~==] 34134 I 0.34 [':'::3~74= 29520002802 ' CROSSROADS MARKET INC ! NAPLES i FL . 34103' 0 . 3.81 _.._ __,_______.._ ."'_"_"___'__"__'___________ ""_"___ ____ ____..__ _____ ______________ _____.___.___._._.______~___. ___n______.._ 60204200248 TRI-MANAGEMENT COMPANY INC ' BELLE GLADE FL 33430 1.03 4.02 _.-"'o_n______ _ _ ____ __ ...._ ."..._-.--.-.-.--- -- - -..- ... ....... --,. -_.._~.----- 29520002750 CROSSROADS MARKET INC : NAPLES FL 34103 0 4.19 ----..""..-,...."'.."'.-,-.-..- - .....--"""-------..---......-..-..--...-- 20767010009 ' PORT O'CALL OF NAPLES INC ; NAPLES ; FL 34102 . 0.39 . 4.34 .642880()OS()9'.r~iNGH:R9BE~T:"'" ............ ......... ""rQ;;:~BB:QQK'---rIL~-:.:]_~0523 I. 0.52 1.....-4~64 47970160004 '_:r:E:N,f'.J~~"EEF'M.LY PBOPERTIES LhgLf\l~f"hE:,,_,:,~L 34105 : 12c:z6_. .,.,.... 4.66 81050000118 WALDEN OAKS PROFESSIONAL BLDGS 'NAPLES . FL 34109 0 4.81 - - _________._ " " ......__._._ __n_._._ _ _ __ ____..__..___ 57990094001 A & N OF MARCO INC NAPLES FL 34102 0.51 4.96 -----.-.-.....-.- .. - ------.-------.-.----.------.----------..--"..'-.'" ------ 67390080003' BARRON COLLIER PARTNERSHIP , NAPLES FL 34105' 0.73 4.99 ..68391'4461-24T~8QjAi\4:L'~9~':~------:',:=~I~AE~g~'~:::=:[i=l:~==:] 34103 1___ 0.8 'L==5~()(): 67390120002 .B!"RB()N_gOLl,IE:F<P~BTNEHSf:lIF'__ .Lf\l~f'.l,E:" n . FL..._......,., 34105 0.7 501 67540600204 . BEAU CHENE II OF NAPLES, INC . NAPLES FL 34105 0 5.07 602042000_60 'F<QiA:L PAhi\4~,I\NCORPiN:g' ... . 'IEiA:FiE~::_-ifLn_J 34108 I _Q&:2:n-S1S 60782960000 __ FERGUS COMPANY LLC, THE ' POWELL OH 43065 1.45 5.17 -296()S006008]~i{lig:'~ligL(~=R~~~LLg........' ...:=:::GN:Qil\t:[~!'>Ql:is~:~~:Ii~==:=~] 46204 1__---.LI.--:'.~~2()- ___ 56680800001 !11\f\lf\lQ!T~,ANTI:l()f\l'{J .. m~~ABgQI"LI\f'.J[).._FL_ 34145: Oc5.5_ ___521 29520002608 ' CROSSROADS MARKET INC . NAPLES FL 34103 0 5.26 34520001209 LhA_S_OLl\~i:>RQi:>ERTIESIf\lc; r(;O-,,,A_LSPB~f'J(3S_ TFl, I 33065 [__~O~_ 5.29 56878640002 : MAZZINI, LUC C ' NAPLES ' FL 34102 0.2 5.30 140419600-()1IQ:Q;,yNT9iiV:~:i\JA'fLg~~L~c:-- .......- rN:A:F>L:E~:::-:--'rFL':"::] 34102 L. 0.46 r-S39' 6300008~009 : ~~~DI,,()N i::N:r~Bf"RJ"E:SLLC.. u Lf\l~F'L_~~ . . .._ Fl,__ 34119 : __--.L!.. u..5A4 61942760007 . EXECUTIVE DEVELOPMENT CORP : NAPLES FL 34103 0.3 5.46 001.77000001 fi.1-gFi<:::.\JQ!'>QIi\JiLLgTS/g!3:N_Qri8ILLsTiC-_n 60061 I 2.43-S~4i 00399200003 . MATHEN.EYTR,A GR()\IE:R MIAMI, FL ._ 33102~__...:3.5.1., 5.50 00724640005 iSOUIHERN CENTERS IN_f\lAPLES Lg ; F'TL~lJgE:RIJALE .. JI,._ 33316! 4.02 5.51 00727320005 j BRUGGERIR,,JOHN N Lf\lI\f"LE:,,__' FL_.34102-'-____'h3L.. 5.53 38453960002 .JP:S_ElAR-BgUE,L,LG___, nF'QB:r_~YERS u _fl_u_ u 33903 4.49 _5..55_ 76720001546 i PINE RIDGi::_INVESTORS OF NAPLES : NAF'L_ES : FL .. . . !~1~! 2.59: 5.56 63944000569 .EllJ.Bf\l~,'SE\lI,NM&.DQf'.J.N..~M . :f\l~F'L,E:S___n_.._.EL, 34119 0.46 _..__5~5.8, 34520002004 lLA,SQL~"_F'BQF'E:BTIE,,INC u nLg()BA.L,~F'RINGS_:FL 33065 '_5-'.5....' __ 5..61 63944000844 LElQU=SLIM.Ai'lIF<~,(3E:()B(3E:K, Lf'.JI\F'LE~i~L 341 05 '--.1~u5.,71 71750000266 : COLLIER LAND DEVELOPMENT INC NAPLES FL 34103 1.06 5.71 56402320002 i~~R[)=,L\Ni\JlgF>.~'_n!LM~Q~,L\~~E . IFL'~i 341421 0.11 5.75 00120240009 ,_Bl()g'S~RJB,K.ENf'.JE::rf:lJ. ..u. .1~~()'S~l,E:E.FL_ 34142: 0.46_. ...5.78 00176681007 ,SIi::F'I:ii::i'lJ_LQg'SVVQQIJ_e.,c:;Ql,L,C _Lf'.JI\F'L_~,,_ . .c..F'L__ 34102' 0i'5...... . ..,58.5 06050000782 i COMMONS II LAND PARTNERSHIP Lf\lAPLE~.. ' FL 34102 i 3.48 5.86 00287160006 . FREELAND AND SCHUH INC ' NAPLES FL 34104 8.17 5.95 38454000000 .i.oL:'SE:i\i:IBQ~~~=:~~~=:---------,-~=Ti2.AiI:Q:N:='=:=:::,'<2:1:1__:=::1 45459 I 2.24-'~:--:S:~-9' 60783080002 .<::hRgL,E.c:()Sf\lIo.FNI\F'L~~I.f\lL_..n;f'.JI\PL_~~__ . _nFL___ 34101 .1.}.f3_. ...613 _ 66261901021 i DAD DEV CORP i NAPLES : FL ,34109 : 1.15 . 6.15 66261900()22 r DADC)EVc;ORP fNAPL'ES n ---- ,uT FL" ., .....1-341 09l-' T().,,[ . _ u624 .,"'- 62410040009 NQVEL.LQ,JI\MES~ JE,ANINE NAPLES FL 34108' 0.17 6.32 14450000808 REFERENCE ONLY 0 0 6.33 __..... '._..m" _ __._...__...._ 59712000585 . BENDERSON TR, RANDALL : BUFFALO . NY 14202 4.11 . 6.38 62770126669 [D'A.GQ~:U~Q,~~~ELIAM' [~:A.EL~~' JFL~~] 34108 [==o.151~=ji.4T 29520002556 : CROSSROADS MARKET INC : NAPLES FL 34103 . 0 6A2 62770080000TD=;;:c;QSTI~i5:'g'Ec;~LiA.'M.. . ... ...... 'r8Ji:fL'E~."-.'.TfL:."..i 34108 i _.O.J~J.==~~l: 29520002653 : CROSSROADS MARKET INC ' NAPLES . FL 34103 . 0 6A4 00167400006 ii'JssLLC' . .... u 'NAPLEs' uU.i'FLu 34103 '--3:76'646 46570686668 r MCINTosH, SHANE A & CYNTHIAH rNAPLEs.. uu. TFL-I 34102C-023 I u.. 6.49 . .. ... U 'EVERGU,.D-ES.---.n.-------- 83492360003 i JOH N.<;Qt\j , JAMES & ARNETTA ! CITY'.. i FL ,.~.13.~.L 0.68 i 6.50 00398880204 , ABERCIA, RALPH : HOUSTON . TX '77079 : 10 : 6.52 61631520608rGARNE.R:R6DNEy.j&BARBARAD.......TNA~L:E~...:"::]FL::":1_34.11 ~. L. .0.07 [ . .....6:54. 03330400005 i PQRI:():<::ALLr",ARINA LLC i N,APLE<; n...jL 34102 i . __~5i...u...6c~8 46690000908 COLOMBO ENTERPRISES , gl,fO\lEL,AND. . OHLlLl10L.. 0 6.60 62413760001 ARCO FINANCE INC . 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LFL un. i 34103 :.__OJ 6.84 38332360008 : CL.EI/E.L,Ar-.li:lCLlNICf'L.oRI[)A... mUt\ji:lfOf'Er-.li:liOr-.lCE OH...........n 44131..J63.. ...,.6.,91 62770160001 , MIND INVESTMENTS OF FLA LLC ! NAPLES FL 34110 0.88 6.96 62783400004 [i:lUB.8DF<fOAi:lCQNT& DEV CORP. . . n n.' ~(;cJ~i:l.<;E(3I:lB.R... ':"r-.lY_ ~'11724.i-. -D:15i 6.97 06Q5.0QQ08.05LgQfv1.fy1().t'-J,AQt=.gQF<F".. . .. . ... .. ...:,t'-J,Af'~.fO~.... ... .nf'~.,..,.... 341 02 5.31 ....... "6~98 61835000007 i\iCJL!,EIB,}Algf:l,AfOL 'n Lt'-J,AF.'l,fO<;u .. . IEL._I 34102 i 20i"u.n7.60- . - _..__.._...............__..___..__._.______n..__ 74410380003 ,SC.HERfOR,WILLlAM C & IRENE KnHARPi::R.IfIIOODS MI _. 48225 n._~~ 7.02 61942560003 ; GOODLETTECORNERS LLC : NAPLES FL 34110 , 3.75 7.03 62787926601 [~ii:lJi:K.Lh~:~' . n[NA~L'E~ ~:IFh==] 34119 r--.0151:::'1()6 64280000426 : A K S SW FLORIDA LLC : NAPLES FL 34108 1.01 . 7.10 ..6241500.0002Tp;R:C;()FII\Jp::N"i::EJ~.C.., ...........n-I:~J\P=LI~=......-..-TEb===:' _.34103 . 0.31 ;.-'-7..11' 62413800000ABC()nf'II\I,Ar-.lg.Ell\IgL.I\I,AF'.~.~<;..n..nn_F.L._... 34103_...0,.'71_ ....n...;',1.5 06050000643 ; COMMONAGE CORPORATION : NAPLES . FL 34102 4A5 7.21 62090160008 r8Li~8~i=.~L[),I-EBC)YH.&:L:OR~ii,A .r". ... [8'\E1~sml FL .. r'341'631 .:1~03 [.7~~4 00197880007: MATHENEYTR,AGROVER ! MIAMI 'FL 33102' 7A1' 7.34 62413840002. I'\B:i::2:FIB,\~g-E:i~:C;: ...::..::::: I~A~C:~~::::::::::::::TEL::=::::: 34103' __QJ.~J:::T3:i:. 62413880004 ,.J\BCQf'It\j,At\jCE INC n..n nn.n'J'JAfl,fO<;...... ....FL 34103._. 0.15 m.L.3.() 77412480005 , DEVOE FAM L TO PRTNRSHP II, THE : NAPLES FL 34106 0.22 7.36 24530860()02I~.~Ah<;,:Jp::~E.S:M.&P~:A.BL .... m..... T~().~II:A.~~'B18Gs]fl-n:] 34134 ,.- 0.21 r~=!,41 20760200007 !LAN(3FQRD. TR,GEOR(3EP i NAPLESn un f'L 34103 3.86 . 7A3 571 90280000 ._VVEI[)f\J.E:R,F.'.fOlfOB.~ I".ENNY Z.Jv1,A.RC;()I~.I"A.t'-J[) .... . n FL 34145 __ 043....,.. ...L51 24581880000PARKS,l,YNNE C'BQNIT,A.<;F>RIf\J(3S. FL.. .. 34134 0.19 7.55 09410000057 : DAKY INC , NAPLES ' FL . 34102, 0.23. 7.70 24745000147 ITARGETCClRPORATION T=2'663__n......__T MINNEAPOLIS ----T MN - U5440 I OA 7 r.'__7. 77. .. 83467002480 I STROTHER, HARVEY . n .uu.. 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VANDERBILT REAL ESTATE ' MINNEAPOLIS MN 55402 0.21 8.42 62775120004 J:i:.AQB:j\~IA=i:A~lJB'6I_~-N~A---__=:__--=J!'J~f'i..-g~~__==~--~:__]}L:-==.==, 34108 i ___ 0.62 l=____=ii=4'I 00240~B0800.Q_~4_F'i\RTI'J.E:B<;Hlf'... . __ n' unn LI'J.i\F'L_E<;___ . ..... __F1___........ 34105 liJ!i....___8,4fl_ 69587503029iGERMAINREALESTATECOLLC I NAPLES 'FL 34110' 1,02' 8,74 .. 52503200009 [JONES,"BENF&APRILT mu TNAPLEs TFL .-13411'3'1--016'1..8,79 ...,~ 33944000284 NORTHBR~O()Ki::)"B()Ei::"SIOt'JAL LLC.t'J,l>,F'Li::S FL 34109 11.58 8.79 00764640007 COL~IERQF<t'J~~i::I'HAL PALMS LLC . ,~.I\Bc:;() IS~L,l>,t'JDiFL___ 34145_.JlJl.. 8.83 68815032250 R & N HOLDINGS LLC ! NAPLES ' FL 34119 ' 0.79 8.83 29830040004 IBLJ:EC.8~~El\iV'-IL'(LP=..=. [~QQlj~=c;~,i\~(3E I NJ-= I 7079 r--015[. 8.84 68815032205 : WALKER, ROBERT C & JUDITH : NAPLES ,FL 34119 i 1.02 8.88 . ....._..._..__.___._.__._.._.__..._...._._.._..._..._.. ........ .... ..........__.__._.___..~..........._.........._..__._m._....._ r" ..--..-...---- 20765322702 IH.A._LSTAT:r PAF<TNER"I:iIP Lt::J.I\I"_Li::.S.__._ ...... LFt",___! 341051 10.06, 8.93 , EVERGLADES 83492240000 U()HI'J,,()t'J,JI\~E:.:3_8.ABt::JETTA : CITY _ .. FL 34139 0.66 8.95 52501320004: J_QI'Ji::",_ElE:_N F.8._,l>,f'RIL T _. __ .1NAP_~_E:.:3 __LEI" 34113 :__9D~_' 8.96 00240000006 .. MISSION SQUA.R~E_LLC ,,'I'JI\.PL.E::3_... _____J=~. 34110 ..?,L. u_9.04 5749094000LZGONINA, JOSEPHE M_ARCO ISLA,I'JD FL 34145 0.72 906 83540600903 , TWIGGS, GARY A : CAPE MAY C H , NJ , 8210. 0,48: 9.13 66676960006 Tc;KEEc;HOsEE-INNLTD=------ -.-...-...-..-- ...[~QQi'iiB,i\y--=:----]FL-==I-3.3.4.93. .1. 9.04. '--9:iX- 65570680005 , BUTTERFLY PLAZA LLC ! 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"946 64288000240 ' JKR INVESTMENTS INC ' CANADA.. 0 0,49 9,48 --64288000282]~QRi'8~~i\FiES:QQLFRP;~G'E:I~CT-R__---[8~f=CE~::__:____:-=__-:]I(-:-:] 34110 I u_" 0.59 [::=__~5i- 36230760003!TriRA,.:3I:iEB:rF<,\iVAYf\JE.M . . Lc:;QQI"E.BCITY ..... JFLu ,,__}33~'_ ....Jl...1_4.. 9.52 36230720001 . THRASHER TR, WAYNE M ' COOPER CITY FL 33328 0.14 9.54 36230680002!-rHF<~~f1i=RTR,~i\'(~giv1." .I<;:QQr;gRc;ITY _.. J "FJ,. m~_ ~3328 1,,_,,_Qj~. ......9.55 36230640000 .. lEMMA, ALBERT & PATRICIA JOHNSTON RI 2919! 0.14 9.57 -.. .,,- . - ---.,-. ----.-..-..-...-----.- ---. --......--.....--.--. -------. ..................-------...- .--..-[ .-....-. -.-------...---..-.-.-.-................-. -.--1...-....----.-. --.-". L . I... ['---. -...--- 29830120005 ElUECI:iE.Lf.f\~ILYLP~m . .SQLJ.TriOBANGE .NJ __ J.Q.7.9.___ 029. ___9.60 63944000543 LSlJM_~_EF<IQt::J,S.LJS.f\t::J._~.. . U _ _ Lt::J.A.f'bE:,,_____ FL 34104' 0,46 .._9.60 66760012929 SW FLA RESTAURANT HOLDINGS LLC 'MINNETONKA MN 55345 0.87 9.65 3063cl246066 [jA(:;K=&=,i\N~~F~E"[)~S0f:ljOLyINc"_mrIEAi;ic;KA(EEIii "U' 341431 0.14 "..9.75 6676_0001820 . FOS.TE:F<,TOMPI<INSA . . ORLAN"lJel - FL J~2801.. 1.86 9.86 00177121155 L\iVQQLBRI<3_HT\/i\NDERBIL,LLLC ]BOCA,BATON" FL 33431 , 5.91 9.90 36304400008 i NICAEA ACADEMY INC LI'J,l>,l"bE,,' FL_~~.1.L6.c__,,()J~_ 9.91 36304360009.. NICAEAACADEMYINC . NAPLES FL 34116 0.14 9.92 67390520000 rBARRONCOLLIERPATNERSHIP T NAPLEs-FL~ __m, 34105 I 0 9.95 14049880002 I ONESTO-GROUP INC. .." _ . ["NORFOLK ! VA .. 1"-23502 I . ll.62 I uiooo CORRADI AIRPORT R25 E R26 E R27 E lERR1' .!l i V '-...~ . . ~ - 8QfIrr...B!ACHRO....D >-r:......... i -. , -,- en ....j.~~ 00 .-., . ~...- .... ~... " I- , ,,~"-- --- - . """.0"-" ..'".::l.~"'-'" ~" "~ - . , --',",...,-.. ~"'.... --- I - " ~ ~ j.-..... en .n 0> -- -. .... l- i .~--.- '. . 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Co ~o~ ~O'~ ~o~ ~o~ ~~* ~~* ~~* ~~* ~~0 ~~n ~~n ~~0 o..oro o..oro o-oro c..oro ~):>3~ ~ )>3~ ~):>3~ ~):>3~ "'~~~ '" ~~~ "'~~~ "'~~~ 5. o..:on 3. Co:n ~ n:n ~ o..:on ~~g ~~g ~~~ ~~[ ::JCo~ ::Jc.~ ::Jo..~ ::Jc..~ ~~'< ~~'< ~~'< ~~'< -l -l -l -l j}: ~. ~. ~ ~ 3~~3nb'~ ZZIll z Zlll-6;~lII~~1ll ); );; ~ ); );; ~ "" <1)!1 <1)!1 "T1 "T1 .<.h <i "T1 !'-' <i "T1 Z Z<.h~:ooQ!..Z "-----" Exhibit L -~'. DAVID PLUMMER & ASSOCIATES I . . , . 1531 HENDRY STREET, FORT MYERS, FLORIDA 33901 239332.2617 . FAX: 239 332-2645 . DPA@DPlUMMER,COM February 19, 2008 lli~cg~TIW~~ JlI FEB 2 0 2008 Mr. Michael Greene Planning Manager Collier County Transportation 2885 Horseshoe Drive South Naples, FL 34104-6130 RE: Airport Road/Orange Blossom Commercial Sub-District Growth Management Plan (GMP) Amendment Sufficiency Response to Comments dated February 6, 2008, #06564 Dear Michael, -. Thank you for your review comments and subsequent telephone discussions, regarding a traffic impact statement prepared in support of the Airport/Orange Blossom Commercial Sub-District Growth Management Plan (GMP) Amendment Supplemental Traffic Study and dated February 1,2008. Per our discussions with the County staff, our responses to your comments dated February 6, 2008 are as follows. General Res/Jonse: In response to (a) concerns raised by the County staff regarding future traffic conditions on Orange Blossom Drive and (b) questions raised by the public regarding our access to Orange Blossom Drive during the Neighborhood Information Meeting on February 6, 2008, the Applicant is no longer proposing to have an access point on Orange Blossom Drive. Therefore, the property will not have direct access to Orange Blossom Drive. As a result, the GMP Amendment's traffic impacts on this road will be greatly reduced to the point where the impacts are negligible. The GMP Amendment will not have a significant impact on Orange Blossom Drive, based on either the County's 3%-3%-5% criteria, which are applicable for this amendment, or the 2%-2%-3% criteria now recognized by the County. rJ~;q iJ',\EF~ ;r.)(;'~.i C,~J! [:~, ~(:-F'! L4liLl::OLI,~.![; (B ----.. AM PEAK HOUR ANALYSIS (E ---,~"..-.- HCS+: Signalized Intersections Release 5.21 Analyst: LM Inter. : AIRPORT & ORANGE BLOSSOM Agency: DPA Area Type: All other areas te: 2/13/2008 Jurisd: COLLIER COUNTY -,riod: AM PEAK HOUR Year : 2008 EXISTING Project ID: 06564 AIRPORT/ORANGE BLOSSOM E/W St: ORANGE BLOSSOM DR. N/S St: AIRPORT-PULLING RD. SIGNALIZED INTERSECTION SUMMARY I Eastbound I Westbound I Northbound I Southbound I I L T R I L T R 1 L T R I L T R I I I I I 1 No. Lanes I 1 2 1 I 1 1 1 I 1 3 1 I 1 3 1 I LGConfig I L T R I L T R I L T R 1 L T R I Volume 1107 143 162 1302 242 64 IllO 858 140 185 1100 108 I Lane Width 112.0 12.0 12.0 112.0 12.0 12.0 112.0 12.0 12.0 112.0 12.0 12.0 1 RTOR Vol I 60 1 60 I 0 I 0 1 Duration 0.25 Area Type: All other areas Signal Operations Phase Combination 1 2 3 4 I 5 6 7 8 EB Left A A I NB Left A A Thru A I Thru A Right A I Right A Peds 1 Peds WB Left A A I SB Left A A Thru A I Thru A Right A 1 Right A Peds I Peds Right A I EB Right A ~d Right A I WB Right A Green 15.0 27.0 8.0 46.0 Yellow 4.0 4.0 4.0 4.0 All Red 2.0 2.0 2.0 2.0 Cycle Length: 120.0 sees Intersection Performance Summary Appr / Lane Adj Sat Ratios Lane Group Approach Lane Group Flow Rate Grp Capacity (s) v/c g/C Delay LOS Delay LOS Eastbound L 391 1770 0.28 0.40 24.5 C T 798 3547 0.18 0.22 37.7 D 30.9 C R 541 1583 0.19 0.34 28.0 C Westbound L 521 1787 0.60 0.40 30.1l C T 423 1881 0.59 0.22 43.7 D 36.0 D R 546 1599 0.01 0.34 26.1 C Northbound L 216 1612 0.52 0.50 20.7 C T 1771 4621 0.50 0.38 26.0 C 23.3 C R 805 1442 0.18 0.56 8.8 A Southbound L 290 1703 0.30 0.50 17.4 B = 1872 4883 0.61 0.38 27.7 C 25.4 C 851 1524 0.13 0.56 8.5 A Intersection Delay = 27.0 (sec/veh) Intersection LOS = C -----.. HCS+: Signalized Intersections Release 5.21 Analyst: LM Inter. : AIRPORT & ORANGE BLOSSOM Agency: DPA Area Type: All other areas ~.'"'lte : 2/13/2008 Jurisd: COLLIER COUNTY .riod: AM PEAK HOUR Year : 2012 BACKGROUND Project ID: 06564 AIRPORT/ORANGE BLOSSOM E/W St: ORANGE BLOSSOM DR. N/S St: AIRPORT-PULLING RD. SIGNALIZED INTERSECTION SUMMARY I Eastbound I Westbound 1 Northbound 1 Southbound I I L T R 1 L T R I L T R I L T R 1 1 1 I 1 I No. Lanes I 1 2 1 I 1 1 1 1 1 3 1 1 1 3 1 I LGConfig I L T R 1 L T R I L T R I L T R 1 Volume 1139 186 211 1393 315 83 1121 944 154 194 1210 119 I Lane Width 112.0 12.0 12.0 112.0 12.0 12.0 112.0 12.0 12.0 112.0 12.0 12.0 1 RTOR Vol I 0 I 0 1 0 I 0 I Duration 0.25 Area Type: All other areas Signal Operations Phase Combination 1 2 3 4 I 5 6 7 8 EB Left A A 1 NB Left A A Thru A 1 Thru A Right A I Right A Peds I Peds WB Left A A 1 SB Left A A Thru A 1 Thru A Right A I Right A Peds I Peds " Right A 1 EB Right A .3 Right A 1 WB Right A Green 15.0 27.0 8.0 46.0 Yellow 4.0 4.0 4.0 4.0 All Red 2.0 2.0 2.0 2.0 Cycle Length: 120.0 sees Intersection Performance Summary Appr / Lane Adj Sat Ratios Lane Group Approach Lane Group Flow Rate Grp Capacity (s) v/c g/C Delay LOS Delay LOS Eastbound L 330 1770 0.43 0.40 26.4 C T 798 3547 0.24 0.22 38.3 D 32.2 C R 541 1583 0.40 0.34 30.6 C Westbound L 495 1787 0.82 0.40 44.5 D T 423 1881 0.77 0.22 51. 9 D 45.7 D R 546 1599 0.16 0.34 27.6 C Northbound L 195 1612 0.64 0.50 26.5 C T 1771 4621 0.55 0.38 26.7 C 24.4 C R 805 1442 0.20 0.56 8.9 A Southbound L 266 1703 0.36 0.50 18.1 B T 1872 4883 0.67 0.38 28.8 C 26.4 C 851 1524 0.14 0.56 8.6 A Intersection Delay = 30.4 (sec/veh) Intersection LOS = C .._~.,~- HCS+: Signalized Intersections Release 5.21 Analyst: LM Inter. : AIRPORT & ORANGE BLOSSOM Agency: DPA Area Type: All other areas ~'-"te : 2/13/2008 Jurisd: COLLIER COUNTY riod: AM PEAK HOUR Year : 2012 TOTAL TRAFFIC Project 10: 06564 AIRPORT/ORANGE BLOSSOM E/W St: ORANGE BLOSSOM DR. N/S St: AIRPORT-PULLING RD. SIGNALIZED INTERSECTION SUMMARY I Eastbound 1 Westbound 1 Northbound 1 Southbound 1 1 L T R I L T R 1 L T R 1 L T R 1 1 1 1 I 1 No. Lanes 1 1 2 1 1 1 1 1 1 1 3 1 1 1 3 1 1 LGConfig I L T R 1 L T R 1 L T R 1 L T R I Volume 1139 186 219 1404 315 83 1123 948 156 194 1229 119 1 Lane Width 112.0 12.0 12.0 112.0 12.0 12.0 112.0 12.0 12.0 112.0 12.0 12.0 1 RTOR Vol 1 60 1 0 1 0 1 0 1 Duration 0.25 Area Type: All other areas Signal Operations Phase Combination 1 2 3 4 I 5 6 7 8 EB Left A A I NB Left A A Thru A I Thru A Right A I Right A Peds 1 Peds WB Left A A I SB Left A A Thru A 1 Thru A Right A 1 Right A Peds 1 Peds Right A I EB Right A Right A 1 WB Right A Green 15.0 27.0 8.0 46.0 Yellow 4.0 4.0 4.0 4.0 All Red 2.0 2.0 2.0 2.0 Cycle Length: 120.0 sees Intersection Performance SUIT@ary Appr/ Lane Adj Sat Ratios Lane Group Approach Lane Group Flow Rate Grp Capacity (s) v/c g/C Delay LOS Delay LOS Eastbound L 330 1770 0.43 0.40 26.4 C T 798 3547 0.24 0.22 38.3 0 31. 9 C R 541 1583 0.30 0.34 29.3 C Westbound L 495 1787 0.84 0.40 47.0 0 T 423 1881 0.77 0.22 51. 9 D 46.9 0 R 546 1599 0.16 0.34 27.6 C Northbound L 192 1612 0.66 0.50 28.0 C T 1771 4621 0.55 0.38 26.8 C 24.6 C R 805 1442 0.20 0.56 8.9 A Southbound L 265 1703 0.37 0.50 18.1 B T 1872 4883 0.68 0.38 29.1 C 26.7 C 851 1524 0.14 0.56 8.6 A Intersection Delay ~ 30.8 (sec/veh) Intersection LOS ~ C _~m.._ -- PM PEAK HOUR ANALYSIS ~ .---_..-. ..- Comment I: Distribution map must be included. Percentage distribution and distribution of actual trips for AM Peak, PM Peak, and Daily traffic should be shown. Res/Jonse: As requested, the percentage distribution map for the Project is presented in Exhibit S-1. The Project traffic assignments for the AM peak hour, PM peak hour and on a daily basis are presented in Exhibits S-2, S-3 and S-4, respectively. Comment 2: The intersection of Orange Blossom and Airport must be analyzed by the report, at a minimum. It is anticipated that additional intersections may require analysis if found to within the radius of significant influence. Res/Jonse: The Project is anticipated to have access only onto Airport-Pulling Road via a right-in/right-out only entrance. Based on Collier County's significance criteria, the Project is not significant on .~". Airport Road, which is the first link for link analysis purposes. Per Collier. County TIS Guidelines, if the Project is not significant on the first link/segment, further analysis for segments beyond the first link is not required It should also be noted that the Project traffic in the AM or PM peak hours is not significant on any approaches to the intersection of Airport-Pulling Road and Orange Blossom Drive. However, to be responsive to the Collier County staff, the intersection analysis for the Airport- Pulling Road/Orange Blossom Drive intersection has been provided as part of this sufficiency response, The AM and PM peak hour traffic volumes for the existing year 2008 were derived ji-om turning movement counts conducted on February 12, 2008 (Appendix S-1). These counts were adjusted to peak season conditions using Collier County adjustment factors. The existing 2008 traffic volumes were then projected to the horizon year 2012, which is the buildout year of the Project, based on linear traffic growth trends from the Collier County 2006 Average Daily Traffic Report dated February 2007. The calculations for the linear growth are presented in Appendix S-2.. The Project traffic presented in Exhibits S-2 and S-3 were then added to the AM and PM peak hour background 2012 traffic volumes, respectively, to derive the future total 2012 intersection traffic volumes. The peak season AM peak hour intersection traffic volumes for the existing 2008, background -- year 2012 and future 2012 with Project are presented in Exhibits S-5a, S-5b and S-5c, @E3 ~_.,.~". ..._--_.._----,_._,_..._-....,"-~.," respectively. The peak season PM peak hour intersection traffic volumes for the existing 2008, background year 2012 and future 2012 with Project are presented in Exhibits S-6a, S-6b and S- 6c, respectively. It should be noted that the traffic volumes presented in Exhibits S-5a, S-5b, S- 5c, S-6a, S-6b and S-6c are peak season AM and PM peak hour traffic volumes and not K(250) traffic volumes. K(25o) traffic volumes are generally used for segments analysis. Intersection analyses were conducted consistent with the methodologies of the 2000 Highway Capacity Manual (HCM)/highway Capacity Software (HCS). The detailed intersection capacity analysis worksheets for the AM peak hour and the PM peak hour are presented in Appendix S-3. The AM and PM peak hour intersection levels of service for the existing 2008, background 2012 andfuture total 2012 conditions are also summarized below. Intersection Cavacitv Analvses Intersection Year AM PM Airport-Pulling Road/ Existing 2008 C C Orange Blossom Drive (1) Background 2012 C C Future 2012 with Project C C Footnotes: (1) Signalized intersection. Overall LOS reported. As shown above, the intersection of Airport-Pulling Road and Orange Blossom Drive is anticipated to operate better than the County's adopted level of service standards of LOS "D" on Orange Blossom Drive and LOS "E" on Airport-Pulling Road. Comment 3: Background traffic analysis must be shown for the current 5-year planning period (through 2013). 2015 and 2030 analysis can be included but is not required. Orange Blossom Drive is not shown to have additional capacity through 2015 (though the 2030 LRTP shows that it is 4-lane Divided, this capacity can only be used in a 2030 analysis and is not required for a consistency review). Growth rates used by the updated TIS are not acceptable. ResPollse: Based on a review of Table 9.1 in the Collier County TIS Guidelines and discussions with the Collier County staff, it is our understanding that the horizon year for Growth Management Plan (GMP) Amendments is the buildout date. The buildout date for the Project is year 2012. This was discussed with the staff and the staff agreed to the use of the year 2012 as the horizon year for the analysis. ~ .._~'M_._ .- ~, ,,,.",~-,--,,,--_.",--_._.~-~_.,,._- - Per staff's comments in Comment 4, the staff suggested the use of 3%-3%-5% significance criteria for evaluating the Project's significance on the adjacent roadways because these were the criteria in effect at the time that the application was filed. The segment analysis and significance test presented in the report titled Airoort/Oranf!:e Blossom Commercial Sub-District Growth Manaf!:ement Plan (GMP) Amendment Suoolemental Traffic Studv and dated February 1, 2008, was based on the more stringent 2%-2%-3% significance criteria per the current Collier County TiS Guidelines. However, per the staff's suggestion, the segment analysis and significance test for the Project were updated and presented in Exhibit S-7. Per Collier County TIS Guidelines, if the first link/segment is not significant, further analysis for segments beyond the first link is not required. As shown in Exhibit S-7, the Project is not significant on Airport-Pulling Road. Also, based on earlier segment analysis presented in the report titled Aimort/Oranf!:e Blossom Commercial Sub-District Growth Manaf!:ement Plan (GMP) Amendment Suoolemental Tra(fic Studv and dated February 1, 2008, the Project traffic was not significant on Orange Blossom Drive under the more stringent 2%-2%-3% significance criteria, even with direct access to Orange Blossom Drive. Therefore, without direct access, the Project traffic will also not be significant on Orange Blossom Drive under the 3%-3%-5% significance criteria. This discussion has been provided for informational purposes only, since analysis for Orange Blossom Drive is not required per the Collier County TIS Guidelines. The linear growth rates used in the report titled Aimort/Oranf!:e Blossom Commercial Sub- District Growth Manaf!:ement Plan (GMP) Amendment Suoolemental Tra(fic Studv and dated February 1, 2008, were discussed with the staff. Representatives of DPA explained that the linear growth rates were derived from historic traffic counts (2002 - 2006) in the Collier Countv 2006 Averaf!:e Dailv Tra(fic Reoort dated February 2007 A 2% linear growth rate was used for roadway segments with insufficient data from the Collier Countv 2006 Averaf!:e Dailv Tra(fic Reoort dated February 2007. This is consistent with the Collier County TIS Guidelines. The staff acknowledged this and requested documentation of the growth rate calculations. The linear growth trends are presented in Appendix S-2. Comment 4: The significance test must be correctly performed. 3%-3%-5% analysis may be used based on the submittal date, but the applicant should follow the current TIS Guidelines & Procedures in all other respects. Please refer to h ttp://www.collien!ov.netJIndex.aspx'? p a 2e=5 66. ResPollse: The segment analysis and the significance test presented in Exhibit 2 of the report titled Airoort/Oranee Blossom Commercial Sub-District Growth Manaeement Plan (GMP) Amendment - Suoolemental Traffic Studv and dated February 1, 2008, was prepared consistent with the Collier ~ "_______0.._.. --, County TIS Guidelines, The significance test was performed based on the 2%-2%-3% significance criteria now in effect. However, based on discussions with the County staff, the significance test was performed using the 3%-3%-5% significance criteria based on the submittal date of the original application. The updated segment analysis and significance test is presented in Exhibit S-7. As shown in Exhibit S-7, the Project will not have a significant impact on Airport-Pulling Road and Orange Blossom Drive. Also, based on the more stringent 2%-2%-3% significance criteria now in effect, the Project would also not have a significant impact on Airport-Pulling Road and Orange Blossom Drive. Comment 5: Orange Blossom Drive near this location has a low service volume. Staff anticipates that mitigating improvements may be necessary to the local roadway network. The applicant should identify potential mitigation in the next submittal. Staff also warns against artificial adjustments or enhancements to the service volume of any roadway. Response: It is our professional opinion that the recent improvements at the intersection of Airport-Pulling Road and Orange Blossom Drive will enhance the capacity and service volume of Orange Blossom Drive. This was reflected in the report titled Airoort/Oranze Blossom Commercial Sub- District Growth Manazement Plan (GMP! Amendment Suoolemental Traffic Study and dated February I, 2008. However, based on discussions with the Collier County staff, it is our understanding that capacity and service volume enhancements to Orange Blossom Drive that reflected these recent improvements will not be acceptable to the County. The Project is not anticipated to have a significant impact on Airport-Pulling Road or Orange Blossom Drive. No mitigation measures are required and, therefore, none are identified at this time. However, the Project will pay road impact fees at the time of the issuance of building permits. These can be used for whatever improvements deemed necessary by the County on Airport-Pulling Road or Orange Blossom Drive. @E) ---.--.".--'-- '~-'- If you should have any questions concerning the above, please do not hesitate to contact our offices. Very truly yours, ") i v,RL~0 Vijay K. ~ rn VKK:sw . cc: John Podczerwinsky Ronald Talone Dwight Nadeau Trisha McPherson @E3 --------'. -- ( ~1 '" ~ I N.T.S. I/) r<) I 0% (15%) ~~ ~L 0% 20% 01/) 20% r<) I ORANGE BLOSSOM DRIVE 0% I ~I 15% ~~~ (20%) 0% o I/) I/) 15% r<) ~ r<) ~~ I ~ ~ ~ 0 I'- 0 ~ 0 ~ ~ 0 r<) --- 100% J PROJECT ENTRANCE ~ ~ ( 1 00%) ( 100%) ~1 I r<) ~ ~ 0 0 ~ ~ 0 ~ ~ <( ~ ~ l 0 o 0 0:: r<) I'- c> LONE OAK BLVD. ~~ z ::; -' :::J a.. r-.. I ~ f- 0 0:: ~ r<) 0 0 LEGEND ~ a.. r<) 0:: <( xx INBOUND (XX) OUTBOUND .- ~ AIRPORT/ORANGE BLOSSOM COMMERCIAL 06564/OJA/0208 SUBDISTRICT GROWTH MANAGEMENT PROJECT TRAFFIC ASSIGNMENT 5-1 PLAN AMENDMENT ._.._,_..,~- ,.--. ( IllI ~ [ 0> .q- N.T.S. ~ ....... j 0 (2) j~ OL 0 1 1 11 ORANGE BLOSSOM I DRIVE 0 I 81 8 0 ~~~ (2) ~ .............. 8 ! ~ <Xl l{) ....... l{) i' ~ 55 ~ PROJECT ENTRANCE (11 ) (11 ) ~ <Xl I ....... i' ~ ~ ~ ~ ....... 0 <( ~ ~l1E r') <Xl LONE OAK BLVD. .............. <.:> z :J -J ::J n. ~ I r') f- TRIPS ....... a:: i' 0 n. ~ a:: IN 55 <( OUT (11 ) TOTAL 66 .~ @E3 AIRPORT/ORANGE BLOSSOM COMMERCIAL 06564/08A/0208 SUBDISTRICT GROWTH MANAGEMENT AM PEAK HOUR PROJECT TRIPS 5-2 PLAN AMENDMENT .--"..._~_."~.- ,-, ( ~ "" C"4 I 0 C"4 N.T.S. ~ ~ I 0 (9) j~ Ol 0 5 5 ORANGE BLOSSOM \ DRIVE 0 I 1~g ~I 4 0 (13) 4 I ~ ..;- I' ..;- N ~ 00 ,-' 27 ~ PROJECT ENTRANCE (63) (63) ~ ..;- I ..;- ~ 00 ~ n <0 ~ 0 ~ ~l C5 Ol..;- 0:: ~ ..;- LONE OAK BLVD. ~~ '-' z ::; -' :::> a.. ~ I Ol f- TRIPS ~ 0:: ~ 0 00 a.. 0:: IN 27 <( OUT (63) TOTAL 90 -.,. @E3 AIRPORT/ORANGE BLOSSOM COMMERCIAL 06564/04A!0208 SUBDISTRICT GROWTH MANAGEMENT PM PEAK HOUR PROJECT TRIPS 5-3 PLAN AMENDMENT -..------. ^- ( ~1 "'" I N.T.S. 135 180 ~ . ~ . ORANGE BLOSSOM DRIVE ^- 901 ~ . PROJECT ENTRANCE ~ 0::: C> LONE OAK BLVD. z :J ...J :J ~1 a.. I f- TRIPS 0::: 0 a.. 0::: DAILY 2-WAY TRIPS - 901 :;;: -^ ~ AIRPORT/ORANGE BLOSSOM COMMERCIAL 06564/12A/02Q8 SUBDISTRICT GROWTH MANAGEMENT DAILY PROJECT TRIPS S-4 PLAN AMENDMENT ._._--_..~.~. .-<~ ( "'" I N.'I'.S. n Ol Ol C'i C'i 0 ~ ~ j 64 460 ~O ~l 242 608 00 302 ~ ~ ~ \ ORANGE BLOSSOM , DRIVE 107 I ~I 412 ~~ 368 143 ~L() 162 ~~ I ... ~ 0 <D ~ L() ~ ~ ,- AIRPORT/ORANGE BLOSSOM COMMERCIAL EXISTING 2008 06564/09A!0208 @f3 SUBDISTRICT GROWTH MANAGEMENT AM PEAK HOUR, PEAK SEASON S-50 PLAN AMENDMENT INTERSECTION TRAFFIC VOLUMES "~.,-"""--.------ ~- ( "" I N.T.S. to <") to N ~ V ~ ~ I 83 555 ~~ ~l 315 791 ~N 393 ~ ~ j ORANGE BLOSSOM ._~. DRIVE 139 I ~I 536 ~V 434 186 Nv ~ 0> 211 I v 0> ~ ~ N !Xl ~ ~ AIRPORT/ORANGE BLOSSOM COMMERCIAL BACKGROUND 2012 06564/10A/0208 @E3 SUBDISTRICT GROWTH MANAGEMENT AM PEAK HOUR, PEAK SEASON S-5b PLAN AMENDMENT INTERSECTION TRAFFIC VOLUMES '-'--~,-~,,- --. ( "" I N.T.S. 0 N t"- V ~ V ~ ~ I 83 557 ~~ ~l 315 802 ~N 404 ~ ~ I ORANGE BLOSSOM --- DRIVE 139 I 544 186 9~ro ~I 436 ~N..q-L() ~cr>~ 219 j v cr> V ~ N ro ~ ~ ,.,,-- AIRPORT/ORANGE BLOSSOM COMMERCIAL FUTURE 2012 06564/11A!0208 @E3 SUBDISTRICT GROWTH MANAGEMENT AM PEAK HOUR, PEAK SEASON S-5c PLAN AMENDMENT INTERSECTION TRAFFIC VOLUMES ...-----.-- .. ( "" I N.T.S. ~ .... l') Ol r-- ~ ~ ~ I 48 454 ~~ ~l 138 335 010 149 ~ I ORANGE BLOSSOM .- DRIVE 163 j 714 ~~Ol 855 320 ~LlltO 231 N~.... I 0 r-- Ol 0 ~ .... N ~ .. AIRPORT/ORANGE BLOSSOM COMMERCIAL EXISTING 2008 06564/oSA/020B ~ SUBDISTRICT GROWTH MANAGEMENT PM PEAK HOUR. PEAK SEASON S-60 PLAN AMENDMENT INTERSECTION TRAFFIC VOLUMES .__._,~.._. I -- ( ~ I N.t.S. <0 V V ~ (j) I") ~ ~ I 62 527 ~~ ~L 179 435 o~ 194 ~ ~ I ORANGE BLOSSOM DRIVE 212 j ~I 928 ~N 416 I")t'- 1005 300 N~ I <0 t'- ~ ~ V <0 N ~ -- AIRPORT/ORANGE BLOSSOM COMMERCIAL BACKGROUND 2012 06564/06A/0208 @E3 SUBDISTRICT GROWTH MANAGEMENT PM PEAK HOUR. PEAK SEASON S-6b PLAN AMENDMENT INTERSECTION TRAFFIC VOLUMES -------~-- c_ ( "" I N.r.S. 00 V CD N OJ n ~ ~ I 62 536 ~~ ~L 179 440 o~ 199 ~ ~ \ ORANGE BLOSSOM -- DRIVE 212 I 1~~ ~I 932 416 1018 304 I n OJ CD V V CD N ~ -- AIRPORT/ORANGE BLOSSOM COMMERCIAL FUTURE 2012 06564/07A/0208 @E3 SUBDISTRICT GROWTH MANAGEMENT PM PEAK HOUR, PEAK SEASON S-6c PlAN AMENDMENT INTERSECTION TRAFFIC VOLUMES ~ II II ~ - ~ 1I II a II U ~ > ~ n II c" "- CD oCt E II II ~ - Wz n n 11 11 __. II II "'C 11 II m(j)~ Ii ~~~ I! , "'0 (/) II <C! <C! .q II "0 II 0 .- 0 II >:: II II S ~ 0 Ii .. ii .g '1S~wll~~!n - 0..... ~ Z II C'l .. N 11 S -. II'" II 8 IlC.~ 0 II 0 II II .- (Il . ~ 11 000 n :a -0 'B (J) II Z Z Z II .= :E en II II .5! (,,) rn II II ~ >cob!::! 11000 II :if w...Jzllzzzll 1) II II ~ ii Ii :0 Eo (J) ii ii J! >o'BllRggll ~ 2:...J (/) II O!. ~ CO, II f: r.n @ Ii (";l M C'l II -E ii ii ~ :.1 3: U ~ ~ ~ 1\ a, ~U5II~~~1I ~ "0 II II ~ > ii Ii "'C iiI III II en:::t L() 11 ll: ~ ~ n ~ ~ ~ n ~ I- II............. II <II II II ~ <1) ij ii m . ~ II II - E II r-- CO') en II !!! :l II'C\I m..... II .c ~ (5 II I: j ~ ~ ii ii g, 0.. :E. b!:! II C\I ..... <Xl U Iii .... Z II L() L() II ~ I- II II C )1 II II II ~ ~ ~ ~ Ii :: C\J ~ J: e FBI'- I'- I'- Ii !5 o.:r: 01 ~ II ~ :8 is II E N m ti 0 II ..... ..... ..... II 'f; ll.. lG > II II E . _ III 11 II <( '-.....c 11 II .....: ~ lB ~ "i l!! Ii OJ 0; OJ n 8 t!. >;-.5 e a!. II C! qlq II <;:. L() ~ ~ II......... II ~ "- -j-- " ~ II II .c ~ ~ II U (f ... J: E II 0 0 0 II - o II M M M II 't: o.:r: :l II r-- ,... ..... II 0 N m"5 II ........ II g- o.. > II II c:: II II U c;J(/) II II :e ~ q ~ Ii W W WI Ii ~ ..... II II ~ ~-mUOOICl:: 'ffi o C II ...J ...J ...J II 0 'It 3 II'" 10 (0 \I ~ . Ii II ~ II II <C It :1 8 ~ Ii 'E:: fj ~ " "I II <II e II C (Jl Ii e 0 a: II e ~ ,s II i: ~,~ II ?l ~ E' 'V II W cal:g II 0 U .....; i ~~ lI~oa:1I ~~!u ~u o:ie~~ll e~e~ :tI: W I- 1\ Q. ..J ~ l! I- !:: 0- E a.. <3 it ii ~~ ~';' :20: Ii I II ,;:)"E >.5i ~a.. Ii! II r-.88~Cll~Q:i ....J I 1I Q) II Q:i Q) ~ <( I- II ,> ''0 II ~:= U Cll O~ 1181~li ....8~ll-g 0: Ii ~ II ;;; !:: 0 .S: Cll W ~ II !i: ~ -:5 11 a: o..J >- >- :20 ::~~~II 1ii~#-'E'E :2 _ II - c II . "0 VJ '9 al B 01- II ((I w ~ II :C.s:: al'if!. 2;,:: _ II Q) 0 II C Cll.o =e'- UO ~Ii~~ II ~5~~~~ :2Z ~IICll'5~1I '5a:al~'ii5W 08 u.. IloJt.311 ~S~'5='!!! !:l en ,," D < - Q) C ,., --: en n. II II E >- 1i:i U Q) as >- 0...... II II -'-CEE ~ ....J~ II II 251-5~~ ~ CO LL II 0 II '0 0 E :;:: 5l fJJ G w<( ll~ II ~~g'6.>-~ it .~ ~ II _ II E Q) VJ ~ Cll. . . '-' r- II u. II := Q) 'C fJJ z_ II <!:I II E~1ii~ijlal I <~ :I~ Ii 8 ~'-ee ~ r-...O:oa: 1I::::l II ~~'ieCllCll z <hO~:J II~ Ii a.';;e~:C8l :;1 I-wO >-IIQ. II OlO~O-1ii !!! t::O:a:I "'III- Ili''s'O~'2a.2 (II alO:Jo S:1I~ II fJJ:g~ili'6-g ~ I~l-Kf ~ i!~ i! ~~::i~.s- ~ ><_:J. Oil!! II ~~~~ ~ W<(LL~ a: 11< IILL!:.8~~: ~ -,-~>_. - APPENDIX S-1 _. INTERSECTION TURNING MOVEMNT COUNTS -_. fE . ._"-- .. 'H"H"___'''_'__'~~_ TRAFFIC COUNT ADJUSTMENT FACTORS -~ '<t CD lO CD 0 ~ =II: .0 0 Project name: Airport Plan Amendment u.. -, Job number: 06564 Count location: Airport Road @ Orange Blossom Drive County: COLLIER City: NAPLES Date: 2/12/2008 Day of week: Tuesday COLLIER COUNTY ADJUSTMENT FACTOR FOOT count report: 2006 Countywide /1-75 Countywide Week of count MDT: 0.88 MDT to peak season 0.89 Factor = 1 X 0.88 + 0.89 = 0.99 - DAVID PLUMMER & ASSOCIATES SUMMARY OF VEHICLE MOVEMENTS _JCATION: Airport Road @ Orange Blossom Drive COUNTY : COLLIER CITY: NAPLES OBSERVER: DO, JD DATE: 2/12/2008 WEATHER: GOOD REMARKS: ROAD CONDITION GOOD TIME NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND GRAND BEGIN END L T R Total L T R Total L T R Total L T R Total TOTAL 07:00 AM 07:15AM 37 150 24 211 3 254 9 266 7 21 99 127 52 12 6 70 674 07:15 AM 07:30 AM 21 144 20 185 14 267 13 294 19 34 36 89 80 27 9 116 684 07:30 AM 07:45 AM 22 183 30 235 22 303 23 348 15 68 47 130 66 42 17 125 838 07:45 AM 08:00 AM 25 108 29 162 22 271 18 311 26 76 33 135 90 48 18 156 764 08:00 AM 08:15 AM 21 196 42 259 34 249 20 303 39 35 31 105 83 68 21 172 839 08:15 AM 08:30 AM 33 227 24 284 11 277 37 325 24 38 34 96 85 71 17 173 878 08:30 AM 08:45 AM 25 220 28 273 16 297 25 338 23 36 48 107 76 46 13 135 853 08:45 AM 09:00 AM 32 225 48 305 25 289 27 341 22 36 51 109 61 60 14 135 890 09:00 AM 09:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 09:15 AM 09:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 09: 30 AM 09:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 09:45 AM 10:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 10:00 AM 10:15AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 10:15AM 10:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 10:30AM 10:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 10:45 AM 11:00AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 11:00AM 11:15AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 11:15AM 11:30AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 :30 AM 11:45AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 , :45 AM 12:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 12:00 PM 12:15PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 12:15 PM 12:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 12:30 PM 12:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 12:45 PM 01 :00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 01 :00 PM 01:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 01:15 PM 01:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 01:30 PM 01 :45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 01:45 PM 02:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 02:00 PM 02:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 02:15 PM 02:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 02:30 PM 02:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 02:45 PM 03:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 03:00 PM 03:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 03:15 PM 03:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 03:30 PM 03:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 03:45 PM 04:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 04:00 PM 04:15 PM 43 370 108 521 17 272 23 312 47 87 80 214 42 40 6 88 1135 04:15 PM 04:30 PM 59 404 111 574 21 291 18 330 33 77 67 177 38 28 9 75 1156 04:30 PM 04:45 PM 75 398 101 574 19 264 33 316 37 83 57 177 44 44 17 105 1172 04:45 PM 05:00 PM 40 368 84 492 13 222 27 262 47 63 57 167 43 38 13 94 1015 05:00 PM 05:15 PM 45 367 169 581 23 255 22 300 48 101 53 202 26 30 10 66 1149 05:15 PM 05:30 PM 35 382 112 529 16 233 30 279 53 118 59 230 24 26 9 59 1097 05:30 PM 05:45 PM 78 421 133 632 12 244 24 280 35 87 51 173 29 40 20 89 1174 05:45 PM 06:00 PM 64 340 103 507 36 216 15 267 34 59 49 142 36 24 18 78 994 --~-_., DAVID PLUMMER & ASSOCIATES HOURLY SUMMARY OF VEHICLE MOVEMENTS lLOCATION: Airport Road @ Orange Blossom Drive JNTY : COLLIER CITY: NAPLES OBSERVER: DD,JD DATE: 2/12/2008 WEATHER: GOOD REMARKS: ROAD CONDITION GOOD TIME NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND GRAND BEGIN END L T R Total L T R Total L T R Total L T R Total TOTAL 07:00 AM 08:00 AM 105 585 103 793 61 1095 63 1219 67 199 215 481 288 129 50 467 2960 08:00 AM 09:00 AM 111 868 142 1121 86 1112 109 1307 108 145 164 417 305 245 65 615 3460 09: 00 AM 10:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 10:00 AM 11:00AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 11:00AM 12:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 12:00 PM 01 :00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 01 :00 PM 02:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 02:00 PM 03:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 03:00 PM 04:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 04:00 PM 05:00 PM 217 1540 404 2161 70 1049 101 1220 164 310 261 735 167 150 45 362 4478 05:00 PM 06:00 PM 222 1510 517 2249 87 948 91 1126 170 365 212 747 115 120 57 292 4414 DAVID PLUMMER & ASSOCIATES PEAK HOUR CALCULATIONS PEAK HOUR NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND GRAND BEGIN END L T R Total L T R Total L T R Total L T R Total TOTAL AM PEAK 08:00 AM T09:00 AM 111 868 142 1121 86 1112 109 1307 108 145 164 417 305 245 65 615 3460 PEAK HOUR FACTOR 0.92 0.96 0.96 0.89 0.97 MIDDAY PEAK 12:00 PMlol:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 PEAK HOUR FACTOR #N/A #N/A #N/A #N/A #N/A PM PEAK 04:15 PM 105:15 PM 219 1537 465 2221 76 1032 100 1208 165 324 234 723 151 140 49 340 4492 PEAK HOUR FACTOR 0.96 0.92 0.89 0.81 0.96 I --.-.-. FDOT/DPA RAW TURNING MOVEMENT DIAGRAM LOCATION: Airport Road @ Orange Blossom Drive JNTY : COLLIER CITY: NAPLES '- ~SERVER: DD,JD DATE: 2/12/2008 AM Peak Hour i 1307 1041 t - - - 465 109 1112 86 N - --- .-J ~ L. 108 -.-1 L 65 - 417 145 245 615 --- .- -- 164 305 - ~ r - I i r - 111 868 142 373 TRUCK % --- - 1581 1121 NB = 12 % - ~ SB = 6% EB= 2% WB= 1 % r'M Peak Hour i 1208 1751 i +-- - - 459 100 1032 76 N - JTL. 165 ~ L 49 - - 723 324 - .- 140 340 -- -- 234 + r 151 - - l i r t 219 1537 465 865 - TRUCK % --- - - 1417 2221 NB= 1 % - SB= 3% EB = 2% WB= 1 % FDOTIDPA ADJUSTED TURNING MOVMEMENT DIAGRAM LOCATION: Airport Road @ Orange Blossom Drive REPORT: 2006 -JNTY : COLLIER ADJUSTMENT FACTOR: 0.99 STATION: Countywide ,-~SERVER: DO, JD MONTHLY: 0.88 ANNUAL: 0.89 AM Peak Hour - Adjusted 56% i ~ 1029 t <<460 108 1100 85 44% N 53% ..J -r--C 107 ~ L 64 - - 47% 412 143 -+ +- 242 608 62% -- -- ~~ r ~ J 8!a 1r 368 -- --- - _ 38% 59% 1564 1108 ~ 41% PM Peak Hour - Adjusted 41 % i i 1194 1731 - - << 454 99 1020 75 59% N - --- 39% .J t L ~~ L~ 61% 714 320 138 335 28% ---n1 -+ .- 149- -~ r- iir 217 1520 460 855 -=:::- 72% -- 39% 1400 2197 ~ 61% -~-----"- -- APPENDIX S-2 -. LINEAR GROWTH TRENDS FROM THE COLLIER COUNTY 2006 AVERAGE DAILY TRAFFIC REPORT fE -~-_..- -,-.-_.- -_. "~ "~ ~ lO ON O~ N<D N ~ ~Ol ro ~ ro ~ ~ Ol .... ~ ~ Ol 0.... ~ o . 0 NlO C'J N~ 0) ~ ~ 0 0 0) "! C! ~ ~ O<D O<D ~.... ~ ~ 0.... 0 o ' 0 N.... ti N~ ti ~ III III u.. u.. .c .c Ol .... ~ 0) .... ~ o Ol 0 O~ e ~ 00) CJ ~~ CJ NC'J ~ Ii; Ii; (]) (]) c: c: ::J ::J ro~ roN 0.... (]) O~ ON o . NC'J > N~ ~ 'C 0 E 0 ,~.- '~ (/) '~ (/) oro 0 o . 0.... in o~ NN N ~ (]) c: III <D 0 0 <Dro o~ 0 00 Ul ON o . 0 N N .c "'~ 0 ~ OJ '" 0 t: (/) 0 '0 10 <D c: lO <D ~ 0.... III 00 - o ro oS o . c: "'0 0 N~ ::l ~ 0 c: () '0 III U (/) 0 ~ c--r<D a: ........ (])O.... - 00 ~ EOCO 0 o . I- NOl N~ I- (]) C UJ <( .c CIl oC")o;;t C'J'" u .cO.... 00 ~ ~OO o ' ::l c:NOl N~ 0 ::l en 0 . U In U "C ==C\l00 N ~ C III 0"" 0 CIl ~OC'J 0 ~ I-NOl N l- E .c 0 - (/) ;: (/) 0 0 ~ in t:l ~ (]) .. c: CIl C III ~ ::; 0 0 N -~-,- ------ -- APPENDIX S-3 INTERSECTION CAPACITY ANALYSIS fE ^-"---_._- HCS+: Signalized Intersections Release 5.21 Analyst: LM Inter.: AIRPORT & ORANGE BLOSSOM Agency: DPA Area Type: All other areas - te: 2/13/2008 Jurisd: COLLIER COUNTY riod: PM PEAK HOUR Year : 2008 EXISTING Project ID: 06564 AIRPORT/ORANGE BLOSSOM E/W St: ORANGE BLOSSOM DR. N/S St: AIRPORT-PULLING RD. SIGNALIZED INTERSECTION SUMMARY 1 Eastbound 1 Westbound I Northbound I Southbound 1 1 L T R 1 L T R 1 L T R I L T R 1 1 1 1 1 I No. Lanes 1 1 2 1 1 1 1 1 1 1 3 1 1 1 3 1 I LGconfig 1 L T R I L T R 1 L T R 1 L T R 1 Volume 1163 320 231 1149 138 48 1217 1520 460 175 1020 99 1 Lane Width 112.0 12.0 12.0 112.0 12.0 12.0 112.0 12.0 12.0 112.0 12.0 12.0 1 RTOR Vol 1 0 1 0 I 0 I 0 1 Duration 0.25 Area Type: All other areas Signal Operations Phase Combination 1 2 3 4 1 5 6 7 8 EB Left A A 1 NB Left A A Thru A I Thru A Right A 1 Right A Peds I Peds WB Left A A 1 SB Left A A Thru A 1 Thru A Right A 1 Right A ~^- Peds I Peds Right A I EB Right A 3 Right A I WB Right A Green 11.0 20.0 9.0 56.0 Yellow 4.0 4.0 4.0 4.0 All Red 2.0 2.0 2.0 2.0 Cycle Length: 120.0 sees Intersection Performance Summary Appr / Lane Adj Sat Ratios Lane Group Approach Lane Group Flow Rate Grp Capacity (s) v/c g/C Delay LOS Delay LOS Eastbound L 341 1770 0.50 0.31 33.3 C T 591 3547 0.56 0.17 47.2 D 40.6 D R 462 1583 0.52 0.29 36.6 D Westbound L 296 1787 0.52 0.31 33.7 C T 314 1881 0.46 0.17 46.2 D 38.5 D R 466 1599 0.11 0.29 31.2 C Northbound L 328 1787 0.69 0.59 19.0 B T 2391 5124 0.66 0.47 20.8 C 17.9 B R 973 1599 0.49 0.61 7.7 A Southbound L 214 1752 0.36 0.59 15.4 B _'1' 2345 5025 0.45 0.47 17.8 B 16.6 B 954 1568 0.11 0.61 5.5 A Intersection Delay ~ 22.7 (sec/veh) Intersection LOS ~ C ---- HCS+: Signalized Intersections Release 5.21 Analyst: LM Inter. : AIRPORT & ORANGE BLOSSOM Agency: DPA Area Type: All other areas z:o.''1te: 2/13/2008 Jurisd: COLLIER COUNTY riod: PM PEAK HOUR Year : 2012 BACKGROUND Project 10: 06564 AIRPORT/ORANGE BLOSSOM E/W St: ORANGE BLOSSOM DR. N/S St: AIRPORT-PULLING RD. SIGNALIZED INTERSECTION SUMMARY 1 Eastbound 1 Westbound 1 Northbound I Southbound I 1 L T R I L T R 1 L T R 1 L T R 1 1 1 1 1 1 No. Lanes 1 1 2 1 I 1 1 1 1 1 3 1 1 1 3 1 1 LGConfig I L T R 1 L T R 1 L T R 1 L T R 1 Volume 1212 416 300 1194 179 62 1239 1672 506 183 1122 109 I Lane width 112.0 12.0 12.0 112.0 12.0 12.0 112.0 12.0 12.0 112.0 12.0 12.0 1 RTOR Vol 1 0 1 0 1 0 1 0 I Duration 0.25 Area Type: All other areas Signal Operations Phase Combination 1 2 3 4 1 5 6 7 8 EB Left A A I NB Left A A Thru A I Thru A Right A 1 Right A Peds 1 Peds WB Left A A 1 SB Left A A Thru A 1 Thru A Right A 1 Right A Peds I Peds ~ " Right A I EB Right A ~ Right A I WB Right A Green 11. 0 20.0 9.0 56.0 Yellow 4.0 4.0 4.0 4.0 All Red 2.0 2.0 2.0 2.0 Cycle Length: 120.0 sees Intersection Performance Summary Appr/ Lane Adj Sat Ratios Lane Group Approach Lane Group Flow Rate Grp Capacity Is) v/c g/C Delay LOS Delay LOS Eastbound L 306 1770 0.72 0.31 45.4 D T 591 3547 0.73 0.17 52.1 D 47.2 D R 462 1583 0.68 0.29 41. 5 D Westbound L 255 1787 0.79 0.31 49.1 D T 314 1881 0.59 0.17 49.2 D 46.6 D R 466 1599 0.14 0.29 31. 5 C Northbound L 300 1787 0.83 0.59 31. 6 C T 2391 5124 0.73 0.47 22.2 C 20.2 C R 973 1599 0.54 0.61 8.2 A Southbound L 192 17 52 0.45 0.59 18.3 B .T 2345 5025 0.50 0.47 18.3 B 17.2 B 954 1568 0.12 0.61 5.6 A Intersection Delay ~ 26.6 Isec/veh) Intersection LOS = C ....----.-...-..-. '-'--~- HCS+: Signalized Intersections Release 5.21 Analyst: LM Inter.: AIRPORT & ORANGE BLOSSOM Agency: OPA Area Type: All other areas --'te: 2/13/2008 Jurisd: COLLIER COUNTY riod: PM PEAK HOUR Year : 2012 TOTAL TRAFFIC Project ID: 06564 AIRPORT/ORANGE BLOSSOM E/W St: ORANGE BLOSSOM DR. N/S St: AIRPORT-PULLING RD. SIGNALIZED INTERSECTION SUMMARY I Eastbound I westbound I Northbound I Southbound I 1 L T R 1 L T R 1 L T R 1 L T R 1 I I 1 I I No. Lanes 1 1 2 1 1 1 1 1 1 1 3 1 I 1 3 1 1 LGConfig I L T R I L T R 1 L T R I L T R I Volume 1212 416 304 1199 179 62 1248 1694 519 183 1132 109 I Lane Width 112.0 12.0 12.0 112.0 12.0 12.0 112.0 12.0 12.0 112.0 12.0 12.0 1 RTOR Vol 1 0 1 0 1 0 1 0 1 Duration 0.25 Area Type: All other areas Signal Operations Phase Combination 1 2 3 4 1 5 6 7 8 EB Left A A 1 NB Left A A Thru A 1 Thru A Right A 1 Right A Peds I Peds WB Left A A I SB Left A A Thru A 1 Thru A Right A I Right A Peds I Peds .- Right I Right A EB A Right A I WB Right A Green 11.0 20.0 9.0 56.0 Yellow 4.0 4.0 4.0 4.0 All Red 2.0 2.0 2.0 2.0 Cycle Length: 120.0 sees Intersection Performance Summary Appr/ Lane Adj Sat Ratios Lane Group Approach Lane Group Flow Rate Grp Capacity (s) v/c g/C Delay LOS Delay LOS Eastbound L 306 1770 0.72 0.31 45.4 0 T 591 3547 0.73 0.17 52.1 0 47.3 D R 462 1583 0.69 0.29 41. 9 0 Westbound L 255 1787 0.81 0.31 51.4 D T 314 1881 0.59 0.17 49.2 0 47.7 0 R 466 1599 0.14 0.29 31. 5 C Northbound L 297 1787 0.87 0.59 37.4 0 T 2391 5124 0.74 0.47 22.5 C 21.0 C R 973 1599 0.56 0.61 8.4 A Southbound L 192 1752 0.45 0.59 18.6 B T 2345 5025 0.50 0.47 18.3 B 17.3 B 954 1568 0.12 0.61 5.6 A Intersection Delay = 27.1 (sec/veh) Intersection LOS = C .,-.., >- AIRPORT/ORANGE BLOSSOM COMMERCIAL SUB-DISTRICT GROWTH MANAGEMENT PLAN (GMP) AMENDMENT SUPPLEMENTAL TRAFFIC STUDY Project #06564 Prepared by: DAVID PLUMMER & ASSOCIATES, INC. 1531 Hendry Street Febrnary 1, 2008 Fort Myers, Florida 33901 ..,----~ --_.~---, - AIRPORT/ORANGE BLOSSOM COMMERCIAL SUB-DISTRICT GROWTH MANAGEMENT PLAN (GMP) AMENDMENT SUPPLEMENTAL TRAFFIC STUDY Introduction The Airport/Orange Blossom Commercial Sub-District Project is located on the west side of Airport Road just south of Orange Blossom Drive, Exhibit I, A traffic study in support of the GMP amendment was prepared and submitted to Collier County for review, That study was titled Airport / Orange Blossom Commercial Sub-District Growth Management Plan (GMP) Amendment Traffic Studv and dated April 21, 2006, The study was reviewed by Collier County and found to be sufficient for review, Subsequent to that sufficiency review and in advance of the public hearings, Collier County requested additional or supplemental traffic analyses for the proposed Project, consistent with Table 9,1 in Collier County's current TIS Guidelines. This Supplemental Traffic Study has been prepared to address the County's request for additional analyses, Proiect Overview ."- The proposed intensity on the subject property under the Growth Management Plan (GMP) Amendment would be 50,000 sq, ft, of GLF A, It is believed that the mix of commercial uses would be approximately 30% retail (15,000 sq, ft,) and 70% office (35,000 sq, ft.), It is anticipated that access will be shared with the adjacent Italian American Club parcel to the north, This shared access would provide full access to Orange Blossom Drive and a right- in/right-out access onto Airport Road. The details regarding access will be worked out during the site plan review for this property, Concurrency Review For the review of a GMP Amendment, the emphasis should be on the affects that the proposed GMP Amendment would have on future, long-term traffic conditions, Current conditions will be reviewed further along during the review process, However, given the high level of interest in the current situation on Collier County roads, a reyiew of the concurrency situation on Airport Road and Orange Blossom Drive are provided here for informational purposes, The Airport/Orange Blossom Commercial Sub-District is located on the section of Airport Road between Vanderbilt Beach Road and Pine Ridge Road, According to the County's AUIR (draft) dated January 10, 2007, this section of Airport-Pulling Road has a Remaining Capacity of 1,832 vehicles. The section of Orange Blossom Drive east of Airport-Pulling Road has a remaining capacity of 123 trips and the section west of Airport-Pulling Road has a remaining capacity of 53 trips, 1 -_._,,-~ _._.._-,~ According to the AUIR (draft) dated January 10, 2007, the other roads in the study area also have Remaining Capacity, Therefore, there are no transportation concurrency issues at this time, Trip Generation The trips associated with the proposed land uses were estimated based on the trip rates (equations) reported in the Institute of Transportation Engineers (ITE) report titled Trip Generation, Seventh Edition. The complete ITE trip generation calculations are provided in Appendix A, The resultant trip generation estimates for the AM and PM peak hours and on a daily basis are summarized below, Trip Generation Estimates (I) AM Peak Hour PM Peak Hour 24 Land Use In Out Total In Out Total Hours Retail 7 4 II 19 21 40 530 Office 48 1 55 .s. 42 50 371 Total 55 II 66 27 63 90 901 Footnote: (1) Based on ITE Trio Genemtion, Seventh Edition. As shown, the Project will generate approximately 90 PM peak hour net new trips and 90 I trips on a daily basis, Trip Distribution and Assil!nment The trips generated by the Project were assigned to the adjacent roadway network based on existing traffic counts, area-wide developments, and prior traffic studies prepared for the Project, including travel model runs, The distribution of the Project trips is provided below, Proiect Traffic Distribution Roadwav From/To Distribution Airport-Pulling Road North of Orange Blossom Drive 35% South of Orange Blossom Drive 30% .- Orange Blossom Drive West of Airport-Pulling Road 15% East of Airport-Pulling Road 20% 2 -,,-"-,-- "'---..--.- ~. Roadway Se!!ment Analyses The following roadway segments were analyzed under future (2012) buildout traffic conditions, Roadway Segment From To Airport-Pulling Road Immokalee Road Golden Gate Parkway Orange Blossom Driye Goodlette- Frank Livingston Road Goodlette Frank Road Vanderbilt Beach Road Pine Ridge Road Future (2012) Traffic Conditions Existing traffic volumes as reported in the County's AUIR (draft) dated January 10,2007 were projected to future year (2012) based on linear historic growth rates derived from the traffic counts information presented in the Collier County 2006 Average Dailv Traffic report, February 2007, For those segments in the study area that exhibited a decreasing growth trend, a 2% linear growth rate was applied to be conservative, This is consistent with the Collier County TIS Guidelines, The Project's trips were then added to the future year (2012) background volumes, The future (2012) traffic conditions with the Project are presented in Exhibit 2, Application of the linear historic growth rates to the existing traffic volumes does not account for the diversionary influences of recently completed major roadway projects, The most important major roadway projects that will have the greatest influence on traffic volumes and historic growth rates in the vicinity of the Project are the recently completed Vanderbilt Beach Road widening to six lanes and the recently opened 1-75 interchange at Golden Gate Parkway, Other improvements in the area potentially influencing the traffic on Orange Blossom Drive and Airport-Pulling Road are the Immokalee Road six-lane widening and the Collier Boulevard six- lane widening from Immokalee Road to Golden Gate Boulevard, However, to be conservative, the diversionary influence of those improvements was not reflected in the road segment analysis presented in Exhibit 2, The service volume at the LOS standard is 920 on Orange Blossom Drive east of Airport-Pulling Road and is 850 on the section west of Airport-Pulling Road, However, the section of Orange Blossom Drive from the Project Entrance to Airport-Pulling Road and from Airport-Pulling Road to a short distance east was recently improved to a four-lane undivided section with two thru lanes in the eastbound and westbound directions and turn lane improvements. A 2006 aerial and a 2007 aerial from the Collier County Property Appraisers Website have been included in Appendix B for compacrison, Based on a review of the previous several AUIRs published by Collier County, it was observed that the service volumes on Orange Blossom Drive were not updated to reflect the recent intersection enhancements at the intersection of Airport-Pulling Road and Orange Blossom Drive, The 2002 Florida DOT Quality/Level of Service Handbook indicates that a roadway will have a higher capacity when the number of thru lanes at the major intersection on a roadway are more than the mid-block roadway segments. Pages 49 and 50 of the 2002 Florida DOT 3 -'~~._'-'-- -.- Oualitv/Level of Service Handbook are provided in Appendix C, Per the Handbook, when a roadway facility has fewer number of lanes at the mid blocks and minor intersections and has expanded number of lanes at major intersections, the determination of capacity and level of service of such a roadway facility is based on the lanes at major intersections, Orange Blossom Drive is a four-lane section at two of the three major intersections with Airport-Pulling Road and Livingston Road and there are two westbound lanes on Orange Blossom Drive at Goodlette- Frank Road, In addition, a small section of Orange Blossom Drive east of Bridgewater Bay Boulevard is a four-lane divided section, Therefore, to reflect the enhanced capacity on Orange Blossom Drive from Goodlette-Frank Road to Livingston Road, the service volumes were adjusted, However, to be conservative, the service volumes were not adjusted to those of a four-lane road. The Collier County AUIR was reviewed for similar roadway facilities and a two-lane service volume that is appropriate for Orange Blossom Drive was determined. A conservative service volume of 1,010, applicable to Golden Gate Boulevard, Oil Well Road and New Market Road, was applied for Orange Blossom Drive, The analysis with the enhanced capacity on Orange Blossom Drive is presented in the bottom half of Exhibit 2, As shown in Exhibit 2, the roadway segments under study operate at or better than the County adopted minimum LOS standard, coincident with the buildout of the Project. Si!!fiificant Impact Collier County's significant impact on roadway segments is defined as the Project traffic meeting or exceeding the 2% - 2% - 3% thresholds of the Collier County's adopted Level of Service (LOS) standard service volume, This refers to 2% on the immediate link to which the Project has access, 2% on the next link in each direction and 3% on all other links. As shown in Exhibit 2, the Project is not anticipated to have a significant impact on any of the study area roadway segments, In addition, the roadway segments in the vicinity of the Project are anticipated to operate at acceptable levels of service coincident with the buildout of the Project. Therefore, the Project does not have a significant and adverse impact on the study area roadway segments. 4 -- '" / a a ~ .- ~ ~ '" ~ '" a Q <( ~ Z 0 ~ 0 0 ...J W I- (fJ .- ...J <( 01- a:Z WW ~~ ~W OCl <( OZI- <(Z ~~W o ~ (fJIO (fJI-Z O:S:W ...JO~ rna:<( WCl Z ClI-:5 ~OQ a: a: 01- .........(fJ 1-0 a:rn 0::> Q(fJ a: <( - (t) -_...~_.- . ~ ;;. 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E 0::: a; -0 "E moooa:: III C W Q) :J <11 - ~:E - '" 0 U O..!<: <( <<>> 0 a 000 ~ UJ *~ ~ ~ ~ U 0 :;; .- W E .2 ~ ~ ~ ...J Q5:<: 15 ...... ll. u ~ 1:J w cLTIo~ .~E ~ g ~ t: UJ I- ~ i= -~ ~ ---" ~ .. ~ -,~ - - a.. ;':::0 co 0-::0 ~ N ~ U ~ ~ :e '" a: ___ l._ 1:1 ~ 0 0 ...J W Cl I <(c::: -g ~ ~~~ CI) Q.) "0"0 W a... '<2' ~ 01 eel- <( s:;;; C. en I'll rn z E ._ a... -------..c- -.. E E 0 o .:: ~- ro g roUN ~ ~ ~ ~ :rl C1l dir;; E<.OIIO'll';;e Li: E (') N ..... ;;i 0::: ~ IV- 2NNU'l<D '-$ C I-..,.og~ ...... .c:: LO x C'I.2 x q) 0 P) t--............ ~ ~t!~ ~ W cijw u' ~ f- &. :E~g. 1ii ro 0 ~ o '- > .c .- 0 c .. Q) U Ii: .e 5~ ~ 08. ~""''''''N:; ~ ~ ~ ;0000 W 0):;::10 a:::: NLO - () (J 1II ...J !:: ~ H <( '" ~ U U~ ~ ~ C Q.offi UJ UJ (iiN U co m 0 :; <( .!l"ii:r: V'J o~ ]ir--o>lO~ ~E ~ ~::E c; . (/)OC => DU) ~NNlf)g x~ V ^ 0 :J1IO~g~ ~ U)c2 00 Ww co CD -....J o .0 rn Z 1II o t';-;;(fi ~ - c. CO ~ l:! ~ => 0 ..- C ..... ~ 0 ...J Ql;!;;:]i <::( Z II) Q. eX 0 <F. ' fD 110 '<t,t.O <( QI cu.;:: W WUJI- "tJ U ::::>NNI,l')I,l') :r: :; " I-!::: fij fij ....J en w lEE Z ._ I- Q.) Q.l L_ a u. - ~D ~Cl r Q) _ Qj N N III I- (J Qi ..... ro ::::l <( , -x - w 0::: 6 t.\J UJ ~ OJ W (/) .5;; ~ - ~Uo -. "' ~ - ~ TI ~ u 0::: cue I- ro C (Il o ~ ~ 0 ~ U :":::0 co <;=:::0 _ E_to N ~ ~ e ro '- NO~ u.E ~ CIO '<t III ~ ill ~ UJ cUJ w <C < < < III - 00 ro ~ ..... 0 E .. = r-O. Q)........N;;:::: ...... lO...... '<t <C >>> III 0 M E '" 15 ~ U ~ '" -~ ~ ~ m ~UJ ro of? Q~'" ;;; ~ -c ~ -c ::> om ~cn;J~g "~$ N ::::.::__ cue 00'- UJx 0 >:; E ..ffi E ~ UJ M ~~ ~ ~~ N ~.S! '" M ~ Q);~rn ~ :g ~ UJ ctbo~ ~ <C I- UJ I- <( - ~ ~ .- AIRPORT-ORANGE BLOSSOM CPA #06564 Summary of Trip Generation Calculation For 15,000 T.G,L,A. of Shopping Center January 31, 2008 Average Standard Adjustment Driveway Rate Deviation Factor Volume Avg. Weekday 2-Way Volume 42,94 21.38 1. 00 644 7-9 AM Peak Hour Enter 0.63 0,00 1. 00 9 7-9 AM Peak Hour Exit 0.40 0.00 1. 00 6 7-9 AM Peak Hour Total 1. 03 1.40 1. 00 15 4-6 PM Peak Hour Enter 1. 80 0,00 1. 00 27 4-6 PM Peak Hour Exit 1. 95 0,00 1. 00 29 4-6 PM Peak Hour Total 3.75 2.75 1. 00 56 Saturday 2-Way Volume 49,97 22.62 1. 00 750 Saturday Peak Hour Enter 2,58 0,00 1. 00 39 Saturday Peak Hour Exit 2.39 0,00 1. 00 36 Saturday Peak Hour Total 4.97 3.11 1. 00 75 Note: A zero indicates no data available. Source: Institute of Transportation Engineers Trip Generation, 7th Edition, 2003. TRIP GENERATION BY MICROTRANS --~,_._. AIRPORT-ORANGE BLOSSOM CPA #06564 -.'-' Summary of Trip Generation Calculation For 35.000 Th,Gr,Sq,Ft, of General Office Building January 31 J 2008 Average Standard Adjustment Driveway Rate Deviation Factor Volume Avg, Weekday 2-Way Volume 11,01 6.13 1. 00 385 7-9 AM Peak Hour Enter 1. 36 0.00 1. 00 48 7-9 AM Peak Hour Exit 0,19 0,00 1. 00 7 7-9 AM Peak Hour Total 1. 55 1. 39 1. 00 54 4-6 PM Peak Hour Enter 0,25 0,00 1. 00 9 4-6 PM Peak Hour Exit 1. 24 0,00 1. 00 43 4-6 PM Peak Hour Total 1. 49 1. 37 1. 00 52 Saturday 2-Way Volume 2.37 2.08 1. 00 83 Saturday Peak Hour Enter 0,22 0.00 1. 00 8 Saturday Peak Hour Exit 0,19 0,00 1. 00 7 Saturday Peak Hour Total 0,41 0,68 1. 00 14 Note: A zero indicates no data available. Source: Institute of Transportation Engineers Trip Generation, 7th Edition, 2003. -. TRIP GENERATION BY MICROTRANS -'- _._-----, ..- APPENDIX B COLLIER COUNTY AERIAL DEPICTING LATEST INTESECTlON IMPROVEMENTS AT ORANGE BLOSSOM DRIVE AND AIRPORT-PULLING ROAD ,.. , 00 - 0 0 0) 01 bI) ~ oj - 0.. ~ ~ . 01 :0 > i 0 "- ~ II '" X ~ . ~ ~ " ~ :l .. '6 0 w . 0. .; ~ "- " >e. '" '0 '" " o<l h h 0 . ~ c.:: ~ ~ ~ 3 . u..l . ~ " Q E- . . . ~ ~ .. .. ~ Ie E- ~ ~ '3 Q . u..l ~ ~ .. Q . ....J . ~ II - . ... " 0) . 0. . oj 0 0. - o<l 0 . u..l ~ 0.. E ~ .2 .S U . [/J . Cl " 'i ~ 0 , ~ ....J - II . ~ . " ;; 0) , , .;:: ~2 a .-. - . o<l .- CO o ~ '" Ee- ';:: ... .;:: .s.!: 0) OJ ~~ ~ <r.: ~:s 0 01 ElU- ~ '" o' 0' .... 0 - . 0 1:;1:':: 0 ~ .s' 0 'E ~ 01 N E.1' II 0) 8.. ';:l . . '';::: -~ " . e--, .~ '" ~ " 0. 0.2 '" 0 oj "" .; ~ " . .;:: 0 e 0. a. 0. '" oj - E , 0 ~ u 0. ] oj '5 E u ..0 . 0) ,s ~ .. ~ E a ~ u . ..; . 0) "- '" 0 ';J ~ ... ~ " t 0. . 0 oj e ... a. .2l '" c 0. .... , 0 u u <i. ~ " '5 oj ~ u E .5 .. ~ ... 0 ~ 0.. 0 co N @ jj ..c r - , - 00 " 0 O!) 0 '" C! 0.. - ~ ~ . N ~ i , e ~ ~ . II :; ~ :0 ~ ~ ~ ~ u "' c . '" ~ ~ " : " u . [/J . 0 '9 'i ~ ~ " ~ -J c II . 2 ~ '" ~ ,~ " o C ~ 00 0 - Ill;;:::; (IJ - . ~ .- o. 'C E e. ~ OJ .2 ~ ;S.!: " <( ~:~ <>: ~ 5 0 1.0 N e (lJ" 'l'- ~. 0 o " 'D - . 0 'O~ 0 l:l.~ 0 N "E ~ N E. II o~ ~ 0" . . ~ ";:'0 ';:: .~~ c-' " [2 0. '" ~ '" '" ~ .,..; " '" . 'C ~ e 0. ~ 0. l> '" c .€ " 0 0 0. ~ '" '0 S 0 ..c . " '" ~ .. ~ S 0 ~ " . ...; . " Q. '" ~ '0; '" ~ " 0. . 0. ~ '" e ~ ~ ~ ~ ~ c '0 " 0 " 0 ~ '" ~ Cl " '0 '" 'C 0 S 0.. ..; ::::: 0 0 N Cl " j:j ..c: ,~- APPENDIX C EXCERPTS FROM THE FLORIDA DOT - QUALITY/LEVEL OF SERVICE HANDBOOK - - - HANDBOOK . 't?, It ,~. ~........_~ '-. , .J. 1<"C"."'\'" :'-'J:':'U'~'=- .:...t - " ~Ji . ~~... __'31 '" --.:...- -. ~- ....,.-.... ..-.:- ."1Il r ~~ . ",'--.... ----- :- '..' -,",J'~~I , ~- 'w'_ ~ __.L~ .'\ . . . . -. - . . . . . . Input Variables Roadway Variables 3,4 - Rural areas The "Rural" designation actually consist of two types of areas: "rural undeveloped" and "rural developed" with small populations. Generally, the cities or developed areas portion of the Generalized Tables should be applied to non-urban areas with a population of at least 500. This portion of the table also should be generally applied to non-urban coastal roads. NOTE: the "rural undeveloped area" in Tables 4-3, 4-6, and 4-9 corresponds to the "rural area" in the LOS standards (Table 6-1). The "cities or developed areas less than 5,000 population" portion of Tables 4-3, 4-6, and 4-9 corresponds to different LOS standards under the "communities" category in Table 6-1. As Florida's population grows, area types may change for a specific location or roadway in future years. FDOT's district offices should be consulted if analysts believe different area types are appropriate for a future study period. Number of Through In general, the total number of through lanes in both directions Lanes are used to describe roadways. However, this Handbook bases ^.--.. analyses upon a single direction, as is a traffic engineering evaluation. As an example, a LOS analysis for a 6-lane freeway is based upon 3 lanes, using the higher directional traffic volume. Similarly, a LOS analysis for a 4-lane arterial, then would be based upon 2 lanes, When using FDOT's software, the sum of the directional number of through lanes should be entered to describe the roadway facility. When calculating LOS, the software will automatically take one-half of the total number of through lanes, unless overridden by the analyst. Arterials An important aspect of this Handbook is the methodology for For arterials, the number of determining an arterial's "number of through lanes". Since the through lanes is calculated ultimate result of the LOS analysis is a facility estimation of LOS, at intersections, not mid- and it is widely recognized that signalized intersections are the block. arterial's primary capacity constraint, it is appropriate to place more emphasis on the intersections' characteristics than mid- block characteristics. Generally, most mid-block segments have capacities far exceeding those of major intersections and it is rare for significant delays to occur mid-block. By weighting the effects of intersections more heavily, a more accurate aggregate estimation is possible, Generalized planning When using the Generalized Tables, the number of through lanes on a facility is typically determined by the through and shared through/right lanes at major intersections rather than mid-block. FDOT Quality/Level of Service Handbook 49 Input Variables Roadway Variables 3,4 In the illustration below, the mid-block segments have 4 lanes, with 2 lanes in each direction. The major intersections each have 6 lanes, with 2 through and 1 shared through/right add/drop lane with tapers adequate for safe merging. In this illustration, as in many cases, minor signalized intersections have green times so heavily weighted to the arterial that they do not cause significant delays to through traffic, When this is the case, it is sometimes acceptable to disregard the number of lanes at these minor intersections; instead, the determination should be based on the lanes at major intersections. So in terms of LOS, this particular facility has 6 lanes. For generalized planning d'-$nnnn l;;n_ndl~:;: this road should be considered as 6-laned due to ---FI1 ~ n -. nn ; T;/ rr-t ~ um expanded major _LI~ nml ~:d' ~~~~:_u_nnn~_ nmhnnuu;:,::;:):~~ intersections. Through lanes Typically, lanes that go straight ahead are considered the through - accommodate the greatest lanes; however, occasionally more vehicles turn in a certain traffic movement, direction than go straight ahead. Under those circumstances, the lanes accommodating the turning movement should be considered the "through" lanes. As an example, if 50 percent of the vehicles are turning left, 25 percent are going straight ahead, and 25 percent are turning right, then the lanes accommodating the left turning movement should be considered the through lanes, Conceptual planning At a conceptual planning level, it is appropriate to evaluate in Analysis of add/drop lanes more detail the effects of add/drop lanes. When lanes that carry (expanded intersections) through traffic are added before the intersection and dropped after the intersection, the add/drop lane, or expanded intersection, will contribute to intersection capacity, but probably not to the extent of a full through lane, Caution in application of Site-specific characteristics (e.g., intensity and type of land use, add/drop lanes driver behavior, speed, etc.) can dramatically affect the viability of add/drop pairs as through lanes; therefore, each application should be examined on a case-by-case manner. Analysts are strongly cautioned to review all pertinent characteristics prior to adjusting the number of through lanes used. The reviews should be conducted during peak travel conditions, Analysts are encouraged to consult with FDOT district personnel prior to application of this concept. The following guidelines are offered FDOT Quality/Level of Service Handbook 50 ,--,------ _. AIRPORT/ORANGE BLOSSOM COMMERCIAL SUB-DISTRICT GROWTH MANAGEMENT PLAN (GMP) AMENDMENT TRAFFIC STUDY - Project #06564 Prepared by: DAVID PLUMMER & ASSOCIATES, INC. 1531 Hendry Street April 21, 2006 Fort Myers, Florida 33901 .__.~-- ,.--. AIRPORT/ORANGE BLOSSOM COMMERCIAL SUB-DISTRICT GROWTH MANAGEMENT PLAN AMENDMENT TRAFFIC STUDY Introduction As shown in Exhibit I, the Airport/Orange Blossom Commercial Sub-district (the Project) is located on the west side of Airport Road just south of Orange Blossom Drive, The proposed intensity on the property under the Growth Management Plan (GMP) Amendment would be 50,000 sq, ft, ofGLFA, It's believed that the mix of commercial uses would be approximately 60% retail (30,000 sq. ft.) and 40% office (20,000 sq. ft.), However, to be conservative, this traffic study, which is being done in support of the proposed GMP Amendment, assumes a 50,000 sq, ft. shopping center. It is anticipated that access will be shared with the adjacent Italian American Club parcel to the north, This shared access would provide full access to Orange Blossom Drive and directional or right-inlright-out access onto Airport Road, The details regarding access will be worked out _. during the rezoning and/or site plan review for this property. This report provides the traffic analysis in support of that GMP Amendment. Methodolo!!v A Pre-Application Meeting was held on Wednesday, March 29, 2006, DP A attended the meeting, but anived 10-15 minutes late, after the County Transportation staff had left the meeting, A summary of the proposed transportation methodology was subsequently e-mailed to the Transportation Planning staff to provide the staff with an opportunity to review and comment on the proposed methodology, This e-mail is included in this report as Appendix A, Here is a brief summary of the methodology used for this GMP Amendment traffic study, . Although the emphasis of this GMP review should be the future, long-term affects of the proposed GMP Amendment, the concurrency situation on Airport Road has been reviewed for informational purposes. . Comparative 2015 travel model assignments, both with and without the proposed GMP "n__ Amendment, were run under the recently-adopted 2015 Interim Year Plan to determine whether or not the future 2015 road network can accommodate the proposed GMP change. A level of service spreadsheet (Exhibit 2) was prepared to show future 2015 I _._-~., -', traffic conditions (peak hour, peak season), both with and without the proposed GMP Amendment, on road segments in the study area, . Comparative 2030 travel model assignments, both with and without the proposed GMP Amendment, were run under the recently-adopted 2030 Constrained Financially-Feasible Plan to determine whether or not the future 2030 road network can accommodate the proposed GMP change, A level of service spreadsheet (Exhibit 3) was prepared to show future 2030 traffic conditions (peak hour, peak season), both with and without the proposed GMP Amendment, on road segments in the study area, . The road impact fees expected to be paid by the development were estimated. . More detailed traffic analysis, including intersection analysis, will be provided at a later date as part of the subsequent rezoning TIS, Concurrency Review For the review of a GMP Amendment, the emphasis should be on the affects that the proposed GMP Amendment will have on future, long-term traffic conditions, Current conditions will be reviewed further along during the review process. However, given the high level of interest in ~ the current situation on Collier County roads, a review of the concurrency situation on Airport Road is provided here for informational purposes, The Airport/Orange Blossom Commercial Sub-district is located on the section of Airport Road between Vanderbilt Beach Road and Pine Ridge Road, According to the County's ConcSegments spreadsheet that was provided to DP A on March 4, 2006, this section of Airport Road has a Remaining Capacity of 1,124 vehicles, According to the ConcSegments spreadsheet, the other roads in the study area also have Remaining Capacity. Therefore, there are no transportation concurrency issues at this time. 2015 Interim Year Plan The Collier County MPO recently adopted a 2015 Interim Year Plan, which is provided in map form in Appendix B. This represents the first stage in the implementation of the 2030 Constrained Financially-Feasible Plan. The 2015 Interim Year Plan includes those road improvements that are scheduled for construction in the 5-Year Work Program plus other road improvements that were found to be financially-feasible through the year 2015, DPA ran comparative 2015 travel model assignments, both with and without the proposed GMP Amendment, under the 2015 Interim Year Plan to determine whether or not the future 2015 road network can accommodate the proposed GMP change. A level of service spreadsheet (Exhibit 2) .- was prepared to show future 2015 traffic conditions (peak hour, peak season), both with and without the proposed GMP Amendment, on road segments in the study area, 2 - ._-^"' As shown in Exhibit 2, all roads in the study area are expected to operate at or better than the adopted level of service standard in 2015, both with and without the proposed GMP Amendment. The differences in the volume to capacity (maximum service volume at the adopted LOS standard) ratios are negligible, with either little or no change in the VIC ratios, 2030 Constrained Financiallv-Feasible Plan Before developing the 2015 Interim Year Plan, the Collier County MPO adopted a 2030 Constrained Financially-Feasible Plan, which is shown in map form in Appendix B, The 2030 Constrained Financially-Feasible Plan includes those road improvements that were found to be financially-feasible given current revenue sources, as projected out to the year 2030, No new revenue sources were assumed in developing this plan, DPA ran comparative 2030 travel model assignments, both with and without the proposed GMP Amendment, under the 2030 Constrained Financially-Feasible Plan to determine whether or not the future 2030 road network can accommodate the proposed GMP change, A level of service spreadsheet (Exhibit 3) was prepared to show future 2030 traffic conditions (peak hour, peak season), both with and without the proposed GMP Amendment, on road segments in the study area. - As shown in Exhibit 3, all roads in the study area are expected to operate at or better than the adopted level of service standard in 2030, both with and without the proposed GMP Amendment. The differences in the volume to capacity (maximum service volume at the adopted LOS standard) ratios are negligible, with either little or no change in the VIC ratios, Road Impact Fee Pavments As a shopping center, the property would generate approximately $430,000 in road impact fees, based on the current fee schedule. Based on the proposed higher fees, the property would generate approximately $770,000 in road impact fees, These fees will fully mitigate the off-site traffic impacts of this Project and can be used to make whatever road or intersection improvements are found to be needed in the vicinity of the property, Findinl!s In sum, this GMP Amendment Traffic Study demonstrates that all roads in the study area will operate at or better than the adopted LOS standard with the proposed GMP Amendment in both 2015 and 2030. Furthermore, there are no transportation concurrency issues at this time, -- 3 --,.. ~ . 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Iii c:( u... ...J ~'o:: 0::1 (/) (Il - I- ~ a::. ~ a! :5 uJ z i w: g 0:: I- g ~ g 0 -2 o I- Z 0 >- ~ I- 0 WI (Il ~ ::::! <Jl" -g ::l ~ :;l n;:: On ~' I- ~ ~ (Il w "'~.,-- ~a:W-o > Ii: w (/) W Q 0:: I- li:-;;;"'bS as 0 0:: t; N > 0 is ~ II ~ 0:: ~ W ~ g U) ~ ~ 0 -o...=:JwO:: 9 ~ 0 Z 0 ~ w ~ 0 I- oOIl>W::' ra::~~~ a 0:: 0 5 ::iE 0:: z en Z 0 ----'~~~ ~<ciec>- 0:: <( ~ :J ::iE 0 1[ ::i ~ :r 2fie~€ ~ ~ ~ ------ APPENDIX A E-MAIL CORRESPONDENCE TO THE COUNTY STAFF -. -~...._.- - From: Ronald Talone Sent: Wednesday, April 05, 2006 9:38 AM To: Nick Casalanguida (E-mail) Cc: Dwight Nadeau (E-mail); Mark Gillis Subject: Airport/Orange Blossom Commercial Subdistrict #06564 Importance: High Hi, Nick. I'm sorry we didn't get to talk at the Pre-App meeting last Wednesday, I had to drive from Punta Gorda to Naples and arrived about 10 minutes late due to traffic delay, Here's a brief summary of our methodology for the Comp Plan amendment traffic study, Please take a quick look and let me know if you have any questions, . The site will have 50,000 sq, It, of office retail. To be conservative, we will treat it as a shopping center, If it ends up with more office than retail, it will generate less traffic than assumed in our traffic study, . We will run comparative 2030 travel model assignments, both with and without the Comp ,.-, Plan amendment, under the 2030 Financially-Feasible Plan to demonstrate whether or not the future road network can accommodate the proposed Comp Plan change, . Level of service spreadsheets will be prepared to show 2030 traffic conditions (peak hour, peak season), both with and without the proposed Comp Plan amendment, on road segments in the study area, . The road impact fees expected to be paid by the development will be estimated, . More detailed traffic analysis, including intersection analysis, would be provided as part of the subsequent rezoning TIS at a later date, Please let me know if you have any comments or suggestions regarding this CPA traffic study, Thanks, Ron ~- --_.-. .-. APPENDIX B -- 2030 CONSTRAINED FINANCIALLY-FEASIBLE PLAN -- NUMBER OF DIRECTIONAL LANES N - 1 Lane ! 2 Lanes 3 Lanes 4 Lan e5 ".~, > 4 Lanes I I I ;~"''' L'-'..'f"r J ---- ..r:'I! I:='~ ,~Cdl'hV - FIGURE 1 --', 2015 Interim Network Number of Lanes -,-,. ,. 2030 Long Range Transportation Plan lOb ~"Ju..m"""""IIo.v."IM"" Figure 12-1 2030 Constrained Financially Feasible Plan " . l',",:",.,: d_ '.'d'l - LL 1\. ,. . r:L f - ~ r I" - ... 0 l Immo/m/oo AflNJ s., '~ .... '?- ~ <!> ~. <' 0 legend Number of LAnes by Color -2 -4 ., -8 Ncflt I.':, Ont, Gen!l1ill U!'P:l L.masst1O'oI,'l\, AdC'th0flal 4 U.nEo Sp8(ElI U",~iT.,H 41ian .,r", 'ndt"j"'d In Pt"n - Final Report 12.3 Adopted January 12,2006 .-""'-- . i z I i I "IN 'II'-..cH 1m. , I r_... If C PMpoeedAllJMhllG.__ ..... Ifo'""'""" ~_.MIY"GI LIa;l -- 'r_.... Legend - Collier County Sewer MaIn - CoUIer County WlIler MaIn ~ Coller County Major Roeds CollIer County Roads .-- i8I Coller County YMCA fIJ Coller County L.Ibrarles .-.- . Sc:hooIs D Subject Property .. ctAUIIO~~ --... . 0 500 1.000 2.000 3.000 4.000 RWft: Feel ~ Airport/Orange Blossom ._.- ."",_._a_ Growth Management Plan Amendment N Public Facilities Map -1Iy.- Exhibit M _ --....,...... flr.T..~ J . --- 0arMII -- ----,- Exhibit N Electronic Articles of Incorporation P04000088601 -, FILED For June 085;2004 Sec. Of tate acrum CORRADI AIRPORT, INC. The undersigned incorporator, for the purpose offorming a Florida profit corporation, hereby adopts the following Articles ofIncOIporation: Article I The name ofthe corporation is: CORRADI AIRPORT, INC. Article II The principal place of business address: 3047 HORIZON LANE UNIT 1903 NAPLES, FL. US 34109 --- The mailing address ofthe cOIporation is: 3047 HORIZON LANE UNIT 1903 NAPLES, FL US 34109 Article III The purpose for which this corporation is organized is: ANY AND ALL LAWFUL BUSINESS. Article IV The number of shares the corporation is authorized to issue is: 1000 Article V The name and Florida street address of the registered agent is: MICHAEL K CORRADI 3047 HORIZON LANE UNIT 1903 .~-- NAPLES, FL. 34109 --.. I certify that I am familiar with and accept the responsibilities of P04000088601 - registered agent FILED June 0852004 Sec. Of tate RegisteIed Agent Signature: MICHAEL K CORRADI acrum Article VI The name and address of the incorporator is: MICHAEL K. CORRADI 3047 HORIZON LANE, UNIT 1903 NAPLES, FLORIDA 34109 Incorporator Signature: MICHAEL K. CORRADI Article VII The initial officer(s) and/or director(s) of the corporation is/are: Title: P MICHAEL K CORRADI 3047 HORIZON LANE, UNIT 1903 NAPLES, FL 34109 - - --- ~.._._.__.. :lCilO\\T AINC ,.m ,~." i CONSULTING .JL '- 1 l.L ..... 1997-2007 IlnDII... January S, 200S Mr. Corby Schmidt Principal Planner Community Development and Environmental Services 2800 North Horseshoe Drive Naples, Florida 34104 RE: Comprehellsive Plall Amelldme1lt (Flltllre Lalld Use Elemellt) Petitio II CP-2006-8, Ail]JOI,tlOJ'ltllge Blossom COl/lmercial Subdistrict Dear Mr. Schmidt: The consultant team lor the above referenced zoning petition has thoronghly reviewed the items raised in your December 7, 2007 sufficiency review letter. Please find below the responses to the each of the issues raised, Staff COl/ll/leut: COl/lvreltellsil'e Pla/millf! - Corbl' Schmidt HID: The general location is given as "just south of' thc intersection, giving the idea that it is iml/lediately or directly south of the intersection, There is an intervening property between this one and that intersections' roadway: hmvever, and this property is not immediately, directly orjllS! south of the intersecting road\vays. Provide a general location describing the subject property as being "approximately X feet south of', "the next property south of' or another suitable description, Resvollse: The requested clarification has been made to the Application. Staff COl/ll/lent: COl/lvrelwusil'e Plmlllillf! - Corbl'Schmidt liLH: Provide the capital letter symbol and full title for each zoning designation, e,g., "A, Rural Agricultural District", ResvoIIse: The requested revision has been made to the Application, Staff COII/lIlellt: COIllVl'eheJlsi"e Plmlllillf! - Corb\' Schmidt V,A.l: See item below regarding delineating and identifying Orange Blossom Road, ResvoJlse: Orange Blossom Drive has been depicted and described on Exhibit D, StaffColllllleJlt: COIllVl'ehellsi"e Plallllillf! - COl'bl'Schmidt V.A.2: Provide an aerial at a proper scale - see ltem below regarding scale requirements. Provide aerials using the most-recent images available. Resvollse: Exhibit E has been modified to reducc the scale to make the subject amendment parcel 1110re identifiable. Q:\2006\060052.oo.00 C'OlTadi Airport Camp Plan Amcndment\0003 ComJl Plan Amendmell! Application Support\2008-01.07 SuffResp Ltr.doc Planning' Visualization' Civil Engineering' Surveying' Mapping 6610 Willow Park Drive, Suit. 200, Naples, Florld. 34109' (239) 597.0575, fax: (239) 597.0578 W\WI.consult-rw3.com ----.-- - RWAlNC, CP-2006-8, Airport/Orange Blossom CPA 1st Resubmittal January 8, 2008 Page 2 of7 Staf[Co1ll1llellt: C01llprehensive P/Itllllillf!- Corbl' Schmidt V,A,3: Provide (Exhibit F) map of zoning and current future Land Use Designation(s) of subject property and adjacent lands, with a eOlTesponding Summary Table with each land use designation on the subject property and within the sUHounding 500 feet. Distinguish the classifications within 500 feet from those beyond, or consider removing classifications lying beyond 500 feet from the Summary Table, Provide data for both zoning and land uses. Response: Exhibit F has been modified to reflect zoning and land use descriptions for lands within the 500 foot buffer around the subject property, Staff Commellt: Comvrehensive P/(fllllillf? - Corbl,Schmidt V,C,I: Provide map of native habitat and soils, as requested by Environmental Services staff: of subject property, with acreage totals for each habitat andlor soil designation in a Summary Table, ResPollse: The SoilslFLUCFCS Exhibit depicts the non-hydric soils classifications, and Florida Land Usc Classification and Functional Coding of the site as "urban land in transition". A 1973 Historic Aeriat exhibit has bcen included in the sufficiency materials that demonstrates the property was in agricultural row-crop production, as were much of the surrounding lands at that time. While this Glv[P Amendment application is intended to be reviewed by the Environmental Advisory Council (EAC), this is not needed given the historic agriculture use, lack of any native vegetation on the site, and the lack of hydric soils. The applicant hereby requests that this GMP application CP.06-8 not be scheduled for review by the EAC Staff CommeTlt: Comprehellsive Plrl/lllillf! - CO/'bl'Schmidt V.C,2: Provide a Summary Table of listed plant and animal species on the subject property and for sites with similar habitat characteristics, accordingly. ResPollse: The following table has been included under part V,C.2. of the GJVIP Amendment Application: Potential Listed Species Occunenccs by FLUCFCS Code: FLUCFCS Code Common Name Scientific Name Designated Status FWC' USFWS" Florida BUlTowing Owl Athene clIniculariafloridana SSc" 193 - Urban Land Florida Sandhill Crane Grus canadensis pralensis T" In Transition Gopher Tortoise GopherI ISJYE./l'P hellI lIS T Without Positive Gopher Frog Rana areo/ata sse -. Indicators Of Big Cypress Fox ScilfrllS Iliger avicennia T , Intended Activity SquiHcl -~ Conunon Wild Pine Tillandsia [asciclI/ata EO Giant Wild Pine Tillalldsia utriclI/ata E I - Florida Fish and "Vildlife Conservation Commission 2 - U.S. Fish and Wildlife Service - 3 - Species of Special Concem Q:\20061.060052.00.00 Conadi Ai1llort Camp Plan Arnendment\OOO3 Camp Plan Amendment Application Support\2008-01-07 SuffResp Ltr.doc Designing the fulure one decade at a time. f~l !il II II II II II II II -- - RWAINC, CP-2006-8, Airport/Orange Blossom CP A l;t Resubmittal January 8, 2008 Page 3 of7 4... Threatened 5 - Endangered StaffColllmellt' COlll/Jl'eilellSil'e Plallllilll! - COl'bl' Scilmidt Throughout all application materials: Replace the terms "Sub-District" and "Sub-district" with the correct "Subdistrict" , ReS/Jol/se: The requested edits have been made throughout the GMP amendment application and support documentation. Staff Comment: COlJlvl'ehellsive Plauut/H! - COl'bv Schmidt Throughout all application maps: The subject property is located one, five-acre property from Orange Blossom Road, yet this road is either absent from some maps or not easily discemible on others, Delineate and identify this road andlor this road right-of-way on all maps, ResPollse: Orange Blossom Drive has been included on all appropriate graphic exhibits, Staff COll/lIlellt: COlll/Jl'eilerlsil'e PhI/willi'! - COl'bl' Scilmidt Throughout all applica1ion maps: The maps scales are not provided in a standardized format, hindering normal .- map reading. No verbal representation of the scale ratio is provided} such as one-inch equals one-mile, and the scale bar is not based on the inch, Maps are to be developed in such a way that primary units of measurement easily represent the scale. Provide maps developed in a I il/cil eql/als (dlOsell stal/dal'd distallce ill feet "II'') sea Ie - rather than the present 5/8'" ;I/cil equals approximate(l' J, 000 Ieel- shown by both verbal representation of scale ratio and scale bar on all maps, Provide at least one map version which is scaled to the required I il/ch equals 400feel, in addition to the revised map set indicated above. No waiver from this i"cquirement was requested in application materials or approved. ResPollse: The GMP amendment application materials have been modified to provide a closer aspect of the property, and a set of exhibits has been prepared at a seale of I inch equals 400 feet. St(/((Commellt: Comvl'ehellsive P!ml1lb,i'! - COl'bv Schmidt Review, venfy and explain the statement given in the Commercial Demand Analysis, Section 5,0, Analvsis of the Need for the Proposed Amendments to the FLUM, as it appears to claim, "By 2030 1his location wiII have a demand for 653,421 sq. ft, of Neighborhood [commercial use] space," It is quantitatively unlikely that a commercial demand model can be carried thl'Ough enough iterations to exh'apolate the figures needed to substantiate such a conclusion about "this [less than 5 acre] location"; or, that the demand for more than 600,000 sq, [t, of commercial space by the distant year 2030 can be validly linked to a data set representing this small geographic area, Or, there is another explanatIOn which can be provided, along with supporting data and analysis. This item is not one of sufficiency per se, but should be addressed now as open questions about substantive matters and the validity of supporting data and analysis, ifIeft unaddressed may result with avoidable delays later. Any materials must provide \vith absolute certainty the immediate and near-inl111ediate demand for the additional cOll1mercial use space requested in this application. Q:\2006\060052.o0.00 Corradi Airport Comp Plan Amcndmcnl\0003 Comp Plan Amendment Application SupPOlt\2008-01-01 SulTRcsp Ltr.doc Designing the future one decade at a time. ~'imlil!lll..... -- .__.. RWAINC, CP-2006-8, Airport/Orange Blossom CP A I" Resubmittal January 8, 2008 Page 4 of7 ReSVOllse: With regard to the Commercial Demand Analysis statement "By 2030, this location will have a demand for 653,421 square fee of Neighborhood (commercial use) space", Fishkind & Associates ("Consultant") was referTing to the 10-minute drive time market demand potential for the site as if there were no other ~!Qmercial oDDortunities in that market. In order to interpret the report correctly, one must also include the supply side of the equation to see if the market area is under utilized in terms of supply. The site is actually the epicenter for the 10-minute drive time market and the resulting propensity to spend demand is disc0l1l1ted based on the distance each sub area within the market is from the proposed site, Generally, a ratio of 2,0 to 4,0 is the acceptable range for fuh1l'e s1lpply (2030) in terms of the amount of potential commercial square feet or acres as it relates to the demand potential for the market area. That ratio explains the actual potential for that market area in 2030. The high ratio allows for future commercial opportunities to locate where the growth is taking place and allows t1exibility for the County Planners to ensure that commercial needs arc being met for that market. Ultimately, the ratio will end up between 1.0 and 1.5 at 2030, depending on the location and demand, Future land use decisions by the County will ultimately determine \vhere and how much C0l11lnercial space will be developed in this market i.1rea. A short explanation is needed here to further understand how the market area demand is calculated, The Consultant first detined the competitive market from which the site will draw potential shoppers. Since the site is proposed for 30,000 square feet of relail space, the Consultant accordingly put the site in the neighborhood -..- commercial category as defined by the Urban Land Institute ("ULl"), ULI defines the typical Neighborhood Center as: "A neighborhood cellter's t)lJical size is about 60,000 square feel o.(gross leasable area, bul in practice, it may ra/lgefrom 30,000 to 100,000 or 1/I0re squarefeet," Neighborhood centers sell convenience goods, groceries and personal services to the ilnmediatc neighborhood comlnunity, The typical market area for a neighborhood center is a 10-minute drive time, From there, the Consultant studied household and income growth within the Neighborhood market segment. The demographic figures were estimated using lSite, Site Selection Software, version 2004.01.18, produced by Geo Vue, Inc, These estimates and projections are compiled by Applied Geographic Solutions, Inc. AGS uses historic Census data from 1970, 1980, 1990, and 2000; USPS and commercial source ZIP+4 level delivery statistics; Census Bureau population estimates and projections at varying levels of geographic detail; Internal Revenue Service statistics on tax filers and year-to-year migration; as well as the Census Bureaus Current Population Survey, Future growth in households (population) is used to determine future land use designation in the County's "Plan", As the number of households increases, more conunercially zoned land is needed to accommodate and serve the new growth, The household growth is forecasted by I-Site through the year 2030, From the census data, I.Site estimated that the 2005 average household size within the neighborhood market was 2,05. This market has approximately 0,33 persons per household less than the 2000 household size for Collier County of 2,39, as estimated by The Bureau of Economic and Business Research (BEBR), After determining the future household growth within these markets, The Consultant then analyzed the projected demand for commercial square footage and acreage using its proprietary demand model. The model operates by .-. first determining retail household expenditures for market area households, Expenditures are determined through application of the results ofthe 2003 Consumer Expendihlre Survey, conducted by the U.S. Depmiment of Labor. Q:\2006\060052.00.00 C01Tadi AiIl'ort Comp Plan Alllendment\0003 Comp Plan Amenument Application Support\2008-01-07 Suff Resp Ltr.doc Designing the future one decode at a time, liHlIlIII...... --.,..- ----_.._~.- _.~-. - RWAlNC CP-2006-8, AirportlOrange Blossom CPA 1st Resubmitta! January 8, 2008 Page 5 of7 This suryey of oyer 30,000 households nationwide proyides detailed information on average doHaI' expenditure amounts and the expenditure percent of household income, for all household expenditures, The income expenditure percentages are applied to the average local area household income and multiplied by the number of households to determine market area spending potential for retail store goods. Next, the historic Department of Reyenue (DOR) Sales data (for the county in question) is indexed by tenant classificationl, from the Dollars and Cents of Shopping Centers, The expected expenditures on retail goods are then applied to this county specific (DOR) index to detennine an estimate of spending by major store type (tenant classifIcation), The determination of sales by retail center (neighborhood, community, regional, super-regional) is determined through the construction of an index of surveyed sales by center type (also located in the Dollars and Cents of ShODDing Centers), Supportable square feet of a retail center is determined by applying thc average sales per square foot of GLA, found in Dollars and Cents of S)lOPDing Center~, to the expected sales by store type (tenant classification), In addition to determining the supportable square feet of retail space, Fishkind &: Associates has determined the expected sales by OOR retail classifi.cation, which is a subset of the individual store types (tenant classifications), From there, the Consultant determines the potential demand for retail space at a specific location and as if there is no other retail space in that market, h1 this determination, the amollnt of household income spent at the location in question is reduced as the household is farther away, The Consultant then estimates a distributive function based upon data regarding spending pattems in the local community. The Consultant tlnally adds the supply to tIle demand to actually determine the total need for current and future retail space in that markct. In the case of this project, there is a supply ratio of2,68 to demand in 2030, which is in the appropriate range for futurc retail supply in this particular market area, Supportable square feet of a retail center is determined by applying the average sales per square foot of GLA, found in pollars and Cents of Shopping Centers, to the expected sales by store type (tenant classification). In addition to determining the supportable square feet of retail space, Fishkind &: Associates has detennined the expected sales by DOR retail classification, which is a subset of the individual store types (tenant classifications). From there, the Consultant detcrmines the potential demand for retail space at a specillc location and as ifthere is no other retail space in that market. In tins determination, the amount of household income spent at the location in question is reduced as the household is farther away, The Consultant then estimates a dishoibutive function based upon data regarding spending patterns in the local comlllunity, The Consultant finally adds thc supply to the demand to actually detennine 1he total need for ClllTel1t and future retail spacc in that market. In the case of this project, there is a supply ratio of2,68 to demand in 2030, which is in the appropriate range for future retail supply in this particular market area, Stafr Comment: Eln!il'oll/Jlental GMP Amendment application CP-2006-08; Airport/Orange Blossom Commercial Subdistrict, ealmot be considered sufficient for review purposes. The application does not contain certain materials "N/A"d by the 1 Tenant Classification are: general merchandise, food, food service, clothing and accessories, shoes, home furnishings, home appliances/music, building materials and hardware, automotive, hobbylspecial interest, gitts/specialty, jewelry, liquor, drugs, other retail, personal services, entertainment/community, Q:\2006\060052.00.{]O Corrndi Airport Comp Plan Amcndmcnt\OOOJ Comp Plan Amendment Application Support\2008-01-07 S\ltTResp Ltr.doc Designing the future one decade at a time, i1~rgllllll..... ~ RWA"'C CP-2006-8, - AirportlOrange Blossom CPA 1" Rcsuhmittal January 8, 2008 Page 6 of7 applicant. These materials should be provided, Also provide items V,c:.l and V,C.Z required under the Environmental section of the application. Res/Jol/se: The SoilslFLUCFCS Exhibit depicts the non-hydric soils classitlcations, and Florida Land Use Classification and Functional Coding ofthe site as "urban land in transition", A 1973 Historic Aerial exhibit has been included in the sufficiency materials that demonstrates the property was in agricultural row-crop product iou, as were much of the surrounding lands at that time. While this G1VIP Amendment application is intended to be reviewed by the Environmental Advisory Council (EAC), this is not needed given the historic agriculture use, lack of any native vegetation on the site, and the lack of hydric soils, The applicant hereby requests that this GMP application CP-06.8 not be scheduled for review by the EAC. StaffColI/lI/el/t: Tml/s/Jol'tatioll PIr/llllillf! GMP Amendment application CP-2006-8; Airport/Orange Blossom Commercial Subdistrict, can be considered sufficient for review purposes. The application contains a TIS that is required to evaluate traffic impacts of the proposed amendment. Res/Jollse: Acknowledged, Staff COII/II/ellt: li'alls/JOl't,tlioll Plmwillf! General caveat: ~ Though this project contains the necessary infonnation to be reviewedl this determination of 'sufficict;1cy) does not mean that the traffic impacts have been evaluated. An approval for sufficiency does not endorse a project in terms of consistency, COnCillTency, access management compliance, or other code compliance. Although this GMP Amendment can be considered suflicient, the Traffic Impact Statement [TIS] may be incomplete, inadequate, outdated, or incorrect. The TIS must include updated background traffic shown throughout the 5-year plalming period (from the present date) to demonstrate consistency with policy 5, I of the Transportation Element of the Growth Management Plan; and must also be written in compliance with the guidelines established by the TIS Guidelines & Procedures, located at http://www.collicrgov,net/hldex,aspx?page=566, Resvollse: Acknowledged, It is the intent of the applicant to provide updated transportation analysis to the County Transportation staff Staff Commellt: Public Utilities EllldJ/eel"illf! The information provided for this project is found to be sufficient, Per the 2005 "IV ateI' & Wastewater Master Plan Updates, the project location is within Collier County Water and Sewer Service Area. Based on a review of the County's GIS system there are an existing 16-inch water main and ZO-inch force main on Ailvort Pulling Road, Project shall be required to comply with the cunent Utilities Ordinance No, 2007-60 and is subject to the conditions associated with a Water and Sewer Availability Letter fro111 the Collier County Utilities Division. Res/Jollse: Acknowledged, - Q:\2006\060052.00.00 Conadi Airport Comp Plan Amendment\OOOJ Comp Plan Amendment Application Support\200S-01.07 SuffResp Ltr.doc Designing the future one decade at a time. 1'1\\11\I11I11I11I11I11I11I11I - _u- _..~_... Legend SOIL # DESCRIPTION .' HOLOPAWFINESAND,LIMESTONESUBSTRATUM,HYDRIC CJ' MAlABAR FINE SAND. HYDRIC 014 P'tvEDAFINESAND,LIMESTONESUBSTRATUM.HYDRIC _18oLDSMARFINESANO.NoN_HYORIC _17BASINGERFINESAND,HYDRIC _20 FT ORUMANOMAL.Ill>AR,HIGH,FINESANDS. NON-HYDRIC c:::J21 BOCAFINESANO,HYORIC _2SBOCA.RIVIERA,L1MESTONESlJBSTRATUMAND COPEL.ANOFS,DEPRESS'ONAL,HYORIC 11III27 HOlOPAWFINESANO,HYORIC _nURBANL.AND.NON.HYORIC _J3URBANL.ANO.HOLOPAW_BASINGERCOMPl.-EX.NON_HYORIC !lm:J.eURBANLANO.MATLACHA_BOCACOMPlEX,NON_HYORlC 000 WATER CSUBJECTPROPERTY -COLUERCOUNTYMAJORROADS 2007 Collier County Aerials 0 500 1,000 2,000 3,000 I Feet D'lTA1NC D CONSUL TING .&. ... , .... ... '1'IaIInina .Vi5ualinlioo Airport/Orange Blossom N . Ci~il EnllineerifIJ' Surveyinl A Mappina: Growth Management Amendment 1 inch equals 1,000 feet Prepared By; VJPellegrino Soils I FLUCFCS Printing Date: March 29, 2006 File: T:\Projects\2006\06-0052 _ Corradi_ Aiport Archeological.mxd --. --~.._,--->_. -'-- .--- \ " J -' , /'" I .,.;~- . f 1,.. ~ ':- ~. ._- -.....- lJ. ., ' , ~ .. <. , t'" , -: : ~ i . ,)i. "'~ 'i ; 'r - ~~-~. :._-,~ , -- .l ~':,i . ., ~ CJ:' '- ""1--- , """"- ~'.J... "" >-~ .4-C'-~i ........""~. ,~- '<--., ..,! I , '<" '. ", . '!: ~ '.." I , .. i .,;"":"_ '..",.), _~_ I :1'\'" ..>1') _,~ I .d - . -: \_~k&ii ----- I ---- I ,.~ . I A~ I. , 11 ~ 'I ~; , f.,' '\.V - ,.,' .-. ~ .- t ( r~ .- r .. I \, f --.::.. . . .... 'Ii . I ~~ "", ~ . "0. a. O""! . .. . . -.". I" ... '.. .. '.:. ...1... -, . HM HOLE MONTES --". ENGINEERS, PlANNERS. SUIMYORS LANDSCAPE ARCHITECTURE 950 Encore Way. Naples, Florida 34110. Phone: 239.254.2000. Fax: 239254.2099 Revised: January J J, 2008 April 28, 2006 Mr. Noah Standridge, Senior Planner Collier County Government Comprehensive Planning 2800 North Horseshoe Drive Naples, Florida 34104 RIO: L." T..ITo,' R.o,' -8 GMP Amendment Petitio CI'-2006- HM File No, 2001.111 Dear Mr. Standndge: Attached is one onginal and four (4) copies of an Application f()r an Amendment to the Collier County Growth Management Plan and more specilieally the Collier County Rura] and Agricultural Assessment Stewardship Overlay (RLSA) for property located in sections north of S.R. 846, specllically, all or portions of Sections 22, 26, 27, 28, 33 and 34, Range 46, Township 28, The property is located to the north and west of Lake Trafford. Figure V.A.I (attached) identilies the locatIOn of the subject property overlaid on the RLSA Map, but does not include a small portion of the property located in the Immokalee Area Plan to the north of Lake Trafford. Check No, ] 130 in the amount $16,700 dated April 26, 2006 was enclosed with our onginal petition. The pre- applieatlon meetmg was held m the lie]d; therefore, there are no pre-application minute notes (See also E-mail from David Weeks outlining the limited nature of the proposed amendment request). L Background The 191.8 acre property subject to this amendment IS within an overall parcel which eompnses lc25]2 acres of which 12293 acres are contamed in the RLSA and "'2]4 acres of the southern portion of the property north of Lake Trafford is located in the Immokalee Area Master Plan, The area designated in the Immokalee Master Plan is designated Recreational Tounst District (RT) and is located north of Lake Trafford Road. The RT District allows up to I(lllf dwelling Ul1lts per acre amongst other uses. The balance of the property contained m the RSLA IS zoned for agricultural lIse for lands located outside the Immokalee Area Plan. The entire property compnses Habitat StewardshIp Areas (447.8 acres), Flow-way StewardshIp Area (387.6 acres). and Open I.ands 1,457 acrcs including a 500-foot restoration zone (See also exhibIt table VB.I,1l outlining existmg and proposed land use designations within the RLSA). The subject property IS contiguous to the portIon or the overall designated HSA and 500-foot ,- Restoration Area. There arc 985.4 acres of the overall property lands currently designated IlSA and FSA and Open Lands that are the subject of Stewardship Sending Area # 7 application and were submitted to Collier County for revIew in early 2006. The credits generated from this portion of the subject property were 5,825.4 stewardshIp credits that included 459 acres of land to be H\2001\2001 1IIIWP\FUJ[ Amcndment-2006\Lnkc Trafford Ranch CI'\nsOS0107-rev ('I' covcr-ltr,doc .. , r ... '---"-'-'" '.---.-..-. -- Page 2 January 11, 2008 _. Mr. Noah Standridge Lake Trafford Ranch CP-2006-9 IlM File No, 2001.111 restored, These credits may generate up to 2913 dwelling units in approximately 728 acres of dcvelopments, 2. The Request The request is to rc-deslgnatc 191.8 acres from the current designation of Open Lands to Habitat Stewardship Area. Based on the data and analysis contained in this petition-Open Lands which is the subject of this amendment were not correctly designated and are worthy of an HSA for wildlife and habitat protection because the environmental value was not properly considered, 3. Data and Analvsis The goal of the RLSA as set forth in the Rural Lands Stewardship Overlay of the Future Land Use Element (FLUE) is to protect agricultural activities, to prevent the premature conversion of agriculture land to non-agriculture uses, to direct incompatiblc uses away from wetlands and upland habitats, to enable the conversion of other uses in appropriated locations, to discourage urban sprawl, and to encourage development that utilizes creative land use planning techniques. Policy 3.2 of tlie RLSA notes listed animal and plant species shall be protected through the estabhshment of lISA's wllhin the RLSA overlay. HSAs currently comprise 40,000 acres at the ~ present time within this area. This amendment will increase thc acres of HSAs to approximately 40,191.8 acres in the R15A. According to Pohcy 3.2 of the RLSA overlay. lISA's arc privately owned agricultural areas, which melude areas with natural characteristics that make them suitable for listed species and other areas without these characteristics. These latter areas are included because they arc located contiguous to habitats that help f()rm a continuum of landscape that can augment habitat values. This overlay provides an incentive to pennanently protect HSAs by the creation and transfer of credits to Receiving Areas resulting in the ehmination of incompatible land uses and the establishment of protection measures described under group one policies of the RLSA. jZLSA Index Maru; According to Policy 3,2 of the RLSA, liSA's score within a range of 0.6 to 2,2 (See exhibit V.B.1.A Index Map), Not all lands within HSAs are comparable in tenns of their habitat value. There are approximately 13,800 acres of agricultural fields located in HSA, The average index score of liSA's lands is 1.3, however, the average mdex score of naturally vegetated areas within HSAs is 1.5 (see Policy 3.2 of the RI.SA attached as exhibit 1V.B proposed for a minor amendment). PolIcy 1.8 of the RLSA provides that the natural resource value of land withm the RLSA is preserved by the StewardshIp Natural Resource Index. The indcx establIshes relative natural resource value by objectively mcasllnng six different characteristics. The sum of these values is - the index value, The six characteristics measured arc stc\vardship overlay designation, sending area proximity, listed specIes habitat, soils/surface water restoration potential, and land use cover. It should be noted that Wilson Miller prepared the Natural Resource Index Value Map Series, Because of a contlict of mterest. Wilson Miller IS unavailable to participate in this applIcation. H:\2001\2001I 11\WP\FLUE Amendmcnl-2006\LaKc Trafford Ranch CP1ns080J07-rev CP cO\Tr-ltcdoc -_.~-----.. - _.____...._,._~..___..._m..._~..__ Page .J January 11,2008 - tv!r Noah Standridge I ah' f,.,dTord Ranch CP-2006-9 H tv! File No. 2001.111 Nevertheless, on the data and analysis contained herein the habitat value of the subject property is worthy of being designated as a Habitat Stewardship Area. SteW1![9ship Credits In discussions with Collier County Staffleading up to the filing of this amendment it was requested thal an analysis be prepared that would determine the number of new credits that would be generated from redesignatIOn of the subject property from Opcn Lands to HSAs that would also provide for early entry bonuses, The following table/analysis generates the number of new stewardship credits that could be generated from the proposed amendments. The proposed land use change may cause an increase in development acreage and dwelling units on other Open Lands. The Stewardship Credits potentially created via the Early Entry Bonus and pOSSIble Restoration Credits associated with HabItat Stewardship Areas could result in more fuhrre development rights. The land use change will however eliminatc potential devclopment or other mtensive land uses on the environmentally sensitivc lands proposed to be added to the Habitat Stewardship Areas category. Summan. of Potential DeveJQPTl1.5'nLl{jghts - A, EARLY ENTRY BONUS POTENTIAL I) Open Area acreage converted to Habitat Stewardship Area: 191.8 Acres 2) Early Entry Bonus per acre: 1,0 per Acre TOTAL POSSIBLE EARLY ENTRY BONUS: 191.8 Credits B, RESTORATION CREDIT POTENT AI, I) Hammock Restoration: ct 191.8 Acres 2) "R I" Restoration Credits: 4 Credits/Acre "R2" Restoration Credits: 4 Creditsl Acre TOTAL POSSIBLE RESTORATION BONUS: 1,534.4 Credits If the landowner takes advantage of the maximum possible Early Entry Bonus and if County Staff and the landowner's environmental consultants agree on full restoration values, approximately 1,726 Stewardship Credits could be created. This could equate to approxImately 216 acres of development and polentijjlly 864 d\velling units at a maXllnUIll density of 4 units per acre of development. Changes to other RLSA P_oliel~.:3 ,--- In addItion to the foregoing, there are several policies Ihat WIll need 10 be amended as a result of this application, These include Policy 1,2 I that references amongst other provisions Ihal the maximum number of credits currcntly avaIlable, These credits will increase from 27,000 credIts to 27,192 credlls. (See aUached exhibiIIV,B). H:\2001\2001II 1\\VP\FLlJE Amendmcnt-2006\L,;jke Trafford Ranch CP\ns080107-rev CP covcr-ltrdoc .,--..--.- - _..~--,,_.._-""..- Page 4 January II, 2008 ",_. Mr. Noah Standridge Lake Trafford Ranch CP-2006-9 HM File No. 2001.111 Policy 3,2 will also require to be amended to reference that the number of acres of HSAs will increase from approximately 40,000 acres to 40,191.8 acres (see also Exhibit IV,B). It should be noted that this is one of two applications in this eyele to amend the RLSA and to increase the number of acres of liSA's, Collier County Staff will ultimately have to reconcile these acres upon completion of review of the applications. 4. Conclllsion Approval of the proposed amendment to re-designate 191.8 acres from Opell Lands to Habitat Stewardship Areas will help fulfill the goal of the RLSA by transferring credits to Receiving Lands that are more tolerant to development than the subJect property, In addition, approval of the proposed amendment will: a. Protect a6'T1cultural activities by allowing the opportunity to retain limited AG-2 use of the subJect property that include unimproved pastures for grazing and ranching, free range grazing, forcstry and similar activities, including related agriculture support use, that arc consistent \vith the conservation of the propclty; b. Prevent premature conversion of 3!:,rriculture lands to other non-agriculture uses; - c, Direct incompatible uses away from upland habitat; d. Eneourage the conversion of urban land to other uses m appropriate locations that will rcsult form the transfer of credits to Receiving Lands more tolerable to support urban development than the subject property; c. Discourage urban sprawl by promoting more compact urban development in areas more tolerahle to urban development; f Encourage development that results in the creative use of land planning techniques, as envisioned by the RLS. Approval of this amendment to designatc 191.8 acres of new HSAs is in near proximity to Stewardship Sending Area #7 that ineludes both FSAs and HSAs and will also provide high-value habitat for a variety of wildlife including listed species such as the Florida panther, Florida Black Bear. wood storks, caracara, wading birds, Florida Sandhill Cranes and rare plant spccies such as orchids (See Exhibit V,C.2 listed specics map). Portions of the proposed SSA #7 and the lands subjcct to this amendment adjacent to them also possess high potential for restoration as an important local wildlife corridor (large mammal corridor) along the margins of the Corkscrew Swamp and Corkscrcw Regional Ecosystem Watershed (CREW) restoration area (See Exhibit V.C.4 proposed restoration areas in the SSA # 7 application). The lands subject (0 this amendment will also allow large mammals such as the l,'lorida Panther to circumvent \vctland areas at the time of their inundation providmg additIOnal opportumties for foraging, The proposed HSAs will also - provide valuable foraging arcas for \vood storks in proximity to a major wood stork breeding area thereby creating a natural buffer area for the protection of wildlife and habitat for listed spccics that occupy the subJect property, Based on the analysis provided herein 1534.4 new rcstoration cre(hts could be generated as a further incentive to preserve the subject property's natural resources while 11:\200]\200]] I J\\VP\FIUE Amcndmcnt"2006\Lake Trafford Ranch CP'-Jls080107-TCv CP cover-Itr,doc -,.'._---- -.--..- " - -.-- Page 5 January 11, 2008 _. Mr. Noah Standridge Lake Trafford Ranch CP-2006-9 HM File No, 2001.111 achieving other objectives and policies of the RLSA that is preferable to the development of the subject property. Thank you for your consideration in this matter and if! can provide you any additional information please don't hcsitatc to contact me, V cry truly yours, HOLE MONTES, INe. ~~ Robert L. Duane, A.LCP, Planning Director/Associate RLD/mmm Enel. cc: Tom Taylor, President/CEO - Richard D. Yovanovich, Esquire .- I1:\2001\2001111\WP\fUJE Amcnurncnt-2006\1.ake Trafford Ranch CP\nsOSOl07-rev ep cover-Hula!; ---..,.---,---.---. -- APPLICATION FOR A REQUEST TO AMEND THE "~ COLLIER COUNTY GROWTH MANAGEMENT PLAN PETITION NUMBER C.1 ~U>t4 -Gf DATE RECEIVED PRE-APPLICATION CONFERENCE DATE DATE SUFFICIENT PLANNER ASSIGNED: COMMISSION DISTRICT: [ABOVE TO BE COMPLETED BY STAFF] This application, with all required supplemental data and information, must be completed and accompanied by the appropriate fee, and retumed to the Comprehensive Planning Section, 2800 North Horseshoe Drive, Naples, Florida 34104. Phone: (941 )403-2300; Fax: (941 )643-6869. The application must be reviewed by staff for sufficiency within 30 calendar days following the filing deadline before it will be processed and advertised for public hearing. The applicant will be notified, in writing, of the sufficiency determination, If insufficient, the applicant will have 30 days to remedy the - deficiencies, For additional information on the processing of the application, see Resolution 97-431 (attached). If you have any questions, please contact the Comprehensive Planning Section at 941-403-2300. SUBMISSION REQUIREMENTS I. GENERAL INFORMATION A. Name of Applicant(s) Lake Trafford Ranch, LLL,P. Company Mailing Address 6301 Shirlev Street City Naples State Florida _ Zip Code 34109 Phone Number 239-566-1661 Fax Number 239-566-8515 B. Name of Agent' Robert L. Duane. A.I.C.P. , THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION, CompanylFirm Hole Montes, Inc, Mailing Address 950 Encore Wav City Naples State Florida Zip Code 34110 Phone Number 239-254-2000 Fax Number 239-254-2096 - Email Address BobDuane@hmenq,com 1 02/2002 .",,-.-,.-. C, Name of Owner(s) of Record Lake Trafford Ranch, L. L. L. p, Mailing Address 6301 Shirlev Street City Naples State Florida Zip Code 34109 Phone Number 239 566-1661 Fax Number 239-566-8515 D, Name, Address and Qualifications of additional planners, architects, engineers, environmental consultants and other professionals providing information contained in this application, DISCLOSURE OF INTEREST INFORMATION: A If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest. (Use additional sheets if necessary). Name and Address Percentage of Ownership B If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each, and provide one copy of the Articles of Incorporation, or other documentation, to verify the signer of this petition has the authority to do so, Name and Address, and Office Percentage of Stock C. If the properly is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest. Name and Address Percentage of Interest ..- 2 02/2002 \2001\200111 J\WP\FLUE Amendment-2006\Like Trafford Ranch CP\080131 Rev Plan Amend Lake Trafford,doc D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP,list -- the name of the general andlor limited partners. Name and Address Percentage of Ownership Christopher L. Allen 42.776 Thomas M, Tavlor 42,776 Jovce P. Hearn 9,034 B. E. Hearn III 5.414 E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contact purchasers below, including the officers, stockholders, beneficiaries, or partners, and provide one copy of the executed contract. Name and Address Percentage of Ownership F. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership or trust. Name and Address G. Date subject property acquired (April 27, 2004) leased ( ): Terms of lease yrs/mos. If Petitioner has option to buy, indicate date of option:_._ and date option terminates: , or anticipated closing date H. NOTE: Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. - 3 0212002 ..~ III. DESCRIPTION OF PROPERTY A. Legal Description See Attached B. Section: 33 Township 46 Range: 28 C, Tax I.D. Number (Folio #) 00053200006 D. General Location North and West of Lake Trafford in Immokalee E, Planning Community Corkscrew F. TAZ 42,1 G, Size in Acres 191,8 H. Zoning Aqriculture I. Present Future Land Use Map Designation (s) RLSA- Open Lands, HSA's and FSA IV. TYPE OF REQUEST A. Growth Management Plan Element(s) OR Sub-Element(s) to be amended: X Future Land Use Golden Gate Area Master Plan Immokalee Area Master Plan Capital Improvement _. Transportation Housing Coastal & Conservation Recreation & Open Space Intergovernmental Coord, Potable Water Sanitary Sewer Solid Waste Drainage Natural Groundwater Aquifer B. Amend Page(s) 86 and 88 of the FLUE Element As Follows: ( Use Cross throughs to identify language to be deleted; Use Underline to identify language to be added), Attach additional pages if necessary: Paqe 86 Policv 1.21 and Paqe 88 Policv 3.2 C Amend Future Land Use Map(s) designation, FROM: Open Lands District, Subdistrict TO: Habitat Stewardship Area 191,8 Acres District, Subdistrict [If new District and/or Sub-district proposed, include Future Land Use Map with legend depicting it]. D, Amend other Map(s) and Exhibits as follows: (Name & Page #) _. 4 02/2002 \2001\2001 Ill\WP\FLUE Amendmcnt-2006\Lake Trafford Ranch CP\080131 Rev Plan Amend Lake Trafford_doc ---.,. - E. Describe additional changes requested: See attached cover letter. V. REQUIRED INFORMATION Note: All Aerials must be at a scale of no smaller than 1" = 400'. At least one copy reduced to 8 'j, x 11 shall be provided of all aerials andlor maps. A- LAND USE 1. X Provide general location map showing surrounding developments (PUD, DRI'S, existing zoning) with subject property outlined. 2, X Provide most recent aerial of site showing subject boundaries, source, and date, 3, X Provide a map and summary table of existing land use and zoning within a radius of 500 feet from boundaries of subject property, B. FUTURE LAND USE DESIGNATION 1, _X_ Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands, with acreage totals for each land use designation on the subject property, C. ENVIRONMENTAL 1. _X_ Provide most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FOOT-FLORIDA LAND USE, - COVER AND FORMS CLASSIFICATION SYSTEMM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AEIRAL IN "A" ABOVE. 2. _X_ Provide a summary table of Federal (US Fish & Wildlife Service) and State (Florida Fish and Wildlife Conservation Commission) listed plant and animal species known to occur on the site andlor known to inhabit biological communities similar to the site (e,g. panther or black bear range, avian rookery, bird migratory route, etc.), 3. _N/A_ Identify historic and lor archaeological sites on the subject property. Provide copy of County's Historical/Archaeological Probability Map and correspondence from Florida Department of State. D. GROWTH MANAGMENT Reference 9J-11.006, F.A.C. and Collier County's Capital Improvement Element Policy 1.1.2 (Copies attached). INSERT "Y" FOR YES OR "N" FOR NO IN RESPONSE TO THE FOLLOWING: 1. N Is the proposed amendment located in an Area of Critical State Concern? (Reference 9J-11.006(1)(a)7,a, FAC.) If so, identify area located in ACSC. 2. N Is the proposed amendment directly related to a proposed ..- Development of Regional Impact pursuant to Chapter 380, F,S,? 3. N Is the proposed amendment directly related tot a proposed Small 5 02/2002 "--,-. , . 4. --""L- Scale Development Activity pursuant to Subsection 163,3187(1}(c}, F,S,? (Reference 9J-11.006(1 }(a}7,b, FAC,) , Does the proposed amendment create a significant impact in population which is defined as a potential increase in County -wide population by more than 5% of population projections? (Reference Capital Improvement Element Policy 1.1.2), If yes, indicate mitigation measures being proposed in conjunction with the proposed amendment. 5. ..'L Does the proposed land use cause an increase in density andlor intensity to the uses permitted in a specific land use designation and districUsubdistrict identified (commercial, industrial, etc,), or is the proposed land use a new land use designation or districUsubdistrict? (Reference Rule 9J-5.006(5) FAC.). If so, provide data and analysis to support the suitability of land for the proposed use, and compatibility of use with surrounding land uses, and as it concerns protection of environmentally sensitive land, ground water and natural resources, (Reference Rule 9J- 1,007, FAC.), E. PUBLIC FACILITIES 1. N/A Provide the existing adopted Level of Service Standard (LOS, and document the impact the proposed change will have on that Standard, for each of the following public facilities: a) N/A Potable Water .- b) N/A Sanitary Sewer c) N/A Arterial & Collector Roads: Name of specific road and LOS d} N/A Drainage e} NIA Solid Waste f} N/A Parks: Community and Regional If the proposed amendment involves an increase in residential density, or an increase in intensity for commercial andlor industrial development that would cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capital Improvement Element Policy 1,1,2 and 1.1.5). 2, N/A Provide a map showing the location of existing services and public facilities that will serve the subject property (i.e. water, sewer, fire protection, police protection, schools and emergency medical services). 3, N/A Document proposed services and public facilities, identify provider, and describe the effect the proposed change will have on schools,fire protection and emergency medical services, - 6 02/2002 ..... "--,,-,-------.-, --_...._"--- , . F. OTHER Identify the following areas relating to the subject property: 1. NIA Flood zone based on Flood Insurance Rate Map data (FIRM). 2. NIA Location of wellfields and cones of influence, if applicable. (Identified on Collier County Zoning Maps). 3, NIA Traffic Congestion Boundary, if applicable 4. N/A Coastal Management Boundary, if applicable 5. NIA High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable (Identified on Collier County Zoning Maps), G. SUPPLEMENTAL INFORMATION 1. ~ $16,700.00 non-refundable filing fee, made payable to the Board of County Commissioners, due at time of submittal. 2, NIA $9,000,00 non-refundable filing fee for a Small Scale Amendment, made payable to the Board of County Commissioners, due at time of submittal. 3. X Plus Legal Advertisement Costs (Your portion determined by number of petitions and divided accordingly) 4. X Proof of ownership (Copy of deed), 5. X Notarized Letter of Authorization if Agent is not the Owner (see attached form). 6, X 1 Original and 5 complete, signed applications with all attachments, including maps, at time of submittal. After sufficiency is completed, 15 copies of the complete application will be required. Additional copies may ~. be required. . Maps, aerials, sketches shall include: North arrow; name and location of principal roadways; shall be at scale of 1" = 400' or at a scale as determined during the pre-application meeting; identification of the subject site: legend or key, if applicable. All oversized documents and attachments must be folded so as to fit into a legal-size folder. For all oversized exhibits, at least one copy must be submitted at 8-1/2 x 11 inches, All exhibits and attachments to the petition must include a title and exhibit # or letter, and must be referenced in the petition. 7 0212002 - ".__u._~ ~___ _.__ ->>" RESOLUTION 97- ill.. A RESOLlJflON EST ABLJSHlNG GENERAL REQUIREMENTS AND PROCEDURES FOR AMENDrNG THE COLLJER COUNTY GROWTH MANAGEMENT PLAN. WHEREAS, Chapter) 63, Florida Statutes, requires local governments to prepare and adopt a Comprehensive Plan; and WHEREAS, the Board of County Commissioners adopted the CoJljer County Growth Management Plan on January 10, 1989; and WHEREAS, the Local Government Comprehensive Planning and Land Development Regulation Act of 1985 (Section J63.3161. et seq., Florida Statutes (1995)) mandates certain procedures to amend adopted Growth Management Plans (Section 163.3184 and Section 163.3187, Florida Statutes); and Rule 9J-IJ; and WlIEREAS, the Board of Counly Commissioners has established a policy to utilize an annual cycle for Gowth Management Plan Amendments (Collier County Resolution 91.521, adopted August 11. 1991); and WHERl~AS, the Department of Ccmmunity Affairs has informed Collier Counly that the addition of future fiy;;al years projects to the Capital Improvements Element of the Grovvth Managerrent Plan must be accomplished through d~ Plan amendment process as defined by Sections 163.3184 and 163.3187, Florida Statutes; and - WHEREAS, certain capital improvement projects from the Growth Management Plan are included in the County's Tentative Annual Budget on a yearly basis; and WHEREAS, for purposes of convenience and expediency it is necessary to amend the Capital Improvements Element and the schedule of projects in the Element in conjunction with the adoption of the County's Tentative Annual Budget for each new fi~al year; and WHEREAS, in order to provide adequate notice, it is necessary to set forth the requirements and procedures to be folawed by petitioners, the general putlie and Collier County in processing amendnents to the Collier County Growth Management Plan consistent with the requirements of the Florida Statutes. NOW, TIlEREFORE BE IT RESOLVED BY TIlE BOARD OF COUNTY COMM1SSlONERS OF COLLIER COUNTY, FLORIDA, that: The following requirements and procedures shall be followed before an amendment to the Collier County Growth Management Plan shall occur: A. The general requiremmts to initiate an amendment to the Collier County Growth Management Plan or one of its elements are as foJlows~. I. An amendment may be proposed by ttr Board of County Commissioners (BCC), the Collier County Planning Commission (CepC) designated asthe Local Planning Agency pursuant to Section ]63.3174, Florida Statutes, -- any department or agenL)' of the County, or any person otrer than those li~ed above provided, however, that no 9 02/2002 ,.,..- such person shall propose an amendment for a land use designation change for property which he or she does not own, except as an agent or aflomey for the owner. 2. The procedures provided herein shall apply to all Growth Management Plan amendments. Amendments beyond the yearly plan amendment cycle may be established by the Board of County Commissioners and shall comply with the procedures esttblished herein. In addition, the use of a second ~arly plan amen<hnent as prescribed in Subsection 163.3187(1), Florida Statutes shaD follow this procedure except for filing dates and public hearing dates for final adoption. Growth Management Plan amendments directly related to proposed small scale development actmties or Developments of Regional hnpact (DRlS) may be approved without regard to stltutory limits on the freqt.ency of procedures for the consideration ofameooments to the Growth Managctrent Plan provided an of the conditions are met as set forth in Subsection 163.3] 87 (l)(c), Florida Statutes, (1995). 3. All Growth Management Plan amendments will be reviewed in one cycle starting on the fourth Friday in April, annuaJly. Proposed amendments submitted after iliat date will not be considered until the following review cycle. The Amendment Process including staff review, State and Regirnal review and local public hearings will take approximately 10 months to canplete. 4. All required copies of the application to amend the Collier County Growth Management Plan and suWorting Fees Superceded documentation along with the rcqured filing fee for ea;h requested chmgc and/or amendment must be sul:mitted to the Community Development and Environmental Services Division prior to 5:00 p.m. of the fourth Frimy in as of] ]-3-03 March. For each application to amend the Collier Comty Growth Management Plan or Future Land Use Map, a minimum filing fee of $3,000 for each requested change plusa fee of$30 per acre for each affected acre in the application must be submitted. ForSmall Scale Development Activities, a filing fee of $) ,500 shall be submitted. The term "staff shall refer to the staff of the Community Development and Environmental Services Division and any other pertinent County staff from other Divisions. B. The procedure to arrend the Collier County Growth Management Plan or one of its elements is as follows: I. A pre-application conference shal occur between the petitioner, the Community Development and Environmental Services Division and other appnpriate County stafT to ensure tha the procedure set out herein is understood and ~.-- adhered 10. 2. Staff shall perform an initial review of the proposed arnemment application to determine wtether additional information is neces~ to enable staff to conduct a formal review and whether other arnffidments of the Growth Management Plan will be necessary to preserve the internal consisency of the Plan. Within 30 calendar days following the filing deadline, the staffshall notify the petitioner in writing, that: (a) the staff has determined that the petition is adequate for fonnal review; or (b) the petition is inadequate for formal review and the notice shan set forth in detail the additional infonmlion deemed necessary for formal review of the petition. 3. If the application is deemed insufficient, the petitioner shall have 30 calendar days from the date of receipt Of staffs letter of insufficiency to supplement the application in response to the initial review. A second 30 d~ time period, to respond 10 insufficiency, may be requested by the petitioner. 4. County staffshall review the application and may consult with other Comty Departments or agencies a; it deems necessary to evaluate the proposed amendment and shall prepare a report with a preliminary reconmendation, 5. The Collier County Planning Conunission (Cepe), designated as the Local Planning Agency, shall hokl an advertised public hearing with due public notice as defined by Section] 63.3174, Florida Statutes, during which staff will prescnt Iheir review and make a preliminary rccomnendation to the CCpc. All interc~ed parties may appear and be heard. Written comments of the gereral public filed with the Community Development and Enviromnental Services Division will be considered atlhe public hearing. Following the ccpe public hearing, the proposed amen<IDcnt shall be forwarded to the BeC with the reconmendation of the Cepc. 6. After the CCPC public hearing on such amenhnents have been hold, the Bce shall hold an advertised rublic hearing on the proposed amtlldment during which the staff review and preliminary recorrmendation and any recommendation made by the ccpe shall be presented, The public hearing shall be held on a weekday approximately 7 days after the fIrst advertisement is published. The intention of the BCC to hold and adrertise a second public hearing to consider the adoption of the proposed amendnent shall be announced. All interested parties may appear and or be heard. Written comments filed with the Community Development and 10 02/2002 _.~-'~."'_.~ "'--- .,~_. Enviromnental Services Division will be considered at the public hearing. Following the BCC public hearing, the BeC will transmit the appropriate number of copies of the proposed amendment to the Department of Community Affairs within ten (10) working days. 7. Upon receipt of the p"oposed Growth Management Plan amendment, the Department of Community Affairs, the Regional Planning COWlcil and other government agencies will review the amendment pursuant to Section ] 63.3 ]84, Florida Statutes. The Department of Community Affairs shall transmit in writing its comments to the local government along with any objections and any recOOlmendations for mooifications. 8. Within 60 days of receipt of the review comments from the Department of Community Affairs, the cepe shall hold a public hearing to make recommendations to the BCC regarding the adoption of the amendment. The BCe shall hold its second pubic hearing regan.ling the proposed am01dments during which the final :iaff review and recommendation, CCPC recommendation, State and Regional review comments and public comment will be presented. The public hearing shall be held on a weekday approximately 5 days after tit advertisement is published. The BCe shall then adopt, adopt with modifications or deny the proposed amenlments. Adoption of an amendment to the Growth Managcrnent Plan must be by Ordinance and shall require fouraffinnative votes of the Board of County Commissioners. 9. The adopted amemments to the Growth Managerrent Plan win be transmitted to the DepartmentofCommunity Affairs within ten (10) working days after adoption. Adopted poo amendments, except for Small Scale Amendments, shall not become effective until the Depa1:ment of Community Affairs issues a final order determining the adopted amendment to be 'in compliance", or until the Administration Commission issues a final order dctcnnining the adopted amendment to be in compliaoce in accordance with Subsection ]63.3184(10), Florida Statutes. The Department's notice of intent to find an amendment in compliance shall become an i~ued final order determining the adoptedamendment to be in compliaoce if no petition challenging the am:;ndment is filed with the Dernrtment within 2] days oflhc date of pubic at ion of the notice of intent. Small Scale Amendments shall not become effective until 31 days after adoption. IfchaJlenged within 30 c:bys after adoption, this Small Scale Amendment shall not become effecti\ie until the State Land Planning Agency or the ,-. Administration Commission, respectively, issues a final order determining the adopted Small Scale Develcpment Amendment is in compliance. C. This Rcsolution supersedes and rejrals Rcsolution 9] -521 relating to prior Growth Management Plan Amendment procedures D. This Resolution shall lake effect April 1 , 1998. II 02/2002 THIS ReSOI.UTION ADOI-I t:U 8IW motion, second and majority 'Illte IhIs ~dayof '1J--wJ .1997. AmST:" BOARD OF COUNtY COMMISSIONERS ....,..,...... ......... ~ , : ~~J;~~OCK, Clerk COWER COUNtY. FLORIDA . ~ '.~. .~ ..l... ~ij..,.~;\ ..~~~. .>: :~{A~f.';""~ "V'.~"..~.. . -~/ ,f:'l:i.. ,"t A"t "'~'J." ijf l ~.. :J" ~~'.. l'>;"'" r":, Sf,i'J:'A ;.'~1l~- ~I(;':.; .~ ~~,,~ Xl;.': -'l, ~ _1 ; BY: ~ !~J,~ "'il . ~::r~_.;" .,_~~.:',- l1MO'rHY' ~OCK, '..''t''~~~,.',., , ::'T:~:i-'.." ;f:~: ~ '7{;~"" r Chairmarl , ''>-.N ~-\". 1~"\tf..... "~, ',- ',." ''I I ""_ .., _:;~.., ". AppI'CMJd as to tonn and legal suIlIdet leY: ~H lh~d#h M. STUDENT. AI*tanl County A\Iomey Resolution Amending Growth Management Plan Procedures 97 7110197 ReoolulIon ~ Gmwth Management Plan Procedutes - ]2 02/2002 -.-...-- - RESOLUTION 1>8-...!L..... A RESOLUTION AMENDING PARAGRAPH A.4 OF RESOLUTION 87-431,ESTABUSHING GENERAL REQUIREMENTS AND PROCEDURES FOR AMENDING THE COLUER COUNTY GROWTH MANAGEMENT PLAN BY CORRECTING A SCRIVENOR'S ERROR IN THE DATE FOR SUBMISSION OF APPLICATIONS. WHEREAS, _ Board or County Commissioners adopled Rasolution 97-431 pertaining to _ Procedures lor Amending lha CoIIIar COlM"lty Growth Management Plan on NovemtMW". 1997; WHEREAS, IoIIowing said _ CldopIIng RaaoIutlon 97-431. staff was advised that Iwo d1tfarant _.. had bean _ for submission 0/ tha Plan Amandmenla _. constitutes a scrivenOf'a error. NOW, THEREFORE BE IT RESOLVED by The Board Of CounIy Commlaaionars Of COIIler County, F1o<lda, that P-.graph A.4 of RaaoMIon Number 97-431 .. hentby amended to read .. foMows; 4. AM raquintd copies of tha applic:alQ'o 10 amend the COllI", County Growth Man~ Plan and supporting documanlallon along wllh Fees Superceded as the requntd filing fe. for each requested change and/or amendment of 11-3..03 must be submJtted to the Community Devefopmenl and EnvIronmental Set"lalicea DivIsion prior to 5;00 p.m. of the fourth Friday 6n Maf:cA~. For each applic:aUon to emend the Conier ..- Fees Superceded as County GrovtIh Management Plan or Futura Land Use Map, . of ll- 3-03 I'TlinIrntMn filing r- of 53.000 for each "'~.led change plua. fee 0' $30 per au-. for --=h .ffected acre In the ~ mus' be submitted. For Smell Scale Dev.topm.m: Activities, . filing fee of $1.500 shall be submitted. The term -sterr shall ref... to the sl8ff of tha Community Developmenl and EnvIfonmenIaI SeMces DMolon and any other pertinent County staff from other Divisions. THIS RESOLUTlON ADOPTED ane, motion. second and metoritY vote this {.Mw, day of ~a~ .1998. ATTEST: DWIGHT e. BROCK, Clerk ,..: :111>.,11" UF ~-.::<" .-" .~/~;. ~~-:~E~'_ ~~~ - :. ~ : ? ........ ..". .... ....., .... .'.......' f"~4 .:.... ~,,,-~ ~lI.lJ' as to form end legal auffldancy. ~~"&'. ")'h .{1cv..,..--L MAR,) EM. STUDENT, Aa.btltnt county Attorney - n f)'JJ')fln'J .,-...----- ---,--~-- .~ 9J-U.OO6 Submittal Requiremeuts for Proposed Local Governmeut Compreheusive Piau AmenomEilhs. - - (I) J he local government shall submit three copies of each proposed amendment including applicable supporting documents which include data and analyses directly to the Florida Department of Community Affairs, Division of Community Planning, Plan Processing Team, and one copy directly to the appropriate agencies list in subsection 9J-11.009(6), F]orida Administrative Code. Proposed plan amendments, except those discussed under the exemption provisions of subparagraph 9J-]1.006(1 )(a)7" Florida Administrative Code, below, shall be consolidated inlo a single submission for each of the two plan amendment adoption times during the calendar year. The comprehensive plan submitted pursuant to Section 163.3]67, Florida Statutes, shall be counted as one of the two plan amendment adoption times during the calendar year; however, only the submittal requirements ofRu]e 9J-11.004, Florida Administrative Code, must be followed. For each proposed plan amendment submittal packa~e, the local governinr, body shall submit: (a) A transmittal letter from the local governing body or its designee w ich shall specify the ollowing: I. The date or dates on which the local planning accy held the public hearing on the h]an amendment; 2. The date or dates on which the local governing y held the public hearing at whic the transmittal of the plan amendment to the Department was approved and the date that the proposed amendment and one cOPd; of each item specified under paragraphs 9J-II.OO6(1)(a), (b), (c) and (d), Florida Administrative Co e, was submitted to the appropriate agencies list in subsection 9J-]1.009( 6), Florida Administrative Code, 3. A summary of the plan amendment content and effect and whether the local government requests that the Department review the proposed amendment; 4. The proposed month of adoption of the proposed plan amendment; 5. Whether the proposed amendment is applicable to an area of critical state concern; 6, For plan amendments within Orange, Lake and Seminole Counties, whether the plan amendment applies to the Wekiva River Protection Area pursuant to Chapter 369, Part III, F]orida Statutes; 7, Whether the proposed amendment is one of the exemptions to the twice per calendar year limitation on the adoption of comprehensive tan amendments and the facts and circumstances which cause the amendment to be .-. considered as one of the fol owing exemptions: a. Directly related to a proposed development of regional impact pursuant to Chapter 380, F]orida Statutes, including changes which are determined to be substantial deviations and Florida Quality Deve]opments, ]n order for an amendment to be exempt from the twice-a-year amendment restriction under the deve]opment-of-regional-impact provision, the amendment must have been transmitted and adopted pursuant to paragraph J80,06(6)(b), Florida Statutes, The comprehensive plan, elements and amendments shall be adopted by ordinance at the public hearings required by paragraph 380,06(6)(b), Florida Statutes, after the notices required by paragraphs] 63.3184( 15)(b) and (c), and Section 380.06 (6) (b), Florida Statutes. A copy of the transmittal letter to the regional planning council applying for development approval shall accompany the development of regional impact amendment when submitted to the Department; b. Directly related to proposed small scale development activities pursuant to subsection 163.31 87(1)(c), F]orida Statutes; c, An emergency as defined in subsection 163,3187(J)(a), Florida Statutes. In the case of an emergency, the transmittal of the amendment must be unanimously approved by the local governing body, The transmittal shall include a statement which sets forth the facts and circumstances justifying the emergency; d. An amendment submitted to the Department pursuant to a compliance agreement; e. Whether the amendment is directly related to an intergovernmental coordination element pursuant to sub-subparagraph 163,3 I 77(6)(h) La., b., c. and d" Florida, -tatutes;- f. An amendment submitted to the Department for the location of a state correctional facility; g. An amendment submitted to the Department identifying the land use categories in which public schools are an allowab]e use pursuant to subsection 163.3 I 77(6)(a), F]orida Statutes; h, An amendment that changes the schedule in the capital improvement eJement, and any amendments -- directly related to the schedule pursuant to subsection 163.3] 87(1 )(1), Florida Statutes; i. An amendment relating to an economic development project as defined under Section 403.973, Florida Statutes; ]4 02/2002 -.....,....-....,. -~.._,- -'- j, An amendment changing school concurrency service area boundary pursuant to sub-paragraph 163 ,1180( 12)( c )2., Florida Statutes; k. An amendment directly related to proposed redevelopment of brown field areas designated under Section 376,80, Florida Statutes; LAn dlTlcndment for port transportation facilities and projects that are eligible for funding by the Florida Transportation and Economic Development Council pursuant to Section 3] 1.07, Florida Statutes; m. An amendment for the purpose of designating an urban infill and redevelopment area under Section 163.2517, Florida Statutes. n. Directly related to providing transportation improvements as provided for in subsection ] 63,3 I 87(1)(k), Florida Statutes; o. An amendment adopting a public educational facilities element pursuant to subsections 163.3]776(5) and 1 63.3 I 87(1)(k), Florida Statutes; - . p. An amendment to the future land use map identifying school sites pursuant to subsections] 63.3 I 77(6)(a) and 163,3187(1)(1), Florida Statutes; q. An amendment to the Intergovernmental Coordination Element ~rsuant to subsection 163.3 I 77(6)(h)4.b., Florida Statutes; r, An amendment adopting a ating facility siting plan or policy pursuant to subsection 380,06(24)(k)I" Florida Statutes. 8. Whether the local government has sent a COl? of its complete adopted comprehensive plan including amendments with all support documents whic includes data and analyses to all of the review agencies listed in subsection 9J-II,009( 6), Florida Administrative Code. If the plan amendment is being submitted pursuant to Section] 63.3191, Florida Statutes, verilY that copies of the Evaluation and Appraisal Report have been submitted to agencies listed in subsection 9J-II.009(6), Florida Administrative Code. The Department will not process a proposed amendment and the review time for the amendment shall not begin if copies of the entire element being amended are not transmitted unless the local government has provided the Department with a transmittal letter certifying that the plan and Evaluation and Appraisal Report, If applicable, has been sent to the review agencies, with a copy of the letter sent to each agency; 9, Whether the amendment is proposed to be adohted under ajoint planning agreement pursuant to Section 163.317], Florida Statutes, and a list oft e local governments included in the agreement who are a party to the joint planning agreement. If the plan amendment is subject to a joint planning agreement, the transmittal letter shall be signed by the chief elected official of each local government or his or her designee; and ~ 10. The name, title, address, telephone number, facsimile number, and e-mail address, ifany, of the person for the local government who is familiar with the proposed amendment(s) and is responsible for ensuring that the materials transmitted are complete. (b) Thelroposed amendment package shall include all proposed text, maps and support documents which includes data an analyses, as reflected on new pages ofthe affected clement in a strike through and underline format or similar easily identifiable format identifying the hlan amendment number on each page affected, In the case offuture land use plan map amendments, t -e following additional information must be provided: J, Future land use map(s) depicting the following information: a. The proposed future land use map designation of the subject property; the boundary of the subject groperty and its location in relation to the surrounding street and thoroughfare network; . The present future land use map designations of the subject property and the abutting properties adjoining the subJcct arca; 2, An existing land use map depicting the existing land use(s) of the subject property and abutting properties; 3. The size of the subject property in acres or fractions thereof; 4, A description of the availability of and the demand on the following public facilities: sanitary sewer, solid waste, drainage, potable water, traffic circulation and recreation, as appropriate; and 5. Information re~arding the compatibility of the profeosed land use amendments with the land use element objectives and po icies, and those of other affected e ements; (c) Copies of staff, local planning agency and local governin~ body recommendations and copies of support document(s) or summaries of lhe support documents on whic the recommendations regarding the proposed plan amendment(s) are based; (2) Any plan amendment which is not identified as an exemption listed in subparagraph 9J 11.006 (I) (a)7" Florida Administrative Code, will be considered to be an amendment submitted for one afthe two times per calendar year that pJan amendments may be adopted, This provision is not to preclude 15 02/2002 ...._-~.._..-.-----"._--p~. . - the allowed exemptions from being included in the consolidated single submission for each of the two plan amendment adoption times during the calendar year, All exemptions must be clearly identified. (3) Local governments must make a detennination on transmittal of proposed amendments related to developments of regional impact within 60 days of the filing oft116 application for development approval unless that time is extended by the developer. Specific Authority ]63.3177(9) FS Law Implemented 163.3]77(9), ]63.3 ]84(]), (2), (3), (15), ]63.3]87(1), (2), (5), ]63.3]9],380,06(6) FS History-New 9-22-87, Amended 10-11-88,11-10-93, ] 1-6-96,4-8-99, 1-8-01,11-24-02, 9J-II,007 Data and JUJilIIY:SI:S .n.CljUIJ CIIJ\::UI.:i 10] ~ I UVU:St::U Lu\:al uun::IIlUIt:ln '-'OIlIV. CIICII:S1V1t: .I" lau Amendments, (I) Each proposed plan amendment must be supported by data and analysis in accordance with subsection 9J-5, 005(2), Florida Administrative Code and subparagraphs 9J-11. 006(1) (b) 1. through 5., Florida Administrative Code, ]f the original plan data and analysis or the data and analysis of a previous amendment support and meet the reqUIrements cited above for the amendment, no additional data and analysis are required to be submitted to the Department unless the previously submitted data and analysis no longer include and rely on the best availab]e existinf, data, Copies of the updated and reanalyzed data and analysis must be submitted if the original p an data or data in support of a previous amendment are no longer the best availab]e data and analysis or if the data and analysis no longer support the plan, (2)]f a local government relies on original plan data and analysis or the data and analysis ofa previous amendment to support an amendment, it shall provide to the Department, at the time of the proposed submittal, a reference to the specific portions of the previously submitted data and analysis on which the local government relies to support the amendment. (3) All plan amendments must meet the requirements of Chapter 9J-5, Florida Administrative Code, Specific Authority 163.3]77(9) FS, Law Implemented ]63,3177(9), 163.317], 163.3174, ]63,3]77, 163,3178, 163.3] 8], ]63.3 ]84, ]63.3]87 FS - History-New 11-10-93, Amended] 1-6-96. tJ I_~ Itll.....,;.pnpri;ll Jlpq"lIrpn1pnt~ _."- {,,) P"'I"'h f'Mnpr~h~n<,;u~ pi"'" c>h"l1 ;nf'h'rJ~ t'le content for all elements as require y law and this chapter; h(mJP~ipr p=>btprl plf>mpnfo;:mqy hI" r{)mhln~r1 ~~:':~;~~e~;i~/~:~r;:~~~;:~~::-C~,~;~t~:;~:t=;.;;:~tr:~:,~::le~~"~r ~;~\~~,,,;~;r; ;;~":~rl 11i1 117R F S aa thp rpqJl1TPmpnt" ()f this chapter are met. The comprehensive plan shall contain an explanation of such comb'nati ns, c ocumentahon ma e conSl oca ovemmen eSlres com re ens ve an. snoaote as art of the com re enSlve an s a e ava a 1 em c n I ered for a 00 100 an w ) e) IS m e ec. e a opte com pre eoslve rlan shaH conSIst 01: ohcles; . GoaJs, ob ectJves, and e unemen s or ca I a Jill ravemen S 1m race ures or mom onn an eva ua IOn 0 e oca e coun WI e manna sltm an or IC] am e Ulre ma ss owm ure con I Ions mc U In copy 0 e Dca compre enslve p an a 00 IOn r mance a suc Jnter ovemmental coordmatIon rocesses. e compre ens]ve p an onna s a me u e: a eo con en s; urn ere pages; ement ea mils: 4. SectIon headm s wlthm elements' IS 0 me u e a es, ma $, an ] ures. J es an sources or a me u e a es, maps, an 19ures; prepara Ion a e; an ame 0 the re arer. e ma s me u CI ale, -> (2) Data and Analyses Requirements, (a) AH goals, objec1ives, policies, standards, findings and conclusions within the comprehensive plan and its .- support documents, and within plan amendments and their support documents, shall be based upon relevant and appropriate data and the analyses applicable 10 each element. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by the da1a available on that ]6 02/2002 particular subject at the time of adoption of the plan or plan amendment at issue. Data or summaries thereof shall not be subject to the compliance review process. However, the Department will review each comprehensive plan for the purpose of determining whether the plan is based on the data and analyses described in this chapter and whether the data were collected and applied in a professionally acceptable manner. All tables, charts, graphs, maps, figures and data sources, and their limitations, shall be clearly described where such data occur in the above documents. Local governments are encouraged to use graphics and other techniques for making support information more readily useable by the public. (b) This chapter shall not bc construed to require original data collection by local government; however, local governments are encouraged to utilize any original data necessary to update or refine the local government comprehensive plan data base so long as methodologies are professionally accepted. (c) Data are to be taken from professionally accepted existing sources, such as the United States Census, State Data Center, State University System of Florida, regional planning councils, water management districts, or existing technical studies, The data used shall be the best available existing data, unless the local government desires original data or special studies, Where data augmentation, updates, or special studies or surveys are deemed necessary by local government, appropriate methodologies shall be clearly described or referenced and shall meet professionally accepted standards for such methodologies. Among the sources available to local governments are those identified in "The Guide to Local Comprehensive Planning Data Sources" published by the Department in 1989, Among the sources of data for preliminary identification of wetland locations are the National Wetland Inventory Maps prepared by the U.S. Fish and Wildlife Service, (d) Primary data sources such as United States Census reports, other government data documents, local computerized data, and original map sheets used to compile required maps need not be printed in their entirety within either the support documents or the comprehensive plan. Summaries of support documents shall be - submitted to the Department along with the comprehensive plan at the time of compliance review to aid in the Department's determination of compliance and consistency, As a local alternative to providing data and analyses summaries, complete data and analyses sufficient to support the comprehensive plan may be submitted to the Department at the time of compli-ce review. The Department may require submission of the complete or more detailed data or analyses during its compliance review if, in the opinion of the Department, the summaries are insufficient to determine compliance or consistency ofthe plan, (c) The comprehensive plan shall be based on resident and seasonal population estimates and projections, Resident and seasonal population estimates and projections shall be either those provided by the University of Florida, Bureau of Economic and Business Research, those provided by the Executive Office of the Governor, or shall be generated by the local government. If the local government chooses to base its plan on the figures provided by the University of Florida or the Executive Office of the Governor, medium range projections should be utilized. If the local government chooses to base its plan on either low or high range projections provided by the University of Florida or the Executive Office of the Governor, a detailed description of the rationale for such-a choice shall be included with such projections. ], If the local government chooses to prepare its own estimates and projections, it shall submit estimates and projections and a description of the methodologies utilized to generate the projections and estimates to the Department with its plan when the plan is due for compliance review unless it has submitted them for advance review. If a local government chooses to prepare its own resident and seasonal population estimates and projections, it may submit them and a description of the methodology utilized to prepare them to the Department prior to the time of compliance review, The Department may request additional information regarding the methodology utilized to prepare the estimates and projections. 2. The Der,artment will evaluate the application of the methodology utilized by a local government in preparing its own popu ation estimates and wojectlOns and determine whether the particular methodology is professionally accepted. The Department sha I provide its findin~ to the local government within sixty days. In addition, the Department shall make available, - upon request, ginning on December I, 1986, examples of methodologies for reSIdent and seasonal population estimates and projections that are deemed by the Department to be professionally acceptable. The Department shall be guided by the Executive Office of the Governor, in ",articular the State Data Center, in its review of any population estimates, projections, or methodologies propose by local governments. (I) Local governments may submit textual portions of the proposed or adopted comprehensive plan or plan amendment, or their support documents, in the form of electronic processing storage media, A local 17 02/2002 - government wishing to do lhis must first verifY with the Department that the programs necessary to aCCess the media are available to the Department and other agencies and, if so, then send one hard copy and clearly labeled storage media copies for distribution 10 external agencies. (g) A local government may include, as part of its adopted plan, documents adopted by reference but not incorporated verbatim into the plan. The adoplion by reference must identifY the title and author of the document and indicate clearly what provisions and edition of the document is being adopted. The adoption by reference may not include future amendments to the document because this would violate the statutory procedure for plan amendments and frustrate public participation on those amendments. A local government may include a provision in its plan stating that all documents adopted by reference are as they existed on a date certain, Documents adopted by reference that are revised subsequent to plan adoption will need to have their reference updated within the plan through the amendment process. Unless documents adopted by reference comply with paragraph 9J-5,005(2)(g), F.A.C., or are in the F.S., the F.A,C., or the Code of Federal Regulations, copies or summaries of the documents shall be submitted as support documents for the adopted portions of the plan amendment. 9J-5.006 Future Land Use Element. The purpose of the future land use element is the designation of future land use patterns as reflected in the goals, objectives and policies of the local government comprehensive plan elements. Future land use patterns are depicted on the future land use map or map series within the element. (I) Existing Land Use Data Requirements. The element shall be based upon the following data requirements pursuant to subsection 9J-5.005(2), F.A,C. (a) The following generalized land uses or conditions shall be shown on the existing land use map or map series: I. Residential use; 2, Commercial use; 3, Industrial use; 4, Agricultural use; 5. Recreational use; 6. Conservation use; 7. Educational use; 8. Public buildings and grounds; 9, Other public facilities; .'-' 10, Vacant or undeveloped land; and II. Historic resources, (b) The following natural resources shall be shown on the existing land use map or map series: I. Existing and planned public potable waterwells and wellhead protection areas; 2. Beaches and shores, including estuarine systems; 3, Rivers, bays, lakes, floodplains, and harbors; 4, Wetlands; and 5. Minerals and soils. (c) The approximate acreage and the general range of density or intensity of use shall be provided in tabular form for the gross land area included in each existing land use category, (d)]f determined by the local government to be appropriate, educational uses, public buildings and grounds, and other public facilities may be shown as one land use category on the existing land use map or map senes. (e) If the local government has determined it necessary to utilize other categories of the public and private use of land, such categories of land use shall be shown on the existing land use map or map senes, and clearly identified in the legend. (I) The existing land use map or map series shall: I. Indicate the generalized land uses of land adjacent to its boundaries; municipalities shall also indicate uninco'1'orated enclaves located within their corporate limits; 2, IdentIfy any areas that fall within a designated area of critical state concern, pursuant to Section 380.05, F.S,; and 3. Identify any existing dredge spoil disposal sites for coastal counties and municipalities that have dredge spoil disposal responsibilities. (g) Population projections as prescribed in the general requirements section of this chapter. (2) Land Use Analysis Requirements, The element shall be based upon the following analyses which support - the comprehensive plan pursuant to subsection 9J-5,005(2), F.A.C. 18 02/2002 _._-,...._~,,------_.~,.."'-"..__.- -----_.- (a) An analysis of the availability !;>ffacilities and services as identified in the traffic circulation, transportation, - and sanitary sewer, solid waste, drainage, potable water and natural groundwater aquifer recharge elements, to serve existmg land uses included in the data requirements above and land for which development orders have been issued; (b) ^ n analysis of the character and magnitude of existing vacant or undeveloped land in order to determine its suitability for use, including where available: I. Gross vacant or undeveloped land area, as indicated in paragraph (l)(b); 2. Soils; 3. Topography; 4. Natural resources; and - 5. Historic resources; (c) An analysis of the amount ofland needed to accommodate the projected population, including: ]. The categories of land use and their densities or intensities of use, 2. The estimated gross acreage needed by category, and 3. A description of the methodology used; (d) An analysis of the need for redevelopment including: I. Renewal of blighted areas, and 2. Elimination or reduction of uses inconsistent with the community's character and proposed future land uses; (e) An analysis of the proposed development and redevelopment of flood prone areas based upon a suitability determination from Flood Insurance Rate Maps, Flood I.lazard Boundary Maps, or other most accurate infoooation available, -- (I) For coastal counties and municipalities with dred~e spoil responsibilities, include an analysis of the need for additional dredge spoil disposal sites throug the long teoo planning period established in the plan. (g) An analysis of proposed development and redevelopment based on recommendations, deemed appropriate by the local government, contained in any existing or future hazard mitigation reports, (3) Requirements for Future Land Use Goals, Objectives and Policies. (a) The element shall contain one or more goal statements which establish the long-teoo end toward which land use programs and activities are ultimately directed. -' (b) The element shall contain one or more specific objectives for each goal statement which address the requirements of paragraph 163.3 ] 77(6)(a), F.S., and which: I. Coordinate future land uses with the appropriate topography and soil conditions, and the availability of facilities and services; 2. Encourage the redevelopment and renewal of blighted areas; 3. Encourage the elimination or reduction of uses inconsistent with the community's character and future land uses; 4. Ensure the protection of natural resources and historic resources; 5, Coordinate coastal planninf. area population densities with the appropriate local or regional hurricane evacuation plan, when applicab e; 6. Coordinate future land uses by encouraging the elimination or reduction of uses that are inconsistent with any interagency hazard mitigation report recommendations that the local government deteooines to be appropriate; 7. Coordinate with any appropriate resource planning and management plan prepared pursuant to Chapter 380, F,S., and approved by the Governor and Cabinet; 8. Discourage the proliferation of urban sprawl; 9. Ensure the availability of suitable land for utility facilities necessary to support proposed development; 10, Encourage the use of innovative land development regulations which may include provisions for planned unit developments and other mixed land use development techniques; and I I. Ensure the availability of dredge spoil disposal sites for coastal counties and municipalities that have spoil disposal responsibilities, (c) The element shall contain one or more policies for each objective which address implementation activities for the: J. Regulation of land use categories included on the future land use map or map series; subdivisions; signage; and areas subject to seasonal or periodic flooding; 2. Provision for compatibility of adjacent land uses; 3, Provision that facilities and services mect the locally established level of service standards, and are available concurrent with the imr.acts of develofament, or that development orders and permits are specifically conditioned on the avallabili~ of the acilities and services necessary to serve the proposed development; and that facilities that provide uti ily service to the various land uses are authorized at the same time as the land uses are authorized; 19 02/2002 ---.-_._--.. ."~'-" .-..-.-.- ----'..--- 4. Provision for drainage and stormwater management, open space, and safe and convenient on-site traffic flow, considering needed vehicle parking; 5, Provision of mixed land use designation policies, if locally desired; 6. Protection of potable water wellfields by designating appropriate activities and land uses within wellhead protection areas, and environmentally sensitive land; 7. Establishment of standards for densities or intensities of use for each future land use category; - 8, Identification, designation and protection of historically significant properties; and 9. Designation of dredge spoil disposal siles for counties and municipalities located in the coastal area and include the critcria for site selection established in consultation with navigation and inlet districts and other appropriate state and federal agencies and the public, Site selection criteria shall ensure sufficient sites to meet future needs, be consistent with environmental and natural resource protection policies established in the elements of this plan and meet reasonable cost and transportation requirements. (4) Future Land Use Map, (a) The proposed distribution, extent, and location of the following generalized land uses shall be shown on the future land use map or map series: I. Residential use; 2. Commercial use; 3. Industrial use; 4. Agricultural use; 5. Rccreational use; 6. Conservation use; 7, Educational use; 8, Public buildings and grounds; 9, Other public facilities; and 10. Historic district boundaries and designated historically significant properties meriting protection. _ _ II. Transportation concurrency management area boundaries or transportation concurrency exception area boundaries, if any such areas have been designated, ] 2. Multimodal transportation district boundaries, if any such areas have been designated. ,- (b) The following natural resources or conditions shall be shown on the future land use map or map series: ], Existing and planned public potable waterwells and wellhead protection areas; 2, Beaches and shores, including estuarine systems; 3, Rivers, bays, lakes, flood plains, and harbors; 4. Wetlands; 5. Minerals and soils; and 6. Coastal high hazard areas. (c) Mixed use categories of land use are encouraged. If used, policies for the implementation of such mixed uses shall be included in the comprehensive plan, including the types of land uses allowed, the percentage distribution among the mix of uses, or other objeetive measurement, and the density or intensity of each use. (d) If determined by the local government to be appropriate, educational uses, public buildings and grounds, and other public facilities may be shown as one land use category on the future land use map or map series. (e) If the local government has determined it necessary to utilize other categories of the public and private use of land, such categories of land use shall be shown on the future land use map or map series. (t) The future land use map or map series of a county may also designate areas for possible future municipal incorporation. (5) Review of Plans and Plan Amendments for Discouraging the Proliferation of Urban Sprawl. (a) Purpose. The purpose of this subsection is to give guidance to local governments and other interested parties about how to make sure that plans and plan amendments are consistent with relevant provisions of the state comprehensive plan, regional polioy plans, Chapter 163, Part II, F.S., and the remainder of this chapter regarding discouraging urban sprawl, including provisions concerning the efficiency of land use, the efficient provision of public facilitics and services, the separation of urban and rural land uscs, and the protection of agriculture and natural resources. (b) Determination, The determination of whether a plan or plan amendment discourages the proliferation of urban sprawl shall be based upon thc standards contained in this subsection, (c) In general. The discouragemcnt of urban sprawl accomplishes many related planning objectives, The purpose ,- of this subsection is to provide a general methodology for examining whether or not a plan or 20 02/2002 ----- -.--.---,---.-.---.- - plan amendment discourages the proliferalion of urban sprawL This subsection is organized into twelve paragraphs, paragraphs (5)(a) through (5)(1). Nothing in this paragraph (5) shall be interpreted to require that a local government submit information beyond the information required by other provisions of this chapter. (d) I Jse of indicators. Paragraph (5)(g) describes those aspects or attributes of a plan or plan amendment which, when present, indicate that the plan or plan amendment may fail to discourage urban sprawL For purposes of reviewing the plan for discouragement of urban sprawl, an evaluation shall be made whether any of these indicators is present in a plan or plan amendment. If an indicator is present, the extent, amount or frequency of that indicator shall be considered, The presence and potential 'effects of multiple indicators shall be considered to determine whether they collectively reflect a failure to discourage urban sprawL (e) Methodology for determining indicators. Paragraphs (5)(h) through (5)(j) describe the three major components of a methodology to determine the presence of urban sprawl indicators. Paragraph (5)(h) describes how land use aspects of a plan shall be analyzed. The land use element, including both the future land use map and associated objectives and-policies, represents the focal point of the local government's planning effort. Paragraph (5Xi) describes the unique features and characteristics of each jurisdiction which provide the context of the analysis and which are needed to evaluate the extent, amount or frequency of an indicator and the significance of an indicator for a specific jurisdiction. Paragraph (5) (j) recognizes that land use plans generally may be significantly affected by olher development policies in a plan which may serve to mitigate the presence of urban sprawl indicators based on the land use plan alone. Paragraph (5)(j) describes development controls which may be osed by a local government to mitigate the presence of sprawL (I) Analysis components, subsection (5)(k) describes how the analysis components described in subsections (5)(h) through (5)(j) are combined in a systematic way to determine the presence of urban sprawl indicators. (g) Primary indicators, The primary indicators that a plan or plan amendment does not discourage the proliferation of urban sprawl are listed below. The evaloation of the presence of these indicators shall consist of an analysis of the plan or plan amendment within the context of features and characteristics unique to each locality in order to determine whether the plan or plan amendment: I. Promotes, allows or designates for development substantial areas of the jurisdiction to develop as lowintensity, low-density, or single-use development or uses in excess of demonstrated need, 2, Promotes, allows or designates significant amounts of urban development to occur in rural areas at substantial distances from existing urban areas while leaping over lIDdeveloped lands which are available and suitable for development. 3, Promotes, allows or designates urban development in radial, strip, isolated or ribbon patterns generally emanating from existing urban developments. 4, As a result of premature or poorly planned conversion of rural land to other uses, fails adequately to protect and conserve natural resources, such as wetlands, floodplains, native vegetation, environmentally sensitive areas, natural groundwater aquifer recharge areas, lakes, rivers, shorelines, beaches, bays, estuarine systems, and other significant natural systems, 5. Fails adequately to protect adjacent agricultural areas and activities, including silviculture, and including active agricultural and silvicultural activities as well as passive agricultural activities and dormant, unique and prime farmlands and soils, 6. Fails to maximize use of existing public facilities and services, 7. Fails to maximize use of future public facilities and services. 8, Allows for land use patterns or timing which disproportionately increase the cost in time, money and energy, of providing and maintaining facilities and services, including roads, potable water, sanitary sewer, stormwater management, law enforcement, education, health care, fire and emergency response, and general government. 9, Fails to provide a clear separation between rural and urban uses. 21 02/2002 ...-....~_.__.....~_._._...,...- ---_._---,.._~._--"._--- -. 10, Discourages or inhibits infill development or the redevelopment of existing neighborhoods and communities. II, Fails to encourage an attractive and functional mix of uses. 12, Results in poor accessibility among linked or related land uses. \3, Results in the loss of significant amounts offunctional open space. (h) Evaluation ofland uses. The comprehensive plan must be reviewed in its entirety to make the determinations in (5)(g) above. Plan amendments must be reviewed individually and for their impact on the remainder of the plan. However, in either case, a land use analysis will be the focus of the review and constitute the primary factor for making the determinations. Land use types cumulatively (within the entire jurisdiction and areas less than the entire jurisdiction, and in proximate areas outside the jurisdiction) will be evaluated based on density, intensity, distribution and functional relationship, including an analysis of the distribution of urban and rural land uses. Each land use type will be evaluated based on: L Extent. 2. Location. 3. Distribution. 4. Density. 5, Intensity. 6. Compatibility, 7, Suitability. 8, Functional relationship. 9, Land use combinations, 10. Demonstrated need over the planning period, (i) Local conditions. Each of the land use factors in (5)(h) above will be evaluated within the context offeatures and characteristics unique to each locality, These include: I. Size of developable area, 2. Projected growth rate (including population, commerce, industry, and agriculture). 3. Projected growth amounts (acres per land use category). 4. Facility availability (existing and committed), 5. Existing pattern of development (built and vested), including an analysis of the extent to which the existing pattern of development reflects urban sprawl. 6. Projected growth trends over the planning period, including the change in the overall density or intensity of urban development throughout the jurisdiction. 7, Costs of facilities and services, such as per capita cost over the planning period in terms of resources and energy. 8, Extra-jurisdictional and regional growth characteristics. 9. Transportation networks and use characteristics (existing and committed). 10, Geography, topography and various natural features of the jurisdiction. U) Development controls. Development controls in the comprehensive plan may affect the determinations in (5)(g) above, The following development controls, to the extent they are included in the comprehensive plan, will be evaluated to determine how they discourage urban sprawl: I, Open space requirements, 2, Development clustering requirements, 3, Other planning strategies, including the establishment of minimum development density and intensity, affecting the pattern and character of development. 4. Phasing of urban land use types, densities, intensities, extent, locations, and distribution over time, as measured through the permitted changes in land use within each urban land use category in the plan, and the timing and location of those changes, 5. Land use locational criteria related to the existing development pattern, natural resources and facilities and services. 6. Infrastructure extension controls. and infrastructure maximization requirements and incentives. 7, Allocation of the costs offuture development based on the benefits received. 8. The extent to which new development pays for itself. 9. Transfer of development rights, 10. Purchase of development rights, II, Planned unit development requirements. - 12, Traditional neighborhood developments. 22 02/2002 -..-.--."--..---..-.....-.,.- 13. Land use functional relationship linkages and mixed land uses. 14. Jobs-to-housing balance requirements. 15. Policies specifYing the circumstances under which future amendments could designate new lands for the urbanizing area. 16. Provision for new towns, rural villages or rural activity centers. ] 7. Effective functional buffering requirements, ] 8. Restriction on expansion of urban areas, ] 9, Planning strategies and incentives which promote the continuation of productive agricultural areas and the protection of environmentally sensitive lands, 20. Urban service areas. 21. Urban growth boundaries. 22, Access management controls, (k) Evaluation offactors. Each of the land use types and land use combinations analyzed in paragraph (5) (h) above will be evaluated within the context of the features and characteristics of the locality, individually and together (as appropriate), as listed in paragraph (5)(i). If a local government has in place a comprehensive plan found in compliance, the Department shall not find a plan amendment to be not in compliance on the issue of discouraging urban sprawl solely because of preexisting indicators if the amendment does not exacerbate existing indicators of urban sprawl within the jurisdiction. (I) Innovative and flexible planning and development strategies. Notwithstanding and as a means of addressing any provisions contained in subparagraphs 9J-5.006(3)(b)8" 9J-5.0ll(2)(b)3. and subsection 9J-5.003(140), F,A,C., and this subsection, the Department encourages innovative and flexible planning and development strategies and creative land use planning techniques in local plans. Planning strategies and techniques such as urban villages, new towns, satellite communities, area-based allocations, clustering and open space provisions, mixed-use development and sector planning that allow the conversion of rural and agricultural lands to other uses while protecting environmentally sensitive areas, maintaining the economic viability of agricultural and other predominantly rural land uses, and providing for the cost-efficient delivery of public facilities and services, will be recognized as methods of _. discouraging urban sprawl and will be determined consistent with the provisions of the state comprehensive plan, regional policy plans, Chapter 163, Part II, F.S., and this chapter regarding discouraging the proliferation of urban sprawl. (6) Multimodal Transportation District. Multimodal transportation districts may be established by local option for areas for which the local government assigns priority for a safe, comfortable, and attractive pedestrian environment. The local government must establish community design slandards for the district to reduce vehicle miles traveled and to support an integrated, multimodal transportation system that includes the clements for community design specified in Section 163,3180(15)(b), F,S. --, 23 02/2002 -"---- ,- ^,<.~;~""~ _~~ ... .,..,.-- De^ notJfkM;; ............ ~iMuH()HUi\Wlk..;'R"-:rw_4- ..,....-- ~1fP".."..,...,rltdifl<l ....,'" 1lO~)'Iol'_"'",,_~ .. "'"___..... di!'d$ionlo1'eVl$W(Wt1lil>3$diI.1f ...,>' ...>>Wl~ __.......... l1ffM'f1t1l<il~ _ .___-- ---:.,,:::~-- r:""", R~"k-r<''' ____________ ______ __ ____.._ - _. - _} ________ _--_.on ____________ _ . ___ Ado led PJ)Ose -- L.cc.al gQVIWtl"Mnt ttdept3 pkin I 41mcndmont6 with lI/'"Ifri,:tNW <lite. {'MJoh>UO ""p....~III01f{jfi(l!Ithinl~dl)'..ft>r.." 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F.S. lc~dtoa copydCt:1l:t'JvJ.'U/lJ ___ I;Vt!~P"~. ~"r:~~ ~::~nr l ,___.__.__J.____ r.ortcmcm: end , ""'." ..",..ml/'li;rtrJ':lt(lll] rc.tlwK/("IIII,,11 . > .' ~l): v.il h", ;')"hli:;lhec Corrmlttiotl F1n~ OJd$r DC^ 0:.,," Mm!r.;w.,,!lol1 ~J dl!lf lifter receipt at _ flr.\'S',nl'T'.I'll11 C~mmju,h>n 1"1'11.1 t~r Q'.;lflll-'IUlI~'\I "'Iol,...;.J),.l'tlt ~ pl.]~l.ICiltto OlIl"""UHli'nt. l~:~~..':'.~?~~~_. _.....__J 1i.183.318d(16}, rEttcctlvl!tJ~o ~J 'lo:>~1\lli~I'!'tn~of f.!.l -..,-, wnlifm,th:I>Ith... ._ a.;loplrvll'lll"io,:r.;:1l'nc-'': b O/imliv.... vill1V~l' J;"f..,,,dn r.,,,,~,,,, .y,W"t~ ,'>1."'1II'1~ lJoohcnomllrom lit... 1'''[>''rl!lIt!n qfCClImll//It\l',1j!ml'z ,:, :.r.'(lINJ:7(o1; prnj:'tI\!;/iQ vr(1IIf);111*!~. to"",!: rIfP",,z.m,uiarl',,,,,,.,..i<I;1.,,.. U:.....h;.llo'<Jl\i..>ol2002 w...",r.Jl r"""1fIV.'etIand , . Mr'lhjto:ntkY.1G'WC:C r..l~byoo;Jfffl~-W<.l party 0( t,G Dep;,"h!w.,,- -"."--- - .._~ - ".--".- 24 02/2002 . LAKE TRAFFORD RANCH PROPERTY DESCRIPTION: PARCEL I (EAST), EXHIBIT "A": A PARCEL OF LAND LYING IN THE EAST HALF OF DIE EAST HALF OF DIE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 22, TOWNSHIP 46 SOUTH, RANGE 28 EAST, COLLIER COUNTY, FLORlDA, BEING MORE PARTICULARLY DESCRlBED AS FOLLOWS: COMMENCE AT THE SOUDIEAST CORNER OF SECTION 22, TOWNSHIP 46 SOUDI, RANGE 28 EAST, COLLIER COUNTY, FLORIDA; THENCE RUN S,88057'47"W" ALONG THE SOUTH LINE OF TilE SOUDIEAST QUARTER OF SAID SECTION 22, FOR A DISTANCE OF 1320.38 FEET TO TIlE POINT OF BEGINNING OF DIE PARCEL OF LAND HEREIN DESCRlBED; THENCE CONTINUE S, 88057'47"W" ALONG THE SOUTH LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 22, FOR A DISTANCE OF 330,09 FEET; DIENCE RUN N,0003I'I8''W,, FOR A DISTANCE OF 1342,51 FEET; DIENCE RUN N,88058'3 I "E., FOR A DISTANCE OF 330.12 FEET; THENCE RUN S,00031' 14 "E., FOR A DISTANCE OF 1342.44 FEET TO DIE POINT OF BEGINNING; CONTAINING 10,17 ACRES, MORE OR LESS. AND PARCEL I (WEST), EXHIBIT "A": A PARCEL OF LAND LYING IN THE SOUTHEAST QUARTER OF DIE SOUTHWEST QUARTER AND THE WEST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 22, TOWNSHIP 46 SOUDI, RANGE 28 EAST, COLLIER COUNTY, FLORlDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE SOUTHEAST CORNER OF SECTION 22, TOWNSHIP 46 SOUDI, RANGE 28 EAST, COLLIER COUNTY, FLORlDA; THENCE RUN S.88057'47"W" ALONG DIE SOUTH LINE OF TIlE SOUDIEAST QUARTER OF SAID SECTION 22, FORA DISTANCE OF 1980.56 FEET TO THE POINT OF BEGINNING OF THE PARCEL OF LAND HEREIN DESCRJBED; DIENCE CONTINUE S88057'47"W" ALONG THE SOUTH LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 22, FOR A DISTANCE OF 660,19 FEET TO THE SOUTI~ QUARTER CORNER OF SAID SECTION 22; THENCE RUN S,88059'47"W" ALONG THE SOUTH LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 22, FOR A DISTANCE OF 1321.80 FEET; DIENCE RUN N, 00038'44"W" FOR A DISTANCE OF 1342.51 FEET; THENCE RUN N,88059'17"E., FOR A DISTANCE OF 1324.63 FEET; THENCE RUN N,88059'31"E., FOR A DISTANCE OF 660,24 FEET: THENCE RUN S.00031 '22"E., FOR A DISTANCE OF 1342,58 FEET TO DIE POINT OF BEGINNING; CONTAINING 61.13 ACRES, MORE OR LESS. AND PARCEL 2, EXHIBIT "A": THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 26, TOWNSHIP 46 SOUTH, RANGE 28 EAST, COLLIER COUNTY, FLORIDA; CONTAINING 40.38 ACRES, MORE OR LESS. AND PARCEL 3, EXHIBIT "A": ALL OF SECTION 28, TOWNSHIP 46 SOUTH, RANGE 28 EAST, COLLIER COUNTY, FLORlDA; CONTAINING 645.47 ACRES, MORE OR LESS. H:\2001\2001111\Wp\Le>g..IOesclakeTraffotdRClnch.doc .--.... -- , -- AND PARCEL 4, EXHIBIT "A": THE NORTHWEST QUARTER OF TIlE NORTHEAST QUARTER OF TIlE NORTHWEST QUARTER OF SECTION 35, TOWNSHIP 46 SOUTII, RANGE 28 EAST, COLLIER COUNTY, FLORIDA; CONTAINING 10,09 ACRES, MORE OR LESS. PARCEL I, EXHIBIT "B": A PARCEL OF LAND LOCATED IN A PORTION OF SECnON 26, TOWNSHIP 46 SOUTII, RANGE 28 EAST, COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: THE WEST HALF OF SECTION 26, TOWNSHIP 46 SOUTH, RANGE 28 EAST, COLLIER COUNTY, FLORIDA, LESS THE NORTII 1452.35 FEET TIlEREOF AND LESS TIlE SOUTIlEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 26, AND LESS THAT PARCEL OF LAND, AS DESCRIBED AND RECORDED IN O.R, BOOK 2585 AT PAGES 2735 TIlROUGH 2737, OWNED BY SOUTH FLORIDA WATER MANAGEMENT DISTRICT WITH TAX FOLIO NUMBER 00052640007; CONTAINING 185.91 ACRES, MORE OR LESS, AND PARCEL 2, EXHIBIT "B": ALL OF SECTION 27, TOWNSHIP 46 SOUTH, RANGE 28 EAST, COLLIER COUNTY, FLORIDA; CONTAINING 643.59 ACRES, MORE OR LESS, AND PARCEL 3, EXHIBIT "B": ALL OF SECTION 33, TOWNSHIP 46 SOUTH, RANGE 28 EAST, COLLIER COUNTY, FLORIDA; CONTAINING 706,33 ACRES, MORE OR LESS. AND PARCEL 4, EXHIBIT "B": THE EAST HALF OF THE EAST HALF OF THE NORTHWEST QUARTER; AND THE NORTHEAST QUARTER, LESS THE EAST 30 FEET AND THE NORTHERLY 30 FEET FOR PUBLIC ROAD RlGHT-IOF-WA Y PER DEDICATION THEREOF RECORDED IN PLAT BOOK 12, PAGE 67 (KNOWN AS PEPPER ROAD), SECTION 35, TOWNSHIP 46 SOUTH, RANGE 28 EAST, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, LESS 2.29 ACRES IN TIlE NORTIlEAST QUARTER DESCRIBED IN DEED RECORDED IN O,R. BOOK 1834, PAGE 216; ALSO LESS THE REAL PROPERTY DESCRIBED IN QUIT CLAIM DEED RECORDED IN O.R. BOOK 49, PAGE 4; AND IN O.R. BOOK 280, PAGE 480; AND IN O,R, BOOK 282, PAGE 283; AND IN O,R. BOOK 289, PAGE 910, ALL OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; AND THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER; AND THE WEST HALF OF THE SOUTHEAST QUARTER OF THE NORTIIWEST QUARTER; AND THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER; AND THE SOUTH HALF OF THE NORTHWEST QUARTER OF TIlE NORTHWEST QUARTER; AND THE NORTIIWEST H:\2001\200111 '\Wp\le9aIDescUkeTrafford~anch.doc - ----.- - . QUARTER OF TIlE NORTIlWEST QUARTER OF THE NORTIlWEST QUARTER; AND TIlE WEST HALF OF THE NORTHEAST QUARTER OF THE NORTIlWEST QUARTER OF THE NORTIlWEST QUARTER OF SECTION 35, TOWNSHIP 46 SOUTII, RANGE 28 EAST, COLLIER COUNTY, FLORlDA CONTAINING 208,83 ACRES, MORE OR LESS, BEARINGS SHOWN HEREON REFER TO SOUTII LINE OF THE SOUTHEAST QUARTER OF SECTION 27, TOWNSHIP 46 SOUTH, RANGE 28 EAST, COLLIER COUNTY, FLORlDA AS BEING S.89032'22"W. ACREAGES FOR PARCEL 4, EXHIBIT "B" HAVE BEEN CALCULATED TO THE SHORELINE OF LAKE TRAFFORD, AS DIGITIZED FROM AERlAL PHOTOGRAPHY, DID 6/13103. TIlE PARCEL OF LAND LOCATED WITHIN SECTION 22 TOWNSHIP 46 SOUTII, RANGE 28 EAST WAS SURVEYED UTILIZING THE EXISTING MONUMENTATlON RECOVERED AND SHOWN ON TIllS SURVEY. WE WERE UNABLE TO RECOVER SEVERAL SECTION CORNERS WITHIN SECTIONS 21, 22, & 15 DUE TO SWAMPS AND HIGH WATER, WE ALSO ATTEMPTED TO RECOVER THE NORDI LINE OF SECTION 23, AND WERE UNABLE TO RECOVER THESE ALSO, ,-'- - H;\2001\2001" '\WP\,LegaIDescukeTraffordRanch.doc __._ _. m._'.._....__.._~.____.~__________ 3394187 OR: 3557 PG: 3591 L..1 DCOIDID In OmCw. MIDI of COUlII coom, n 05/06/2.0f at 02:5.PI DIlGl! I. 81OC1, CLlII con mln..o This instrument was prepared by DC PO 15.00 And return to: DOC-.7D 2m.30 Timothy G. Hains, Esquire Retn: OVU1II . BIlDY QUARLES & BRADY LLP 13'5 PAflBJI LI .300 1395 Panther Lane, #300 IAPLIS PL 3fl0' Naples, Florida 34109 $ 15.00 recording $ d L/ 77. 30 doc stamps Property ID#S: 00052360002; 00052680009; 00053000002 ; and 00053920001 WARRANTY DEED , THIS DEED, is made this -;;l. '1 Jsiday of ~, 2004, between Charles Parker, Individually, and as Trustee of the Charles Pa ker Trust, established under Article VI of the Last WiD and Testament of Bernice D. Pepper, Grantor, whose post office address is: 5930 N\'1 19th Place, Gainesville, FL 32605 , and Lake Trafford Ranch, LLLP, a florida limited liability limited partnership, Grantee, whose post office address is: c/o 'lb:mas M. Taylor, 481 Carica Ibad, Naples, Florida 34108. The Grantor, in consideration of the sum of Ten Dollars ($10.00), and other good and valuable considerations paid by the Grantee to the Grantor, the receipt of which is hereby acknowledged, hereby grants, bargains, sells, aliens, remises, releases and conveys to grantee, an - undivided Two-sevenths (217 ths) interest in and to the real property in Collier County, Florida described on the attached Exhibit A. The subject property is not the homestead of the Grantor, nQr is it contiguous thereto. TheGrantor'sresidenceaddressis:Snl:>~.~ Iq~P9.... J;!... .~ ill l=l_ 'h..(.,05 . ( , TO HAVE AND TO HOLD, the same in fee simple forever. GRANTOR fully warrants title to said land and will defend the same against the lawful claims of all persons whomsoever; except that this deed is subject to the following: I. Real property ad valorem taxes and assessments for the current and subsequent years; 2. Outstanding oil, gas and mineral interests of record, if any; and 3. Restrictions, reservations and easements of record. IN WITNESS WHEREOF, the said Grantor has caused these presence to be signed in its name the day and year first above written. Witnesses: 4a;~?~ r Charles Parker, Individually and as Trustee Of the Charles Parker Trust .- Print Name: QBNAP\426495.1 .---.-- OR: 3557 PG: 3592 STATE OFFLO~ COUNTY OF The foregoing instrument was acknowledged before me this l..1...@.dayof ~, 2004, by Charles Parker, who ~ is personally known to me or U has pro uced as identification. EAI,j'HP"'" James D. salter ~~ (S .mVommlsslOD#DDII287O :~ co JlsplIa IIay 30, 2006 \~ ~$ _1llnt (Print Name) ''""g~I\1\'"'' Atlmtic IoJl.lUngCo..lDt. My Commission Expires: ,-. -, QBNAPI426495.1 ttt OR: 3557 PG: 3593 ttt . Exbiblt "A" PARCEL 1: Tbe SE Yo of tbe SW Yo and tbe West Y, oftbe SW Yo of tbe SE Yo and tbe East y, of tbe East Y, of tbe SW Yo of tbe SE Yo of Section 22, Townsbip 46 Soutb, Range 28 East, Collier County, Florida, aIkIa Tax Parcels 3 and 5, Tax Folio Nos. 00052360002 and 00052440003, .r v AND PARCEL 2: Tbe SE Yo of tbe SW Yo of Section 26, Townsbip 46 Soutb, Range 28 East, Collier County, Florida, aIkIa Tax Parcel 3, Tax Folio No. 00052680009, .,. AND P ARCEL3: All of Section 28, Towusbip 46 South, Rauge 28 East, Collier County, Florida, aIkIa Tax Parcell, Tax Folio No. 00053000002, >/ AND PARCEL 4: Tbe NW Yo of the NE Yo oftbe NW Y. of Section 35, TOWDsbip46 Sonth, Range 28 East, Collier County, Florida, aIkIa Tax Parcel 2, Tax Folio No. 00053920001. ~r. QBNAP\422283.1 ------ 3394188 OR: 3557 PG: 3594 L3 UooDID II OrrICW. UCOIDI of COl.,,". coum, n 05/0'/201' It 12:51" 'IIGB! I. BlOCI, CLlBI COIl 760017.01 This instrument was prepared by uem 15.10 And return to: DOC-.TO 5320.71 Timothy G. Hains, Esquire let!: QlIlliJI . IWI QUARLES & BRADY LLP 13'5 ,AlIBI. LI 130. 1395 Panther Lane, #300 IAPLlI n mOt ..........---- Naples, Florida 34109 - $ 15.00 recording $ 5 I 3",0. ., 0 doc stamps Property 10# Ooo~3fP<CC>,;t OOO~.:?bJOOOq WARRANTY DEED " oOQS.3cJoOoo;L PoP5..3'f.2.000/ ~ . TIllS DEED, is made this C;>.,IP day of f.HAfL. , 2004, between Frank J. Pepper, Jr., Grantor, whose post office address is: 44 Rovino Avenue, Coral Gables, Florida 33156, and Lake Trafford Ranch, LLLP, a Florida limited liability Jim.ited )iariDership, Grantee, whose post office address is: c/o 'lbanas M. Taylor, 481 Carica '!bad, Naples, FL 34108 The Grantor, in consideration of the sum of Ten Dollars ($10.00), and other good and valuable considerations paid by the Grantee to the Grantor, the receipt of which is hereby acknowledged, hereby grants, bargains, sells, aliens, remises, releases and conveys to grantee, an undivided Thee-Sevenths (3/7 ths) interest in and to the real property in Collier County, Florida, described on the attached Exhibit A. """'~-------- The subject pro erty is not th~ homestead of the Grantor nor~ it contiguo11's thC\"eto. The Grantor resides at: A-I.leno.<.e ChZAl Ablt>s F/..OR,l),f ,f31S(" TO HAVE AND TO HOLD, the same in fee simple forever. GRANTOR fully warrants title to said land and will defend the same against the lawful claims of all persons whomsoever; except that this deed is subject to the following: L Real property ad valorem taxes and assessments for the current and subsequent years; 2. Outstanding oil, gas and mineral interests of record, if any; and 3. Restrictions, reservations and easements of record. .. IN WITNESS WHEREOF, the said Grantor has caused these presence to be signed in its name the day and year first above written. Witnesses: ..L ~~ ~ B~a.:roMF'~ -i::4~NN QBNAP\426482,1 , -~ _..,--...,.-....__."~.,... - ..-....-_% . OR: 3557 PG: 3595 j STATE OF FLORIDA COUNTY OF --p. /.l 1. ,,~ . \L;~ /) The foregoing IDstrwnenl was acknowledged before me this o{(" day ofU. , 2004, by Frank J. Pepper, Jr., who ~ is personally known to me or U h produced as identification. -~ /// / 7a~ (SEAL) ~ b": ~.lK;~ tie" MAlek (print Name) My Commission Expires: 0) ROCHELLE lEA MAlEK Na""~,_,,_ . ~ MyQ.....WM,ep.Dlall,.. C........Io. . DD 144201 -111--,_ .~ QBNAP\426482,j -..........- ~...~.._-"._-_."--,._-_._- . ttt OR: 3557 PG: 3596 ttt .-,. Exhibit" A>> PARCEL 1: The SE Yo oftbe SW Yo and tbe West Y, oftbe SW Yo oftbe SE Yo and the East y, of the East Y, of the SW Yo of the SE Yo of Section 22, Townsbip 46 South, Range 28 East. Collier County, Florida, a/kfa Tax Parcels 3 and 5, Tax Folio Nos. 00052360002 and 00052440003, AND PARCEL 2: The SE Yo of the SW Yo of Section 26, Township 46 South, Range 28 East, Collier County, Florida, a/kfa Tax Parcel 3, Tax Folio No. 00052680009, AND PARCEL 3: All of Section 28, Townsbip 46 Sontb, Range 28 East. Collier County, Florida, a/k/a Tax Parcell, Tax Folio No. 00053000002, AND ..- PARCEL 4: TheNW Yo of the NE Yo of the NW Yo of Section 35, Township 46 South, Range 28 East, Collier County, Florida, a/kfa Tax Parcel 2, Tax Folio No. 00053920001. QBNAP\4222S3.1 ....-...-...-..--.....- ...-.,..-.-...--..---.......-- (0 3647490 3831 PG: 0653 ~~ OR: RICORDID In omCli Bcom 01 COLLIIR coum, PL This instrument was prepared by 86127/2085 at 01:08" 011GB! I. BROCI, CLlRI COl8 353m ,00 And return to: RIC m 27.08 Timothy G. Hains, Esquire DOC-.70 2177.10 QUARLES & BRADY LLP coms 1.08 1395 Panther Lane, #300 Rem: Naples, Florida 34109 QumlS , IRAlll 1195 'AlfBlR tARl 1100 $ ,x 7. 00 recording IAPLIS PL 11109 $ ,j;.f '77, ,3" doc stamps Property ID#s 00052360002 and 00052440003 and 00052680009 and 00053000002 and 00053920001 WARRANTY DEED TillS DEED, is made this ;1"*' day of ..JU Il ~ , 2005, between Joyce P. Hearn, Individually, aud as Trustee of tbe Joyce P. Hearn Trust, establlsbed under Article VI of tbe Last Will and Testament of Bernice D. Pepper, Grantor, whose post office address is: 5337 S. W. 8th Court, Cape Coral, Florida 33914, and Lake Trafford Rancb, LLLP, a Florida limited liability limited partnersbip, Grantee, whose post office address is: c/o Christopher L. Allen, 6301 Shirley Street, Naples, Florida 34109. ..,,~ The Grantor, in consideration of the sum of Ten Dollars ($10,00), and other good and valuable considerations paid by the Grantee to the Grantor, the receipt of which is hereby acknowledged, hereby grants, bargains, sells, aliens, remises, releases and conveys to grantee, an undivided Two-sevenths (2/7 ths) interest in and to the real property in Collier County, Florida described on the attached Exhibit A. The subject property is not the homestead of the Grantor, nor is it contiguous thereto, The Grantor's residence address is as listed above, TO HAVE AND TO HOLD, the same in fee simple forever. GRANTOR fully warrants title to said land and will defend the same against the lawful claims of all persons whomsoever; except that this deed is subject to the following: 1. Real property ad valorem taxes and assessments for the current and subsequent years; 2, Outstanding oil, gas and mineral interests of record, if any; and 3, Restrictions, reservations and easements of record , '--. QBNAP\451632.1 m___...______.____~_,,_ -,', __.,...____~.w_.,__._.__ OR: 3831 PG: 0654 . IN WITNESS WHEREOF, the said Grantor has caused these presence to be signed in its name the day and year first above written, Witnesses: A ,~ 1. ~nt-. Print Name: r;vftl.f.T1 ~, (' "'l>~"" e . Heam, IndiVIdually and as Trustee the Joyce P. Hearn Trust, established Print~e: ~~~~) under Article VI of the Last Will and Testament of Bernice D. Pepper 8TATEOFFLORIDA COUNTY OF __lJ:;C- The foregoing instrument was acknowledged before me this n day of ~1> , 200~ JOY~ Heam, who <-J is personally known to me or ~ has produced 1':>\.: ~~ 2I.S~()I- OR..- as identification. ^~.~ ~ J-~ (8 Notary Public: .5l ~ ~ _ \N ,lfiL, (print Name) My Commission Expires: 1?-~7 QBNA1"I451632.1 ^' .... ---"--'---'"... ._.-.~ .._,-~_..._.- --.-._-- *** OR: 3831 PG: 0655 *** . Exhibit "A" Legal Description for Parcel" A" PARCEL 1: The SE Y. of the SW Y. and the West Yo of the SW Y. ofthe SE Y. and the East y, of the East Y, of the SW 'I. of the SE Y. of Section 22, Township 46 South, Range 28 East, Collier County, Florida, alkJa Tax Parcels 3 and 5, Tax Folio Nos. 00052360002 and 00052440003, AND PARCEL 2: The SE Y. of the SW Y. of Section 26, Township 46 Sonth, Range 28 East, Collier Connty, Florida, alkJa Tax Parcel 3, Tax Folio No. 00052680009, AND PARCEL 3: All of Section 28, Township 46 South, Range 28 East, Collier County, Florida, alkJa Tax Parcell, Tax Folio No. 00053000002, AND PARCEL 4: The NW ';' of the NE 'I. of the NW Y. of Section 35, Township 46 South, Range 28 East, Collier County, Florida, alkJa Tax Parcel 2, Tax Folio No. 00053920001. QBNAPI4S ) 632. ) ______u_._._._ . , . , -_.- 012'0862 1!183 IlC 29 IJlIJo 59 ~:, COI.I.O COIlNTY RECORDED ) ~.. 'l'ax 101 APPL%BD 'roA TId. 1u~Dt. preparEd by. Klcu.l .. Rill, ..quln 1B&J.1"Y . IIW\t, P.A. COGrYobiar Canu. 501 Bdeall :i Drbe, Suite ]00 Mlaai, :rlorJda 3131-2608 Pollo . DOOS25iOOD6 00053.40000 00138\ 0005.040003 ~~ 00"0' 00052"0004 0005320000' OR BOOK !'Af.E ODOS2t20002 00052140001 ""-g:;; lNO_ m- A y.V ........... DUD 'Jta1a Y. L-_. x.cs. t.hia 21U day of ~r. 1"', ~ ~oyce P. Beam, Cbal%1.. PU'Dr. R1c:bard Par~, ~ 'ulwr, CharI.. Parker and Ley Parker. h1a vU., .JoJo- .. '1,..r, .... JlaarA JII. rraak P. barn, MA~ J'owhr, 'atricia. ADa CIao, aDd.lo)'Ce P. Beam and ..a. &.IUD, Jr., ..1JencI and wif., by Prank.J. ~, Jr., dilly :rc..lAUd IItt.onsey-lA-fact for.mew. a..-d grp1:on, aad rraDk 3. hIppIor, .:Jr., on . OWD. behalf, _ UDaDta in c=->a, GlUUnORS al\l1 an PAOPmd'JU, 14'0., . :rlo:dda L1a1~ fut.Derahlp, who.. po.t DUlce addre.. 1.a 25 8... 8eC:ood ....., la9%~ 1h1.1ldlftt" Sllll~ SlO, IUcai, Flodda 3]111, Dade COaaty, :rlorldll, caaII'rD, 1f1~..u., That .aid graDtora, for and iJI couJder.tlon 01 the a.. of 'nM IlOLLAIUI AIID .,/100 (t1O.00) Dollar., and. oU.r 900d .... 'Yaluabla COhidaratlOl'la W ea1cl fJraAt.Gr* J.A bao4 paid by' .aid 9X'ab~. tha nc.lpt whereof b hanby ac)l::nowleclv-d. ..... p'uted. barp1:Aed and sold to U.. _ld gTaJI,t_, and grant_'a helra aM ...J.gaa f~. t.M followln9 deacrlbecf land, .h..aU. lying .nd belD9 iA CoI1J.~ CoaAty. 1'1G:"lda, t.o wit.. sa IEZIIIBIY .... AftlICIUD IIIDm'ft) Am om A PARI' IIDIOI' ~ m. el) ...~t.., COYenaDU, cOIWUtlou, re.trictlona, and l.ta1t.at..1oAa of ~rd. 1f aII'f. but thb aball not opeorate to r.ilIpoa. alllD8f (2) SOD.J..ov aad other ~~Dtal ngulationAJ and (3) talI.a for the ClD'X"8At year and .ab.ecpaat yeara. end a.aJ,d FaDtop,. do b.reby folly warrant the titl. to _ld land, and ,,111 _leAd the .... ava1Jwt. tM lawfu.l data. of all pe~OM ...hoIuor#.r. Ia .i~ ~f. GraDt.on ~ harewllto ..t. qranton. hand and ...1 the day and ~ tint abro'n vrlt'tcl. -aDI __.8II"LaCftI '!8K: ~ OF 'ftIK SDILDCr rJa;II"aAI"" '10 A LIKI'ft1) p--- . - Br rrs 0IIIIIDI8. III ....-.....-- lOR l"-_T .- ....... 18. "" rwRIDA ,__ _ IIDXP DX IS DUll :.IDIC8. W ~ or .n.a 128-4.013 (10) or '111I ~ ~ c::oo. AS 'IBDa .AU: ~ .. ADOrn~ 0WIIDt8 AIIO 'till ....... .~OI"'ftII:~D'ftIKP- II'IITP RDPUII DlmInCAL TO 'IU ~ OJ' 'I'D 0IIIIKJt8 RIca 70 ~ ~ 1'0 'nIB '1l__~._ Slgaed, .--.led and deUvered ia :;..:.re;--'F"""'.TP Joyce P. Bearn. CharI.. Parker, JU.chard Parker, ~ Parker, Charle. Parker and Ley Parbr, hi. ".... $ OMs "C" ,.:;:::~~_ ....1fe, JCJ7Ce H. plyler, 8.E. Beam, rAllB~ Of~ Ill. Prank P. BeArD, J18IlX'88D powler, PaUlcia AD.o Cbo. ~. P. Beam and IY :-...J __ ;"J II ... .JrO.c 8.E. . 'r .band and ",ife. tu.u-d~ .... (Sool) r., duly , ~.,. ia at in-fact ~~/k<< pWiIt~ Al~ k'YU1~ Frank ~ F_..._. . , "_.~. -- ~-~. --.--. "..._...__ u._.__ _~_.. ----- . . . '. 80t'" 001382 ~. ilR B80lI PAGE ~ or PLOIlJDJ. ) ) ... aJUM'1' or PAW ) J 8aUBf caR7In that or. t:Jl1e day before _. an off1~r duly qua11U~ to tab .clalw::::lwledolleab, permoa11J' .~ FraU: J. hipper, Jr., dGl:r -wo1Jrted .t~1a-~~ tor t.ha allon-a.-d. 9Z'~ to _ blown to bet u.. penoa daKr1be4 1.JlI and who .-ca~ tM fOreA1Otng tnau-nt- and acbavleclv-d to &lid. "toz. .. u..t be- ueca~ .aJ,d taatrulMnt for the purpo... tMnla ~.ed OIl '-balt of the abme D.-.d l)rutor.. day of Dec.-ber. un. Plori4Ja- " . r -. fBeelt .~. .J ') . ~..... _1rM:. ..., ..) . ~ . ". ." ~#-~ Pu I~ 1'l'1/ . ..".. ..,,;~,. ..... STAD or FLOaJIa ) ) as. COUIft'I'opou. ) I IIPDI' Qa'rXn t:hat 00 ~. clay lMtfo.re _. Aft oUleer duly qaalU1ed. to ~ ~~b. penoa.allr.~ Prank J. Pepper, Jr., 011 Ia.b GWD MUll cba1y w .. bowa m lie t:M penOJll delKr1hed 111 and 1fbo eDCDUld t.M tonrgo1.Dg iuU-Dt aDd aetDowl.sg.d ~ and before _ that be -...cuUd .iIL!d 1DII~ for the parpo.... thft'a1ll expre...s. o .:. .' , ,. 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"...... .._-- -- -_.-- ---" ___m_,,",,_' '-"-'- "'-'~'-'_.._..'.' . . , . to"" 00138\ DU88K !'AIlE ': - ("'" 2) on:tf~ (1) ". ran Rl1t 06 .... JIa1f 01 ~ QIanar ( Ell or 1\ ot !II\ ) .. tM ~ oanv (..). 1Ia __Jut. lO '-to..., UlII __ 30 ,.. ,.. ~ ~ ",..., ... dldlcaUca u.nbt ncotlMd la ftN. IDc* 12. ~ 17. ftItIUc..... tJ6 CDJ.U.. OCUltJ. rlort4l. ... .... 2.2t acne a1alI u. bt!a aUII of ... lllrlrtMut QartU' I JII\). acu. 35. 1IMlIblp'" Suutb. IlIIIIge 21 Jut.. c:outw OtQ\t.r. el) 'IM~QrafteI'oI~QIIanaI' (-'01"'). the __ IIa1t 01 ....... o-n- of ~ ~ ( WIj 01 n\ or ....)._~QautWot~~Clt~t o-nw t.oI_~_). _ac.tia.lll.ltaf~o.nv oI~~(S\._"''''''), "~DaUt.arc:of ~ ........ o.nc of ~ 0IUUr C .. 06..-..... of lilt I. and ';j till .... ....... 01 ..v..c oanw 01 IIonlM<< QlIuter ot Ibn~t o-n- (... 0111I\01."''') of ,-"left)5. ~p'" --.. IIiIIlOe D Ian. Clla1.u. iDIM*J. nartdrr.. (.) td rJ. 81Cldl: 9CIf. KUKI ~ pII' PLn Ir:d: . .to. fiIge 41. JlabUc ....,.,.". of ~ ~. nortde. ~~ ~~c~ ". C.\\j-'''.CU: ~o - .. .-~- ~-,..",-, . ~"..,-,---- -..-.. .-------.----- tt of.,jfl , ~ta . ~%"-." .... Ortb ~ _.-..... a ~.<'. ~~~... .:~.' .~>~:.':'. Irpartmrnt of i;tatr I certify the attached is a true and correct copy of the Articles of Merger, filed on June 22, 2005, for LAKE TRAFFORD RANCH, LLLP, the surviving Florida entity, as shown by the records of this office. The document number of this entity is A04000000685. OR: 3831 PG: 0657 Given under my hand and the Great Seal of the State of Florida at Tallahassee, the Capitol, this the Twenty-third day of June, 2005 ~~[.~ ~Jt'UOII 'lfi. ;Muno CR2E022 (2-03) ~emtlt'1! nf~lme .._ ._M>'__'_'~_._"__.____._.n_._' ,. .,.. .... U> '3- ..-'(\ . ~t<" ~ /. . ("(?, ~ ./ - ~('\ t-' '\ ARTICLES OF MERGER Y\.. <-' 0' fr,'.), '" "'"" OF ~o -;f.'->" ...r"';\ ~ REX PROPERTIES, LTD. ..-(\ Jl ." <O~ S INTO ~~ LAKE TRAFFORD RANCH, LLLP '0 ". Pursuant to the provisions of S 620.203, Florida Statutes, the undersigned limited partnership, REX PROPERTIES, LTD., a Florida limited partnership (hereafter called "Rex , Properties" or ''merging party") and LAKE TRAFFORD RANCH, LLLP, a Florida limited liability limited partnership (herl:'lfter called "Lake Trafford Ranch" or "surviving party") adopt the following Articles of Merger for the pwposes of merging REX PROPERTIES, LTD., a Florida limited partnership intn LAKE TRAFFORD RANCH, LLLP, a Florida limited liability limited partnership. 1. The name, street addreSs of the principal office and jurisdiction of the Merging party is Rex Properties, Ud., a Florida limited partnership, 1395 Panther Lane, Suite 300, Naples, FL 34109. The Florida document registration number is A27648. The FEI Number is: lS- Dogqotq, . 2. The name, street address of the principal office and jurisdiction of the surviving party is Lake Trafford Ranch, LLLP, a Florida limited liability limited partnership, 1395 Panther Lane, Suite 300, Naples, FL 34109. The Florida document registration number is A040000oo685. The FEI Number is: 20-1417753 3. The attached Plan of Merger meets the requirements of ~ 620.20, Florida Statutes ,,-~. and was approved by l:'Ich limited partnership that is a party to the merger in accordance with Chapter 620, Florida Statutes. 4. The surviving party has obtained the written consent of each person, that as a result of the merger, is now a general partner of the surviving entity pursuant to S 620.202(2), Florida = ::cJ Statutes. - - ....., 5. The effective date of the merger shall be the date the Articles of Merger are filed 00 ....., with the Florida Department of State. t-> ..." These Articles of Merger are executed by the General Partners of the merging party Q and surviving party as follows: c::> MERGING PARTY: SURVIVING PARTY: 0"0 <..TO 00 REX PROPERTIES, L ro., a Florida limited LAKE TRAFFORD RANCH, LLLP, a liability.Jl"rtnership Florida limited liab 'lity limited ~Pft~~u;L~ partnership J ce . Hearn, General er . ~~~ Thomas . Taylor, eral er --.. - QDNAP\4SI40<4.1 --- ~.--_.__.-.-..,.. --------._. ~. AGREEMENT AND PLAN OF MERGER AMONG REX PROPERTIES, LTD. AND LAKE TRAFFORD RANCH, LLLP This Agreement and Plan. of Merger ("Agreement') is made pursuant to the relevant provisions of the Florida Revised Unifonn Limited Partnership Act as of the _ day of c3JPeiY..t' 2005 among REX PROPERTIES, LTD., a Florida limited partnership (hereafter c I . ex Properties" or "merging party") and LAKE TRAFFORD RANCH, LLLP, a Florida limited liability limited partnership (hereafter called "Lake Trafford Ranch" or "surviving party"). RECITALS A. The following Plan of Merger, which was adopted and approved by each party to the merger in accordance with ~ 620.202, is being submitted in accordance wilh ~ 620.201, Florida Statutes. B. All general partners and limited partners of Rex Properties and Lake Trafford Ranch are executing this Agreement for the purpose of agreeing 10 this Plan ofMcrger. NOW lHEREFORE, in consideration of the foregoing premises and in consideration of _. the mutual covenants and promises of the parties hereto, Rex Properties and Lake Trafford Ranch agree as follows: I. MeT1!ine Party. The exact name and jurisdiction of the merging party is Rex Properties, Ltd., a Florida limited partnership. = ::0 2. Survlvine Party. The exact name and jurisdiction of the surviving party is Lake <A> Trafford Ranch, LLLP, a Florida limited liability limited partnership. ex> <A> ~ 3. Terms aud Conditions of tbe Mereer. Upon merger, all assets and property of '"C1 Rex Properties shall become the assets and property of Lake Trafford Ranch. All debts, en obligations, contracts and other liabilities of Rex Properties shall be assumed by Lake Trafford Ranch. c::> en <J> With the execution of this Agreement, Joyce P. Heam, individually and as '-C> Trustee of the Joyce P. Hearn Trust established noder Article VI the Last Will and Testament of Bernice D. Pepper will convey to Lake Trafford Ranch the m interest in the real property located in Section 22, 26, 28 and 35 of Township 46 South, Range 28 East, Collier County, Florida. 4. ConversioD. .~., QRN^l'\4~J)91.1 -_.._--_.._--_.~.. . ". - , ! A. The manner and basis of converting the interests, shares, obligations or other securities of the merged party into the interest, shares, obligations or other securities of the surviving entity, in whole or in part, into cash or other property is as follows: Each partner of the merging entity shall be a partner of the surviving entity and shall own a partnership interest in the surviving entity which is equivalent to that Partner's interest in the real property owned by the surviving party, the merging party and the Joyce P. Hearn Trust immediately prior to carrying out the Plan of Merger. There will be no payment of cash or other adjustments. B. The maMer and basis of convertin~ rights to acquire interest, shares, obligations or other securities of the merged party into' rights to acquire interest, shares, obligations or other securities of the surviving partner in whole or in part, into cash or other properties as follows: There is no conversion because there were no rights to acquire interest, shares, obligations or the securities of the merging party. The merging party partnership agreement sets out that the unanimous consent of the partners thereof is required for any transfer of partnership interest The surviving party provides a right of first refusal prior to the tnmsfer of any partnership interesl. 5. Survivin~ Entity General Partner. The name and business address of the General Partner of the surviving party is Timothy G. Hains, 1395 Panther Lane, Suite 300, Naples, FL 34109. Aller the completion and filing of the certificate of merger, the limited partnership agreement for Lake Trafford Ranch shall be amended and restated in its entirety. _. Included in such amendment is in the change of general partners to be as follows: Thomas M. Taylor, 481 Carica Road, Naples, Florida 34108 and Christopher L. Allen, 6301 Shirley Street, Naples, Florida 34109. 6. The undersigned constitute all the general partners and limited partners of both Rex Properties and Lake Trafford Ranch. By execution of this instrument, the undersigned agree C> to the foregoing and the following: ::0 (...;) A. The Plan of Merger is approved. ex> (...;) ...... B. The general partner of the surviving party consents to continuing to be the ...." general partner. Upon the execution ofthe amended and restated partnership agreement of Lake Q Trafford Ranch, the new general partnerS consent to becoming the general partners of the C=> , surviving party. c:r. c:r. C. Notification as required by Florida Statutes, including 9 602.202, is hereby C=> waived. Q8NAP\4H391.1 Agreement and Plan ofMergcr . Page 2 - - _.~._--~_.__._. - --~--~--_..."_._- . ~. . IN WITNESS WHEREOF, the undersigned constituting all of the general partners and limited partners of Rex Properties and Lake Trafford Ranch have executed this Agreement and Plan of Merger on the day and year first above written. MERGING PARTY: REX PROPERTIES, LTD., a Florida limited liability partnership General Partners: ~6?{jo~/ . J yeP. earn ~4.-~ Thomas M. Taylor ~ cmh~9 Limited Partners: - By: = ~~(j?~/ ::<:> .. <A> . Joy e P. Hearn CX> <A> Be:-di rrr. t-> B.e.H ,Ir ~ '"1::f = <::> SURVIVING PARTY: cr. , cr. t-> LAKE TRAFFORD. RANCH. LLLP, a Florida limited liability limited partnership Q8NAf"',.4SI391.1 Agreement and Plan of MergeJ . Page J ,,-_._--_..~._..,...__... -'" -.-..-.-.-- ---,-- , . .. , SURVIVING PARTY AFTER EXECUTION OF AMENDED AND RESTATED LIMITED PARTNERSIDP AGREEMENT: General Partners: Chnstopher L. Allen ""' Limited Partners: ~A,~ Thomas M. Taylor, as rustee oflhe Thomas M. Taylor Re able Trust 0 C> ::a c...> OC> c...> ~ '-cI ~ c=> SEE NEXT PAGE FOR COUNTERPART EXECUTION cr. Joyce P. Hearn, as Trustee of the Joyce P. Hearn ~ Trust established under the Last Will and Testament ofBerruce D. Pepper Ft,Ptlo~J. , J e Hearn 1$ '"< Irf '(; P;: B.P. Hearn, QBNAP\45IJ91.1 Agreement and Plan of Merger . Page 4 "- -"....-"....-.-.. ._---_._-,_.,.~ . , .' '. SURVIVING PARTY AFTER EXECUTION OF AMENDED AND RESTATED LIMITED PARTNERSHIP AGREEMENT: Genel1ll Partners: Limited Partners: ~A.~ * Thomas M. Taylor, as rustee of the :: Thomas M. Taylor Re able Trust 0 C> ::a <....> 00 <....> ......... 0-0 Q c::> a-. J , as Trustee of the Joyce P. Hearn ~ T es ished under the Last Will and TesUunent of Be mice D. Pepper :: ~f/PtloAlJ../ * J earn ~ &. II q 1:: - -rq:::. B.P. Hearn, QBNAJ'\4SI391.1 Agreement and Plan of Merger - PIIge4 ...__....._...__..._.... ____~.H_ - .-----.-.---- LAKE TRAFFORD RANCH TABLE OF CONTENTS TAB 1) Proposed Changes to Policy 1.2 and 3.2 Exhibit IV.S 2) A location map exhibit V.A.1. is attached that depicts the existing land use designations for the subject property. 3) A most recent aerial photo, Exhihit V.A.2., depicting the boundary of the subject property. 4) Map and summary, Exhibit V.A.3., of existing land and zoning within 500 feet of boundaries of subject property. 5) The RLSA FLUE map outlining the subject property, thc proposed new land use designation as Exhibit V.B.1. (8x II and 24x36) 6) A map of Natural Resource Index Values depicting the subject property and the lands idcntified as subject to this amcndmcnt is shown as Exhihit V.S.I.a. 7) A summary table is also provided as Exhibit V.R.l.b. that sets forth the total acreage of the existing and proposed land use categorics for thc property in its cntirety. 8) A Florida and Land Usc Cover and Forms Classification Systcm (FLUCCs Code) Jor the property as a whole and for the 2,432 acres subject to this amendment as Exhibit V.C.I. with land use cover classdications, 9) ^ soils map for the subject property and dcpicting the area subject to this amendment for the propcrty as a whole, also shown as Exhibit V.C.I.a. 10) A map of listed species known to occur on thc site as Exhihit V.C.2 as recognized by the Florida Fish and Wildlife Commission. II) A map of restoration areas shown as Exhibit V.C.4. Il:\2001\2001111\WP\FLUE Amendment~2006\Lake Trafford R:mch CP\080107-lev table of contcnlsdoc EXHIBIT IV.B -, Proposed FLUE Policy Change (VII) Policy 1.21 (FLUE page 86 102) The incentive based Stewardship Credit System relies on the projected demand for Credits As the primary basis for permanent proteetion of flowways, habitats and water retention areas. The County recognizes that there may be a laek of significant demand for Credits in the early years of implementation, and also recognizes that a public benefit would be realized by the early designation of SSAs. To address this issue and to promote the protection of natural resources, implementation of the Overlay will include an early entry bonus to encourage the voluntary establishment of SSAs within the RSLA. The bonus shall be in the form of an additional one Stewardship Credit per acre of land designated as a HAS located outside of the ACSC and one-half Stewardship Credit per acre of land designated as HAS located inside the ACSe. The early cntry bonus shall be available for five years from the effective date of the adoption of the Stewardship Credit System in the LOe. The early designation of SSAs, and resulting protection of flowways, habitats, and water retention areas does not require the establishment of SSAs or otherwise require the early use of Credits, and Credits generated under the early entry bonus may be used after the termination of thc bonus period. Thc maximum number of Credits that can be generated under the bonus is 27,000 27.192 Credits, and such Credits shall not be transferred into or used within the ACSe. -, VII) = Plan Amcndment by Ordinance No. 2002-54 on October 22, 2002 (VII) Policy 3.2 (FLUE page 88 104) Listed animal and plant species and their habitats shall bc protected through the establishment of Habitat Stewardship Areas (HSAs), as SSAs within the RLSA Overlay. HSAs are delineated on the Overlay Map and contain approximately 40,000 40,192 acres. HSAs are privately owned agricultural areas, which include both areas without these characteristics. These latter areas are included because they are located contiguous to habitat to help form a continuum of landscape that can augment habitat values. The overlay provides an inccntive to permanently protect HSAs by the creation and transfer of credits, resulting in the elimination of incompatible uses and the establishment of protection measures described in Group I Policies. Not all lands within the delineated HSAs are comparable in terms of their habitat value; therefore the index shall be used to differentiate higher value form lower value lands for the purpose of Overlay implementation. Analysis of the Index Map Series shows that HAS lands score within a range of 0.6 to 2.2. There are approximately 13,800 13,806 acres of cleared agricultural fields located in HSAs. The average index score of HAS designated lands is 1.3, however, the average index score ofthc naturally vegetated areas with HSAs is 1.5 -. H:\200 I \200 1111 \WP\FLUE Amendment.2006\EXH1BITlVB lTR(2}.doc '~._.'- ".-..^.- ,~.. .__..,.~_... .~ ,- COLLIER COUNTY RURAL & AGRICULTURAL AREA ASSESSMENT --- m < m ~ ~ c --- m 0 m !C c GOLDEN GATE BLVD LAKE TRAFFORD RANCH legend --- EXHIBIT V.A.1 .OP" _5OOIlRlu.-1ionlD.. 0 CJrI WllorR..nbon""..~Al _SigCyp,...NIli:".IFor_1 _FIO'o\OWlIySfIowa,dohP_lFSAJDAntlolCriIicoIS"""eo"".,,, ........,D".""'I<("'.._~._""'""""........,., " , , - _H.M..tS_rIIohp......(HSA) ~Slowarcl&h;PR.""j"~_(SRA) ----.----....."".....- "'''.-..''''''.........- ---- - -----...---- EXHIBIT V.A.2 MAP ON FILE IN THE BOARD MINUTES AND RECORDS DEP ARTMENT FOURTH FLOOR ADMINISTRA TION BUILDING ---.--. ~ "'o' -<.' ( 1 " , Z --...tl : ., '.,i , I ,"" '. ... ~ I'" '.'. , i .'; ,-.~ .'"' .". .;<r- i" {'" ,..,...'c ,.... ~1' /1: I !~ ~~ .. -... .~ , .~. .. , ~ ,. , ",,,,,...~ / , ~' . 'it1 ., .- ...,. ( l , Z__!\': "'l"-, ~!(' . . ~:' .... ... ~ , ~"'....'.. , , I I \. , . . , t ' .' .f' . - --------..... ,., ;.'.----- n.__ A"" f., -,,"_~i ~~~'l! ~ ~ ol . . ~ ~ -' i l I ~ ' 1-,'- I t_e"> '~ '~ i '-,~" " L ~ "- \ , ~. ~ \ ~" , , \ ~"".~~ " , . '. --, .'-.J , , / . - "'::'''j~" . .. ,,-:, ' COLLIER COUNTY RURAL & AGRICULTURAL AREA ASSESSMENT STEWARDSHIP OVERLAY MAP - . ~ . t z E " ~ ~ I "- ~ ~ 8 N m 11 ;ii i!l << ~ 0; " c m - ~I .. ~ '" 0 ~ ~ ~ ~ w '" << ~ ~ . ~ ~ ~ . 0; " ;;0 > w ~ ~ ~ ~ g " ~ . ~ . " 5 ro q ~ << " " ro ~ ~ c '" 0 ~ ~ << '" ~ w '" ~ " B LAKE TRAFFORD - ~ RANCH w ;: EXHIBIT V.B.1 legend 9 . Open _5OOllR""lCrati"nZone 8 0 DwalerR..l..nbcn......a~) _BigCyp,,,..Nali<INlIF""'oI ~ _ Floww"l' St_rdship.......(FSA) D Area aI Clibcal Stat"Conoem 8 ~ '''''''",,0",,''''''''''''''''''''''''''''''''''"''''-'"'''''''''' " .. _HallitatSt_rdthipAtoa1HSAl ~ Stewa,dthip Receil'ing A,u (SRA) :x:;:.::;;:.":.~~"''''-......'''.~ -- -- ...------. ------- Rural Lands Study Area Natural Resource Index Map Series Entire Study Area _ _,-,-c ~-r"-T i , , 1- _ _1_ _."_ - - i-I ,- I' ." }l\' .~ - - 1- - - I - ~. ~ ~d - \ - \ - \ - 81 ,- I ,.... v.... \ I. CJo .', ___ =I _ I _ I _ I _ _ I CJo, ." llTI I tj CJo, .', CJo. ." - - - \ - ,- - - I - - I CJos . .____.L. .. . 1.7 c:::JO.6 .18 ------ ~:: =;' I'II!P: ~ =:' =:: BTD: ~ =:: .,. I ~*--;.... ~ ~IpAI'NT),1M 0.i0..45 0 0.8 1.1 2.7 ;S'~ij" ~_~_ '- - ~~ II = ..... ~- LAKE TRAFFORD RANr.Ii -=~.=:~:;=. EXtEIT V.B.t'a. -_._------------~---------_._-_._----_._--- Exhibit Y.B.l.b. EXISTING AND PROPOSED LAND USE CATEGORIES LAKE TRAFFORD RANCH ",----- --'-_.__._----_.__._--~._._-----~_._--------- -. -_._-~--- I Existing Land Use Designation *Acres ...--.---- -------- ------..._~~ .. A Flow-way Stewardship Area 387.6 -- ----..- ---- _ __m______ ----- B Habitat Stewardship Area 447.8 --.-- ---- ------------ --- ____________m _. .-- . C Open Lands 1456.0 -.._.~--_._- ------------ -------- ________..____n___ ---,,- Total *2290 --.'-.-------- __.._____m --- --.--'..---- ----- .- ---.---------- _________..___mn --- -..-------- ---~- 2 Proposed Land Use Designation *Acres ___________....__.n._______.__ ------.-----..-- A Flow-way Stewardship Area 3876 ,--- ---- __ __ - n_ _____ __ ____._n__ ______ ____ _ ---~ ___ _._n_ S Habitat Stewardship Area 6396 _ M______ '-----. C Open Lands 1264.2 1--. ----------..-- - -- __n_____ Total *2290 ---- _.._--------_.._~_..._- ----.---..-.---. .-- - H:\200l\200llll\WP\FLUf Amcndmcnt-2006\Lake Trafford Ranch CP\Exhibit VB.l ,h. Land Use Categories.doc -.~_.."'-~---"._. -..---. ,-,,-_._., ---.-..- ---....---..--.--..- EXHIBIT V.C.I LAKE TRAFFORD FLUCCS MAP ON FILE IN THE BOARD MINUTES AND RECORDS DEPARTMENT FOURTH FLOOR ADMINISTRA TION BUILDING ~_"m_"'___ _.~- - .- I is 2 ~ - '" I - "" - ~ - l'i ...: lj " 0 g - 0 ~ a N c:! 1 :x:: 0 . Z iI!i._,,_.* c( , " a: a.'" ... .. , ." p . ..,... Qc(O .... ...~ , , " ...... ,.t. a:::i> :.-' . .. fit O(l)t- - ,~. . !LO- !LOla c(j: a:....>< t-!LW W ~ c( .... - fU'o8O~ :: Q)t- $":;1"- ~~It)~:i! g ii ~Jii 5 W (jja'lU'P o II)M ro m It)~e-!."'[J~ Ol (1'1 .."t: 0 z4:l.f!..t: :3u..'5 ~ " "- ~ . ~ " I !" ~, v> u u " ~ ~ --- v> U u :3 >- '" 0 - ;' 8 N --- 0 0 N --- I -.----------- ., SOUTHERN BIOMES, INC. DIVISION OF ENVIRONMENTAL INFORMATION SERVICES -- 1602 WOodford Avenue, Fort Myers, Florida 33901 Tel: (239) 334.6766 Fax: (239) 337-5028 Exhibit V.2.a Jan. 29,2008 Robert Duane Hole, Montes, Inc. 950 Encore Way Naples, Florida 34110 RE: Lake Trafford Ranch Habitat Vegetation Assessment Growth Management Plan Amendment Petition CP-2006-9 Dear Bob: Per your request, a site inspection was conducted at the subject property on Monday, January 28, 2008. The purposes of the inspection was to evaluate the two habitats found on site, provide a list of dominant plant species found in each of the habitat, and comment on observed and potential wildlife species that utilize the habitat. The following is the summary of the observations made during the ~ inspection. 1. Herbaceous Wet Prairie/Pasture (FLUCCS Code 643): This habitat type consists of numerous open areas within the hammock forest, primarily dominated by an open canopy consisting of widely scattered cabbage palms, live or laurel oaks, or slash pines, with a midstory of Brazilian pepper, myrsine, wax myrtle young cabbage palms, and saw palmetto, that is typically found around the bases of trees. Ground cover is a mix of upland and wetland herbaceous and woody species such as torpedo grass, Bahia grass, Burmuda grass, bunch Paspalum, Paspalum monostachyum, wire grass, Pluchea, carpet grass, horse mint, dogfennel, caesarweed, blue maidencane, baggertick, foxtail, goldenrod, pawpaw, matchweed, Coreopsis, blackberry, numerous sedges, and swamp fern. Typical wildlife observed or expected to be observed in this habitat are deer, hog, bald eagle, rabbit, raccoon, opossum, turkey, dove, red-shouldered hawk, barred owl, vulture, bobcat, and gray fox. During the rainy season, when some of the prairies are inundated with water, there should be numerous wading birds such as white ibis, glossy ibis, little blue heron, tri-color heron, snowy egret, and great egret. Wading birds such as great blue heron and wood stork, would typically not use such areas because of insufficient hydrology to support the necessary preybase. Species such as the sandhill crane and crested cara cara require more open prairie habitats. Other species such as Florida panther and black bear would be incidental to this habitat because of the highly preferred adjacent -- habitat. -~-_,.'---'----'-"---- -.---..-. . Page 2 January 29, 2008 - RE: Lake Trafford Ranch Habitat Veqetation Assessment - Growth Manaoement Plan Amendment Pe@on CP-2006-9 2. Mixed Wetland Hardwood and Pine Hammock (FLUCCS Code 617): This forested community is a mix of upland and wetland habitats with a dense canopy of mature live and laurel oaks, cabbage palms, and scattered slash pine, with a subcanopy of the same species. The midstory vegetation is predominantly myrsine, Brazilian pepper, wax myrtle, saltbush, and occasional hog plum, with scattered clusters of saw palmetto. Groundcover is minimal, because of the density of cover, but where present, it consisted of seedling trees and shrubs, low panicums, catbrier, fox grape, poison ivy, wire grass, broomsedge, sedges and occasional dense clusters of swamp fern. Hammocks are also one of the South Florida habitats which support the largest assortment of orchids and bromeliads. Typical wildlife observed or expected to be observed in this habitat are deer, hog, bald eagle, rabbit, raccoon, opossum, turkey, dove, red-shouldered hawk, barred owl, gray squirrel, bobcat, and gray fox. This habitat is considered one of the best habitats for both the Florida panther and black bear, and is supported by the significant preybase availability. The large, mature slash pines provide sufficient nest and perch trees that are located within foraging distance to Lake Trafford. The crested cara cara has potential nesting habitats along the southern boundary .- cabbage palms, which are adjacent to a large pasture where they were observed. This completes the summary of the inspection. If you have any questions or wish to discuss any of these issues in more detail, please do not hesitate to contact me. Thank you. Sincerely, ~~ c-Zs de Czege President/Biologist CC: Tom Taylor, HM - ~ 0 ~ ~ '" " ~ <; ~ E 8 Ii 00 0 0 N - ri N C ~ ~ a " " ~ ~ . a ~ w > ~ ~ ~ " ~ 0 ~ ~ ~ ~ w < ~ /' a Sola t..lII8l'ld ~ ....... .......- .... ....-...T1lIN ~ * ~ . CHIIIE, ~ ......n.u AN) DNM....ucs. ........w. ..... ....... < . ~ LIIrlBTC:IM -.-JM.~ CCJIIa.ANl .... UNII 1'LA.,..~8Ou ~ , ..........-..... ......1WOCD .... w . M'l"AlOCA ... aNC ......1WOCD .... < ,. PN!DA..... UtI), I.Io8'I'ONI!! ~l\.N I'LA.T.~""" < 7 . ...... - ..... ......1WOCD .... ~ . ca-_..... ......1WOCD .... a JO fT. II"LM..NC) WII..MM, ..... .... MfC)I. I'lAT mw.nctWJ ..... /' 21 OOCA _ ..... ......1WOCD .... 1/2 .. ~ 'MCl1!R ANI ~TOA 8CllA, --~I\l ......1WOCD lIOU 0 1 MILE 0 as HOt.alAW AN) ClIa!B..NfTA8DU. U!IT ...... --..... , , a .. IIOCA.lWIN.u.EIT'ClfE~T1.IfINOOOfB..NrDF8,~ -............ N /' at )LQl..O LM8T<JlE ...-rMTW4, .II'fTEll AIIJ IMRIIATI .... -..... " ., n.8CAWWLLA fIE &IHJ R.AT8 ~ IOU SCALE : 1"= 1/2 MILE :< .. WKlII\ fI\IERA L.aEIn'CN: ~l\M II<<) CHOlEE ICl.S _ ....L SNIJ _ - /' I ~ till 9~ Encor. WG& LAKE TRAFFORD RANCH C","'E~.g:. PROJECT No Nopl.., FL 3411 2001.111 Phon.: (239) 254-2000 SOILS SURVEY QRAWN BY: CAD FILE NANL Florida C.rlificat. 0' ..". SOl._SUlVl:Y -_.- Aulhorlzation No.1 n2 EXHIBIT V.C.1a OA.1E . (XHl8IT "'E' 04/08 I~I ",.---p- - ---.----.".-----. V.C.2. RE: Lake Trafford Ranch Habitats Listed Species Assessment -Growth Management Plan Amendment Petition CP.2006-9 Feb. 13,2008 - Lake Trafford Ranch Listed Animal & Plant Species Observed or Expected to be Observed in Habitats as Found on Property Feb. 13, 2008 Designated Status Scientific Name Common Name(s) State Federal Reotiles Alligator mississippiensis American alligator sse T-SA Drymarchon corais couperi Eastern indigo snake T T Birds Ajaia ajaja Roseate Spoonbill sse Egretta caernlea Little blue heron sse Egretta thula Snowy egret sse Egretta tricolor Tricolored (=Louisiana) heron sse Eudocimus a/bus White ibis sse Falco peregrinus tundrius Arctic peregrine falcon E Fa/co sparverius paulus Southeastern american kestrel T Gms canadensis pra/ensis Florida sandhill crane T Haliaeetus leucocephalus Bald eagle T T Mycteria americana Wood stork E E Polyboros plancus audubonii Audubon's crested caracara T T Rostrhamus sociabi/is plumbeus Everglade snail kite E E - Mammals Felis coneolor coryi Florida panther E E Mustela vison evergladensis Everglades mink T Podomys floridanus Florida mouse sse Sciurus niger avicennia Big Cypress (~mangrove) fox squirrel T Ursus americanusfloridanus Florida black bear T Plants Burmannia jlava Fakahatchee bunnannia E Chrysophyllum olivaeJorme Satin leaf T Mycrcianthes fragrans var. simpsonii Simpson's stopper T Tilland'iia jlexuosa Twisted alr plant E Key to Llsted Species Designated Status E~ Endangered T~ Threatened T(E)~ Threatened on State listing, Endangered on Federallistlng T -SA = Threatened due to similarity of appearance sse~ Species of special concern Ex~ Exploited plants - I ....-- --. ...-.----.----.- ..- - N - ~ i ~ i ('j ~, j 2 !~~ I > i ~ $ j i i!~ ~ ~ ~ ~ " w - - i 8 i 5 C ~ i > 1 i i 'f I t i - ~ ~ ~ ~ N I ~! ~ ifi~>~a~~~ ~ j !!i!<IJi!i ;i!~~~ c.:hil C) t ~ I j I I i ~ I! iN}. 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' / / ,. / './ ,/ _ .:..:'__ .i " ----- / I ...-,-~,/ -- , /( /' ,// / (,., / r -' " , . . " < , .' .. . N _ . . - -._- -.'.- . - _._ ___n - - -'''';;, ','. ,I +.,-'- ~_J~~..... to I , ',~r:4f"<" ..___.. ..... .'r.'.., . ... .j~" .-- ','.' . p?-. .4;F ,_ ~'.:' -, ,. ~"~'" ;~.~". I J".""'" . '~~," ' ----~. -. -~ T']f.J4 ,_ .. ~ ,J -- ;.tt.~_ i~~1 "i"'~~\, i3tii . ....,.~~*,. t , ,6"."...;",: '.. .t't 1 .~:;;;:~ ;_'.( ';I... , ... ~ -f -,~ ~..~ ~'-N;. '-'.J._ '"~"'" "'''; "'~";'Oo,,',:1 > 'f ,.;r -:~:;~i' ~'~~::,~~:'::<:~':~' ,.::'Ii$![1>,.......'Wy........... '~_~ 'r. .;>:....t..;1':~.<._ __ .: ~ ~ ..'~.,-' .::...,R/.."~",;:, . L . 'w -\('..:..:(,k~ . "~f'" . ,-(~. ' r"":.:tj ;"", _~.~.~~~_:~;"'~-/~~: 1~.:'.- .,'f",t1;- ..~,j:,~ ,:7L "'- ',.'~:~f'- '..,- .....,'-; . I '-.-' --" . ~ ' . ',~: rO' . ...,'. ~.~..,~". ,;':.;p . . --!;~ ~ . " :~I #- , ........ , .1 , I " .. - - . ", .-J" '- - - h' l,,!<e Trafford Ranch , Q '-'""'T_.......""'""owy Rnto,.Non rw- WlIs$nMIHer .' :toration Areas 5!;A7 FWCCS L_.1 ''''~mBmmaloorrldor ~~~~~~ 0 0.25 0,5 "",.."""_,,,ilSA oIh<I'_'P"C_ = Miles ~500ft__Zono _1"'.lb4n:j EXHIBIT V.C.4 ---~~~--_..~._--- ,..---.--.--,-,.-.-. -----. January 17, 2008 C? - "2..iPt9' -Ie:> -- Mr. Noah Standridge Collier County Government Comprehensive Planning 2800 North Horseshoe Drive Naples, Florida 34104 RE: Half Circle L HM File No. 2001.111 Dear Mr. Standridge: Please find one original and five copies of an application for an amendment to the Collier County Growth Management Plan and more specifically the Collier County Rural and Agricultural Assessment Stewardship Overlay (RLSA) for property located in Sections 13, 14, IS, 22, 23, 24, and 26 Township 46, Range 30. The property is further located north of S.R. 846. The property is located in northeast Collier County and abuts the Hendry County line. Figure V.A.I (attached) identifies the location of the subject property overlaid over the RLSA Map with the existing land use designations. In addition, a check in the amount $16,700 is enclosed to process this petition. The pre-application meeting was held in the field; therefore, there are no pre-application minute notes. (See also E-mail from David Weeks, attached, outlining the limited nature of the proposed amendment request.) ,_. 1. Backl!round The subject property comprises 5299.5 acres in the RSLA 2431.8 acres are subject to this amendment. The total size of the property comprises more than 10,000 acres with portions of the property located in Hendry County. The subject property comprises Habitat Stewardship Areas (1,247.9 acres), Flow-way Stewardship Area (1619.9 acres), and Open Lands (2,431.8 acres) including a SOD-foot restoration zone. (See also exhibit table V.8.I.B outlining existing and proposed land use designations within the RLSA) 2, The Reauest The request is to re-designate 2,431.8 acres of Open Lands to HSAs which are depicted on the location map figure V.A.I and exhibit V.B.I that sets forth the proposed land use designation for the new HSAs. This request concludes the Open Lands Category was not correctly designated at the time of the adoption of the RLSA because their habitat and wildlife value was not properly considered. Based on the data presented in this request, the applicant believes that the Open Lands subject to this amendment were not correctly designated and may be worthy of an HSA designation for wildlife and habitat protection. County Staff have been on the property and reviewed this infonnation during that site visit. -_. P:\0131.5 Sea fields Ranch\Backup ofHM CC let to Levy. iev.wbk -~._--_..._+~-_.,..~, ...- Page 2 January 17, 2008 Mr. Standridge Half Circle L "~~- HM File No. 2001.111 3. Data and Analvsis The goal of the RLSA as set forth in the Rural Lands Stewardship Overlay of the Future Land Use Element (FLUE) is to protect agricultural activities, to prevent the premature conversion of agriculture land to non-agriculture uses, to direct incompatible uses away from wetlands and upland habitats, to enable the conversion of other uses in appropriate locations, to discourage urban sprawl, and to encourage development that utilizes creative land use planning techniques. Policy 3.2 of the RLSA notes listed animal and plant species, shall be protected through the establishment of HSA's within the RLSA overlay. HSAs currently comprise 40,000 acres at the present time within this area. This amendment will increase the acres of HSAs to approximately 42,432 acres in the RLSA. According to policy 3.2 of the RLSA overlay HSAs are privately owned agricultural areas, which include areas with natural characteristics that make them suitable for listed species and areas without these characteristics located contiguous to habitat to help form a continuum of landscape that can augment habitat values. This overlay provides an incentive to permanently protect HSAs by the creation and the transfer of credits to Receiving Areas resulting in the elimination of incompatible land uses and the establishment of protection measures described under group one policies of the RLSA. .- The area subject to this amendment request (2,431.8 acres) is a mixture of active and fallow agricultural lands interspersed with marsh, prairie, and forested islands. Multiple listed species (including panthers, black bears, wood storks, indigo snakes, and many wading birds) utilize this site for foraging, nesting, and transient movement through the region. The entire property is located within the ACSC overlay and the property is surrounded by HSA lands to the north and south and by FSA lands to the west. Designation of this property to HSA would form a connected HSA corridor and buffer adjacent to the Okaloacoochee Slough and further protect this valuable County resource. Wildlife utilization, proximity and buffering capabilities to the Okaloacoochee Slough, diversity of habitats, and connectivity to other protected lands all lend credence to this reconsideration request to classify the property as HSA rather than open lands and to assign the stewardship credits appropriate for that HSA designation. RLSA Index Maps According to policy 3.2 the RLSA is used to designate various land use categories and it notes that HSAs score within a range of 0.6 to 2.2. (see exhibit V.B.l.A Index Map) Not all lands within HSAs are comparable in terms of their habitat value. There are approximately 13,800 acres of cleared agricultural fields located in the HSAs. The average index score of HSAs lands is 1.3, however, the average index score of naturally vegetated areas within HSAs is l.5 (see policy 3.2 of the RLSA attached as exhibit IV.B proposed for a minor amendment). - P:\O 13 1.5 Scotields Ranch\Backup ofHM CC let to Levy. rev.wbk .----.-- ,_.'_.._...____.,.___.._m_ Page 3 January 17,2008 Mr. Standridge Half Circle L .- HM File No. 2001.111 Policy 1.8 of the RLSA provides that the natural resource value of land within the RLSA is measured by the Natural Resource Index. The Natural Resource Index Map Series established relative natural resource value by objectively measunng six different characteristics. The sum of these values is the index value. The six characteristics measured are stewardship overlay designation, sending area proximity, listed species habitat, soils/surface water, restoration potential, and land use cover. It should be noted that Wilson Miller, prepared the Natural Resource Index Value Map Series. Because of a conflict of interest, they were unavailable to participate in this application. Nevertheless, field verification by Collier County Staff who visited the property subject to this amendment have verified the habitat value of the subject property is worthy of being considered as a Habitat Stewardship Area. (See attached exhibit VB.I.A Natural Resource Index Map) Stewardship Credits Per Collier County Staff's request, an analysis has been prepared to determine the number of new credits that would be generated from redesignation of the subj ect property from Open Lands to HSA's and those that would be provided for early entry bonuses. The following table/analysis generates that approximation. The property base credits were already established when this property was considered and approved as SSA #8 where the property currently under consideration was evaluated as open - lands rather than as HSA lands. The entire 5,299.5 acre site was assigned 6,710.2 Base Credits (without early entry, restoration, or strand upgrade credit). Weare not sure what exact base credit number was assigned to the 2,431.8 acres currently under review but these base credits have already been assigned and are not part of this amendment request. The only consideration under review is the stewardship credits appropriate as a result of the reclassification of these lands from the open lands category to the HSA category. A breakdown or the credits under review is presented below. The proposed land use change may cause an increase in development acreage and dwelling units on other Open Lands. The Stewardship Credits potentially created via the Early Entry Bonus and possible Restoration Credits associated with Habitat Stewardship Areas could result in more future development rights. The land use change will, however, eliminate potential development or other intensive land uses on the environmentally sensitive lands proposed to be added to the Habitat Stewardship Areas category. Summary of Potential Development Rights A. EARLY ENTRY BONUS POTENTIAL I) Open Area acreage converted to Habitat Stewardship Area: 2431.8 Acres 2) Early Entry Bonus per acre: 0.5 per Acre .- TOTAL POSSIBLE EARLY ENTRY BONUS: 1215.9 Credits P:\0131.5 Scofields Ranch\Backup ofHM CC let to Levy - rev.wbk "-"'--~- "-------'--- ----.-.-....---. Page 4 January 17, 2008 Mr. Standridge Half Circle L ,~ HM File No. 200].1 I I B. RESTORA nON CREDIT POTENT AL I) Improved Pasture Restoration: ol: 200 Acres Farm Field Restoration: ol: 815 Acres 2) "RI" Restoration Credits: 2 Credits/Acre "R2" Restoration Credits: 4 Credits/Acre TOTAL POSSIBLE RESTORATION BONUS: 6,090 Credits If the landowner takes advantage of the maximum possible Early Entry Bonus and if County Staff and the landowner's environmental consultants agree on full restoration values, approximately 7,306 Stewardship Credits could be created. This could equate to approximately 914 acres of development and potentially 3,656 dwelling units at a maximum density of 4 units per acre of development. Changes to other RLSA Policies In addition to the foregoing, there are several policies that will need to be amended as a result of this application. These include Policy 1.21 that references amongst other provisions the maximum number of early entry credits currently available. These credits will increase from 27,000 credits to 28,216 credits. (See attached exhibit IV.B). -- Policy 3.2 will also need to be amended to increase the number of acres of HSAs will increase from approximately 40,000 acres to 42,432 acres (see also exhibit lY.B). It should be noted that this is one of two applications in this cycle plan amendment to amend the RLSA and to increase the number of acres ofHSA's. Collier County Staff will ultimately have to reconcile these acres upon completion ofreview of the applications. 3. Conclusion Approval of the proposed amendment to designate 2,431.8 acres from Open Lands to Habitat Stewardship Areas will help fulfill the goal of the RLSA by transferring credits to Receiving Lands that are more tolerant to development than the subject property. In addition, approval of the proposed amendment will: a. protect agricultural activities by allowing the opportunity to retain limited AG-2 use of the subject property that include unimproved pastures for grazing and ranching, free range grazing, forestry and similar activities, including related agriculture support use, that are consistent with the conservation of the property. b. prevent premature conversion of agriculture lands to other non-agriculture uses. c. direct incompatible uses away from upland habitat. - P:\0131.5 Scofields Ranch\Backup ofHM cc let to levy _ rev.wbk ._-._~-_._._-_.__... . -. Page 5 January 17,2008 Mr. Standridge Half Circle L HM File No. 2001.111 d. encourage the conversion of urban land to other uses in appropriate locations that will result form the transfer of credits to Receiving Lands more tolerable to support urban development than the subject property. e. discourage urban sprawl by promoting more compact urban development in areas more tolerable to urban development. f. encourage development that results in the creative use of land planning techniques, as envisioned by the RLSA. Approval of this amendment to designate 2,431.8 acres of new HSA's within proximity to both existing FSAs and HSAs will also provide the following benefits. Provide high value habitat near the Okaloacoochee Slough region and flowway sharing a common boundary with the Okaloacoochee Slough State Forest. The lands subject to this amendment are contained with the Florida Forever program that has targeted the lands subject to this amendment for acquisition. The designation of these lands as HSA achieves significant conservation goals without the use of public funds. The lands subject to this amendment occur within an area of documental Florida panther activity, occurring entirely within the panther habitat "primary zone" as mapped by the US Fish and Wildlife Service. The lands subject to this amendment, therefore, will provide a valuable buffer and foraging area for the Florida Panther particularly at times when the existing Flowway Areas and Habitat Stewardship areas are inundated with water. As can be seen on the documented and observed listed species map exhibit V.C.2 many listed species occupy the areas subject to this amendment including the Florida panther, Florida black bear, wood storks, caracara, wading birds, and rare plant species. Based on the analysis provided herein, up to 7306 credits could be generated as a further incentive to preserve the subject property's natural resources while achieving other objectives and policies of the RLSA. Thank you for your consideration in this matter and if I can provide you any additional information please don't hesitate to contact me. Very truly yours, HOLE MONTES, INC. Robert L. Duane, A.I.C.P. Planning Director/Associate RLD/acd Enc!. cc: Tom Taylor Richard D. Yovanovich P:\O!3I.5 Scofields Ranch\Backup ofHM CC let to Levy - rev.wbk --.-.----.,-.,---- Alice Dollins -- ~.. ~ From: weeks_d [DavidWeeks@colliergov.netJ Sent: Wednesday, April 05, 200610:25 AM To: Bob Duane -- Cc: CohenRandall; hatcher_m SUbject: GMP A pre-apps for Pepper Ranch & 1/2 Circle Ranch Bob: Last week, you requested I contact you to schedule a pre-app meeting for each of the 2 referenced sites, to change their designation from RLSA Open to HSA. After discussing this with Mac, I do not believe a pre-app is necessary. Should you disagree, pis. call me - perhaps the pre-apps could be held by phone. Of course, if no pre-app is held, then the full petition fee would be due at time of submittal. Regarding the GMPA application, it is staff's opinion that: 1) public facility impact data is not applicable, so "N/A" should be stated on the application form for those items; 2) supporting environmental data is needed to demonstrate the map change is warranted; 3) potential stewardship credit generation data should be provided so as to allow decision makers to evaluate the potential impacts on the stewardship program (though this data should be viewed more as informational, not a key determinant in evaluation the petition). Please contact me with any questions. David Weeks, AICP, Planning Manager Collier County Comprehensive Planning Department 2800 North Horseshoe Drive Naples, FL 34104 phone: 239-403-2306 fax: 239-213-2946 'ail: davidweeks@collierqov.net ". .'- 4/5/2006 ---~._._'_.._,. -"----~-_.._....~--. APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN .-- PETITION NUMBERc'? -d.-OO<O -~ 0 DATE RECEIVED 41~o(.. PRE.APPLlCATION CONFERENCE DATE DATE SUFFICIENT PLANNER ASSIGNED: COMMISSION DISTRICT: [ABOVE TO BE COMPLETED BY STAFF] This application, with all required supplemental data and information, must be completed and accompanied by the appropriate fee, and returned to the Comprehensive Planning Section, 2800 North Horseshoe Drive, Naples, Florida 34104. Phone: (941)403-2300; Fax: (941)643 6869. The application must be reviewed by staff for sufficiency within 30 calendar days following the filing deadline before it will be processed and advertised for public hearing. The applicant will be notified, in - writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the ... deficiencies. For additional information on the processing ofthe application, see Resolution 97-431 (attached). If you have any questions, please contact the Comprehensive Planning Section at 941-403-2300. SUBMISSION REQUIREMENTS L GENERAL INFORMATION A. Name of Applicant(s) Timothy G. Hains, Trustee Company Mailing Address 1395 Panther Lane, Suite 300 City Naoles State Florida Zip Code 34109 Phone Number 239-434-4925 Fax Number 239-213-5405 B. Name of Agent" Robert L. Duane. A.I.C.P. "THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company/Firm Hole Montes. Inc. Mailing Address 950 Encore Way City Naoles State Florida Zip Code 34110 - I 02/2002 .._~'" ---,------ ._~-. Phone Number 239-254-2000 Fax Number 239-254-2096 Email Address BobDuane(ci)hmenocom .- C. Name of Owner(s) of Record Half Circle L Ranch Partnership Mailing Address 2424 Thorp Rd. City Immokalee State Florida Zip Code 34142-3401 Phone Number 239-253-5503 Fax Number 239-657-3401 D. Name, Address and Qualifications of additional planners, architects, engineers, environmental consultants and other professionals providing information contained in this application. DISCLOSURE OF INTEREST INFORMATION: A. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest. (Use additional sheets if necessary). Name and Address Percentage of Ownership .- B. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each, and provide one copy of the Articles of Incorporation, or other documentation, to verify the signer of this petition has the authority to do so. Name and Address, and Office Percentage of Stock C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest. Name and Address Percentage of Interest - 2 02/2002 --,.--.-.---'--..-- ._---- D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners. .- Name and Address Percentage of Ownership Dane Scofield 23.291 Dorothy Scofield 2.221 Michael Scofield 23.291 Lynna G. Scofield 2.221 Suzann D. Scofield 23.466 Miles L. Scofield 25.551 E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contact purchasers below, including the officers, stockholders, beneficiaries, or partners, and provide one copy of the executed contract. Name and Address Percentage of Ownership Timothy G. Haines, Trustee 0 Christopher L. Allen 50 Thomas M. Taylor 50 F. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership or trust. -. Name and Address G. Date subject property acquired () leased ():_Terms of lease vrs/mos. If Petitioner has option to buy, indicate date of option: Mav 2005 and date option terminates: , or anticipated closing date Auaust 2006. H. NOTE: Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responSibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. - 3 02/2002 -,..,-~---_...,-- III. DESCRIPTION OF PROPERTY .- A. Legal Description See Attachment B. Section: ,13.14.15.22.23.24.26 , Township 46 Range: 30 C. Tax 1.0. Number (Folio #) 00089480007: 0089520006: 0089560008: 00089960006: 00090000007: 00090040009: 00090120000: 00090160002 D. General Location North East Collier County E. Planning Community Corkscrew F. TAl 45.2 G. Size in Acres 243 1.8 H. Zoning Aoriculture/ area of critical state concern IASCS) I. Present Future Land Use Map Designation IS) Eastern Lands "Open Area". HSA and FSA IV. TYPl= OF ~E9\,1~~T A. Growth Management Plan Element(s) OR Sub-Element{s) to be amended: _X_ Future Land Use Golden Gate Area Master Plan Jmmokalee Area Master Plan Capital Improvement Transportation Housing Coastal & Conservation Recreation & Open Space - Intergovernmental Coord. Potable Water Sanitary Sewer Solid Waste Drainage Natural Groundwater Aquifer B. Amend Pagels) 86 and 88 of the FLUE Element As Follows: ( Use Cress tllretlsne 10 identify language to be deleted; Use Underline to i(jentifv language to be added). Attach additional pages if necessary: See exhibit WB I attached) amendino policv 1.2.1 paae 86 and policv 3.2 paae 88 of FLUE-RSLA C. Amend Future Land Use Map{s) designation, FROM: Open Lands District, Subdistrict TO: Habitat Stewardship Area District, Subdistrict [If new District and/or Sub-district proposed, include Future Land Use Map with legend depicting it]. D. Amend other Map{s) and Exhibits as follows: (Name & Page #) - 4 02/2002 -~-_._--_..-,,---~.~ E. Describe additional changes requested: - V. RECUIRED INFORMA rlON Note: All Aerials must be at a scale of no smaller than 1" = 400'. At least one copy reduced to 8 Yz x 11 shall be provided of all aerials and/or maps. A. LAND USE 1. _X_ Provide general location map showing surrounding developments (PUD, DRI'S, existing zoning) with subject property outlined. 2. _X_ Provide most recent aerial of site showing subject boundaries, source, and date. 3. _N/A_ Provide a map and summary table of existing land use and zoning within a radius of 500 feet from boundaries of subject property. B. FUTURE LAND USE DESIGNATION 1. _X_ Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands, with acreage totals for each land use designation on the subject property. (acreage totals not provided) C. ENVIRONMENTAL 1. _X_ Provide most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FOOT-FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEMM (FLUCCS - CODE). NOTE: THIS MAYBE INDICA TED ON SAME AERIAL AS THE LAND USE AEIRAL IN "A" ABOVE. 2. _X_ Provide a summary table of Federal (US Fish & Wildlife Service) and State (Florida Fish and Wildlife Conservation Commission) listed plant and animal species known to occur on the site and/or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.). 3. _N/A_ Identify historic and lor archaeological sites on the subject property. Provide copy of County's Historical/Archaeological Probability Map and correspondence from Florida Department of State. D. GROWTH MANAGMENT Reference 9J-11.006, F.A.C. and Collier County's Capital Improvement Element Policy 1.1.2 (Copies attached). INSERT "Y" FOR YES OR "N" FOR NO IN RESPONSE TO THE FOLLOWING: 1. _ YES_ Is the proposed amendment located in an Area of Critical State Concern? (Reference 9J-11.006(1 )(a)7.a, FAC.) If so, identify area located in ACSC. (see location map) 2. _NO_Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380, F.S.? 0_ 3. _NO_Is the proposed amendment directly related tot a proposed Small 5 02/2002 .-. ~,,_.__.~_._.. .. .- Scale Development Activity pursuant to Subsection 163.3187(1 )(c), F.S.? (Reference 9J-11.006(1)(a)7.b, FAC.) 4. No Does the proposed amendment create a significant impact in population which is defined as a potential increase in County .wide population by more than 5% of population projections? (Reference Capital Improvement Element Policy 1.1.2). If yes, indicate mitigation measures being proposed in conjunction with the proposed amendment. 5. _ YES_ Does the proposed land use cause an increase in density and/or intensity to the uses permitted in a specific land use designation and district/subdistrict identified (commercial, industrial, etc.), or is the proposed land use a new land use designation or district/subdistrict? (Reference Rule 9J-5.006(5) FAC.). If so, provide data and analysis to support the suitability of land for the proposed use, and compatibmty of use with surrounding land uses, and as it concerns protection of environmentally sensitive land, ground water and natural resources. (Reference Rule 9J-1.007, FAC.). E PUBLIC FACILITIES 1. _N/A _ Provide the existing adopted Level of Service Standard (LOS, and document the impact the proposed change will have on that -'"- Standard, for each of the following public facilities: a) _ N/A_ Potable Water b) _ N/A_ Sanitary Sewer c) _N/A_ Arterial & Collector Roads: Name of specific road and LOS d) _N/A_ Drainage e) _N/A Solid Waste f) _N/A_ Parks: Community and Regional If the proposed amendment involves an increase in residential density, or an increase in intensity for commercial and/or industrial development that would cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capital Improvement Element Policy 1.1.2 and 1.1.5). 2, _N/A_ Provide a map showing the location of existing services and public facilities that will serve the subject property (Le. water, sewer, fire protection, police protection, schools and emergency medical services). 4. N/A_ Document proposed services and public facilities, identify provider, ~-- and describe the effect the proposed change will have on schools, fire protection and emergency medical services. 6 02/2002 -'-.. "-.--.'---.. - F. OTHER Identify the following areas relating to the subject property: 1. _N/A_ Flood zone based on Flood Insurance Rate Map data (FIRM). 2. N/A Location of wellfields and cones of influence, if applicable. (Identified on - - Collier County Zoning Maps). 3. _N/A_ Traffic Congestion Boundary, if applicable 4. _N/A_ Coastal Management Boundary, if applicable 5. _N/A_ High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable (Identified on Collier County Zoning Maps). G. SUPPLEMENTAL INFORMATION 1. _X_ $16,700.00 non-refundable filing fee, made payable to the Board of County Commissioners, due at time of submittal. 2. _N/A_ $9,000.00 non-refundable filing fee for a Small Scale Amendment, made payable to the Board of County Commissioners, due at time of submittal. 3. _X_ Plus Legal Advertisement Costs (Your portion determined by number of petitions and divided accordingly) 4. _X_ Proof of ownership (Copy of deed). 5. _X_ Notarized Letter of Authorization if Agent is not the Owner (see attached form). 6. _X_ 1 Original and 5 complete, signed applications with all attachments, including maps, at time of submittal. After sufficiency is completed, 15 copies of the complete application will be required. Additional copies may be required. -.. . Maps, aerials, sketches shall include: North arrow; name and location of principal roadways; shall be at scale of 1" = 400' or at a scale as determined during the pre-application meeting; identification of the subject site; legend or key, if applicable. All oversized documents and attachments must be folded so as to fit into a legal-size folder. For all oversized exhibits, at least one copy must be submitted at 8-1/2 x 11 inches. All exhibits and attachments to the petition must include a title and exhibit # or letter, and must be referenced in the petition. - 7 02/2002 ---....._.~-~,._.-. -.-',..-.--.-- . -.. . --~ ::tj,. ",' ..- LETTI!R OF AUTIofOAIZATI(}N TO WHOM IT MAY cONCERN; I hereby authorize _. Robert L. Duane, A. I, C. P. (Name of Agent - typed or printed) to serve as my Agent in a request to amend the CoWer County Growth Management Plan affecting property klen!Jfied in the Application. ( Signed' Dane Scofield Date .;2. 7 ,4,01t ('JC- (Name of Owner(s) of Record) J hereby certify thai I have the authority to make the foregoing application, and that the application is !rUe, correct and complete to the best of my knOWledge. Signature of Applicant ~ (J/ Name - Typed ~ . Dane Scofield STATE OF ( 'Flcn:d<\ ) COUNTY OF ( c.o\\ \ e. Y ) Sworn to and subscribed before me this ~I..\'''' day of ~~(": \ , 20..aJ2. By Q ..u.... r. \l~ (Notary Public) MYC( mON E)4IllIRES6AST I', ';.\ MY COMMISSION I DO 357069 t ~~"',,'i.~! EXPIRES; September 21, 2008 . "Rr..ni' ~ Bonded ThnJ Nolary Nlic l.narwrlters I CH~ ONE OF THE FOLLOWING: who is personally known to me, who has produced as identification and /' did take an Oath did not take an Oath NOTICE. BE AWARE THAT: Florida Statute Section 837.06 - False Official Statements Law states that: "Whoever knowingly makes a talse statement In writing with the intent to mislead a public SOlVant In the performance of his official duty ahall bo gulltV of a miad.meanor of the second degree, punishable as provided by I fine to a milllimum of 5500.00 andlor malllrnum or a Sixty day Jail Ie""." ....- 8 0212002 - -----_.._._.~_..~-,-,. _w___._.__,,',___ igJ"'1 .,'''' - LETTI!R OF AlIT~nAI7-A TION TO WHOM IT MAY CONCERN: I hereby authorize Robert L. Duane.' A. 1. C. P. (Name of Agent. typed or printed) to serve as my Agent in a request to amend the Collier County Growth Management Plan affecting property identified in the Application. if /l 7/tJ r; Signed: Michael Scofield Date: (Name of OWner(s) of Record) , It , hereby certify that I have the authority to make the foregoing application, and that the applicatiOn is true, correct and complete to the best of my knowledge. 1:!~ Name - Typed or Printed M1~ha.l Scofield STATE OF ( i=\o1"'.~.. ) COUNTY OF ( U\\~'h' ) Sworn to and subscribed before me this d-\~ day of Pr(Sr: \ ,20.QJQ. BY~ I,\\(}.~:::;- r.1 (t ~~ (Notary Public) . \ )~I~~ESSep~~ "'-r.':t' _nw-.""" .M",- CH~E ONE OF THE FOLLOWING: who is per1lonally known to me, who has produced as identification and / did take an Oath did not take an Oilth N01'ICE . BE AWARE THAT: Florida Statute Section 831.06 - False Official Statements Law slates that: "Whoever knowingly makes a falae statement In writing with the intent to mislead a publiC servant in the performanca of his official duty shall be guilty of a misdemeanor of the second degree, punishable as provIded by a fine to a maximum of $500.00 and/or maximum of a sixty day jail18nn." ".-- 8 0212002 - _. '-~--~^-,_.. -" '.. RESOLUTION 97- iJJ.. - A RESOLUTION ESTABLISHING GENERAL REQUIREMENTS AND PROCEDURES FOR AMENDING THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, WHEREAS, Chapter 163, Florida Statutes, requires local governments to prepare and adopt a Comprehensive Plan; and WHEREAS, the Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Local Government Comprehensive Planning and land Development Regulation Act of 1985 (Section 163.3161, et seq., Florida Statutes (1995)) mandates certain procedures to amend adopted Growth Management Plans (Section 163.3184 and Section 163.3187, Florida Statutes); and Rule 91-11; and WHEREAS, the Board of County Commissioners has established a policy to utilize an annual cycle for G-owth Management Plan Amendments (Collier County Resolution 91-521, adopted August 13, 1991); and WHEREAS, the Department of Community Affairs has informed Collier County that the addition of future fi~al years projects to the Capital Improvement:; Element of the Growth Managenrnt Plan must be accomplished through tte Plan amendment process as defined by Sections 163.3184 and 163.3187, Florida Statutes; and ,-' WHEREAS, certain capital improvement projects from the Growth Management Plan are included in the County's Tentative Annual Budget on ayearly basiS; and WHEREAS, for purposes of convenience and expediency it is necessary to amend the Capital Improvements Element and the schedule of projects in the Element in conjunction with the adoption ofthe COlmty's Tentative Annual Budget for each new fi~al year; and WHEREAS, in order to provide adequate notice, it is necessary to set forth the requirements and procedures to be folowed by petitioners, the general put::iic and Collier County in processing amendnents to the Collier County Growth Management Plan consistent with the requirements of the Florida Statutes. NOW, THEREFORE BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: The following requirements and procedures shall be followed before an amendment to the Collier County Growth Management Plan shall occur: A. The general requirements to initiate an amendment to the Collier County Growth Management Plan or one of its elements are as follows.. I. An amendment may be proposed by th: Board of County Commissioners (BCC), the Collier Count;)' Planning Commission (CepC) designated as the Local Planning Agency pursuant to Section 163.3174, Florida Statutes, any department or agency of the County, or any person oth:r than those li:led above provided, however, that no - 9 02/2002 such person shall propose an amendment for a land use designation change for property which he or she does not own, - except as an agent or attorney for the o\llT1er. 2. The procedures provided herein shall apply to all Growth Management Plan amendments. Amendments beyond the yearly plan amendment cycle may be established by the Board of County Commissioners and shall comply with the procedures estlblished herein. In addition, the use ofa second ):arly plan amendment as prescribed in Subsection 163.3187(1), Florida Statutes shaU follow this procedure except for filing dates and public hearing dales for final adoption. Growth rvtanagernent Plan amendments directly related D proposed small scale development aclmties or Developments of Regional hnpact (DRIS) may be approved without regard to satutory limits on the frequ:ncy of procedures forthe consideration of amendments to the Growth Managem:nt Plan provided all orthe conditions are met as set forth in Subsection 163.3187 (1)( c), Florida Statutes, (1995). 3. All Growth Management Plan amendments will be reviewed in one cycle starting on the fourth Friday in April, annually. Proposed amendments submitted after that date will not be considered until the following review cycle. The Amendment Process including staff review, State and Regirnal review and local public hearings will take approximately 10 months to canplete. 4. All required copies of tile application to ameoo the Collier County Growth Management Plan and supporting Fees Superceded documentation along with the requi-ed filing fee for ea:h requested chmge and/or amendment must be submitted to the Community Development and Environmental Services Division prior to 5:00 p.m. of the fourth Friwy in as of 1l-3~3 March. For each application to amend the Collier Comty Growth Management Plan or Future Land Use Map,a minimum filing fee ofS3,000 for each requested change plusa fee ofS30 per acre for each affected acre in the application must be submitted. ForSmal1 Scale Development Activities, a filing fee ofSI,500 shall be submitted. The term "staff shall refer to the staff of the Community Development and Environmental Services Division and any other pertinent County staff from other Divisions. B. The procedure to arrend the Collier County Gro\\oth Management Plan or one of its elements is as follows: I. A pre.application conference shal occur between the petitioner, theConununity Development and Environmental Services Division and other appnpriate County staff to ensure tha the procedure set out herein is understood and adhered to. _. 2. Staffshall perform an initial review of the proposed amerdment application to detennine wrether additional information is necessuy to enable staff to conduct a formal review and whether other amendments of the Growth Management Plan will be necessary to preserve the internal consi1ency of the Plan. Within 30 calendar days following the filing deadlne, the staff shall notify the petitioner in writing, that: <a) the staff has determined that the petition is adequate for fonnal review; or (b) the petition is inadequate forfonnal review and the notice shaUset forth in detail the additional infonn:tion deemed necessary for fonnal review of the petition. 3. If the application is deemed insufficient, the petitioner shall have 30 calendar days from the date of receipt Of staff's letter of insufficiency to suppement the application in response to the initial review. A second 30 d~ time period. to respond to insuffICiency, may be requested by the petitioner. 4. County staffshall review the appication and may consult with other Comty Departments or agencies a; it deems necessary to evaluate the proposw amendment and shall prepare a report with a preliminary reconmendation. 5. The Collier County Planning Commission (CCPC), designated as the Local Planning Agency, shall hokl an advertised public hearing with due public notice as defined by Section 163.3174, Florida Statutes, during which stafTwill present their review and make a preliminary recorrmendation to the CCpc. All interes.ed parties may appear and be heard. Written comments of the general public filed with the Community Development and Envirorunental Services Division will be considered at the public hearing. Following the CCPC public hearing, the proposed amendnent shall be forwarded to the BCe with the recomnendation of the Cepc. 6. After the cepc public hearing on such amerrlments have been hold, the BCC shall hold an advertised p.Jblic hearing on the proposed amendment during which the staff review and preliminary recorrmendation and illy recommendation made by the CCPC shall be presented. The public hearing shall be held on a weekday approximately 7 days after the frst advertisement i~ puhlished. The intention of the BeC to hold and ad:ertise a .~ second public hearing to consider the adoption of the proposed amendnent shall be announced. All interested parties may awear and or be heard. Written comments filed with the Community Development and 10 02/2002 m'_"_ .' - ----.~_._-- '---' ~--,--,._---"-'-- . Environmental St:rvices Division will be considered at the public hearing. Following the Bee public hearing, the Bee will transmit the appropriate number of copies of the proposed amendment to the Department of Community Affairs within ten ,- (10) working days. 7. Upon receipt of the proposed Growth Management Plan amendment, the Department of Community Affairs, the Regional Planning COlUlcil and other govermnent agencies will review the amendment pursuant to Section 163.318-t, Florida Statutes. The Department of Community Affairs shall transmit in \.\IT'iting its comments to the local government along with any objections and any reccmmendations for mooi fications. 8. Within 60 days of receipt of the review comments from the Department of Community Affairs. the cepe shall hold a public hearing to make recommendations to the Bee regarding the adoption of the amendment The BCe shall hold its second public hearing regwding the proposed arrcndments during which the final ::taff review and recommendation, ccpe reconmendation, State and Regional review comments and public comment will be presented. The public hearing shall be held on a weekday approximately 5 days after t1l: advertisement is published. The BeC shall then adopt, adopt with modifications or deny the proposed amemments. Adoption of an amendment to the Growth Management Plan must be by Ordinance and shall require four affirmative votes of the Board of County Commissioners. 9. The adopted amendnents to the Growth Managefrent Plan will be transmitted to the DepartrnentorCommunity Affairs within ten (10) working days after adoption. Adopted plan amendments, except for Small Scale Amendments. shall not become effective until the Department of Community Affairs issues a final order determining the adopted amatdment to be 'in compliance", or until the Administration Commission issues a final order determining the adopted amendment to be in compliilfl:e in accordance with. Subsection 163.3184(10), Florida Statutes. The Department's notice of intent to find anamendment in compliance shall become an issued tinal order detennining the adopted amendment to be in compliaoce iCoo petition challenging the arrendment is filed with the Department within 21 days of the date of pubic at ion oCthe notice of intent. Small Scale Amendments shall not become effective until 31 days after adoption. If challenged within 30 <hys after adoption, this Small Scale Amendment shall not become effective until the State land Panning Agency or the Administration Conunission, respeaively, issues a final order determining the adopted Small Scale DevelqJrnent .'-". Amendment is in compliance. C. This Resolution supersedes and rep:als Resolution 91-521 relating to prior Growth Management Plan Amendment procedures D. This Resolution shaillake effect April 1. 1998. - II 02/2002 ._<n_ ----_..-- .._"'"-------~._- --""-<-.----.-.... THIS RESOLUTION ADOPTED .,.. motion, MCond II1d majority wte this ~ ct.y of '71r1H.-J.u..J . 1997. ATTEST: '. BOARD OF COUNTY COMMISSIONERS . ;....~:.~m.~f~~~CK. Cler1< COLUERCOUNTY, flORIDA ....~t...,....-:.:;\o.~"t..:.'" .. r'...~ . ~""'''__'''''''" .,',._,' . -:. :;<;~...A-"""",......~.~;.ir;, ': ~ ~ / ... . t'-' :-"'."',',.." , ~ . I. ~'li""'l:I:~"'"~;'<':'" /~/ 7 "">. ~,..-.!...~~ ~ ~ ~ ',~. ,.. ..,.; . ... -. ~ ~. ICP. "" . /A. . ~ :".~ " . !4...?- 7'...~ BY. .", . "~:~"",,,.~~,,;::~/ 11MOTHY HA COCK. . ',:'../~!/~A;,i'~~.~\~ '.:'~ Chairmarf "';~ -:'t ;;'. 'II "'":,.'." ..... Appro~ ..10 form and IegaJ aullldauc,: ~n lhl!:H:u.hu-b- EM. STUDENT, AIIIIlInt County Alllxnay -. R-.ollltian Amending GIOWlh Management Plan Procedures 97 7110197 'l . - ""-"cI Growth M.lnagament Plan Pnlcaduraa 12 02/2002 RESOLlJT10N 118- ....!.L- -. A RESOLlJT1ON AMENDING PARAGRAPH A.4 OF RESOLlJT1ON 117-431,ESTABLISHING GENERAL REQUIREMENTS AND PROCEDURES FOR AMENOING THE COLUER COUNTY GROWTH MANAGEMENT PLAN BY CORRECTING A SCRIVENOR'S ERROR IN TliE DATE FOR SUBMISSION OF APPUCAT/ONS. WHEREAS, the Bo.rd of County Commlssion<tra .dop'~ R.oolution 97-431 penalninll to the Procedure. fo, AlTMOding the CoUl4tr Couoly Gn>wtn Manege"...." P"n on NovembW 4, 1987; WHEREAS, folIowInSI Mid _on 8dopting R..oIullon 117-431, a_ WII. .cMsed that two different dm.. had been rnIlC:M tOf' SUbmis.lon of the Plan Amendments .,d. constitute. . scm,.,or"a efTOI'. NOW. TliEREFORE BE rr RESOLVEO by The Board 01' CounIy Comml..ioners Of Collier County, FIortda, 1hIIt Pal'8graph A.4 of Reeokrtion Number 97-431 .. hereby .mended to reed .. folows; 4. An _unc:t copiM of the ""p/iClllIon 10 _Ol. Coller Counly Growth Man8QWl'lAlflt Plan and supporting doc:YfTMt 4IrtiOn along with Fees Supcn:eded as the required riling ,.. few .ach req....lecl d'1ange wtdIot' amendfTMtnt of 11-3-03 muallM aubm/lllod to the Community o....lo_nl _ EnWon........1 S..w:ea OMtIion pIio,to 5;00 p.m. or the fOUflh FndlIy In _ &![U. For elld\ appliClollon to ...- the Colier Fees Superceded as COUnty Growth ....nagement Plan 01' Fulute Land U_ u.P. . of Il-3-03 mlnl"","" ftllng ,.. of $3,000 for .-:h ..q.....~ change pi... a fee of -- S30 per ecr. for eech .fleeted .c;n In Ihe ~,:f1~don mUlt be aubmi_. For s",.n _ Dewlopm...... A_a, . filing f_ of $1.500 Ul8I be &Ubmitted. The t.-m -starr shall refer to the ,taft' or the Community De_Iop"",nl and EnvIronmenIaI SaM"". OMaIon end any other pertinent County staff tram other Civisions. THIS RESOLUTION ADOPTED aftar motion. second and metortfy vote this {Mv" day of ~a~ .1998. ATTEST; DWIGHT e. BROCK, CIeri< " \)\)"'11 ~~"~~"~'~!~f , @r~-:.~e~,'. ~;~~ "." '.. ~. ::: " . . .' (). (!. ~:: . . ::;:':~'.~.:. .', ".,. .." ~I/.. .'-"'4 :.... ~,\"c..: ~W.. to form IInd Iag_' auffId"""Y- -rn.,. /:4'" A:' ~ (Ja,...., ..~ L MAIU E M. STUDENT, ~ant County Altomey ._. " n.."..,ruy> - _...-..__.._.~---'_", .- 9J-11.006 Submittal Requirements for Proposed Local Government Comprehensive Plan Amenoments. -- (I) I he local government shall submit three copies of each proposed amendment including applicable supporting documents which include data and analyses directly to the Florida Department of Community Affairs, Division of Community Planning, Plan Processing Team, and one copy directly to the appropriate agencies list in subsection 91-11.009(6), Florida Administrative Code. Proposed plan amendments, except those discussed under the exemption provisions of subparagraph 91-11.006(1 )(a)7., Florida Administrative Code, below, shall be consolidated into a single submission for each of the two plan amendment adoption times during the calendar year. The comprehensive plan submitted pursuant to Section 163.3167, Florida Statutes, shall be counted as one of the two plan amendment adoption times during the calendar year; however, only the submittal requirements of Rule 91-11.004, Florida Administrative Code, must be followed. For each proposed plan amendment submittal packa~e, the local governinr, body shall submit: (a) A transmittal letter from the local governing body or its designee w ich shall specify the ollowing: I. The date or dates on which the local planning atency held the public hearing on t e ~Ian amendment; 2. The date or dates on which the local governing ody held the public hearing at whic the transmittal of the plan amendment to the Department was approved and the date that the Jroposed amendment and one co~ of each item specified under paragraphs 91-11.006(1)(a), (b), (c) and ( ), Florida Administrative Co e, was submitted to the appropriate agencies list in subsection 91-11.009( 6), Florida Administrative Code. 3. A summary of the plan amendment content and effect and whether the local government requests that the Department review the proposed amendment; 4. The proposed month of adoption of the proposed plan amendment; 5. Whether the proposed amendment is applicable to an area of critical state concern; 6. For plan amendments within Orange, Lake and Seminole Counties, whether the plan amendment applies to the Wekiva River Protection Area pursuant to Chapter 369, Part III, Florida Statutes; 7. Whether the proposed amendment is one of the exemptions to the twice per calendar year limitation on the adoption of comprehensive plan amendments and the facts and circumstances which cause the amendment to be considered as one of the following exemptions: a. Directly related to a proposed development of regional impact pursuant to Chapter 380, Florida Statutes, including changes which are detennined to be substantial deviations and Florida Quality Developments. In order for an amendment to be exempt from the twice-a-year amendment restriction under the development-of-regional-impact provision, the amendment must have been transmitted and adopted pursuant to paragraph 380.06(6)(b), Florida Statutes. The comprehensive plan, elements and amendments shall be adopted by ordinance at the public hearings required by paragraph 380.06(6)(b), Florida Statutes, after the notices required by paragraphs 163.3184( 15)(b) and (c), and Section 380.06 (6) (b), Florida Statutes. A copy of the transmittal letter to the regional planning council applying for development approval shall accompany the development of regional impact amendment when submitted to the Department; b. Directly related to proposed small scale development activities pursuant to subsection 163.3187(1)(c), Florida Statutes; c. An emergency as defined in subsection 163.3 I 87(I)(a), Florida Statutes. In the case of an emergency, the transmittal of the amendment must be unanimously approved by the local governing body. The transmittal shall include a statement which sets forth the facts and circumstances justifying the emergency; d. An amendment submitted to the Department pursuant to a compliance agreement; e. Whether the amendment is directly related to an intergovernmental coordination element pursuant to sub-subparagraph 163.3 1 77(6)(h)l.a., b., c. and d., Florida, -tatutes;- f. An amendment submitted to the Department for the location of a state correctional facility; g. An amendment submitted to the Department identifying the land use categories in which public schools are an allowable use pursuant to subsection 163.3 1 77(6)(a), Florida Statutes; h. An amendment that changes the schedule in the capital improvement element, and any amendments directly related to the schedule pursuant to subsection 163.3187(1 )(1), Florida Statutes; -- i. An amendment relating to an economic development project as defined under Section 403.973, Florida Statutes; 14 02/2002 --..".-----...,-.-."-. -. j. An amendment changing school concurrency service area boundary pursuant to sub-paragraph 163 .3 1 80(12)(c)2., Florida Statutes; _. k. An amendment directlv related to proposed redevelopment of browntield areas designated under Section 376.80, Florida Statutes; . I. An amendment for port transportation facilities and projects that are eligible for funding by the Florida Transportation and Economic Development Council pursuant to Section 311.07, Florida Statutes; m. An amendment for the purpose of designating an urban in fill and redevelopment area under Section 163.2517, Florida Statutes. n. Directly related to providing transportation improvements as provided for in subsection 163.3187(I)(k), Florida Statutes; o. An amendment adopting a public educational facilities element pursuant to subsections 163.31776(5) and 163.3187(I)(k), Florida Statutes; - - p. An amendment to the future land use map identifying school sites pursuant to subsections 163.3 1 77(6)(a) and 163.3187(1)(1), Florida Statutes; q. An amendment to the Intergovernmental Coordination Element ~rsuant to subsection 163.3 I 77(6)(h)4.b., Florida Statutes; r. An amendment adopting a ating facility siting plan or policy pursuant to subsection 380.06(24)(k) I., Florida Statutes. 8. Whether the local government has sent a co~y of its complete adopted comprehensive plan including amendments with all support documents whic includes data and analyses to all of the review agencies listed in subsection 9J-I1.009(6), Florida Administrative Code. Ifthellan amendment is being submitted pursuant to Section 163.3191, Florida Statutes, verify that copies of the valuation and Appraisal Report have been submitted to agencies listed in subsection 9J-II.009(6), Florida Administrative Code. The Department will not process a proposed amendment and the review time for the amendment shall not begin if copIes of the entire element being amended are not transmitted unless the local government has provided the Department with a transmittal letter certifying that the plan and Evaluation and Appraisal Report, If applicable, has been sent to the review agencies, with a copy of the letter sent to each a3ency; 9. Whether the amendment is propose to be ado~ted under a joint planning agreement pursuant to Section 163.3171, Florida Statutes, and a list oft e local governments included in the agreement who are a party to the joint planning a&reemenl. If the plan amendment is subject to ajoint planning agreement, the transmitta letter shall be SIgned by the chief elected official of each local government or his or her designee; and 10. The name, title, address, telephone number, facsimile number, and e-mail address, ifany, of the person for the local government who is familiar with the proposed amendment(s) and is responsible for ensuring that the materials transmitted are complete. (b) The proposed amendment package shall include all proJ'osed text, maps and support documents which includes data and analyses, as rellected on new pages of the affecte element in a strike through and underline format or similar easily identifiable format identifying the ~Ian amendment number on each page affected. In the case of future land use plan map amendments, t -e following additional information must be provided: I. Future land use map(s) depicting the following information: a. The proposed future land use map designation of the subject property; the boundary of the subject groperty and its location in relation to the surrounding street and thoroughfare network; . The present future land use map designations of the subject property and the abutting properties adjoining the subject area; 2. An existing land use map depicting the existing land use(s) of the subject property and abutting properties; 3. The size of the subject property in acres or fractions thereof; 4. A description of the availability of and the demand on the following public facilities: sanitary sewer, solid waste, drainage, potable water, traffic circulation and recreation, as appropriate; and 5. Information re~arding the compatibility of the proFeosed land use amendments with the land use element objectives and po icies, and those of other affected e ements; (c) Copies of staff, local planning agency and local governin~ body recommendations and copies of support document(s) or summaries of the support documents on whic the recommendations regarding the proposed plan amendment(s) are based; (2) Any plan amendment which is not identified as an exemption listed in subparagraph 9J 11.006 (I) (a)7., Florida Administrative Code, will be considered to be an amendment submitted for one a/the two times per calendar year that plan amendments may be adopted. This provision is not to preclude '-", IS 02/2002 ~~.- the allowed exemptions from being included in the consolidated single submission for each of the two plan amendment adoption times during the calendar year. All exemptions must be clearly identilied. .- (3) Local governments must make a detennination on transmittal afproposed amendments related to developments of regional impact within 60 days of the filing ojill6 application for development approval unless that time is extended by the developer. Specific Authority 163.3177(9) FS. Law Implemmted 163.3177(9), 163.3184( I), (2), (3), (15), 163.3187(1), (2), (5),163.3191. 380,06(6) FS History-New 9-22-87, Amended 10-1 I-88, 11-10-93. 11-6-96,4-8-99,1.8-01, I I.24.02. 9J-II,007 Data and ^U~113Q nCl{UIlIt:IIlc:'III:'t IUI I I UJ1U~t:U LU\;i;l1 \...JU1It:IIJIIIl:1I1 .....UIII}JIl:IU;U:'tl\'C C l<all Amendments, (I) Each proposed plan amendment must be supported by data and analysis in accordance with subsection 9J-5.005(2), Florida Administrative Code and subparagraphs 9J-I I. 006(1) (b) 1. through 5., Florida Administrative Code. If the original plan data and analysis or the data and analysis ofa previous amendment support and meet the requirements cited above for the amendment, no additional data and analysis are required to be submitted to the Department unless the previously submitted data and analysis no longer include and rely on the best available existiny, data. Copies of the updated and reanalyzed data and analysis must be submitted if the original p an data or data in support afa previous amendment are no longer the best available data and analysis or if the data and analysis no longer support the ftlan. (2) fa local government relies on original plan data and analysis or the data and analysis ofa previous amendment to support an amendment, it shall provide to the Department, at the time of the proposed submittal, a reference to the specific portions of the previously submitted data and analysis on which the local government relies to support the amendment. (3) All plan amendments must meet the requirements of Chapter 9J-5, Florida Administrative Code. Specific Authority 163.3177(9) FS Law Implemented 163.3177(9), 163.3171, 163.3174, 163.3177, 163.3178, 163.3181,163.3184,163.3187 FS -History-New [[-10-93, Amended 11-6-96. II 1_" 1111.,." ';pnpr~1 J,lpqlllrpnIlpnhl {':I) ~",,."h ...n....p.."'h<>"C':vo pi..." ..1-....11 :.,..111...1", tl-te content for all elements as require y law and this chapter; hnUl,.vpr rpbtp,", p!",mpnt<o: m::.y hi" ('nmhinf"ri ..-. 9.;;~~;~~.~;i:. ~:~~;n;';;n~~~r~ It~;;t~~t\n~t=~;,~~~tr:~:,~:~t.~I;'"~~ <;i;:t\~;< ,,;~;r; ;;;:nd I h1 117R F <; a a th,. ""'9I1i~pmpnt<:: nfthis chapter are met. The comprehensive plan shall contain an explanation of such Ive an s a c to ose te Iste e ow IS ara a 0 r e cons I ere as su ort ocuments. u ort ocuments o not ave to e a 0 un ess the o a 0 a or art-o t e su 0 acumen as a o t e a fQUn ata stu les urve an ses an 1 ventor ma s not a 0 te as art of the re enslve an s a e aV3t a e 0 u Ie InS ec Ion W I e e com re enslve an lS em conSt ered for a 00 Ion an w I e It IS m e eel. Unless a loca government eSlres to me u e more, tea opte compre enSlve ~It; shall consist ot: allcles; . oals, ob eetlves, and e ulremen or ca l a 1m rovemen S 1m race ures or mom onn an eva ua IOn 0 e Dca e coun I e manna sltm an or arttel atm e coasta area' e ulre ma S 5 ow," re con I Ions me U In copy 0 e oca com re enslve an a 0 lion r mance a sue n er ovemmen a coor ma Ion rocesses. e compre enslve pan orma s a me 1I e: a e 0 con en s; urn ere pages; ernent ures; a es, maps, an Igures; pre para ton ae; an ame 0 the IC eatures, arrow, map sea e, and ate. -> (2) Data and Analyses Requirements. (a) All goals, objectives, policies, standards, findings and conclusions within the comprehensive plan and its support documents, and within plan amendments and their support documents, shall be based upon relevant and - appropriate data and the analyses applicable to each element. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that 16 02f2002 .-,_._- -,-,_.~--,-'''.. particular subject at the time of adoption of the plan or plan amendment at issue. Data or summaries thereof shall not be subject to the compliance review process. However, the Department will review each .,~- comprehensive plan for the purpose of determining whether the plan is based on the data and analyses described in this chapter and whether the data were collected and applied in a professionally acceptable manner. All tables, charts, graphs, maps, figures and data sources, and their limitations, shall be clearly described where such data occur in the above documents. Local governments are encouraged to use graphics and other techniques for making support information more readily useable by the public. (b) This chapter shall not be construed to require original data collection by local government; however, local governments are encouraged to utilize any original data necessary to update or refine the local government comprehensive plan data base so long as methodologies are professionally accepted. (c) Data are to be taken from professionally accepted existing sources, such as the United States Census, State Data Center, State University System of Florida, regional planning councils, water management districts, or existing technical studies. The data used shall be the best available existing data, unless the local government desires original data or special studies. Where data augmentation, updates, or special studies or surveys are deemed necessary by local government, appropriate methodologies shall be clearly described or referenced and shall meet professionally accepted standards for such methodologies. Among the sources available to local governments are those identified in "The Guide to Local Comprehensive Planning Data Sources" published by the Department in 1989. Among the sources of data for preliminary identification of wetland locations are the National Wetland Inventory Maps prepared by the U.S. Fish and Wildlife Service. (d) Primary data sources such as United States Census reports, other government data documents, local computerized data, and original map sheets used to compile required maps need not be printed in their entirety within either the support documents or the comprehensive plan. Summaries of support documents shall be submitted to the Department along with the comprehensive plan at the time of compliance review to aid in the -- Department's determination of compliance and consistency. As a local alternative to providing data and analyses summaries, complete data and analyses sufficient to support the comprehensive plan may be submitted to the Department at the time of compli-ce review. The Department may require submission of the complete or more detailed data or analyses during its compliance review if, in the opinion of the Department, the summaries are insufficient to determine compliance or consistency of the plan. (e) The comprehensive plan shall be based on resident and seasonal population estimates and projections. Resident and seasonal population estimates and projections shall be either those provided by the University of Florida, Bureau of Economic and Business Research, those provided by the Executive Office of the Governor, or shall be tenerated by the local government. If the local rovernment chooses to base its plan on the figures provided by the niversity of Florida or the Executive Office 0 the Governor, medium range projections should be utilized. If the local government chooses to base its plan on either low or high range projections provided by the University of Florida or the Executive Office of the Governor, a detailed description of the rationale for such-a choice shall be included with such projections. I. If the local government chooses to prepare its own estimates and projections, it shall submit estimates and projections and a description of the methodologies utilized to generate the projections and estimates to the Department with its plan when the plan is due for compliance review unless it has submitted them for advance review. If a local government chooses to prepare its own resident and seasonal population estimates and projections, it may submit them and a description of the methodology utilized to prepare them to the Department prior to the time of compliance review. The Department may request additional information regarding the methodology utilized to prepare the estimates and projections. 2. The Der,artment will evaluate the application of the methodology utilized by a local government in preparing its own popu ation estimates and wojeclIons and determine whether the particular methodology is professionally accepted. The Department sha I provide its findin~s to the local government within sixty days. In addition, the Department shall make available, - upon request, eginning on December 1,1986, examples of methodologies for res.dent and seasonal population estimates and projections that are deemed by the Department to be professionally acceptable. The Department shall be guided by the Executive Office of the Governor, in J'articular the State Data Center, in its review of any population estimates, projections, or methodologies propose by local governments. (I) Local governments may submit textual portions of the proposed or adopted comprehensive plan or plan amendment, or their support documents, in the form of electronic processing storage media. A local -- 17 02/2002 ~..-.- --...- ----_..~._. government wishing to do this must first veritY with the Department that the programs necessary to access the media are available to the Department and other agencies and, if so, then send one hard copy and clearly labeled .- storage media copies for distribution to external agencies. (g) A local government may include, as part of its adopted plan, documents adopted by reference but not incorporated verbatim into the plan. The adoption by reference must identitY the title and author of the document and indicate clearly what provisions and edition of the document is being adopted. The adoption by reference may not include future amendments to the document because this would violate the statutory procedure for plan amendments and frustrate public participation on those amendments. A local government may include a provision in its plan stating that all documents adopted by reference are as they existed on a date certain; Documents adopted by reference that are revised subsequent to plan adoption will need to have their reference updated within the plan through the amendment process. Unless documents adopted by reference comply with paragraph 9J-5.005(2)(g), F.A.C., or are in the F.S., the FAC., or the Code of Federal Regulations, copies or summaries of the documents shall be submitted as support documents for the adopted portions of the plan amendment. 9J-S.006 Future Land Use Element. The purpose of the future land use element is the designation of future land use patterns as reflected in the goals, objectives and policies of the local government comprehensive plan elements. Future land use patterns are depicted on the future land use map or map series within the element. (I) Existing Land Use Data Requirements. The element shall be based upon the following data requirements pursuant to subsection 9J-5.005(2), F.A.C. (a) The following generalized land uses or conditions shall be shown on the existing land use map or map series: I. Residential use; 2. Commercial use; 3. Industrial use; 4. Agricultural use; 5. Recreational use; 6. Conservation use; 7. Educational use; 8. Public buildings and grounds; 9. Other public facilities; - 10. Vacant or undeveloped land; and II. Historic resources. (b) The following natural resources shall be shown on the existing land use map or map series: I. Existing and planned public potable waterwells and wellhead protection areas; 2. Beaches and shores, including estuarine systems; 3. Rivers, bays, lakes, floodplains, and harbors; 4. Wetlands; and 5. Minerals and soils. (c) The approximate acrea~e and the general range of density or intensity of use shall be provided in tabular fonn for the gross and area included in each existing land use category. (d) If detennined by the local ftovernment to be appropriate, educational uses, public buildings and grounds'll!ld other public faci Ities may be shown as one land use category on the existing land use map or map senes. (e) If the local government has detennined it necessary to utilize other categories of the public and private use of land, such categories of land use shall be shown on the existing land use map or map senes, and clearly identified in the legend. (!) The existing land use map or map series shall: I. Indicate the generalized land uses of land adjacent to its boundaries; municipalities shall also indicate uninco'1'orated enclaves located within their corporate limits; 2. IdentItY any areas that fall within a designated area of critical state concern, pursuant to Section 380.05, F.S.; and 3. Identity any existing dredge spoil disposal sites for coastal counties and municipalities that have dredge spoil disposal responsibilities. (g) Population projections as prescribed in the general requirements section of this chapter. (2) Land Use Analysis Requirements. The element shall be based upon the following analyses which support the comprehensive plan pursuant to subsection 9J-5.005(2), F.A.C. - 18 0212002 , --..---.-...---......---- (a) An analysis of the availability !;>f facilities and services as identified in the traftic circulation, transportation, and sanitary sewer, solid waste, drainage, potable water and natural groundwater aquifer recharge elements, to ,-- serve existing land uses included in the data requirements above and land for which development orders have been issued; (b) An analysis of the character and magnitude of existing vacant or undeveloped land in order to determine its suitability for use, including where available: 1. Gross vacant or undeveloped land area, as indicated in paragraph (l)(b); 2. Soils; 3. Topography; 4. Natural resources; and, 5. Historic resources; (c) An analysis of the amount ofland needed to accommodate the projected population, including: I. The categories of land use and their densities or intensities of use, 2. The estimated gross acreage needed by category, and 3. A description of the methodology used; (d) An analysis of the need for redevelopment including: 1. Renewal of blighted areas, and 2. Elimination or reduction of uses inconsistent with the community's character and proposed future land uses; (e) An analysis of the proposed development and redevelopment of flood prone areas based upon a suitability determination from Flood Insurance Rate Maps, Flood Hazard Boundary Maps, or other most accurate information available. - - (I) For coastal counties and municipalities with dred~e spoil responsibilities, include an analysis of the need for additional dredge spoil disposal sites throug the long term planning period established in the plan. (g) An analysis of proposed development and redevelopment based on recommendations, deemed appropriate by the local government, contained in any existing or future hazard mitigation reports. (3) Requirements for Future Land Use Goals, Objectives and Policies. (a) The element shall contain one or more goal statements which establish the long-term end toward which land use programs and activities are ultimately directed. (b) The element shall contain one or more specific objectives for each goal statement which address the - requirements of paragraph 163.3 I 77(6)(a), F.S., and which: I. Coordinate future land uses with the appropriate topography and soil conditions, and the availability of facilities and services; 2. Encourage the redevelopment and renewal of blighted areas; 3. Encourage the elimination or reduction of uses inconsistent with the community's character and future land uses; 4. Ensure the protection of natural resources and historic resources; 5. Coordinate coastal plalUlinf, area population densities with the appropriate local or regional hurricane evacuation plan, when applicab e; 6. Coordinate future land uses by encouraging the elimination or reduction of uses that are inconsistent with any interagency hazard mitigation report recommendations that the local government determines to be appropriate; 7. Coordinate with any a~ropnate resource plalUling and management plan prepared pursuant to Chapter 380, F.S., and approved by the overnor and Cabinet; 8. Discourage the proliferation of urban sprawl; 9. Ensure the availability of suitable land for utility facilities necessary to support proposed development; 10. Encourage the use of innovative land development regulations which may include provisions for planned unit developments and other mixed land use development techniques; and 11. Ensure the availability of dredge spoil disposal sites for coastal counties and municipalities that have spoil disposal responsibilities. (c) The element shall contain one or more policies for each objective which address implementation activities forthe: I. Regulation of land use categories included on the future land use map or map series; subdivisions; signage; and areas subject to seasonal or periodic flooding; 2. Provision for compatibility of adjacent land uses; 3. Provision that facilities and services meet the locally established level of service standards, and are available concurrent with the imp'acts of develofament, or that development orders and permits are specifically conditioned on the avadabiliW of the acilities and services necessary to serve the proposed development; and that facilities that provide uti ity service to the various land uses are authorized at the same time as the land uses are authorized; - 19 02/2002 ^._---~,-->,._. 4. Provision for drainage and storm water management, open space, and safe and convenient on-site traffic flow, considering needed vehicle parking; ,- 5. Provision of mixed land use designation policies, if locally desired; 6. Protection of potable water wellfields by designating appropriate activities and land uses within wellhead protection areas, and environmentally sensitive land; 7. Establishment of standards for densities or intensities of use for each future land use category; _ 8. Identification, designation and protection of historically significant properties; and 9. Designation of dredge spoil disposal sites for counties and municipalities located in the coastal area and include the criteria for site selection established in consultation with navigation and inlet districts and other appropriate state and federal agencies and the public. Site selection criteria shall ensure sufficient sites to meet future needs, be consistent with environmental and natural resource protection policies established in the elements of this plan and meet reasonable cost and transportation requirements. (4) Future Land Use Map. (a) The proposed distribution, extent, and location of the following generalized land uses shall be shown on the future land use map or map series: I. Residential use; 2. Commercial use; 3. Industrial use; 4. Agricultural use; 5. Recreational use; 6. Conservation use; 7. Educational use; 8. Public buildings and grounds; 9. Other public facilities; and 10. Historic district boundaries and designated historically significant properties meriting protection. _ _ 11. Transportation concurrency management area boundaries or transportation concurrency exception area boundaries, if any such areas have been designated. 12. Multimodal transportation district boundaries, if any such areas have been designated. (b) The following natural resources or conditions shall be shown on the future land use map or map _. series: 1. Existing and planned public potable waterwells and wellhead protection areas; 2. Beaches and shores, including estuarine systems; 3. Rivers, bays, lakes, flood plains, and harbors; 4. Wetlands; 5. Minerals and soils; and 6. Coastal high hazard areas. (c) Mixed use categories of land use are encouraged. If used, policies for the implementation of such mixed uses shall be included in the comprehensive plan, including the types of land uses allowed, the percentage distribution among the mix of uses, or other objective measurement, and the density or intensity of each use. (d) If detennined by the local government to be appropriate, educational uses, public buildings and grounds, and other public facilities may be shown as one land use category on the future land use map or map series. (e) If the local government has detennined it necessary to utilize other categories of the public and private use of land, such categories of land use shall be shown on the future land use map or map series. (t) The future land use map or map series of a county may also designate areas for possible future municipal incorporation. (5) Review of Plans and Plan Amendments for Discouraging the Proliferation of Urban Sprawl. (a) Purpose. The purpose of this subsection is to give guidance to local governments and other interested parties about how to make sure that plans and plan amendments are consistent with relevant provisions of the state comprehensive plan, regional polioy plans, Chapter 163, Part II, F.S., and the remainder of this chapter regarding discouraging urban sprawl, including provisions concerning the efficiency of land use, the efficient provision of public facilities and services, the separation of urban and rural land uses, and the protection of agric ulture and natural resources. (b) Detennination. The detennination of whether a plan or plan amendment discourages the proliferation of urban sprawl shall be based upon the standards contained in this subsection. (c) In general. The discouragement of urban sprawl accomplishes many related planning objectives. The purpose of this subsection is to provide a general methodology for examining whether or not a plan or _. 20 02)2002 _. ---- .--.--- ---- plan amendment discourages the proliferation of urban sprawl. This subsection is organized into twelve ,- paragraphs, paragraphs (5)(a) through (5)(1). Nothing in this paragraph (5) shall be interpreted to require that a local government submit information beyond the infonnation required by other provisions of this chapter. (d) Use of indicators. Paragraph (5)(g) describes those aspects or attributes of a plan or plan amendment which, when present, indicate that the plan or plan amendment may fail to discourage urban sprawl. For purposes of reviewing the plan for discouragement of urban sprawl, an evaluation shall be made whether any of these indicators is present in a plan or plan amendment. If an indicator is present, the extent, amount or frequency of that indicator shall be considered. The presence and potential 'effects of multiple indicators shall be considered to detennine whether they collectively reflect a failure to discourage urban sprawl. (e) Methodology for determining indicators. Paragraphs (5)(h) through (5)0) describe the three major components of a methodology to determine the presence of urban sprawl indicators. Paragraph (5)(h) describes how land use aspects of a plan shall be analyzed. The land use element, including both the future land use map and associated objectives and-policies, represents the focal point of the local government's planning effort. Paragraph (5)(i) describes the unique features and characteristics of each jurisdiction which provide the context of the analysis and which are needed to evaluate the extent, amount or frequency of an indicator and the significance of an indicator for a specific jurisdiction. Paragraph (5) 0) recognizes that land use plans generally may be significantly affected by other development policies in a plan which may serve to mitigate the presence of urban sprawl indicators based on the land use plan alone. Paragraph (5)0) describes development controls which may be used by a local government to mitigate the presence of sprawl. (I) Analysis components. subsection (5)(k) describes how the analysis components described in - subsections (5)(h) through (5)0) are combined in a systematic way to detennine the presence of urban sprawl indicators. (g) Primary indicators. The primary indicators that a plan or plan amendment does not discourage the proliferation of urban sprawl are listed below. The evaluation of the presence of these indicators shall consist of an analysis of the plan or plan amendment within the context of features and characteristics unique to each locality in order to determine whether the plan or plan amendment: I. Promotes, allows or designates for development substantial areas of the jurisdiction to develop as lowintensity, low-density, or single-use development or uses in excess of demonstrated need. 2. Promotes, allows or designates significant amounts of urban development to occur in rural areas at substantial distances from existing urban areas while leaping over undeveloped lands which are available and suitable for development. 3. Promotes, allows or designates urban development in radial, strip, isolated or ribbon patterns generally emanating from existing urban developments. 4. As a result of premature or poorly planned conversion of rural land to other uses, fails adequately to protect and conserve natural resources, such as wetlands, floodplains, native vegetation, environmentally sensitive areas, natural groundwater aquifer recharge areas, lakes, rivers, shorelines, beaches, bays, estuarine systems, and other significant natural systems. 5. Fails adequately to protect adjacent agricultural areas and activities, including silviculture, and including active agricultural and silvicultural activities as well as passive agricultural activities and donnant, unique and prime fannlands and soils. 6. Fails to maximize use of existing public facilities and services. 7. Fails to maximize use of future public facilities and services. 8. Allows for land use patterns or timing which disproportionately increase the cost in time, money and energy, of providing and maintaining facilities and services, including roads, potable water, sanitary sewer, storrnwater management, law enforcement, education, health care, fire and emergency response, and general government. 9. Fails to provide a clear separation between rural and urban uses. -- 21 02/2 002 ._,,--~ -----_...- 10. Discourages or inhibits infill development or the redevelopment of existing neighborhoods and communities. '~" 11. Fails to encourage an attractive and functional mix of uses. 12. Results in poor accessibility among linked or related land uses. 13. Results in the loss of significant amounts of functional open space. (h) Evaluation of land uses. The comprehensive plan must be reviewed in its entirety to make the determinations in (5)(g) above. Plan amendments must be reviewed individually and for their impact on the remainder of the plan. However, in either case, a land use analysis will be the focus of the review and constitute the primary factor for making the determinations. Land use types cumulatively (within the entire jurisdiction and areas less than the entire jurisdiction, and in proximate areas outside the jurisdiction) will be evaluated based on density, intensity, distribution and functional relationship, including an analysis of the distribution of urban and rural land uses. Each land use type will be evaluated based on: 1. Extent. 2. Location. 3. Distribution. 4. Density. 5. Intensity. 6. Compatibility. 7. Suitability. 8. Functional relationship. 9. Land use combinations. 10. Demonstrated need over the planning period. (i) Local conditions. Each of the land use factors in (5)(h) above will be evaluated within the context of features and characteristics unique to each locality. These include: 1. Size of developable area. 2. Projected growth rate (including population, commerce, industry, and agriculture). 3. Projected growth amounts (acres per land use category). - 4. Facility availability (existing and committed). 5. Existing pattern of development (built and vested), including an analysis ofthe extent to which the existing pattern of development reflects urban sprawl. 6. Projected growth trends over the planning period, including the change in the overall density or intensity of urban development throughout the jurisdiction. 7. Costs of facilities and services, such as per capita cost over the planning period in terms of resources and energy. 8. Extra-jurisdictional and regional growth characteristics. 9. Transportation networks and use characteristics (existing and committed). 10. Geography, topography and various natural features of the jurisdiction. Gl Development controls. Development controls in the comprehensive plan may affect the determinations in (5)(g) above. The following development controls, to the extent they are included in the comprehensive plan, will be evaluated to determine how they discourage urban sprawl: I. Open space requirements. 2. Development clustering requirements. 3. Other planning strategies, including the establishment of minimum development density and intensity, affecting the pattern and character of development. 4. Phasing of urban land use types, densities, intensities, extent, locations, and distribution over time, as measured through the permitted changes in land use within each urban land use category in the plan, and the timing and location of those changes. 5. Land use locational criteria related to the existing development pattern, natural resources and facil ities and services. 6. Infrastructure extension controls, and infrastructure maximization requirements and incentives. 7. Allocation of the costs offuture development based on the benefits received. 8. The extent to which new development pays for itself. 9. Transfer of development rights. 10. Purchase of development rights. 11. Planned unit development requirements. -- 12. Traditional neighborhood developments. 22 02/2002 13. Land use functional relationship linkages and mixed land uses. -'- 14. Jobs-to-housing balance requirements. 15. Policies specifying the circumstances under which future amendments could designate new lands for the urbanizing area. 16. Provision for new towns, rural villages or rural activity centers. 17. Effective functional buffering requirements. 18. Restriction on expansion of urban areas. 19. Planning strategies and incentives which promote the continuation of productive agricultural areas and the protection of environmentally sensitive lands. 20. Urban service areas. 21. Urban growth boundaries. 22. Access management controls. (k) Evaluation of factors. Each of the land use types and land use combinations analyzed in paragraph (5) (h) above will be evaluated within the context of the features and characteristics of the locality, individually and together (as appropriate), as listed in paragraph (5)(i). lfa local government has in place a comprehensive plan found in compliance, the Department shall not find a plan amendment to be not in compliance on the issue of discouraging urban sprawl solely because of preexisting indicators if the amendment does not exacerbate existing indicators of urban sprawl within the jurisdiction. (I) Innovative and flexible planning and development strategies. Notwithstanding and as a means of addressing any provisions contained in subparagraphs 9J-5.006(3)(b)8., 9J-5.011(2)(b)3. and subsection 9J-5.003(140), F.A.C., and this subsection, the Department encourages innovative and flexible planning and development strategies and creative land use planning techniques in local plans. Planning strategies and techniques such as urban villages, new towns, satellite communities, area-based allocations, clustering and open space provisions, mixed-use development and sector planning that allow the conversion of rural and agricultural lands to other uses while protecting environmentally sensitive areas, maintaining the economic viability of agricultural and other predominantly rural land uses, and providing for the cost-efficient delivery of public facilities and services, will be recognized as methods of discouraging urban sprawl and will be determined consistent with the provisions of the state _. comprehensive plan, regional policy plans, Chapter 163, Part II, F.S., and this chapter regarding discouraging the proliferation of urban sprawl. (6) Multimodal Transportation District. Multimodal transportation districts may be established by local option for areas for which the local government assigns priority for a safe, comfortable, and attractive pedestrian environment. The local government must establish community design standards for the district to reduce vehicle miles traveled and to support an integrated, multi modal transportation system that includes the elements for community design specified in Section 163.3 I 80(15)(b), F.S. .- 23 02/2002 --_._-- -.--- -.-..- , ;~-;;- ':" : ~ f J";" ~ ". j, 1>:"'" ~ ~",.,. " Comprehensiye p,roo Amendment Process . '. ~ ._. . , " ....Section f .3184, FloIfda "' '", " ," ...",., ,,,*'\h'~ . ~~ iJ. ~'~ ~ ~ Proposlld Pr,ma Lo:" goy~rrmctlttr:tn.mill1hrM CQpifi;oI Lootl \1O'lClnlTletltanlJ tt'leplcln~lMI\dmw,l\folItl<ilO"'IAIrtm.tntQf og.Il-1"" nulfWd ,;o..1.I,,~11:.J CommW'ly AlTwllio (DC") and.,.-:. o:opr to ~1,,~gl#lfJl!t'lll~ "'''~IU..<lI'''~'' rcvNWl9cne~! tf,.:...~"..,..........., -- twfIlIn,,"_k"*I<IQ/I /tI\1C!W,":!"""'~I'I'" _. "C'~'lf/Ibd.u I. RevieW IAIf'lCle" r'lCklde: jp"f09N~ r~~IOfl~1 PIAl\rlillQ ~l.d'Ioi :ll'ld 'MUar Ma.'lIll':1MHl{ C(cIJIaLc.,,IlultflV1rt01 T,;,t,I'l'f>>rtJfb:o,Oepa"".'nrfi F.:1Wirnnme;ntal Pratoction, - OcPllrtrnoftt ",. Sbt.; til, 2PPl:Jplwt... I..ol* pMlIM1'\t requa~ Rti:l~lM Ft.nn~ CtlunrJllHfql GOuntvimut'liciPllI pI~'lill'llI""f1"IIl$ ~~"","...,.,r~lJ.ut -R. ,# A~ ~er8/'ll'l .___nttt, 0Cr\ reque1:t to Ol'\lrl; tn. norltl, rIM ,..1Id V\.1tlliftl MrP'I1().' ~","~'WIIl/I.IQ.r-1NfM (".('I"""""'MlOI'I COrl"rlllSlllon il':c1 tho oeP4fU"lCl1t~,\"licuItVr.~ -- C"nwlTlll' s.."~, {<)")i<llty fll,,,. + .jo..,.. ,..""rt( r" 1'("'-" ~1'\hI<Wy):ArwlItwl Oep.~nt d !;dwClllion (~L.blIG ...- ...... .ulll,irolll""..l r,""n;.~ ........,,: u'\~f) -- -- oCA~tc">>':'t.,;.~t.f., __....- OCJ\not~ ......... "Xf~:''''~ _",- lu<....I~.n"t'IW"tnl'it!lI ...-........ to..,..,,.. """"'- ....... .;loIoQ~IIo"""Ji_ (WJ,"""J~~. _...~ --, ................... ~~.. ~-_.~ -...........r---.. J ~.v.,/t~"/rt.... ~----------- ---------------.-. ._k_______________~__________ . - --- . Ado led Prlose -1 ~llp~"l'MI'Ir'ldoptSplan llmcndmontG wIf1....l'If',:t"," dR, (,",NIl 11(I .- '..,~_~.,Of!C..._..f2licu)'.Ibr.1l #A~IwI""" .-..Ilif. _..... .... -- lOo:lllollfwltllf"'lrt~bl\1bttlr",<!'o C4pi,,~ <)f lII.....ptcd ;111I" amQll~montto nCA: onl) oopy!O r.vi..w .",.Ilci..f..' (ll'..u.""u..........."v.~.,_pt....., ..,UM"~,I_j,it;.,:," ..im OIfj"',Yf.":,, Ct..",~.~.. .{I"~h"'.,..,..-4"_~..'nllfal R&,*,.'lUlllf ..1111 qt' ObjlaffNIS" ./_'Y........ ..3 . .......-OC^z~-...... WC" .....- ,....." I~'"'J ~Q/I"'*'*(NCIl,.~"':,....._ ''''. "J,.~ (NoQ..pl'~i8I..,..Of~I.. ,...........,,~\O'IIfI(M'.....-'- ...,.,w....",...,..!!~!~L__ ......!!::'......--.,........- '-r::-- ,~~<<rnr....,f'fII'Ja1t<<~ "/lIl7m1J1ldUl<<" 1'l;:h.~<gtod,lY ":JCA..j..,.~'Y.Itf""'~W ~'u't1nr:t1n 'rllcomllhancc::ldopt.d QI':'Q!lIC;d, ce,.rr.pU;nc. i!Imendll*"l,v. lVl..i tl.;lQUatlon I'I'IAY IiIOVlNT\/'I'!'!"t..III" ""'..&'lurred!Oe.ubr'rConlt ll-.cdlo(l copy g( Ih_ ~'u~.oJ '.VOI;IH"r..:;. ~1I5<:1d."rn<>rvIf,....nt ~ l~A AM rl'.It fir-:; :_-+- IlQrt.e:'!",cmtj:u.J lUt;A?(MmnW~~ (&Il1tod:;;'I\.I"" 'l'4lJIIMlc...pl.lhll:\..,.:C' Ccrrrniclci\Y.l F'r1~ 0r0_ OCAcr^dtr'.lrJctr;t<iicll :,l1r1.Olr-rturccclpt?t .,.~ . anw<'1l'Ml'lt Cl)mn'iuiOfl ,.".1 f~r CCl'l1IIll:.llIt..-"...."....\IltO,t pl.:r.u~f(to il.fllIllmih,mt l':(.....-tl'/liI!j...t..____.._~ .",1e'3.31;:j~(1m, !1ifl'.:crlYi:l.Dato ~LoXJlI.I:":~., F.~J. ,atIljrm'~Nth"" - ~t1"""".M~r~i:. O...#lW.... <<111 &,~' r.'';''''~1l. I\"..~, 'Tm"t~ ,..t"",,,.~ unehcnae4 rl~u' lit.. l~"4/C:fIlml/tTl",U;(rf!.:lM!,t.Q1ro~;l17lf': prcpO...ed"{1"'ftdl~ ..",I.:,."'...ob"".......)".tL=..."",,.1.,,,. U~1o..U /lw11OO2 w.....T)ut 1'I'I"'ll'IWl!itlal1(J Nl "'nr.lf'lO:lC WC:O rJlt,.,,.,..;ayar:JtI'~u l,nCtyOllt,aD-pll'lt,,,,,,l.. -,~. __m_ _. - - -.'"'- 24 02J2002 ._..~_._--~..._"..'_..__._,_._- Legal Description for Half Circle L Ranch - A parcel of land lying in Township 46 South, Range 30 East Collier County, Florida, and Township 46 South, Range 31 East Hendry County Florida, being more particularly described as follows: Collier County: Sections 13, 14, 15,22, 23, 24, 25, 26, and 27, Township 46 South, Range 30 East, Collier County, Florida. Less Beginning at a 4" X 4" concrete monument established by Collier County surveyors in 1935 with a brass disk inscribed "Collier County, R-30-E, 25, 36, 30, 31, R-31-E, Hendry County", marking the Southeast corner of Section 25, Township 46 South Range 30 East, Collier County, Florida; run North 00'09'45" East, 2635.56 feet along the East line of said Section 25 to a 4" X 4" concrete monument established by Collier Company surveyors in 1935, with a brass disk inscribed "Collier County, R-30-E, V. , 25, 30, R-31-E, Hendry County", marking the East Quarter comer of said Section 25; thence North 00' 09' 45" East, 2635.56 feet to a 4" X 4" concrete monument established by Collier Company surveyors in 1935, with a brass disk inscribed "Collier County, R-30-E, 24, 25,19,19,30, R. 31-E, Hendry County", marking the Northeast corner of said Section 25; thence North 89' 49' 16" West, 1473.92 feet to a '/. " iron rod and cap stamped "SMT LB 6627", thence - North 89'48'53" West, 3872.80 feet to a '/. " iron rod and cap stamped "SMT LB 6627"; thence South 00'04'38" West, 5279.30 to a '/, " iron rod and cap stamped "SMT LB 6627"; thence South 89'54'15" East, 5338.86 feet to the Point of Beginning. .- "1;'.,2001 '.2'-"U: 11 ! ".,:,rr".Le1": D('C~u;~.tOr1 to:;., 1t,lif Cialt,' ~ R.OIlChd'.,; -..------".. " I . .- 2053683 OR: 2180 PG: 1441 -- 1I1111l:la _ d CIIWII_, n 8'8m It 8'1lII1IIlIf I. .... CUll IRID II.. - I." .,_4 .'.11 .11 THIS INSTRUMEl'fT PUPAREIlIY, .11: _11lIIIII JAMES C. STEWART, JR., ESQUIRE llU_alilllll STEWART" STORTER, ATTORNEYS A'f'I!fM'o 1Itl, S.IleIOl JUI CO.o.,. Rood 951 CeIda Gall, Flo.... 33999 TtIeplaoa. N...... (941) 35J.1~ W_'IIneI'i' otTilie 1...1001100 CORRECTIVE QUIT CLAIM DEED THIS INDENT1J1lE, made IS of !he F1FTll IS'") day of Jllluary. 1919. belw..n MILES B. SCOnELD. also Iu10wn IS MILES SCOFIELD, IS life 1c1lCll IS to an UDdivided I un perceIIt 1_ wilh lbe romaindcr In fee simple to MlCHAlI- KIP SCOFIELD. SUZANN SCOFIELD PAULA. formerly known IS SUzANNE SCOFIELD CAMP. DANE SCOFII:LD. LAURIE SCOFIELD. .bo known IS LAURA SCOFIELD. oad MJLES L SCOFIELD. MILES B. SCOFIELD. also known os MILES SCOnELD IS to III undivided 36.486 perccnI inlel'eSl, MICHAEL KIP SCOFIELD. IS to OIl undivided 11.4655 _, 111lClnl. SUZANN SCOFIELD PAULA. fonnerty knoWII IS SUZANNE SCOFIELD CAMP. IS to on IDldlvkIcU I J .465S perteftl inlclesl. DANE SCOFIELD. os to OIl undivided 10.17S pel'Celll inlC1'1:S1. LAURJE SCOmLD. also knoWII OS LAURA SCOFIELD. os to III undivided 0,14J pm:eaI i....ra<, ond MILES L SCOFIELD... to an undlvlded 10.733 fICrCCIlI i......... all dolq busl.... os HALF CIRCLE L RANCH PARTNERSHIP,. FIortda 1..,.",1 )lII1llmblp, IS !he remoIaiaa pIIlIImofHALF CRCLI L RANCH PARTNERSHIP, . F10rlda ........ --"Ip. and IS ....... ror HALF CIRCLE L RANCH .-.- P ARTNIRSHIP. . Florida pnenJ pllUlmhip. maillq oddrcss of all of wbom Is 3514 Excbanse A.enue. Noplcs, Ploricla 33942. IS ....lOn (colletti.ely. "OrInton"). and HALF CIRCLE L RANCH PARTNERSHIP, . Florida lencroI poMenhip. wbooo mailinl Iddrcsl is 3514 Exehanac Avenue. Naples. Florida 33942. IS II"fl'"" (''Onntcc'). WITN ESSETH: TIlAT Onnlon, for and in <OIISidcration of the sum of TEN AND NOIIOO$ DOLLARS ($ 10.00). oad otbcr loocI one! valuable COftSlderalion. d1e roc:cipt and suIl'lCI....y of which is hmby acknowlodcc<l, have remised. re\cased. II1d quilClalmcd 10 Oraneoo. Oran....s hctts ODd u.... fon:vcr. ell of 0ran1On' I........ .. Ihosc .....In lORds lyi.. ond beina In ColUer COlOlly. Florida. and more panicularly dcoeribcd IS follows, All of Sections 13. 14, 15.22.23.24,26. ond 27, Township 46 Saudi. Rance 30 EI:t. Celli... COUllly. Floridol. TOGETHER WITH ALL OF GRANTOR'S INTIRDTS IN AND TO THOSE CERTAIN EASEMENTS RESERVED AND COVENANTS CREATED IN THAT CERTAIN CORRlCI'IVI: QUIT CLAIM DEED DAUD AS 0' THE FIFTH (5") DAY Ot;i:RY. 1919, Al'ID RECORDED MAY 996, AT OmClAL RJ:COIID6 BOOK PAGES 1m.. THROUGH 1'1-3:1 . INa.USIVE, PUBLIC RECOIID6 or COLLIER COUNTY. n.oRlDA, IN 'AVOR OF GRANTOR'S, GRANTOR'S HtlRS, SUCCESSORS, AND ASSIGNS -- --~.__.- --,.-.--.---.--'..- _._.w_.__ --,_._-~-._-,._~"- I UK: l18U PG: 1442 , - fOREVER OVER AND ACRos.. SECTION 15, TOWNSHIP -l6 SOUTH. RANGE 30 EAlIT. .._U~ COLLIER COUNTY, FLORIDA. THE FOREGOING PROPERTY IS NOT THE HOMESTEAD OF ANY OF THE GRANTORS NOR CONTIGVOVS THERETO, THIS CORRECTIVE QUIT CLAIM DEED SUPPLEMENTS THAT CERTAIN QUIT.cLAJM DEED DATED JANUARY 5, 1989, AND RECORDED JAI'llJARY 11,1919, AT OFFICIAL RECORDS BOOK '489, PAGES 1198 THROUGH 1100. INCLIISIVE, PUBLIC RECORDS OF COLLIER COllNTY, COLLIER (THE "TAYLOR DEED"~ IN THAT THE TAYLOR DEED, THIS CORRECTIVE QUIT CLAIM DEED, AND OTHER CORRECTIVE QIIIT CLAIM DEEDS EXECUTED SUBSTANTIALLY CONTEMPORANEOUSLY AND RECORDED Sl1lISTAl'rrIALLY CONTEMPORANEOlJSLY WITH THIS CORRECTIVE QUIT CLAIM DEED TOCF.THER EVIDENCE THE CONVEYANCE OF REAL PROPERTY VPON THE WITHDRAWAL OF CERTAIN OF THE PARTNEllS or A FLORIDA GENERAL PARTNERSHIP EFI"ECTlVE JAl'IVARV 5, "It. AND THE CONTINUATION OF THE BVSINESS OF THE FLORIDA GENERAL PARTNERSHIP BY THE REMAINING PARTNERS CONTINUALLY SINCE JANtJAJlV 5. 1989. THIS CORllECTIVE QUIT CLAIM DEED IS EXEMPT FROM THE DOCVMENTARY STAMP TAX IMPOSED PURSUANT TO CHAPTER lOl, FLORIDA STATlJTES ANNOTATED (1919" SUPP. 1996) BV VIRTlJE OF THIS CORalCTIVE QUIT CLAIM DEED BEING (I) GIVEN fOR NO CONSIDERATION AS DESCRIBED IN FLORIDA AIJMlNISTRA TIVE CODE RULE lZB-4.014(%~ (II) A CORRECTIVE INSTRUMENT PIJRSVANT TO FLORIDA ADMINISTRATIVE CODE RVLE 118- UI4(3), (e) A DEED GIVEN BY AGENTS TO TIWR PRINCIPAL DElICIUBED IN FLORIDA ADMINISTRATIVE CODE RVLlIIB-4.0I4(5), AND (eI) A DEED BY THE SOLE OWNERS OF PROPERTY TO A GENERAL PARTNERSIDP OF WHICH THE GRANTORS ARE SOLI OWNERS PURSUANT TO FLORIDA ADMINISTRATIVE COOt RVLE 111J.4.14(1 O)(b), AS EFFECTIVE ON JANUARV 5, 1919. TO HAVE AND TO HOLD IIlc same ll"ether with all and Mllwar 1hc --..lhcrcto bcIOllllin, 01 in .on,.,.u.ll'9<IlIlninllo IllcI alIlhc _.., riaJu. title. ;-. IIId claim wbot_ or ClrInAon or Illy or 0_. .{\her In II., Of in equity. 10 1bc only proper _ bcncfi~ IllcI behoor of OraJllta. IN WITNESS WHEUor. GRnt0t3 h... hc.....to sel Orllltors' hinds II1d 2 -, - ,-_._._--_._.~_.~.. . , OR: 2180 PG: 1443 . 1Calo.. oftbc day IIIlI year tlnl...... wnUcft. I Wi........: ~./,A/~ ~. I AaD1I' Wow: ~.",._ c.. N~I r I ~ IV~ 1U.. b. 5'~ PIlat' '._ below: MILlS.. SCOrmLD, aIoo u ~ MlLlSSCOm:LD (1t.1l1!f! 11Iff:~ ~~/~ .s name below: ~". C..',.J~ , ~./" 1# ~ ~~.. ~..~ow: MI laP ~ ~, I. I",,/( ~IM~ ,y~ ~ PrInt wllnl.1.-.e - -_,>a l G~. {{,;, \~i~:'-' ~~~i?<. ~ f"l"o ~ ybownuS ZANNEsconELD . - CAMP ~ ,eq:: 7' :'I:f~ "h<<1 , , ~~ /:f ,/JA-- PriaI wi:tilllllllll ~: D ICOn "<W'Jt /M~ J ._--_._--._.'-'-- -- I III: 1I1O K: J lit ~ .'" Print of. ~\~ ~ . 111'\.: C Prim~~;~~^fL ~~ a-nU ~~./~~ . ._below: o } L"7 c. l\lc...l -d~tVL. - <JJi"fJJ;riJ PriDI... '. ...... below: L scon fk..11.M. ttolAl rll.. STATE or fUlRlDA COIINTY or COLUIR _. 1 Hunv CIllTlfY ..... GO "'" .,.. ..,.,. .... .. oIr_ ...,. __ 10 1M _ ... _.._Id..IIb~~IJI~MILII"lCOfllLD,"_" MILU scortELD. MICH.I.EL KIP ICOfIEUI, DAIlE SCOfIELD. IIlIl MILD L ICOIJELD. 0.-.10 lIlo roc........ (DIECK ONE (1)1 l<ll..... _I.. pdlNIIy __ w LJ """ provWod .. ...1lIftIclooI_ or IdondIr ~ ..... orYlllIi ond.... dlf lib .....", .. aM _ .. be 1M _ ... _ ... ........ _... ... _Icdpdbcf"", ........__....OMdtllc _...._", _lhcnill. tn...1. WITNESS my hand IIIld olllclol JNI ill......... .... _ Iot,.-. ohlc 15""", or ~.I996. JIv..L A. AllY P\J8UC - __..- (NOTAAV StAL) _-="':=:'::" ~B~V~~lY"S_8ELOW: '" 14.. elllNS PI. B LI!OlJIL V PRINT NOTARV'S COWIolISSIOII NUMBEI. BI!LOW: I' ,../1. ,.J.jj11:!l.- _ M)' _~ l...l- ..pi...: STA'n or fUlllIDA COIIPfTY or HIUoSIOROUGH I HIUBV CIm" ..... GO lIlb day, "',... .... .. .- ....Iy..._ hi 1M _ cod _ .. _14 .. .... ~ ...-BY __ SllZANN 1COfIW) 'AULA, f-v _ .. spzAIINS ICOFIELJ) CAMP, _ or.. _ lot IIw ....... _ ICHtcX ONE IIlI Ct.I- - I... -'''' __ wLJ -,...;w.....- ...-orldoodlyin lbo_ofYlllIi ..._......._....._ to"'''_ ..._.............1_...._--..._.......__ CUCIUd 1he SUM fbr",.,... III Awdt tbMln. 4 ..-.-....-. . - -_.,,_._--- -I ' , , . ttt OR: 2180 PG; 1445 ttt WITNESs my iliad "'" om.:ilIl ...110 ".. _ .... _ I... ._Id. 1lI.:r." 4Iy of ,-~ __,1996. 114'l~ '-'f\e;......~I\\ . ~,i....., "1<) I.J,~':'~ t._!:l" '.A ~::"'.:~ ..,~~..: . ,.:' NOTAAYPlJBUC- ATROfft.OOOAATLAaGE t.,e. .' . I . ., t'. '. " _.~. ;. ,.;.~ (IlOTAAY 5IlAL) IilIIc:NTt"l ..;..0, l." ;.~':a . .~ .~ PU.A5E ~v ~~~~~~ME 8ELOW: ,.......!'nl-.~l N::o/h. .. "l'iJJ ,. 4 ~'.'.C , ...... PUASE 1.E(l18~INT NOTARY.S COMMISSION H\JM8ER BELOW, t. :~J J/7d-.1I:L My ~iaioa aplrcs.: STAnOffLOIIIOA COUM'l' CN COWEll III&U8Y CERTIFY .... oalhi, <My. """"' .... .. .- dol, _ In .... _ "'" _ . ...... to.... _-..- pcncmIIy __ LAURlllCOflWl, ~_ LAIIIlA 5COnELIJ, ... 0(.... or-. In 1M InaoInI __ fCHIC!( O/IlE (Ill wldl _1..,...wIy~.rLJ_pN_""'__oI_1Iy1n _or WII'" ...wtoodid like .oodI.lO __lObo""_._ll>c ........_ond.~llctore...illllsudI__...._................ ...-.......... WITNESS .,y ..... Md oITociollUi in die _ IlId .-y Iul afamald, tIlbl ~ or =.1996, ".t< I't5 My convnluica .r:pirCl: ooo'(NrOOoT FOLIO # Q) --=- 000 r~S.;1.00o " Doc> g,5"t. 000' ............ - ....--......... OO"S'1"Looob D 00 '1 0 () r> 00 (;> r 000 '10 ()tf (;>00'1 000 q pi ').00 00 000 ~ol'ooo:;2. s -..------'--.- .~_....- .- HALF CIRCLE L RANCH TABLE OF CONTENTS: 1. Revisions to policies 1.2 and 3.2 of the RLSA shown as Exhibit IV.B 2. Location Map Exhibit V.A.l is attached that depicts the existing land use designations for the subject property. 3. Most recent aerial photo, Exhibit V.A.2, depicting the boundary of the subject property and land uses less land located in the Immokalee Area Plan. 4. RLSA FLUE map outlining the subject property, the proposed new land use designation as Exhibit V.B.l 5. Map of Natural Resource Index Values depicting the subject property and the lands identified as subject to this amendment is shown as Exhibit V.B.I.A 6. Summary Table is provided as Exhibit V.B.I.B that sets forth the total acreage of the existing and proposed land use categories for the property in its entirety. 7. Florida and Land Use Cover and Forms Classification System (FLUCCS Code) for .- the property as a whole and for the 2,432 acres subject to this amendment as Exhibit V.C.1. with land use cover classifications. 8. Soils map for the subject property and depicting the area subject to this amendment for the property as a whole, also shown as Exhibit V.C.l.A. 9. Map oflisted species known to occur on the site as Exhibit V.C.2 as recognized by the Florida Fish and Wildlife Commission. - _.._~,.- EXHIBIT IV.B "-- Proposed FLUE Policy Change (VII) Policy 1.21 (FLUE page 86 102) The incentive based Stewardship Credit System relies on the projected demand for Credits As the primary basis for permanent protection of flowways, habitats and water retention areas. The County recognizes that there may be a lack of significant demand for Credits in the early years of implementation, and also recognizes that a public benefit would be realized by the early designation of SSAs. To address this issue and to promote the protection of natural resources, implementation of the Overlay will include an early entry bonus to encourage the voluntary establishment of SSAs within the RSLA. The bonus shall be in the form of an additional one Stewardship Credit per acre of land designated as a HSA located outside of the ACSC and one-half Stewardship Credit per acre of land designated as HSA located inside the ACSC. The early entry bonus shall be available for five years from the effective date of the adoption of the Stewardship Credit System in the LDC. The early designation of SSAs, and resulting protection of flowways, habitats, and water retention areas does not require the establishment of SSAs or otherwise require the early use of Credits, and Credits generated under the early entry bonus may be used after the termination of the bonus period. The maximum number of Credits that can be generated under the bonus is 27,000 27.1 92 Credits, and such Credits shall not be transferred into or used within the ACSC. VII) = Plan Amendment by Ordinance No. 2002-54 on October 22, 2002 (VII) Policy 3.2 (FLUE page 88104) Listed animal and plant species and their habitats shall be protected through the establishment of Habitat Stewardship Areas (HSAs), as SSAs within the RLSA Overlay. HSAs are delineated on the Overlay Map and contain approximately 40,000 40.192 acres. HSAs are privately owned agricultural areas, which include both areas without these characteristics. These latter areas are included because they are located contiguous to habitat to help form a continuum of landscape that can augment habitat values. The overlay provides an incentive to permanently protect HSAs by the creation and transfer of credits, resulting in the elimination of incompatible uses and the establishment of protection measures described in Group I Policies. Not all lands within the delineated HSAs are comparable in terms of their habitat value; therefore the index shall be used to differentiate higher value form lower value lands for the purpose of Overlay implementation. Analysis of the Index Map Series shows that HSA lands score within a range of 0.6 to 2.2. There are approximately 13,800 14,631 acres of cleared agricultural fields located in HSAs. The average index score of HSA designated lands is 1.3, however, the average index score of the naturally vegetated areas with HSAs is 1.5 _. P:\OI31.5 Scofield. Ranch\EXHIBIT IVB LTR/2).doc __w~.._._,.__^'.~, ,._ -_.~- ~; I .~ ''''.1:\ I." , ~ '~j' Rl ," l'<'.'II' -- ,Xl ".>r; ._'..~~ .. 'j" i\ t " i~ l~ i~ l~ ,", _. I~ r ~"OUJt ~..:t,A If: 01 \10 ,.--..,..-... EXHIBIT VAl TOTAL SQ. FT. OF SITE AREA: 2,431.8 , iALF CIRCLE 'I' RANCH I~~ytllld .~', f&illl ' ~ .. ;.'! Erliliil 0 ". - _...........01__....-.._' -- I1IIIIIl . ',. -.......-.-.-... --.:'~~ ..... ,,,- ... t>.~..__ :., I '" :, :;i '~- F',< r <e> " I , 'j .:r il f, ~ " . ". t i - '.- , e ; i' i' , ,., ."', . ilo-'~ ..... ,it ~~? ~/.:,,"..! "'""'-- , I ~ 1It'll'rJ i pi # Af: ~ 6<< '>rG t 6l ti'b ;~ ~,' ~ $. I .. .;. alt. ,,;;.,;,11\; \+ ~' 11ft. ~ ~,., .. l,i.)] !~~'UiUN,yr<U"'AI &AC)HIUJtT<JRAI AHfAAS t: . . ,. '.,.~-~~MlNI ';If\hi\>iC--::I.:,I: :'\',fi"';:,-.', M,'i ~ m < "' ~ <, ~ -- :;: '" ~ ~ --..,-,------. \; --.-- " . ~; , j ;~ ::; i .. , i ,~" I , I I ~ . ~J.~,l.. ~ .. '"---'."-~ - -- ,~_._"_.. - ........ -"--'-'--'~ I HALF CIRCLE L RANCH TOTAL SQ. FT. OF SITE AREA: 2,431.8 EXHIBIT VB1 l~ij"'nd Iifj'.~ ~ I .. 0 L. - " 1-. IIIlII ~... --------,-_. Rural Lands Study Area Natural Resource Index Map Series Entire Study Area _~~ f-'~~~ . --~_. ! j ( -".-- i .~ -T r-- ---- I f-' 1-0. I - I l J i I- I I -. I_ i - i i i _I -- I I 1-'- I - - I L._. [J - I _._ IH r i- - I , I I..~r- ... Lepod ~~ ~.-i 0. . ' O ,.. ,- , .- I - I -. ... ".U i I I O - fi. ni . I 03.1.6 I' ::' 0.. ." -, ,.. I - ! - - I -. , -, I .. 0.. ." ' I .~ ....L .__ . I DIU _'I ____ =:: =;' ..~ "II =~. =:: i -=:. ". .". I I ..--.- " .-. ... .. I ' '--=====;;:'::: =:::"-Tr.. L_ .'..0. to U ,. '~... ..-.-'~ .. ---- -'rr-., r= HALF CIRCLE L RANCH -=r:.':;:.:f=~ ........ ... EXtBT VB.\A -- --,,----. , -, ~ . \"1 ~..,~\.. ,-,.~ .',\', .. . \\ .- ",: (l" ..r.r"'" (~~.... rr~~ ' 1 . . f' ." [ (t"-~~ f',r.." . ~ ,.,' . r:.-....,...,..... ,~~^" .. , - - - (' /'.I:~ l~~~ i.'- _.. .".A. " ~. - - - : . , HALF CIRCLE 'L' RANCH . . INDEX MAP . .. EXHIBIT VB-1. ;, Il ~ ., ,. . . Exhibit V.B.I.B - EXISTING AND PROPOSED LAND USE CATEGORIES HALF CIRCLE L RANCH 1. Existing Land Use Designation :l: Acres A. Open Lands 2431.8 1. Proposed Land Use Designation :l: Acres A. Habitat Stewardship Area 2431.8 , _.. _. HALF CIRCLE RANCH AERIAL MAP ON FILE IN THE BOARD MINUTES AND RECORDS DEPARTMENT FOURTH FLOOR ADMINISTRA TION BUILDING ---.--.------------.--.-- --.....-----. ... " . ., .. ... I i ; - . --=--- J@Ou - ~ D "--. I I \ L Q -.-'!: -- ,\, -~ 0 ~ . o 0 \ , . ~- &::::::J . -'..... r::r::l IEIIl ~~~~--llTI~ ~:;n] lfillI ~ nrnJ IEillI ~ [ia:::J IE.llI ~ mE:) lImI ~ mIII IEII~-- 1JiJI~-- lEI! ~.rnJII ~~EllI iIZIII ~ EEi!:I a:illI ~ ETIJ 113 ~ ElIJI tm:c I ~~IIml:13Imm:a1m!!m HALF CIRCLE L RANCH 1!li!.\Zm~_~__ t!ll!!!:m!lIl!Im:I_~1mmII w' '''.0'' FLUCCS MAP - EXHIBIT V.C.1. ~ma_ , .. . . . - -. J .r I " " ~ 1> 0: J (; I .. - ~ i .3 ;; l?- f >' ~ " Ii! on ~ Ii! ~ i5! 0 ~ ~ .. 5.:>i!'1 L'l;l',.,"j 3- -M7. ..;,,1" I..U f'...."". 1i',".'....At;,;'it.".,;,lki" W ~ h".' '.b~" 'i'.{; "A.'~ >1"!~, tHV,I~jty~>. ;.>1_~~j i ,... ;,-,~t i'i ~ lW(v..( ~"ll" ':l .\'J;,,',;" t.iI. ')>,i,. fl),'\....:.;..'1., '<'t .. '-'_,;1<;;:, ,'.,: '~"n , -\..' ~..;, 'r '~:.. ~ ' j);,_"" ~'i\) ~l'" ',,,., ~ J. ,q '."'j", '1.,< 'rnM;0;'<."__'. ,'I;""5^"4.; i'l ~!,~ [,."i: y;t s ~ HI)l';iJ ',r-ll)f"' >,'.t. '.,'" "'i ;",,'il.; IJlIf'HL'..':II,->f>;~ Ii ~.I"",)(.~':' ~"'.:' 'I;'; _:".~... ~.JL' '.)lo,"U ~."". ';CoJ S tJfl-~"U:33'f'INl'Il ,:Mf :It.''''_tSiJ.l...lt>' '" h ;;~"'.A ,'~'L'<~ 'M'~fj"'lI .6-'l''','_'iJ.' ...:- ~,w;-, ~!& i"! ,"'..,'."'u....' ~.o,~: Ilf.l'f<l}t~'lt, :;,')li: 8 II i(', ~. 7.'" 'I." ".~..'l S~'L., 'ltJ'filS;:l(lN 1';< it 0 1/2 1 MILE ., "'fL,'1 "l\:f,Y," IN' " ,',' n,V>tt;ill1l'oI. i ~.Ji.o N i~ "',\13,'0<,>; ,'N.' '1J'..i.;E '.1' [1.'t.V,t'i",-."..,.., '+\.1 , /' , <: ..Ol',.>>,.,-!'......_ "-J!',I'" "l~ f.'IT!-" ,~ ",~-, -;,...., \"*...3,,,:4.;; r\!!i(_,,"\;'..'.I'''''.'i.\/l. ':"1 ~!,v,,,,,\iH'.:.;.~ . . SCAlE 1~- 1/2 H "'Mril> 4",(';' ..":""'''4''_" ;..0" ... ,,~, ....ok,-, . f-"'f.-:\:,<,';;;'.,,,. . "H' ,n"'n'~..r~'''I'' , MILE .- , tM 150 Enc.... Way HALF ~CLE 'L' RANCH O<(CKEQ ev , PROJECT No. ~. F\.. 34110 R.D. 2001.111 Phan.: 231} 254-2000 SOLS SURVEY DRAWN 8Y .. CAD FlLE NAU[; no 0 C.rfIfteol. of JON SOIl_SUIlWEV 1IIIIIlISfl.-s'!III'ttIIS Authorlzoflon No.I772 EXHBT V.C.1a OAT[ , EXHIIlT - IT[U D4 1 OF 1 .. -_._.~.., ,.----.- --...._--,~,........_._-"._- . , .. ,,' . . , , , . . , , . , . . l" . . \ \ \ ["t- o ~~~ll':.!I:am:=ll HALF CIRCLE L RANCH l!l:!.'\\llI::in-.....~~ ~l!m'm....~-=- PANTHER TELEMETRY ~1imDII_ '" " SECTION- TOWNSHIP- RANGE- Half Circle L Ranch S 13,14,15,22,23,24,26,27, T 46S, R 30E, Collier County. Threatened and Endangered Species Survey ..- Updated January 2008 I, INTRODUCTION The subject property within the Half Circle L Ranch encompasses a total of approximately 5,299.5 acres in northern Collier County. The property is a working ranch comprised of cattle pastures and agricultural fields. The majority of the property is undeveloped and consists of a diverse collection of vegetative communities such as Pine flatwoods, Hardwoods, Mixed wetland hardwoods, Agricultural fields, Cypress, Wetland Scrub, Palmetto prairie, Freshwater marsh, and Wet prairie. Surrounding and adjacent land uses include undeveloped lands and agricultural fields. This Threatened and Endangered Species Survey was conducted to consider any potential effects of the proposed project on any state or federally listed species that may utilize the property for feeding/foraging and/or nesting. The results to date of this survey are described in the following report. II. METHODOLOGY Prior to any wildlife survey, careful consideration is given to the habitat type or types present and species which are known to utilize such areas. Before any survey is carried -. out a number of publications and references are consulted. These include, but are not limited to: The Official Lists of Florida's Endangered Species, lbreatened Species and Species of Special Concern, dated April 29, 1996, The Florida Game and Freshwater Fish Commission (FGFWFC) Wildlife Methodology Guidelines, The Standardized State- Listed Animal Survey Procedures for SFWMD ERP Projects, and The Florida Natural Areas Inventory (FNAI) for Collier County. The basic objective of any wildlife survey is to search for evidence that a listed species is using the subject site. The site may comprise a primary or secondary feeding/foraging or nesting zone or merely be adjacent to, and thus act as a buffer to, those sites for a particular listed species. As many species of concern in Florida are cryptic/camouflaged and/or nocturnal/crepuscular, patience and sufficient time must be devoted to the survey. Aerial photographs and a FLUCCS map were consulted and areas of specific interest were identified prior to arriving on-site. A system of meandering transects were followed throughout the subject area. Fieldwork has taken place between 2001 and 2008. Field time was spent in at least 2 Y, hour blocks during early morning (sunrise), mid-morning (9-12), mid-day (12-3), late afternoon (3-6), and evening (sunset). A slow pace along transects was maintained, stopping every few minutes to look and listen for movement or calls of any animal. Indirect evidence such as rootings, scrape marks, nests, cavities, burrows, tracks and scat were looked for and duly noted. _. 1 -"._..,_._--~._-~_.- ....--."- ._--"-,' "'-','."~' "_______n' Half Circle L Ranch S 13,14,15,22,23,24,26,27, T 46S, R 30E, Collier County. Threatened and Endangered Species Survey _. Updated January 2008 III. RESULTS AND DISCUSSION A list of all wildlife species observed on the site is provided below. These observations also include those made during activities other than the Threatened and Endangered Species Survey as well as those made during the Survey. The waters of the site were not sampled but normal fish species have been observed in the open water areas of the site. A list of all wildlife species observed on or adjacent to the site is provided below. Common Name Scientific Name Fish and Aquatic Invertebrates Mosquito fish Gambusia afjinis Least killifish Heterandria formosa American flagfish Jordanella floridae Golden topminnow Fundulus chrysotus Sailfin molly Poeci/ia latipinna Sunfish Lepomis spp. Walking catfish Clarias batrachus - Florida gar Lepisosteus platyrhincus Unidentified cichlids Grass (Ghost) shrimp Crayfish Dragonfly nymphs Reptiles & Amphibians Southern toad Bufo terrestris Green treefrog Hyla cinerea Eastern narrowmouth toad Gastrophryne caro/inensis Florida cooter * Pseudemys floridana Florida soft-shelled turtle * Apalone ferox Green anole Ano/is caro/inensis Southeastern five-lined skink Eumeces inexpectatus Banded water snake Nerodia fasciata Black racer Coluber constrictor Garter snake Thamnphis sirta/is Dusky pygmy rattlesnake Sistrurus millarius barbouri Water moccasin Agkistrodon piscivorous American alligator Alligator mississippiensis .. Birds 2 --.._.._--_...._--_._..,---_.._---_...,_.-~._._-- ----.--.-..- Half Circle L Ranch S 13,14,15,22,23,24,26,27, T 46S, R 30E, Collier County. Threatened and Endangered Species Survey - Updated January 2008 Crested caracara Caracara cheriway Limpkin Aramus guarauna Roseate spoonbill Ajaia ajaja Sandhill crane Grus canadensis Anhinga * Anhinga anhinga Snowy egret Egretta thula Cattle egret Bubulcus ibis Tricolored heron Egretta tricolor Little blue heron Egretta caerulea Green-backed heron Butorides striatus White ibis Eudocimus albus Wood stork Mycteria americana Nighthawk Chordeiles minor Cattle egret Bubulcus ibis Mourning dove Zenaida macroura Ground dove Columbina passerina Red-bellied woodpecker Melanerpes carolinus Pileated woodpecker Drycopus pileatus Downy woodpecker Picoides pubescens -- Blue jay Cyanocitta cristata Cardinal Cardinalis cardinalis Carolina wren Thryothorus ludovicianus Grackle Quiscalus quiscula Wild turkey * Meleagris gallopavo Red shouldered hawk Buteo lineatus Northern harrier * Circus cyaneus Turkey vulture * Cathartes aura Palm warbler Dendroica palmarum Mockingbird Mimus polyglottos Grey catbird Dumetella carolinensis Killdeer Charadrius voci/erus Brown thrasher Toxostoma rufum Blue-grey gnatcatcher Polioptila caerulea White eyed vireo Vireo griseus Unidentified warblers Mammals Florida panther Felis concolor Nine-banded armadillo Dasypus novemcinctus - Marsh rabbit?? (scat) Sylvilagus palustris Fox squirrel Sciurus niger 3 _0._.'" . -- -,--- ._-_.~-~~.~.__..~"_. -- -,-- .._.,~. .__. -'~- -......._-~-~.- Half Circle L Ranch S 13,14,15,22,23,24,26,27, T 46S, R 30E, Collier County. Threatened and Endangered Species Survey - Updated January 2008 Raccoon Procyon lotor White-tailed deer Odocoileus virginian us Bobcat Lynx rufus Black bear Ursus americanus floridanus * Observed flying overhead or adjacent to the property (?) Species determination not definite During the survey period the federally, state and locally protected species observed include the American alligator, Crested caracara, Limpkin, Roseate spoonbill, Sandhill crane, Little blue heron, Wood stork, Tricolored heron, White ibis, Snowy egret, Black bear, and the Florida panther IV. SUMMARY Turrell, Hall & Associates is in the opinion that redesignation of the proposed site to Habitat Stewardship Area (HSA) is appropriate and will offer vast amounts of wildlife and habitat protection. The subject property is currently supporting several federally, - state and locally listed species, as well as a host of non-listed resident and transient species. Location of the site will provide an additional protected contiguous access into the Okaloacoochee Slough State Forest from the existing Flowway Areas and Habitat Stewardship Areas. This area will increase total species utilization. - 4 . '~"_'''._'"__._'''___'_'',,__W.___'''_~_,_.____'__,"._~_~. -........-..<-. ,- FEDERAL AND STATE LISTED SPECIES FLUCCS CODE DESCRIPTION LISTED SPECIES SCIENTIFIC NAME 211 Imnroved Pasture Florida sandhill crane Gros canadensis pm/ensis Florida panther Felis conca/or cory; 212 Unimoroved Pasture Florida sandhill crane Crus canadensis pratensis Florida panther Felis conca/or coryi 261 Fallow Crop Land Least tern Sterna antil/arum 411 Pine Flatwoods Eastern indigo snake Drymarchon corais couperi Gopher tortoise Gopnerus IJo(vphemus Gopher frog Rana area/ata Southeastern american kestrel F aleo sparverius paulus Red.cockaded woodpecker Picaides borealis Florida oanther F e/is conca/or coryi Big Cypress fox squirrell Sciurus niger avicennia Florida black bear Ursus americanus floridanus Fakahatchee burmannia Burmanniajlava Satin leaf Chrysophyllum olivaeforme Beautiful paw.paw Deeringolhamnus pulchellus Florida coon tie Zamia floridana 621 Cvnress American alligator Alligalor mississipiensis Limpkin Aramus guarauna Wood stork Mycleria americana Florida panther Felis conc%r coryi - Florida hlack bear Ursus americanusjloridanus 641 Freshwater Marsh American alligator Alligalor mississipiensis Limpkin Aramus 2uarauna Florida sandhill crane Grus canadensis pra/ensis Snail kite Roslrhamus sociabi/is Everglades mink Mustela vison everglades 643 Wet Praire Limpkin Aramus guarauna Snail kite Roslrhamus sociabilis Everglades mink Mustela vison everylades -- -..-.--."'-.....-.--.....-- ~_.'-', .....- --.....,------ HALF CIRCLE RANCH AERIAL MAP W/PROPERTY BOUNDARY ON FILE IN THE BOARD MINUTES AND RECORDS DEPARTMENT . , d. . ".... " j } . / ___ -_.- '1:, 'I . . I mmma:m.~~_ HALF CIRCLE L RANCH 1:l:!.:\\mD~""~"" malmm....~B'J!:!:!II ':'1: AERIAL ~mD_ '""'0"" 'I :I~:.. II '" '" I" " II . . . - COLLIER COUNTY GROWTH MANAGEMENT PLAN 2006 CYCLE AMENDMENTS TRANSMITTAL HEARINGS CCPC: March 17 & 28, 2008 BCC: April 15 & 29, 2008 - -_.."_._--~""-'---'-'----""- . H'_~ _..._.~,.'m'.,__ EXECUTIVE SUMMARY Public Hearing for the 2006 Cycle of Growth Management Plan Amendments. On April 29, 2008, the Board will consider all but Petition CPSP-2006-12, which was heard on April 15. (Transmittal Hearing) OBJECTIVE: For the Board of County Commissioners to review the 2006 cycle of amendments to the Collier County Growth Management Plan and consider approving said amendments for transmittal to the Florida Department of Community Affairs. CONSIDERATIONS: 0 Chapter 163, F.S., provides for an amendment process for a local government's adopted Growth Management Plan. 0 The 2006 cycle of GMP amendments consists of five (5) private sector petitions and two (2) County-initiated petitions. 0 The Collier County Planning Commission (CCPC), sitting as the "local planning agency" under Chapter 163.3174, F.S., held their Transmittal hearing for these petitions on March 17, 2008, and the continuation hearing on March 28, 2008. 0 This Transmittal hearing for the 2006 cycle considers amendments to the following Elements of the Plan: 0 Future Land Use Element (FLUE) and Future Land Use Map and Map Series; 0 Golden Gate Area Master Plan (GGAMP) and Future Land Use Map and Map Series; 0 Transportation Element and maps; 0 Recreation and Open Space Element; 0 Economic Element; and Note: Because this hearing is for the sole purpose of considering GMP amendment petitions, the number of petitions is large (7 total) and the support materials so voluminous, and some exhibits are oversized, the Novus system is not used. The entire Executive Summary package, including all support materials, is included in the binder provided to the BCC and is available for review in the Comprehensive Planning Department office. FISCAL IMPACT: There are no fiscal impacts to Collier County as a result of these amendments since final action is not being taken at this time (these amendments are not being considered for adoption at this hearing ). If approved for transmittal, these amendments will subsequently be considered for adoption at hearings to be held later in 2008. The cost to process, review, advertise, etc. the private sector petitions, and any County-initiated petitions generated outside of the Comprehensive Planning Department, is borne by the petitioner via the application fee. LEGAL CONSIDERATIONS: This Executive Summary has been reviewed by the County Attorney's office. These proposed Growth Management Plan amendments are authorized for consideration by local government, and subject to the procedures established, in Chapter 163, Part II, Florida Statutes, _. The Local Government Comprehensive Planning and Land Development Regulation Act, and by local Resolution #97-431, as amended. 1 _._,_.__._.._....~._..__. _..__.~_...,.__.-. -,---- '--,-.---, GROWTH MANAGEMENT IMPACT: Approval of these proposed amendments by the Board of County Commissioners for Transmittal to the Florida Department of Community Affairs will commence the Department's sixty-day (60) review process and ultimately return these amendments to the Planning Commission and the Board of County Commissioners for final Adoption hearings to be held later in 2008. ENVIRONMENTAL ISSUES: For the three proposed private sector amendments to the Growth Management Plan that would increase allowable development intensity, no listed plant and/or animal species have been observed or are known to be on the sites, and those sites do not contain jurisdictional wetlands. The other two private sector amendments, which do contain listed plant and/or animal species and may contain jurisdictional wetlands, propose to lessen the allowable development intensity (petitions CP-2006-9 and 10). For the County-initiated amendment on Goodland (CPSP-2006-12), which proposes to lessen the allowable development intensity, no listed plant and/or animal species have been observed or are known to be on the site, and the site does not contain jurisdictional wetlands. As part of the process of obtaining subsequent development orders, the sites will be subject to all applicable local, state and federal environmental protection regulations. HISTORICAL/ARCHAEOLOGICAL IMPACT: None of the three proposed private sector amendments to the GMP that would increase allowable development intensity contain lands identified on the County's Historical/Archeological Probability Maps as being in areas of historical or archaeological probability. The other two private sector amendments propose to lessen the allowable development intensity (petitions CP-2006-9 and 10). Historical and archaeological assessments were conducted in 2006 on the Mar-Good Park site (petition CPSP-2006-12), which Is proposed to be re-designated to Conservation thus lessening the allowable development intensity. As part of the process of obtaining subsequent development orders, the sites will again be subject to review for historical/archeological probability. ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION: Growth Management Plan amendments such as most of these are not reviewed by the EAC. However, the EAC did review petitions CP-2006-9 and 10, both of which pertain to properties within the Rural Lands Stewardship Area (RLSA) Overlay designation, on March 6, 2008, and forwarded them both with a recommendation to transmit to DCA per staff's recommendation. COMPREHENSIVE PLANNING STAFF RECOMMENDATION: Staff's recommendation follows each individual petition listed below. Note: For most petitions, regardless of staff recommendation, staff prepared text revisions to the petitioner's proposed text so as to provide clarity, proper format. correct grammar, etc., as noted in the CCPC Staff Reports. The text in the Resolution Exhibit A's reflects the CCPC recommendations. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC's recommendation follows each individual petition listed below. 1. PETITION CP-2006-5, Petition requesting an amendment to the Golden Gate Area Master Plan (GGAMP), to change Conditional Uses Subdistrict by adding subject site as an exception to locational criteria so as to allow expansion of the existing church use on the adjacent property onto the subject property, located on the west side of Santa Barbara Boulevard, 1/3 2 mile north of Golden Gate Parkway, in Section 29, Township 49 South, Range 26 East, consisting of 3.54:1: acres. [Coordinator: Tom Greenwood, AICP, Principal Planner] Staff Recommendation: That the CCPC forward petition CP-2006-5 to the BCC with a recommendation to approve for transmittal to the Florida Department of Community Affairs, subject to the addition of the following text, as this commitment was made at the NIM: "Church-related day care use shall not be allowed." CCPC Recommendation: That the BCC approve petition CP-2006-5 for transmittal to the Florida Department of Community Affairs (vote: 6/0) per staff's recommendation, subject to: (1) limiting the project floor area to 12,000 square feet, based upon application materials that indicated this was the maximum development proposed on the site; and, (2) modifying the second sentence to eliminate "church-related" so as to read "Day care use shall not be allowed." NOTE: At the time. staff did not object to the second change when asked by CCPC. After further consideration, staff recommends the second change not be approved. The proposed amendment identifies the subject site as an exception to the locational criteria for conditional uses (CUs) as allowed in the E, Estates zoning district, but for one use only - church. Therefore, there is no need to identify any other "E" district CUs, such as day care, as those CUs are not excepted in this amendment. However, there is a need to identify "church-related" day care as that is a use that is associated with a church use and might otherwise be allowed. CCPC-recommended revisions are reflected in the underline/strike-through format text below, and a clean version of their recommendations is reflected in the Resolution Exhibit A. _.. NOTE: Text underlined is added; text strufFk threu€1R is deleted - as proposed by the petitioner. Text double underlined is added; text 9GIIIiI's St.-flS!! th.'6I1SR is deleted - as recommended by CCPC. e) Special Exceptions to Conditional Use Locational Criteria: 4. Conditional Use for a church or place of worship as allowed in the Estates zoninq district is allowed on the north 180 feet of Tract 107. Unit 30. Golden Gate Estates. CR~r8R rBIstB8 8s'; Dav care use shall not be allowed. DeveloDment shall be limited to a maximum of 12 000 SDuare feet of floor area Speakers: None. 2. PETITION CP-2006-7, Petition requesting an amendment to the Future Land Use Element. includina the Future Land Use Map and MaD Series (FLUE/FLUM), to change the FLUM designation from Urban Residential Subdistrict to NEW Italian American Plaza and Clubhouse Commercial Subdistrict in the Urban Commercial District, to allow a clubhouse not to exceed 20,000 square feet and up to 26,000 square feet of gross leasable area for financial institutions, schools, professional and medical offices, and personal and business services consistent with the Commercial Professional and General Office (C-1) zoning district of the Collier County Land Development Code, for property located at the southwest corner of Airport Road and Orange Blossom Drive, in Section 2. Township 49 South, Range 25 East, consisting of 5:1: acres. [Coordinator: Corby Schmidt, AICP, Principal Planner] Staff Recommendation: That the CCPC forward petition CP-2006-7 to the BCC with a - recommendation not to approve for transmittal to the Florida Department of Community Affairs. 3 -.. _._._-,-,.,,~..,.- ---'."~'------~""'-' , -~----'--~-'-- CCPC Recommendation: After the CCPC Staff Report was written, and just days prior to the CCPC hearing, the petitioner proposed changes to the amendment, notably limiting the range of allowable uses. The CCPC recommended the BCC approve the revised petition CP-2006-7 for transmittal to the Florida Department of Community Affairs (vote: 6/1), subject to text revisions as recommended by staff based upon the original petition - as contained in the CCPC Staff Report. and the following: (1) Vehicular interconnection is required between the subject property and the property located adjacently south; (2) Prior to adoption hearings, prepare and submit to staff a unified analysis, design, funding and construction plan for Orange Blossom Drive-Airport Road intersection improvements. Such plan must be approved prior to any development order approval and construction per the approved plan must be completed prior to any certificate of occupancy; (3) Prior to adoption hearings, prepare and submit to staff new data and analysis, including a Market Conditions Study and a Comparative Traffic Analysis consistent with the revised amount, intensity and types of uses allowed; and, (4) Revise language to the Subdistrict provision, to reflect changes presented by the applicant's agent and as made part of this motion, including staff clarification (as it now appears below). (Stipulations 2 and 3 above are not included in the actual amendment text as it is not appropriate to do so.) CCPC-recommended revisions are reflected in the underline/strike-through format text below, and a clean version of their recommendations is reflected in the Resolution Exhibit A. NOTE: Text underlined is added; text struck threuflR is deleted - as proposed by the petitioner. Text double underlined is added; text flSI:1B.'e Bt~8'f th:;8!1gtr is deleted - as recommended by cepe. C. Urban Commercial District [Page 63] 11. Italian American Plaza and Clubhouse Commercial Subdistrict This Subdistrict consists of approximatelv 5 acres and is located on the southwest corner of Oranqe Blossom Drive and Airport Road. TRB IHmHIBB sf This Subdistrict is 8110BFfU'HIB8ta allows for existinq institutional uses. such as the Italian American .Glu.b clubhouse future institutional uses for a school and SklllllBFliRil ReillRBorl'lBllil llffi8e BRil fElI8jj limited commercial professional and Qeneral offices and similar uses to serve the nearbv communitv. .~.IlIlFOHiFf'18tel': Development intensitv for this Subdistrict shall be limited to a maximum of 26.000 &k SQuare feet of flee!; Qross leasable area FR8': Be BFe8teil for financial institutions. schools. professional and medical offices and personal and business services as allowed bv richt and bv conditional use. W88B BAa etR8r ReA fetail retail €lffi88 1;1888 518 Ie and a maximum of 20.000 &k SQuare feet for the clubhouse facilitv. Tl'le ret8il 8Ril offiile 61886 8""811 88 limih~~ h~ tR888 all of which uses are allowed in the C-1 tRreW8R C 1 zonina districts as identified in the Collier Countv Land Development Code Ordinance No 04-41 as amended TR8 lc;IG88 are R8t 8Ft 8Rtitlem8Rt. ~klBR Uses will be further evaluated at the time of rezonina 88Snl":el to ensure 88sr8sriBt8R888 iR re/etisR8Ris 18 comDatibilitv 4 with surroundinq orooerties. ~\;;t81:1 WEiSS 81>8 iRtSR8S8 t8 881":8 tl:ls BSRUlH;JRit': iR B settiR8 - The develooment of this Subdistrict shall be ooverned bv the followino criteria' a Rezones are encouraoed to be in the form of a Planned Unit Develooment and must contain develooment standards to ensure that all commercial uses will be comoatible with neiohborino residential and institutional uses b. Pedestrian interconnections to access properties adiacentlv south and west must be pursued bv the orooertv owner and incoroorated into the overall site desion !;. Vehicular interconnection with orooertv adiacentlv south is reouired oarticularlv to orovide southbound traffic direct eoress onto Airoort Road Traffic and parkinG areas buildinos and structures landscaoe bufferino and ooen areas and other uses shall be desiqned in a manner that does not t8 B8 88mB8tibls '.'it"" ElHietiR8 BRS fl:fh;lf8 8S' '81ssmsRt iF! tR8 Rsi8""osrl:l888 BRB snr:idiRB imoede or interfere with access from the adiacent property to the south to 9rilFHl8 iill8888FN gri':8 t@ minimize the impacts on the Igesl surroundino street svstem. d. An Oranoe Blossom Drive-Airoort Road intersection imorovements alan must be aooroved prior to anv develooment order aooroval and construction oer the aooroved olan must be comoleted prior to the issuance of anv certificate of occuoancv The subiect orooertv cannot be issued certificates of occuoancv until the orooertv owner enters into a Develooment Contribution Aoreement with the Collier Countv Board of Commissioners to oav a orooortionate share of imorovements to Oranoe Blossom Drive which is scheduled to fail inside the 5 vear olannino oeriod and the intersection of Oranoe Blossom Drive and Airoort Road. as mitioation for their imoacts to the intersection and the local street network e.. Discontinuino anv use of. and ohvsicallv c1osino-off the existino easternmost vehicular access drive onto Oranoe Blossom Drive must be comoleted bv the orooertv owner before a certificate of occuoancv can be issued for anv further develooment or redevelooment of the site. 1, All orincioal buildinos shall be set back a minimum of one (1) foot from the Subdistrict boundaries for each foot of buildino heioht g" Develooment within the Subdistrict shall have common site sionaoe and buildino architectural elements includino on-site directional sions assistino motorists toward southbound eoress onto Airoort Road Speakers: None. 3. PETITION CP-2006-8, Petition requesting an amendment to the Future Land Use Element. includino the Future Land Use Map and Map Series (FLUE/FLUM), to change the FLUM designation from Urban Residential Subdistrict to NEW Airport/Orange Blossom Commercial Subdistrict in the Urban Commercial District, to allow up to 12,000 square feet of gross leasable area for financial institutions, professional and medical offices, and personal and business services, along with senior housing in the form of an Adult Living Facility and/or Continuing Care - Retirement Center, or other similar housing for the elderly, consistent with the Commercial Professional and General Office (C-1) zoning district of the Collier County Land Development 5 ---_. .._~,. ._---_._._-_..~-.-..- Code, for property located on the east side of Airport Road, 330 feet south of Orange Blossom Drive and adjacent to south of Italian American Club, in Section 2, Township 49 South, Range 25 East, consisting of 5:1: acres. [Coordinator: Corby Schmidt, AICP, Principal Planner] Staff Recommendation: That the CCPC forward petition CP-2006-8 to the BCC with a recommendation not to approve for transmittal to the Florida Department of Community Affairs. CCPC Recommendation: After the CCPC Staff Report was written, and just days prior to the CCPC hearing, the petitioner proposed changes to the amendment, notably limiting the range of allowable uses. The CCPC recommended the BCC approve the revised petition CP-2006-8 for transmittal to the Florida Department of Community Affairs (vote: 7/0), subject to text revisions as recommended by staff based upon the original petition - as contained in the CCPC Staff Report, and the following: (1) Vehicular interconnection is required between the subject property and the property located adjacently north; (2) Prior to adoption hearings, prepare and submit to staff a unified analysis, design, funding and construction plan for Orange Blossom Drive-Airport Road intersection improvements. Such plan must be approved prior to any development order approval and construction per the approved plan must be completed prior to any certificate of occupancy; (3) Prior to adoption hearings, prepare and submit to staff new data and analysis, including a Market Conditions Study and a Comparative Traffic Analysis consistent with the revised amount, intensity and types of uses allowed; (4) Revise language to the Subdistrict provision, to reflect changes presented by the applicant's agent and as made part of this motion, including staff clarification (as it now appears below); and, (5) Properly reference the Collier County Land Development Code where discussing adult living facilities, assisted care living facilities, and other similar facilities (as it now appears below). (Stipulations 2 and 3 above are not included in the actual amendment text as it is not appropriate to do so.) CCPC-recommended revisions are reflected in the underline/strike-through format text below, and a clean version of their recommendations is reflected in the Resolution Exhibit A. NOTE: Text underlined is added; text st..,wk th...g"fJR is deleted - as proposed by the petitioner. Text double underlined is added; text e!el1/;/'g el'bleir 1~'e!JfJh is deleted - as recommended by CCPC. C. Urban Commercial District [Page 63] 12. AirDort/Oranae Blossom Commercial Subdistrict This Subdistrict consistsiAE! of approximatelv 5,G acres Elf 181'10 and is located on the west side of Airport Road. aporoximatelv 330 feet south of the intersection of Airport Road and Oranoe Blossom Drive. TR8 iRtSRt 8f tlats AiA38R'QraR88 il8s8sm C8RHlter;giel This Subdistrict is tEl srll':ioll allows for law iRtIlRsit': limited commercial. professional .and aeneral offices, 81' and similar uses 88R10iFl1l8 alona with housino for the elderlv. ShOl3l3iAa. l3eFSsnal services. ana eFAl3lovrrulAt 6onvoAierrt for to the neiahborina resiaential 6 areas. Tl:1e J'.irport'OFanae Blossom Cemmeroial Subdislri()t will reGuee Elrivina Elistanses ..- for neial=teorina r-esiGonts anG assist in minimizina the r-eaEl nolwerk roauir-oEl in this part of Cellior Countv. This SueElislrict is further intenEleEl to smale a neiahborhood focal point and tho prOeeRY will be Elesianod in a manner 10 bo compatible with existina and future resiElenlial and institutional de'lelopment in tho neiahborhooG. Development intensitv for this Subdistrict shall be limited to a maximum of 12.000 sauare feet of aross leasable il€H~mereisl area for financial institutions professional and medical offices and oersonal and business services as allowed bv riaht and bv conditional use. and senior housina in the form of an Assisted AeIMt Livina Facility, Continuina Care Retirement Centers. or other similar housina for the elderlv. all of which uses are allowed in the C-1 zonina district as identified in the Collier Countv Land Develooment Code Ordinance No 04-41 as amended Uses will be further evaluated at the time of rezonina to ensure comoatibilitv with surroundino orooerties Anv senior housina facilitv is not subiect to this sauare footaae limitation but must meet all other orovisions in the Land Develooment Code Ordinance No 04-41 in effect as of the effective date of this amendment Re.i!8RiFl8 GRell 88 iR iRe ferm at pyg :a8RiR8 11=1 8S8iti8R 18 fetail ~8El8 BRS etRsT l;:U;8S 6ermitt88 iF! tRe PieR. fiR8ABiel iRstitlatieRB. tnmiR8GB ssP'is8s. BRS sref88SiElRSI Slut me€lieel effiees s~slI sls8 lie permittee. The develooment of this Subdistrict shall be aoverned bv the followina criteria: a. Rezones are encouraaed to be in the form of a Planned Unit Develooment and must contain development standards to ensure that all uses will be compatible with neiahborina residential and institutional uses. ,- h. Pedestrian interconnections to access orooerties adiacentlv south west and north must be oursued bv the orooertv owner and incoroorated into the overall site desian c... Vehicular interconnection with orooertv adiacentlv north is reauired oarticularlv to orovide eastbound traffic direct eoress onto Oranae Blossom Drive Traffic and oarkina areas buildinas and structures landscaoe bufferina and ooen areas and other uses shall be desianed in a manner that does not imoede or interfere with access from the adiacent orooertv to the north to minimize the imoacts on the surroundino street svstem d.. An Oranae Blossom Drive-Airoort Road intersection imorovements alan must be aooroved orior to anv develooment order aooroval and construction oer the aooroved alan must be comoleted orior to the issuance of anv certificate of occuoancv The subiect orooertv cannot be issued certificates of occuoancv until the orooertv owner enters into a Develooment Contribution Aareement with the Collier Countv Board of Commissioners to oav a orooortionate share of imorovements to Oranae Blossom Drive which is scheduled to fail inside the 5 vear olannina oeriod and the intersection of Oranae Blossom Drive and Airoort Road as mitiaation for their imoacts to the intersection and the local street network a. All orincipal buildinas shall be set back a minimum of one (1) foot from the Subdistrict boundaries for each foot of buildina heiaht. with a minimum setback of fifteen (15) feet. Rei8il Commercial orofessional and aeneral offices and other uses shall be limited Ie El SiROis step:. BRa fiR8R8ial Ger.-iess 8ReI eff.iees ell etRBr MSSS BReI! be limited to three ,-" stories. 7 ....---....-...,,--- p"..". ~, _.",----,. . -, "'-""-~-'- 1. Development within the Subdistrict shall have common site. siqnaqe and buildinq architectural elements. includino on-site directional sions assistino motorists toward northbound earess onto Oranoe Blossom Drive. Speakers: None. 4. PETITION NO. CP-2006-09, Petition requesting an amendment to the Future Land Use Element. includinq the Future Land Use Map and Map Series (FLUE/FLUM), to change the FLUM designation from Rural Lands Stewardship Area (RLSA) Open to Habitat Stewardship Area, to make corresponding changes to acreage figures in RLSA Policies, and to increase the cap on early entry bonus Stewardship Credits in RLSA Policy 1.21, for property located west of Lake Trafford in the RLSA, in Section 33, Township 46 South, Range 28 East, consisting of 191.80:1: acres. [Coordinator: David Weeks, AICP, Planning Manager] Staff Recommendation: That the CCPC forward petition CP-2006-9 to the BCC with a recommendation to approve for transmittal to the Florida Department of Community Affairs, as noted in the CCPC Staff Report. CCPC Recommendation: That the BCC approve petition CP-2006-9 for transmittal to the Florida Department of Community Affairs (vote: 7/0), per staff's recommendation. Speakers: None. 5. PETITION CP-2006-10, Petition requesting an amendment to the Future Land Use Element. includinq the Future Land Use Map and Map Series (FLUE/FLUM), to change the FLUM designation from Rural Lands Stewardship Area (RLSA) Open to Habitat Stewardship Area, to make corresponding changes to acreage figures in RLSA Policies, and to increase the cap on early entry bonus Stewardship Credits in RLSA Policy 1.21, for property located east of Immokalee in the RLSA and within the Area of Critical State Concern, in Sections 13, 14, 15, 22, 23, 24, 26 and 27, Township 46 South, Range 30 East, consisting of 2,431.80:1: acres. [Coordinator: David Weeks, AICP, Planning Manager] Staff Recommendation: That the CCPC forward petition CP-2006-10 to the BCC with a recommendation to approve for transmittal to the Florida Department of Community Affairs, as noted in the CCPC Staff Report. CCPC Recommendation: That the BCC approve petition CP-2006-10 for transmittal to the Florida Department of Community Affairs (vote: 7/0), per staff's recommendation. Speakers: None. 6. PETITION CPSP-2006-12, Staff petition requesting an amendment to the Future Land Use MaD (FLUM), to change the FLUM designation from Urban-Mixed Use District/Urban Coastal Fringe Subdistrict to Conservation Designation, and make correlating text change to reference a new map of the site, for the County-owned Mar-Good Park property located on Goodland, adjoining Pettit Drive, Pear Tree Avenue, and Papaya Street, in Section 18, Township 27, Range 52, consisting of 2.5:t acres. [Coordinator: Tom Greenwood, AICP, Principal Planner] 8 - Staff Recommendation: That the CCPC forward petition CPSP-2006-12 to the BCC with a recommendation to approve for transmittal to the Florida Department of Community Affairs. CCPC Recommendation: That the BCC approve petition CPSP-2006-12 for transmittal to the Florida Department of Community Affairs (vote: 6/0), subject to: (1) by Adoption hearings, petitioner to provide evidence that the agreement between Collier County and the State of Florida is still valid; (2) by Adoption hearings, petitioner to provide any proposed deed restrictions for the site; and, (3) by Adoption hearings, petitioner to explain the funding source for purchase of the site and site improvements beyond grant money received. (These stipulations are not included in the actual amendment text as it is not appropriate to do so.) Speakers: None. NOTE: The BGG heard and acted upon this petition on Apri/15, 2008. 7. PETITION NO. CPSP-2006-13, Staff petition requesting amendments to the Future Land Use Element and Future Land Use Map and Map Series (FLUE/FLUMl. Capital Improvement Element. Transportation Element and Maps. Recreation and Open Space Element. Economic Element. and Golden Gate Area Master Plan Element (GGAMPl and Future Land Use Map Series. to change the allowance for model homes in Golden Gate Estates; to extend the Transfer of Development Rights (TDR) early entry bonus in the Rural Fringe Mixed Use District; and, to make corrections of omissions and errors and other housecleaning revisions so as to harmonize and update various sections. [Coordinator: David Weeks, AICP, Planning Manager] Staff Recommendation: That the CCPC forward petition CPSP-2006-13 to the BCC with a recommendation to approve for transmittal to the Florida Department of Community Affairs. CCPC Recommendation: That the BCC approve petition CPSP-2006-13 for transmittal to the Florida Department of Community Affairs (vote: 6/0), per staff's recommendation, except for the GGAMP provision for model homes in Golden Gate Estates, and except for the extension of the early entry TDR bonus. For model homes abutting Collier Blvd., the CCPC recommended (vote: 6/0), that, after the initial five year period (three years via Temporary Use permit, then two years via conditional use), subsequent requests for conditional use extension be allowed, and for a maximum of five years each, but with no limit to the number of such extension requests for each model home site. Staff had proposed the language to allow model homes along Collier Blvd. without time limitation but the CCPC thought it appropriate to have a periodic review. For the early entry TDR bonus, the CCPC recommended (vote: 5/1) the extension be for a period of two years, not five years as proposed by staff per BCC direction. The CCPC thought it appropriate to have a lesser time period that might correlate with the present economic slowdown; if the economy rebounds in less than five years then the extension shouldn't be for five years. Subsequent to the CCPC hearing, staff identified additional text within the GGAMP's Conditional Uses Subdistrict that contains on outdated LDC reference in need of correction. It is identified below and recommended by staff. GGAMP 3. Conditional Uses Subdistrict, a) Essential Services Conditional Use Provisions, 7th bullet [page 31.1] 9 _._-_.~ -----. . -_....~,---,.._- __.__'n._._.____.___...,_ . governmental facilities (except for those Permitted Uses identified in Section ~ 2.01.03 of the Land Development Code) Speakers: None. STAFF RECOMMENDATION: Staff recommendations for the 2006 cycle of Growth Management Plan amendments are as reflected above following each petition. CCPC RECOMMENDATION: The Collier County Planning Commission held their required public hearing on March 17, 2008, and the continuation hearing on March 28, 2008. The CCPC forwarded the 2006 cycle of GMP amendments to the Board of County Commissioners with recommendations as reflected above following each petition. PREPARED BY: D ~~1 L~,~i DATE: 4~/ky DAVID WEEKS, AICP, PLANNING MANAGER I I COMPREHENSIVE PLANNING DEPARTMENT REVIEWED BY: I?~ cJ I-- DATE: 'I- 2.l-c ~ RANDY CHEN, AICP, DIRECTOR COMPREHENSIVE PLANNING DEPARTMENT REVIEWED BY: t.u..l1i / Zd.J2v-J..c' eLf etjATE: f-Z::; -08 MARJ IE M. STUDENT-STIR lNG, ( ASSISTANT COUNTY ATTORNEY OFFICE OF THE COLLIER COUNTY ATTORNEY APPROVED BY: DATE: ~ts),v EPH K. S MITT, ADMINISTRATOR / ' MMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION Note: SUPPORTING DOCUMENTS WERE PREVIOUSLY PROVIDED TO THE BCC UNDER SEPARATE COVER. MEMBERS OF THE PUBLIC WISHING TO VIEW THOSE DOCUMENTS MAY CONTACT THE COMPREHENSIVE PLANNING DEPARTMENT AT 2800 NORTH HORSESHOE DRIVE, DAVID WEEKS, AICP, PLANNING MANAGER, AT 239-403-2306. EX SUM Transmittal 2006 Cycle GMPAs for 4.29.08 BCC G: Comprehensive\Comp. Planning GMP DATA\Comp. Plan Amendments\2006 petitions mm-dw/4-8-08 10 Th.Th, NAPLES DAILY NEWS Published Dail~ Naples FL J.j 102 Affidavit of Publication ".<t\'f-~; .,--- IH' . .' . ..... r~'~I'H' ';~',r'lr ~ " . . State of Florida o '.', .... . ail. 0 ' County of Collier ~'~.-"':!l ' . .,0_. 'e, .:!l'g.. .'" ~'" 11 Before the undersigned they serve as the 8ulhority, pcrsonall~' =, ~." . appeared fLJ,all1b. \\ho on oalh says that they r ... ex> -: serve (IS the ASSIstant Corporate Secrelary of the Naples Dailv. ." coa l..C (Xl a dailv Ilewspaper pubhshed at Naples. 111 Collier County. ,'0>' o...J ~_':::;;:5 ".. .~ ~,_~ 8.ai Flonda~ distribuled in Collier and Lee counties of Florida: that ~ o.-......w ~ the attached copy of the advertising, being a - ~Ji .. PUBLIC NOTICE ~. - .....11I i; gO'_i" illlhc matler of PUBLIC NOTICE it !\< '" - ,..,..tD'", ..... .t:.,. ,'.- . ......, ~/~.~[ " w.'. '''1:1';'''' . was published in said nc\\'spapcr 2 times in the issue .~;. <. '" t,.lR,if ~".' ~cJ-'.-:' - On April 4th. 71h~ 2008 "'!>Of." S ~~;:f;l! ;,. '::;"~ - ~ \mallt further says that the said \";lpks Daih ;\cws l~ a newspaper . w. "'. vo!} 3 . ;.W 0'0 I'D"::- Puhlish..:d <1t ;\Jnpks_ In collier county, FlOrld,1 and th<1t the said . :.,.. nc\\spap..::r has l1<.'fel(1rnr..: hcen dlrllillUiJusly published in said Cullier . . COUllty', F1orida~ disllihllh:d in Collier and La counties of Florida, each da~' and has bC~11 entered as second class mail matter at the post ,)frice ill ?'\apks. in said Collier County, Florida, fOf a period of I \car llext pr~ceding the first publication urthe attached copy of advenisemenL and affiant further says that he has neither raid nor PIUllli,'L'U allY pcr<'OIl, iiml ()I Lvrporalioll any dis<:oUIl!. r..:biltl:. commiSSion or refund 1")1' the purpos..: (lfsccurillg this advertisement for 1"'h"'7.'h';:j"'r"p,,~._._ :s l Signature of <imant) I>> "tJ .- 'C1) Sworn to and subscribed before me ..; ...0 TIllS 7"',Da, or Apnl 2008 ' ... j.1.. ':S -, .. .~.~. . (I)' ~. J \ ,/ _.' -... ;J ! _.:__4c>----7l/CC :&.~:~. . . c:~~---<-O .. ==:r-,-=t fa ~ (Slgnalure of nOlary publIC """,,, E ,."k'" '~Y"" NANCY VANS '<j;':" CommiSSion DO 657030 h.. ...~~l Expires July 18, 2011 FEl S')-257Xi27 ","I,',9'r::f-/t"- llon~n1rlJTItlYFalnl~IllnCG800-365-7019 ---"-"--'-" -".._---_.".q, --.-.- . _ -,' ""'.- -.- ---~"-'- '-'-". --- ,-'-. . ",-"".--." -, ...." IaiJu I '. J'UBLlC Nrmr.p PUBUr. Nanr.H PUBI Jr. Nrmr.R '. " '. . '. :.( NOTICE OF INTENT TO ( ',' " I, ", . . . ' : ' Notice Is hereby given that on lIlHday, AprI11&, 2008 In the aoarqrool)l, 3~ Floor,.! : :. Naj:,Iea, Aorida the aoard of County COl)ll)llssloners will hold a public heilrlng to COI : : . Collier County Growth Management Plan. The meeting will commence at 9:00 AM. ,', , , The purpose of the hearing la to consider a recommendation on ~mandmanta to the economic Elemant, Future Land Usa Element and Future Land Use Map and Map S Future. Land Use Map and Map Series; 01 the Gn;>wth Management Plan.. Tha FlESO :1 RESOLUTION NO. qa,..~ . :' ': "'. , , . I ',. A FlESOLUTION OF THE BOARD OF CQuNrv COMMISSIONERS . : ; '~" " PROPOSING AN AMENDMENT TO THE COLLIER COUNTY GROWTH " " MANAGEMENT PLAN, ORDINANCE 89-i;lQ',ASAMENDED, SPECIFicAULY. :' ': AMENDING THE GOLDEN GATE AFiEAMAsTER PLAN, . ANti. , '. FURTHERMORE RECOMMENDING ~$MrrtAl OF THEAM,ENQMENr " " " TO THE FLORIDA DEP~RTMENT OF COMMUNrr:Y{\FfA1RS,.... . .... :. :' . . . ,,'.,", )> CP-2008-5. PetllJon requesting an amandmenUo thaiGpl!'lehGate Area ", Master Plan (GGAMp), to change the Condl1lonal USes"subdlstrlct by ~j.. ..f' adding Slibject s~e as'anexcieptlon to locatlonal crlteria:so as to allow .~ expansion of the ..xlstlngchurch use onthe adjacent property onto'the I!.. subject property, located on the west side of Santa Barbara BouleYl\rd, " ,-: 1/3 mila. north of Golden Gata Parkway (CR 886), In'Sectlon 29, Township 49 South; Range 26. East,conslatlng of 3.54: acres. [Coordinator: ThomiIa ,GreenWOOd, A1CP, Prlnclpel Planner:) RESOLUTION ~O. 08- ----.:.. A RESOLUTiON OF THE' BOARD' OF 'COUNTY COMMISSIONERS PROPOSING AN AMENDMENT.TO .THECOLLIER COUNTY GROWTH MANAGEMENT PLAN. ORDINANCE 89-o~, AS AMENDED, SPECIFICALLy AMI;NDING'THE'FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, AND FURTHERMORERE;COMMENDING TRAN::;MITTAL .OF THE AMENDMENT TO THE FLORIDA DEPARTMENT ,''', OF COMMUNITY AFFAIRS. """ j> CP-~7,Petl1lon reqlJl!Sllng an amendment to the Future Land Use ". ..., Element,lnollldlng the FL!lur.e Land Use Map and Map Series (FLUE! .. FLUM), to chengelhe Urban Residential Sllbdlstrlct designation In order to ,establish the ltaJlan iAmerican~laza and Clubhollse Commercial' S~bdlstrlct.ln the l)rban CommerclaJ District, for a 20,000 square foOt clubho~se Sl)d'up to 26,000 square feet of gross leasable ~ for flminclallnst~l,ltIons, achools. profes$lonal and medlcaJofflces, and p$l'SOnal.ancl.l?u.ln~ eeryices consistent with the Commerolal Pi'otesSlonaJ aild 'GanlinIIOfflce. (C-l) zoning dls!rict of the Collier . C9unty Land D~.lopm8l)rCode, for proplH'ly locat!Kj at the southwest :, CC>1nlIr~th. .lrrta~on:.ci~jl\llPort ROB(Laild OrangaBlo~omDrive,ln Section 2, Township 49 South, Ranll$25 Ealrt, consisting of 5: acres. [C!lordINrtOr: CorbY 8!=hmldt, A1CP,Prlnclpel Planner] . RESOLUTION NO. 08-_ :,:1:-. A .RESOLUTlON OF THE BOARD OF COUNTY COMMISSIONERS ,,~. r},. PROPOSING AN AMENDMENT TO THE COLUER COUNTY GROWTH "+,, :,:l::'. MANAGEMENT PLAN, ORDINANCE 89-05, AS AMENDED, SPECIFICAllY., ~"l'" AMI;NDINGTHE FUTURE LAND USE ELEMENT AND FlITURE LAND ~r' ......~ ........' .....,.... LA.'" ................. ........ ..., ......., ,........ ............ ...................~..o. ~...~ ,......,..... ------.--'.,'- -~"..._._,,-,._. " -~".."- ... I..... Monday, April 7, 2008 7B PURl tr.'NanCE . P1TRTJ(~NanCR PlTRf Jr. NOTICR ," '" " ,,, " > '" '" ~ON8IDER RESOLUTION ,,, ." '" w ,,, Idmlnlstratlon Building; Collier County Government Center, 3301' E.Temleml Trail, . '" ,,, I" 1slder the transmittal' of the. fOllowing Courity Resolution, 20lJ6 ~diT",tits to l/1e " .. " I" I" Transportation EI.elnent and Maps, Recreation and Open Space Element, .. '" 'I:: er1e8, and the Golden Gate'Area Mast", .plan and Golden Gate.Area Master Plan '" '" LUTlON titles 8I1las fOllows: .,' '" I" I" ,,, ", ~: . I:' ,,, RESOLUTION NO. 08-_ '" " " " A RESOLUTION OF THE BOARD OF COUNIY COMMISSIONERS " PROPOSING. AN AMENDMENT TO THE COLUER COUNIY GROWTH " MANAGEMENT PlAN; ORDINANCES9,05, ASAMENDED. SPECIFICALLY " AMENDING THE FUTURE LAND USE ELEMENT" FUTURE LAND USE " " MAP AND MAP SERIES, AND FURTHERMORE RECOMMENDING " " TRANSMITTAL OF THE AMENDMENT TO THE 'FLORIDA DEPARTMENT " " 'OF COMMUNITY AFFAIRS. ., " )> CPSP-2008-12, Staff patnlon requesting an amendment to the Euturll.. land Use Mac (FLUM), to change the FLUM designation from Urban- Mixed Use DlstricVUrban Coastal Fringe Subdistrict 'to Conservation Designation, and make a corresponding text change to reference a new map of the !!Ite, fOr the CountY-owned Mar-G004Perk proparty located , In GQOdland, adjoining Patin Drive, Pear Tree Avenue,. and Papaya Str8et; In SectIon lS, Township 27 South, Range 52 East, consisting of 2.5;, '. acres. [Coordl_ Tom Greenwood, Aiel', Prlnclpel Planner] RESOLUTION NO, OS-_ ,. A RESOLUTION OF 'THE BOARD OF COUNIY COMMISSIONERS PROPOSING AMENDMENTS TO THE COLUER COUNIY GROWTH MA~GEMENTpI:AN, ORDINANCE S9-o5, AS AMENDED, SPECIFICALLY AMENDING THE TRANSPORTATION ELEMENT AND MAPS, RECREATION AND OPEN SPACE ELEMENT, ECONOMIC ELEMENT, THE FUTURE LAND " USE ELEMENT ANDFUTUIilE lAND USE MAP AND MAPSERIES, ANDTHE , GOLDEN GATE AREA MASTERPlAN AND GOLDEN GiI'fEAREA MASTER PlAN FUTURE lAND USE MAP AND MAP SERIES, AND FURTHERMORE , RECOMMENDING TRANSMITTAL OF THE AMENDMENTS TO THE " FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS. :1 I, : i~ )> CPSp'2008-13, S1alf petition requesting amendments to the TrBn~rtatlon 'ElAI'I'W1t and Mans. (T8 Recreation and ODen S08ce Eleinent (ROSEl E<;Pnomlc Element (EEl/Future ,land Use Element and Future lAnd Use Mac and Mac Serlee lFLUElFLUMl. and the Golden Gate 'An!e. Master .~ Element and Golden Gate Area Master plen : i Future lAnd UsEi ~ac and Mac Seiies. (GGAMp-FLUElFLUM) to change: I , . the allowance for model homes In Golden Gate Estates; to extend the . I: Transfer of Develop."ent Rights e8l1y entry bonus In the Rural Fringe , MlxeQ Uee District; and; to make corrections of omissions and errors and: , , other housecleaning revisions so as to harmonize and update various sections of the various elements of the Growth Management Plan. . [Coordinator: DIIVkI Weeke, Aiel', Planning Manager] , AlI.lnterested parties are Invited to appear and be heard. Copies of the , , pro~~.~rowth .~~l1a!l~ent."'I~.n_Arne~<.l.l1len!,,~~~v~~~~I~.f~r~~~"".!.~n. at I , - tne vOlller liOumy vlerKS umce, ~-r;-Aamll':mnnm(nrBOnamg;-c;onrer'Goanty~' rr"--- Government Center, East Naples, Floride; and III Comprehensive Planning " DepartJn8nt, 2800 N. Horseshoe Drive, Nspl...., Florida betWeen the hours of " " 8:00 A.M,. and 5:00 P.M., Monday through Friday. Any'queatlons pertaining to !: the document should ~dlrected to the Comprehensive PllI!lnlng Department. I, _. WrittBn comments filed with the Clerk to the Board's OffIce prior to Aprtl15, ~ 2008, will be reacj and considered at the public h~ng. 1 I If a parson decides to appeal any decision mad.. by the Board of County i , Commissioners with respect to any matter considered at such maatlng or I hearing, he will need a record of that. proceeding, and for such' purpose he may need to ensure that a .verbatlm record of the proceedings Is made, which record : I Includes the testimony and evidence upOn. which the appeal is to be based. . BOARD OF COUNlY COMMISSIONERS COWER COUNlY, FLORIDA " TOM HENNING, CHAIRMAN (i) DWIGHT E. BROCK. CLERK By: IslPatiicla MOIQan Deputy Clerk (SEALl I , , . . , ... ... . . 'M' I . . Cell_ ClIunIU . I fllo.ld. . I . -- . . . I . I . .. \ . . . . -- ,. ,e ,. ,. I: ' I. I. ,. .e''' ..------...."..-.-... h~_"' '-.--'."-' --,.....-.-." .. .-. -.-"...- .. -~""'-.......---........-,-~,.-., --, . . ~ -. . - . r'UViVllYIL.I-lUfNa- --- 1:RANSMrtrAL OF THE AMENDMENT TO THE FLORIDA DEPARTMENT ., -- -, _ '; -' ': , , . i'.@q~:e"f~NI1); AFFAlR~'j,:\ . '.' ,.i:) , ~~'It.,'!t::r>;:~!):""J.joPI~'~," ',J':~-:.'-,:. ':"_'f':"!,,,r"~"w., ''1>. ,Cp..~, Petition requeSting an~d '..to,the Future Land Use :~: ..',~~r)t'lncludingthe F~ Landtlse 'l'B\:land Map Series (FLUE! . , 'f \ i " "~L4,~i.tO changatllli ,Urtlllh Res1dentl!llSuhillstrict deslgn"'lon In order " i,. .f,.",.ti)eiitjoblls~the Alrport/~ge BIo~1tI Commercial Subdistrict In the ;, '.,.,",' I;!rtlan Commercllli, qlljll;l~;. tor up to~'2,!lQq square feet of gross leasable , , area for financlallnstltutlons,protesslonal' and medical offices, and ; personal and buSiness services, 8long with senior bouslng In the form . oflln Adu~ Uvlng Facility andlor Co~tinulng Cat8 Retlrement{;enter, '!lr other similar housing for the e1~, !;Onsistent with the Commercial . ' ProfeSsional and General OffIce (C-tonlng district of the Collier County , , ,~Limq'l:)evelopment Code,for property I~ed on the west side of Airport Road, approximately 330 teet southof,QriU:lgeBlessom Drlve and adjacently south of the italian Arilerlc/ln Cllib, In ~Ion 2, Township ~ 49 South,Range 2.5 East, 'consll!llqgpf'~~a<:~' [Coordinator: Corby , , Schmidt, A1CP,Pnnclpl" P1anriei-y . ': RESOLUTION NO. 0&-_ A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS PROPOSING AN AMENDMENT TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, ORDINANCE 89-05, AS'AMENDED, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AN5 MAP SERIES, AND FURTHERMORE RECOMMENDING TRANSMmAL OF THE AMENDMENT TO THE FLORIDA OEPARTMENT OF COMMUNITY AFFAIRS. ~ CP-2008-9, Pet~lon requesting en ,amendment to the Future Land Use Element. Includlno the Future LAnd Use Mso and Meo Sarles (FLUE! FLUM), to change the FLUM deslgnatlon from Rural Lands Stewardship Area (RLSA) Open Area toa Habitat Steward$hlp Area, to make correspondln9 changes to acreage fi9ures In RLSA Policies, and to Increase the cap on early entrY bonus StewaJ'dshlp Credits In RLSA Policy 1.21, for property located west of Lake Trafford In the RLSA, In SectIon 33, Township 46 South, Range 28 East, conSisting of 191.80% acres. , [Coonllnator:'DIIVkI Weeka, A1CP, Planning Manager] , "" RESOLUTION NO. 08-_ ,:"'- ,,, ," '" A RESOLUTION OF THE .BOARD OF COUNTY COMMISSIONERS '" ," PROPOSING Al'l AMENDMENT TO THE COLUER COUNTY GROWTH '" ';0 'n. MANAGEMENT PLAN, ORDI~CE 89-05, AS AMENDED, SPECIFICALLY ". AMENDING THE FUTURE LAND USE ELEMENT AND' FUTURE LAND ". '" USE MAP AND MAP SERIES, AND FURTHERMORE RECOMMENDING '" '" TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA DEPARTMENT " ", ", OF COMMUNITY AFFAIRS. \ . ," '" ~ CP-2008-10, Pet~ion requasting an amendment to the Future Land. :::; ,,,' liRA ElArTI8nt. Includlna the Futul'8 Land URA MaD and MaD Series '" .,,' (FLUE/FLUM), to change the FLUM Cleslgnatlorl from Rural Lands ,,' .,-.' '" Stewardship Ar88 (RLSA) Opan Ar88 to a Hab~st Stewardship, Ar88, to " make coirespondlng changes to acreage figures In RLSA Policies, and to '" Increase the cap on earty ently bonus Steward$hlp Credits In RLSA Policy ", '1.21. for property located east of Immokalee In the RLSA and w~hln the . " ," . Area of Critical State Concern, In Sllctlons13, 14, 15,22,23,24,26 and, ," '" 27, Township 48 South, Range 30 East, conSisting of 2,431.80% acres: pI' "-,\ [Coordinator: DIIVkI WeekS, A1CP,Plannlrlg Manliger] ", " "':~ :::!" Th.Th, NAPLES DAILY NEWS Published Daily Naples, FL 34102 Affidavit of Publication , ", .... <i c lo~' 0 '" "f State of Florida .. i5 - ....- _ - I::..a J . - "", .,... .. ~ < County of Collier .. - .' ':: ~g ,..; c .')iA..- - - 51 .... " ". VI ~ '" t '" C . :;: Before the undersigned they serve as the authority, personally -" . c appeared B. Lamb, who on oath says that they . ", N . serve as the Assistant Corporate Secretary of the Naples Daily, go ~ !> '" 0: _ ~- ~_'t''t' C fii...: J ~ . a daily newspaper published at Naples, in Collier County, + -".' ,e-:g.!! 'c Flonda; distributed in Collier and Lee counties of Florida; that " C.- 0 en < ." ~ 110 ... 0: - --,' .!! '" the attached copy of the advertising, being a - ,,'- a.. =: .Ii '" < !2 .+ . .. '" '" . . PUBLIC NOTICE -" g~ ~ 1- ~- 1 c ':':;;: -" in the matter of PUBLIC NOTICE -. "8,00 < .11 ,~.~~~ J~ -" '- was published in said newspaper I time in the issue . "-" -5'" - - . . ~ !i '" On March 6"',2008 .Ii !2 . i3 , ",,,, , , Affiant hlrther ~ays that the said Naples Dajly News is a newspaper 16 .1 ~o .~ l!>.... , Published at Naples, in collier county, Florida and that the said l~ , newspaper has heretofore been continuously published in said Collier #'c ... 0 0 -< - ..t . \<. $O'E - County, Florida; distributed in Collier and Lee counties ofFJorida, - '. ..!! E .. :a - each day and has been entered as second class mail matter at the post . ~ ..' jl~'" < '" . office in Naples, in said Collier County, Florida., for a period of 1 ~... " ra c: .Iii !2 , '" .i + year next preceding the first publication of the attached copy of . - ",'" , advertisement; and affiant further says that he has neither paid nor -< + promised any person, firm or corporation any discount, rebate, I ~- -g ~ "'en ~ ~... , commission or refund for the purpose of securing this advertisement for . ..;;: < puhlication in the said newspaper. ::::Ilorao J~- < ;f.~ -8BIii'E 'f , flii~" < -50'" '" " ra ..I: 5 .Ii !2 ~ ( Signature of affiant) a.. UliS ",'" < 0 . . ~ Sworn to and subscribed before me t E , This 6"', Day Of March 2008 =~ " , -. 0 ! o - - - < , . ..- ~ Q;) -l: -_._..~j~--~.._~._~ , -.. , 6~~~ (Signat1\re of no publi ~ ~~~~~:f~~~ ~\:IDY ~~~ES ;"~ ", vomr;;,SSIOr, DD 675029 FE] 59-2578327 ' \;;\ it! ExWas May 16, 2011 .. .. , ,,"" ,,"".,.~.- -~ - _. __u_ . _..~-~..--._~~~.~----",_._' -_._-_._-.~._- __.. w.._____..~______~~" NOTICE OF PUBLIC HEARING Notice is hereby given that a public heerlr.g will be held by the COlliet County Plannmg Commission 00 Monday, M.rch 17, 200811I8:30 A.M. In the Board 01 County Commissioners Meeting Room. 3" Floor, Adfl1lnlslretlon Building, County Government Cenler, 3301 East Tanillml Trail, Naples, FIorldlll. The putpOse 01 the hEl\lrlllg is to cOflSicler e ~mmendatlon on amendments to the Future Land U$Q E~enl and FUlureLand Use Map arid Map Sfiries, Golden Gate Area Master Plan al'ld GoIdIm Gate Area Master Plan Future Land Use Map and Map Serles. CSp4lallmprovement Element, Transportatkln Element and Maps, R&Cr9stion and Open Space Element, and EconomIc E1emellt of the Growth Managllrnent Plan. The RESOLUTION IltlllS ere 8S follows: RESOLUTION NO. oa _ RESOLUTION NO De-_ A RESOLUTlON OF THE BOARD OF COUNTY COMMI!;SIONERS A RESOLUTION OF THE BOARD OF COUNTY COMMISSID~ PROPOSING AN AMENDMENT TO THE COLLIER COUNTY GROWTH PROPOSING AN AMENDMENT TO THE .COLLIER COUNTY GRO MANAGEMENT PLAN, ORDINANCE 89-05, AS AMENDED, SPECIFIOALLY MANAGEMENT PlAN. ORDINANCE 89..(15, ASAMENDIiD, SPECIFlCA... AMENDING THE GOLDEN GATEAREA MASTER PLAN AND GOLDEN GATE AMENDING lfiE FlffURE lAND USE EI-EMENT AND FUruRE lAND AREA MASTER PLAN FUTURE LAND USE MAP AND MAP SERIES, AND USE. MAP-AND MAP SERIES, AND FURTHERMORE RECOMMENDING FURll-lERMORE RECOMMENDING TRANSMrrTAL OF THE AMENDMENT TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA DEPARTMENT TO THE FLORIDA DEPAATMENT OF COMMUNrrY AFFAIRS. OF COMMUNITY AFFAIRS. :>- CP-2006-2, Petition requesting an amendment to the Golden n..t. An... ~ CP-2008-10, Petition I'llqueeti_ng an amendment to lhefilillrlJ..ll:u ~.... Plan i""ludinn the GoI~ Gat. ^'- M1111bo. Ph.n FlItun.I IIfld U"" lJsaFMlmMnt Inr.l"dInn thA FlfIunll LBnrll II... u.n ..nd M..n -"".IAS M..n..nr! MIllO SAI'iRs (GGAMPIFlUM}, to change the FW.M des!gnllllon (FLUElFWM}, to change the FLUM deslgnllllon from Rural Lands fmm Resldentilll Estates and Neighborhood Cent",. Subdistricts to a NEW Stewerdship Area {RLSA) Open Area 10 a Habitat Steward$hip AnIla, to Estates Shopping Cenlar SubdistrIct to allow commerclalland I.!Se8 make corresponding changes to aCIlIl.geflguresin RlSAPollcles,andto consistent with the General COmmercilll (C-4) ZonlngDlstiict of the COWer Increase the cap on earlyenlty bonus Stewardship Credilsln RLSAPolioy County Land Development Code at a maximum intensity of 225,000 1.21,lorproparty located east of lmmokalee In th.. RLSA and within the square feet, for property loceted at the NW Comllf of Golden GaIfl (eR Area of CrIlic:l1StataConoern, inSllctions13, 14, 15,22,23,24,26and 876) and Wilson Boulevards, in Section 4, Township 49 South, Range 27 27,ToWf\$hip46 SOlllh,Renge30East, consisting o12,431.80:t8cres. East, consisting cf40,1h aCrmI. (Coordlnator: MIchele Moecll,AlCP. ICoorcU~ator: David WeeI<;l, AICP. Planning MaI'ItI98I1 PrinclpBIPlenner] RESOLUTION NO. 08- ~ RESOLUTION NO, OB ~ A RESOLUTlON OF THE BOARD OF COUNTY COMMISSIONERS A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS PROPOSING AN AMENDMENT to THE COLUER COUNTY GROWh-l PROPOSING AN AMENDMENT TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, ORDINANCE 89"()5, fJ.S AMENDED. SPECIACALLY MANAGEMENT PtAN, ORDINANCE 89-05. AS AMENDED, SPECIFICALLY AMENDING THE FUTURE lAND USE ELEMENT. FunJRE LAND USE AMENDING THE GOLDEN GATE AREA MASTER PLAN. A" MAP AND MAP SERIES, AND FURTHERMORE RECOMMENplNG FURTHERMORE RECOMMENDING TRANSMITTAL Of THE AMENDMENT TRANSMITTAL OF. THE AMENDMENT TO TfiE FLORIDA DEPARTMENT TO THE FLORIDA DEPARTMENT OF CpMMUNllY AFFAIRS. OF COMMUNITY AFFAIRS l> CP-2006-5, Peiitlon requesting an amendment to the r.nldAn (;;,aIR A"'R ~ CPSP-2006_12, SIa1f petition requGstlng an emendmenl to the flJtUm.. MillHl!tEIn(GGAMP), to ohangfo the Conditional Uses Subdfstricl by I Rn<lII...MlIIn(fLUM),tochangetheFLUMdesignallon1romlJrban- adding subject slte es an exception to locational cllterlaso E1S to allow Mixed Use D~.lcVUrban Coastal Fringe Suhdistriot to Conservatlon expanskm cfthl:l existing church use on fue adjllCllnI propBrtyOfrto1he Designation. and make e corresponding text change to relel"MOtl e new subject property, located on the Wllst side 01 Santa Barbara Boulevard, map of the site, to! the County-owned Mar-Good Park property located 1/3 mile north of Golden Gate Parkway (CR B86). In Sectio,n 29, Township in Goodland,adjolrl!ngPellitDrlva,Pear TieeAvenue, and Pepaya 49 South,Range26 East, consislin.g 01 3.54;. lO.es_ICoordlrNttor: Straet, in Section 18, Township 27, Renge52, con9istingof2.5;tacres. ThOlT\l'l5 Greenwood. AICP. Principe! P1ann....] [Coordinator: DaYld Week.. A1CP, PlBnrilng~] RESOWnON NO,OS- ~ RESOLUTION NO 08- ~ A RE"SOLUTION OF THE BOARD OF COUNTY COMMISSIONERS A RESOLUTION OF THE BOARD OF couNtY COMMISS/ONERS jPROPOSING, AN AMENDMENT TO lHE COLUER COUNlY Q~ PROPOSING AMENDMENTS TO THE COLLIER COUNTY GRowTH !~E~~ufuO:~~:E-o:t:=='=~b MANAGEMENT PLAN, ORDlNANCE89-05, AS AMENDED, SPEClFICAU.Y AMENDfNG THE FUTlJREl..ANO USE!:lEMENT ANO FIJTURE LANe USE / ,USE MAP AND MAP SERIES, ,AND FURTHERMORE RECOMMENDING MAP ANI;) MAP SERIES, THE ,CAPITAl. IM~MENT, ELEMENT. 'THE T'flPoNSMITTALOF THE MtENOMENT to THE FlORIDA DEPARTMENT TRANSPORTATION ELEMENT AND MAPS, THE RECREATION AND OPEN pF COMMUfolITY AFFAIRS. SPACE ELEMENT, THE ECoNOMlQ ElEMENT, THE ~ GATEAREA - "1>_ CP-2Oli&-7;Pelttioni'eque8tlngllnamendmeiillOthllEulum.J.aKl ~ PlAN AND OOLOEN,GA.TE,AREA MASTER PLAN FUTURE LAND use..1,AAP AND MAP SERIES. AND FUFlTHERMORE RECOf,/Jt,ENOING 1.....R.rn..nt InclIdnn!l-Flm...I....tU..t.Im~u.,~ TR.ANSMfTTAL OF THE AMENDMENTS TO T1'lE- FLQRIDA DEPARTMENT (FLUElFLUM). 10 chItig4Ithe FlUM dellgnltion f!Om ~ RelIder1t111 OF COMMUNITY AFFAIRS. SubdIstrI.cttoaNEWItaIlIwtAmartCanPllmil8nd~Comr'nert:II!II Sutu:lstrtct. to allOw ac~UM notto.xelled 2O.0D0-Iq\IBnIlJ.etlllld up I> CPlP-2lllle-13,~~reqUMtlngllfMl\drnenbltotl1.fI.III.l. to26.000squlll'llr.etofcommerctel....~wlththeCc1tluough Landu..~-.d-F....I....tI............t.....~lRllt C--4:ZonIngDlltitctsofthe.CoIIIIrCOuntyLand~Codll,for FLUMt"'_-"'I~~Tmo 1IIIl~~1Mrt..... property located at thellOi.llllWfll comer of Allport-P\61g R~(CR ~....t0Mns.-1'WoWot Fmnrvnlr>....... _~ 31) 1lfId000000:BloailomDrivll, In Section 2, TownrHpGSOUth. RInge G.lBA.- ........PIM~'iMd~~"-.........'PIion 1'0"'_ 25.Ea9t..CO(lBllItIngof.5;.ar:~,.[COordlrrW>r:COrbyScftll'lldt,AICP, l...nlbi.~_d""'''''',tO~'''IIIcIwana.for'rnodrII _ PrinoIptII.PlMMr] hamM'ItGoldenGataEtlata;to.xl8ndttwltw.raraf~ RESOLUTlON NO 08-_ . RIgl:rtaearly.mrybolllltllntl1.RuraIFrlno-MludUMDlnlct:and, to'meke.~-ofDll1lBllo"".WId.-.ora,sndotMrhcluMlofiMlng A RESOUITION,OF THE BOARD OF COUNTY. COMMISSIONERS ..vlIlonllliouto~.m~vatIouIlKtlonsof_the~ .eIemlli'Itlof,theGn:lW\h~~nt""-'- lC~Tom ~OPOSlNG AN. AMENI;lMENT TO THE CO!,J.IER .COUNTY GROWJ"H Gn..-od,.AIOP,Pt:t"-PI8nnt11 ' . . ~!MENTPLAN., OROlNANCE8Q-OS, AS AMENOeo,-S_FEGIFlC'ALLY AMENoINf,> THE Fu:TUflE lAND USE ELEMENT AND,FUTUFt!:lAND N.ln!emUdpartiuBr8invlt.,dtoappeerandbehe8rd, CppluofthePJOfiolied USE: MAP AND MAP'SERlES, AND.FURTH8't~E RECOMMENDING BrnllndmlfitnllVlllllbllfcrl~llI:.thtl~Pllnntng TR!lNSMITTAL Of. THE AMENDMENT TO THE FLORIDA DEPARTMENT ~,2BOON.Ho~DriYa,NIPIn.'FlDlldB~,tNl'KuSor6:00 o'FCOMM\jfolIlYAFFAlRS. ~M.and5:OOP.M~ M~t1trouglt FrIday.Anyquestlorlll~Jo'" ~ c;p~Petltion~IlngBl'\am~totl1e~ <:Iocumen!8I1houldbildlrelltldtopwCcirnpNhBnslve.F'IInnIng.IitlpWtmant.(239:. .. 403-24OO).WlilWnoomllMll'\taflleillMththe~Plwlnng~ ) l__J~._F'-m".I"""'l""Mion___ pI10r to t.Wch 17. 2008, will be IWIId and oonsklBled... pubHc '-lng, (FLlJEIFLUM). to chqBo thll FLUM cs.IgnIlIori from um., RIBlClintIIr Ifs.pmon decides to appNI anydecl8lDn nilde,bytheec,uI8r,County~ ~,tbllNEWAi'pOft/OnII1gItBIoI8ofn~~, I ita dew up to 5O.000....fM1 ofconvnerc:l.r ~ ootIBliMnt with the ~_rupecttoeny,niBtl.-OOI'I8IcIIriId.t8uchmHllngorh~. C-,1t/11'tlUg/t.C-4.ZOnkigOllllrfcttiofV.Cok~lJindr;lMlopment heWlll need, record 01 tMtproclledk1g, 8r1dfortuclt PUIpoBll! he rMY. I1Hd to cpi:ia. brP!OPertYloc8taI:t.oothllIlU\8Idllof'AlrportcNlng Ro.d eneurethlll:-eVefblllimrecon:toftheproceedlnllll1Brnedll,wtilchrectll'dlOOludllll (QR31).33bfMtaOllth,ofClnll\gltBIiiBaomDrlve~~to,'south the1ee11moltylfld evldenc:e upon wtllchthe,8ppeII lil to be baud, of,ltIIIen~GlUti,in.Set:tlon2.T~.w~.~25Eut;, MBikP.Straln,cttlllrman COf\$l8tlngofS:l:BCrea.[CDordIInalor.'cort:tyliohnddt,AEP,PmoIpaIl CoInerCountyPliinnlngComml88lon "'-'*'J .. . ,., '" , , ,., .., ,., RESOLUTION NO 08-_ A RESOLuTION OF - THE BOARD OF COUNTY COMMISSIONERS i PROPOSING AN AMENDMENT TO THE COlUER COUI'fTY GROWTH ~C""1Ilit MANAGeMeNT PIAN, OROINAHCE 89-05, AS ,VJIENOED. 8f>ECIFICALLY , Pl...ld. AMENDING THE Fui'1.JRE LAND USE ELEMENT AN,D FlJTlIRE LAN,o , USE MAP AfolD MAP SERIES, AND FURTHERMORE ,RECOMMENDING TRANSMITTAL OF THE AMENOMENTTO THE FlORIDA Da:'Af:rrMENT - OF COMMUNITYAFFAlRS.- ' >CP-200&,9. PatltIon requ88tlog an amendmti1t to.the Ful".. I ....t lJu - n lnr.hldlnll,lI'IIIl'ortl...I~I...u......t.....;a.w.{FUJEI I FLUM}, to changiltha FLUM duI~fmmRLnlLand8S~1p I Arsa(RL$A)OpenAreiltoaHllt:llmt~ArH,tolTlllke < f:OfT8Bpor'idlngchangHtoBC1BllgllfigLneInRlSAPoIIciea,8ndto \ Ineraasetheclpon~entrybonla~CI'tIdIt8InRLSAPolicy 1,21, lor property IOCIIId weat OfJ.:ake r....d in the RLSA, in 5ectiOfl 33, TowrI$hlp48 SOuth,RBnl/ll28 EDt, eon&l8tIng of 191:80% lICR!8. [C~p.YIdWHka'.AICP,~.~18I"l I , RESOLUTION NO. 08- ._-- A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA PROPOSING AN AMENDMENT TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, ORDINANCE 89-05, AS AMENDED, SPECIFICALLY AMENDING THE GOLDEN GATE AREA MASTER PLAN, AND FURTHERMORE RECOMMENDING TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS. WHEREAS, Collier County, pursuant to Section 163.3161, at. sea., Florida Statutes, the Florida Local Government Comprehensive Planning and land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Local Government Comprehensive Planning and Land Development Regulation Act of 1985 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and WHEREAS, Collier County has prepared plan amendment to the following element of its Growth Management Plan: Golden Gate Area Master Plan; and WHEREAS, the Collier County Planning Commission has considered the proposed amendment to the Growth Management Plan pursuant to the authority granted to it by Section 163.3174, Florida Statutes, and has recommended approval of said amendment to the Board of County Commissioners; and WHEREAS, upon receipt of Collier County's proposed Growth Management Plan amendment, various State agencies and the Department of Community Affairs (DCA) have ninety (90) days to review the proposed amendment and DCA must transmit, in writing, to Collier County, its comments along with any objections and any recommendations for modification, within said ninety (90) days pursuant to Section 163.3184, Florida Statutes; and WHEREAS, Collier County, upon receipt of the written comments from DCA must adopt, adopt with changes or not adopt the proposed Growth Management Plan amendment, within sixty (60) days of such receipt pursuant to Section 163.3184, Florida Statutes; and WHEREAS, the DCA, within forty-five (45) days of receipt of Collier County's adopted Growth Management Plan amendment, must review and determine if the Plan amendment ia in compliance with the Local Government Comprehensive Planning and Land Development Act of .... 1985; the State Comprehensive Plan; the appropriate Regional Policy Plan and Rule 9J-5, Florida Administrative Code, pursuant to Section 163.3184, Florida Statutes. Words underlined are additions; Words stR:lGlt thral:l~A are deletions 1 _._-----,~-_._._-------- ,-----~ .._----_.~---- ,--.~ -----_'-',----~",.-_---"--'-' ---.-------- NOW, THEREFORE, BE IT RESOLVED by THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: The Board of County Commissioners hereby approves the proposed Growth Management Plan amendment, attached hereto as Exhibit A and incorporated by reference herein, for the purpose of transmittal to the Department of Community Affairs thereby initiating the required State evaluation of the Growth Management Plan amendment, prior to final adoption and State determination of compliance with the Local Government Comprehensive Planning and Land Development Regulation Act of 1985 and Rule 9J5, Florida Administrative Code, Minimum Criteria for Review of Local Government Comprehensive Plans and Determination of Compliance. THIS RESOLUTION ADOPTED after motion; second and majority vote this _ day of ,2008. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, Clerk COLLIER COUNTY, FLORIDA BY: TOM HENNING, CHAIRMAN Approved as to form and legal sufficiency: IV' r(\' -I' Marjorie M. Student-Stirling Assistant County Attorney CP-2006-5 GMP Transmittal Resolution Words underlined are additions; Words strl:lsJ( thral::l~R are deletions 2 Exhibit A CP-2006-5 Golden Gate Area Master Plan: [pages 42, 43] e) Special Exceptions to Conditional Use Locational Criteria: 1. Temporary use (TU) permits for model homes, as defined in the Collier County Land Development Code, may be allowed anywhere within the Estates-Mixed Use District. Conditional use permits submitted for the purpose of extending the time period for use of the structure as a model home shall not be subject to the locational criteria of the Conditional Uses Subdistrict, and may be allowed anywhere within the Estates-Mixed Use District. Temporary Use permits for model homes shall have a duration of three (3) years from the date of approval. No subsequent issuance of a Conditional Use permit shall be for a duration exceeding two (2) years. The total time period for Temporary Use and Conditional Use permits together shall not exceed five (5) years. 2. Conditional Use permits for excavation. as provided for in the Estates zoning district, are not subject to the locational criteria for Conditional Uses and may be allowed anywhere within the Estates-Mixed Use District. 3. Conditional Use for a church or place of worship as allowed in the Estates zoning district is allowed on Tract 22, GGE Unit 97. 4. Conditional Use for a church or place of worship as allowed in the Estates zoninq district is allowed on the north 180 feet of Tract 107. Unit 30. Golden Gate Estates. Dav care use shall not be allowed. Development shall be limited to a maximum of 12.000 square feet of floor area. Words underlined are added; words stwek tRra~!JR are deleted. --- '~'--' ..-.---=-.......- "---..-- RESOLUTION NO. 08- A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA PROPOSING AN AMENDMENT TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, ORDINANCE 89-05, AS AMENDED, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, AND FURTHERMORE RECOMMENDING TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS. WHEREAS, Collier County, pursuant to Section 163.3161, st. sec., Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Local Government Comprehensive Planning and Land Development Regulation Act of 1985 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and WHEREAS, Collier County has prepared plan amendment to the following element of its Growth Management Plan: Future Land Use Element, including the Future Land Use Map and Map Series; and WHEREAS, the Collier County Planning Commission has considered the proposed amendment to the Growth Management Plan pursuant to the authority granted to it by Section 163.3174, Florida Statutes, and has recommended approval of said amendment to the Board of County Commissioners; and WHEREAS, upon receipt of Collier County's proposed Growth Management Plan amendment, various State agencies and the Department of Community Affairs (DCA) have ninety (90) days to review the proposed amendment and DCA must transmit, in writing, to Collier County, its comments along with any objections and any recommendations for modification, within said ninety (90) days pursuant to Section 163.3184, Florida Statutes; and WHEREAS, Collier County, upon receipt of the written comments from DCA must adopt, adopt with changes or not adopt the proposed Growth Management Plan amendment, within sixty (60) days of such receipt pursuant to Section 163.3184, Florida Statutes; and WHEREAS, the DCA, within forty-five (45) days of receipt of Collier County's adopted Growth Management Plan amendment, must review and determine if the Plan amendment ia in ~~.- compliance with the Local Government Comprehensive Planning and Land Development Act of 1985; the State Comprehensive Plan; the appropriate Regional Policy Plan and Rule 9J-5, Florida Administrative Code, pursuant to Section 163.3184, Florida Statutes. Words underlined are additions; Words str1;lsl, tRreblgR are deletions 1 ..-"..-, ,--_....-._--.. ~--_. "..---. NOW, THEREFORE, BE IT RESOLVED by THE BOARD OF COUNTY COMMISSIONERS OF COLliER COUNTY, FLORIDA, that: The Board of County Commissioners hereby approves the proposed Growth Management Plan amendment, attached hereto as Exhibit A and incorporated by reference herein, for the purpose of transmittal to the Department of Community Affairs thereby initiating the required State evaluation of the Growth Management Plan amendment, prior to final adoption and State determination of compliance with the Local Government Comprehensive Planning and Land Development Regulation Act of 1985 and Rule 9J5, Florida Administrative Code, Minimum Criteria for Review of Local Government Comprehensive Plans and Determination of Compliance. THIS RESOLUTION ADOPTED after motion; second and majority vote this _ day of ,2008. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, Clerk COLliER COUNTY, FLORIDA BY: TOM HENNING, CHAIRMAN Approved as to form and legal sufficiency: If / Marjorie M. Student-Stirling Assistant County Attorney CP-2006-7 GMP Transmittal Resolution Words underlined are additions; Words strl::leh tArel::lgt-l are deletions 2 Exhibit A CP-2006-7 Proposed Future Land Use Element Text Amendment: C. Urban Commercial District [Page 63] 11. Italian American Plaza and Clubhouse Commercial Subdistrict This Subdistrict consists of approximatelv 5 acres and is located on the southwest corner of Oranoe Blossom Drive and Airport Road. This Subdistrict allows for existino institutional uses. such as the Italian American Club clubhouse. future institutional uses for a school. and limited commercial. professional and oeneral offices. and similar uses to serve the nearby community. Development intensity for this Subdistrict shall be limited to a maximum of 26.000 s~uare feet of oross leasable area for financial institutions. schools. professional and medical offices. and personal and business services as allowed bv rioht and bv conditional use. and a maximum of 20.000 souare feet for the clubhouse facilitv. all of which uses are allowed in the C-1 zonino district. as identified in the Collier County Land Development Code. Ordinance No. 04-41. as amended. Uses will be further evaluated at the time of rezonino to ensure compatibilitv with surroundino properties. The development of this Subdistrict shall be ooverned bv the followino criteria: a. Rezones are encouraoed to be in the form of a Planned Unit Development and must contain development standards to ensure that all commercial uses will be compatible with neiohborino residential and institutional uses. .!L Pedestrian interconnections to access properties adiacentlv south and west must be pursued bv the property owner. and incorporated into the overall site desion. ~ Vehicular interconnection with property adiacentlv south is re~uired. particularlv to provide southbound traffic direct eoress onto Airport Road. Traffic and parkino areas. buildinos and structures. landscape bufferino and open areas. and other uses shall be desioned in a manner that does not impede or interfere with access from the adiacent property to the south to minimize the impacts on the surroundino street system. Q" An Oranoe Blossom Drive-Airport Road intersection improvements plan must be approved prior to any development order approval and. construction per the approved plan must be completed prior to the issuance of any certificate of occupancy. The subiect property cannot be issued certificates of occupancy until the property owner enters into a Development Contribution Aoreement with the Collier County Board of Commissioners to pay a proportionate share of improvements to Oranoe Blossom Drive. which is scheduled to fail inside the 5 year plannino period. and the intersection of Oranoe Blossom Drive and Airport Road. as mitioation for their impacts to the intersection and the local street network. e. Discontinuino any use of. and phvsicallv closino-off. the existino easternmost vehicular access drive onto Oranoe Blossom Drive must be completed bv the property owner before a certificate of occupancy can be issued for any further development or redevelopment of the site. t All principal buildinos shall be set back a minimum of one (1) foot from the Subdistrict boundaries for each foot of buildino heioht. - 1 - "--.--..,.-.. _..__~'.....H_.. "'-'~-'~ '__._'W" Exhibit A CP-2006-7 9., Development within the Subdistrict shall have common site. siqnaqe and buildinq architectural elements. includinq on-site directional siqns assistinq motorists toward southbound eqress onto Airport Road. Policy 1.1 [Page 12] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: C. URBAN - COMMERCIAL DISTRICT 11. Italian American Plaza and Clubhouse Commercial Subdistrict . add the new Subdistrict in the FLUE policy that lists all Designations/Districts/Subdistricts. FUTURE LAND USE MAP SERIES [added next in order] Italian American Plaza and Clubhouse Commercial Subdistrict include a new inset map depicting the Subdistrict, in addition to revision to the respective FLUM. Do NOT number the inset map, only provide map title. I. URBAN DESIGNATION [Page 27] Italian American Plaza and Clubhouse Commercial Subdistrict . add name of that inset map in FLUE text where various Subdistricts that allow non- residential uses are listed (in FLUE, Urban Designation, l(b)(12), p. 27). FUTURE LAND USE MAP SERIES [Page 124] Italian American Plaza and Clubhouse Commercial Subdistrict . add name of that inset map in respective Element where FLUM Series is listed. -2- T 46 S T 47 5 T 48 5 T 49 5 T 50 S T 52 5 T S3 S -.-.- 1'1' ---------, ill:I, ;' . 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W:_ ~Dillrl11 j Fl- i ' ~ I f~-=J;~ iJ II I :---- ____~_=___t__j IJ.::JU_uL_ J 1- ""c;- I 1 [ CRFr'^RrD B i~I___=~-~~QDcc.r:CiD--L==_l .. "",,,, ' ""'" ,"'" ,,," "" "'" ",,,,,,,,' -- - .. ' ,2008 ,rl'_ CpANf,)~6NV~RONMEN~:~~~~\~[~TtON - SO'll t=-. . ". I': - ~EG~~D ~ 7A.OWC C_SO;V!O:,ION ~ I -I -----,-'.- I ....--..- ,00" . ~~ __u ____ 'Q""'~. -=~~_._ - I' ~,SUBDISTRiCT __.... ..........__..._.....-1- .. - ----- -- _..".~'"- --- ~._.-_._........_---,,- RESOLUTION NO. 08- A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA PROPOSING AN AMENDMENT TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, ORDINANCE 89-05, AS AMENDED, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, AND FURTHERMORE RECOMMENDING TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS. WHEREAS, Collier County, pursuant to Section 163.3161, 81. sea., Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Local Government Comprehensive Planning and Land Development Regulation Act of 1985 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and WHEREAS, Collier County has prepared plan amendment to the following element of its Growth Management Plan: Future Land Use Element, including the Future Land Use Map and Map Series; and WHEREAS, the Collier County Planning Commission has considered the proposed amendment to the Growth Management Plan pursuant to the authority granted to it by Section 163.3174, Florida Statutes, and has recommended approval of said amendment to the Board of County Commissioners; and WHEREAS, upon receipt of Collier County's proposed Growth Management Plan amendment, various State agencies and the Department of Community Affairs (DCA) have ninety (90) days to review the proposed amendment and DCA must transmit, in writing, to Collier County, its comments along with any objections and any recommendations for modification, within said ninety (90) days pursuant to Section 163.3184, Florida Statutes; and WHEREAS, Collier County, upon receipt of the written comments from DCA must adopt, adopt with changes or not adopt the proposed Growth Management Plan amendment, within sixty (60) days of such receipt pursuant to Section 163.3184, Florida Statutes; and WHEREAS, the DCA, within forty-five (45) days of receipt of Collier County's adopted Growth Management Plan amendment, must review and determine if the Plan amendment ia in compliance with the Local Government Comprehensive Planning and Land Development Act of 1985; the State Comprehensive Plan; the appropriate Regional Policy Plan and Rule 9J-5, Florida Administrative Code, pursuant to Section 163.3184, Florida Statutes. Words underlined are additions; Words stFl:;lslt thrsl:clgh are deletions 1 '--'~'-~ -~-_.--,- -~"'--'~-"~" ....<.,-_._._,~.. "-----. NOW, THEREFORE, BE IT RESOLVED by THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: The Board of County Commissioners hereby approves the proposed Growth Management Plan amendment, attached hereto as Exhibit A and incorporated by reference herein, for the purpose of transmittal to the Department of Community Affairs thereby initiating the required State evaluation of the Growth Management Plan amendment, prior to final adoption and State determination of compliance with the Local Government Comprehensive Planning and Land Development Regulation Act of 1985 and Rule 9J5, Florida Administrative Code, Minimum Criteria for Review of Local Government Comprehensive Plans and Determination of Compliance. THIS RESOLUTION ADOPTED after motion; second and majority vote this _ day of _,2008. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, Clerk COLLIER COUNTY, FLORIDA BY: TOM HENNING, CHAIRMAN Approved as to form and legal sufficiency II ~ Marjorie M. Student-Stirling r{\'" Assistant County Attorney CP-2006-8 GMP Transmittal Resolution Words underlined are additions; Words stl'l::lsk tt:Jrs\Jgt:l are deletions 2 Exhibit A CP-2006-8 Proposed Future land Use Element Text Amendment: C. Urban Commercial District [Page 63J 12. AirDortlOranae Blossom Commercial Subdistrict This Subdistrict consists of aDDroximately 5 acres and is located on the west side of Airport Road. approximately 330 feet south of the intersection of Airport Road and Oranqe Blossom Driye. This Subdistrict allows for limited commercial. professional and aeneral offices. and similar uses. alonq with housinq for the elderly. Deyelopment intensity for this Subdistrict shall be limited to a maximum of 12.000 square feet of qross leasable area for financial institutions. professional and medical offices. and personal and business services as allowed by riqht and by conditional use. and senior housinq in the form of an Assisted Liyinq Facility. Continuinq Care Retirement Center. or other similar housinq for the elderly. all of which uses are allowed in the C-1 zoninq district. as identified in the Collier County land Deyelopment Code. Ordinance No. 04-41. as amended. Uses will be further eyaluated at the time of rezoninq to ensure compatibility with surroundinq properties. Any senior housinq facility is not subiect to this square footaqe limitation but must meet all other proyisions in the land Development Code. Ordinance No. 04-41. in effect as of the effective date of this amendment. The development of this Subdistrict shall be qoverned by the followinq criteria: ~ Rezones are encouraqed to be in the form of a Planned Unit Development and must contain development standards to ensure that all commercial uses will be compatible with neiqhborinq residential and institutional uses. Q." Pedestrian interconnections to access properties adiacently south. west. and north must be pursued by the property owner. and incorporated into the overall site desiqn. c. Vehicular interconnection with property adiacently north is required. particularly to provide eastbound traffic direct eqress onto Oranqe Blossom Drive. Traffic and parkinq areas. buildinqs and structures. landscape bufferinq and open areas. and other uses shall be desiqned in a manner that does not impede or interfere with access from the adiacent property to the north to minimize the impacts on the surroundinq street system. d. An Oranqe Blossom Drive-Airport Road intersection improvements plan must be approyed prior to any deyelopment order approyal and. construction per the approved plan must be completed prior to the issuance of any certificate of occupancy. The subiect property cannot be issued certificates of occupancy until the property owner enters into a Deyelopment Contribution Aqreement with the Collier County Board of Commissioners to pay a proportionate share of improvements to Oranqe Blossom Drive. which is scheduled to fail inside the 5 year planninq period. and the intersection of Oranqe Blossom Drive and Airport Road. as mitiqation for their impacts to the intersection and the local street network. e. All principal buildinqs shall be set back a minimum of one (1) foot from the Subdistrict boundaries for each foot of buildinq heiqht. with a minimum setback of fifteen (15) feet. Commercial. professional and qeneral offices. and other uses shall be limited to three stories. - 1 - -.--,--.-,., -_._~"'-'^ ~---".._, ^~-"" Exhibit A CP-2006-8 t Development within the Subdistrict shall have common site. siqnaqe and buildinq architectural elements. includinq on-site directional siqns assistinq motorists toward northbound eqress onto Oranqe Blossom Drive. Policy 1.1 [Page 12] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: C. URBAN - COMMERCIAL DISTRICT 12. AirportlOranae Blossom Commercial Subdistrict . add the new Subdistrict in the FLUE poliCY that lists all Designations/Districts/Subdistricts. FUTURE LAND USE MAP SERIES [added next in order] AirportlOranae Blossom Commercial Subdistrict . include a new inset map depicting the Subdistrict. in addition to revision to the respective FLUM. Do NOT number the inset map. only provide map title. I. URBAN DESIGNATION [Page 27] AirportlOranQe Blossom Commercial Subdistrict . add name of that inset map in FLUE text where various Subdistricts that allow non- residential uses are listed (in FLUE. Urban Designation. l(b)(12). p. 27). FUTURE LAND USE MAP SERIES [Page 124] AirportlOranae Blossom Commercial Subdistrict add name of that inset map in respective Element where FLUM Series is listed. - 2- I T 46 S T 47 S T 48 S T 49 S T 50 S T 51 S T 52 S T 53 S --- --- - '-~ -ji . , I I I , c < "'I "'I ! ~ 2' ~ ,- .... '" < f ~,:g, ~. ::. ~ , i >:1 z, "lI 0 ~ _ ~ " :\ g ,I " . ~ W'I.'''" " ." ; j i, U!I Ii;, ; fHn111; .;, () ~~, - 1 I ".. i LiJ I ~ ~ v ~ ' , M ~ ~ , ~ \ , : i ~ ~ I i? l:< " '- ,i , ;iz ~ Ii ~ ~ I ~ ~ ~ ~~ t~ ~Ol' , , M ....>:: ~ ~E ,,~ M : : ~~ i E~ i; U ~ H! : r~ ~ 'I i:1"" ~~I !li ~ i'~ ~ ~ I 1"__ ~ ~ .- ----------- __I "'"' ,~...~.. ~ - ..- ~'" e ,- .ft, M :;: " ~ ~ ,/ ';",-< . , /: I. ....~. ~".'1, .;<1., ~ ~ , ~~-:"~f; e e r-.m. ,'r.' 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'"'m""~-- ~""" OM_. .'. - . -- "'"''"^ " . -- T VM,JDrkBI T R[ , f1e~l3 ""~"~- · -' -.-- \ LID - I' ,- r=-J - - -- --- ,,~' , ,~~~T ; - -. -"".,-- li\^,.\f(iJ'~$"\J I! ' n I - " lref f'","" = --- 'jtj\;,~~~ If .1f,:t'IIIL1~~],l#Jt !~i 149~0s~~~ tL~~;~tJ IT?:jl LrJL~{\(\~~:1 I ''J~ ,\llJl::l\:J 0;DIIIIl1 ~ ftffJ}J'\:::J ~r~- r--C- .~ ';' "'coM, 1Gb ~?lc ,," " ,.." " ' .. 'V , .- . . (, 7hnt'! '''\ ,I I' -"j 1_"7lr'~"'-o1'! ;CS~:D{"D~\II~ l SUBJECTj ~ ~i ~T-il '- - ':>-:-"-l:\ ____~\\' ~ SITE - ii 1 !'! ' II ~ / "_,, 'd" ,C,."""" , " I 'Y;.--,- - .---, I I =1;' ~,~WlJ ~=,A\Jllm (!2 ~ 1,111 _0-=;- ....:.- ciy/,-=l-jJl I ~ L ~_...E - 'W ' ---j \' ,-.:- ..urITrrf __ __~""D':" '1-" TTL---- J~ " _ _ ""ice _ css M eel,'- 1 _ -- III Cl II ~ t j -----J - - - - - -- . I - ~- " " ,'i' - 1 ~~~~ ~--~I L I !I -!S'lJ) ,\[j L.ll-~c"'''["cc~-oMoe'1. 11 ~q6ti;~'~--~1 I /; II g~~l - ~ "r. ~ / --I I (- - . ~ I ~~~:i0]( JC, _ L f- - - - -, II __~L-"?L~rl~t I . i ,Ii";' ,. m--- _..I I ~ _I;:" ~r ~'~'''''''''II - I I' " "%., "I ,. ~\ll ~ff~~ ,_Uf . _1111 ~_4/,,'- ~ I -~! --- lLlT r " ,_- - j1 "~ e,1 --- ~_lII11I llilTllr" III --..Jj ~ fJI ,}TTTT:TTTllnnmm "mTTIl 11 I 1I'lTI I , I-I' '" d.J11 I '1'1'1 l'I":;CLl II. MjjJljj)Tm ITI I I II ",W'" j :4 - ~C~dJ" j ~' :]" t:tt1t:r:U:ri I IIIiIUEJ II~ _ _d~ I I _. : ,,[jTTTFill))i'I''':[~:111 -- i- - ~ ~ , ~ ~t= ..~TITlTlr I J ~''][~-==-~~ ,1'f--- I - - I'I! r --- ~ I I ," _. ,," 'ClC.____-- - .JL I C,~'~J'I ~;T<"i~~8f,-=c---II-' 1 "_-1~-' ! II ,"I ~~'II I J:~,' , I' __~ , ",I I ( I ",III ,c3 ",Ij' T'~-::' .- I ' 'EHn 1 " " I' 'I 0 'I ,h~ l' --- -< _ _,_ ii' ;1' L-i ( - C- .J L--' I' ,-.., "- 'i ~ '" ,~.. u .'llf,,' _...1 . t" :i\ I LU 1I,f j" -;, 1!:l11114lf1JI,~ J " ~=--= nJ" F1 UEh--I. Ii ~I: f 1'--I~nLc-=r <3,-_ II l:rl~~';' - If-l- I' 1-' ..1 '~L' T r ' I rj --', I ' UL.illl-LI~JI~J .1.. ,I i- _ __,e"" "CG-, _1_ - I, " ',1 I! ~_=,~_c'.eo^,-==--=-===-I -- CCECARfO 8' ~ ' _c' ]l - ------ gC"""": ,,",,""'0. """ "." - - ~-.- _~-.:__2/L008 rl~g.j~p~N2Do ENVIRO~~LE~~:PORT_ SEClOI\,', " "I,,' -,--"'--,1' Ie. LEGEND ~J] I __ _~~8A DW~ I. SEf,iVICES O'V:SI~N F~..::_:~t -'-==1 ,,',' ,r--------,,- , I' -----=:-;------'==--~ __ ,'O,n...1 --- '~ III _ IOOOrT'r' - ____ ___ _"=~- _ :_-~-~ _J L so""sm", - -=='---:.=------=~I ~-""-'- _. -".., RESOLUTION NO. 08- A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA PROPOSING AN AMENDMENT TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, ORDINANCE 89-05, AS AMENDED, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, AND FURTHERMORE RECOMMENDING TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS. WHEREAS, Collier County, pursuant to Section 163.3161, at. sea" Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10,1989; and WHEREAS, the Local Government Comprehensive Planning and Land Development Regulation Act of 1985 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and WHEREAS, Collier County has prepared plan amendment to the following element of its Growth Management Plan: Future land Use Element, including the Future land Use Map and Map Series; and WHEREAS, the Collier County Planning Commission has considered the proposed amendment to the Growth Management Plan pursuant to the authority granted to it by Section 163.3174, Florida Statutes, and has recommended approval of said amendment to the Board of County Commissioners; and WHEREAS, upon receipt of Collier County's proposed Growth Management Plan amendment, various State agencies and the Department of Community Affairs (DCA) have ninety (gO) days to review the proposed amendment and DCA must transmit, in writing, to Collier County, its comments along with any objections and any recommendations for modification, within said ninety (90) days pursuant to Section 163.3184, Florida Statutes; and WHEREAS, Collier County, upon receipt of the written comments from DCA must adopt, adopt with changes or not adopt the proposed Growth Management Plan amendment, within sixty (60) days of such receipt pursuant to Section 163.3184, Florida Statutes; and WHEREAS, the DCA, within forty-five (45) days of receipt of Collier County's adopted Growth Management Plan amendment, must review and determine if the Plan amendment ia in compliance with the local Government Comprehensive Planning and land Development Act of 1985; the State Comprehensive Plan; the appropriate Regional Policy Plan and Rule 9J-5, Florida Administrative Code, pursuant to Section 163.3184, Florida Statutes. Words underlined are additions; Words strusk thrsl:Jgh are deletions 1 '-"--.--'.-"'.' ..._._---~ _.. -._~,-----,~~> .._...........__~..m .---.-".-.--- NOW, THEREFORE, BE IT RESOLVED by THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: The Board of County Commissioners hereby approves the proposed Growth Management Plan amendment, attached hereto as Exhibit A and incorporated by reference herein, for the purpose of transmittal to the Department of Community Affairs thereby initiating the required State evaluation of the Growth Management Plan amendment, prior to final adoption and State determination of compliance with the Local Government Comprehensive Planning and Land Development Regulation Act of 1985 and Rule 9J5, Florida Administrative Code, Minimum Criteria for Review of Local Government Comprehensive Plans and Determination of Compliance. THIS RESOLUTION ADOPTED after motion; second and majority vote this _ day of ,2008. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E, BROCK, Clerk COLLIER COUNTY, FLORIDA BY: TOM HENNING, CHAIRMAN Approved as to form and legal sufficiency' /MarjOrie M. Student.Stirling Assistant County Attorney CP.2006-9 GMP Transmittal Resolution Words underlined are additions; Words str\:leh: tRFa\:l€lh are deletions 2 Exhibit A CP-2006-9 FUTURE LAND USE ELEMENT V. Overlays and Special Features D. Rural Lands Stewardship Area Overlay Group 3 - Policies to protect water quality and quantity and maintain the natural water regime, as well as listed animal and plant species and their habitats by directing incompatible uses away from wetlands and upland habitat through the establishment of Flow way Stewardship Areas, Habitat Stewardship Areas, and Water Retention Areas, where lands are voluntarily included in the Rural Lands Stewardship Area program. Policy 3.2 [page 104] Listed animal and plant species and their habitats shall be protected through the establishment of Habitat Stewardship Areas (HSAs), as SSAs within the RLSA Overlay. HSAs are delineated on the Overlay Map and contain approximately 40,000 40.200 acres. HSAs are privately owned agricultural areas, which include both areas with natural characteristics that make them suitable habitat for listed species and areas without these characteristics. These latter areas are included because they are located contiguous to habitat to help form a continuum of landscape that can augment habitat values. The Overlay provides an incentive to permanently protect HSAs by the creation and transfer of credits, resulting in the elimination of incompatible uses and the establishment of protection measures described in Group 1 Policies. Not all lands within the delineated HSAs are comparable in terms of their habitat value; therefore the index shall be used to differentiate higher value form lower value lands for the purpose of Overlay implementation. Analysis of the Index Map Series shows that HSA lands score within a range of 0.6 to 2.2. There are approximately 13,800 acres of cleared agricultural fields located in HSAs. The average index score of HSA designated lands is 1.3, however, the average index score of the naturally vegetated areas with HSAs is 1.5. [acreage figure NOT changed as amount only increased by +/-4 acres so does not affect this rounded figure in the policy] Group 4 - Policies to enable conversion of rural lands to other uses in appropriate locations, while discouraging urban sprawl, and encouraging development that utilizes creative land use planning techniques by the establislvnent of Stewardship Receiving Areas. Policy 4.2 [page 107] All privately owned lands within the RLSA which meet the criteria set forth herein are eligible for designation as a SRA, except land delineated as a FSA, HSA, WRA or land that has been designated as a Stewardship Sending Area. Land proposed for SRA designation shall meet the suitability criteria and other standards described in Group 4 Policies. Due to the long-term vision of the RLSA Overlay, extending to a horizon year of 2025, and in accordance with the Words underlined are added; words struel'. Ihre"'!JR are deleted. ] .,-----~~ ~-_., , ----."...-~_. Exhibit A CP-2006-9 guidelines established in Chapter 163.3177(11) F.S., the specific location, size and composition of each SRA cannot and need not be predetermined in the GMP. In the RLSA Overlay, lands that are eligible to be designated as SRAs generally have similar physical attributes as they consist predominately of agriculture lands which have been cleared or otherwise altered for this purpose. Lands shown on the Overlay Map as eligible for SRA designation include approximately 71,500 74,300 acres outside of the ACSC and 18,300 acres within the ACSC. Approximately 2% of these lands achieve an Index score greater than 1.2. Because the Overlay requires SRAs to be compact, mixed-use and self sufficient in the provision of services, facilities and infrastructure, traditionallocational standards normally applied to determine development suitability are not relevant or applicable to SRAs. Therefore the process for designating a SRA follows the principles of the Rural Lands Stewardship Act as further described herein. Words underlined are added; words str~GI, tRFl3~!lR are deleted. 2 EXHIBIT ~A" PETITION CP-2006-09 ~ COLLIER COUNTY RURAL & AGRICULTURAL AREA ASSESSMENT i ~ m ~ .. ~ GOlDEN AM(ND~~d - N~AN,UDADR)",-,2i 2007 I lagend ~SUBJECTSlTE . Open _SOOftRellonoUDIlZone I _ Wale, RaI8nljonARIa [WRA) _BIgCypreHNaUonaIF"",al -' (.) _F_aYStewatd'hiPArea(FSA)DAr...oIcn~ClIIS\lIetConcern PR[P.RW 8<- OHlC, of GRAPH'CS AN~ l(CHNOCAL SUppORT :.. .. _HabhaISllWerdohIpA,oO(HSA) DS'lWlIrdohkpROcoMn~A,",,(SRA) W"'''UNIT, O[V{LQP,.[NT .N~ fNVlRQN",NTAL S,R,"C(, ~'W;lON -" D"(.1/'OD8 'ILl,CP-,u06-0,owG _._---,-~,. ----- .-. ~_..._>., RESOLUTION NO. 08- A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA PROPOSING AN AMENDMENT TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, ORDINANCE 89-05, AS AMENDED, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, AND FURTHERMORE RECOMMENDING TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS. WHEREAS, Collier County, pursuant to Section 163.3161, at. sea., Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Local Government Comprehensive Planning and Land Development Regulation Act of 1985 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and WHEREAS, Collier County has prepared plan amendment to the following element of its Growth Management Plan: Future land Use Element, including the Future Land Use Map and Map Series; and WHEREAS, the Collier County Planning Commission has considered the proposed amendment to the Growth Management Plan pursuant to the authority granted to it by Section 163.3174, Florida Statutes, and has recommended approval of said amendment to the Board of County Commissioners; and WHEREAS, upon receipt of Collier County's proposed Growth Management Plan amendment, various State agencies and the Department of Community Affairs (DCA) have ninety (90) days to review the proposed amendment and DCA must transmit, in writing, to Collier County, its comments along with any objections and any recommendations for modification, within said ninety (90) days pursuant to Section 163.3184, Florida Statutes; and WHEREAS, Collier County, upon receipt of the written comments from DCA must adopt, adopt with changes or not adopt the proposed Growth Management Plan amendment, within sixty (60) days of such receipt pursuant to Section 163.3184, Florida Statutes; and WHEREAS, the DCA, within forty~five (45) days of receipt of Collier County's adopted Growth Management Plan amendment, must review and determine if the Plan amendment ia in compliance with the local Government Comprehensive Planning and Land Development Act of - 1985; the State Comprehensive Plan; the appropriate Regional Policy Plan and Rule 9J.5, Florida Administrative Code, pursuant to Section 163.3184, Florida Statutes. Words underlined are additions; Words strl:lslt thrSl:l,QA are deletions 1 ~-- '.-..----.- .. -"'--"'-'---r"..-"'-"'-- .....~-".~.".~. NOW, THEREFORE, BE IT RESOLVED by THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: The Board of County Commissioners hereby approves the proposed Growth Management Plan amendment, attached hereto as Exhibit A and incorporated by reference herein, for the purpose of transmittal to the Department of Community Affairs thereby initiating the required State evaluation of the Growth Management Plan amendment, prior to final adoption and State determination of compliance with the Local Government Comprehensive Planning and Land Development Regulation Act of 1985 and Rule 9J5, Florida Administrative Code, Minimum Criteria for Review of Local Government Comprehensive Plans and Determination of Compliance. THIS RESOLUTION ADOPTED after motion; second and majority vote this _ day of _,2008, ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, Clerk COLLIER COUNTY, FLORIDA BY: TOM HENNING, CHAIRMAN Approved as to form and legal sufficiency: /MarjOrie M, Student-Stirling Assistant County Attorney CP-2006-10 GMP Transmittal Resolution Words underlined are additions; Words strblsl~ tRrSbI€lR are deletions 2 Exhibit A CP-2006-1O FUTURE LAND USE ELEMENT V. Overlays and Special Features D. Rural Lands Stewardship Area Overlay Group 3 - Policies to protect water quality and quantity and maintain the natural water regime, as well as listed animal and plant species and their habitats by directing incompatible uses away from wetlands and upland habitat through the establishment of Flow way Stewardship Areas, Habitat Stewardship Areas, and Water Retention Areas, where lands are voluntarily included in the Rural Lands Stewardship Area program. Policy 3.2 [page 104] Listed animal and plant species and their habitats shall be protected through the establishment of Habitat Stewardship Areas (HSAs), as SSAs within the RLSA Overlay. HSAs are delineated on the Overlay Map and contain approximately 40,000 42.400 acres. HSAs are privately owned agricultural areas, which include both areas with natural characteristics that make them suitable habitat for listed species and areas without these characteristics. These latter areas are included because they are located contiguous to habitat to help form a continuum of landscape that can augment habitat values. The Overlay provides an incentive to permanently protect HSAs by the creation and transfer of credits, resulting in the elimination of incompatible uses and the establishment of protection measures described in Group 1 Policies. Not all lands within the delineated HSAs are comparable in terms of their habitat value; therefore the index shall be used to differentiate higher value form lower value lands for the purpose of Overlay implementation. Analysis of the Index Map Series shows that HSA lands score within a range of 0.6 to 2.2. There are approximately 13,800 15.200 acres of cleared agricultural fields located in HSAs. The average index score of HSA designated lands is 1.3, however, the average index score of the naturally vegetated areas with HSAs is 1.5. Group 4 - Policies to enable conversion of rural lands to other uses in appropriate locations, while discouraging urban sprawl, and encouraging development that utilizes creative land use planning techniques by the establishment of Stewardship Receiving Areas. Policy 4.2 [page 107] All privately owned lands within the RLSA which meet the criteria set forth herein are eligible for designation as a SRA, except land delineated as a FSA, HSA, WRA or land that has been designated as a Stewardship Sending Area. Land proposed for SRA designation shall meet the suitability criteria and other standards described in Group 4 Policies. Due to the long-term vision of the RLSA Overlay, extending to a horizon year of 2025, and in accordance with the guidelines established in Chapter 163.3177(11) F.S., the specific location, size and composition of each SRA cannot and need not be predetermined in the Words underlined are added; words str~GI( tRre~!lA are deleted. 1 '.. . ....'_A_....h_.._~...'"... .. .,,_~"'.______..,..o --....-.--..... Exhibit A CP-2006-JO GMP. In the RLSA Overlay, lands that are eligible to be designated as SRAs generally have similar physical attributes as they consist predominately of agriculture lands which have been cleared or otherwise altered for this purpose. Lands shown on the Overlay Map as eligible for SRA designation include approximately 71,50072.100 acres outside of the ACSC and 18,300 acres within the ACSC. Approximately 2% of these lands achieve an Index score greater than 1.2. Because the Overlay requires SRAs to be compact, mixed-use and self sufficient in the provision of services, facilities and infrastructure, traditionallocational standards normally applied to determine development suitability are not relevant or applicable to SRAs. Therefore the process for designating a SRA follows the principles of the Rural Lands Stewardship Act as further described herein. Words underlined are added; words strucl\ tArElU!;jA are deleted. 2 EXHIBIT "A" PETITION CP.2006-10 ~ COLLIER COUNTY RURAL & AGRICULTURAL AREA ASSESSMENT STEWARDSHIP OVERLAY MAP ~ I on " ~ GOLDEN GATE BLVD AM(NOED_ JANUMY25, 2007 lqend O,dNo.Z007_18 _--1 ~SUBJECTSITE .OP&" _5OOII:fl8lltordo"Zone _WBje'Relen~on""'B(WRA) _B~CypreBIINBjKwlBIForeel 0 _FIowwBYSl"""',,",~IPArea(FSA)DA""'OfCrilk:alSUoIeCon""'m PRfPAR,O"' 0"'0' OF ORAP~ICS oNO 'ECHNICAL SuPPORT " _HiiblLotS,_BfllahIpA,mm(HSA} D S-.rn.hip Recoo~I"lI"'''''' ISRA) CO""U",TYO(V[LOP""NTANO(HVlRON"'(NTAlSER"C(SOO"S10N -- OAT[,11200a "Lf,CP-20a''''O.D\\IC ,-".--.>.".~" -"~.~--"""'~--_."... RESOLUTION NO. 08- A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA PROPOSING AMENDMENTS TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, ORDINANCE 89-05, AS AMENDED, SPECIFICALLY AMENDING THE TRANSPORTATION ELEMENT, THE RECREATION AND OPEN SPACE ELEMENT, THE ECONOMIC ELEMENT, THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, THE GOLDEN GATE AREA MASTER PLAN AND GOLDEN GATE AREA MASTER PLAN FUTURE LAND USE MAP AND MAP SERIES, AND FURTHERMORE RECOMMENDING TRANSMITTAL OF THE AMENDMENTS TO THE FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS. WHEREAS, Collier County, pursuant to Section 163.3161, at. sea., Florida Statutes, the Florida Local Government Comprehensive Planning and land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Local Government Comprehensive Planning and Land Development Regulation Act of 1985 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans .- pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and WHEREAS, Collier County has prepared plan amendments to the following elements of its Growth Management Plan: Transportation Element and Maps; Recreation and Open Space Element; Economic Element; Future land Use Element, including the Future land Use Map and Map Series; Golden Gate Area Master Plan, including Golden Gate Area Master Plan Future land Use Map and Map Series; and WHEREAS, the Collier County Planning Commission has considered the proposed amendments to the Growth Management Plan pursuant to the authority granted to it by Section 163.3174, Florida Statutes, and has recommended approval of said amendments to the Board of County Commissioners; and WHEREAS, upon receipt of Collier County's proposed Growth Management Plan amendments, various State agencies and the Department of Community Affairs (DCA) have ninety (90) days to review the proposed amendments and DCA must transmit, in writing, to Collier County, its comments along with any objections and any recommendations for modification, within said ninety (90) days pursuant to Section 163.3184, Florida Statutes; and WHEREAS, Collier County, upon receipt of the written comments from DCA must adopt, adopt with changes or not adopt the proposed Growth Management Plan amendments, within sixty (60) days of such receipt pursuant to Section 163.3184, Florida Statutes; and Words underlined are additions; Words Etri;JGh tR~8l:lf;Jh are deletions 1 ---". - ^ '~--'."-'~""'"'''","''''~ "-"'",~..~-"~".-...--.,, -.~''''~'-'--_.- WHEREAS, the DCA, within forty~five (45) days of receipt of Collier County's adopted Growth Management Plan amendments, must review and determine if the Plan amendments are in compliance with the Local Government Comprehensive Planning and land Development Act of 1985; the State Comprehensive Plan; the appropriate Regional Policy Plan and Rule 9J-5, Florida Administrative Code, pursuant to Section 163.3184, Florida Statutes. NOW, THEREFORE, BE IT RESOLVED by THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: The Board of County Commissioners hereby approves the proposed Growth Management Plan amendments, attached hereto as Exhibit A and incorporated by reference herein, for the purpose of transmittal to the Department of Community Affairs thereby initiating the required State evaluation of the Growth Management Plan amendment, prior to final adoption and State determination of compliance with the local Government Comprehensive Planning and land Development Regulation Act of 1985 and Rule 9J5, Florida Administrative Code, Minimum Criteria for Review of Local Government Comprehensive Plans and Determination of Compliance. THIS RESOLUTION ADOPTED after motion; second and majority vote this _ day of _,2008. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, Clerk COLLIER COUNTY, FLORIDA BY' TOM HENNING, CHAIRMAN Approved as to form and legal sufficiency: { ~ tytarjorie M. Student-Stirling Assistant County Attorney CP-2006-13 GMP Transmittal Resolution Words underlined are additions; Words Etr\:lsh: tArebl~h are deletions 2 EXHIBIT A CPSP-2006-13 TRANSPORTATION ELEMENT Table of Contents [page 1] Table of Contents A. FUTURE SYSTEM NEEDS 1. Travel Demand 2. Traffic Circulation Constraints 3. Five Year Capital Facility Program 4. Future Traffic Circulation Map Series - Year ~ 2030 List of Tables/Maps/Figures [page 2] List of Tables/Maps/Figures TR - 1 * Financially Feasible Plan and Traffic Circulation Map - Year 2030 ~ TR - 2* Total Transportation Lonq Ranqe Needs Plan - Year 2030 ~ TR - 3* Collier 2003 Functional Classification TR - 3A * Collier ~ 2030 Functional Classification Travel Demand [page 3] 1. Travel Demand The MPO Long Range Transportation Plan's Financially Feasible Plan and Needs Plan as adopted on M..rGh 23, 2001 Januarv 12, 2006, are hereby incorporated to define the major roadway needs for Collier County. The ~ 2030 Financially Feasible Plan is presented as Map TR-1 and shows the needed roadway improvements that can be funded through the year ~ 2030. Map TR-2 shows the total projected roadway improvements needed by ~ 2030. Note that the Financially Feasible Plan does not include all needs identified through the Urban Area Transportation Study. It only includes the projects that can be funded from reasonably anticipated revenues. While the total ~ 2030 needs are estimated to require funding of approximately 1.7 billion dollars, the cost feasible plan reflects funding of approximately $1.5 billion. Based on recent efforts to treat transportation as a top priority, the Board of County Commissioners has committed to increase revenues so that future needs are fully met. As directed by the Board of County Commissioners, efforts are underway to develop measures to close the 0.2 billion dollar shortfall between the total needs plan and cost feasible plan through public/private partnerships such as reserving right of way and drainage. Appendix A presents the ~ 2030 Transportation Plan resulting from the Urban Area Transportation Study prepared by the MPO as additional data and analysis. Map TR - 1 also serves as the Traffic Circulation Map that presents the number of lanes on Collier County Roadways in ~ 2030. Map - TR 3 shows the functional classification of the roadways and TR 3A shows the future functional classifications in Words underlined are added; words :Jtruc]: through are deleted. 1 Row of asterisks (*** *** ***) denotes break in text. ,.__.",.~_....., ---~- ""'.----.. '.'~'.."--~.- ---~- the county. The refinement of these plans to incorporate updates to the MPO's Plan, development of a collector road system and results of corridor specific studies, shall occur on a regular basis upon approval of the Collier County Board of County Commissioners (BCC). 3. Five-year Capital Facility Program 2002 - 2006 [page 4] 3. Five-year Capital Facility Program 2002 20062007 - 2012 Table 1 and Figure 1 present the Collier County Transportation Work Program for the ~ 2002 FY 200.. Fiscal Years 2007 - 2012 time frame. The improvements shown on this table and figure represent a sub-set of the needs identified in the Collier County Lono Ranoe ~ 2030 Needs Plan (Map TR-2) and are included in the current Capital Improvement Element (CIE) Schedule of Capital Improvements, as amended annually, for funding within the next five years. 4. Future Traffic Circulation Map Series - Year 2025 [page 4] 4. Future Traffic Circulation Map Series - Year ~ 2030 Rule OJ 5.007 9J-5.019 requires a map or map series that presents the following: number of lanes on each facility; roadway functional classification; and multi-modal facilities (ports, airports, and rail lines). Map TR-1 (The ~ 2030 Financially Feasible Transportation Plan) serves as the ~ 2030 Traffic Circulation Map showing the number of lanes on Collier County Roadways. Map TR-3~ shows the 2030 ~ roadway functional classification and the multi-modal facilities in the county. Map Changes Change year from 2025 to 2030 on the following maps: TR-1, ~ 2030 Long Range Financially Feasible Plan Map, TR-2, ~ 2030 Long Range Needs Plan Map, and TR- 3A, ~ 2030 Functional Classification Map. RECREATION AND OPEN SPACE ELEMENT Policy 1.4.2 [page 4] Policy 1.4.2 Continue to develop and implement a formal prEl(jFam for coordinating CouRly I3re(jFamc '....ith other governR'lent agencie~. Collier County shall continue to coordinate the provision of recreational facilities and activities with other governmental jurisdictions that own or operate such facilities and activities within, or adjacent to, Collier County. Said governmental entities shall include, but not necessarily be limited to: *** *** *** *** *** *** *** *** *** *** *** *** Miami-Dade County, Florida *** *** *** *** *** *** *** *** *** *** *** *** Policy 3.1.6 (second listed policy 3.1.6) [page 6] Policy~3.1.7 By the year 2010, the Parks and Recreation Department and the ..' [no further changes] Words underlined are added; words otrJcJ: throJgh are deleted. 2 Row of asterisks (*** *H * * *) denotes break in text. ECONOMIC ELEMENT Policy3.-t4 3.13 [page 4] Collier County will continue to support programs designed to ... [no further changes] FUTURE LAND USE ELEMENT Table of Contents, Section II. [page 1] *** *** *** *** *** *** *** *** *** *** *** *** page II. *IMPLEMENTATION STRATEGY . GOALS. OBJECTIVES AND POLICIES 11-25 . FUTURE LAND USE DESIGNATION DESCRIPTION SECTION 26-124 Urban Designation Density Rating System Agricultural/Rural Designation Estates Designation Conservation Designation Overlays and Special Features . FUTURE LAND USE MAP SERIES 125 . Future Land Use Map . Mixed Use & Interchange Activity Centers . Properties Consistent by Policy (5.9.5.10.5.11) . Collier County Notu",1 Reseurses Wetlands . Collier County Wellhead Protection Areas and ProDosed Wellfields and ASRs ,.. Rivers and Floodolain MaD ,.. Estuarine Bavs MaD . Soils MaD ,.. Existina Commercial Mineral Extraction Sites MaD . Bayshore/Gateway Triangle Redevelopment Overlay Map . Stewardship Overlay Map . Rural Lands Study Area Natural Resource Index Maps . North Belle Meade Overlav MaD . Existing Sites for Future Public Educational Plants and Ancillary Plants . Existing Public Educational Plants (Schools) and Ancillary Plants (Support Facilities) Map . Copeland Urban Designated Area . Plantation Island Urban Designated Area ,.. Railhead Scrub Perserve - Conservation Desianation MaD * Lelv Mitiaation Park - Conservation Desianation MaD ,.. Urban - Rural Frinae Transition Zone Overlav MaD . Orange Blossom Mixed Use Subdistrict . Vanderbilt Beach/Collier Boulevard Commercial Subdistrict . Davis Boulevard/County Barn Road Mixed Use Subdistrict . Goodlelte/Pine Ridae Commerciallnfill Subdistrict . Henderson Creek Mixed Use Subdistrict . Bucklev Mixed Use Subdistrict ,.. Livinaston/Pine Ridae Commerciallnfill Subdistrict . Vanderbilt Beach Road Neighborllood Commercial Subdistrict . Livinaston Road/Eatonwood Lane Commerciallnfill Subdistrict . Livinaston Road Commerciallnfill Subdistrct . Livinaston RoadNeteran's Memorial Boulevard Commercial Subdistrict . Corkscrew Island Neiahborhood Commercial Subdistrict . Collier Boulevard Community Facilitv Subdistrict Words underlined are added; words otrucJ: through are deleted. 3 Row of asterisks (*** 'H * * *) denotes break in text. --^-- .~- - -----" ------ ... ... ... ... ... ... ... ... ... ... ... ... OVERVIEW, C. UNDERLYING CONCEPTS, Attainment of High Quality Urban Design, second paragraph, fourth line [page 6] OVERVIEW C. UNDERLYING CONCEPTS Attainment of High Quality Urban Design ... ... ... ... ... ... ... ... ... ... ... ... "... level and it relates to aesthetics and sense of place. Within the Traffic Circulation Transportation Element.. .". [no further changes] OVERVIEW, D. SPECiAl ISSUES, Coordination of Land Use and Public Facility Planning, fourth paragraph, second line [page 8] OVERVIEW D. SPECIAL ISSUES Coordination of Land Use and Public Facility Planning ... ... ... ... ... ... ... ... ... ... ... ... " and through process oriented commitments. First, the Traffic CirculCltion ... Transportation Element includes an ... ." [no further changes] B. DENSITY RATING SYSTEM, 2. Density Bonuses, e. Roadway Access, second line [page 49] B. DENSITY RATING SYSTEM 2. Density Bonuses e. Roadway Access If the project has direct access to two ~ or more arterial or collector roads as identified in the Traffic CirculCltion Transportation Element, one ~ residential dwelling... ." [no further changes] D. Urban Industrial District, seventh line [page 63] ... ... ... ... ... ... ... ... ... ... ... ... "... classified as an arterial or collector in the Traffic CirculCltion Transportation Element, or access may be ... ." [no further changes] Overview, E. FUTURE LAND USE MAP, second paragraph [page 1 0] Overview E. FUTURE LAND USE MAP ... ... ... ... ... ... ... ... ... ... ... ... The Future land Use Map series includes additional map series: North Belle Meade Overlay Map Words underlined are added; words ~tru2J: th~ough are deleted. 4 Row of asterisks (* * * ""'** 'j( * *) denotes break in text. Future land Use Map - Mixed Use Activity Centers and Interchange Activity Centers Future land Use Map - Properties Consistent by Policy (5.9,5.10,5.11) Future land Use Map - Natural Ree:ourGGs: Collier County Wetlands; *** *** *** *** *** *** *** *** *** *** *** *** Policy 1.1 [page 11] Policy 1.1 A. URBAN - MIXED USE DISTRICT 1. Urban Residential Subdistrict *** *** *** *** *** *** *** *** *** *** *** *** 17. Collier Boulevard Community Facilitv Subdistrict. Policy 1.2 [page 12] Policy 1.2 A. AGRICUl TURAURURAl- MIXED USE DISTRICT 1. Rural Commercial Subdistrict 2. Corkscrew Island Neiohborhood Commercial Subdistrict Policy 2.4 [page 13] Policy 2.4 Pursuant to Rule 9J-5.0055(6)(a) 3., Florida Administrative Code and the Urban lnfill and Urban Redevelopment Strategy contained in this Element, development located within the South U.S. 41 Transportation Concurrency Exception Area (TCEA) (See Map TR-4) may be exempt from transportation concurrency requirements, so long as impacts to the transportation system are mitigated using the procedures set forth in Policies 5.5 and 5.6 of the Transportation Element. Develooments within the South U.S. TCEA that obtain an exceotion from concurrency requirements for transoortation. oursuant to the certification orocess described in Transoortation Element. Policv 5.6. and that include affordable housinq (as oer Section 2.7.7 of the Collier County land Develooment Code. as amended) as Dart of their olan of develooment shall not be subiect to the Traffic Conqestion Densitv Reduction as contained in the Densitv Ratinq System of this Element. Develooments within the Northwest and East-Central TCMAs that meet the requirements of FLUE Policies 6.1 throuqh 6.5. and Transoortation Policies 5.7 and 5.8. and that include affordable housinq (as oer Section 2.7.7 of the Collier County land Develooment Code. as amended) as Dart of their olan of develooment shall not be subiect to the Traffic Conqestion Densitv Reduction. as contained in the Densitv Ratinq System of this Element. Words underlined are added; words otrucl: through are deleted. 5 Row of asterisks (*** *** ***) denotes break in text. ~-- - ---,-.. .._---. .--- - --~'- Developments within the South U.S. 41 TCEA that do not obtain certification pursuant to Policy 5.6 of the Transportation Element shall meet all concurrency requirements. Whether or not a concurrency exception is requested, developments shall be subject to a concurrency review for the purpose of reserving capacity for those trips associated with the development and maintaining accurate counts of the remaining capacity on the roadway network. 3. Urban Coastal Fringe Subdistrict [page 31] 3. Urban Coastal Fringe Subdistrict: The purpose of this Subdistrict is to provide transitional densities between the Conservation designated area (primarily located to the south of the Subdistrict) and the remainder of the Urban designated area (primarily located to the north of the Subdistrict). The Subdistrict comprises those Urban areas south of US 41, generally east of the City of Naples, and generally west of the Rural Fringe Mixed Use District Neutral Lands, but excludes Section 13, Township 51 South, Range 26 East, and comprises approximately 11,354 acres and 10% of the Urban Mixed Use District. The entire Subdistrict is located seaward of the Coastal High Hazard Area Boundary. In order to facilitate hurricane evacuation and to protect the adjacent environmentally sensitive Conservation designated area, residential densities within the Subdistrict shall not exceed a maximum of 4 dwelling units per acre, except as allowed in the Density Ratinq System to exceed 4 units per acre throuqh provision of Affordable Housinq and Transfer of Development Riqhts. and except as allowed by certain FLUE Policies under Objective 5, and except as provided in the Bayshore Gateway Triangle Redevelopment Overlay. New rezones to permit mobile home development within this Subdistrict are prohibited. Rezones are recommended to be in the form of a Planned Unit Development. d. Residential In-fill [page 49] d. Residentiallnfill To encourage residential in-fill in urban areas of existing development outside of the Coastal High Hazard Area, a maximum of 3 residential dwelling units per gross acre may be added if the following criteria are met: (a) The project is 20 acres or less in size; (b) At time of development, the project will be served by central public water and sewer; (c) The project is compatible with surrounding land uses; (d) The property in question has no common site development plan with adjacent property; (e) There is no common ownership with any adjacent parcels, ; (f) The parcel in question was not created to take advantage of the in-fill residential density bonus and was created prior to the adoption of this provision in the Growth Management Plan on January 10, 1989, ; (g) Of the maximum 3 additional units, one (1) dwelling unit per acre shall be transferred from Sending Lands, ; and (h) Projects qualifying under this provision may increase the density administratively by a maximum of one dwelling unit per acre by transferring that additional density from Sending Lands. a. Traffic Congestion Area [pages 50-51] a. Traffic Congestion Area Words underlined are added; words Dtruo!~ through are deleted. 6 Row of asterisks (,l; *.". *** * * *) denotes break in text. If the project lies within the Traffic Congestion Area, an area identified as subject to long range traffic congestion, one dwelling unit per gross acre would be subtracted from the eligible base density of four dwelling units per acre. The Traffic Congestion Boundary is shown on the Future land Use Map and consists of the western coastal Urban Designated Area seaward of a boundary marked by Airport-Pulling Road (including an extension north to the lee County boundary), Davis Boulevard, County Barn Road, and Rattlesnake Hammock Road consistent with the Mixed Use Activity Center's residential density band located at the southwest quadrant of the intersection of Rattlesnake Hammock Road and County Road 951 (including an extension to the east, but exclusive of the outlvina Urban desianated areas of Copeland. Port of the Islands. Plantation Island. and Chokoloskee). Properties adjacent to the Traffic Congestion Area shall be considered part of the Traffic Congestion Area if their only access is to a fea€I road forming the boundary of the Area; however, if that property also has an ... [no further changes] ... ... ... ... ... ... ... ... ... ... ... ... II. AGRICULTURAL/RURAl DESIGNATION, third paragraph [page 64] II. AGRICULTURAL/RURAL DESIGNATION **. *** *** *** *** *** *** *** *** *** *** *** The following uses and densities are generally permitted under this Designation - but may not be permitted in all Districts and Subdistricts, and may be subject to specific criteria, conditions, development standards; permitted densities may be greater, or lesser, than that stated below, in some Districts and Subdistricts. Alternatively, the Rural lands Stewardship Area Overlay contains specific provisions for uses, intensities and residential densities for Stewardship Receiving Areas participating in the Stewardship Credit System. a. Agricultural uses such as farming, ranching, forestry, bee-keeping; *** *** *** *** *** *** *** *** *** *** *** *** I. Commercial uses as principal uses, as provided for within the Rural Commercial Subdistrict, Corkscrew Island Neiahborhood Commercial Subdistrict, and Rural Villages within the Rural Fringe Mixed Use District, and based upon the criteria set forth therein, respectively; *** *** *** *** *** *** *** *** *** *** *** *** Early Ent!y TOR Bonus [page 76] C) Sending lands *** *** *** *** *** *** *** *** *** *** *** *** 6. Early Entry TDR Bonus: An Early Entry TDR Bonus shall be available in the form of an additional one TDR Credit for each base TDR Credit severed from Sending lands from March 5, 2004. onward for a period of #!fee five years after the adoption of the lDC amendment implementing this provisiono . or until September 27. 2010. Early Entry TDR Bonus Credits may be used after the termination of the bonus period. Words underlined are added; words :JtrucJ; through are deleted. 7 Row of asterisks (* * * 'H ***) denotes break in text. ,"-- _."- --~-,--_...~~'" '.'----.-. ~_.- --- --.. Policy 5.5, 2.a.i.4 of the Rural Lands Stewardship Overlay [page 115] D. Rural Lands Stewardship Overlay Policy 5.5, 2.a.i. 4. Ecology and Development-Related Habitat Requirements of the Florida Scrub Jay (Aphelocoma coerulescens), Technical Report No.8, Florida Game and Fresh Water Fish Commission, 1991. Future Land Use Map Series list [page 124] FUTURE LAND USE MAP SERIES Future Land Use Map Mixed Use & interchange Activity Center Maps ... ... ... ... ... ... ... ... ... ... ... ... Livingston Road Commerciallnfiil Subdistrict Map Livinoston RoadNeteran's Memorial Boulevard Commerciallnfiil Subdistrict Corkscrew Island Neiohborhood Commercial Subdistrict Coilier Boulevard Community Facility Subdistrict FUTURE LAND USE MAP (countywide) . Add interchange symbol to the countywide FLUM map for the new Golden Gate Parkway/I-75 interchange. . Expand Incorporated Areas to reflect City of Naples annexations of Moorings Park PUD and portion of Wilderness Country Club PUD commercial tract. . In map legend, under Overlays and Special Features, add the word "Overlay" after three entries so as to read: Area of Critical State Concern Overlay, Natural Resource Protection Area (NRPA) Overlav, and Airport Noise Area Overlay. . In map legend, delete second note: (2) Exact boumlarios of ail Activity Cenlon; aro identifiod in the Future Land Use !;:Iemont. . In map legend, relocate and re-number fourth note as second note, and modify to read: t4j!11 The Future Land Use Map series includes numerous maps in addition to this Countywide Future Land Use Map" i These maps are listed and located at the end of the Future Land Use Element text." . In map legend, add new third note to read: (3) Most Subdistricts as depicted mav not be to scale. The Future Land Use Map series depicts these Subdistricts to scale. . in map legend, re-number existing third note as the fourth note: fJj ill The Conservation designation is subject to change as areas are acquired and may include outparcels. Stewardship Overlay Map. Amend to add ail nine approved Stewardship Sending Areas, as required by Policy 1.6 of the Rural Lands Stewardship Area Overlay. Livingston RoadNeteran's Memorial Boulevard Commerciallnfill Subdistrict Map. Create a new Livingston Road/Veteran's Memorial Boulevard Commercial Infill Subdistrict Map for inclusion in the Future Land Use Map Series. Words underlined are added; words 8truc]~ through are deleted. 8 Row of asterisks (*** u* ***) denotes break in text. FUTURE LAND USE MAP - MAP SERIES Map 5A, Goodlette/Pine Ridge Commerciallnfill Subdistrict Map. Amend to delete "Map 5A" and to depict the City of Naples boundary as result of Moorings Park PUD annexation in 2005 (located on east side of GoodleUe Road, south of Pine Ridge Road, and north of Solana Road). Map FLUE-10, Consistent by Policy Map. Amend to depict the City of Naples boundary as result of previous annexation of Royal Poinciana Golf Course (located east of GoodleUe Road, west of Poinciana subdivision, and north of Grey Oaks PUD [Estuary)), Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract (site of Eagle View Professional Park, located on east side of GoodleUe Road and north of Golden Gate Parkway). Map FLUE-11, Consistent by Policy Map. Amend to depict the City of Naples boundary as result of previous annexation at southeast corner of US-41 East and Sandpiper Street. Activity Center Index Map. Amend to depict the City of Naples boundary as result of previous annexations at southeast corner of US-41 East and Sandpiper Street, Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Rivers and Floodplains Map. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Estuarine Bays Map. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Soils Map. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Existing Commercial Mineral Extraction Sites Map. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. GOLDEN GATE AREA MASTER PLAN iii. Affordable-wor1dorce Housing Bonus [pages 18-19] . 8 dwelliR!lllRits Words underlined are added; words ~trucJ: through are deleted. 9 Row of asterisks (*** *** ***) denotes break in text. ~--- ._'---"~'--~"'-"'~~~'-'^'-'-~~' . ..,--- -_._-~ .' ,. .----.-,--- . To eAoourage the provie;ien of affor-dable werkforoe hou!>ing '.vithiA sertain Distriote; aAs Subdistricts within tAe Urban Designated .'\rea, a maximum of up to 8 residential ~Aits per gross aore may be asses te the ease density if the project meets the definitions aAd re~uirementc of the Affordable workforce HEl~sing Density Benu!> Ordinance (Seotien 2.06.00 ef the land Development Code, Or-dinance No. 04 41, as amonded, adopted June 22, 2004 aAd effective Ootobor 18, 2004). As used in this densitv bonus provision. the term "affordable" shall be as defined in Chapter 420.9071. F.S. To encouraoe the provision of affordable-workforce housino within certain Districts and Subdistricts in the Urban Desionated Area. a maximum of UP to 8 residential units per oross acre may be added to the base density if the proiect meets the reouirements of the Affordable-workforce Housino Density Bonus Ordinance (Section 2.06.00 of the Land Development Code. Ordinance #04-41. as amended. adopted June 22. 2004 and effective October 18. 2004 ). and if the affordable-workforce housino units are taroeted for families earnino no oreater than 150% of the median income for Collier County. Table of Contents, LIST OF MAPS [page 1] Table of Contents LIST OF MAPS -t- Golden Gate Area Master Plan Study Areas 2 Golden Gate Area Future Land Use Map 3 High Density Residential Subdistrict 4 Urban Mixed Use Activity Center 5 Golden Gate Urban Commerciallnfill Subdistrict and Golden Gate Estates Commercial Infill Subdistrict 6 Activity Center and Pine Ridge Road Mixed Use Subdistrict 1- Santa Barbara Commercial Subdistrict 8 Golden Gate Parkway Professional Office Commercial Subdistrict 9 Golden Gate Estates Neighborhood Centers -W Wilson Boulevard/Golden Gate Boulevard Center -14 Collier Boulevard/Pine Ridge Road Center -t-2 Golden Gate Boulevard/Everglades Boulevard Center -t3 Immokalee Road/Everglades Boulevard Center .f4 Randall Boulevard Commercial Subdistrict -1-5 Golden Gate Parkway Interchange Conditional Uses Area -1-6 Commercial Western Estates Infill Subdistrict -1+ Downtown Center Commercial Subdistrict -1a Collier Boulevard Commercial Subdistrict Introduction, first paragraph [page 2] I. INTRODUCTION As part of the revised Growth Management Plan, the County adopted the original Golden Gate Area Master Plan (GGAMP) in 1991. The GGAMP was further revised in 1997. The Golden Gate Area Master Plan provides growth management regulations for the designated Golden Gate Area (see Golden Gate Area Master Plan Study Areas Map -'1-). 2. High Density Residential Subdistrict [page 19] 2. High Density Residential Subdistrict Words underlined are added; words otru=J: through are deleted. 10 Row of asterisks ('* ** *** -It * *) denotes break in text. To encourage higher density residential and promote mixed uses in close proximity to Activity Centers, those residential zoned properties permitting up to 12 dwelling units per acre which were located within and consistent with the Activity Center designation at Golden Gate Parkway and Coronado Parkway established by the 1989 Collier County Growth Management Plan and subsequently removed by the creation of a new Activity Center via the adoption of the Golden Gate Area Master Plan are recognized as being consistent with this Master Plan and are outlined on the Hiah Densitv Residential Subdistrict Map ~. 3. Downtown Center Commercial Subdistrict [page 19] 3. Downtown Center Commercial Subdistrict The primary purpose of the Downtown Center Commercial Subdistrict (see Downtown Center Commercial Subdistrict Map +7) is to encourage redevelopment along Golden Gate Parkway in order to improve the physical appearance of the area and create a viable downtown district for the residents of Golden Gate City and Golden Gate Estates. [no further changes] 1. Mixed Use Activity Center Subdistrict [page 22] 1. Mixed Use Activity Center Subdistrict The Activity Center designated on the Future Land Use Map is intended to accommodate commercial zoning within the Urban Designated Area. Activity Centers are intended to be mixed-use (commercial, residential, institutional) in character. The Activity Center concept is designed to concentrate new and existing commercial zoning in locations where traffic impacts can readily be accommodated, to avoid strip and disorganized patterns of commercial development, and to create focal points within the community. The size and configuration of the Activity Center is outlined on the Urban Mixed Use Activitv Center - Golden Gate Parkwav and Coronado Parkwav Map 4-. 2. Golden Gate Urban Commerciallnfill Subdistrict [page 22] 2. Golden Gate Urban Commerciallnfill Subdistrict This Subdistrict is located at the southwest quadrant of C.R. 951 and Golden Gate Parkway. Due to the existing zoning and land use pattern in proximity to the Commercial In-fill Subdistrict (see Golden Gate Urban Commerciallnfill Subdistrict and Golden Gate Estates Commercial InfHI Subdistrict Map a) and the need to ensure adequate development standards to buffer adjacent land uses, commercial uses shall be permitted under the following criteria: 3. Santa Barbara Commercial Subdistrict [page 23] 3. Santa Barbara Commercial Subdistrict The boundaries of the Subdistrict are hereby expanded to include the former Commercial Subdistrict and also to extend approximately one (1) block to the east of the former boundary (see Santa Barbara Commercial Subdistrict Map 7). The intent of the Santa Barbara Commercial Subdistrict is to provide Golden Gate City with an area that is primarily commercial, with an allowance for certain conditional uses. The types of uses permitted within this Subdistrict are low intensity retail, offices, personal services, and institutional uses, such as churches and day care centers. Such development is intended to serve the needs of residents within the Subdistrict and surrounding neighborhoods and persons traveling nearby. 4. Golden Gate Parkway Professional Office Commercial Subdistrict [page 24] 4. Golden Gate Parkway Professional Office Commercial Subdistrict Words underlined are added; words :JtrucJe thIoU~h are deleted. II Row of asterisks (*** *** ***) denotes break in text. .- ,- -----...-----, '-~._~"'-' 0' .-.-- --'---- The provisions of this Subdistrict (see Golden Gate Parkwav Professional Office Commercial Subdistrict Map 8) are intended to provide Golden Gate City with a viable professional office district with associated small-scale retail as identified under item A, below. This Subdistrict has two purposes: . to serve as a bona-fide entry way into Golden Gate City; and . to provide a community focal point and sense of place. 5. Collier Boulevard Commercial Subdistrict [page 25] 5. Collier Boulevard Commercial Subdistrict The primary purpose of the Collier Boulevard Commercial Subdistrict (see Collier Boulevard Commercial Subdistrict Map ~) is to encourage redevelopment along Collier Boulevard in order to improve the physical appearance of the area. This Subdistrict is intended to allow a mix of uses, including heavy commercial within those areas presently zoned C-5. 2. Neighborhood Center Subdisbict, paragraph b, and first bullet point [pages 27-28] 2. Neighborhood Center Subdistrict b) Locations Neighborhood Centers are located along major roadways and are distributed within Golden Gate Estates according to commercial demand estimates. (See Golden Gate Estates Neiqhborhood Centers Map 9). The centers are designed to ... [no further changes] *** *** *** *** *** *** *** *** *** *** *** *** . Wiison Boulevard and Golden Gate Boulevard Center. This center consists of all four quadrants at the intersection of Wilson and Golden Gate Boulevards (See Wilson Boulevard/Golden Gate Boulevard Center Map -W). The NE and SE quadrants ... [no further changes] *** *** *** *** *** *** *** *** *** *** *** *** . Collier Boulevard and Pine Ridge Road Center. The center at Collier Boulevard and Pine Ridge Road is located on both sides of the intersection. Tracts 109-114, Golden Gate Estates are included in this center as eligible for commercial development. (See Collier Boulevard/Pine Ridqe Road Center Map .:t-1-). The E1/2 of Tract 107, Unit 26 is also... [no further changes] *** *** *** *** *** *** *** *** *** *** *** *** . Everglades Boulevard and Golden Gate Boulevard Center. This Center consists of all four quadrants at the intersection of Everglades and Golden Gate Boulevards (See Golden Gate Boulevard/Everqlades Boulevard Center Map -'1-2). The NE quadrant... [no further changes] *** *** *** *** *** *** ..* *** *** *** *** *** b. Golden Gate Parkway and Collier Boulevard Special Provisions, paragraph 1 [page 32] b. Golden Gate Parkway and Collier Boulevard Special Provisions: Words ~nderlined are added; words otrucl: throug~ are deleted. 12 Row of asterisks (*** *** ,,*.. ) denotes break in text. 1. In consideration of the improvements associated with the proposed interchange at Interstate 75 and Golden Gate Parkway, the existing conditional use (church and related facilities) located at the southeast corner of Golden Gate Parkway and 66th Street S.W. may be expanded in acreage and intensity along the south side of Golden Gate Parkway to the east of 66th Street S.W., but the total project area shall not exceed 8.21 acres (see Golden Gate Parkwav Interchanae Conditional Uses Area Map 48). 1. Interchange Activity Center Subdistrict [page 33] 1. Interchange Activity Center Subdistrict On the fringes of the Golden Gate Area Master Plan boundaries, there are several parcels that are located within the Interchange Activity Center # 10 at 1-75 and Pine Ridge Road as detailed in the County-wide Future Land Use Element (FLUE). Parcels within this Activity Center are subject to the County-wide FLUE and not this Master Plan. See Activitv Center and Pine Ridae Road Mixed Use Subdistrict Map e for a detailed map of this Activity Center. 2. Pine Ridge Road Mixed Use Subdistrict, bottom of page [page 34] 2. Pine Ridge Road Mixed Use Subdistrict See Activitv Center and Pine Ridae Road Mixed Use Subdistrict Map e for a detailed map of this Subdistrict. 3. Randall Boulevard Commercial Subdistrict, first paragraph [page 35] 3. Randall Boulevard Commercial Subdistrict Recognizing the unique development pattern and characteristics of surrounding land uses, the Randall Boulevard Commercial Subdistrict has been designated on the Golden Gate Area Future Land Use Map. The Subdistrict is comprised of the following properties: Tract 71, Golden Gate Estates, Unit 23; and the East 165 feet of Tract 54, Golden Gate Estates, Unit 23. See Randall Boulevard Commercial Subdistrict Map 44. 4. Commercial Western Estates Infill Subdistrict, paragraph a [pages 35-36] 4. Commercial Western Estates Infill Subdistrict a) Size and Location: The Subdistrict includes a 6.23-acre parcel, located at the southwest corner of Vanderbilt Beach Road and Collier Boulevard (see Commercial Western Estates Infill Subdistrict Map -tel. The parcel is identified as Tract 105, Unit 2, Golden Gate Estates. 5. Golden Gate Estates Commerciallnfill Subdistrict, first paragraph [page 37] 5. Golden Gate Estates Commerciallnfill Subdistrict This subdistrict consists of two infill areas. The two areas are located at the northwest corner of Collier Boulevard and Green Boulevard and at the northwest corner of Santa Barbara Boulevard and Golden Gate Parkway. Due to the existing zoning and land use pattern in proximity to the Estates Commercial In-fill Subdistrict (see Golden Gate Urban Commercial Infill Subdistrict and Golden Gate Estates Commercial Infill Subdistrict Map a) and the need to ensure adequate development standards to buffer adjacent land uses, commercial uses shall be permitted under the following criteria: Estates Designation, second paragraph [page 26] Estates Designation Words underlined are added; words otrucl: thrcugh are deleted. 13 Row of asterisks (*** *** ***) denotes break in text. ..- ~,.._.,~.- --.-. .---- ~.__._-_.< *** *** *** *** *** *** *** *** *** *** *** *** Generally. the =!lie Estates Designation also accommodates future non-residential uses, including: . Conditional uses and essential services as defined in the Land Development Code~, except as prohibited in the Neiqhborhood Center Subdistrict. Also. refer to the Conditional Uses Subdistrict. *** *** *** *** *** *** *** *** *** *** *** *** 3. Conditional Uses Subdistrict, paragraph a) [page 31] 3. Conditional Uses Subdistrict *** *** *** *** *** *** *** *** *** *** *** *** a) Essential Services Conditional Use Provisions: Those Essential Services Conditional Uses, as identified within Section 2.6.9.2 2.01.03G. of the Collier County Land Development Code, may be allowed anywhere within the Estates Zoning District. except as prohibited in certain Neiqhborhood Centers, and are defined as: *** *** *** *** *** *** *** *** *** *** *** *** 1. URBAN DESIGNATION: URBAN MIXED USE DISTRICT AND URBAN COMMERCIAL DISTRICT. [top of page 18] 1. URBAN DESIGNATION: URBAN MIXED USE DISTRICT AND URBAN COMMERCIAL DISTRICT. *** *** *** *** *** *** *** *** *** *** *** "...Collier County Land Development Code (Ordinance No. 91 102, aSGf3tod Oalobor dO, 1991 04-41. adopted June 22.2004. effective October 18. 2004) and consistent with locational requirements in Florida Statutes (Chapter 419.,Q01 F.S.) *** *** *** *** *** *** *** *** *** *** *** 2. ESTATES DESIGNATION, third bullet point [page 26] 2. ESTATES DESIGNATION *** *** *** *** *** *** *** *** *** *** *** *** . Group Housing shall be permitted subject to the definitions and regulations as outlined in the Collier County Land Development Code (Ordinance No. 91 102, aaof3ted Oateber dO, 1991 04-41. adopted June 22. 2004. effective October 18. 2004) and consistent with locational requirements in Florida Statutes (Chapter 419.,Q01 F.S.). *** *** *** *** *** *** *** *** *** *** *** *** Words underlined are added; words otruclc through are deleted. 14 Row of asterisks 1*** *'* ***) denotes break in text. , 2. Neighborhood Center Subdistrict, paragraph c, first bullet point [page 28] 2. Neighborhood Center Subdistrict c) Criteria for land uses at the centers are as follows: . Commercial uses shall be limited to intermediate commercial so as to provide for a wider variety of goods and services in areas that have a higher degree of automobile traffic. These uses shall be similar to C- 1, C-2, or C-3 zoning districts outlined in the Collier County Land Development Code (Ordinance No. 91 Hl2, adoi3ted Octoeer 30, -'l-994, 04-41. adopted June 22. 20-04. effective October 18, 2004). except as prohibited below. e) Special Exceptions to Conditional Use Locational Criteria [page 33] e) Special Exceptions to Conditional Use Locational Criteria: 1. Temporary use (TU) permits for model homes, as defined in the Collier County Land Development Code, may be allowed anywhere within the Estates-Mixed Use District. Conditional use permits submitted for the purpose of extending the time period for use of the structure as a model home shall not be subject to the locational criteria of the Conditional Uses Subdistrict, and may be allowed anywhere within the Estates-Mixed Use District. Temporary Use permits for model homes shall Rave not exceed a duration of three (3) years from the date of approval. Conditional Use permits shall be restricted as follows: (a) For model homes not abuttina Collier Boulevard. no Na subsequent issuance of a Conditional Use permit shall be for a duration exceeding two (2) years. The total time period for Temporary Use and Conditional Use permits together shall not exceed five (5) years. after which time the structure shall permanentlv cease operation as a model home. (b) For model homes abuttina Collier Boulevard. the first subseauent issuance of a Conditional Use permit shall not exceed two (2) vears. The total time period for Temporarv Use and the initial Conditional Use permit toaether shall not exceed five (5) vears. Thereafter. each subseauent Conditional Use permit mav be aranted for a period of UP to five vears. *** *** *** *** *** *** *** *** *** *** *** NEW Future Land Use Map Series list [Page 40] FUTURE LAND USE MAP SERIES Golden Gate Area Master Plan Study Areas Golden Gate Area Future Land Use MaD Hiah Densitv Residential Subdistrict 1989 Boundaries of Activity Center Downtown Center Commercial Subdistrict Urban Mixed Use Activity Center/Golden Gate Parkway and Coronado Parkway Golden Gate Urban Commerciallnfill Subdistrict and Golden Gate Estates Commercial Infill Subdistrict Santa Barbara Commercial Subdistrict Words underlined are added; words .:Jtruc]: through are deleted. 15 Row of asterisks (*** *** ***) denotes break .in text. --*-,-<----,... .. ~,,_.'-~ .----,..--.--- -- -. --------"-..-...,-.-. Golden Gate Parkway Professional Office Commercial Subdisbict Collier Boulevard Commercial Subdisbict Pine Ridae Road Interchanae Activity Center and Pine Ridae Road Mixed Use Subdisbict Golden Gate Estates Neiahborhood Centers Wilson Boulevard/Golden Gate Boulevard Center Collier Boulevard/Pine Ridae Road Center Golden Gate BoulevardlEveralades Boulevard Center Immokalee Road/Everalades Boulevard Center Randall Boulevard Commercial Subdistrict Commercial Western Estates Infill Subdisbict Golden Gate Parkway Interchanae Conditional Uses Area Golden Gate Parkway Institutional Subdisbict GOLDEN GATE AREA MASTER PLAN MAP SERIES Golden Gate Parkway Professional Office Commercial Subdistrict Map. Amend to remove property that was added to the Mixed Use Activity Center via a small scale GMP amendment in 2004 (petition CPSS-2004-1); property is now zoned Zone PUD and is described as Lot 1, Block 201, Golden Gate Unit 6. Map 1, Study Areas. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, portion of Wilderness Country Club PUD commercial tract, Royal Poinciana Golf Course, and US-41/Sandpiper Street. Revise the Golden Gate Estates Neighborhood Centers Map. Revise this map to reflect the approval of petition CP-2005-2 that expanded the southwest quadrant of the Wilson/Golden Gate Boulevards neighborhood center. Golden Gate Future Land Use Map. Amend to remove RSF-3 property at northeast corner of the Mixed Use Activity Center to correlate with same change previously made to the Activity Center map in GGAMP and Activity Center #15 Map in the FLUE, and remove the Santa Barbara Square commercial plaza at northeast corner of Golden Gate Parkway/Santa Barbara Blvd. from the Golden Gate Parkway Professional Office Commercial Subdistrict to be consistent with the map for that Subdistrict. All Existing GGAMP Maps. Amend to remove map number on each respective map: Map-4- Golden Gate Area Master Plan Study Areas ~ Golden Gate Area Future Land Use Map Maj}-J High Density Residential Subdistrict 1989 Boundaries of Activity Center Mafr4 Downtown Center Commercial Subdistrict ~ Urban Mixed Use Activity Center/Golden Gate Parkway and Coronado Parkway ~ Golden Gate Urban Commerciallnfill Subdistrict and Golden Gate Estates Commercial Infill Subdistrict Words underlined are added; words otr...;:cJ: through are deleted. 16 Row of asterisks ('* ** * ->.---A- * '*,.) denotes break in text. ~ Santa Barbara Commercial Subdistrict ~ Golden Gate Parkway Professional Office Commercial Subdistrict ~ Collier Boulevard Commercial Subdistrict Map 10 Pine Ridge Road Interchange Activity Center and Pine Ridge Road Mixed Use Subdistrict Map 11 Golden Gate Estates Neighborhood Centers Map 12 Wilson Boulevard/Golden Gate Boulevard Center Map13 Collier Boulevard/Pine Ridge Road Center Map 14 Golden Gate Boulevard/Everglades Boulevard Center Map 15 Immokalee Road/Everglades Boulevard Center Map111 Randall Boulevard Commercial Subdistrict Map 17 Commercial Western Estates Infill Subdistrict Map18 Golden Gate Parkway Interchange Conditional Uses Area CPSP-2006-13 Exhibit A T ransmiltal as recommended by CCPC - for 4-3-08 consent agenda G:\Comprehensive\Comp. Planning GMP DATAIComp. Plan Amendments\2006 petitions\CPSP-2006-13 batch amendments\Exhiblt A tg-dw/4- 21-08 Words underlined are added; words :Jtruc]: through are deleted. 17 Row of asterisks (* * * *** ***) denotes break in text. ^m_.~ ....'--.---.,-.... .".' '-.---,.. -._-- EXHIBIT A CPSP-2006-13 TRANSPORTATION ELEMENT Table of Contents [page 1] Table of Contents A. FUTURE SYSTEM NEEDS 1. Travel Demand ( 2. Traffic Circulation Constraints 3. Five Year Capital Facility Program f 4. Future Traffic Circulation Map Series - Y . ar ~ 2030 List of Tables/Maps/Figures / [page 2] ~t of Tables/Maps/Figures ~ R - 1* Financially Feasible Plan and Traffic Ci. ulation Map - Year 2030 ~ TR'~~otal Transportation Lonq Ranqe Nee1s Plan - Year 2030 ~ TR - 3* Iier 2003 Functional Classification I TR - 3A* Collie ~ 2030 Functional Class' ication ". I Travel Demand "" I [page 3] 1. Travel Demand -"-, I The MPO Long Range Trans~rtation Pia's Financially Feasible Plan and Needs Plan as adopted on March 23, 2001 Januar 1 2006, are hereby incorporated to define the major roadway needs for Collier C~nty. The ~ 2030 Financially Feasible Plan is p~"I,d " Mop TR-I "d ,h~ 'I~ """. ",dw" lmpmwm"h; Ihol CO" ., funded through the year ~ 2030. ~ TR-2 shows the total projected roadway improvements needed by ~ 2030. te l~t the Financially Feasible Plan does not include all needs identified through t Urba~~rea Transportation Study. It only includes the projects that can be fundt from reas~~? anticipated revenues. While the total ~ 2030 needs are estimat d to require fu ding of approximately 1.7 billion dollars, the cost feasible plan reflects. unding of approxi~atelY $1.5 billion. Based on recent efforts to treat transportatic/n as a top prior~, the Board of County Commissioners has committed to incr,ase revenues so that ~re needs are fully met. As directed by the Board of County ,commissioners, efforts ar~underway to develop measures to close the 0.2 billion dollpr shortfall between the total ~eds plan and cost feasible plan through public/private partnerships such as reserving ri9J:1!.Jof way and drainage. I" Appendix A presents the ~ 20r Transportation Plan resulting from the Urban Area Transportation Study prepared by teMPO as additional data and analysis. Map TR - 1 also serves as the Traffic Circulation Map that presents the number of lanes on Collier County Roadways in ~ 2030. Map - TR 3 shows the functional classification of the roadways and TR 3A shows the future functional classifications in Words underlined are added; words :Jtr.Jci: throJ.gh are deleted. 1 Row of asterisks (* ** *** ***\ denotes break in text. . 2030 Long Range Transportation Plan I~ TR-I Collier County 2030 Constrained Financially Feasible Plan \ aON:':EAcH I , ..1 I-'- \ \ :li~ f ~ I l".Co""ty " . .~ - <.,~,..' ( "''''I ~ = . . o , . . ~- :. , OIL WELL RP . 1/ > I IMr.tOKALEERD RANDALL BLVD '" ... \ ~ , . 0 . , ,..... , I.:' ~ . <1: . . . , , tlYAND SILT '" .. g . 0 . . i . , . J ~ . . GOLD!!N GATE BLVD ~ g . I-- . . ! . r E '-r . "" RIDOII!"D WHITl:IlLV , . . dt . . I " . g GREEN BLVP . " . ~- . . f , ""I > . J . "7 GOLG"" ... ,W. ~ '- = ""L RADIO !tD 0 WtL"ON llLVUU<.. 1-75 S/i DAVI. BLVD . . Ylj (;'I '1 ~ """ ffi f Immokalee Area -- <::, 3 . . " .... . . ~ l CA1I46 RATTLE ~AK HAIolMOCK . '\. \ ~ tMMOKAlEE O~ELl 'e. "- CO I . . ~ .u " Legend ~ I '" Number of Lanes by Color . ". -2 , c, 0 . -4 3 . --6 . -8 /""", ~ -10 o! ... : ~~. '" ,J ..... - 2030LRTP MinorUpdale ]2-4 Adopted June 8, 2007 ----- --,-* - ---- _._-~- 2030 Long Range Transportation Plan I~ 'Ow --.....- TR-2 Collier County 2030 Highway Needs Plan Lee C<>unl~ Coli"" '.0"""" OIL WELL RO IlANDIU_LlllVD IMMOKALEE RO . l . ~ Z .. . . . . . GOLDEN GATE BLVD 5 . . > PI ERIDGERD . . . l ~ . BLVD ~ ! . GATE WilSON 8LVDElIT I. 7!~ . l . 0 Immokalee Area G\ . , . ~ <;:. 3 . . - u ~ CR846 ~ . ~ ~ -' ."' C'l 0 . . . . . Legend . . > . 1.1!; Number of Lanes by Color -2 -4 -6 -8 -10 2030LRTP MmorUpdale )0.9 Adopled June 8, 2007 -----'. ,.--. ....'-..- -- - . m 0 , " " ~ u . 00 . . *~ ~5og20 " ~ -g 5iE~~~ cu =- c 0 <5 '0 ?5 . 0 ~ t U U U u A I>> <Il<(ol5o~ _ ..J t_O_O~ .. ~~~~~~ ...... g ~ jij tij C C :E ' " & & ~ ~ z I II I i 0 o - !cC u - II. _ \i~~1O~ fI) fI) III( 0 ..I ; U "''' oC ... .. C1 III( """"'"" _ D:Z ~'< 1-0 H _ ~ ~ i I- ~ ~ U ' Z . ::) II. ^''''O',",,^, o ~ '. No 0 I.'~' < ~ "' i ' .. ; -. _ " ... .., " ... ,,' o . ,~,,""""~ a! ,;,~-, z: U "",'" ..."!,,, ,,, ,,~ 1'-'.. '."''' AIRPRTUL RD .... " o . GOQO~ FW. '. t ILrOR ~ .' '- ("') T 46 S T 47 S T 48 S T 49 SIT 50 S T 51 S T 52 S T 53 S ";" I]J-:-' T-'--liT~I" -T --TT-' :g ~ I'I'I"L'I'" It ' 1 ~ ~ ,! [Ij 1 "'d: II l , 'I ' I. 'I' , "'". I" ' -35 " II: . ~; II " iil ;1;1'; ;;1'; ; I; ;; " "';::: ~ i~ ~o ~~. ; "I ~ ~ } ~ ~ ~ ~ Z "I" "',', '"~~, .. . ~ : ; ~ i' : ~~ in ;~' I-- W U <.> 7.< ~~. -~ w .. ~ 1.1.1 ITI] ~ 0.. ~ ~ ~ ~ ~ = = , ~ ~ ~ i. i ::: i m:!i ~!I !l!1.1 ; M ~j~:~':~ ~~~~id! a:: a:: i~r~"~~~ ~_5~f'i~ i~~;U~; ~~~2~hi , ii.~,!!. ., 1:'11.1 ..t'? ~ ~ ~ - . t; <II: , " : !ii.:: :i m : ;:; g;rLJ __ .~B... i~ M = = ---- --------- --- ----.-....- ~ -., ~ ..- - ~ ,/.-.~.- : o / M ~ = ~a:: __ W ('--_., : '--lli: .... ~ i ~Ii = '" ____d "1 " N ...., , N /\fl~~';;:, II: =~f}2~)~~1 '~"'''. . \I~" .~ \) . '. 'i' '};,' .... ~ ,~~. .... co ' j,,~4.~,~r~_ ,. co N '''iO''~""'''' N ,,~:!' 1~~"1" II: ~~\,.' '. = \J'~'''~4' '~(l~j~r1~, " 'c. '~'f!\. -. I)' ".:i<.~' ... ~,. \. tl _',;ll'.-.;.t .... ~ \'f?!, ~:".; ... N C ~J)[,r4' .... = ::E I .,/i'f;;J;t.- : .. ~ i 1c."I,L~1.., 1:1 ~ >, l 'I':' w. i~~~ .~I ~i!~ 7: , c ~ )oll!.. -'. ~ N b ~5..~ ~ ~ I il ~ i H I It ;. \> ~ =...<"IBI..... ., ..;/ '\.... ..'..' = co.... j .p -. . / 'i I' ~ . ~ ~ .,' .' [' w" ~~~ ". . ",.,."... ! r~.'" ,;; ,,",' ce a" . ,. ,.!.... ' , :::t "''''1 ':: ,.._'1 ," """""""c""''.-_, " , ~ ~ " .. ...,..!.~ . ....._""'~ [. ~ I-.r'(. ".:....,., ---;:_-'-_\" ,F . ", " ~ ~ :::) '.. L.rhW'~:fi'-~~P: - _ {() 0 ~ m: "- ~~:~~~i~~i~~iC'" 5~~- ~i (' 'Ill () \f (- i 1.\ - CI: .~." t ~ -- lJ . '. !.' - S 9" 1 S a 1 S at 1 S 1i1> 1 S D!i 1 S l!i 1 S Z!i 1 S &!i 1 ..., .-----..-- -_..._~,_..-- .._--~--".- ---... EXHIBIT "A" CPSP-2006-13 R 2& E R 26 E \\ lEE co II II V" c ? u, <I' /{J'b , , :'; Q- LEE CO ~,-') (, .,.-------------u-I'------'\\------.. ------ ..m_______m______ COL.I-'ER CO ----. ..'.-----...-1---.. "m.___'.. \"~" I """ " " . " .r 20 III " C.R.8aa ...-: ",' "..""" ~ ~ . ' · 2 I 1/4 3 ~ ... 0) " I" ,,/ ,. l' ,. " " /" ,. r L.... C.R 846 ^ I r~ C.R 846 l- I -;r I:p C L.J ".:~ ~ ~ " "11 " "~" " " J> B\" "0/ " "I" " " 30 r CR861 (1 _ Ie ~...-J , c:: .... , I , ,..., , ~ II ~:3 ~ '"rJ 0 U f-. 12 ,113 10 b / / /, ,,," , " "" I l r C.R 896 Ir..;.... c.R 896 ~ ~ ,. lJ rc- ,,1:: T, <=,= 1'=-,. '., ", ~ " 0 I':, " · '"rJ . ',1' ~ ". ... 110" "'I ><l 15" " " I- ,'" U .8 - \ s:, ~"" ~-i L Kg c< ,;" 1\\ " Y'" " " trJ \'l:" 1 ~ "" ~,_.. ,. ,. "" ,. .......... ""'-./ C.R.8S6 175 '6 ]/'. / "'" ,u .-.' Z 9 L. . ,<" h) -,-,~" ~ TI8 l~';8 " " " ~ \ I I "\ 17 i t----t--- .. ~'U " "I '. !., I" ,," III ~ CR864 I r~7 0 .. " " I" 1 "2~,, ,. "LI-J" " : ::=--!'1\ I "\,, '_~ MIXED USE .... INTERCHANGE ,,'V ~. '. " ACTIVITY CENTER \ t. " " )0 "!" "; " " INDEX MAP -- o \' \)" " , "KJ " " .". ,,,' '" \ -I. ~- 18 SC~lE '\~,., ~, - "- AMENDED --- JANUARY 25. 2005 ~\ " UI (Ord. No. 2005-03) \ \\~ " ' . ~4 ,. ~,11_ UI _ AMENDED - JUNE 7, 2005 -::'::; ~ ~ ~ ~ (Ocd No 2005-25) \\ ""~ '1 ~ ~ - - ~ iii .. .~". .~;.;/-. 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(") :;u ~ -< ::;:LI;;O<:1~j;" z~;p. 0 C j 3'~~8~~z",,~rl - lJ] -; j ri\!:iJ>:::uz ()g ;;j^~ m C ,;;0 :r<:'-";;O'" '" ~ )> ;U <3 ~~!:.;]nRj;! ~ C'l c o r'li:: ~^ ;;:; () Z -< "'0 '" ;;0 0 " C'l n ^ , 0 , > ' '" C P " ~ , CJ Z ;:J i!i CO ~ o n Z '< TI 0 o > ,- l~;;;o;::jo;U;;';;::;= 0 :2! 0 c > 0 0 (j) z ~~~~~~~g~~ ~ C'l ~~2:gt;-<~8~~ '" 0 ;;O:r::Z~Ui"'~"'::EZ 0 U '" ;;0 ;uzfTliiin;iiO ,- p ~g~;;03l;;Oi!io1lg~ )> u ;;OROl)~;;; '" ;;0;;0 --, ^ ",'" O!' ~ Z () ~ " lJ] ." -~_.'--- en ~~ ------- ." UNnOJ l:HlllOJ flNnOJlHllOJ '" 0 A.!NnOJ30>tO AlNrl0:) O~\fMO~B 0 ?: w ~"---,-,- -_.- ---- Q n" 0 >o~ ---is:I''l }> ":':;::: Ll 0 c> 0 '-';1:,:g ~ ~~O ~8 " ~~~ "~ u; C ~ 1"10 J> () ..,;-;;0 N 2 Ln )> Cl ~ ;=iPo 8~ if ,-- C 'i:: !"':' ~ ~ 'i" -< I'l :;' ~~~ c;;;~ I 'ii z 8 J, l> ~ N ~"iS.... ':50 g ~ -< to) ru ~~~ ~~2 0 o25~ ~ .zO o~F: z" n ~ ~ f2 M lJ '" r'1 p:j!il I 75 n ::0 ---i g :::::; lf1 2: n", () cn m~ ~ g~ 00 < . " 0 o z " ~ w . " ~r ,> 0' n Q~~ , l~ I f n :I: < e n ~ c: 6 ~ > n " M ::0 -< '" n 0 :c o 0 - S,R, 29 c C to z z _ :;!::< -l :.: < n ~ ~ " r g g n n o 0 c c ~ ~ ~ ~ ;;:;::0"""':"''''<11....''''''_ ~~~~i~~~~~~~ ~I ;;O:05;;8Bi;\r;;:~b>::8 n U) 5z~~:~~:~~~~ ~.----1 ~~g:m:(~~~~~<; t!: C -< -<~ -<-< -< .- ::r> c fTl ()::::o Vl NNN"'N------- GJ g- .. :""f..<N-O\OD>,-JrnV1....U fTl ::) Z ~ g<:!g:M;;2?~~~gg Z .:;: fTl ~~~~;;~~~~g~ 0 ~ I ~';)~~;;;c@~irn>~ 0 OJ I :(~g:z2~rn8~~6: ~.)> i -< -<g:~rn~LJ::lJ g:~ g- - wg: -< r n ::; -< ~ -< LJ / , L () J.,lNnO) lJ)lllOJ A1NnOJ cOIllO:) ('g A.1NrlO:) 30\'0 A1NnOJ OOJ"'MO<J8 '"'C N o o ~ '" .,----", .--- CPSP-2006-13 EXHIBIT "A" LAND USE MAP FUTURE SOILS H[NORYCOUNTY Florida G) Collier County, .-- 6 Wes t ern 8 I " LEGEND 0 0 " I OF THE: ldANldMJE AREAS ASSOC,A,YION ~ " " SOILS u~aRTHENTS . 8AS'NCER 0 , G""eANllfO- " SO'LSOF THE TtOAL AREAS ..SSOC....TIO/< ~ WUU'[R'-CANA\I(RAl ''''''0'' ffi""""''' - - """'~ "'00 """,.." , J. ."so<< - AN<;lQl[ PRAIRIES AND rRESHI'IATER THE SW.....ps. SCill$(Jf" PENN5UCOASSOClAT,ON ~oo""""- "_,,~~,,.,'"C^"~ ~. RIVlE~A - BOC HOll<E: ASSOC,A,fIaN 6 WINDER - RI~[R. - C SLOUGHS ANO HAMMOCKS SOIlsorfHEFLAT='[ASSOC'AIION ~",""-"OO"-;";_"""AA"","O""~ 8 I.....OK"'.H-~IN( ,.....Ql(....[EAS50CIAtlON ~: ~OL'"'AW - e'SINGE~ -"OLOPAW A5S0CIATION w'NorR ~ER" 10. W_SSG - Er;E~O AND m~';:"~~~STo.I(Nr5 PlEASE.~T;";~[~~i~~:::TI~'it"'S'" _____ 8 :~SU"[l' SEFORE PU 8" CYPRESS SWAMP , , , ,- " ,- '''' ,~ , ~ , 0 7 ,~ , , ~ , 0 'c= , ~ ,,' c '" ,;;1 '-< , ~ , ;; , , ~ D ~ 3- '" X " '" 2 , "v(4\;i i , " 0 SCALE '" ,-- ONSISTS OF , o 007 , THIS MAP C P IS THUS JANUARY 25, 2 AREA OUTLINED 06r SOIL THE RM~HAN A BASIS """i;, - ,,, 200He '988 ~~;;; THAN O~~E~l~D PLAN"Ng/~;~~",c TRAns ATION SERVICE, JUNE MEANT FOR G ON THE USE TURE, SOIL CONZfl~~ FOR DECISIONS DEPARTMENT o~ :EGt~~~C\L S~:~~~~V~~ES DIVISION SOURCE, U\ GRAPHICS AN [NVIRONMEN PREPARED BOE.VElOPMENT AN4D_2008-DWG COMMUNITY FILE: lU-9 .. DATE: 3/2008 .. - ---.........-- -. - -- 00' 0 >O~ ~<o . -- rrI;;::"'ll 0 ~ C' 0 ~z" ~ ,,_0 N~O 0' C ~ 0' ,,0 ~ ~iii~ , 5 Zc v; < o ~ 0 ~ on n Z n n, NO , J> 5 0 ~ ::'Jo)>. o. . ~~s n" 0, ,- fTl;;::I ~, ~ n ~j< 0- :=~Q rn.::J: 0 ~ '.' N OzZ 0 Y'oO 0 Lv son NO~ ozO ~~g n ~z : ~ 00- .zo 0<> n on n 0 z~ o 0 ~c I o z >, 0 Z < n, " < ~o ~ 0' ~~ ---+-- ~ $~ . no ~ 00 ~~ 00 . -z < ~ ~ 0 Z . . 0 ~ . . ~ ~ m . " ~ . N "> 0' ~ ~' . . . 0 0 ~ ~ . m . ~ < n I ~ , " ffi " < , n n =< ~ o 0 C 0 1l S,R. 29 '\! ~ ~ ~ < ~Vl'WVl X ~ ~ ~~~~G)M ~ I~ s:I~~Vi~ VJ )>.r"1 Z'::O ,- -j ;:vVl, J>.... ---!)>,z Cl )>CT1ZJ>O "0, 0 r'lZ I," c,o Cl "l ," ~~x Z n xC! c " n < c > 0 Q- -i 0 ~ < --1 ~ ~ :::on c '^ Z ffi AJ 0 , )>0 "l 0 " c n n'S: ,- ~ > n 0 -j'S: )> , C . 0 Or'l z < ~ oww'-.Jcr> ~ . - 0 lJl::!;'O(J)O 0 '< z:::o fTlF 0 c:::o n C )> r r Z.:>>- x ~~~~f, " "l - [J) . 0 VJ)> "l o .0 ~ Z~52i\5-1 , -j' 6 [l ~ Z -! ~ Z o 0 ~ 0 ~'S: )> 0 CJ , Z r'l () :::0 " en )> " AlNnOJ ~31110::J ,UNf10J ;j]lllOJ , N 0 ~lNnOJ 30\10 AlNnOJ O<J\fMO'd8 0 ~ '" ,-+_. ~-~---,-,._"- ----.,." ,'___n EXHIBIT "A" CPSP-2006-13 COLLIER COUNTY RURAL & AGRICULTURAL AREA ASSESSMENT STEWARDSHIP OVERLAY MAP ",_. ~ " Q ~ ~ m <: c GOLDEN GATE BLVD L_______ "send .....(NOED-JANU..RYZ51007 mOP"n _Ml()ftRwo",donZon~ Ord.No.2007-18 IIIiI Wal8<R<lleMIoI\I\,...(WRAl _BI9CypnI..NlOIk>nolFOII'Sl 0 _Floww&yS_rdshiPJ\r....(FSAlDA...adCrItIcaISbl18Conoom _rlabilaISl8w.r<I011IPA....(I-lSAl DSleword.hipR,,"..Mng...'....(SRA) Pfl[P"EOOv, OF"(;[OI' """""1(" 'NO T(C~"'C""SU.P<l"T " - ~Sle..an:l.~iPs..r.din~A_(SSA) Cor.o"U"Hv O(....!'lOP~ENT AND fN"'RONr.<t:N'''l SE~"Cr5 01"""'" OAl(,l/2008 fiLE' CCll"'ASO~-:/ljoe.OM; - --- -"--,., EXHIBIT A PETITION CPSP-2006-13 ---- GOODLETTE/PINE RIDG E COMMERCIAL IN FILL SUBDISTRICT ~-- COLLIER COUNTY, FLORIDA --~-_.r- I ~- : < 1 0 -..- 0 z > < < l- - PINE RIDGE RQAD (C.R.-!l96) PINE RIDGE ROAD (CR-895) rRAC1A ~ 'I ~ " , 8 u lASTRADAlANE 0 I < ~ I I POIAPEllANE I 0)- I }- \ o~ "''1A> \ (('S \ \ \ -~- ~ I I SCALE I~ LEGm 0 200 n ~oo n l ~ GOODLETTE/PINE RIDGE COMMERCIAL INFILL PREPARED BY, GRAPHICS AND TECHNICAL SUPPORT SECTION SUBDISTRICT COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION DATE: 3/2008 FILL CPSP-2006-1JAQWC -- . .~~-~-_..._-- .-.-...-..-- --'^ ~- EXHIBIT A PETITION CPSP-2006-13 I LIVINGSTON ROAD / VETERANS MEMORIAL BOULEVARD COMMERCIAL INFILL SUBDISTRICT COLLIER COUNTY, FLORIDA ~~ "'EDlflRRA I ~~_ l) I ~~ ~OJ~", .-.-...---- II(1t:RA"S NEldORlAL BOULEVARD II(T[RA"S ME"'O"'AL BOUl[VARD SUBJECT SITE CPSP~2006-13 ___..m ~ __ j I n_ ---1_ II LEGEND Ii ,,^', ~ SUBDISTRICT PREPARED BY, GRAPHICS AND TECHNICAL SUPPORT SECTION - COMMUNnY DEVELOPME" 'NO ENVIRONMENT" SERVICES DIVISION 0 I. l l J DATE 3/2008 FILE CP-2003-3A-2008 Dwe 3001-T 600 Fl __u______ ---~ ~"-------_..__._- ----- EXHIBIT "A" CPSP-2006-13 I - i GOLDEN GATE AREA MASTER PLAN I STUDY AR EAS I COLLIER COUN TY, FLORIDA HENDRY CO ~~----------- COlliER CO i STUOY AREA ! ~ I , I (1- l.AKl ') IMMOKALEE TRAFFORD J e.R 546 LEE. CO COLLIER CO I " c_ " ! CITY SR. 54 I -75 OF NAPLES ----- ;; I m i ~ u ~ 0 c " c;, " '" " "S ';i i'> <, 0 I I N AMENDEO-OCTOBER26 O,dNo.200471 SCALE ---.-.- , '"' 10MI PREPARED8Y-GRAPHICSANDTECHNICALSUPPQRTSECTION COMldUNITYOEVELOPI.lENTANDENVlRONM[NTALSERV1CESOIVlSION FILEoGGMP-9B-2008.DWG DATE 3/2008 -~._- ......,.--.-. -.-. '" .-..- EXHIBIT 'A' CPSP-:<OO6-13 Ir----- --- -~_._- - -----.-- -.---- LEGEND ---.-- _._._~ ~-'---- I~- URu..OESICNATION ~STU~S DU'CNATl{lN AGIUCUcTuRALfRlIRActll;SIG..AT>OM --.-----..-- ............."', ~".O"" """'0' 1 '".~ "",,"',, "'0 ",,,n GOLDEN GATE AREA 1,"l_""''''''''AA''-''''''''''' ; """''',' E"^''' '"'''''~" OVOIICUSANO . .;..,. ","." "''''"'''' '"'''''~" C,"O''''''''', .,\(', ""~''"''_, ~~.!ALf-ll!J!lli . ,-". """ ,-,oo" ,_."" D.,,,,.'''''''''''''''''' g ""'" ;""","J"'~::;"" FUTURE LAND USE MAP w 0_....'..".." . ''''''''''''"'" . "." ," ".." "."....""" " ~ <-..<.".."."" \ ",.o,.",~ ~ 11,""',"",""'-""" '-~ "'.""".' "" 1"'],,,",,,,,,,,,,"","0,,"""""" · ~[~~;,:~:<~',::1'~i:~:~")." .","',,",,,,,,,,,,;,,,,,""" t'iI".,,,,,,,,,,,,.,,,,,",,',,,,o,,"", - lMMOKALEE ROAD . '""" ,.,,,. co,,"" ".,." . .","" .,.", CO"""" ...,,,,,, ~",""","""""" """,."^",,,.,,,,,".,,,,"- "'" .., ... ,...0'" ~"...,," """M '"' ,,~, """'''''',. '"~''' '" CO,,"'" ,,,,,.,",,. 0[>(.''''"'. "","" " '"' "CO,. ,." ..,^_'~' ~.. --"-'--- ---~ -"-- W c . 00 " me WELL- ROAD ~ '"" il lMMOKALEE ROAD z I-lANIlII,U BOl'LE\'ARD C " ~ " , ~ 0 VANDERBILT ~ BEACH ROAD I" - j 10 ~ 2 GOLDEN (lATE D<ll'I.EVAllll ,0 z . " 0 PINE R "' '" C . \\'IlJTEBLI'1l ~ W , ~ ~ m c , ~ " " " 0 ,-... ~ 0 ~ "" Z ~ , :: 0 0 ~ 0 G_O PKWY , C . < 0 ~ z , ~ e ~ ~~~- ~ ~ . i; C , ~ IN'l'ERSTATf:.15 BR84 < e z z DAVIS BOULEVARD</) S_H 84 C " < > ~ z 0 0 ~ 0 " & . :;; . " 0 " "" > ~ ~" 0 " w "" " ~~ Fun~Dtf'::D C::__ AD,,""" "".U,"",,,"" AM'''OED M.v"."" I .~'NO[(] ~AY >>, 190' ---i A~'NO[O :;~Il':~'::~~ I .~END[J .~''''[)[O ,,,,e""."" ~ "'''NDEO OC10"""-'''' " W .~,"D'O 'P"llO.""' ~ .MOIDED S(e1E~"'" ,. '." ! ,. .' 1 "" AM(NO(U ""."'"'''.'''' .~'"O'o ""0.'"00 AM'''O'O ~.'"'~ >>, ,"01 -"',NO,e """,'"02 0 '~'N"[o s,"1E~"," 1U, '00' ""0 No_,ao}', ,,"""'" '>OTO." ".'00' 000 NO'OO' 11 _.._-_.._~-----_._-~-- SCALE AM".O,O "NU"",",'00' ORO.NO"O;_' 1"""- -'1 ,,""" '~'"OED "NUA.' >S, 2007 OOD"O"07-" C '" ;,,, u 4MI '" ~"_._- .~'""'O OCO,...." " '007 e~EP'"ED BY, CIS/CAD ~AP~I% SEe"'" 0'0 NO 2007-77 CO"""";TY DE",,,,,,..'"T 'N" ,WVIIlG'<M<NT.c ,,"V'C(S "'~S'ON ""'CGrcu_2008_'OwG DoT"'1'008 R 26 E R 27 E R 28 E ----,_.- .- .-. -..-- ---_. EXHIBIT "A" CPSP-2006-13 --- HIGH DENSITY RESIDENTIAL SUBDISTRICT 1989 BOUNDARIES OF ACTIVITY CENTER - ~~--~,..~~._---- ~ ACTIVITY CENTER ~~ -. I --.-I I -- - ------ PREPARED BY' GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION J I I FilE: GGMP-5B-2008.DWG DATE: 3/2008 o ~OOFT lOGOFf i ---. --- _.~._---_.. ----,.~ ----- - - -. ......- " " ~~ ~' I -. enTTIJ1HI /i~ I "" I " '1 T Tr-' 7.0; , ._..L___.L.__ ,"-,'''"'''''''''.,,,. ". "'. ~'~ " CO >; ~ C) :s' '_7 ';;.-- I G ' , " ~ i i ci '< f:: --.j ...... ~ I ~ ~ 1- ! ;'--) . I ~ CO ~ "'- m I "- 2:::: X ~ '! CD <II , =i ~ ~ :>: ". --l;' .~I --- ~ --- ~, r:' '-I j''-lT'] ~ " :" ~ _L_1.._ ;:' ~. ----.r ! , '-1 - , H_ I ! .. :;[] ----- " J li,--- ~ ,I ."'-' b I ::=., ;;:; ~ ~ I ---- -- '!~H ", '" I, , i ~ '0 I -j I I, () , II , ;", I "U (fl "U " 0 0 't' w .- -- --" .' --~- ---'" -- "". ---.. - - EXHIBIT "A" URBAN --- GOLDEN G M<XED U," AE ~~~o ATE PARKWAY AN TIVITY CENTER L COLLIER COUNTY D CORONADO _ . FlOR'DA PARKW _ ~__ AY - - -- -- - - - - - J [ URBANMIXE GOLDEN GATE P~R:W~SE ACTIVITY CENTER y AND CORON ~ ,_ [ ~ ceo,," --.-, c ,,,n ----< <en",,, __~ lOGon CENTER BOUNDARIES -- - - ---- w._' - ~_.. - -- - CPSP-2006-13 EXHIBIT ~A" UBDISTRICT AND MERCIAL INFILL I~L SUBDISTRICT Ii: E URBAN COM MMERCIAL INF Ii~ GOLDEN G~~TE ESTATES ~~C~ ceO","^ , , " GOLDEN '""" , , " ,I, ..-.I "ll _ 0 0;;; &<i~ - ~ -1 '~~ :., ~~;;; -1r - , ~ : ~n"8 <i~c - , " , i'8 ~~ ~Ii< ' -j , 0 , , _ c" W "~ '0 0 " "'" o , , 0 , '" _ " 0' " ' , 0 , , . , "" "'" . . " '" ,,- . e' , .," . ~~ , - '" . - , ,>, W :::!i "'-0- I :;:;: <>: <>:0<( <( <>::--'", I - ~'!;' I l wO -- .~~ 1 """ '" 0", ~ ' wzo . '" = .".. ~~w ' ,,' D ouc ",J F==~ --ci , [ H" C."ll U C~\C; '~dWC1"]c.::-ml]" ,,~>~\~ I ~l ('" , I\y~~\== ~~~~--'o~~[\D~~1,E !I!, ,- i;"'E-;,~~~~~~nm, a ~ I ' 'D~~~~ E=3 "J ~ " i \ ~ f2l~ , _-'] ~, ' ,._..t ~, '"~ ,I; ~ I",. "-, 'i , " - z . c. ~ . " ; -- ~ ~ ! N ~ ___ " -.j ~ - - - - - -~-- -... - EXHIBIT "A" CPSP-2D06-13 SANTA BARBARA COMMERCIAL SUBDISTRICT COLLIER COUNTY, FLORIDA ~~EE >0 " ." 8~ l " . ,,5 ~ " :. 94 99 , ,,, " " " . :" '''; .. " ," " " 95 98 22NO PLACE SW ~ " nNO PLACe s.w '''-::-,~," ^ ." " .. '16 " . ,'" " " ',>0 H " ~ "" " " '17 "" . " i -~ ;-. . " loTHAV(NUES,W "94>0 I 10J> " . " . ,~o" . " 118 .n . " ". >0 . .. [ ". ,I" . " .. 96 97 119 '" , .n r " ". " .. " l 8 , 2 - L 261HAII!:NU[S,W 0 =l 'c, 8 '0' ,- I '06 ----l , I I , 8 , 0 I LOT 1 lOT 2 LOT 2 TR 108 REPLAT 26TH AVENU(SW, -I I i , 9 99 1 "0 , , --i 91 9~ . I ! ------ i '12 I ~, COlOEN GAlE PARKwAY __ " 1\ ~13 I G~ "",,'oO:J, 1~"WHNJE. ~'" , , ,,' ,," " '~ ~""" -~ 1 AMENDED - OCTOBER 25. 2004 L ,,", '''"'''-'''-- ~ (Ord ,,, 2004-71) LEGEND SCALE I I AMENDED - JUNE 7, 2005 , 200FT 40<.>'"T (Ord No 2005-25) 1_ ORICINAL _ SUBDISTRICT PREPARED BY GRAPHICS AND TECHNICAL SUPPORT S[CTION SUBDISTRICT EXPANSION I COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DI1J1510N FilE: CPSP-20Q4-7G-2008.DWG DATE .3/2008 - I ,- --- "---"^ .-- EXHIBIT "A" CPSP-2006-13 --------- I COLDEN CATE PARKWAY PROFESSIONAL OFFICE COMMERCIAL SUBDISTRICT COllierCounty,F1or;dO CORONADO P"~KWAY - - . - - ." " ~ ,.. : -- ~ '" ." , " " ! " UIX'[ .~ .., '" ~ . " '" PARKWAY @ PlAlA . .t- " . " .~ , " , " " " . " " "" ,," " '" ", ", 0 , ". ". '" '" '" i I ", '" .., '" ,,, " " " " " SAPPrt'R{L""'E " i " I .. " '. SrJOHN..E.....AN5CHOOl " " @ " " .. ." '" " . ." .. ", " " .. ". '" .. ." : ", , '" " : '" " '" g ,,, . ,,, ~ - - ". ." , '" ." , .. " ~ p' ", ". " . " " . , .. " ". ," " " " " " " Jl51PlAC(SW , ~ " ' , . ' . , . . "'.,, 3 """ .. 2<J '." " .. GOlDEN ColTE CANAL -- -_.- 1 ~O" ~""'~ ~ 'OO~" I (Ord_ NO 200S-03) ------ AMENDED -- JUNE 7, 200S II eROCESS'O",' (Oro No 2005-25) OFFICE PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION SC~LE SUBDISTRICT COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION "T11 FILE: CPSP~ 2004~ 7F -20080WG DATE: 3/2008 o ~OOFT 4oOf'T _ -.-.'" -""".- -.--"- -----. EXHIBIT "A" CPSP-2006-13 -- -- ---- -- --------- -- COLLfL'R lWUfJ'\'i1RD COAIMF'F!.('jAI, ,<'{iRD/.,,'TR/CT ('(;LUU2 eDUIV'll HOf:ILii1 1 1 co"",-",',.,"" -I ",-,","-,' I I n - ren""" -;- -l- ---- ~- I I I I_ i I J j r- -----.---'-':."~'- "I--- I 1 I 1 I I I - -1- - . 1 I I 1 I ! I _J -1"''''''''-1- - ---- I ! ! i I I I I I i I I ----------1 ""-,,, C 1 I I I I ,-," i - -I I - 1 -",.c' , - -, -.-.--....-----.- ~ ~,":', -r-, -k'.! 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Ie - - ---;--;;;-- ; L. ..' eC t'l t'l , -, '0 --1 ~ ;:l:l ~ - ----- ~ ~- 2 ; O ~ "I" m. .-- --~- o ~ ''----- " , CJ .. ~ "w>1lN w.. I , t'l t'l . ./"1 1----., ... '-.'." , J' "~~ ~ ~ ~ __n ~ ~~ ~ :xl >- 0 ! 'I ,! 0 .. o () ~"1l - ~ >- .., >- 16 I ..- o ::: o! i ~ I --E1f--'. ' m :::::"_ ~ (3 """'J~~' ~ z 0 '-- -"-------. I- I X -~-<. 0 1-- . .:1: xz :xl, ~ ijj tT:I C1 n :x ~"1l m ~ ----------.- --- -, - =i t:l i ~ ~ ------ ---,,---- -', ~6 " - I m__ ~ c: .., J' , .-.- - . (JJ t'l' ,.... '.-.:1 ' rrl ::d _ ------__ __ ___ Ii [JJ Z ---- -- -'-~c._'''"'' c: .., ~ ~, tIl rr:l -- - -. ----..---- o :xl - () ~ ;r: ''''''"'0'.'' ,,,,,,,.,,.,, ::0 > Z C1 C ___ .., t'l l.'-~T '_. /1/'/ - ~i ! m I ~'" . .. --- --- ------ i5 - ,---. .-- ' - - 1------,.--......- ! c.~ I -. mJ ~~-_~-=F~=u .~ h i ": --., l=f -. . 0 '-~-==1 : , .,.c.~.~=,d, ===T_==n- -- 1 ~I r]~ . - ...:.:~ E -,,-c. ===+. '.=:.=:::::::=--1 ''''C';;';'''' ! IIt;.H I I II =-J I------t--- . i ~~ ~ i 5 I, ...... ...~ t;.._==~J ---=-! ;~ 1 . "~ "n m - - -j - ---1 - - I > III!V"~~ z !~._~ ~' () I 65<; Z M C ~ _ u ..... I ,go Cl '" I ~ U "~ .00.1',. ,,-- --. >1 '" l' LC ~ 'II 'f- - -..- -, > I ~ ;p . ,.~, 0 ~ I -!~i-- --- ~ i 0 ~NEYA'" Cfl -=-=-=--~-=-- '...... __________,..____, _____ . w ----. ----- ---- ------ - ----~ ._._-'~. --- _.~ EXHIBIT "A" CPSP-2006-13 -- GOLDEN GATE ESTATES NEIGHBORHOOD CENTERS Coli;er County, Florida IMMOKALEE ROAD ~-- all WELL ROAD IMMOKALEE ROAD 0 > ~ CD 0 " > ~ w m 0 ~ "' z ~ 0 '" " 0' W " > w GOLDEN GATE BOULEVARD WHITE BLVD. 0 > ~ m '" w :J ~ 0 u INTERSTATE - 75 AMENDED - SEPTEMBER 10. 200.3 (Qrd No 2003-44) AMENDED - OCTOBER 26. 2004- (Ord. No. 2004-71) ~----~._.__.- AMENDED - JANUARY 25, 2007 COLDEN CATE [SfIlTES (Ord. No. 2007-19) NEIGHBORHOOD CENTERS LEGEND - l """BOR"OOD PREPAREO BY: GRAPHICS AND TECHNICAL SUPPORT SECTION CENTERS COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION --_._..~---_..~ 0 1 M' 2", FILE- GGMP-47-20080WG DA Te 3/2005 -----~~-"------~.~----,.._- ..--- -_.~. m_"""__ EXHIBIT "A" CPSP-2006-13 ----- WILSON BOULEVARD/GOLDEN GATE BOULEVARD CENTER Collier County, Florida I ! IMMOKALEE - - C=__L~GEND ADOPTED - SEPTEMBER 10, 2003 (Ord. No. 2003-44) .-~----- I AMENDED -- JANUARY 25, 2007 ! (Ord No 2007-19) ~ GOLOfN GATE ~ SETTLEMENT AMENDED - DECEMBER 4, 2007 ESTATES AREA (Ord No 2007-76) ------- ,-~._--_._~._,._---- I I I D NEIGHBORHOOD 0 1/2 MI 1 MI CENTER ,''''' PREPARED BY GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION FILL GGMP-43-2001l,OWG DATE; 3/2008 ----- ... '".' _.,---.-.__...~,._. .H, -...,- --,- --- EXHIBIT "A" CPSP-2006-13 - --". GOLDEN GATE BOULEVARD/EVERGLADES BOULEVARD CENTER Collier County, Florida IMMOKALEE -~---------- l_~__ '_LEG END 1 ~ GOLDEN GATE ~ SETTLEMENT ADOPTED - SEPTEMBER 10, 2003 ESTATES AREA (Ord. No. 2003-44) ~----_._-- AMENDED - JANUARY 25, 2007 (Ord No 2007-19) D I I ------, NEIGHBORHOOD 0 1/2 MI 1 MI CENTER -- PREPARED 8Y GRAPHICS AND TECHNICAL SUPPORT SECTION I COMMUNITY DEVELOPMENT AND (NVIRONM(NTAl SERVICES DIVISION FILE: GGMP-45-200BDWG DATE: 3/2008 -- ..------.- -,.._- --". ---'-- -- EXHIBIT "A" CPSP-2006-13 IMMOKALEE ROAD/EVERGLADES BOULEVARD CENTER I Collier County, Flor-ido i IMMOKALEE ROAD I IMMOKALEE LEGEND ~ i AMENDED - SEPTEMBER 10, 2003 (Ord. No 2003-44) ~ SETTLEMENT AMENDED - OCTOBER 26, 2004 ~ GOLOEN GATE (Qrd. No 2004-71) ESTATES AREA i AMENDED - JANUARY 25, 2007 (Ord No_ 2007-19) I I I D NEIGHBORHOOD I 0 1/2 MI. 1 MI. CENTER .-', I PREPARED BY GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION I FILE: GGMP-44-20080WG DATE 3/2008 --_._--- - -..'"."----.- ,,-, '--.' ~,--"-'".- --~.. ,.,--.... EXHIBIT "A" CPSP-2006-13 I RANDALL BOULEVARD COMMERCIAL SUBDISTRICT Collier County, Florida IMMOKALEE --..- - I LEGEND -_.~ - AMENDED - SEPTEMBER 10, 2003 (Ord No. 2003-44) AMENDED - JANUARY 25, 2007 ~ COLOEN GATE ~ SETTLEMENT (Ord No. 2007-19) ESTATES AREA I I I --- 0 1/2 MI 1 MI PREPARED BY GRAPHICS AND TECHNICAL SUPPORT SECTION T COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION FilE: GGMP-21~2008,DWG DATE: 3/2008 ---~ _ n__.____~. .._--~.< ---,.-- EXHIBIT "A" CPSP.2006.13 -- ~--- COMMERCIAL WESTERN ESTATES IN FILL SUBDISTRICT Collier County, Florida I I ~ ~ N APLES-IMMOKALEE ROAD "' " ... '" '" '" ... ;. "' "' '" COMMERCIAL "' "' ::> ... ~ WESTERN ESTATES 0 "' I INFILL SUBDISTRICT '" T BEACH ROAD EXT\ "' ::i "' 0 u I I I -- .- - c= LEGEND I AMENDED - SEPTEMBER 10, 2003 (Ord. No. 2003-44) AMENDED - OCTOBER 26, 2004 (Ord. No. 2004-71) AMENDED - JANUARY 25, 2007 ~ GOLDEN GATE (Ord No 2007-19) ESTATES I I I 0 1/2 MI_ l Mi I PREPARED BY GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENI/lRONM[NTAL SERVICES DIVISION FILE' GGMP-48-2008_DWG DATE .3/2008 ---.---- .....-.,.,- ,,_._~ .... .-. -. EXHIBIT "A" CPSP-2006-13 --- GOLDEN GATE PARKWAY INTERCHANGE CONDITIONAL USES AREA Collier County, Florida PINE RIDGE ROAD I I GOLDEN GATE PARKWAY Q ." 0 '" " GOLDEN GATE PARKWAY z J INTERCHANGE CONDITIONAL .-l USES AREA I " 0. ,:. RADIO ROAD '" 0 0. '" i :;: I DA VIS BOULEY ARD EXT. i If LEGEND ] ADOPTED " SEPTEMBER 10, 200j (Ord. No 2003-44) AMENDED - JANUARY 25, 2007 ~ GOLDEN GATE (Ord No 2007-19) ESTATES I I I 0 1/2 MI 1 MI. PREPARED BY GRAPHICS AND TECHNICAL SUPPORT SECTION I COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION FILE: GGMP-49-Z00BOWC DATE: 3/2008 "...-".'-~~'---' ,,--- Agenda Item 4 C Co~r Cou.nt:;.y STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION, COMPREHENSIVE PLANNING DEPARTMENT HEARING DATE: MARCH 17,2008 RE: PETITION NO. CP-2006-05: FIRST BAPTIST CHURCH OF GOLDEN GATE GROWTH MANAGEMENT PLAN AMENDMENT [TRANSMITTAL HEARING] AGENT/APPLlCANT/OWNERS: Agent: Dwight Nadeau Planning Manager RWA, Inc. 6610 Willow Park Drive Naples, FI. 34109 Applicant First Baptist Church of Golden Gate and Owner 2741 Santa Barbara Blvd. Naples, FL, 34116 GEOGRAPHIC LOCATION: The subject property: . contains 3.54+/- acres . located on the west side of Santa Barbara Blvd. directly north of the existing First Baptist Church of Golden Gate facility, addressed as 2741 Santa Barbara Blvd.; . approximately 0.30 miles north of Golden Gate Parkway; . within the west portion of Golden Gate Area Master Plan (GGAMP) and described as follows: The North 180 feet of Tract 107, Unit 30, Golden Gate Estates, located in Section 29, Township 49, Range 26. . lies within the Golden Gate Planning Community .-., 1 ",'--'" ._------_.-. ,'^-"-".., ._--~-,"~, - . ._,<."...~~-, .~.._-,,_.- ..,_.~"'-.--..._,..., -.------. Agenda Item 4 C REQUESTED ACTION: According to the petitioner, this petition seeks to add language to allow a future Conditional Use petition to permit an addition to the existing church facility (completed in 1991 with second floor build out in 1998), as it would otherwise be prohibited under the Estates - Mixed Use District, Conditional Uses Subdistrict. The applicant has indicated its intent to expand the present 7,675 square foot facility by approximately 12,000 square feet to include an activity room or multi-purpose room, fellowship hall, Sunday school classrooms and meeting rooms and remodel its current facility for use solely as a worship center. However, if approved, this amendment will not limit the size of the church expansion, rather will simply allow church use, i.e. church expansion or new church use. The proposed text addition is shown designated with a sinClle underline. This text is also reflected in the Resolution Exhibit A. d) Transitional Conditional Uses: Conditional uses may be granted in Transitional Areas. A Transitional Area is defined as an area located between existing non-residential and residential areas. The purpose of this provision is to allow conditional uses in areas that 2 Agenda Item 4 C are adjacent to existing non-residential uses and are therefore generally not appropriate for residential use. The conditional use will act as a buffer between non-residential and residential areas. e) Special Exceptions to Conditional Use Locational Criteria: I. Temporary use (Tll) permits for model homes, as defined in the Collier County Land Development Code, may be allowed anywhere within the Estates-Mixed Use District. Conditional use permits submitted for the purpose of extending the time period for use of the structure as a model home shall not be subject to the locational criteria of the Conditional Uses Subdistrict, and may be allowed anywhere within the Estates- Mixed Use District. Temporary Use permits for model homes shall have a duration of three (3) years from the date of approval. No subsequent issuance of a Conditional Use permit shall be for a duration exceeding two (2) years. The total time period for Temporary Use and Conditional Use permits together shall not exceed five (5) years. 2. Conditional Use permits for excavation, as provided for in the Estates zoning district, are not subject to the locational criteria for Conditional Uses and may be allowed anywhere within the Estates-Mixed Use District. 3. Conditional Use for a church or place of worship as allowed in the Estates zoning district is allowed on Tract 22, GGE Unit 97. 4. Conditional Use for a church or place of worship as allowed in the Estates zoning district is allowed on the north 180 feet of Tract 107, Unit 30, Golden Gate Estates. SURROUNDING LAND USE. ZONING AND FUTURE LAND USE DESIGNATION: Subiect Site: The existing church is developed on the south 2,60-acre portion of Tract 107, Unit 30, Golden Gate Estates directly south and adjacent to the subject 3.54-acre property. The subject site is undeveloped, owned by the church, and planned for an expansion of church facilities. The current Future Land Use Designation is Estates - Mixed Use District, Residential Estates Subdistrict for both parcels. The zoning is E, Estates. Surroundina Lands: North: . Existinq Land Use: undeveloped tracts of land immediately north of the subject property and single family residential development beyond. . FLUM: Estates Designation. Estates Mixed Use District, Residential Estates Subdistrict . Existinq Zoninq: E, Estates South: . Existinq Land Use: existing single family residential development. 3 .'--_. ~_'~.____."H'_ "._...."'.~<___.." '-'-~-",-~.__._.~---_.,.-- ,,--_. --.., Agenda Item 4 C . FLUM: Estates Designation, Estates Mixed Use District, Residential Estates Subdistrict. . Existino Zonino: E, Estates East: . Existino Land Use: existing two family ranch style dwellings along the east side of Santa Barbara Blvd. . FLUM: Urban Commercial District, Santa Barbara Commercial Subdistrict and within the Residential Density Band of the Downtown Center Commercial Subdistrict. . Existino Zonino: Residential Multiple Family -12 - RMF-12, Santa Barbara Commercial Overlay District West: . Existino Land Use: single family residential immediately west of the subject property. . FLUM: Estates Designation, Estates Mixed Use District, Residential Estates Subdistrict . Existino Zonino: E, Estates STAFF ANALYSIS: Comprehensive Plan Amendment Data and Analvsis Reauirement Chapter 9J-5, Florida Administrative Code, "Minimum Criteria for Review of Local Government Comprehensive Plans and Plan Amendments, Evaluation and Appraisal Reports, Land Development Regulations and Determinations of Compliance" sets forth the minimum data and analysis requirement for comprehensive plan amendments. More specifically, Section 9J-5.005 "General Requirements" delineates criteria for plan amendments in sub-section 9J-5.005 (2) "Data and Analysis Requirements." Sub-section 9J-5.005(2) states in part that "All goals, objectives, standards, findings and conclusions within the comprehensive plan and its support documents, and within plan amendments and its support documents, shall be based upon relevant and appropriate data and analysis applicable to each element. To be based upon data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue. . . ....the Department will review each comprehensive plan [amendment] for the purpose of determining whether the plan [amendment] is based on data and analyses described in this Chapter and whether data were collected and applied in a professionally acceptable manner." It is incumbent upon all applicants requesting comprehensive plan amendments to provide supporting data and analyses in conjunction with any relevant support documents. It is not the responsibility of Collier County staff to generate data and analysis for the applicant, although it is staffs responsibility to identify any shortcomings in the data and analyses during the consistency review process and to request additional information that is deemed essential in the review of the submitted request for a plan amendment. Any outstanding deficiencies with respect to data and analyses that may remain at the time of any requisite public hearing are the responsibility of the applicant. 4 Agenda Item 4 C A detailed synopsis of the adequacy of the data and analysis for the subject plan amendment is set forth with specificity below. Environmental Impacts: The environmental report submitted by Arrison Environmental, Inc. with this application is revised as of December 20, 2007. Exhibit V.C.2. under Summary on page 5 of 6 it states "Based on the results of this preliminary site assessment, it is the opinion of Arrison Environmental, Inc. that no Environmental Resources Permits from the South Florida Water Management District or the U.S. Army Corps of Engineers will be required." The Environmental Services Department stated that it will confirm the applicant's statement above at the next development order on whether or not permits from these above agencies will be required. Further, the applicant has indicated, based upon field surveys conducted on March 29 2006 and December 19, 2007, that there are no listed species on the site. Data provided in the application also indicates that there are no significant archaeological or historical sites recorded for the site and not considered likely to be present within the site. Public Facilities Impact. Includina Traffic Impacts: This petition seeks to build a 12,000 square foot church facility with completion in approximately 2012. Information provided by the petitioner explained the impacts of developing the subject property with such a facility, as follows: . Impact on arterial and collector roads. A traffic impact analysis report has been prepared by Vanasse Daylor, dated February 28, 2008. This report's Summary of Findings,Conclusions and Recommendations are as follows: "The analysis indicated that the estimated First Baptist Church of Golden Gate site-generated trips are projected to be less than 2% on Santa Barbara Boulevard, and that the estimated trips will have no adverse impact on the roadway link. All roadway segments are projected to operate within SF max. No roadway or intersection improvements were identified as being needed in order to accommodate the background traffic. The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are issued for the proposed project." The Transportation Division March 6 comments about the TIS report are as follows: "The First Baptist Church of Golden Gate GMPA application, CP-2006- 5, can be considered consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan [GMP]. The proposed amendment would create 8 PM peak hour, peak direction trips. Santa Barbara Boulevard has a service volume of 1,940 trips, with a remaining capacity of approximately 349 trips between Green Boulevard and Golden Gate Parkway; and will be LOS "C" upon completion of construction in CY2009, as stated by the 2007 AUIR. The proposed trips can be accommodated in the remaining capacity of the adjacent roadway within the 5 year planning period." . Stormwater Drainaae. The project is designed to comply with 25-year, 3-day storm routing requirements and on-site treatment prior to discharge into Santa 5 " ----"."......_.,~~.._~~,~-_. ~'.__._-"._,.,., ~,' '. ------ Agenda Item 4 C Barbara Blvd. right-of way will be provided and negligible impact is expected to occur. . Potable Water and Sanitarv Sewer There are no LOSS impacts, as the church facilities will continue to use the existing private water well and septic system. The subject site is within the service area of, but is not presently served by, the Florida Governmental Utilities Authority. The Public Utilities Division has responded to this application as follows: "The project does not impact the Collier County Water - Sewer District. Per the 2005 Water & Wastewater Master Plan Updates, the project location is not within Collier County Water and Sewer Service Area. This project is within the FGUA Service Area. Any portions of this project to be developed shall be required to comply with current Ordinance 2007- 60." . Solid Waste. Level of Service Standard is 0.75 tons/year/capita and impact is expected to be negligible. . Communitv and Reqional Park facilities. Impact should be neutral or positive as the result of this amendment will be to allow the same density as presently allowed (1 dwelling unit) or a reduction by eliminating that density and replacing it with a non-residential use. Appropriateness of ChanQe: Generally, conditional uses (CUs) are permitted throughout the County on most residentially and agriculturally [the "E" zoning district, while principally allowing a single family dwelling, is classified as an agricultural zoning district] zoned land. As early as 1991, the residents of Golden Gate Estates expressed their concerns regarding the scattered approvals of non-residential conditional uses, with little or no discretionary criteria. The people in the Estates wanted County Planning policies and zoning provisions to provide a more appropriate amount of specificity and certainty as to where conditional uses could be expected and would be considered. They crafted GMP language which provided the certainty expected, with the adopted result being the Conditional Use provisions written into the Golden Gate Area Master Plan when it was adopted in 1991. These were subsequently revised in 2003-2004 based upon recommendations of the GGAMP Restudy Committee, a BCC-appointed citizen committee. That Committee evaluated the areas encompassed by the GGAMP and recommended greater restrictions on conditional uses in some areas, and additional allowances for other areas, as reflected in the current GGAMP. The subject property was not identified as an area appropriate for Conditionai Uses nor as an area in which there was a particular need for Conditional Uses. The "Conditional Uses Subdistrict" in the Estates - Mixed Use District within the GGAMP contains specific provisions for Essential Services CUs, CUs on Golden Gate Parkway and Collier Boulevard, Transitional CUs adjacent to Neighborhood Centers, Transitional CUs [as buffers between residential and certain non-residential uses], and, Special Exceptions to CU Locational Criteria [for certain excavation activities and temporary model homes]. 6 Agenda Item 4 C The existing land use designation of the subject site is "Estates" and is excerpted below from the Golden Gate Area Master Plan. "2. ESTATES DESIGNATION This designation is characterized by low density semi-rural residential lots with limited opportunities for other land uses. Typical lots are 2.25 acres in size. However, there are some legal non-confonning lots as small as 1.14 acres. Residential density is limited to a maximum of one unit per 2.25 gross acres, or one unit per legal non-confonning lot of record, exclusive of guesthouses. Multiple family dwelling units, duplexes, and other structures containing two or more principal dwellings, are prohibited in all Districts and Subdistricts in this Designation. The Estates Designation also acconunodates future non-residential uses including: . Conditional uses and essential services as defined in the Land Development Code, . Parks, open space and recreational uses, . Group Housing shall be pennitted subject to the definitions and regulations as outlined in the Collier County Land Development Code (Ordinance 91-102, adopted October 30,1991 and consistent with locational requirements in Florida Statutes (Chapter 419.01 F.S.). . Schools and school facilities in the Estates Designation north of 1-75, and where feasible and mutually acceptable, co-locate schools with other public facilities, such as parks, libraries and conununity centers to the extent possible. Group Housing includes the following type facilities: . Family Care Facility if occupied by not more than six (6) persons shall be pennitted in residential areas. . Group Care Facility, . Care Units, . Adult Congregate Living Facilities, and . Nursing Homes. All of the above uses shall be consistent with all ofthe Goals, Obj ectives and Policies of the Golden Gate Area Master Plan. " The proposed amendments would allow an existing church to expand directly adjacent to and north of its existing church facility onto undeveloped land that it has owned since 1993, or allow a new church. Specific conditions could be made a part of the future conditional use, via public hearing process, to provide protections to safeguard the residential properties which directly abut the property to the north, west, and south. Further, church use is generally considered compatible with residential development. Also, during the NIM the applicant stated that they will not have a day care/child care center because of its concerns for compatibility with the neighborhood. This commitment needs to be made a part of the proposed text of the Growth Management Plan amendment as required by Section 10.03.05 of the Land Development Code. 7 "-'-'--'" ,_..,."'--". . ~~--~-'"-"'--"--~-'''~-''''~.'''''- ._~-"->' .. ~~._._._._-~- Agenda Item 4 C Staff notes that, with the exception of Transportation Facilities, there are no LOSS impacts at issue. Also, the petitioner has presented adequate data and analysis to demonstrate need for this amendment. Neiahborhood Information Meetina (NIM) Svnopsis: The synopsis of the NIM is provided by Thomas Greenwood, Principal Planner, and Dwight Nadeau of RWA, Inc., consultant for the applicant, as follows: 1. Time and Location. The Neighborhood Information Meeting required by LDC Section 10.03.05 F was conducted at the First Baptist Church of Golden Gate, 2741 Santa Barbara Blvd., beginning at 5:30PM on January 28, 2008, after the agent/applicant duly noticed and advertised the meeting. 2. Attendance. Approximately 20 persons attended the NIM, including the applicant and applicant's consultants, and a sign up sheet was created for those attending the NIM. 3. Purpose of NIM. It was explained by Thomas Greenwood that the purpose of the NIM is to comply with the LDC, but more importantly is to provide a convenient time to inform those having an interest in the application to understand the application and to raise any early questions, comments or concerns so that they may be addressed prior to the hearings required by the State of Florida and Collier County. 4. Applicant/Aaent/Developer Discussion of the Proiect and Application. Dwight Nadeau, AICP of RWA spoke and described the project as follows: . The project will consist of a 12,000 square foot expansion of the church's social facilities from the existing 7700 square foot building and conversion of the existing building into a worship center. . He stated that this NIM is the first in many meetings, including two transmittal hearings and two adoption hearings before the Planning Commission and the Board of County Commissioners, and that another NIM and similar hearings will be required when the church applies for a conditional use, which would not likely be until 2009 or 2010. 5. Remarks. Concerns. and Questions Vetted: Major issues/contentions; positive comments/approvals were provided as follows: . The Marsh's to the immediate south asked about access to the church property to which Mr. Nadeau stated that the main access will likely be the single driveway onto Santa Barbara and the secondary access over the easement the church possesses onto Painted Leaf Lane to the south. . The Marsh's stated that they were concerned that the proprerty onto which the church plans to expand would become commercial use to which Mr. Nadeau stated that this would require a separate and another lengthy process and is not the intent of the church at all. 6. Aaent/applicant/developer statements of commitment: . Mr. Nadeau stated that the church will not have a day care/child care center because of its concerns for compatibility with the neighborhood. . Mr. Nadeau stated that the subject site would not be able to be used for commercial use under the language authorization proposed as part of this amendment to the GGAMP. 7. Conclusion of NIM: The NIM concluded at approximately 5:55 PM. Please note, that the NIM letter notices [and on-site signage for the transmittal public hearing] referenced a 6.14+/- site size (both church-owned parcels of land), as initially 8 Agenda Item 4 C suggested by staff. However, the application and the exhibits all refer to an amendment for the 3.54+/- undeveloped site only. Staff subsequently advised the applicant that the transmittal hearing recommendation would be limited to the 3.54+/- acre site for which the applicant has provided data and analysis. FINDINGS AND CONCLUSIONS: 1. Compatibilitv with surroundino properties. The proposed uses will allow development generally compatible with uses on surrounding properties. 2. Access to Collector Road. The subject property abuts one collector road - Santa Barbara Boulevard. 3. Public Facilitv Impacts. except for Transportation. As a result of this amendment there are no significant impacts to public facilities, as defined in the Capital Improvement Element with respect to Stormwater Drainage, Potable Water, Sanitary Sewer, Solid Waste, Community and Regional Parks facilities. 4. Transportation Impact. The Transportation Division was able to recommend that GMP Amendment application CP-2006-5 can be found consistent with policy 5.1 of the Transportation Element of the GMP. 5. Future Reouests. Approval of this petition may lead to other similar future requests. 6. Data and Analvsis. The applicant has provided adequate data and analysis to document the need for this Growth Management Plan amendment. A Geooraphic Area from which conoreoation is drawn The applicant has advised that the church's congregation is geographically bounded by Pine Ridge Road to the north, Collier Boulevard (CR-951) to the east, Radio Road to the south, and Livingston Road to the west. The geographic boundaries of the church, after expansion, are not expected to expand. The church hopes that their congregation expands from individuals residing in Golden Gate City. B. Availabilitv of existino sites within the above oeooraphic area which are available for use as a conditional use or permitted use without reouirino an amendment to the GGAMP The applicant has addressed the availability [lack thereof] of existing church sites within the geographic area of the church's congregation. Staff finds, following review of the most recent county zoning and areal photo maps, that there are a limited number of other possible vacant sites which may be available for church purposes within the church's congregational geographic area. Further, the applicant states that churches are permitted as a conditional use in the C-1 zoning district and not allowed in the C-2 through C-5 districts. In fact, churches are permitted in the C-1 through C-5 zoning districts and these same available commercial properties are located within the geographic area of the congregation, though staff acknowledges that these sites may be too costly for the purposes of this church. C. Availabilitv of national standards of the Baptist Church which document the need for facilities and floor space based upon the number of church members. The applicant has provided national standards ["rules of thumb"] of the Baptist Church as further documentation of the need for facilities and floor space based upon number of church members. LEGAL CONSIDERATIONS: This Staff Report has been reviewed and approved by the County Attorney's Office. 9 ------,-- .~".._"------- _.....__._'~"'.~"'...,._._,--~~".- ^"-,_._--- Agenda Item 4 C STAFF RECOMMENDATION: That the CCPC forward Petition CP-2006-5 to the Board of County Commissioners with a recommendation to the Florida Department of Community of Affairs with revisions to the petitioner's text as outlined below, shown in double underline, to reflect the petitioner's commitment made at the NIM, e) Special Exceptions to Conditional Use Locational Criteria: 4. Conditional Use for a church or place of worship as allowed in the Estates zonina district is allowed on the north 180 feet of Tract 107. Unit 30. Golden Gate Estates. Church-related dav care use shall not be allowed ~p-,/'1o~GJcP ..3J/ 1/(:) f'" Prepared By: Date: Thomas Greenwood, AICP, Principal Planner Comprehensive Planning Department Reviewed By: i\ -4 ( Iv'Vv(/ Date: J I) J.-f David C. Weeks, AI~9 Manager I . Comprehensive P n n Department / J /7/0? Reviewed By: Date: Randall J. Cohen, AICP, Director Comprehensive Planning Department Reviewed By: -:', \ I. \,' . " .---It '-<li (C't -" i I \ " i . _ Date: C' ::;... ,,; ~ ~, .. Marjorie NlfStudent-Stirling, ( \ Assistant County Attorne Office of Collier County Attorney Approved By: ...... 1'.......~ Date: Jhl'~ ph K. Schmitt, Administrator , munity Development and Environmental Services Division PETITION NO. CP-2006-5 Staff Report for the March 17, 2008 CCPC Meeting. NOTE: This petition has been scheduled for the April 15, 2008 BCC Meeting. COLLIER COUNTY PLANNING COMMISSION: Mark P. Strain, Chairman 10 Italian American Plaza & Clubhouse Agenda Item 4D c.o~"Y..... <::;ounty STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION, COMPREHENSIVE PLANNING DEPARTMENT HEARING DATE: MARCH 17, 2008 RE: PETITION NO. CP-2006-7, ITALIAN AMERICAN PLAZA AND CLUBHOUSE COMMERCIAL SUBDISTRICT GROWTH MANAGEMENT PLAN AMENDMENT [TRANSM/TTAL HEAR/NG] AGENT/APPLICANT/OWNERS: Agent: Richard D. Yovanovich, Esq. Goodlette, Coleman & Johnson, P.A 4001 North Tamiami Trail, Suite 300 Naples, FL 34103 Agent: Robert Duane, AICP Hole Montes, Inc. 3800 Via Del Rey Bonita Springs, FL 34134 Applicant and Owner: Naples Italian American Club 1580 East 40th Terrace SW Naples, FL 34116 GEOGRAPHIC LOCATION: The subject property contains approximately 5.0 acres and is located at the southwest corner of the intersection of Airport Road (CR 31) and Orange Blossom Drive. The property has approximately 660 feet of frontage on Orange Blossom Drive and 330 feet of frontage on Airport Road North (a.k.a., Airport-Pulling Road). The property lies within the North Naples Planning Community in Section 2, Township 49 South, Range 25 East. REQUESTED ACTION: This petition seeks to amend the Future Land Use Element (FLUE) and Future Land Use Map - (FLUM) of the Collier County Growth Management Plan to change the Urban Residential Subdistrict designation in order to establish the Italian American Plaza and Clubhouse Commercial Subdistrict in the Urban Mixed Use District, for a 20,000 square foot clubhouse and - 1 - -'-~~'-'- -",---"--~.- -,"---_.""..,.;.....-.--.- -~--"'.",._-. Italian American Plaza & Clubhouse Agenda Item 4D up to 26,000 square feet of commercial uses consistent with the General Office (C-1), Commercial Convenience (C-2), Commercial Intermediate (C-3), and General Commercial (C-4) zoning districts of the Collier County Land Development Code. The proposed text change adds new Subdistrict language in the Urban Mixed Use District [showing the petitioner's proposed amendments in strike-through/underline format, while current Growth Management Plan language appears in plain text] as follows (this text is reflected in the Resolution Exhibit A; staff-recommended alternative text is located at the end of this Report): Proposed Future Land Use Element Text Amendment: [page 52] B. Urban Mixed Use District - 12. Italian American Plaza and Clubhouse Commercial Subdistrict This Subdistrict is located on the southwest corner of Oranqe Blossom Drive and Airport-Pullinq Road. and consists of approximatelv 5 acres. The purpose of this Subdistrict is accommodate existinq institutional uses such as the Italian American clubhouse and supportinq neiqhborhood office and retail to serve the nearbv communitv. Approximatelv 26.000 s.f. of floor area mav be created for retail-office uses. in addition to UP to 20.000 s.f. for the clubhouse facilitv. The retail and office uses shall be those in the C-1 throuqh C-4 zoninq districts. The uses are not an entitlement. Such uses will be further evaluated at the time of rezoninq approval to ensure appropriateness in relationship to surroundinq properties. Such uses are intended to serve the communitv in a settinq desiqned to be compatible with existinq and future development in the neiqhborhood and providinq access from the adiacent propertv to the south to Oranqe Blossom Drive to minimize the impacts on the local street svstem. PURPOSE / DESCRIPTION OF PROJECT: The purpose of this project is to establish the "Italian American Plaza and Clubhouse Commercial Subdistrict" so as to accommodate a future rezone to allow a larger clubhouse and commercial development. The petitioner proposes to provide a new clubhouse of 20,000 square feet in area, and 26,000 square feet for office, retail, and personal services typically found in the C-1, General Office through C-4, General Commercial zoning districts. SURROUNDING LAND USE. ZONING AND FUTURE LAND USE MAP DESIGNATION: Subiect Site: The subject property is currently the location of the Naples Italian American Club and zoned A, Rural Agricultural District, with a PU, Provisional Use for "social and fraternal organization". The Naples Italian American Club clubhouse has occupied the subject property for more than 30 years. The current Future Land Use Designation is Urban, Urban Mixed Use District, Urban Residential Subdistrict. The site is located within the Traffic Congestion Area, as identified on the FLUM. Also, the site is within the Northwest Transportation Concurrency Management Area (TCMA), as identified in the Transportation Element of the GMP. - 2- Italian American Plaza & Clubhouse Agenda Item 4D Surroundinq Lands: N- ZONING: Across Orange Blossom Drive: A, Rural Agricultural, with an essential services Conditional Use (CU) for governmental uses; beyond, the Buckley Mixed-Use PUD for small-scale mixed-use development with pedestrian orientation; EXISTING LAND USE: Across Orange Blossom Drive, North Collier Government Services Center and Collier County Library headquarters; beyond, the Buckley Mixed Use MPUD. Emerald Lakes residential subdivision lies approximately 500 feet to the northwest of the subject property, vacant land (formerly a plant nursery) comprising a portion of Longview Center PUD lies adjacently northeast, and the Greek Orthodox Church lies approximately 600 feet to the northeast; FLUM DESIGNATION: Urban Designation, Urban Mixed Use District, Urban Residential Subdistrict; beyond, the Buckley Mixed-Use Subdistrict for small- scale mixed-use development with pedestrian orientation; S- ZONING: A, Rural Agricultural [also the subject site for CP-2006-08]; beyond, Conditional Use for the Carlisle at Naples; EXISTING LAND USE: Undeveloped and vacant; beyond, the access road to The Carlisle at Naples ALF; Residential Land Uses beyond; FLUM DESIGNATION: Urban Designation, Urban Mixed Use District, Urban Residential Subdistrict; E- ZONING: Across Airport Road: Longview Center PUD; EXISTING LAND USE: Across Airport Road: Longview Center PUD/Tree Wizard commercial nursery; beyond, Residential land uses; FLUM DESIGNATION: Urban Designation, Urban Mixed Use District, Orange Blossom Mixed Use Subdistrict; w- ZONING: A, Rural Agricultural, with a Conditional Use (CU) for The Carlisle (ALF) at Naples; EXISTING LAND USE: Across Carlisle Court: Residential (ALF) Land Uses; FLUM DESIGNATION: Urban Designation, Urban Mixed Use District, Urban Residential Subdistrict. STAFF ANALYSIS: Comprehensive Plan Amendment - Data and Analvsis Requirement Chapter 9J-5, Florida Administrative Code, "Minimum Criteria for Review of Local Government Comprehensive Plans and Plan Amendments, Evaluation and Appraisal Reports, Land Development Regulations and Determinations of Compliance" sets forth the minimum data and - 3- ....~-_.--",. "..._,_.,....,.-, <<~-.,,-~.,..'._._-"-,...._.<-- .- -~.'-~"- -_.._.._--~-- Italian American Plaza & Clubhouse Agenda Item 4D analysis requirement for comprehensive plan amendments. More specifically, Section 9J-5.005 "General Requirements" delineates criteria for plan amendments in sub-section 9J-5.005 (2) "Data and Analysis Requirements." Sub-section 9J-5.005(2) states in part that "All goals, objectives, standards, findings and conclusions within the comprehensive plan and its support documents, and within plan amendments and its support documents, shall be based upon relevant and appropriate data and analysis applicable to each element. To be based upon data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue. . . the Department will review each comprehensive plan [amendment] for the purpose of determining whether the plan [amendment] is based on data and analyses described in this Chapter and whether data were collected and applied in a professionally acceptable manner." It is incumbent upon all applicants requesting comprehensive plan amendments to provide supporting data and analyses in conjunction with any relevant support documents. It is not the responsibility of Collier County staff to generate data and analysis for the applicant, although it is staff's responsibility to identify any shortcomings in the data and analyses during the consistency review process and to request additional information that is deemed essential in the review of the submitted request for a plan amendment. Any outstanding deficiencies with respect to data and analyses that may remain at the time of any requisite public hearing are the responsibility of the applicant. A detailed synopsis of the adequacy of the data and analysis for the subject plan amendment is set forth with specificity below. Environmental Impacts: The petitioner prepared an Environmental Assessment which was submitted with this petition. Application materials describe the subject property as "urban land in transition", and indicate the predominant soils are primarily Ft. Drum and Malabar fine sands, with Urban Lands along the western property line (according to the Collier County Appraiser GIS mapping source). No listed species habitats have been identified on the site. Environmental review specialists with the Collier County Environmental Services reviewed the assessment and found the proposal to be consistent with [applicable environmental provisions in] the Growth Management Plan. Historical and Archaeoloqicallmpacts: Historic or archaeological resources have not been identified as present on the subject property, based on a review of the Collier County Index of Historic/Archaeological Maps, and the site is not identified on County Historical and Archaeological Probability Maps. Traffic Capacitv/Traffic Circulation Analvsis: The firm of TR Transportation Consultants, Inc. conducted a Comparative Traffic Analvsis which was submitted with this petition, including the analyses typically provided in a Growth Management Plan Amendment application. The subject property is located at the southwest corner of Airport Road and Orange Blossom Drive and proposes 26,000 square feet of office and retail space, and a 20,000 square foot clubhouse facility. Levels of Service determinations were made based on Peak Hour, Peak -4- Italian American Plaza & Clubhouse Agenda Item 4D Direction Service Volumes presented in the AU IR. Traffic generated by existing club activities is estimated to be 174 daily gross trips (2-way) and 18 PM Peak Hour gross trips. Proposed commercial uses and club activities would produce 2,296 daily gross new trips (2-way) and 211 PM Peak Hour gross new trips. The findings concluded that the impact of proiect traffic volumes on the roadwav network surroundinq the proiect site is siqnificant. "Significant impact" is defined in Capital Improvement Element (CIE) Policy 1.1.2 as any amendment to the Comprehensive Plan that will generate a volume of traffic equal to or greater than 2% of the LOS of the impacted roadway. Additionally, at least one segment will operate below its LOS standard and lacks peak hour capacity sufficient to accommodate the projected trip generation for the subject property. The Collier County Transportation Planning Department reviewed the traffic statement and provided the following comments: "Transportation staff has reviewed GMPA CP-2006-7, American Italian Plaza and Clubhouse Commercial Subdistrict, and we have been unable to find the application consistent with policy 5.1 of the Transportation Element of the GMP. The adjacent roadway network has insufficient capacity to accommodate this project throughout the five-year planning period. . Orange Blossom Drive west of Airport Road currently has a service volume of 850 vehicles, with a remaining capacity of 53 trips between Goodlette-Frank and Airport Road; and is currently operating at LOS "E" as stated in the 2007 Annual Update and Inventory Report (AUIR). . Orange Blossom Drive east of Airport Road currently has a service volume of 920 vehicles, with a remaining capacity of approximately 123 trips between Livingston Road and Airport Road; and is currently operating at LOS "D" as stated in the AUIR. Both segments are shown by the traffic analysis to be over capacity within the five-year planning period. The proposed GMP Amendment would produce 211 PM peak-hour trips, of which 22 will make use of the portion of Orange Blossom Drive west of Airport (11 trips to the east). The adjacent roadway network is shown to have insufficient capacity throughout the five- year planning window to accommodate this project." Policy 5.1 of the Transportation Element of the GMP states, "[t]he County Commission will review all rezone requests, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall County- wide density or intensity of permissible development, with consideration of their impact on the overall system, and shall not aoorove anv such reauest that sianificantlv imoacts a roadwav seament alreadv ooeratina and/or oroiected to ooerate at an unacceotable Level of Service within the five vear olannina oeriod, unless specific mitigating stipulations are approved. Traffic analyses to determine significant project impact shall use the following to determine the study area: [emphasis added] -5- -..-......." -,._~~,,-,~,.. _.._.~--,. "'--"'-~._---""".-. --.'- -,......-....._-- Italian American Plaza & Clubhouse Agenda Item 40 a. On links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; c. For all other links the project traffic is considered to be significant up to the point where it is equal to or exceeds 3% of the adopted LOS standard service volume." Staff is not in the practice of recommending that mitigating stipulations be approved to accommodate unplanned development. Nonetheless, specific mitigating stipulations would be required if the approval of the new Commercial Subdistrict is considered. The petitioner has proposed specific mitigation language for one such stipulation, as follows: The subiect propertv cannot be issued certificates of occupancv until the propertv owner enters into a Development Contribution Aqreement with the Collier Countv Board of Commissioners to pav a proportionate share of improvements to Oranqe Blossom Drive. which is scheduled to fail inside the 5 vear planninq period, and the intersection of Oranqe Blossom Drive and Airoort-Pullinq Road as mitiqation for their impacts to the intersection and the local network. Other factors must be considered: CP-2006-7 is not the only GMP amendment presently proposed where commercial development introduces unplanned traffic onto Airport Road, or into the intersection of Orange Blossom and Airport. Both proposed amendments to the FLUE (06-7 and 06-8) are experiencing difficulty accessing the adjacent roadway network that has insufficient capacity to accommodate the projects throughout the five-year planning period. These complications are entirely avoidable if commercial land uses are developed where they are planned and sufficient traffic capacity can accommodate the project. Public Facilities Impact: The petitioner prepared Public Facilities calculations which were submitted with this petition. Application materials provided a peak water demand and sewer use figure of 5,925 gallons per day, and; an average demand of 3,950 gpd. The Italian American Plaza and Clubhouse Commercial Subdistrict property is in the Collier County Water & Sewer District. Potable water and sanitary sewer services will be provided by the District's systems. According to application materials, the 3,950 gpd figure is comparable to an average residential population of 21, or 8.5 dwelling units. In comparison, the subject property could qualify for up to 16 units per acre, or 80 dwelling units total under the Urban Residential Subdistrict in which it currently lies. Therefore, the proposed land uses constitute reductions in potential potable water and sanitary sewer impacts. The County's Density Rating System is applicable to the subject property. Staff points out the subject property may actually qualify for up to 3 units per acre, or 15 dwelling units total under the Urban Residential Subdistrict in which it currently lies. Even this adjusted base density of 3 residential dwelling units per gross acre is not an entitlement, but may be allowed (4 du/ac base density - 1 du/ac Traffic Congestion Area = 3 du/ac adjusted base density). The base level of -6- Italian American Plaza & Clubhouse Agenda Item 40 residential density [of 4 du/ac] may be adjusted through density bonuses depending on the location and characteristics of the property. These density bonuses are discretionary, not entitlements, and are dependent upon meeting specific bonus criteria. Bonus density may be added for projects: providing affordable-workforce housing [for up to 8 more residential dwelling units per gross acre]; developed as a residential in-fill project [for up to 3 more residential dwelling units per gross acre]; and, for meeting other bonus criteria. Comparing the application's residential equivalency figure of 8.5 dwelling units, to the adjusted base residential density of 15 dwelling units, would result with a significantly lesser increase in potential potable water and sanitary sewer impacts. Facilities review specialists with the Collier County Public Utilities Services reviewed the calculations and provided the following comment: "No objection; per the 2005 Water & Wastewater Master Plan Updates, the project location is within Collier County Water-Sewer District. Based on a review of the County's GIS system there are an existing 12-inch water main and 24-inch force main on Orange Blossom. In addition, there are in existing 16-inch water main and 20-inch force main on Airport Road to serve this project. Hydraulic analysis connecting to the County water and sewer system will be required at the time of the Rezone, Site Development Plan or similar processes." This petition will result in increased impacts upon some other Category A public facilities besides roads (potable water, sanitary sewer, drainage, and solid waste), but these impacts will not be "significant" (generating potential for increased County-wide population greater than 2% of the BEBR medium range population projections for Parks, Solid Waste, Water, Sewer and Drainage facilities, as defined in Policy 1.1.2 of the CIE and other applicable Growth Management Plan Elements). For water and sewer, the proposed development will demand 3,950 gallons per day. However, for some public facilities, such as park facilities, the impacts will be lessened since this is not a residential project. Utilizing the level of service standards identified in the CIE, the proposed uses will not result in a significant impact on Category A public facilities, besides roads. Appropriateness of Chanqe: The practicality of the petitioner's proposed Subdistrict is to be established through an evaluation of population growth, commercial inventory and infrastructure development in the surrounding areas to ascertain sufficient need for the proposed land use, and that this is the appropriate location to meet that need. Commercial Development A trend toward commercial development is evident in the area immediately surrounding the proposed commercial Subdistrict. Plus, commercial activities are evident at a more-distant radius' planning area from the proposed Subdistrict, as follows: . Longview Center PUD (14.73 acres/143,500 sq. ft. of commercial) in the Orange Blossom Mixed Use Subdistrict [immediately east] - 100% undeveloped - 7- ---,..---- ,--".,>,~,,--"..~...-~,'..., ""'-. "" ~ -'~--'--"~""'"f''''''~''''' - -- Italian American Plaza & Clubhouse Agenda Item 40 . Buckley Mixed Use PUD (22.84 acres/171 ,300 sq. ft. of C-1 through C-3 commercial) in the Buckley Mixed Use Subdistrict [0.125 mile north] - 100% undeveloped . Fountain Park PUD, Walgreen's PUD and Venetian Plaza PUD (10.14 acres/72,OOO sq. ft. of commercial) in the southwest quadrant of the Mixed Use Activity Center Subdistrict (MUAC 11) [0.50 mile north at the Vanderbilt Beach - Airport intersection]- 99% developed . Vineyards PUD/DRI (75.86 acres/600,000 sq. ft. of commercial) in the southeast quadrant of the Mixed Use Activity Center Subdistrict (MUAC 11) [0.50 mile north at the Vanderbilt Beach - Airport intersection] - 82% developed . Pelican Marsh PUD/DRI (80 acres/331 ,400 sq. ft. of commercial) in the northwest and northeast quadrants of the Mixed Use Activity Center Subdistrict (MUAC 11) [0.75 mile north at the Vanderbilt Beach - Airport intersection] - 100% developed . Pine Air Lakes PUD/DRI (104.29 acres/1 ,075,000 sq. ft. of commercial in the Pine Air Lakes DRI) in the Mixed Use Activity Center Subdistrict (MUAC 13) [0.75 mile south at the Naples Boulevard - Airport intersection] - 43% undeveloped . Carillon PUD (24 acres/319,000 sq. ft. of commercial) in the Mixed Use Activity Center Subdistrict (MUAC 13) [1.25 miles south at the Pine Ridge - Airport intersection] - 84% developed . 221 additional acres of commercially zoned land, industrially zoned land and commercial PUDs in the four quadrants of Mixed Use Activity Center Subdistrict 13 [from Corporation Boulevard south to the Pine Ridge - Airport intersection] Source: March, 2008 Planned Unit Development (PUD) Master List (prepared and maintained by the Collier County Engineering Department). 'Mixed Use Activity Centers', 'Mixed Use Subdistricts' and 'Commercial Subdistricts' are commercial components of the Future Land Use Element and are counted toward the inventory of land available for development, even if they are not yet zoned commercial. Commercial Demand Analvsis: The firm of Fraser and Mohlke Associates, Inc. conducted a Market Conditions Studv analyzing market conditions within the Central Naples, North Naples and Urban Estates Planning Communities (PCDs). This analysis provided an overall context for assessing the basic goods and services requirements of the emerging population within an area beginning at the Gulf of Mexico shoreline, extending easterly along the Lee-Collier County line to 1-75, then the boundary turns south to run along 1-75 to Radio Road, then turns west to run along Radio Road to the Gulf, then north along the shoreline to complete the boundary - the "North/Central Collier" area. The findings of the study are as follows: 1. Growth in North/Central urban Collier County is projected to increase to approximately one and one-half (1.5) times the population of the Central Naples, North Naples and Urban Estates PCDs during the period 2005 to 2015. This area is projected to grow 57.9 percent from 112,807 persons in 2005 to 178,134 persons in 2015 - an increase of - 8- Italian American Plaza & Clubhouse Agenda Item 40 65,327 persons, according to October, 2005 estimates and projections provided by the County's Comprehensive Planning Department. 2. There is a clear demonstration of potential market support from an emerging population within a Primary Trade Area (PTA) extending to approximately a two mile radius - along Livingston and Airport Roads, generally to Immokalee Road (N), 1-75 (E), Pine Ridge Road (S), and Airport Road (W) - estimating that 6,421,642 Supportable Square Feet (SSF) on 737.10 Supportable Acres (SA) will be needed to provide the personal services of future residents. [p/ease note that Collier County generally follows the Urban Land Institute (ULI) guideline of a radia/1.5 mile distance to describe "Neighborhood" market areas.] Further, the market conditions study utilized land-use data from the 2005 Collier County Commercial Land-Use Inventory to document the need for new commercial facilities near the studied North/Central Collier residential communities by examining the present pattern of commercial development along the 2.0 mile Pine Ridge Road corridor, from Airport Road east to its intersection with 1-75. The inventory demonstrated: 1. Commercial buildings with floor areas totaling 570,282 square feet are located along the 2-mile Airport Road corridor, approximating one-sixth the 3,723,671 square feet of commercial space recorded for the entirety of the North/Central Collier area in 1995. 2. Substantial new residential construction, supported by the area's expanding roadway network, is accelerating demand for accessible, well-located commercial centers providing for the personal service and office needs of future residents. 3. Land uses consistent with the purpose and intent of the Subdistrict and applicable zoning standards have been identified as appropriate for Subdistrict development. The study summarized: . The study demonstrates that this [commercial development] is in the best interest of those living within the primary trade area, and that a convenience center be developed on available acreage adjacent to the present site of the Italian American Club; . The site on Orange Blossom Drive can provide expanded shopping opportunities not only for local residents and the traveling public, but also to those persons visiting the Collier County Main Library and the adjacent North Naples Satellite Branch Office; . The study contends that in instances where conventional C-4 zoning is permitted within already developed shopping centers proximate to the primary trade area, it may be appropriate to permit a limited array of C-4 uses outside existing centers; and, . Expansion of commercial development to provide needed goods and services to residents of the primary trade area will likely be driven by the spacing requirements of supermarket and drug store chains; the impact of other surrounding commercial and residential development; the unannounced plans of land owners to develop parcels now earmarked, but currently undeveloped, for commercial uses; and whether the road network can continue to accommodate increased automotive traffic. It should be noted that orowth has trended downward since the orowth oroiections and summary statements used in the analvsis were oreoared. The population figures are no longer - 9 - --..-....-- .~.~->--;-~- .~.---_.~," ~ I ------- ,.,--.- Italian American Plaza & Clubhouse Agenda Item 4D valid based on change in 2006 to 2007 market conditions, as compared below. Although some observers have characterized growth with saying 'more people [are] leaving than coming' [to Collier County], and has "stagnated", it is more accurate to say that the rate of growth has notably declined. The anecdotal evidence seems overwhelming. Related to this real estate market stagnation and growth decline is the number of vacant dwelling units being carried for a longer period. Both the growth rate and vacancy rates effectively depress the results reported in this Market Conditions Study, and postpone or eliminate the need for additional commercial space. Staff has provided comparison data taken from the 2007 Commercial Inventory data, which was not available prior to submission of this petition. The findings of the updated reference sources are as follows: The Central Naples, North Naples and Urban Estates Planning Community Districts presently supply an inventoried 12,683,223 developed GLA [over 6,421,642 PTA Supportable Square Feet (SSF)] and an inventoried 1,892.26 developed commercial acres [over 737.10 PTA Supportable Acres (SA). Commercial Inventory data indicates that 10,374,579 square feet of all developed GLA provide C-1 through C-4 commercial uses plus the commercial portions of PUDs. The number of developed GLA is 2,936,708 square feet when inventorying only the C-1 through C-4 uses. Finally, the number of developed GLA is 1,166,006 square feet when inventorying only the C-1 through C-3 commercial uses. Not only is there a sufficient amount of commercial land available to support the emerging population, it would appear the rate of growth is lower than could be projected using 2005 data, as follows: 1. Growth in north-central urban Collier County is projected to increase to only about one and one-quarter (1.25) times the population of the Central Naples, North Naples and Urban Estates Planning Community Districts (PCD) during the period 2005 to 2015, [and to 2020]. This area is projected to grow 27.2 percent from 112,127 persons in 2005 to 142,704 persons in 2015 - an increase of just 30,577 persons, according to October, 2007 adjusted estimates and projections provided by the County's Comprehensive Planning Section. [This area is projected to increase by another 14,111 persons by 2020, to 156,815 persons in 2020 - about 9 percent growth.] 'The population projection methodology used in the CIE has been revised from using high- range BEBR figures to medium-range (in the adopted EAR-based GMP amendments). 2. Recently prepared BEBR figures indicate a further decrease reflecting a population growth slow-down, lowering these growth projections by a simple extrapolation. This area is projected to grow 25.2 percent from 112,127 persons in 2005 to 140,420 persons in 2015 - an increase of just 28,293 persons, according to February, 2008 adjusted estimates provided by the County's Comprehensive Planning Section. [This area is projected to increase by only another 13,885 persons by 2020, to 154,305 persons in 2020 - again, just 9 percent growth.] Staff has provided additional current comparison data for a one-mile radius from the subject property. Within one mile, more than 181 acres and 1.2 million square feet of gross leasable floor area in existing commercial development are present. Another 94 acres of approved commercial land is vet to be developed. These figures show a surplus of active and available - 10- Italian American Plaza & Clubhouse Agenda Item 40 commercial land and floor space, and renders amendments to the FLUE to create greater surplus unnecessary. Permanencv of Boundarv of "Italian American Plaza and Clubhouse Commercial Subdistrict" if the reauested amendment to the Urban Mixed Use District is aranted: The granting of this amendment would create a permanent rectangular Commercial Subdistrict boundary in the southwest quadrant of this intersection. This Subdistrict boundary would be surrounded with urban density residential development, civic and commercial land uses. These commercial properties are either vacant or not fully developed for the purposes allowed by their approved zoning. Approval of this amendment will likely have the affect of encouraging future requests for amendments and rezones to allow commercial development on vacant residential properties in this quadrant of the Airport Road/Orange Blossom Drive intersection. The segment of Airport Road between Vanderbilt Beach Road and Pine Ridge Road is anchored at each of these intersections by Mixed Use Activity Center (MAUC) Commercial Subdistricts. The MUACs in urban Collier County are judiciously planned to provide for ample commercial development opportunities. They are purposely sized, arranged and separated to discourage and avoid over commercialization strip development. Other Considerations: Staff has provided a statement in previous reports for other Subdistrict requests [including CP- 1999-4, Orange Blossom Mixed Use Subdistrict and CP-2001-2, Buckley Mixed Use Subdistrict} expressing their concern about unplanned commercial development, stating "In staff's opinion, approval of this amendment may result in nearby properties seeking higher densities, or non- residential uses, for compatibility purposes". Their position was accurate, as evidenced by CP- 2006-7. The previous statement is reiterated here, and emphasized, adding that the approval of commercial development or other non-residential uses where none is planned is in direct conflict with the creation and purposes of the Urban Residential Subdistrict and MUAC designations. Staff does not believe this is an appropriate location for the proposed commercial uses. The existing FLUM designation allows for viable uses on the subject site, including the existing use. Allowable uses include residential development, a variety of community facility uses, recreation and open space uses, and institutional uses, e.g., child care facilities, churches and places of worship, assisted living facilities, adult care facilities, nursing homes, social and fraternal organizations [existing use], private schools and essential services. Sufficient commercial land to serve neighborhood residents' needs is approved in the immediate area but has yet to be developed, on properties with fewer limitations and better vehicular access. Neiahborhood Information Meetina Svnopsis: The Neighborhood Information Meeting (NIM) required by LDC Section 10.03.05 F was conducted February 11, 2008, after the agent/applicant duly noticed and advertised the meeting. -', Eighteen people attended the NIM, held in the Naples Italian American Club clubhouse, and heard the following information: - 11 - .-"-".~---- "_"~~O"~"__~"'_" -~-,',".."-,,-- -"',-.-.'---' .. -.'--...--.-. Italian American Plaza & Clubhouse Agenda Item 4D The subject property has been used as a club facility for a fraternal organization since the early 1970s. The petitioner proposes to replace the existing clubhouse with new construction, and provide a maximum of 26,000 square feet for office, retail, and personal services typically found in the C-1 through C-4 commercial zoning districts. The new two-story clubhouse would be situated near the site's westerly entry/exit from Orange Blossom Drive, while the new single- story commercial building would be situated near the site's present easterly exit from Orange Blossom. This easterly access point is expected to be removed. The southerly abutting five-acre property was mentioned as another GMPA proposal for creating a commercial subdistrict. At least one speaker thought commercial activities should be more limited, as these proposals could be indicative of unwanted strip commercial development. Discussion took place about the potential intensity of commercial land uses. More discussion surrounded traffic concerns, as the subject property is located at the Airport - Orange Blossom intersection. Attendees also identified awkward traffic maneuvers created by the median design along Airport Road, particuiarly for traffic using the small number of southbound turn lanes to perform u-turns to proceed northbound and access the larger number of driveways to businesses and developrnents on the east side of Airport Road. Petitioner's transportation consultant was present, but he was not asked to address any direct questions. Petitioner's agent explained that addressing these problems may include any number of methods to accommodate the new commercial traffic. Differences were discussed between traffic patterns generated by activities on the subject property if not integrated with the southerly abutting property and the traffic patterns if they were integrated as one development. One speaker pointed out that the southerly abutting property [owners] may not be able to partner with the subject property to provide access or interconnection points. Alternative proposals to commercial development were discussed. If the new clubhouse was not built, then the club would maintain their forty-year old facility for a longer time. [Synopsis prepared by C. Schmidt, AICP, Principal Planner] LEGAL CONSIDERATIONS: This Staff Report has been reviewed and approved by the County Attorney's Office. FINDINGS AND CONCLUSIONS: . Based upon total existing commerciai inventory in the primary trade area, staff believes there is a not a need for additional commercial development to serve the surrounding communities, and over-saturating the market is not in their "best interest". More than 314,000 square feet of approved gross leasable floor area in the immediate vicinity have yet to be developed. . The magnitude and scale of this project (26,000 square feet of gross leasable floor area of C-1 to C-4 uses) is similar to neighborhood commercial development at or below the lower limits of size, but above the typical limits in intensity. - 12- Italian American Plaza & Clubhouse Agenda Item 4D . The closest commercial zoning (and future development) is across Airport Road to the east (Longview Center PUD in the Orange Blossom Mixed Use Subdistrict). These new businesses along with those to be developed in the Buckley Mixed Use PUD are already positioned to provide the "expanded shopping opportunities" to potential customers. . The proposed uses will allow development generally compatible with uses on surrounding properties, but should not develop more-intensely than those otherwise- compatible neighbors. . The subject site has residential development options of up to 16 units per acre utilizing the available density bonuses, and is eligible for institutional uses (adult living facilities, child care, churches, private and public schools), social and fraternal organizations, parks and recreational facilities, agricultural uses, and other uses generally allowed throughout the Urban Mixed Use District. . Any expansion of commercial development should be driven by the policies and provisions of the Future Land Use Element of the Growth Management Plan, not by speculative development eager to meet the spacing requirements of supermarket and drug store chains. . The subject site abuts a principal urban arterial road and a minor urban collector road - Airport Road and Orange Blossom Drive, respectively. Certain segments cannot provide sufficient capacity to accommodate additional commercial development, and cannot "continue to accommodate increased automotive traffic". . The Market Study conducted by the firm of Fraser and Mohlke Associates, Inc., substantiates the need for well-located commercial centers providing for the personal service and office needs of the emerging resident population in the Primary Trade Area, but has grown outdated and less relevant. . The practicality of the proposed Subdistrict is not sufficiently nor compellingly established. STAFF RECOMMENDATION: That the CCPC forward Petition CP-2006-7 to the BCC with a recommendation not to transmit to the Florida Department of Community of Affairs, for the reasons stated above. However, if the Planning Commission determines that a recommendation of approval is warranted, staff recommends modifications to the proposed language, noted below in double strike-through/double underline format, as follows: C. Urban Commercial District [Page 63] 11. Italian American Plaza and Clubhouse Commercial Subdistrict This Subdistrict consists of approximatelv 5 acres and is located on the southwest corner of Oranoe Blossom Drive and Airport Road. iRe llklrllil8e sf This Subdistrict ie S88ilFNFNSBste a11Qws existino institutional uses. such as the Italian American .ct.u.b clubhouse and supportino neiahborhood effis8 eRg retail commercial to serve the nearbv communitv. Aoore:iiR98tel': A maximum of 26.000 s.f. SQuare feet of floor area mav be eresteB constructed for retsil sffille commercial uses. in addition to ~ a maximum of 20.000 &k SQuare feet for the clubhouse facilitv. The Feteil SRB 8#iee commercial uses shall be limited to those allowed in the C-1 throuoh G-4 C-3 zonino districts as identified in the Collier Countv Land Development Code Ord No 04-41 as amended. TR8 !;Jsss ere RS! SA 8Rtitlel'l't8At. ~W8R WEiBS will and will be - 13- -'---._~.. -~._-,~-,.- ~,,",",_...,----~_.~-_._,. -_._,.'. ---....._- Italian American Plaza & Clubhouse Agenda Item 4D further evaluated at the time of rezonino SIlIlFs':el to ensure sllllrQllristsRs88 iR rslstiilRSRill te comoatibilitv with surroundina orooerties. al:J8R weBS ere iRt8R088 18 88f':e 11=18 8SFflRH,IRit.: iR 8 SSttiRiI Traffic and oarkina areas buildinas and structures. landscaoe bufferina and open areas and other uses shall be desioned in such a manner as not to las 118FNBstiills witR S)(i8tiRiI SRa NtE4re 8s':elssR=1SRt iR tA8 R8i8RB8FI.u.HH~ BRS sFs';iaiR€I imoede or interfere with access from the adiacent propertv to the south to Oranoe Blossom Drive to minimize the impacts on the looal surroundina street svstem. The develooment of this Subdistrict shall be ooverned bv the followina criteria' a Rezones are encouraaed to be in the form of a Planned Unit Develooment b.. The develooer shall be resoonsible to oursue oedestrian interconnections to access orooerties adiacent south and west and shall incoroorate them into the overall site desian .Q.. The subiect orooertv cannot be issued certificates of occuoancv until the orooertv owner enters into a Develooment Contribution Aareement with the Collier Countv Board of Commissioners to oav a proportionate share of improvements to Oranae Blossom Drive which is scheduled to fail inside the 5 vear plannina oeriod and the intersection of Oranae Blossom Drive and Airoort-Pullina Road as mitiaation for their imoacts to the intersection and the local network. d. The develooer shall be resoonsible for discontinuina anv use of and ohvsicallv closina- off the existino easternmost vehicular access drive onto Oranae Blossom Drive before a certificate of occuoancv can be issued for anv further develooment or redevelooment of the site. e. All orincioal buildinas shall be set back a minimum of one (1) foot from the Subdistrict boundaries for each foot of buildina heiaht L Develooment within the Subdistrict shall have common site sianaae and buildina architectural elements Policy 1.1 [Page 12] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: C. URBAN - COMMERCIAL DISTRICT 11. Italian American Plaza and Clubhouse Commercial Subdistrict . add the new Subdistrict in the FLUE policy that lists all Designations/Districts/Subdistricts. - 14- Italian American Plaza & Clubhouse Agenda Item 4D FUTURE LAND USE MAP SERIES [added next in order] Italian American Plaza and Clubhouse Commercial Subdistrict include a new inset map depicting the Subdistrict, in addition to revision to the respective FLUM. Do NOT number the inset map, only provide map title. I. URBAN DESIGNATION [Page 27] Italian American Plaza and Clubhouse Commercial Subdistrict . add name of that inset map in FLUE text where various Subdistricts that allow non- residential uses are listed (in FLUE, Urban Designation, l(b)(12), p. 27). FUTURE LAND USE MAP SERIES [Page 124] Italian American Plaza and Clubhouse Commercial Subdistrict . add name of that inset map in respective Element where FLUM Series is listed. A SECOND AL TERNA TIVE, preferred by staff if the Planning Commission determines that a recommendation of approval is also warranted for CP-2006-8, is that these two petitions be combined into a single Subdistrict comprised of a northerly and a southerly 'tract'. The requested uses and square footage for each tract could remain the same as recommended in staff's alternative text, including the clubhouse use and square footage for the subject site, or, the northerly tract. However, commercial uses intensity for both tracts would be limited to C-1 through C-3, those uses most often associated with neighborhood commercial uses. - 15- -~_.."-_.~.. ------.-.- __~M ---'-'-' ~"..__._- Italian American Plaza & Clubhouse Agenda Item 4D Prepared By: \ Date: US .AArud, Ot) Corby L. Sch idt, AICP, Principal Planner Comprehensi e Planning Department ," c ~ )-,@? ' /, ~zI C .,~ Reviewed By: ~., L-'\." '-" _-- Date: David C. Weeks, AICP, Planning Manager Comprehensive ~Planninlepartment ~-S - O? Reviewed By: "'f? a;~ t. Date: Randall J. Cohe ,AICP, Director Comprehensive Planning Department Reviewed By: "J:J\, ~ 1.u. JJi .[;tWUi/vt-;Ju tV.'''-'' Date: 3/'i/ u fl Marjo' M. Student-Stirling '. ) Assistant County Attorney Office of the Collier County Attorney Approved By: Date: ~k-~r ph K. Schmitt, Administrator munity Development and Environmental Services Division PETITION NO.: CP-2006-7 Staff Report for the March17, 2008 CCPC Meeting. NOTE: This petition has been scheduled for the April 15, 2008 BCC Meeting. COLLIER COUNTY PLANNING COMMISSION: Mark P. Strain, Chairman - 16- AirporUOrange Blossom Agenda Item 4E Co~r Count;.y I!I....... - STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION, COMPREHENSIVE PLANNING DEPARTMENT HEARING DATE: MARCH 17,2008 RE: PETITION NO. CP-2006-8, AIRPORT/ORANGE BLOSSOM COMMERCIAL SUBDISTRICT GROWTH MANAGEMENT PLAN AMENDMENT [TRANSMITTAL HEAR/NG] AGENT/APPLICANT/OWNERS: Agent: Dwight Nadeau RWA, Inc. 4001 North Tamiami Trail, Suite 300 Naples, FL 34103 Applicant and Owner: Michael Corradi 1580 East 40th Terrace SW Naples, FL 34116 GEOGRAPHIC LOCATION: The subject property contains approximately 5.0 acres and is located approximately 330 feet south of the southwest corner of the intersection of Airport Road (CR 31) and Orange Blossom Drive. The property has approximately 330 feet of frontage on Airport Road North (a.k.a., Airport-Pulling Road). The property lies within the North Naples Planning Community in Section 2, Township 49 South, Range 25 East. REQUESTED ACTION: This petition seeks to amend the Future Land Use Element (FLUE) and Future Land Use Map (FLUM) of the Collier County Growth Management Plan to change the Urban Residential Subdistrict designation in order to establish the AirporUOrange Blossom Commercial Subdistrict in the Urban Mixed Use District, for up to 50,000 square feet of commercial uses. The proposed text change adds new Subdistrict language in the Urban Mixed Use District [showing the petitioner's proposed amendments in strike-through/underline format, while current - 1 - "_.,.---- , -''"'W,",-__'_''^ .-~.".,. .~""'''--''-''.~'''''---'''- Airport/Orange Blossom Agenda Item 4E Growth Management Plan language appears in plain text] as follows (this text is reflected in the Resolution Exhibit A; staff-recommended alternative text is located at the end of this Report): Proposed Future Land Use Element Text Amendment: [page 43] B. Urban Mixed Use District - AirportlOranae Blossom Commercial Subdistrict This subdistrict is located on the west side of Airport Road. south of the intersection of Airport Road and Oranqe Blossom Drive. consistinq of approximatelv 5.0 acres of land. The intent of the Airport/Oranqe Blossom Subdistrict Commercial [sic] is to provide convenient shoppinq. personal services. and employment for neiqhborinq residential areas. The Airport/Oranqe Blossom Commercial Subdistrict will reduce drivinq distances for neiqhborinq residents and assist in minimizinq the road network required in this part of Collier Countv. This subdistrict is further intended to create a neiqhborhood focal point and the propertv will be desiqned in a manner to be compatible with existinq and future residential and institutional development in the neiqhborhood. Development intensitv for this subdistrict shall be limited to a maximum of 50.000 square feet of qross leasable commercial area. Rezoninq shall be in the form of PUD zoninq and must contain development standards to ensure that all commercial uses will be compatible with neiqhborinq residential and institutional uses. In addition to retail uses and other uses permitted in the Plan. financial institutions. business services. and professional and medical offices shall also be permitted. Retail uses shall be limited to a sinqle stOry. and financial services and offices shall be limited to three stories. All principal buildinqs shall be set back a minimum of one ( 1) foot from the subdistrict boundaries for each foot of buildinq heiqht. Development within the subdistrict shall have common site. siqnaqe and buildinq architectural elements. PURPOSE / DESCRIPTION OF PROJECT: The purpose of this project is to establish the "Airport/Orange Blossom Commercial Subdistrict" so as to accommodate a future rezone to allow commercial development. The petitioner proposes to provide a maximum of 50,000 square feet for office, retail, and personal services typically found in the C-1, General Office through C-4, General Commercial zoning districts. The proposed project is planned to allocate 30,000 square feet to retail uses and 20,000 square feet to commercial office space. SURROUNDING LAND USE. ZONING AND FUTURE LAND USE MAP DESIGNATION: Subiect Site: The subject property is currently vacant and zoned A, Rural Agricultural District. The current Future Land Use Designation is Urban, Urban Mixed Use District, Urban Residential Subdistrict. The site is located within the Traffic Congestion Area. as identified on the FLUM. Also, the site is within the Northwest Transportation Concurrency Management Area (TCMA), as identified in the Transportation Element of the GMP. -2- Airport/Orange Blossom Agenda Item 4E Surroundinq Lands: N- ZONING: A, Rural Agricultural, with a Provisional Use (PU) for a "social and fraternal organization" club facility [also the subject site for CP-2006-07]; Across Orange Blossom Drive: A, Rural Agricultural, with an essential services Conditional Use (CU) for governmental uses; beyond, the Buckley Mixed-Use PUD for small-scale mixed-use development with pedestrian orientation; EXISTING LAND USE: Naples Italian American Club clubhouse. Across Orange Blossom Drive; North Collier Government Services Center and Collier County Library headquarters; beyond, the Buckley Mixed-Use PUD; Emerald Lakes residential subdivision lies approximately 1,000 feet to the northwest of the subject property, vacant land (formerly a plant nursery) comprising a portion of Longview Center PUD lies approximately 600 feet to the northeast, and the Greek Orthodox Church lies approximately 1,100 feet to the northeast; FLUM DESIGNATION: Urban Designation, Urban Mixed Use District, Urban Residential Subdistrict; beyond, the Buckley Mixed-Use Subdistrict for small- scale mixed-use development with pedestrian orientation; S- ZONING: A, Rural Agricultural, with a Conditional Use for the Carlisle at Naples; EXISTING LAND USE: Carlisle Court, the access road to The Carlisle at Naples ALF; Across Carlisle Court: Undeveloped and vacant; Residential Land Uses; FLUM DESIGNATION: Urban Designation, Urban Mixed Use District, Urban Residential Subdistrict; E- ZONING: Across Airport Road: Longview Center PUD; EXISTING LAND USE: Across Airport Road: Longview Center PUD/Tree Wizard commercial nursery; beyond, Residential land uses; FLUM DESIGNATION: Urban Designation, Urban Mixed Use District, Orange Blossom Mixed Use Subdistrict; w- ZONING: A, Rural Agricultural, with a Conditional Use (CU) for The Carlisle (ALF) at Naples; EXISTING LAND USE: Across Carlisle Court: (ALF) Residential Land Uses; FLUM DESIGNATION: Urban Designation, Urban Mixed Use District. Urban Residential Subdistrict. .- -3- .~._.. "~~-~"'. ,_._.__~,__., "_~."""'-"'~'~.'__U ',-..-....- ...---.... ----- Airport/Orange Blossom Agenda Item 4E STAFF ANALYSIS: Comprehensive Plan Amendment - Data and Analvsis Requirement Chapter 9J-5, Florida Administrative Code, "Minimum Criteria for Review of Local Government Comprehensive Plans and Plan Amendments, Evaluation and Appraisal Reports, Land Development Regulations and Determinations of Compliance" sets forth the minimum data and analysis requirement for comprehensive plan amendments. More specifically, Section 9J-5.005 "General Requirements" delineates criteria for plan amendments in sub-section 9J-5.005 (2) "Data and Analysis Requirements." Sub-section 9J-5.005(2) states in part that "All goals, objectives, standards, findings and conclusions within the comprehensive plan and its support documents, and within plan amendments and its support documents, shall be based upon relevant and appropriate data and analysis applicable to each element. To be based upon data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue. . . the Department will review each comprehensive plan [amendment] for the purpose of determining whether the plan [amendment] is based on data and analyses described in this Chapter and whether data were collected and applied in a professionally acceptable manner." It is incumbent upon all applicants requesting comprehensive plan amendments to provide supporting data and analyses in conjunction with any relevant support documents. It is not the responsibility of Collier County staff to generate data and analysis for the applicant, although it is staff's responsibility to identify any shortcomings in the data and analyses during the consistency review process and to request additional information that is deemed essential in the review of the submitted request for a plan amendment. Any outstanding deficiencies with respect to data and analyses that may remain at the time of any requisite public hearing are the responsibility of the applicant. A detailed synopsis of the adequacy of the data and analysis for the subject plan amendment is set forth with specificity below. Environmental Impacts: The petitioner prepared an Environmental Assessment which was submitted with this petition. Application materials describe the subject property as "urban land in transition", and indicate the predominant soils are primarily Ft. Drum and Malabar fine sands, with Urban Lands along the western property line (according to the Collier County Appraiser GIS mapping source). No listed species habitats have been identified on the site. Environmental review specialists with the Collier County Environmental Services reviewed the assessment and found the proposal to be consistent with [applicable environmental provisions in] the Growth Management Plan. Historical and Archaeoloqicallmpacts: Historic or archaeological resources have not been identified as present on the subject property nor in the surrounding area, based on a review of the Collier County Index of Historic/Archaeological Maps, and the site is not identified on County Historical and Archaeological Probability Maps. -4- Airport/Orange Blossom Agenda Item 4E Traffic CapacitvlTraffic Circulation Analvsis: The firm of David Plummer & Associates, Inc. conducted a Traffic Studv which was submitted with this petition. The content of the Study did not include the analyses typically provided in a Growth Management Plan Amendment application. "Transportation staff has reviewed GMPA CP-2006-8, Airport/Orange Blossom Commercial Subdistrict, and we have been unable to find the application consistent with the Transportation Element of the GMP. The Traffic Study requires the following updates and revisions to be considered consistent: 1. Distribution map must be included. Percentage distribution and distribution of actual trips for AM Peak, PM Peak, and Daily traffic should be shown. 2. The intersection of Orange Blossom and Airport must be analyzed by the report, at a minimum. It is anticipated that additional intersections may require analysis if found to within the radius of significant influence. 3. Background traffic analysis must be shown for the current 5-year planning period (through 2013). 2015 and 2030 analysis can be included but are not required. Orange Blossom Drive is not shown to have additional capacity through 2015 (though the 2030 LRTP shows that it is 4- lane divided, this capacity can only be used in a 2030 analysis and is not required for a consistency review). Growth rates used by the updated TIS are not acceptable. 4. The significance test must be correctly performed. 3%-3%-5% analysis may be used based on the submittal date, but the applicant should follow the current TIS Guidelines & Procedures in all other respects. Please refer to http://www.collieroov.neUlndex.aspx?paoe=566 5. Orange Blossom Drive near this location has a low service volume. Staff anticipates that mitigating improvements may be necessary to the local roadway network. The applicant should identify potential mitigation in the next submittal. Staff also warns against artificial adjustments or enhancements to the service volume of any roadway." Updated Study materials were prepared and submitted to the Comprehensive planning Department and Transportation Planning Department review staffs. The subject property is located approximately 330 feet south of the southwest corner of Airport Road and Orange Blossom Drive and proposes 50,000 square feet of office and retail space. Levels of Service determinations were made based on Peak Hour, Peak Direction Service Volumes presented in the AUIR. The commercial activities would produce 901 daily gross new trips (2-way) and 90 PM Peak Hour gross new trips. The findings concluded that "the project is not anticipated to have a significant impact on Airport-Pulling Road or Orange Blossom Drive. No mitigation measures are required and... none are identified at this time". This statement is contradicted in the final analysis and specific mitigating stipulations are required. "Significant impact" is defined in Capital Improvement -5- --.-".- ~~"-~.~".,.. "-~--"-- '~"-'" -._-,_.""_..,'. ,......---..--- Airport/Orange Blossom Agenda Item 4E Element (CIE) Policy 1.1.2 as any amendment to the Comprehensive Plan that will generate a volume of traffic equal to or greater than 2% of the LOS of the impacted roadway. The Collier County Transportation Planning Department reviewed the update Study materials and the Preparer responses, and provided the following comments: "The answers are satisfactorily addressing the five conditions we previously stated, and we now recommend that the project be found consistent with the GMP. Staffs statement is: "Transportation staff has reviewed GMPA CP-2006-08, Airport/Orange Blossom GMP CPA, and can recommend that the GMPA application be found consistent with policy 5.1 of the Transportation Element of the GMP. Although this project contributes to failure of the Orange Blossom Drive/Airport Road intersection, the adjacent roadway network has sufficient capacity on the first link to accommodate this project throughout the five-year planning period. Please note that the first link is not significantly impacted (below 2% of the service volume). The applicant has proposed mitigation in the form of proportionate share payment for improvements that will be required to the Orange Blossom Drive/Airport Road intersection. The proportionate share payment will be determined and required as a result of application for a development order (i.e. SDP, PPL) on this parcel." Staff is not in the practice of recommending that mitigating stipulations be approved to accommodate unplanned development. Nonetheless, specific mitigating stipulations would be required if the approval of the new Commercial Subdistrict is considered. Other factors must be considered: CP-2006-8 is not the only GMP amendment proposed where commercial development introduces unplanned traffic onto Airport Road, or into the intersection of Orange Blossom and Airport. Both proposed amendments to the FLUE (06-8 and 06-7) are experiencing difficulty accessing the adjacent roadway network that has insufficient capacity to accommodate the projects throughout the five-year planning period. These complications are entirely avoidable if commercial land uses are developed where they are planned and sufficient traffic capacity can accommodate the project. Public Facilities Impact: The petitioner prepared a Public Facilities Impact Analvsis which was submitted with this petition. Application materials did not provide peak water demand and sewer use figures. Average daily demands were provided and indicated water demand and sewer use figures of 5,000 gpd. The Airport/Orange Blossom Commercial Subdistrict property is in the Collier County Water & Sewer District. Potable water and sanitary sewer services will be provided by the District's systems. Facilities review specialists with the Collier County Public Utilities Services reviewed the Analvsis and provided the following comment: No objection; per the 2005 Water & Wastewater Master Plan Updates, the project location is within Collier County Water-Sewer District. - 6 - Airport/Orange Blossom Agenda Item 4E Based on a review of the County's GIS system there are in existing 16-inch water main and 20-inch force main on Airport Road to serve this project. Hydraulic analysis connecting to the County water and sewer system will be required at the time of the Rezone, Site Development Plan or similar processes. This petition will result in increased impacts upon some other Category A public facilities besides roads, (potable water, sanitary sewer, drainage, and solid waste), but these impacts will not be "significant" (generating potential for increased County-wide population greater than 2% of the BEBR medium range population projections for Parks, Solid Waste, Water, Sewer and Drainage facilities, as defined in Policy 1.1.2 of the CIE and other applicable Growth Management Plan Elements). For water and sewer, the proposed development will demand 5,000 gallons per day. However, for some public facilities, such as park facilities, the impacts will be lessened since this is not a residential project. Utilizing the level of service standards identified in the CIE, the proposed uses will not result in a significant impact on Category A public facilities, besides roads. Appropriateness of Chanoe: The practicality of the petitioner's proposed Subdistrict is to be established through an evaluation of population growth, commercial inventory and infrastructure development in the surrounding areas to ascertain sufficient need for the proposed land use, and that this is the appropriate location to meet that need. Commercial Development A trend toward commercial development is evident in the area immediately surrounding the proposed commercial Subdistrict. Plus, commercial activities are evident at a more-distant radius' planning area from the proposed Subdistrict, as follows: . Longview Center PUD (14.73 acres/143,500 sq. ft. of commercial) in the Orange Blossom Mixed Use Subdistrict [immediately east] - 100% undeveloped . Buckley Mixed Use PUD (22.84 acres/171 ,300 sq. ft. of C-1 through C-3 commercial) in the Buckley Mixed Use Subdistrict [0.125 mile north] -100% undeveloped . Fountain Park PUD, Walgreen's PUD and Venetian Plaza PUD (10.14 acres/72,OOO sq. ft. of commercial) in the southwest quadrant of the Mixed Use Activity Center Subdistrict (MUAC 11) [0.50 mile north at the Vanderbilt Beach - Airport intersection]- 99% developed . Vineyards PUD/DRI (75.86 acres/600,000 sq. ft. of commercial) in the southeast quadrant of the Mixed Use Activity Center Subdistrict (MUAC 11) [0.50 mile north at the Vanderbilt Beach - Airport intersection] - 82% developed . Pelican Marsh PUD/DRI (80 acres/331,400 sq. ft. of commercial) in the northwest and northeast quadrants of the Mixed Use Activity Center Subdistrict (MUAC 11) [0.75 mile north at the Vanderbilt Beach - Airport intersection] - 100% developed -7- '--..-' "^~--+' -,-."~-----~,..- --'--""- .-.-.-._--,,_._- AirporUOrange Blossom Agenda Item 4E . Pine Air Lakes PUD/DRI (104.29 acres/1,075,000 sq. ft. of commercial) in the Mixed Use Activity Center Subdistrict (MUAC 13) [0.75 mile south at the Naples Boulevard - Airport intersection] - 43% undeveloped . Carillon PUD (24 acres/319,000 sq. ft. of commercial) in the Mixed Use Activity Center Subdistrict (MUAC 13) [1.25 miles south at the Pine Ridge - Airport intersection] - 84% developed . 221 additional acres of commercially zoned land, industrially zoned land and commercial PUDs in the four quadrants of Mixed Use Activity Center Subdistrict 13 [from Corporation Boulevard south to the Pine Ridge - Airport intersection] Source: March, 2008 Planned Unit Deve/opment (PUD) Master List (prepared and maintained by the Collier County Engineering Department). 'Mixed Use Activity Centers', 'Mixed Use Subdistricts' and 'Commercial Subdistricts' are commercial components of the Future Land Use Element and are counted toward the inventory of land available for development, even if they are not yet zoned commercial. Commercial Demand Analvsis: The firm of Fishkind & Associates, Inc. conducted a Commercial Needs Analvsis analyzing market conditions within the North Naples Planning Community District (PCD). This analysis provided an overall context for assessing the basic goods and services requirements of the emerging population within an area beginning at the Gulf of Mexico shoreline, extending easterly along the Lee-Collier County line to Livingston Road, then the boundary turns south to run along Livingston Road to Pine Ridge Road, then turns west to run along Pine Ridge Road to the Gulf, then north along the shoreline to complete the boundary - the "North Naples" area. Please note that although the Needs Analysis indicates that both the "community" and "neighborhood" market segments were analyzed - they were not. Only the neighborhood market - described by a 10-minute or less drive time - is analyzed. The findings of the study are as follows: 1. Growth is projected to increase to approximately one and one-half (1.5) times the population of the North Naples PCD during the period 2005 to 2015. This area is projected to grow 32.3 percent from 24,300 persons in 2005 to 35,900 persons in 2015- an increase of 11,600 persons, according to October, 2005 estimates and projections provided by the County's Comprehensive Planning Department. 2. There is a clear demonstration of potential market support from an emerging population within a Primary Trade Area (PTA) extending from approximately two miles to nearly four miles defined by this 10-minute drive time, generally to one mile north of Immokalee Road (N), 1-75 (E), nearly to Golden Gate Parkway (S), and beyond Goodlette-Frank Road (W) - estimating that 288,575 square feet on 53 acres will be needed to provide the personal services of future residents. [Please note that Collier County generally follows the Urban Land Institute (UU) guideline of a radia/1.5 mile distance to describe "Neighborhood" market areas.] Further, the commercial needs analysis utilized land-use data from the 2005 Collier County Commercial Land-Use Inventory to document the need for new commercial facilities near the -8- Airport/Orange Blossom Agenda Item 4E studied North Naples residential communities by examining the present pattern of commercial development within an area representing approximately a ten-minute drive time - the general area for a neighborhood market. The inventory demonstrated that commercial properties totaling 321 acres are located within a ten-minute drive from the subject site, and explained: 1. This market has demand for an additional 653,421 sq. ft. of neighborhood commercial space on an additional 91 acres of neighborhood commercial land. 2. 321 acres (in aggregate) are available as supply of commercial land in the neighborhood market area - while only 28 of these 321 acres are presently commercially developed. An allocation ratio is then applied to the commercial acres in demand to the commercial acres in supply, and the more residential property is developed through the studied years - the less property there is available to meet the commercial demand. 3. The consultant utilized an allocation ratio, which aggregates commercial land supply to compare with commercial land demand. The allocation ratio for the subject property is assigned at 2.68. The consultant explains that an acceptable allocation ratio ranges from 2.0 to 5.0. The subject property, as presently designated in the FLUE, provides an acceptable allocation ratio in year 2030. Re-designating the subject property with a new Commercial Subdistrict adjusts the allocation ratio to 2.93 - also within the acceptable allocation ratio range. Similar results from the two valid allocation ratio assignments fail to demonstrate that the change to the Urban Residential Subdistrict designation in order to establish the new Commercial Subdistrict in the Urban Mixed Use District is necessary. The consultant explains that, "this (commercial designation) will allow for the market to have an increased flexibility to make adjustments to meet the future demand of its population". In conclusion, the stUdy reports that the GMP "does not provide alternative opportunities for neighborhood commercial uses in the study area". The Airport/Orange Blossom Commercial Subdistrict will satisfy a growing demand for goods and services. It is "well located to serve the population with direct access to Airport Road and without negative impacts to any nearby residential properties". It should be noted that qrowth has trended downward since the qrowth proiections and summary statements used in the analvsis were prepared. The population figures are no longer valid based on change in 2006 to 2007 market conditions, as compared below. Although some observers have characterized growth as 'more people [are] leaving than coming' [to Collier County], and has 'stagnated', it is more accurate to say that the rate of growth has notably decreased. The anecdotal evidence seems overwhelming. Related to this real estate market stagnation and growth decrease is the number of vacant dwelling units being carried for a longer period. Both the growth rate and vacancy rates effectively depress the results reported in this Commercial Needs Analysis, and postpone or eliminate the need for additional commercial space. Staff has provided comparison data taken from the 2007 Commercial Inventory data, which was not available prior to submission of this petition. The findings of the updated reference sources are as follows: ..- -9- ~-",. ._,-~,,_.~_. . ,. -,--_.,~,~..~.~. -.--.- Airport/Orange Blossom Agenda Item 4E The North Naples Planning Community District presently supplies an inventoried 7,521,850 developed GLA [over 288,575 square feet PTA potential market support] and an inventoried 669.84 developed commercial acres [over 53 acres PTA potential market support]. Commercial Inventory data indicates 6,212,332 square feet of all developed GLA provide C-1 through C-4 commercial uses plus the commercial portions of PUDs. The number of developed GLA is 1,765,274 square feet when inventorying only the C-1 through C-4 uses. Finally, the number of developed GLA is 815,272 square feet when inventorying only the C-1 through C-3 commercial uses. Not only is there a sufficient amount of commercial land available to support the emerging population, it would appear the rate of growth is lower than could be projected using 2005 data, as follows: 1. Growth in the area is projected to increase to only about one and one-fifth (1.2) times the population of the North Naples PCD during the period 2005 to 2015, [and to 2020]. This area is projected to grow 16.2 percent from 56,737 persons in 2005 to 67,723 persons in 2015 - an increase of just 10,986 persons, according to October, 2007 adjusted estimates and projections provided by the County's Comprehensive Planning Section. [This area is projected to increase by another 5,118 persons by 2020, to 72,841 persons in 2020 - about 7 percent growth.] 'The population projection methodology used in the G/E has been revised from using high- range BEBR figures to medium-range (in the adopted EAR-based GMP amendments). 2. Recently prepared BEBR figures indicate a further decrease reflecting a population growth slow-down, lowering these growth projections by a simple extrapolation. This area is projected to grow 25.2 percent from 56,737 persons in 2005 to 66,640 persons in 2015 - an increase of just 9,903 persons, according to February, 2008 adjusted estimates provided by the County's Comprehensive Planning Section. [This area is projected to increase by only another 5,035 persons by 2020, to 71,675 persons in 2020 - again, just 7 percent growth.] Staff has provided additional current comparison data for a one-mile radius from the subject property. Within one mile, more than 181 acres and 1.2 million square feet of gross leasable floor area in existing commercial development are present. Another 94 acres of approved commercial land is vet to be developed. These figures show a surplus of active and available commercial land and floor space, and renders amendments to the FLUE to create greater surplus unnecessary. Permanencv of Boundarv of "Airport/Oranqe Blossom Commercial Subdistrict" if the requested amendment to the Urban Mixed Use District is qranted: The granting of this amendment would create a permanent rectangular Commercial Subdistrict boundary in the southwest quadrant of this intersection. This Subdistrict boundary would be surrounded with urban density residential development, civic and commercial land uses. These commercial properties are either vacant or not fully developed for the purposes allowed by their approved zoning. Approval of this amendment will likely have the affect of encouraging future requests for amendments and rezones to allow commercial development on vacant residential properties in this quadrant of the Airport Road/Orange Blossom Drive intersection. -10- Airport/Orange Blossom Agenda Item 4E The segment of Airport Road between Vanderbilt Beach Road and Pine Ridge Road is anchored at each of these intersections by Mixed Use Activity Center (MAUC) Commercial Subdistricts. The MUACs in urban Collier County are judiciously planned to provide for ample commercial development opportunities. They are purposely sized, arranged and separated to discourage and avoid over commercialization and strip development. Other Considerations: Staff has provided a statement in previous reports for other Subdistrict requests [including CP- 1999-4, Orange Blossom Mixed Use Subdistrict and CP-2001-2, Buck/ey Mixed Use Subdistrict) expressing their concern about unplanned commercial development, stating "In staff's opinion, approval of this amendment may result in nearby properties seeking higher densities, or non- residential uses, for compatibility purposes". Their position was accurate, as evidenced by CP- 2006-8. The previous statement is reiterated here, and emphasized, adding that the approval of commercial development or other non-residential uses where none is planned is in direct conflict with the creation and purposes of the Urban Residential Subdistrict and MUAC designations. Staff does not believe this is an appropriate location for the proposed commercial uses. The existing FLUM designation allows for viable uses on the subject site, including the existing use. Allowable uses include residential development, a variety of community facility uses, recreation and open space uses, and institutional uses, e.g., child care facilities, churches and places of worship, assisted living facilities, adult care facilities, nursing homes, social and fraternal organizations [existing use], private schools and essential services. --" Sufficient commercial land to serve neighborhood residents' needs is approved in the immediate area but has yet to be developed, on properties with fewer limitations and better vehicular access. Neiqhborhood Information Meetinq Svnopsis: The Neighborhood Information Meeting (NIM) required by LDC Section 10.03.05 F was conducted February 6, 2008, after the agent/applicant duly noticed and advertised the meeting. Fourteen people attended the NIM, held in the North Collier Government Services Center, and heard the following information: Historically, the subject property was part of a larger agricultural operation located here. The row crops were eventually replaced by residential development, places of worship, government land uses, a club facility, and urban-agricultural uses including commercial nurseries. The subject property has remained vacant. Most discussion surrounded traffic concerns, as the subject property is located along a highly travelled length of Airport Road. Eighty-five percent of traffic generated is attributed to Airport Road, while only fifteen percent is expected to egress northward, onto Orange Blossom Drive. Attendees voiced their concerns about eastbound traffic on Orange Blossom Drive immediately north of the property, given the premise that access to both roads may be necessary. Recent median improvements west of the Airport - Orange Blossom intersection were discussed, and how turning maneuvers are restricted, particularly during peak travel times. Portions of Orange - 11 - "- . '-'"-,.~.~.__.- "....~---_.- -"---..- ".-----.-- AirporVOrange Blossom Agenda Item 4E Blossom Drive are considered to be "constrained" and may not accommodate the proposed commercial traffic. Petitioner's agent explained that addressing these problems may include providing turn lanes out front, on Airport Road; changing the lane configuration on Orange Blossom Drive; imposing right in-right out restrictions; or other methods to accommodate the new commercial traffic. Differences were discussed between traffic patterns generated by activities on the subject property if not integrated with the northerly abutting property and the traffic patterns if they were "treated as one" development. More than one speaker pointed out that the northerly abutting property [owners] may not be willing to partner with the subject property to provide access or interconnection points. Discussion took place about the potential intensity of commercial land uses. The petitioner proposes to provide a maximum of 50,000 square feet for office, retail, and personal services typically found in the C-1 through C-4 commercial zoning districts. At least one speaker thought commercial activities should be limited to C-2 commercial uses. [Synopsis prepared by C. Schmidt, AICP, Principal Planner) LEGAL CONSIDERATIONS: This Staff Report has been reviewed and approved by the County Attorney's Office. FINDINGS AND CONCLUSIONS: . Based upon total existing commercial inventory in the primary trade center, staff believes there is a not a need for additional commercial uses to serve the surrounding communities. More than 314,000 square feet of approved gross leasable floor area in the immediate vicinity has yet to be developed . The magnitude and scale of this project (50,000 square feet of gross leasable floor area of commercial uses in unspecified zoning districts) is similar to neighborhood commercial development of medium size, but above the typical limits in intensity. . The closest commercial zoning (and future development) is across Airport Road to the east (Longview Center PUD in the Orange Blossom Mixed Use Subdistrict). These new businesses along with those to be developed in the Buckley Mixed Use PUD are already positioned to provide the "expanded shopping opportunities" to potential customers. . The proposed uses will allow development generally compatible with uses on surrounding properties, but should not develop more-intensely than those otherwise- compatible neighbors. . The subject site has residential development options of up to 16 units per acre utilizing the available density bonuses, and is eligible for institutional uses (adult living facilities, child care, churches, private and public schools), social and fraternal organizations, parks and recreational facilities, agricultural uses, and other uses generally allowed throughout the Urban Mixed Use District. . The subject site abuts one principal urban arterial road - Airport Road. - 12- Airport/Orange Blossom Agenda Item 4E . Any expansion of commercial development should be driven by the pOlicies and provisions of the Future Land Use Element of the Growth Management Plan, not by speculative development. . The Commercial Needs Analysis conducted by the firm of Fishkind & Associates, Inc., substantiates the need for well-located commercial centers providing for the personal service and office needs of the emerging resident population in the Primary Trade Area, but has grown outdated and less relevant. . The practicality of the proposed Subdistrict is not sufficiently nor compellingly established. STAFF RECOMMENDATION: That the CCPC forward Petition CP-2006-8 to the BCC with a recommendation not to transmit to the Florida Department of Community of Affairs, for the reasons stated above. However, if the Planning Commission determines that a recommendation of approval is warranted, staff recommends modifications to the proposed language, noted below in double strike-through/double underline format, as follows: C. Urban Commercial District [Page 63] 12. AirDortlOran~e Blossom Commercial Subdistrict This Subdistrict consistsiAe of approximatelv 5.0 acres sf ISRB and is located on the west side of Airport Road, approximatelv 330 feet south of the intersection of Airport Road and Oranoe Blossom Drive. 1=R8 iRt8At sf iRe .^.irB8A1QrsR88 ~19s88m ~8mm8rBi81 This Subdistrict i&=te ilrs':iBs allows shoppino. personal services. and emplov.ment convenient fef' to the neiohborino residential areas. The Airport/Oranoe Blossom Commercial Subdistrict will reduce drivinG distances for neiohborino residents and assist in minimizino the road network re~uired in this part of Callisr the Countv. This Subdistrict is fttl'lRsr iRtsRBsB ts 8rssts S RsillR61lrRS8B fellsl IlsiRt SRB tRS ilrsilsl'l'.' will be desioned in a manner to be compatible with existino and future residential and institutional development in the neiohborhood. Development intensitv for this Subdistrict shall be limited to a maximum of 50.000 souare feet of oross leasable commercial area. Uses shall be limited to those allowed in the C-1 throuah C-3 zonina districts of the Collier Countv Land Develooment Code Ord No 04-41 as amended as well as uses oenerallv allowed bv the Plan Re.::!8FliRa GRail B8 iF} 1R8 term sf PUg 2!8RiFlS IF! 888itiBR 18 fetail QQRH:JI8r9i81 ~S88 BRa stR8r ~888 88fmitt88 iR 1R8 PieR. fiRBR8iel iR8tih:;Jti€H~S. 8~siR888 88P~i888. aRB Bref88Si€lRBI BRS mssi881 effie88 8R811 als8 B8 88Fmitt88. Retail uses shall be limited to a sinole stOry. and fiRSRllisl SSI'...i8ss SRi! SffillSS all other uses shall be limited to three stories. The develooment of this Subdistrict shall be ooverned bv the followina criteria' a Rezones are encouraaed to be in the form of a Planned Unit Develooment and must contain development standards to ensure that all commercial uses will be compatible with neiohborino residential and institutional uses. - - 13- ~~~-'.'-'~ ~._.---- .~o__ -,... -,.~" .----,.- AirporUOrange Blossom Agenda Item 4E b.. The develooer shall be resoonsible to oursue oedestrian interconnections to access orooerties adiacent south. west and north and shall incoroorate them into the overall site desian .Q.. The subiect oropertv cannot be issued certificates of occuoancv until the prooertv owner enters into a Develooment Contribution AGreement with the Collier Countv Board of Commissioners to oav a orooortionate share of imorovements to Oranoe Blossom Drive which is scheduled to fail inside the 5 vear olannina oeriod and the intersection of Oranae Blossom Drive and Airoort-Pullina Road as mitiaation for their imoacts to the intersection and the local network. d. All principal buildinos shall be set back a minimum of one (1) foot from the Subdistrict boundaries for each foot of buildino heioht. e. Development within the Subdistrict shall have common site. sionaoe and buildino architectural elements. Policy 1.1 The URBAN Future Land Use Designation shall include Future Land Use Districts and [Page 12] Subdistricts for: C. URBAN - COMMERCIAL DISTRICT 12. AirDortlOranQe Blossom Commercial Subdistrict . add the new Subdistrict in the FLUE policy that lists all DesignationslDistricts/Subdistricts. FUTURE LAND USE MAP SERIES [added next in order] AirDortlOranae Blossom Commercial Subdistrict . include a new inset map depicting the Subdistrict, in addition to revision to the respective FLUM. Do NOT number the inset map, only provide map title. I. URBAN DESIGNATION [Page 27] AirDortlOranae Blossom Commercial Subdistrict . add name of that inset map in FLUE text where various Subdistricts that allow non- residential uses are listed (in FLUE, Urban Designation, l(b)(12), p. 27). - 14- Airport/Orange Blossom Agenda Item 4E FUTURE LAND USE MAP SERIES [Page 124] AirDortlOranlle Blossom Commercial Subdistrict . add name of that inset map in respective Element where FLUM Series is listed. A SECOND AL TERNA TlVE, preferred by staff if the Planning Commission determines that a recommendation of approval is also warranted for CP-2006-7, is that these two petitions be combined into a single Subdistrict comprised of a northerly and a southerly 'tract'. The requested uses and square footage for each tract could remain the same as recommended in staff's alternative text, including the clubhouse use and square footage for the northerly tract. However, commercial uses intensity for both tracts would be limited to C-1 through C-3, those uses most often associated with neighborhood commercial uses. .- - 15- ____",._m _._-~. .~,_.,.___._,,_.. "'_"____0'-" __m.~ Airport/Orange Blossom Agenda Item 4E -"_._--- C6 J.A(\A,,\r- OP-, Prepared By: Date: Corby L. Sc midt, AICP, Principal Planner Comprehen ive Planning Department ~ '1/, I { J< ' '"'? Reviewed By: 1:2 ,.....c! ' . L 1/ ,I..' Date: David C. Weeks, AICP, Planning Manager com~rehensive PI~nning Dtrtment ,?,J--oY Reviewed By: flu"n.1W ~ L Date: Randall J. Cohen, ICP, Director Comprehensive Planning Department Reviewed By: Date: 3/>;!ub J Approved By: Date: ""4~<r ph K. Schmitt, Administrator mmunity Development and Environmental Services Division PETITION NO.: CP-2006-8 Staff Report for the March 17, 2008 CCPC Meeting. NOTE: This petition has been scheduled for the April 15, 2008 BCC Meeting. COLLIER COUNTY PLANNING COMMISSION: Mark P. Strain, Chairman - 16- Lake Trafford Ranch Agenda Item 4.F. <=:,olliier C.OW-nt:;y ..",,,,c"""'"""<""'" ...' STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION, COMPREHENSIVE PLANNING DEPARTMENT HEARING DATE: March 17, 2008 RE: PETITION CP-2006-9, LAKE TRAFFORD RANCH GROWTH MANAGEMENT PLAN AMENDMENT (TRANSMITTAL HEARING) AGENT/APPLICANT: Agent: Mr. Robert L. Duane Hole Montes, Inc. 950 Encore Way Naples, FL, 34110 Applicant/Owner: Lake Trafford Ranch, L.L.L.P 6301 Shirley Street Naples, FL 34109 GEOGRAPHIC LOCATION: The subject property contains 191.8 acres more or less, is located just to the west of Lake Trafford in Section 33, Township 46 South, Range 28 East, and lies within the Corkscrew Planning Community. The property is located within what is commonly known as the Lake Trafford Ranch (aka Pepper Ranch). (see application for maps of site location) REQUESTED ACTION: The subject property is designated Agricultural/Rural, Agricultural/Rural Mixed Use District, on the countywide Future Land Use Map (FLUM) of the Collier County Growth Management Plan (GMP), and is within the Rural Lands Stewardship Area (RLSA) Overlay. More specifically, it is designated "Open Lands" on the Stewardship Overlay Map, part of the FLUM map series. Also, the site is within Stewardship Sending Area (SSA) #7. This petition seeks to amend the Stewardship Overlay Map to re-designate 191.8 acres from Open Lands to Habitat Stewardship Area (HSA); and, to make text changes to: 1) make correlating adjustments to the HSA acreage figure in RLSA Policy 3.2, and, 2) increase the number of Stewardship Credits allowed by the early entry bonus in RLSA Policy 1.21. The proposed text changes, shown in strike- through/underline format, are as follows: V. OVERLAYS AND SPECIAL FEATURES D. RURAL LANDS STEWARDSHIP AREA OVERLAY GROUP 1 - GENERAL PURPOSE AND STRUCTURE OF THE COLLIER COUNTY RURAL LANDS STEWARDSHIP AREA OVERLAY I -~,.,,"- .....__._,.--..-~...,. -"""---"--"-" -.--.-...-- - -''''--'-'-'~- Lake Trafford Ranch Agenda Item 4.F. POLICY 1.21 [FLUE PAGE 102] The incentive based Stewardship Credit System relies on the projected demand for Credits as the primary basis for permanent protection of flowways, habitats and water retention areas. The County recognizes that there may be a lack of significant demand for Credits in the early years of implementation, and also recognizes that a public benefit would be realized by the early designation of SSAs. To address this issue and to promote the protection of natural resources, implementation of the Overlay will include an early entry bonus to encourage the voluntary establishment of SSAs within the RSLA. The bonus shall be in the form of an additional one Stewardship Credit per acre of land designated as a HSA located outside of the ACSC and one- half Stewardship Credit per acre of land designated as HSA located inside the ACSC. The early entry bonus shall be available for five years from the effective date of the adoption of the Stewardship Credit System in the LOC. The early designation of SSAs, and resulting protection of flowways, habitats, and water retention areas does not require the establishment of SSAs or otherwise require the early use of Credits, and Credits generated under the early entry bonus may be used after the termination of the bonus period. The maximum number of Credits that can be generated under the bonus is ~ 27.192 Credits, and such Credits shall not be transferred into or used within the ACSC. GROUP 3 - POLICIES TO PROTECT WATER QUALITY AND QUANTITY AND MAINTAIN THE NATURAL WATER REGIME, AS WELL AS LISTED ANIMAL AND PLANT SPECIES AND THEIR HABITATS BY DIRECTING INCOMPATIBLE USES A WAY FROM WETLANDS AND UPLAND HABITAT THROUGH THE ESTABLISHMENT OF FLOW WAY STEWARDSHIP AREAS, HABITAT STEWARDSHIP AREAS, AND WATER RETENTION AREAS, WHERE LANDS ARE VOLUNT ARIL Y INCLUDED IN THE RURAL LANDS STEWARDSHIP AREA PROGRAM. POLICY 3.2 [FLUE PAGE 104] Listed animal and plant species and their habitats shall be protected through the establishment of Habitat Stewardship Areas (HSAs), as SSAs within the RLSA Overlay. HSAs are delineated on the Overlay Map and contain approximately 4G;GOO 40.192 acres. HSAs are privately owned agricultural areas, which include both areas with natural characteristics that make them suitable habitat for listed species and areas without these characteristics. These latter areas are included because they are located contiguous to habitat to help form a continuum of landscape that can augment habitat values. The Overlay provides an incentive to permanently protect HSAs by the creation and transfer of credits, resulting in the elimination of incompatible uses and the establishment of protection measures described in Group I Policies. Not all lands within the delineated HSAs are comparable in terms of their habitat value; therefore the index shall be used to differentiate higher value form lower value lands for the purpose of Overlay implementation. Analysis ofthe Index Map Series shows that HSA lands score within a range of 0.6 to 2.2. There are approximately] 3,800 acres of cleared agricultural fields located in HSAs. The average index score ofHSA designated lands is].3, however. the average index score of the naturally vegetated areas with HSAs is 1.5. BACKGROUND and PROJECT DESCRIPTION: On December 24, 1997, the Florida Department of Community Affairs (DCA) issued its Notice and Statement of Intent to find Collier County's Growth Management Plan amendments adopted pursuant to the 1996 EAR (Evaluation and Appraisal Report) not Uin compliance". Subsequently, an Administrative Law Hearing was held in Collier County, and the Administrative Law Judge issued a Recommended Order that sided with DCA. On June 22, 1999, the state of Florida Administrative Commission (Governor and Cabinet) issued Final Order No. AC-99-002, which directed Collier County to conduct a Rural and Agricultural Area Assessment (the "Assessment") to collect appropriate data. gather public input and develOp amendments to the Growth Management Plan. Major issues to be addressed by the Assessment included: 2 Lake Trafford Ranch Agenda Item 4.F. protecting wetlands, wildlife and their habitats; protecting prime or unique agricultural lands from the premature conversion to other uses; and, assessing the growth potential of the Area by assessing the potential conversion of these rural lands to other uses, in appropriate locations. All of this was to occur while discouraging urban sprawl, directing incompatible land uses away from critical habitat and encouraging development that utilized creative land use planning techniques; such techniques could include, but not be limited to, public and private schools, urban villages, new towns, satellite communities, area-based allocations, clustering and open space provisions, and mixed-use development. The final order allowed Collier County to conduct the Assessment in phases, which the County did; a separate citizen advisory committee was established for each respective area - the Rural Fringe Area and the Eastern Lands Area, also known as the "Immokalee Area Study" (and sometimes referred to as the "Rural Lands Area"). The final order, as amended, required that the County adopt GMP Amendments for the Rural Lands Area resulting from the assessment by November 1, 2002. The BCC-appointed Rural Lands Assessment Area Oversight Committee conducted the assessment for the Immokalee Study Area over a three year period and, as a result of their findings, the Rural Lands Stewardship Area (RLSA) Overlay, a voluntary, incentive-based land development and conservation program, was adopted into the GMP on October 22, 2002 and into the Land Development Code (LDC) on June 26, 2003. The RLSA comprises over 195,000 acres in northeastern Collier County. RLSA Program: The goals of the Collier County RLSA are to: - protect agricultural activities and to prevent the premature conversion of agricultural land to non-agricultural uses; direct incompatible uses away from wetlands and upland habitat; enable the conversion of rural land to other uses in appropriate locations; - discourage urban sprawl and to encourage development that utilizes creative land use planning techniques. The intent of the program is to direct development away from sensitive natural areas to areas that have already been impacted, such as farm fields. The program accomplishes the above goals by incentivizing land owners within the RLSA to voluntarily place both environmentally valuable natural areas and contiguous agricultural properties in Stewardship Sending Areas (SSA). An SSA has a perpetual Stewardship Easement, running with the land, limiting land uses. In exchange for a reduction in land uses (removing one or more land use layers, in succession), coupled with the environmental value of the property, the land owner receives Stewardship Credits. Credits can be used to develop Stewardship Receiving Areas (SRA) - towns. villages, hamlets, compact rural developments - in appropriate areas. There are three types of Stewardship Sending Areas. Flowway Stewardship Areas (FSA) primarily include privately owned wetlands that are located within the Camp Keais Strand and Okaloacoochee Slough. Habitat Stewardship Areas (HSA) include natural characteristics which makEl6 them suitable habitat for listed species and also contain approximately 13,800 acres of active and passive agriculture. Water Retention Areas 0NRA) are privately owned lands permitted by the South Florida Water Management District to function as agricultural water retention areas that provide surface water quality and other natural resource value. "Open" areas are lands that have relatively lower natural resource values and are suitable for SRA development. Eight Stewardship Credits are required to develop one acre of a SRA. SRAs must be compact, environmentally sensitive in design and provide their own services and infrastructure to residents. 3 .----.-... ..,.-..--......-",.,... --".".--..-.,..- '"_"_'_'_~'M ~"'-"-- Lake Trafford Ranch Agenda Item 4.F. The subject amendment consists of a proposal to change the future land use map designation from Open to HSA for the 191.80:1: acre parcel, and a text change to the Future Land Use Element both to reflect the increase in HSA acreage and to increase the amount of available Early Entry Bonus Credits from 27,000 to 27,192. STAFF ANALYSIS: HABITAT STEWARDSHIP AREA DESIGNATION The majority of the property proposed for re-designation is mixed wetland hardwood and pine hammock (FLUCCS 617) habitat. There is a narrow dirt road which crosses the east side of the parcel. This path and another that transects the parcel are identified as likely travel routes for panthers in the Least Cost Pathways to Identify Key Highway Segments for Florida Panther Conservation report presented at the 2005 Mountain Lion Workshop in California. There is also a small area of herbaceous wet prairie/pasture (FLUCCS 643). These characteristics make this property similar to other HSAs. In addition, it is contiguous to currently designated HSA lands and it is located within Primary Panther Habitat according to the MERIT Panther Plan, as well as Primary Bear Habitat, according to the Florida Fish and Wildlife Conservation Commission (FWC). The property is located within lands targeted by the Corkscrew Regional Ecosystem Watershed (CREW) for purchase. The re-designation of this property from Open to HSA, adds an additional incentive for protection. Based upon review of the data submitted within the application, and review of more recently updated listed species information, the proposed RLSA designation change from Open Lands to Habitat Stewardship Area is warranted (see RLSA Policy 3.2 on page 2 of this report). However, because the acreage figures in RLSA Policy 3.2 are approximate, staff would recommend the revised acreage also be approximate (40,200 acres of HSA, not 40,192). If the proposed map re-designation and correlating acreage change to Policy 3.2 is adopted, staff notes two other correlating changes will be necessary so as to maintain internal consistency: 1) RLSA Policy 3.2 will need further revision to increase the acreage of cleared agricultural fields from "approximately 13,800 acres" to _ acres (petitioner to provide this figure to staff); and, 2) the text of Policy 4.2 will have to be amended to show a decrease in potential Open lands from "approximately 74,500 acres" to 74,300 acres. EARLY ENTRY BONUS CREDITS The proposed text amendment seeks to increase the available amount of Early Entry Bonus Credits from 27,000, as provided for in RLSA Policy 1.21, to 27,192 (see RLSA Policy 1.21 on page 2 of this report). Currently, the credits are available until January 30, 2009 (LDC 4.08.06 B.1.a.). A total of 7,718.7 early entry bonus credits have been utilized as of the date of this report, leaving a balance of 19,281.3 available for future approved SSAs. The potential additional bonus credits would allow a total of approximately 24 additional acres of SRA to be developed in Open Areas (1 bonus credit per acre X 191.8 acres = 191.8 credits + 8 credits per acre of SRA = 23.98 acres of SRA development). Because of the amount of bonus credits available, and the rate of credits assigned (average -15001 year), it is unlikely that the balance of 19,281.3 credits remaining will be utilized by January 30, 2009. The applicant provided no justification for this requested change, therefore, staff does not support it. RESTORATION CREDITS In addition to Early Entry Bonus Credits, there is a potential for restoration bonus credits resulting from the designation change. Policy 3.11, stated below, provides an incentive for 4 Lake Trafford Ranch Agenda Item 4.F. restoration to occur on appropriate HSA lands that are contiguous to Camp Keais Strand. Four stewardship credits per acre may be generated from lands designated for restoration. Another four credits may be generated if the applicant/landowner actually undertakes restoration activities. The potential increase of available credits is 1,534.4 which can be used for 191.8 acres of SRA development in Open Areas (8 restoration credits per acre X 191.8 acres = 1,534.4 + 8 credits per acre of SRA = 191.8 acres of SRA). POLICY 3.11 In certain locations there may be the opportunity for flow-way or habitat restoration. Examples include, but are not limited to, locations where flow-ways have been constricted or otherwise impeded by past activities, or where additional land is needed to enhance wildlife corridors. Priority shall be given to restoration within the Camp Keais Strand FSA or contiguous HSAs. Should a property owner be willing to dedicate land for restoration activities within the Camp Keais Strand FSA or contiguous HSAs, four additional Stewardship Credits shall be assigued for each acre ofland so dedicated. An additional two Stewardship credits shall be assigued for each acre of land dedicated for restoration activities within other FSAs and HSAs. The actual implementation of restoration improvements is not required for the owner to receive such credits and the costs of restoration shall be borne by the governmental agency or private entity undertaking the restoration. Should an owner also complete restoration improvements, this shall be rewarded with four additional Credits for each acre of restored land upon demonstration that the restoration met applicable success criteria as determined by the permit agency authorizing said restoration. This policy does not preclude other forms of compensation for restoration which may be addressed through public-private partnership agreement such as a developer contribution agreement or stewardship agreement between the parties involved. The specific process for assignment of additional restoration credits shall be included in the Stewardship District of the LDC. It should be noted that petition CP-2006-10, for 2,431.8 acres located elsewhere in the RLSA, also seeks an RLSA designation change from Open to HSA, correlating acreage change to RLSA Policy 3.2, and increase in early entry bonus credits in RLSA Policy 1.21. However, each petition should be reviewed on its own merit. Note: Conservation Collier's acquisition A-list for cycle 5 includes the +/-2,500 acre Lake Trafford Ranch aka Pepper Ranch; the subject site is within those 2,500 acres. That listing has no bearing on the merits of this amendment request other than to reinforce that the site has habitat value. FINDINGS AND CONCLUSIONS: . Habitat value of the site warrants the requested re-designation. . The site is eligible for designation as an SSA without this GMP amendment (already is within SSA #7) but would result in a greater generation of Stewardship Credits if re- designated as HSA by virtue of increased Natural Resource Index score. NEIGHBORHOOD INFORMATION MEETING INIM) SYNOPSIS Synopsis provided by Hole Montes, Inc. A Neighborhood Information Meeting (NIM) was [duly advertised, noticed and] held on February 13,2008 at 5:30 p.m. at the Arrowhead Community Center in Immokalee. The meeting was attended by 10 Immokalee residents plus Noah Standridge, Principal Planner from Collier County Government and Tom Taylor of Hole Montes, Inc. as Owner Representative/Consultant 5 _..~ -.,.----.-. .._____,_u., '-..--.'" ...... ._~_...-,.., Lake Trafford Ranch Agenda Item 4.F. to the applicant. Two of the attendees were representatives of the Immokalee Fire District and the remaining attendees were neighbors of Lake Trafford Ranch. A brief presentation was made by Mr. Standridge and Mr. Taylor explaining the GMP Amendment Application. It was represented that the +/- 193 acres at the south end of the Ranch was being changed from an Open Area to Habitat Area. This would establish greater protections for the 193 acres. In exchange, the Ranch could potentially receive restoration Stewardship Credits for exotic plant removal. It was also explained that approximately 985 acres of the 2500+ acre Ranch already had Stewardship Credits removed. Questions from the attendees primarily related to any plans that might be underway to develop the remaining portions of the Ranch. Mr. Taylor indicated that currently no plans are underway to develop the Ranch, but should that occur another NIM would be required to address concerns at that time. One neighbor expressed concerns regarding traffic on Pepper Road, should development occur. Several attendees indicated their support for the County to purchase the Ranch. EAC RECOMMENDATION: The Environmental Advisory Council (EAC) will hear this petition on Thursday, March 6, 2008. Their recommendation will be provided to the CCPC at the March 17 public hearing. LEGAL CONSIDERATIONS: This staff report has been reviewed and approved by the Office of the County Attorney. STAFF RECOMMENDATION: Based on the analyses provided within this report, staff recommends that the CCPC forward Petition CP-2006-9 to the Board of County Commissioners with a recommendation to transmit to the Florida Department of Community Affairs, as follows: 1. Approve map designation change from Open to Habitat Stewardship Area. 2. Approve corresponding increase in HSA acreage in RLSA Policy 3.2 from "approximately 40,000 acres" to "approximately 40,200 acres" (maintain figures rounded to nearest 100 rather than petitioner's more precise figure of 40,192). 3. Approve corresponding increase in cleared agricultural fields' acreage in RLSA Policy 3.2 from "approximately 13,800 acres" to "approximately _ acres" [petitioner to provide this figure to staff]. This amendment is not included in the petition but is recommended by staff as necessary to maintain internal consistency. 4. Approve corresponding decrease in Open areas acreage from "approximately 74,500 acres" to "approximately 74,300 acres" in RLSA Policy 4.2. This amendment is not included in the petition but is recommended by staff as necessary to maintain internal consistency. 5. NOT approve the increase in early entry bonus credits. 6 Lake Trafford Ranch Agenda Item 4.F. PREPARED BY: /=J; /) L'l"J -1,J{------- DATE: j Ifi, <:: /'"'--'.-' / .. u DAVID WEEKS, AICP, PLANNING MANAGER COMPREHENSIVE PLANNING DEPARTMENT REVIEWED BY: {?~ cJ~ DATE: 3/S/0~ RANDY COHE , AICP, DIRECTOR COMPREHENSIVE PLANNING DEPARTMENT REVIEWED BY: 7h~~"1 ~ on. tk<_uU4 -j));{tLCtl1 DATE: ~~/ S)ue MARJO EM. STUDENT-STIRLING ( ASSISTANT COUNTY ATTORNEY OFFICE OF THE COLLIER COUNTY ATTORNEY APPROVED BY: , EPH K. SCHMITT, ADMINISTRATOR DATE: 3/~~~ MUNITY DEVELOPMENT & VIRONMENTAL SERVICES DIVISION PETITION NO.: CP-2006-9 Staff Report for the March 17, 2008, CCPC Meeting. NOTE: This petition has been scheduled for the April 15, 2008, BCC Meeting. COLLIER COUNTY PLANNING COMMISSION: MARK P. STRAIN, CHAIRMAN -. Transmittal CCPC Staff Report CP-06-9, Lake Traffol1l Ranc!l G:ICom"",hensive\Comp. P~nning GMP DATAIComp. P~n Amendmenl'l\21106 petitionsICP-2006-9 FLUE RLSA Open to HSA Lake Traffol1l Ranc!l dwl3-5-08 7 -..'---. "."--" ..,--'"~, '_n_.~" ._-- Half Circle L Ranch Agenda Item 4.G. c:,oille-r c:,OU-"-U:y "........_.".,.-....""'~"....,-.-,,",..... ..... STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION, COMPREHENSIVE PLANNING DEPARTMENT HEARING DATE: March 17, 2008 RE: PETITION CP-2006-10, HALF CIRCLE L RANCH GROWTH MANAGEMENT PLAN AMENDMENT (TRANSM/TTAL HEAR/NG) AGENT/APPLlCANT: Agent: Mr. Robert L. Duane Hole Montes, Inc. 950 Encore Way Naples, FL, 34110 Applicant: Timothy G. Hains, Trustee 1395 Panther Lane, Suite 300 Naples, Florida 34109 Owner: Half Circle L Ranch Partnership 2424 Thorp Rd. Immokalee, FL 34142-3401 GEOGRAPHIC LOCATION: The subject property contains 2,431.8 acres more or less, is located just to the east of Immokalee in Sections 13, 14, 15, 22, 23, 24, 26, 34, Township 46 South, Range 30 East, and lies within the Corkscrew Planning Community. The property is located within what is commonly known as the Half Circle L Ranch. (see application for maps of site location) REQUESTED ACTION: The subject property is designated AgriculturaVRural, Agricultural/Rural Mixed Use District, on the countywide Future Land Use Map (FLUM) of the Collier County Growth Management Plan (GMP), and is within the Rural Lands Stewardship Area (RLSA) Overlay. More specifically, it is designated "Open Lands" on the Stewardship Overlay Map, part of the map series. Also, the site is within Stewardship Sending Area (SSA) #8. This petition seeks to amend the Stewardship Overlay Map to re-designate 2,431.8 acres from Open Lands to Habitat Stewardship Area (HSA); and, to make text changes to: 1) make correlating adjustments to the HSA acreage figure in RLSA Policy 3.2, and, 2) increase the number of Stewardship Credits allowed by the early entry bonus in RLSA Policy 1.21. The proposed text changes, shown in strike-through/underline format, are as follows: D. RURAL LANDS STEWARDSHIP AREA OVERLAY GROUP 1 - GENERAL PURPOSE AND STRUCTURE OF THE COLLIER COUNTY RURAL LANDS STEWARDSHIP AREA OVERLAY 1 .--', -" - ._._._~-_._. "-~__'f>"_ -.--....-..,,-. Half Circle L Ranch Agenda Item 4.G. POLICY 1.21 [FLUE PAGE 102] The incentive based Stewardship Credit System relies on the projected demand for Credits as the primary basis for permanent protection of flowways, habitats and water retention areas. The County recognizes that there may be a lack of significant demand for Credits in the early years of implementation, and also recognizes that a public benefit would be realized by the early designation of SSAs. To address this issue and to promote the protection of natural resources, implementation of the Overlay will include an early entry bonus to encourage the voluntary establishment of SSAs within the RSLA. The bonus shall be in the form of an additional one Stewardship Credit per acre of land designated as a HSA located outside of the ACSC and one-half Stewardship Credit per acre of land designated as HSA located inside the ACSC. The early entry bonus shall be available for five years from the effective date of the adoption of the Stewardship Credit System in the LDC. The early designation of SSAs, and resulting protection of flowways, habitats, and water retention areas does not require the establishment of SSAs or otherwise require the early use of Credits, and Credits generated under the early ent/)' bonus may be used after the termination of the bonus period. The maximum number of Credits that can be generated under the bonus is ;!+,(lOO 28.215.9 Credits, and such Credits shall not be transferred into or used within the ACSC. GROUP 3 - POLICIES TO PROTECT WATER QUALITY AND QUANTITY AND MAINTAIN THE NATURAL WATER REGIME, AS WELL AS LISTED ANIMAL AND PLANT SPECIES AND THEIR HABITATS BY DIRECTING INCOMPATIBLE USES A WAY FROM WETLANDS AND UPLAND HABITAT THROUGH THE ESTABLISHMENT OF FLOW WAY STEWARDSHIP AREAS, HABITAT STEWARDSHIP AREAS, AND WATER RETENTION AREAS, WHERE LANDS ARE VOLUNT ARIL Y INCLUDED IN THE RURAL LANDS STEWARDSHIP AREA PROGRAM. POLICY 3.2 [FLUE PAGE 104] Listed animal and plant species and their habitats shall be protected through the establishment of Habitat Stewardship Areas (HSAs), as SSAs within the RLSA Overlay. HSAs are delineated on the Overlay Map and contain approximately 4ll;llOO 42.431.8 acres. HSAs are privately owned agricultural areas, which include both areas with natural characteristics that make them suitable habitat for listed species and areas without these characteristics. These latter areas are included because they are located contiguous to habitat to help form a continuum of landscape that can augment habitat values. The Overlay provides an incentive to permanently protect HSAs by the creation and transfer of credits, resulting in the elimination of incompatible uses and the establishment of protection measures described in Group I Policies. Not all lands within the delineated HSAs are comparable in terms of their habitat value; therefore the index shall be used to differentiate higher value form lower value lands for the purpose of Overlay implementation. Analysis of the Index Map Series shows that HSA lands score within a range of 0.6 to 2.2. There are approximately 13,800 acres of cleared agricultural fields located in HSAs. The average index score of HSA designated lands is 1.3, however, the average index score of the naturally vegetated areas with HSAs is I. 5. BACKGROUND and PROJECT DESCRIPTION: On December 24, 1997, the Florida Department of Community Affairs (DCA) issued its Notice and Statement of Intent to find Collier County's Growth Management Plan amendments adopted pursuant to the 1996 EAR (Evaluation and Appraisal Report) not "in compliance". Subsequently, an Administrative Law Hearing was held in Collier County, and the Administrative Law Judge issued a Recommended Order that sided with DCA. On June 22, 1999, the state of Florida Administrative Commission (Governor and Cabinet) issued Final Order No. AC-99-002, which directed Collier County to conduct a Rural and Agricultural Area Assessment (the "Assessment") to collect appropriate data, gather public input and develop amendments to the Growth Management Plan. Major issues to be addressed by the Assessment included: protecting wetlands, wildlife and their habitats; protecting prime or unique agricultural lands from the premature conversion to other 2 Half Circle L Ranch Agenda Item 4.G. '"- uses; and, assessing the growth potential of the Area by assessing the potential conversion of these rural lands to other uses, in appropriate locations. All of this was to occur while discouraging urban sprawl, directing incompatible land uses away from critical habitat and encouraging development that utilized creative land use planning techniques; such techniques could include, but not be limited to, public and private schools, urban villages, new towns, satellite communities, area-based allocations, clustering and open space provisions, and mixed-use development. The final order allowed Collier County to conduct the Assessment in phases, which the County did; a separate citizen advisory committee was established for each respective area - the Rural Fringe Area and the Eastern Lands Area, also known as the "Immokalee Area Study" (and sometimes referred to as the "Rural Lands Area"). The final order, as amended, required that the County adopt GMP Amendments for the Rural Lands Area resulting from the assessment by November 1, 2002. The BCC-appointed Rural Lands Assessment Area Oversight Committee conducted the assessment for the Immokalee Study Area over a three year periOd and, as a result of their findings, the Rural Lands Stewardship Area (RLSA) Overlay, a voluntary, incentive-based land development and conservation program, was adopted into the GMP on October 22, 2002 and into the Land Development Code (LDC) on June 26, 2003. The RLSA comprises over 195,000 acres in northeastern Collier County. RLSA Program: The goals of the Collier County RLSA are to: - protect agricultural activities and to prevent the premature conversion of agricultural land to non-agricultural uses; direct incompatible uses away from wetlands and upland habitat; enable the conversion of rural land to other uses in appropriate locations; - discourage urban sprawl and to encourage development that utilizes creative land use planning techniques. The intent of the program is to direct development away from sensitive natural areas to areas that have already been impacted, such as farm fields. The program accomplishes the above goals by incentivizing land owners within the RLSA to voluntarily place both environmentally valuable natural areas and contiguous agricultural properties in Stewardship Sending Areas (SSA). An SSA has a perpetual Stewardship Easement, running with the land, limiting land uses. In exchange for a reduction in land uses (removing one or more land use layers, in succession), coupled with the environmental value of the property, the land owner receives Stewardship Credits. Credits can be used to develop Stewardship Receiving Areas (SRA) - towns, villages, hamlets, compact rural developments - in appropriate areas. There are three types of Stewardship Sending Areas. Flowway Stewardship Areas (FSA) primarily include privately owned wetlands that are located within the Camp Keais Strand and Okaloacoochee Slough. Habitat Stewardship Areas (HSA) include natural characteristics which make& them suitable habitat for listed species and also contain approximately 13,800 acres of active and paSSive agriculture. Water Retention Areas tyVRA) are privately owned lands permitted by the South Florida Water Management District to function as agricultural water retention areas that provide surface water quality and other natural resource value. "Open" areas are lands that have relatively lower natural resource values and are suitable for SRA development. Eight Stewardship Credits are required to develop one acre of a SRA. SRAs must be -- compact, environmentally sensitive in design and provide their own services and infrastructure to residents. The SUbject amendment consists of a proposal to change the future land use map designation from 3 -'---~. -._-,"-- .__~~.___m.. .-._--- ..---.---. -""..-_--- Half Circle L Ranch Agenda Item 4.G. Open to HSA for the 2431.80:1: acre parcel, and a text change to the Future Land Use Element both to reflect the increase in HSA acreage and to increase the amount of available Early Entry Bonus Credits from 27,000 to 28,215.9. STAFF ANALYSIS: HABITAT STEWARDSHIP AREA DESIGNATION The property proposed for re-designation is a mix of wetlands, uplands, pasture and fallow crop lands, which is similar to other HSAs. It is contiguous to HSA lands to the north and south and an area identified for restoration is adjacent to the west. Numerous listed species can be expected to utilize the property, and it is located within Primary Panther Habitat according to the MERIT Panther Plan as well as Primary Bear Habitat, according to the Florida Fish and Wildlife Conservation Commission (FWC). The property is located entirely within the Area of Critical State Concern (ACSC). Based upon review of the data submitted within the application, the proposed RLSA designation change from Open Lands to Habitat Stewardship Area is warranted (see RLSA Policy 3.2 on page 2 of this report). However, because the acreage figures in RLSA Policy 3.2 are approximate, staff would recommend the revised acreage also be approximate (40,200 acres of HSA, not 40,192). It should be noted that this property is located within SSA 8. As such, a Stewardship Easement was placed upon this property limiting it to Agriculture Group 1 (Ag 1 - active ag) and Agriculture Group 2 (Ag 2 - passive ag) uses. If the applicant seeks an amendment to the SSA, an additional land use layer must be removed. This will have the effect of reducing the land uses from acres of Ag 1 to Ag 2 (on those acres) and from acres of Ag 2 to Conservation. Although RLSA policy 1.18 supports additional conservation purchases to augment the program though outside sources, there is one effect of conservation land being created from the RLSA program. One of the primary goals of the RLSA is to support agriculture. Under the Land Development Code 4.08.06 B4 passive fonms of agriculture are not penmitted on conservation land. The re-designation of this property from Open to HSA, adds additional incentive for further protection. If the proposed map rEKlesignation and correlating acreage change to Policy 3.2 is adopted, staff notes two other correlating changes will be necessary so as to maintain internal consistency: 1) RLSA Policy 3.2 will need further revision to increase the acreage of cleared agricultural fields from "approximately 13,800 acres" to acres (petitioner to provide this figure to staff); and, 2) the text of Policy 4.2 will have to be amended to show a decrease in potential Open lands from "approximately 74,500 acres" to 72,100 acres. EARLY ENTRY BONUS CREDITS The proposed text amendment seeks to increase the available amount of Early Entry Bonus Credits from 27.000, as provided for in RLSA Policy 1.21, to 28,215.9 (see RLSA Policy 1.21 on page 2 of this report). Currently, the credits are available until January 30, 2009 (LDC 4.08.06 B.1.a.). A total of 7,718.7 early entry bonus credits have been utilized as of the date of this report, leaving a balance of 19,281.3 available for future approved SSAs. The potential additional bonus credits would allow a total of approximately 152 additional acres of SRA to be developed in Open Areas (1/2 bonus credit per acre X 2431.8 acres = 1,215.9 credits + 8 credits per acre of SRA = 152 acres of SRA development). Because of the amount of bonus credits available, and the rate of credits assigned (average -1500/ year), it is unlikely that the balance of 19,281.3 credits remaining will be utilized by January 30, 2009. The applicant provided no justification for this requested change, therefore, staff does not support it. 4 Half Circle L Ranch Agenda Item 4.G. RESTORA nON CREDITS In addition to Early Entry Bonus Credits, there is a potential for restoration bonus credits resulting from the designation change. Policy 3.11, stated below, provides an incentive for restoration to occur on appropriate HSA lands that are contiguous to Camp Keais Strand and other FSAs (Okaloacoochee Slough). Two stewardship credits per acre may be generated from lands designated for restoration in other FSAs. Another four credits may be generated if the applicanVlandowner actually undertakes restoration activities. The potential increase of available credits is 14,590.80 which can be used for 1,823.85 acres of SRA development in Open Areas (6 restoration credits per acre X 2431.8 acres = 14,590.80 + 8 credits per acre of SRA = 1,823.85 acres of SRA). POLICY 3.11 In certain locations there may be the opportunity for flow-way or habitat restoration. Examples include, but are not limited to, locations where flow-ways have been constricted or otherwise impeded by past activities, or where additional land is needed to enhance wildlife corridors. Priority shall be given to restoration within the Camp Keais Strand FSA or contiguous HSAs. Should a property owner be willing to dedicate land for restoration activities within the Camp Keais Strand FSA or contiguous HSAs, four additional Stewardship Credits shall be assigned for each acre of land so dedicated. An additional two Stewardship credits shall be assigned for each acre of land dedicated for restoration activities within other FSAs and HSAs. The actual implementation of restoration improvements is not required for the owner to receive such credits and the costs of restoration shall be borne by the governmental agency or private entity undertaking the restoration. Should an owner also complete restoration improvements, this shall be rewarded with four additional Credits for each acre of restored land upon demonstration that the restoration met applicable success criteria as determined by the permit agency authorizing said restoration. This policy does not preclude other forms of compensation for restoration which may be addressed through public-private partnership agreement such as a developer contribution agreement or stewardship agreement between the parties involved. The specific process for assignment of additional restoration credits shall be included in the Stewardship District of the LDC. It should be noted that petition CP-2006-9, for 191.8 acres located elsewhere in the RLSA, also seeks an RLSA designation change from Open to HSA, correlating acreage change to RLSA Policy 3.2, and increase in early entry bonus credits in RLSA Policy 1.21. However, each petition should be reviewed on its own merit. FINDINGS AND CONCLUSIONS: . Habitat value of the site warrants the requested re-designation. . The site is eligible for designation as an SSA without this GMP amendment (already is within SSA #8) but would result in a greater generation of Stewardship Credits if re- designated as HSA by virtue of increased Natural Resource Index scare. NEIGHBORHOOD INFORMATION MEETING (NIMI SYNOPSIS Synopsis provided by Lauren Barber, Staff Biologist with Turrell, Hall & Associates. A Neighborhood Information Meeting (NIM) was [duly advertised, noticed and] held at the Arrowhead Community Center on February 13, 2008 at 6:00 p.m. In attendance was 1 citizen representing the neighboring areas, the applicant, Dane Scofield, represented by Mr. Tom Taylor from Hole Montes, Inc., Ms. Lauren Barber and Mr. Miles Scofield from Turrell, Hall and Associates, Inc., and Mr. Noah Standridge, Senior Planner far Collier County. ~C. Opening remarks about the NIM and public hearing process were given by Noah Standridge, representing Collier County. Mr. Dane Scofield, property owner, presented an explanation of the background of the Habitat Stewardship Area program and the process that the Half Circle L Ranch 5 ----~- _".__0.,_.._ .--"._........~-- ---'- ". ~.._----" __H_._"_ Half Circle L Ranch Agenda Item 4.G. is currently undergoing. Mr. Scofield explained that all of their land within Collier County is currently incorporated with the Stewardship Sending land program. He also gave an overview of the Half Circle L Ranch's intention to include the remaining portion of the property still zoned as Open Area with the Habitat Stewardship Area program. Mr. Scofield explained that the program provides the owners to be compensated for land restoration. Mr. Standridge stated that if the ranch does enter into the program there would be no additional clearing permitted, he recalled that annual clearing is limited to 1% of total land. Mr. Tom Taylor, Hole Montes, reinforced the general description of the Habitat Stewardship Area program. Mr. Standridge informed the citizen in attendance that this is the first step in the process and that the project will have to be approved by the Board of County Commissioners and finally by the State and that the public is welcome to attend. Questions were asked about the future plans concerning the land use within the ranch. Questions and concerns were asked about the possibility of future development and land use. Concerns: Area neighbor would like to see that clearing and development rights are removed from the property permanently. A concern was raised about the alteration of sheet flow if the land were to be developed. Commitments: Owner (Scofield) committed to the fact that all development rights have already been removed from the property and that it can never be developed. He stated that his goal is to protect and not develop the Collier County portion of the Half Circle L Ranch. Developer (Taylor) committed that if the lands are entered into the program, Collier County will enforce the terms of the agreement. EAC RECOMMENDATION: The Environmental Advisory Council (EAC) will hear this petition on Thursday, March 6, 2008. Their recommendation will be provided to the Collier County Planning Commission (CCPC) at the March 17 public hearing. LEGAL CONSIDERATIONS: This staff report has been reviewed and approved by the Office of the County Attorney. STAFF RECOMMENDATION: Based on the analyses provided within this report, staff recommends that the CCPC forward Petition CP-2006-10 to the Board of County Commissioners with a recommendation to transmit to the Florida Department of Community Affairs, as follows: 1. Approve map designation change from Open to Habitat Stewardship Area. 2. Approve corresponding increase in HSA acreage in RLSA Policy 3.2 from "approximately 40,000 acres" to "approximately 42,400 acres" (maintain figures rounded to nearest 100 rather than petitioner's more precise figure of 42,431.8). 3. Approve corresponding increase in cleared agricultural fields' acreage in RLSA Policy 3.2 from "approximately 13,800 acres" to "approximately acres" [petitioner to provide this figure to staff]. This amendment is not included in the petition but is recommended by staff as necessary to maintain internal consistency. 4. Approve corresponding decrease in Open areas acreage from "approximately 74,500 acres" to "approximately 72,100 acres" in RLSA Policy 4.2. This amendment is not included in the petition but is recommended by staff as necessary to maintain internal consistency. 5. NOT approve the increase in early entry bonus credits. 6 Half Circle L Ranch Agenda Item 4.G. PREPARED BY: -- J:) ----j J} {._ I , -, / -j; l\,c' [..,,-.1 ~ DATE: ,J/ i /f DAVID WEEKS, AICP, PLANNING MANAGER , COMPREHENSIVE PLANNING DEPARTMENT REVIEWED BY: ~ DATE: 31:Slo~ RANDY COH N, AICP, DIRECTOR COMPREHENSIVE PLANNING DEPARTMENT REVIEWED BY: ~...<J.., on !In JJ...d -Ik",il L.".7I DATE: ~2,/s/oB MARJO E M. STUDENT-STIRLING C ASSISTANT COUNTY ATTORNEY OFFICE OF THE COLLIER COUNTY ATTORNEY APPROVED BY: PH K. SCHMITT, ADMI ISTRATOR DATE: C}/~k<( MUNITY DEVELOPMENT & ( I VIRONMENTAL SERVICES DIVISION PETITION NO.: CP-2006-10 Staff Report for the March 17,2008, CCPC Meeting. NOTE: This petition has been scheduled for the April 15, 2008, BCC Meeting. COLLIER COUNTY PLANNING COMMISSION: MARK P. STRAIN, CHAIRMAN Transmittal CCPC Staff Report CP-1l6-10. HaW Cin;!e L Ranch .--- G:\Comprehensi,eIComp. Planning GMP OAT AIComp. Plan Amendmen1s\2006 pe1itionsICP-2006-9 FLUE RLSA Open to HSA Half Cirde L Ranch dw/3-5-08 7 -,.~-",~ ._.',,---,- .,,-.-- -. --..,"'-.------, Agenda Item 4. I. Co~"Y <::;d>u.-nt;.y STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION, COMPREHENSIVE PLANNING DEPARTMENT HEARING DATE: MARCH 17, 2008 -- continued to March 28,2008 RE: PETITION NO. CPSP-2006-13, STAFF-REQUESTED PETITION REQUESTING AMENDMENTS TO THE CAPITAL IMPROVEMENT ELEMENT, TRANSPORTATION ELEMENT AND MAPS, RECREATION AND OPEN SPACE ELEMENT, ECONOMIC ELEMENT, FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, GOLDEN GATE AREA MASTER PLAN AND GOLDEN GATE FUTURE LAND USE MAP AND MAP SERIES, OF THE GROWTH MANAGEMENT PLAN. [TRANSMITTAL HEARING] 1. Capital Improvement Element a. None proposed. 2. Transportation Element and Maps: a. Update Maps TR-l, TR-2 and TR-3A from 2025 to 2030 to reflect the most recent Collier County Long Range Financially Feasible Plan, Long Range Needs Plan, and Functional Classification. b. Provide text changes to complement the most current planning dates, revise one map name, and revise a Florida Administrative Code reference. 3. Recreation and Open Space Element: a. Change Policy 1.4.2 from the EAR-based amendments by deleting former text which was erroneously retained, and correct a county name. b. Renumber one of two policies with the same number (3.1.6). 4. Economic Element: a. Renumber one of two policies with the same number (3.14). 5. Future Land Use Element: a. Update the Table of Contents to list all current Future Land Use maps in the Map Series. b. Update Overview, Section E. Future Land Use Map, to list all current Future Land Use maps in the Map Series. c. In the table of contents and Overview section, change name from "Natural - Resources - Wetlands" to "Collier County Wetlands". Words underlined are added; words :JtEl:lC]: tFLYGl:lf3h are deleted. I Row of asterisks (*** *** ***) denotes break in text. - -~-'~-~'-"- ~,-_.,._------ '~'"'~~--~-'~'- ." "-..,-..-------",< -.---..." -"'-'-'--'- Agenda Item 4. I. d. Change the phrase "Traffic Circulation Element" to "Transportation Element" throughout the Future Land Use Element. e. Add to Policy I.IA, item 17, Collier Boulevard Community Facility Subdistrict (from petition CP-2005-13). f. Add to Policy 1.2A, item 2, Corkscrew Island Neighborhood Commercial Subdistrict (from petition CP-2005-9). g. Reinstate former 2nd and 3'd paragraphs of Policy 2.4 that were deleted as part of EAR-based GMPAs. These should have remained Since correlating deletion of Traffic Congestion Area boundary was not approved. h. Modify the Urban Coastal Fringe Subdistrict to reinstate the Affordable- workforce Housing and Transfer of Development Rights density bonuses, as exceptions to the four dwelling unit/acre cap. which were deleted as part of the EAR-based GMPAs. These should have remained since a correlating absolute cap of four DU/A was not approved. \. Minor modifications to the Residential In-fill density bonus provision in the Density Rating System. J. Clarify the intent of Traffic Congestion Area not to apply to the outlying urban areas of Copeland, Chokoloskee, Plantation Island, and Port of the Islands. k. Add Corkscrew Island Neighborhood Commercial Subdistrict to paragraph "I." under the Agricultural/Rural designation list of uses generally allowed (from petition CP-2005-9). I. Extending the time period in which the early entry Transfer of Development Rights bonus severance is available for Sending Lands in the Rural Fringe Mixed Use District. as discussed by the BCC during its January 29,2008 meeting. m. Correct the spelling of scientific name for Florida Scrub Jay in RLSA Policy 5.5. n. Modify the Future Land Use Map Series list at end of FLUE text to add the Livingston RoadlVeteran's Memorial Boulevard Commercial Infill Subdistrict Map, the Collier Boulevard Community Facility Subdistrict map, and the Corkscrew Island Neighborhood Commercial Subdistrict map. 6. Future Land Use Map Series: a. Modify Stewardship Overlay Map to depict all approved Stewardship Sending Areas (SSAs) to date. b. Create a new map to depict the existing "Livingston RoadlVeteran's Memorial Boulevard Commercial Infill Subdistrict." c. Amend Future Land Use Map 5A, Goodlette/Pine Ridge Commercial Infill Subdistrict, to delete map number, and to reflect new City of Naples boundary. d. To reflect changes to City of Naples boundary, modify the following maps: Maps FLUE-1O and II, Consistent by Policy Maps, Activity Center Index Map, Rivers and Floodplains Map, Estuarine Bays Map, Soils Map, and Existing Commercial Mineral Extraction Sites Map. Words underlined are added; words otrucJ[ through are deleted. 2 Row of asterisks (*** *** * * *) denotes break in text. Agenda Item 4. 1. e. Amend the Countywide FLUM to add the 1-75 Interchange symbol for the new Golden Gate Parkway/I- 75 interchange; expand Incorporated Areas to reflect changes to City of Naples boundary; and, modify map legend and map notes. 7. Golden Gate Area Master Plan: a. Modify the Density Rating System Affordable Housing Density Bonus so as to read the same as in the FLUE. b. Delete map numbers in the text to correspond with deletion of map numbers on all maps in the GGAMP. c. Clarify in the Estates Designation and Conditional Use Subdistrict that Essential Services, as defined in the LDC, are allowed anywhere except in the Estates Designation except as prohibited in a Neighborhood Center. d. Modify language in the GGAMP to change the reference to the LDC to read, "Ordinance No. 04-41, as amended, adopted June 22, 2004 and effective October 18, 2004) e. Amend the Essential Services Conditional Use provisions to clarify possible exceptions in Neighborhood Centers. f. Amend the text for Model Home Conditional Uses in Golden Gate Estates to retain the time limit outside the CR951 corridor and remove the time limit along the CR951 corridor. g. Create a Future Land Use Map Series list and place at the end of the GGAMP text. --" 8. Golden Gate Area Master Plan Map Series: a. Revise the Golden Gate Parkway Professional Office Commercial Subdistrict Map to reflect the correct boundary where it borders the Mixed Use Activity Center Subdistrict. b. Revise Map I, Study Areas. to reflect changes to the City of Naples boundary. c. Revise the Golden Gate Estates Neighborhood Centers Map to reflect a neighborhood center expansion as approved by petition CP-2005-2. d. Revise Golden Gate FLUM to reflect correct boundaries for Mixed Use Activity Center and Golden Gate Parkway Professional Office Commercial Subdistricts. e. Revise all GGAMP maps to delete map numbers. REOUESTED ACTION and STAFF ANALYSIS; This petition consists of several individual staff-initiated amendments, as authorized or directed by the Board of County Commissioners. Most of the amendments seek to add clarity, correct text and map errors and omissions, and provide harmony and internal consistency. However, there are two amendments of particular note: I) a time extension of the early entry Transfer of Development Rights (TDR) bonus in the Rural Fringe TDR program in the FLUE; and, 2) modification of the provision for model homes in Golden Gate Estates in the GGAMP. Each amendment is identified below, followed by brief explanation! analysis. Words underlined are added; words otruck tRr8l:l1~(I::1 are deleted. 3 Row of asterisks (*** *** ***) denotes break in text. -------. .- M__' '-,.- ~.~--- .--- _ .._______ _ _ ___m__ Agenda Item 4. 1. 1. CAPITAL IMPROVEMENT ELEMENT Though advertised for this petition, there are no changes proposed at this time. 2. TRANSPORT A nON ELEMENT Update Maps TR-l, TR-2 and TR-3A in the Map Series and provide related text changes. Explanation: The planning period for the Transportation Element has been extended from the year 2025 to 2030; consequently, the respective titles on maps TR-I, TR-2, and TR-3A need to be changed from "2025" to "2030" as well as related references in the table of contents and list of maps. Also, revise map TR-2 name in the text, revise planning time frame, and revise one Florida Administrative Code reference. Proposed Amendments: Table of Contents [page 1] A. FUTURE SYSTEM NEEDS 1. Travel Demand 2. Traffic Circulation Constraints 3. Five Year Capital Facility Program 4. Future Traffic Circulation Map Series - Year ~ 2030 List of TableslMapslFigures [page 2] TR - 1* Financially Feasible Plan and Traffic Circulation Map - Year 2030 ~ TR - 2* Total Transportation Lono Ranoe Needs Plan - Year 2030 ~ TR - 3* Collier 2003 Functional Classification TR - 3A* Collier ~ 2030 Functional Classification Travel Demand [page 3] 1. Travel Demand The MPO Long Range Transportation Plan's Financially Feasible Plan and Needs Plan as adopted on Maroh 23, 2001 Januarv 12. 2006, are hereby incorporated to define the major roadway needs for Collier County. The ~ 2030 Financially Feasible Plan is presented as Map TR-1 and shows the needed roadway improvements that can be funded through the year ~ 2030. Map TR-2 shows the total projected roadway improvements needed by ~ 2030. Note that the Financially Feasible Plan does not include all needs identified through the Urban Area Transportation Study. It only includes the projects that can be funded from reasonably anticipated revenues. While the total ~ 2030 needs are estimated to require funding of approximately 1.7 billion dollars, the cost feasible plan reflects funding of approximately $1.5 billion. Based on recent efforts to treat transportation as a top priority, the Board of County Commissioners has committed to increase revenues so that future needs are fully met. Words ~:Q-.':l.er~in~~ are added; words ::Jtrl:lc]~ thrSl:l\1F. are deleted. 4 Row of asterisks (*** d* *w*) denotes break in text. Agenda Item 4. I. As directed by the Board of County Commissioners, efforts are underway to develop measures to close the 0.2 billion dollar shortfall between the total needs plan and cost feasible plan through public/private partnerships such as reserving right of way and drainage. Appendix A presents the 200a 2030 Transportation Plan resulting from the Urban Area Transportation Study prepared by the MPO as additional data and analysis. Map TR - 1 also serves as the Traffic Circulation Map that presents the number of lanes on Collier County Roadways in 200a 2030. Map - TR 3 shows the functional classification of the roadways and TR 3A shows the future functional classifications in the county. The refinement of these plans to incorporate updates to the MPO's Plan, development of a collector road system and results of corridor specific studies, shall occur on a regular basis upon approval of the Collier County Board of County Commissioners (BCC). Five-year Capital Facility Program [page 4] 3. Five-year Capital Facility Program 2002 20002007 - 2012 Table 1 and Figure 1 present the Collier County Transportation Work Program for the ~ 2002 FY 20013 Fiscal Years 2007 - 2012 time frame. The improvements shown on this table and figure represent a sub-set of the needs identified in the Collier County Lono Ranoe 200a 2030 Needs Plan (Map TR-2) and are included in the current Capital Improvement Element (CIE) Schedule of Capital Improvements, as amended annually, for funding within the next five years. Future Traffic Circulation Map Series [page 4] 4. Future Traffic Circulation Map Series - Year ~ 2030 Rule QJ 5.007 9J-5.019 requires a map or map series that presents the following: number of lanes on each facility; roadway functional classification; and multi-modal facilities (ports, airports, and rail lines). Map TR-1 (The 200a 2030 Financially Feasible Transportation Plan) serves as the 200a 2030 Traffic Circulation Map showing the number of lanes on Collier County Roadways. Map TR-36 shows the 2030 200a roadway functional classification and the multi-modal facilities in the county. Map Chanl!es Change year from 2025 to 2030 on the following maps: TR-l, 2030 Long Range Financially Feasible Plan Map, TR-2, 2030 Long Range Needs Plan Map, and TR-3A, 2030 Functional Classification Map. 3. RECREATION AND OPEN SPACE ELEMENT Modify Policy 1.4.2., and renumber Policy 3.1.6. Explanation: The existing Policy 1.4.2 includes text that was erroneously retained during adoption of EAR-based GMP amendments; that text is now shown as deleted. Also, the correct name Words underlined are added; words otrl:l.c]c throl:lI3B are deleted. 5 Row of asterisks (*** H. ***) denotes break in text. " _.._._.,_....~- ~'---'-- ~-. -~-'~"'-' .-., .--.-.------ Agenda Item 4. I. for Miami-Dade County is provided. There are two Policies labeled as Policy 3.1.6; the second one should be re-numbered as 3.1.7. Proposed Amendments: Policy 1.4.2 [page 4] Continue to dovelsfl ana implemoRt a fOFl'Ral !lrogram for 6ssr-ainating Csunty programs '.vith othor government agoR6iss. Collier County shall continue to coordinate the provision of recreational facilities and activities with other governmental jurisdictions that own or operate such facilities and activities within, or adjacent to, Collier County. Said governmental entities shall include, but not necessarily be limited to: ... ... ... ... ... ... ... ... ... ... ... ... Miami-Dade County, Florida ... ... ... ... ... ... ... ... ... ... ... ... Policy~3.1.7 (second listed policy 3.1.6) [page 6] By the year 2010, the Parks and Recreation Department and the... [no further changes] 4. ECONOMIC ELEMENT Renumber Policy 3.14. Explanation and Proposed Amendment: Two policies are labeled as Policy 3.14; the first one should be numbered 3.13. Policy 3.44 3.13 [page 4] Collier County will continue to support programs designed to ... [no further changes] 5. FUTURE LAND USE ELEMENT Update Table of Contents list of maps; correct name of Transportation Element throughout the FLUE; update Overview to Ii.~t correct name of Collier County Wetlands map; modify Policies 1.1 and 1.2 to add subdistrict names; modifY Policy 2.4 to reinstate previously deleted text; modify Urban Coastal Fringe Subdistrict; modify the Residential In-fill density bonus in the Density Rating System - punctuation changes; modify the Agricultural/Rural Designation to add subdistrict reference; extend the time period of the Early Entry bonus in the Rural Fringe Tramfer of Development Rights program; make ~pelling correction in RLSA Policy 5.5; update the Future Land Use Map Series list. Explanations and Proposed Amendments: Table of Contents The Table of Contents for the FLUE needs to be updated to reflect all existing maps in the Future Land Use Map Series. Words underlined are added; words 5tr~c]: through are deleted. 6 Row of asterisks (*** ... ***) denotes break in text. Agenda Item 4. I. Table of Contents [page 1] *** *** *** *** *** *** *** *** *** *** *** *** page II. 'IMPLEMENTATION STRATEGY I . GOALS, OBJECTIVES AND POLICIES 11-25 . FUTURE LAND USE DESIGNATION DESCRIPTION SECTION 26-124 Urban Designation Density Ra~ng System Agricultural/Rural Designation Estates Designation Conservation Designation Overlays and Special Features . FUTURE LAND USE MAP SERIES 125 . Future Land Use Map . Mixed Use & Interchange Activity Centers . Properties Consistent by Policy (5.9, 5.10, 5.11) . Collier County Nut"",1 ReS8"rG8s Wetlands . Collier Countv Wellhead Protection Areas and Proposed Wellfields and ASRs . Rivers and Floodplain Map * Estuarine Bavs MaD . Soils Map '*' Existina Commercial Mineral Extraction Sites MaD . Bayshore/Gateway Triangle Redevelopment Overlay Map . Stewardship Overlay Map . Rural Lands Study Area Natural Resource Index Maps . North Belle Meade Overlay Map . Existing Sites for Future Public Educational Plants and Ancillary Plants . Existing Public Educational Plants (Schools) and Ancillary Plants (Support Facilities) Map * Copeland Urban Designated Area * Plantation Island Urban Designated Area * Railhead Scrub Perserve - Conservation Desianation Map 'I< Lelv Mitiaation Park - Conservation Desianation MaD * Urban - Rural Frinae Transition Zone Overlay MaD * Orange Blossom Mixed Use Subdistrict * Vanderbilt Beach/Collier Boulevard Commercial Subdistrict * Davis Boulevard/County Barn Road Mixed Use Subdistrict . Goodlelle/Pine Ridae Commerciallnfill Subdistrict . Henderson Creek Mixed Use Subdistrict * Buckley Mixed Use Subdistrict * Livinaston/Pine Ridee Commerciallnfill Subdistrict * Vanderbilt Beach Road Neighborhood Commercial Subdistrict * Livinaston Road/Eatonwood Lane Commerciallnfill Subdistrict * Livinaston Road Commerciallnfill Subdistrct * Livinaston RoadlVeteran's Memorial Boulevard Commercial Subdistrict . Corkscrew Island Neiahborhood Commercial Subdistrict * Collier Boulevard Community Facilitv Subdistrict *** *** *** *** *** *** *** *** *** *** *** *** Correction of Transportation Element name [pages 6, 8,49, and 63] Where the phrase "Traffic Circulation Element" is shown, replace it with "Transportation Element" which is consistent with the current name of this Element. Identified below is the FLUE section and page number where the term IS located ( actual strike- through/underline changes are reflected in the Resolution Exhibit A). Words underlined are added; words 3trl;le]: thrcugh are deleted. 7 Row of asterisks (*** H' ***) denotes break in text. .'_..___..M~ ~.._-_."_.~.. _m__ ---~.. '.'-__'._1-"'. -,-,-'."---'-'~---- Agenda Item 4. I. Overview, C. Underlying Concepts, Attainment of High Quality Urban Design, second paragraph, fourth line [page 6] Overview, D. SpeCial Issues, Coordination of Land Use and Public Facility Planning, fourth paragraph, second line [page 8] B. Density Rating System, 2. Density Bonuses, e. Roadway Access, second line [page 49] D. Urban Industrial District, seventh line [page 63] Correction of name of the Collier County Wetlands Map The map title "Natural Resources: Wetlands" needs to be corrected to read "Collier County Wetlands" in the Overview section of the FLUE. Overview, E. FUTURE LAND USE MAP [page 10] ... ... ... ... ... ... ... ... ... ... ... ... The Future Land Use Map series includes additional map series: North Belle Meade Overlay Map Future Land Use Map - Mixed Use Activity Centers and Interchange Activity Centers Future Land Use Map - Properties Consistent by Policy (5.9,5.10,5.11) Future Land Use Map - Natllral R8s811rs8s: Collier Countv Wetlands; ... ... ... ... ... ... ... ... ... ... ... ... Policy 1.1 In Policy I.1 A., add #17 entitled "Collier Boulevard Community Facility Subdistrict" that was created through petition CP-2005-13 and is now in effect. Policy 1.1 [page 11] A. URBAN - MIXED USE DISTRICT 1. Urban Residential Subdistrict ... ... ... ... ... ... ... ... ... ... ... ... 17. Collier Boulevard Community Facilitv Subdistrict. Policy 1.2 In Policy 1.2 A., add #2 entitled "Corkscrew Island Neighborhood Commercial Subdistrict" that was created through petition CP-2005-9 and is now in effect. Policy 1.2 [page 12] A. AGRICUL TURAURURAL- MIXED USE DISTRICT 1. Rural Commercial Subdistrict 2. Corkscrew Island Neiohborhood Commercial Subdistrict Words underlined are added; words atEl:lelE thESUg-h are deleted. 8 Row of asterisks (*** *** ***) denotes break in text. Agenda Item 4. 1. ..- Policy 2.4 Revise to reinstate the 2nd and 3'd paragraphs of Policy 2.4 which were deleted as part of the EAR-based GMPAs. These should not have been deleted since the correlating deletion of the Traffic Congestion Area boundary was not approved. Policy 2.4 [page 13] Pursuant to Rule 9J-5.0055(6)(a) 3., Florida Administrative Code and the Urban Infill and Urban Redevelopment Strategy contained in this Element, development located within the South U.S. 41 Transportation Concurrency Exception Area (TCEA) (See Map TR-4) may be exempt from transportation concurrency requirements, so long as impacts to the transportation system are mitigated using the procedures set forth in Policies 5.5 and 5.6 of the Transportation Element. Developments within the South U.S. TCEA that obtain an exception from concurrencv re~uirements for transportation. pursuant to the certification process described in Transportation Element. Policy 5.6. and that include affordable housino (as per Section 2.7.7 of the Collier Countv Land Development Code. as amended) as part of their plan of development shall not be subiect to the Traffic Conoestion Densitv Reduction as contained in the Densitv Ratino Svstem of this Element. Developments within the Northwest and East-Central TCMAs that meet the re~uirements of FLUE Policies 6.1 throuoh 6.5. and Transportation Policies 5.7 and 5.8. and that include affordable housino (as per Section 2.7.7 of the Collier Countv Land Development Code. as amended) as part of their plan of development shall not be subiect to the Traffic Conoestion Densitv Reduction. as contained in the Densitv Ratino Svstem of this Element. Developments within the South U.S. 41 TCEA that do not obtain certification pursuant to Policy 5.6 of the Transportation Element shall meet all concurrency requirements. Whether or not a concurrency exception is requested, developments shall be subject to a concurrency review for the purpose of reserving capacity for those trips associated with the development and maintaining accurate counts of the remaining capacity on the roadway network. Urban Coastal Fringe Subdistrict Reinstatement of Text ModifY the Urban Coastal Fringe Subdistrict to reinstate reference to the Affordable- workforce Housing and Transfer of Development Rights density bonuses, as exceptions to the four dwelling unit/acre cap, which were deleted as part of the EAR-based GMPAs. These should have remained since a correlating absolute cap of four DU/A was not approved. 3. Urban Coastal Fringe Subdistrict: [page 31] The purpose of this Subdistrict is to provide transitional densities between the Conservation designated area (primarily located to the south of the Subdistrict) and the remainder of the Urban designated area (primarily located to the north of the Subdistrict). The Subdistrict comprises those Urban areas south of US 41, generally east of the City of Naples, and generally west of the Rural Fringe Mixed Use District - Neutral Lands, but excludes Section 13, Township 51 South, Range 26 East, and comprises approximately 11,354 acres and 10% of the Urban Mixed Use District. The entire Subdistrict is located seaward of the Coastal High Hazard Area Boundary. In Words underlined are addedi words :JtrLlc]: through are deleted. 9 Row of asterisks (*** *** *k*) denotes break in text. ~,-_.- . .-~~-~. . -~---..- Agenda Item 4. I. order to facilitate hurricane evacuation and to protect the adjacent environmentally sensitive Conservation designated area, residential densities within the Subdistrict shall not exceed a maximum of 4 dwelling units per acre, except as allowed in the Densitv Ratino Svstem to exceed 4 units per acre throuoh provision of Affordable Housino and Transfer of Development Riohts. and except as allowed by certain FLUE Policies under Objective 5, and except as provided in the Bayshore Gateway Triangle Redevelopment Overlay. New rezones to permit mobile home development within this Subdistrict are prohibited. Rezones are recommended to be in the form of a Planned Unit Development. Residential In-fiU Density Bonns Provision in the Density Rating System Make minor edits at end of paragraphs e., f.. and g. d. Residential In-fill [page 49] To encourage residential in-fill in urban areas of existing development outside of the Coastal High Hazard Area, a maximum of 3 residential dwelling units per gross acre may be added if the following criteria are met: (a) The project is 20 acres or less in size; (b) At time of development, the project will be served by central public water and sewer; (c) The project is compatible with surrounding land uses; (d) The property in question has no common site development plan with adjacent property; (e) There is no common ownership with any adjacent parcels7 ; (f) The parcel in question was not created to take advantage of the in-fill residential density bonus and was created prior to the adoption of this provision in the Growth Management Plan on January 10, 19897; (g) Of the maximum 3 additional units, one (1) dwelling unit per acre shall be transferred from Sending Lands7 ; and (h) Projects qualifying under this provision may increase the density administratively by a maximum of one dwelling unit per acre by transferring that additional density from Sending Lands. Density Rating System, Traffic Congestion Area The Traffic Congestion Area (TCA) boundary is depicted on the countywide FLUM and encompasses the coastal urban area lying seaward of that boundary - including an extension to the east (east of Collier Boulevard). It identifies an area subject to long term traffic congestion due to physical and social constraints that limit the extent of expansion of existing roads and the ability to provide new roads, and results in a reduction of one dwelling unit per acre from the eligible base density of four units per acre. (This provision was proposed for deletion as part of the EAR-based GMP amendments in conjunction its replacement with a Coastal High Hazard Area density reduction factor; neither was approved.) The plain reading of the text would suggest that the outlying urban areas of Copeland, Port of the Islands, Plantation Island, and Chololoskee are included in the TCA, therefore subject to the density reduction, though those areas are far removed from the main urban area (near and west of Collier Blvd.). In practice, there are rarely rezone requests in those outlying areas; staff is of the opinion that the TCA is not, and should not be, applicable to them but the text should clearly state such. Words underlined are added; words :Jtr lC]: thr8LJ.ijh are deleted. 10 Row of asterisks (*** *** ***) denotes break in text. Agenda Item 4. I. a. Traffic Congestion Area [pages 50-51] If the project lies within the Traffic Congestion Area, an area identified as subject to long range traffic congestion, one dwelling unit per gross acre would be subtracted from the eligible base density of four dwelling units per acre. The Traffic Congestion Boundary is shown on the Future Land Use Map and consists of the western coastal Urban Designated Area seaward of a boundary marked by Airport-Pulling Road (including an extension north to the Lee County boundary), Davis Boulevard, County Barn Road, and Rattlesnake Ha at the southwest quadrant of the intersection of Rattlesnake Hammock Road and County Road 951 (including an extension to the east. but exclusive of the outlvino Urban desionated areas of Copeland, Port of the Islands, Plantation Island. and Chokoloskee). Properties adjacent to the Traffic Congestion Area shall be considered part of the Traffic Congestion Area if their only access is to a read forming the boundary of the Area; however, if that property also has an *** *** *** *** *** *** *** *** *** *** *** *** Agricultural/Rural Designation Add reference to Corkscrew Island Neighborhood Commercial Subdistrict, adopted via petition CP-2005-9. AGRICUL TURALlRURAL DESIGNATION [page 64] II. AGRICUL TURALlRURAL DESIGNATION *** *** *** *** *** *** *** *** *** *** *** *** The following uses and densities are generally permitted under this Designation - but may not be permitted in all Districts and Subdistricts, and may be subject to specific criteria, conditions, development standards; permitted densities may be greater, or lesser, than that stated below, in some Districts and Subdistricts. Alternatively, the Rural Lands Stewardship Area Overlay contains specific provisions for uses, intensities and residential densities for Stewardship Receiving Areas participating in the Stewardship Credit System. a. Agricultural uses such as farming, ranching, forestry, bee-keeping; *** *** *** *** *** *** *** *** *** *** *** *** I. Commercial uses as principal uses, as provided for within the Rural Commercial Subdistrict. Corkscrew Island Neiohborhood Commercial Subdistrict. and Rural Villages within the Rural Fringe Mixed Use District, and based upon the criteria set forth therein, respectively; *** *** *** *** *** *** *** *** *** *** *** *** Extension of the Early Entry Transfer of Development Rights Bonus As directed by BCC on January 29, 2008, extend the time period by five years for the early entry Transfer of Development Rights (TDR) bonus severance available for Sending Lands in the Rural Fringe Mixed Use District. The present time period is three years from the effective date of the implementing LDC provision or September 27, 2005 to 2008; the directed extension is out to September 27,2013. Words underlined are added; words otr8.c): tHrough are deleted. II Row of asterisks (*** *** ***) denotes break in text. -.----.- -.---...--- ._.._._.v._.....,.. ---.._--,--- - ,.. ._,~.-.- --._-~-- Agenda Item 4. I. The result of this amendment is that a potential increase in the number of dwelling units will be created. The exact number of potential new units depends upon the number of acres of Sending Lands for which this bonus is sought within the extended time period. Approximately 41,500 acres are designated Sending Lands, but a significant amount of that is owned by government entities - which are prohibited from generating TDR credits. Just as the present economic slowdown has dramatically impacted the amount of development activity in Collier County in general, it has also slowed activity in the TDR program. This extension is intended to allow for the bonus to remain available after the economy improves. It is important to the County that the TDR program be successful as it is the primary means of compensation to owners of Sending Lands that have presumably lost value due to the loss of development rights when those lands were so designated in 2002. Early Entry TDR Bonus [page 76] C) Sending Lands *** *** *** *** *** *** *** *** *** *** *** *** 6. Early Entry TDR Bonus: An Early Entry TDR Bonus shall be available in the form of an additional one TDR Credit for each base TDR Credit severed from Sending Lands from March 5, 2004, onward for a period of tAree eioht years after the adoption of the LDC amendment implementing this provision7 . or until September 27.2013. Early Entry TDR Bonus Credits may be used after the termination of the bonus period. RLSA Policy 5.5, 2.a.i.4 Correct the spelling of one word. Policy 5.5, 2.a.i.4 of the Rural Land Stewardship Overlay [page 115] 4. Ecology and Development-Related Habitat Requirements of the Florida Scrub Jay (Aphelocoma coerulescens), Technical Report No.8, Florida Game and Fresh Water Fish Commission, 1991. Future Land Use Map Series list The Future Land Use Map Series list located at end of FLUE text is proposed to be amended to add the Livingston Road/Veteran's Memorial Boulevard Commercial Infill Subdistrict Map, the Collier Boulevard Community Facility Subdistrict, and the Corkscrew Island Neighborhood Commercial Subdistrict Map - all created through past GMP amendment petitions. Future Land Use Map Series list [page 124] FUTURE LAND USE MAP SERIES Future Land Use Map Mixed Use & Interchange Activity Center Maps Words underlined are added; words :Jtruc]t thr:::ug-h are deleted. 12 Row of asterisks (*** ...*.*. ***) denotes break in text. Agenda Item 4. I. *** *** *** *** *** *** *** *** *** *** *** *** Livingston Road Commerciallnfill Subdistrict Map Livinaston RoadNeteran's Memorial Boulevard Commerciallnfill Subdistrict Corkscrew Island Neiahborhood Commercial Subdistrict Collier Boulevard Community Facilitv Subdistrict 6. FUTURE LAND USE MAP - MAP SERIES (countywide) Amend existing maps, and add new maps, as noted below. Proposed Amendments and Explanations: Stewardship Overlay Map. Amend to add all nine approved Stewardship Sending Areas, as required by Policy 1.6 of the Rural Lands Stewardship Area Overlay. Livingston RoadlVeteran's Memorial Boulevard Commercial Inml Subdistrict Map. Create a new Livingston RoadlVeteran's Memorial Boulevard Commercial In fill Subdistrict Map for inclusion in the Future Land Use Map Series. This subdistrict was adopted in 2004 but a map was not included. Map SA, Goodlette/Pine Ridge Commercial Inml Subdistrict Map. Amend to delete "Map 5A" and to depict the City of Naples boundary as result of Moorings Park PUD annexation in 2005 (located on east side of Goodlette Road, south of Pine Ridge Road, and north of Solana Road). Map FLUE-lO, Consistent by Policy Map. Amend to depict the City of Naples boundary as result of previous annexation of Royal Poinciana Golf Course (located east of Goodlette Road, west of Poinciana subdivision, and north of Grey Oaks PUD [Estuary]), Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract (site of Eagle View Professional Park, located on east side of Goodlette Road and north of Golden Gate Parkway). Map FLUE-H, Consistent by Policy Map. Amend to depict the City of Naples boundary as result of previous annexation at southeast corner ofUS-4l East and Sandpiper Street. Activity Center Index Map. Amend to depict the City of Naples boundary as result of previous annexations at southeast corner ofUS-4l East and Sandpiper Street, Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. - Words underlined are added; words st:rtl:::::J( through are deleted. 13 Row of asterisks (*** *** ***) denotes break in text. "-----.-...-- '_,.--"._.'--"'~ ."._.....~_"".~w_.,_.__." .,,"------- --.---,----,-'.'.--.- Agenda Item 4. I. Rivers and Floodplains Map. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Estuarine Bays Map. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Soils Map. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Existing Commercial Mineral Extraction Sites Map. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Countywide Future Land Use Map. . Add interchange symbol to the countywide FLUM map for the new Golden Gate Parkway/I-75 interchange. . Expand Incorporated Areas to reflect City of Naples annexations of Moorings Park PUD and portion of Wilderness Country Club PUD commercial tract. . In map legend, under Overlays and Special Features, add "Overlay" after Area of Critical State Concern, Natural Resource Protection Area (NRPA), and Airport Noise Area. . In map legend, delete second note. . In map legend, relocate and re-number fourth note as second note, and modify to read: "The Future Land Use Map series includes numerous maps in addition to this Countywide Future Land Use Map, , These maps are listed and located at the end of the Future Land Use Element text." . In map legend, add new third note to read: "Most Subdistricts are depicted as representative so thev mav not be to scale. The Future Land Use Map series depicts these Subdistricts to scale." . In map legend, re-number existing third note as the fourth note. 7. GOLDEN GATE AREA MASTER PLAN Modify the affordable housing density bonus so as to read similar to FLUE; delete all map numbers; add cross references for conditional uses and essential services; update LDC references; modify provision for model homes in Golden Gate Estates; and, add Future Land Use Map Series list. Explanations and Proposed Amendments: Affordable Housing Bonus Modify the Density Rating System's Affordable Housing (density) Bonus provision so as to read similar to that contained in the FLUE, as modified by EAR-based GMP amendments, except as not applicable. Words underlined are added; words strd8]t through are deleted. 14 Row of asterisks (*** H. ***) denotes break in text. Agenda Item 4. 1. iii. Affordable-workforce Housing Bonus [pages 18-19] . 8 dwelling units . To onlJourage the provIsion of afferdable workforoe housing within oertain Districts and SusElistrilJts within the Urban Designated/\roa, a maximum of up to 8 residential units per gross aore may be added to tho base density if the projeot moots tho definitions and rOEjuirements of the I\ffordablo workforoe Housing Density Bonus Ordinanoo (Seotion 2.06.00 of the Land Devolopment Code, Or-dinanoo No. 04 41, as amonded, adopted June 22, 2004 and effective Octo8or 18, 2004). As used in this densitv bonus provision. the term "affordable" shall be as defined in Chapter 420.9071. F.S. To encouraoe the provision of affordable-workforce housino within certain Districts and Subdistricts in the Urban Desionated Area. a maximum of UP to 8 residential units per oross acre mav be added to the base density if the proiect meets the re~uirements of the Affordable-workforce Housino Densitv Bonus Ordinance (Section 2.06.00 of the Land Development Code. Ordinance #04-41. as amended. adopted June 22.2004 and effective October 18. 2004 ). and if the affordable-workforce housino units are taroeted for families earninG no areater than 150% of the median income for Collier Countv. ".. Delete map numbers in the text to correspond with deletion of map numbers on all maps in the future land use map series. Over time, as additional districts or subdistricts were created, or relocated, through GMP amendments, some of the map number references contained within the GGAMP text became inconsistent with that shown on the maps. Deleting map numbers will eliminate the possibility of this happening in the future, and make the maps consistent with the structure of the FLUE, which (mostly) uses no map numbers. Affected sections, maps and pages: Table of Contents, List of Maps (Maps 1-18) [Page 1] Introduction, first paragraph (Map 1) [Page 2] High Density Residential Subdistrict (Map 3) [page 19] Downtown Center Commercial Subdistrict (Map 17) [page 19] Mixed Use Activity Center Subdistrict (Map 4) [page 22] Golden Gate Urban Commerciallnfm Subdistrict (Map 5) [page 22] Santa Barbara Commercial Subdistrict (Map 7) [page 23] Golden Gate Parkway Professional Office Commercial Subdistrict (Map 8) [page 24] Collier Boulevard Commercial Subdistrict (Map 18) [page 25] Neighborhood Center Subdistrict, paragraph b (Map 9) [page 27] Neighborhood Center Subdistrict, first bullet point (Map 10) [page 27] Neighborhood Center Subdistrict, first bullet point (Map 11) [page 28] Neighborhood Center Subdistrict, second bullet point (Map 12) [page 28] Golden Gate Parkway and Collier Boulevard Special Provisions, paragraph 1(Map 15) [page 32] Words underlined are added; words strl=le]: tflEGUgh are deleted. 15 Row of asterisks (* * * *** ***) denotes break in text. ---",..---.,. -~---_.__."_... - '~"...._"'---<,~." ' , ~,..__.---,_.. -,,--,-~--._.,_.,-"._-- Agenda Item 4. I. Interchange Activity Center Subdistrict (Map 6) [page 33] Pine Ridge Road Mixed Use Subdistrict, bottom of page (Map 6) [page 34] Randall Boulevard Commercial Subdistrict, first paragraph (Map 14) [page 35] Commercial Western Estates Infill Subdistrict, last line on page (Map 16) [page 35] Golden Gate Estates Commerciallnfill Subdistrict, first paragraph (Map 5)[page 37] Add References Pertaining to Conditional Uses and Essential Services Reference to Conditional Uses Subdistrict is added under the Estates designation; without it, the designation text might appear to allow Conditional Uses without restriction, which is not the case. Reference to the Neighborhood Center Subdistrict is added to the Estates designation and Conditional Uses Subdistrict since the Neighborhood Center Subdistrict specifically prohibits certain essential services. Estates Designation [page 26] Generallv. the +fie Estates Designation also accommodates future non-residential uses~ including: . Conditional uses and essential services as defined in the Land Development Codec~ except as prohibited in the Neiohborhood Center Subdistrict. Also. refer to the Conditional Uses Subdistrict. -.. --- --- --- --- --- --- --- --- --- --- --- 3. Conditional Uses Subdistrict [page 31] --- --- _.- ... ..- ... .-. --- ... ... ... ... a) Essential Services Conditional Use Provisions: Those Essential Services Conditional Uses, as identified within Section 2.6.9.2 2.01.03 of the Collier County Land Development Code, may be allowed anywhere within the Estates Zoning District. except as prohibited in certain Neiohborhood Centers, and are defined as: ... -_. --- ..- ... ._- -.- ... -.. ... ..- ... Update Reference to the Land Development Code. Update LDC reference to Ordinance No. 04-41, as amended, at three locations - under the Urban designation, Estates designation, and in the Neighborhood Center Subdistrict. 1. URBAN DESIGNATION: URBAN MIXED USE DISTRICT AND URBAN COMMERCIAL DISTRICT. [top of page 18] ... ... ... ... .-. .** ... ... ... *** *** "...Collier County Land Development Code (Ordinance No. 91 1Q2, aElopted Ootober 30, 1091 04-41. adopted June 22.2004. effective October 18. 2004) and consistent with locational requirements in Florida Statutes (Chapter 419.Q01 F.S.) *** *** *** *** *** *** ... *** *** *** *** Words underlined are added; words strucJ[ thrau~h are deleted. 16 Row of asterisks (*** ,H ***) denotes break in text. Agenda Item 4. 1. Estates Designation, third bullet point [page 26] ... ... ... ... ... ... ... ... ... ... ... ... . Group Housing shall be permitted subject to the definitions and regulations as outlined in the Collier County Land Development Code (Ordinance No. 91 102, adopted October 30, 1991 04-41 , adopted June 22, 2004. effective October 18, 2004) and consistent with locational requirements in Florida Statutes (Chapter 419.01 F.S.). ... ... ... ... ... ... ... ... ... ... ... ... 2. Neighborhood Center Subdistrict, paragraph c, first bullet point [page 28] c) Criteria for land uses at the centers are as follows: . Commercial uses shall be limited to intermediate commercial so as to provide for a wider variety of goods and services in areas that have a higher degree of automobile traffic. These uses shall be similar to C- 1, C-2, or C-3 zoning districts outlined in the Collier County Land Development Code (Ordinance No. 91 102, ado~ted Octobor 30, +09+, 04-41. adopted June 22. 20-04. effective October 18. 2004), except as prohibited below. Modify Model Home Provision Plain reading of text presently requires a temporary use permit to be issued for three years, rather than cap it at three years as intended. Clarify that after maximum of five years, model home use shall cease, permanently. And, per BCC direction on November, 27,2007, establish an exception to the conditional use and total time periods for property along the Collier Boulevard corridor. e) Special Exceptions to Conditional Use Locational Criteria: [page 33] 1. Temporary use (TU) permits for model homes, as defined in the Collier County Land Development Code, may be allowed anywhere within the Estates-Mixed Use District. Conditional use permits submitted for the purpose of extending the time period for use of the structure as a model home shall not be subject to the locational criteria of the Conditional Uses Subdistrict, and may be allowed anywhere within the Estates-Mixed Use District. Temporary Use permits for model homes shall Rave not exceed a duration of three (3) years from the date of approval. No subsequent issuance of a Conditional Use permit shall be for a duration exceeding two (2) years. except that no time limit applies to propertv abuttino Collier Boulevard. The total time period for Temporary Use and Conditional Use permits together shall not exceed five (5) years. after which time the structure shall permanenllv cease operation as a model home. except that no time limit applies to propertv abuttino Collier Boulevard. *** *** ... ... ... ... ... ... ... ... ... .-. Words underlined are added; words 3tr~c]( tRr8~~h are deleted. 17 Row of asterisks (*** ... ***) denotes break in text. ~__.mm_.. ------_..-- _'",h~__~___ '''"'~ - -'-'-.---'"-'--"'-- Agenda Item 4. I. Create Future Land Use Map Series at the end ofthe GGAMP text. Such a list would be helpful to the reader, and would be consistent with the structure of the FLUE. Future Land Use Map Series list [Page 40] FUTURE LAND USE MAP SERIES Golden Gate Area Master Plan Study Areas Golden Gate Area Future Land Use Map Hiah Density Residential Subdistrict 1989 Boundaries of Activity Center Downtown Center Commercial Subdistrict Urban Mixed Use Activity CenterlGolden Gate Parkway and Coronado Parkway Golden Gate Urban Commerciallnfill Subdistrict and Golden Gate Estates Commerciallnfill Subdistrict Santa Barbara Commercial Subdistrict Golden Gate Parkway Professional Office Commercial Subdistrict Collier Boulevard Commercial Subdistrict Pine Ridae Road Interchanae Activitv Center and Pine Ridae Road Mixed Use Subdistrict Golden Gate Estates Neiahborhood Centers Wilson BoulevardlGolden Gate Boulevard Center Collier Boulevard/Pine Ridae Road Center Golden Gate Boulevard/Everalades Boulevard Center Immokalee Road/Everalades Boulevard Center Randall Boulevard Commercial Subdistrict Commercial Western Estates Infill Subdistrict Golden Gate Parkway Interchanae Conditional Uses Area Golden Gate Parkway Institutional Subdistrict 8. GOLDEN GATE AREA MASTER PLAN MAP SERIES Amend existing maps as noted below. Explanations and Proposed Amendments: Golden Gate Parkway Professional Office Commercial Subdistrict Map. Amend to remove property that was added to the Mixed Use Activity Center via a small scale GMP amendment in 2004 (petition CPSS-2004-1); property is now zoned Zone PUD and is described as Lot I, Block 201, Golden Gate Unit 6. Map 1, Study Areas. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, portion of Wilderness Country Club PUD commercial tract, Royal Poinciana Golf Course, and US-41/Sandpiper Street. Words underlined are added; words otrucJ[ thr3~~h are deleted. 18 Row of asterisks (*** h. **-') denotes break in text. Agenda Item 4. I. Revise the Golden Gate Estates Neighborhood Centers Map. Revise this map to reflect the approval of petition CP-2005-2 that expanded the southwest quadrant of the Wilson/Golden Gate Boulevards neighborhood center. Golden Gate Future Land Use Map. Amend to remove RSF-3 property at northeast comer of the Mixed Use Activity Center to correlate with same change previously made to the Activity Center map in GGAMP and Activity Center #15 Map in the FLUE, and remove the Santa Barbara Square commercial plaza at northeast comer of Golden Gate Parkway/Santa Barbara Blvd. from the Golden Gate Parkway Professional Office Commercial Subdistrict to be consistent with the map for that Subdistrict. All GGAMP Maps. Amend to remove map number on each respective map. ADDITIONAL STAFF ANALYSIS: Environmental Impacts: The above amendments are primarily text and/or map corrections and clarifications, with no amendments resulting in a new change to the future land use designation. Accordingly, these amendments do not intensify the allowable uses or densities, and there are no new environmental impacts being authorized by any of these amendments. Public Facilities Impacts: Due to the nature of most of these amendments, there are no new impacts upon public facilities being authorized. The one exception is the extension of the early entry TDR bonus; it will result in some potential increase in the number of allowed dwelling units, thus potential increase in population and resulting impacts to infrastructure. STAFF RECOMMENDATION: That the Collier County Planning Commission forward Petition CPSP-2006-13 to the Board of County Commissioners with a recommendation to Transmit to the Florida Department of Community Affairs. Words underlined are added; words strl"lc]: thrsl:ll3h are deleted. 19 Row of asterisks (-,., ** .. * ***) denotes break in text. ,^-~---_._",.,,-- "...- _..__.~" " .""-~,---~-_.,, '-""'--." . ---"~-'~"-'-~- .. ~._-_.- Agenda Item 4. I. DATE: '3 /~D/CS; , REVIEWED BY: DATE: 1/J.%y Randall Co en, AICP, Director Comprehensive Planning Department REVIEWED BY: . DATE: 3/21 /68 Marjorie . Student-Stirling. . Assistant County Attorney, Office of Collier County Attorney APPROVED BY: DATE:'j'0 y' os ph K. Schmitt, Administrator IC munity Development & Envirorunental Services Division Petition Number: CPSP-2006-13 Staff Report for March 17,2008 CPCC meeting (cont'd to March 28). NOTE: This petition has been scheduled for the April 15, 2008 BCC meeting. COLLIER COUNTY PLANNING COMMISSION: Mark P. Strain, CHAIRMAN CPSP-2006-13 Transmittal Staff Report dw 3-20-08 G:\ComprehensiveIComp. Planning GMP DATAIComp. Plan Amendments\2006 petitionsICPSP-2006-13 batch amendments\ExSum and Staff Report Tg-dw/3-20-08 Words underlined are added; words :JtrBc]: thr88.13B. are deleted. 20 Row of asterisks (*** H. ***) denotes break in text.