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CCPC Agenda 10/19/2009 S CP-2008-1 & CP-2008-2 CCPC SPECIAL MEETING AGENDA CP-2008-1 CP-2008-2 TRANSMITT AL HEARINGS OCTOBER 19, 2009 '1111111111111'111111111111 ~.. " . .. .... .... ..... .. .. .. .".... .. .,' ": ' ...... ',,-, .. .. -, .... ...... ..," ,-:. .'..," .. .'. .. .. .. .... .. .... "', .. ',' ,- '-. :... -," .. ....., ~ COLLIERCOUNTY Growth Management Plan Amendments 2007,2008 Combined Cycle & Petition CP,2009,1 TRANSMITTAL I-lEARINGS CCPC: October 19,2009 COIITEIITS: P..i.ions CP.2008.1 &: CP.2008.2 ~ , ESTATES SHOPPING CENTER SIJBDISTRICT AT THE NORTHWEST CORNER OF GOLDEN GATE BOULEY ARD and WILSON BOliLEYARI> APPLICATION FOR A REQUEST TO AMEND THE COLLIER COlJNTY GROWTH MANAG~:M~:NT PLAN APPLICATION SUBMITTAL PACKAGE I'RI'!'ARI'D BY COLLMAN, YOVANOVICII AND KOLSITR, PA 4001 Tamainn Trail North, Su:ll'100, Naples, Horida 14103 239.4353535 239.435 121R lilx and Q. GRADY MINOR AND ASSOClAIl,S. P^ 1800 Via Del Rey, Bonita Spring, Florid" 141:\4 219.lJ47_1 ]44 2Y.>.947_0175 tin - GROWTH MANAGEMENT PLAN AMENDMENT SUBMITTED APRIL 200S AMENDED APRIL 2009 AMENDED AUGUST 2009 AMENDED SEPTEMBER 2009 CP-200S-1 Cj>-1.00~ - \ Q. GRADY MINOR & ASSOCIATES, P.A. Civil Engineers. Land Surveyors. Planners. Landscape Architects MARK W. MINOR, PE JOSHUA R, EVANS, PE MICHAEL T, HERRERA, PE DAVID W, SCHMl1T, PE MICHAELj, DELATE, PE EUZABETI-I A FOUNTAIN, P.E. ANDRES F. CORREA, P,E. April 24, 2008 D. WAYNE ARNOLD, ALCP. KEITH A STEPHENSON, PSM. JUAN A ARAQUE, P$.M, HEIDI K WILLIAMS, ALCP, D, KENT CARLYLE, R,LA KENNETI-I W, PAHlITSKl, P$.,M. PAMELA M HYYTI Ms. Michele Mosca, AICP Principal Planner Comprehensive Planning Department 2800 North Horseshoe Drive Naples, FI 34104 RECEIVED APR 2 5 2008 COMPREHENSIVE PlANIJING DEPARTf~E['!T Re: Collier County Growth Management Plan Amendment Application; Estates Shopping Center Subdistrict of the Golden Gate Area Master Plan. Dear Ms, Mosca: Enclosed, please find five copies of the completed Collier County Growth Management Plan Amendment Application along with its supporting data and analysis, As you are aware, an amendment for the subject property was filed in 2006 as Petition CP-2006-2, and at the applicant's request, Petition CP-2006-2 was deferred to the 2008 Growth Management Plan amendment cycle. We have also included a check for $16,700.00 the amendment as directed at our pre-application meeting held on April 7, 2008, The proposed amendment includes the 41+/- acre parcel, located at the northwest quadrant of the intersection of Golden Gate Boulevard and Wilson Boulevard. The applicant has not modified the project boundaries from the prior submittal; however, we have made several revisions to the text of the proposed amendment and to the supporting connnercial needs analysis, which we believe address many of the comments previously provided by staff for Petition CP-2006-2, You will note that the applicant has included in the proposed amended text of the Subdistrict, a list of both permitted and prohibited uses. The prior amendment application proposed all uses permitted in the C-4, General Connnercial Zoning District The amended application has limited the proposed uses within the Subdistrict to those which we believe are consistent with uses connnonly found in neighborhood to connnunity scale shopping centers, compatible with the needs of the residents of central Golden Gate Estates and supported by residents surveyed within our market area. A copy of the survey and the results to date have been included in the supporting documents, The full range of general commercial land uses would not be permitted within the proposed Subdistrict (239) 947-1144. FAX (239) 947-0375. Web Site: wwwwadyminouom 3800 Via Del Rey _ Bonita Springs, Florida 34134-7569 EB 0005151 . LB 0005151 . LC 26000266 Aplil14 2008 Application ~:ubmittal Ltr RCGMPA Ms. Michele Mosca, AICP Re: Estales Shopping Center Subdistrict April 24, 2008 Page 2 of2 The proposed Subdistrict also includes a phasing schedule, which is related to required roadway improvements in the vicinity of the subject property. A maximum of 100,000 square feet of commercial development is permitted initially, with a restriction that a grocery store use must be the first use to obtain a certificate of occupancy within the Subdistrict. The balance of the authorized commercial square footage cannot occur until transportation improvements at the intersection of Golden Gate BouIcvard and Wilson Boulevard are substantially complete, Please also note that Fishkind & Associates has updated the Commercial Needs Analysis supporting data and analysis document to reflect a 10-minute drive time market surrounding the proposed Subdistrict. This revised document demonstrates demand for additional retail commercial land uses in the market area and at this location, We look forward to reviewing the revised Growth Management Plan amendment application with you at your convenience. If you have any questions or comments, please contact either Richard Yovanovich at (239) 435-3535 or me, ''']' erely, /, /7 . / I. 1 1...,() \,~ V" f' 1(.,1 1'0 'r ~ , . Wayne Arnold, AICP C: Kenneth Johnson, Trustee Richard Y ovanovich . April 14 2008 Appiication Submittal Ltr RCGMPA ( F'-O'(_( MEETING NOTES COLLIER COUNTY **** DEVELOPMENT SERVIC!S D!PARTMENT **** DATE Lj-7-'O~ TIME 17-: J () ~,v-., ~/'t?4 for' w,... 'I @ N/,J ~''- NOTES BY 't> 6-V/tR LJeAV,K: f W/&oh <!' ~ --' ~~f Elv./i. {;,'t-Lpf'WIRn_ cf'./Jt-l i> .. CP"-t? 4,,,,',.. ~ TOPIC OF MEETING 'Jet." 7'",. - r -r,o -7 r j I . ~I'y. ^f//7;,..p- v..f,./i~jl6 c.~ E~;;. > b~p. ? I_h" 1",,/0 KEY POINTS/UNDERSTANDINGS/CONCLUSIONS j; 'f{?44f. 2 J~ P6fi} 1.f". ",? rtTL-t1 4~, ?'~a::AJ€- /' i-I' ofO>c {/f<$. J~~""''' ItP~"J7" .b,..,1<, yes:rLvn.t< f/W-r4- ( P,h'?"U-f. . .,. .... ., I v IJ;H ;"JJ.1. Log. DF ~~et; J"ftJ vfe;, 'kpl ~. V tlr4.-VA- '11th ~k+.. rpfJitl;-~'-t'~1<>_ .... n>d' 140""'; ..Jttr :-h.r,,), .~ ')vh~,'-f ~t//\rle~fll'~.fP it\t-l.R.. ".,X#.- r~", ,,-vI.HI Pi' IH",~i~f. hf/~ ;,,;nLI ~t",,~1 L{f< hL ,;' A:f>",'/. nir h/ji...- will f.w<--td- ~E 11/ .1'D""(l..,~i1l€-c'hJ"h 0", v.ff, I.v u 5~i->)~ I'" s:. R. +h;d ~~DvihJ-Ji.,r Hetf- /0,.." jI;~vlf I~ ~~.~ r~r'f'# -po.]>~?i "4-'1', ",lip ~pf' t!<~d-' ~/"tM "f'7I., It v;~~~,.,;'rr~ ffler"f:5. U~ pr~- fu- fDr ripe,"" /l'fl 7:-)'0.... ~j(e.-t.f P-1iJ. i(~"I.~. I ~y-U/tp 're-{-"f'''eP -To . )I. ,'d.. ' . ~. '"" J.Il-.d... .fRr . 2,l'f? 1: . 0 ," @,1If~;,r "111l"" LvII ~ "- ,,e.!:iJ''i..J~1 ~ / -,- <-I.. ,- .~;_.. :_.~_ t .,.-.: ..;.J_"~._.TIB,.,c,,:,.~-m,:d-'-',rc~+:I,.,,.,-~ "'-:'"'-_'_:'.~. f. )' r~. u-/I-1..f>J.trpr'-' &ff ~'Mi4. tJ'f'rot.-TJ-J - ~lfi>, PAM#; I,; . fhr I'''t-'4f.~1o>. ~Mf tf.iek /~)&j &,vJ~ J-{ f <; If).'W If APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN PETITION NUMBER CP-2008-1 DATE RECEIVED PRE-APPLICA nON CONFERENCE DATE DATE SUFFICIENT PLANNER ASSIGNED: COMMISSION DISTRICT: (ABOVE TO BE COMPLETED BY STAFFI This application, with all requircd supplemcntal data and information, must be completed and accompanied by the appropriate fee, and returned to the Comprchcnsive Planning Seclion, 2800 North Horseshoe Drive, Naples, Florida 34104, Phone: (239) 403-2300; Fax: (239) 643 6869, The application must be rcviewed by staff for sufficiency within 30 calendar days following the filing deadline before it will bc processed and advertised for public hearing, The applicant will be notified, in wriling, of the sufficiency determinalion, ]1' insufficient, the applicant will havc 30 days to remedy Ihc deficiencics, For addilional information on the proccssing of the application, see Resolution 97-431 (attached), If you havc any questions, please contacl the Comprchcnsive Planning Section at 239-403-2300, SUBMISSION REOUIREMENTS L GENERAL INFORMATION A, Name of Applicant(s) Kcnneth R. Johnson as Trustee Company Colcman, Yovanovich, & Kocster, P,^, Mailing Address 400 IN. Tamiami Trail, Suile 300 Cily Naples Statc FL Zip Codc 34103 Phonc Number 239-435-3535 Fax Number 239-435-1218 R Name of Agent' D, Wayne Arnold, AICP * THIS WILL I3E THE PERSON C{)NTACTED FOR ALl, HlJSIKESS RELATED Tel THE PETITION Company/Firm 0, Grady Minor and Associates, P,^, Mailing Addrcss 3800 Via Del Rey City Bonil" Springs State FL Zip Code 34134 Phone Number 239-947-1144 Fax Number 239-947-0375 Email Address warnold(tLigradvminoLcom CP 2008-1 09/2009 And Name of Agent Richard D, Y ovanovich, Esq, Company/Finn Coleman, Yovanovich, & Koester. P,^, Mailing Address 400 I Tamiami Trail North, Suite 300 City Naoles Slate FL Zip Code 34103 Phone Number 239-435-3535 Fax Number 239-947-0375 Email Addressrvovonovich(t:lJ.gcilaw.com C I, Name ofOwner(s) of Record Please see Exhibit LC Mailing Address C/O Coleman, Y ovanovich, & Koester, P,A, / Kenneth Johnson 4100 N, Tamiami TraiL Suite 300 City Naoles Stale FL Zip Code 34103 0, Name, Address and Qualifications nf additional planners, archileels, engmeers, environmental consultants and other professionals providing information contained in this applicalion, Exhibit LD II. DISCLOSURE OF INTEREST INFORMATION: A. If the property is owned ICe simple by an INDIVIDUAL, tenancy by the entirely, tenancy in common, or joinl tenancy, list all parties wilh an ownership interest as well as the percentage of such interest (Use addilional sheets if necessary). Name and Address N/A Percentage of Ownership 8, If the property is owned by a CORPORATION, list the omeers 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 clo so. Name and Address, and Office N/A Percentage of Slock C If the properly is in the name of a TRUSTEE, list the bene!leiaries of the tmst with the percentage of interest. Name and Address Kenneth R, Johnson as Trustee Golden Gale Boulevard West Trust Robert A and Barbara A Crown Percentage of Interest 100% Kenneth R. Johnson as Trustee Robert A and Barbara A Crown IOOl/ll CP 2008- J , Ol)/200l) 0, If the property is in the name of a GENERAL or LlMITEI> PARTNERSHIP, list the name of Ihe general and/or limited partners, Name and Address Pereenlage of Ownership K If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the eontacl purchasers below, including the oftlcers, stockholders, beneficiaries, or parlners, and provide one copy of Ihe executed eonlract Name and Address Percentage of Ownership F, If any conlingency clause or contract teOlls involve additional parties, list all individuals or officers, if a corporation, partnership or trust. G, Date subject property acquired (X)** leased ( ): Tcrms oflease _ yrs/mos, **Please see Exhibit I.C If Petitioner has option to buy, indicate dale of option: and date oplion leOllinales:_, or anticipated closing date ~ H, NOTE: Should any changes of ownership or changes in contracts for purchase occur subsequent to Ihe date of applicalion, but prior to the date of the final public hearing, it is Ihe responsibility of the applicanl, or agenl on his behalf, to submit a supplemental disclosure of interest fonTI. CP 2008-1 3 09/2009 III. DESCRIPTION OF PROPERTY A, Legal Description Pleasc scc Exhibit IILA B. Seclion: 04 Township: 49 South Range: 27 East C Tax to, Numbcr (Folio #) Please scc Exhibil LC D, General Location Northwest comer of Golden Gale Blvd & Wilson Blvd, E. Planning Community 8 Rural Estates F,TAZ 215 G, Sizc in Acres 40,62ci acres fL Zoning E. Estates L Present Future Land Use Map Designation (s) Estates (Mixed Use District. Residential Estales Subdistrict and Neighborhood Center Subdistrict) IV. TYPE OF REOUEST A, Growth Managemenl Plan Element(s) OR Sub-Element(s) to be amended: Future Land Use Immokalee Area Master Plan Transportation Coastal & Conservation Intergovernmental Coord. Sanitary Sewer Drainage y Golden Gate Area Master Plan Capital Improvement Housing Recreation & Open Space Potable Water Solid Waslc Natural Groundwater Aquifer H. Amend Pagers) 27 and 38 of the Golden Gale Area Master Plan Elemenl As Follows: (Use Cross throughs 10 identify language 10 be deleted; Use Underline to identify language 10 be added), Attach additional pages if necessary: See Exhibit IV,B C Amend Future Land Use Map(s) designation. FROM: Estates Mixed Use Dislrict. Residential Eslates Subdistrict and Neighborhood Center Subdislrict Drstricl. Subdistrict TO: Estates Commcrcial District. Estates Shopping Cenler Subdislrict District Subdistrict [If new Districl 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 #) Golden Gale Area Fulure Land Use Map -Exhibit IVJ)a Golden Gate Estates Neighborhood Centers Map.. Exhibit IV,Db Wilson Boulcvard / Goldcn Gate Boulevard Centcr Map - ExhibillV.Dc Proposed Estatcs Shopping Centcr Subdistrict Map Exhibit IV,Dd E. Descrihe additional changes requested: GGAMP PolicY' .1.2 B and list of lllaDS CP 2008-1 -I 0l)/2009 V. REOUIRED INFORMATION Note: All Aerials must be at a scale of no smaller than 1" = 400'. At least one copy reduced to 8Y, x 11 shall he provided of all aerials and/or maps. A. LAND USE L Exhibit VAla Exhibil VAlb 2, Exhibit VA2 3, Exhibil VA3a Exhibit VA3b Provide general location map showing surrounding developments (PUD. DRJ'S. existing zoning) with subject properly outlined, Provide most recenl aerial of site showing subjecl boundaries, source, and date. Provide a map and summary lable of existing land use and zoning within a radius of 500 feet from boundaries of subject property, I. Exhibit V.B B. FUTURE LANI> USE DESIGNATION C. ENVIRONMENTAL L Exhibit V.c la Exhibil V,C Ib 2, Exhibil V,C2 3, Exhibit V,C3 Provide map of existing Future Land Use Designation(s) of subjecl property and adjacenllands, with acreage totals for each land use designation on the subject property, Provide mosl recent aerial and summary table of acreage of native habitats and soils occurring on site, HABIT A T IDENTIFICATION MUST BE CONSISTENT WITH THE FDOT-FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE), NOTE: THIS MA Y BE INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN "A" ABOVK Provide a summary table of Federal (US Fish & Wildlife Service)and Statc (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 thc site (e,g, panther or black bear range, avian rookery, bird migratory route, ete,) Identify historic and/or archaeological sites on the subject properly, Provide copy of Connly's Historical/Archaeological Probabilily Map and correspondence trom Florida Deparlment of State. D. GROWTH MANAGEMENT Reference 9J-I 1.006, 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: L NO 2.~ CP 2008-1 Is the proposed amendment located in an Area of Critical Stale Concern" (Reference 9J-I L006(1)(a)7,aFA.C) If so, identify area located in ACSC Is the proposed amendment directly related to a proposed f)evelopmcnl of Regional Impact pursuant to Chapter 3RO, F,S,o 5 09/2009 CP 200S-l 3,~ Is the proposed amendment directly related to a proposed Small Scale Developmenl Activity pursuant to Subsection 163.3187( I )(c), F,S,,? (Reference 9J-l L006(1 )(a)7b, FAC) 4,~ Does the proposed amendment create a significant impact in populaliou which is defined as a potential increase in County wide populalion by more than S% of population projeelions? (Reference Capital Improvement Element Policy L L2), If yes, indicate mitigation measures being proposed in conjunction with the proposed amendment. S, YES-Exhibil V.D,S Exhibit V,D,6 Exhibit V.D,7 Exhibit V.D,S 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 identilied (commercial, industrial, elc,), or is Ihe proposed land use a new land use designation or district/subdistrict? (Reference Rule 9J- S,006(S)F.kC). If so, provide data and analysis to supporl the suitability of land for the proposed use, and eompalibility of use with surrounding land llses, and as it concerns protection of environmentally sensitive land, ground water and nalural resources, (Reference Rule 9J-L007, F,A,C), E. PUBLIC FACILITIES I, Exhibil V,E.l Provide the existing adopted Level of Service Standard (LOS, and document the impact the proposed change will have on that Standard, for each of Ihe following public facilities: a) Ex. V,Ela b) Ex, VElb c) Ex,V,E,le Potable Water Sanitary Sewer Arterial & Collector Roads: Name of specific road and LOS Golden Gate Boulevard Wilson Boulevard 1" Streel NW 3'd Slreet NW DrJinagc Solid Waste Parks: Community and Regional d) Ex. V.E,I e) Ex, VJ:, I t) Ex, VEl 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 f<Jr public facilities to lall below the adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capitallmprovelllent Element Policy 1.1.2 ancl I.IS). 2. Exhibit V.E.2 Provide a map showing the location of existing services and public facilities tbat will serve the subJeel property (i.e. water, sewer. fire protection. police protection, schools, and emergency medical :-\crvice:-\. () 09/2009 ,- 3. Exhibil VE3 Document proposed services and public facilities, identiry provider, and describe Ihe effect the proposed change will have on schools, fire protection and emergency medical services. Identiry the following areas relaling to the subjecl property: 1, Exhibit V,F, 1 Flood zone based on Flood Insurance Ratc Map data (FIRM) 2, Exhibit VF2 Location of wcllfields and concs of influence, if applicable, (Identified on Collier County Zoning Maps), Traffic Congestion Boundary, if applicable, Coastal Managemenl Boundary, if applicable, High Noisc Contours (65 LON or higher) surrounding the Naples Airport, ifapplicablc (Idenlified on Collier County Zoning Maps). F, OTHER 3, 4, 5, N/A N/A N/A G, SUPPLEMENTAL INFORMATION L Yes 2, N/A 3, TBD 4, Exhibit OA 5, Exhibit 0,5 6, Yes $16,700,00 non-refundable filing fee, made payable to Ihe Board of County Commissioners, due at time of submittaL $9,000,00 non-refundable filing fee for a Small Scalc Amendment, made payablc to the Board of County Commissioners, due at time of submittal. Plus Legal Advertisemenl Costs (Your portion determined by number of petilions and divided accordingly, Proof of owncrship (Copy of deed). Notarized Letter of Authorization if Agent is not the Owner (see attached form), 1 Original and 5 complele, signed applications with all attachments, including maps, at time of submittaL After sufficiency is compleled, 15 copies of the complete appliealion 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 I" ~ 400' or al a scale as determined during Ihe pre-appliealion meeting; identification of the subject site; legend or key, if applicahle, All oversized documents and attachments must be folded so as to fit into a legal-size foldeL For all oversized exhibils, at least one copy must be submitted al 8-Y, x 11 inches, All exhibits and altachmenls to the petilion must include a litle and exhibilll or letter, and must be referenced in Ihe petition. CP 2008-1 7 09/2009 ESTATES SHOPPING CENTER SUBDISTRICT AT THE NORTHWEST CORNER OF GOLI>EI\ GATE BOULEY ARD and WILSON BOULEY ARD EXHIBIT I.C NAME OF OWNERS OF RECORD GROWTH MANAGEMENT PLAN AMENDMENT SUBMITTED APRIL 200S AMENDED APRIL 20(1) AMENDED AUGUST 2(01) AMENDED SEPTEMBER 2(01) CP-200S-1 Estates Shopping Center Subdistrict EXHIBIT LC Name of Owners of Record Folio No, Address Owner Name OK Bk - Pg Closing Date A 37119840001 No site address Kenneth R, Johnson as Trustcc 3912-2758 10/2005 5,15 B 37119880003 No site address Kenneth R, Johnson as Tmstcc 3912 - 2758 10/13/05 5A6 C 37119800009 1101,IStNW Kenneth R, Johnson as Tmstee 4007... 1531 3/29/06 2.81 D 37117120008 121 GG Blvd W Kennelh R, Johnson as Tmstee 4026- 1 3 13 4/2006 2,81 Golden Gate Boulevard West Trust E 37117160000 141 GG Blvd W Kenneth K Johnson as Trustec 3946 - 201 12/9/05 2,34 F 37117040007 165 GG Blvd W Kenneth K Johnson as Tmstee 3990 - 289 2/28/06 2,34 G 37117080009 171 GG Blvd W Kenneth R, Johnson as Tmslee 3990 - 208 2/28/06 L17 H 37117000005 181 GG Blvd W Kenneth R, Johnson as Tmslee 4014 2946 4/1 0/06 L64 I 37117280003 No sile address Kenneth R, Johnson as Tmstee 3949 1405 12/12/05 2,73 J 37116720001 4103'" St NW Kenneth R. Johnson as Tnlstcc 3999 - 2240 3/15/06 2.73 K 37116961006 221 GG Blvd W Kenneth R, Johnson as Tmstee 3962 - 2201 1/9/06 234 L 37116960007 241 GG Blvd W Kennelh R, Johnson as Tmstee 3990 3499 2/2R106 2,SI M 37116920005 265 GG Blvd W Kenneth R. Johnson as Trustee 3914--3601 10/17105 234 N 37116840004 No site address Kenneth R. Johnson as Trustee 3990 -..267 2/2S/06 L17 10 37116880006 90 3'" St NW Kenneth R. Johnson as Tmstec 4307- 1221 11/7/07 L64 Ip 37117200009 131 1" St NW Kenneth R. Johnson as Trustee 4461 ...447 6/1 1 109 Ll4 c:J Total Net Acres (Acreage including platted ROW) 40,62 I ESTATES SHOPPING CENTER SUBDISTRICT AT THE NORTHWEST CORNER OF GOLDEN GATE BOULEY ARI> and WILSON BOULEY ARD EXHIBIT I.D LIST OF CONSULTANTS AND QUALIFICATIONS GROWTH MANAGEMENT PLAN AMENDMENT SUBMITTED APRIL 200S AMENDED APRIL 200i) AMENDED AUGUST 200i) AMENDED SEPTEMBER 200i) CP-200S-1 Estates Shopping Center Subdistrict EXHIBIT LD Project Team List of Consultants and Sub-consultants Planning/Project Management: Market Analysis: Transportation: Environmental: Surveyor: CP-200B-1 Q. Grady Minor and Associates, P.A. D. Wayne Arnold, Alep 3ROO Via Del Rey Bonita Springs, FL 34134 (239) 947-1144 (239) 947-0375 fax Goodlette, Coleman, Johnson, Yovanovich and Koester, P.A. Richard D. Y ovanovich, Esq. 400 I Tamiami Trail North, Suite 300 Naples, FL 34103 (239) 435-3535 (239) 435-121 R fax Fishkind & Associates G. Russell Weyer, Senior Associate 1415 Panther Lane, Suite 24R Naples, Florida 34109 (239) 254-85R5 (239) 382-3254 fax Fishkind & Associates, Inc. Michael J. Timmerman, eRE, SRA, Senior Associate 1415 Panther Lane, Ste 346-347 Naples, FL 34109 Tel: 239-254-R5R5 Fax: 239-591-6601 TR Transportation Consultants, lne. Ted B. Treesh, President 13881 Plantation Road, Suite II Fort Myers, FL 33912-4339 PH: 239-278-3090 FAX: 239-27R-1906 CELL: 239-292-6746 E-mail: tbt@trtrans.net Collier Environmental Consultants Marco Espinar 3880 Estey A venue Naples, Florida 34104 (239) 263-26R7 (239) 263-6(,16 fax Q. Grady Minor and Associates, P.A. Juan Araque, P.S.M. 3ROO Via Del Rey Bonita Springs, fL 34134 (239) 947-1144 (239) 947-0375 fax EXHIBIT I 0 Page 1 of 10 E GradyMinor D. Wayne Arnold, AICP Principal, Director of Planning Education . Master of Urban Planning, University afKansas, Lawrence . Bachelor of Science, Urban and Regional Planning/Geography, Missouri State University Professional Registrations/ Affiliations . American Institute of Certified Planners (AICP) . American Planning Associalion (AP A) . Leadership Collier, Class of 2000 . Bonita Springs Chamber of Commerce Government Affairs Committee . Collier Building Industry Association, Board of Directors . Collier County 1L Deputy League, Inc., Board of Directors l!.,"'. .~ '-"~'",.~.,,~-,._,._- -'. .,-'" ~~~. . .. " " . ' n\' , :- ,~--~~.. ,~' ."" ,", :r.;: i~.:-:;~'-' ~;~ ~7( 0,.. ..,' .~-"'-~': J ..... -..," Mr. Arnold is a Principal and co-owner of the firm and serves as the Secretary/Treasurer and Director of Planning, As Director of Planning, Mr, Amold is responsible for and oversees services related to plan amendments, property rezonings, expert witness testimony, ROW Acquisition, public participation facilitation, and project management. Mr. Arnold previously served as the Planning Services Director at Collier County, where he oversaw the County's zoning, comprehensive planning, engineering, platting and Metropolitan Planning Organization (MPO) functions. Mr. Arnold also has prior Florida planning experience with Palm Beach Counly Government and the South Florida Water Management District. Mr. Arnold has been accepted as an expert in land planning matters in local and state proceedings, Relevant Projects . Collier County Growth Management Plan . Marco Island Master Plan . lmmokalcc Area Master Plan . Collicr County Land Development COlle . Logan Boulevard Right-ot~Way Acquisition Planning Analysis . U,S, 41 Right-of Way Expansion Planning Analysis . Copeland Zoning Overlay . Collier County Government Center Development of Regional Impact (DRI) . Winding Cypress DRI . Pine Ridge/Goodleltc Road Commercial Intill Dislrict . Lely Lakes PUD Rezoning . Henderson Crcek Planned Developmcot/Growth Management Plan Amendmcnl . Orangelrce (Settlement Area) Growth Managemenl Plan Amendment . Mercato Mixed Use Planned Development . North Point DRIIMPD . Varnado RPUD . Orange Blossom Ranch MPD . Palermo Cove RPD Q, Grady Minor & Associates, PA CIvil EngIneers. Surveyors. Land Planners. Landscape Architects CP-2008-1 EXHIBIT LD Page 2 of 10 George Russell (Russ) Weyer, MBA Senior Associate Professional Qualifications Areas of Expertise Selected Client List Professional Synopsis CP-2008-1 Education Areas of Exocrtise 1993 Master of Business Administration (MBA) University of Miami Real Estate and Finance 1977 Bachelor of Arts (BA) Michigan State University Communications EmDlovrnent Record Period JED of Southwest Florida, Inc. MaL 2003 - July 2004 Vice President (~lDevel()pment GRW Management, Inc. Sept 2001 - Feb. 2003 President London Bay Homes, Inc-Romanza, loe Sept 2000 - Sept 200 I President Lake Las Vegas, Joint Venture Nay, 1999 - Sept 2000 Vice President of Resort Operations Caval ear Corporation Jan. 1997 - Nov, 1999 President and CEO Westinghouse Communities, Inc. MaL 19R4 - Oct 1996 Director o/Commercial Sales and Amenity Management Residential Development Management and Analysis Commercial Development Management and Analysis Real Estate Amenity Management and Analysis Residential Market Analysis Commercial Market Analvsis Real Estate Amenity Mar'ket Analysis Real Estate Fiscal Analysis J.itigation Support Fi8hkind (llld Associates Resume EXHIBIT ID Page 3 of 10 As a former commercial and residential real estate dev'eloper in Florida, Ohio and Nevada, Mr. Weyer brings an extensive and distinct development point of view to Fishkind and Associates. He has over :W years of real estate development experience with large corporations and family-owned companies that focused on comlllercial oHice, rctail, industrial, hospitality, amenity. and residential developmcnt. Mr. Weyer has on-point senior management experience \vith the entire development process from acquisition identification, due diligcnce. purchase negotiations, planning and securing entitlements. horizontal and vertical constmction, sales (leasing) and marketing. to property management, condominiulll turnover and disposition, CP-2008-1 EXHIBIT 10 Page 4 of 10 Michael J. Timmerman, eRE, SRA Senior Associate Professional Qualifications Education Areas of Exoertise 1983 Bachelor of Science Northland College, Ashland, WI Economics and Finance Professional Membershios Desianations 2007 The Counselors of Real Estate CRE 1989 The Appraisal Institute SRA Emolovment Record Period Fishkind & Associates, Inc. February 2008-Presenl Hanley Wood Market Intelligence, Inc. March 2005 - October 2007 Feasinomics, Inc. May 1991 - March 2005 Collier Residential Appraisal, Inc. January 1988 - December 1991 Armalvage & LaCroix January 1987 - December 1987 Landmark Appraisal August 1983 - December 1986 Professional Synopsis As a Senior Manager of Fishkind and Associates, Michael Timmerman manages consulting assignments throughout the Southeast United States and in particular Florida. In October of 2007 Mr. Timmerman was awarded the CRE (Counselor of Real Estate) Designation by the Counselors of Real Estate, an international group of high profile real estate practitioners who provide expert advisory services to clients on complex real property and land related matters. In 1989 Mr. Timmerman received his SRA designation from the Appraisal Institute. Mr. Timmerman has over 25 years of experience in the industry including the consulting, valuation and geo-spatial analysis of a broad spectrum of residential and commercial properties_ He also created community and product lifestyle classifications to generally categorizing the consumer's preferences during their life stage and how they relate to their purchase of residential real estate. He has been quoted in the Wall Street Journal, New York Times, USA Today, Fortune Magazine, Worth Magazine, Builder Magazine and many other State and Local newspapers and magazines. Selected Clicnt List Barron Collier Companies PGT Windows Collier Enterprises Bank of Florida County Governments Flonda Power and Light Cameratta Properties Core Communities US Government il1idUlel J. Timmerman, eRE, SRA, Fishkiml & Assodates, file. Re",.lIl1/c CP-2008-1 EXHIBIT 10 Page 5 of 10 "'( TRANSPORTATION K CONSULTANTS, INC. TED B. TREESH President EXPERIENCE Relative Experience: Mr. Treesh has over 18 years experience in the area of transportation engineering and transportation planning. Specifically, he has expertise in the areas of traffic impact studies, corridor planning studies, traffic signal justifications studies and traffic signal systems analysis. Mr, Treesh has served as Project Manager on numerous transportation planning studies. He has performed capacity evaluations of signalized and unsignalized intersections, evaluated development plans in terms of traffic circulation and safety, making recommendations for improvements to parking areas and on-site design to accommodate development traffic. Traffic Impact Analysis: Managed and conducted traffic impact studies of numerous land uses ranging in size from 1,400 acres to less than 1 acre. Land uses analyzed include shopping centers, mixed use developments, medical office buildings, residential developments, industrial developments, and office buildings. Conducted capacity analyses of critical intersections, utilizing the Highway Capacity Software (HCS), ,md recommended appropriate geometric improvements to accommodate development, as well as, non-development traffic. Evaluated development plalls in terms of traffic Circulation and safety, making recommendations for improvements to parking and em-site design to accommodate development traffic. Accepted as an expert witness in transportation and testified before Planning Commissions, ZoninD Boards. Village Boards, and City Councils, as well as, neighborhood and local organizations, Studies completed tn ttle metropolitan Chicago area, southeast Wisconsin, St. Louis metropolitan area, Ohio, Kentucky, and Indiana. CP-2008-1 RESUME Traffic Signal Justification Studies: traffic signal justification Periormed studies for private developments, as well as, for publiC streets on both state and local roadways. Traffic Signal Systems: Assisted In the analysis and development of a coordinated traffic signal system to alleviate congestion and reduce vehicle emissions. Analysis of existing traffic volumes, flow patterns, and signal spacing was completed utilizing the progression programs SYNCHRO and PASSER 11-90 to develop an optimum signal progression program Transportation Planning: Project Manager on the Daniels Parkway corridor study for the Lee County Department of Transportation. Also served as project consultant on Strategic r<egional Artenal (SRA) corridor projects conducted by the Illinois Department of Transportation and the Chicago Area Transportation Study. These projects involved iJnalyses and recommendations of proposed roadway geometrics, right~of- way requirements, cost estimates and access management alternatives for future planning Parking: Analyzed and designed parking configuration for neighborhood shopping center 3nd various small retail developments Also analyzed existing parking facilities Identified internal deficiencies and made recommendations for Improvement Performed numerous parking studies incluclinq downtown areas to determine peak parkinq demand anel characteristics. Trip Generation Research: Involved in research to better quantify the trip genet'allan of various land Llses in the Chica\jo land are3. These land uses Include gas stations with car washes, small retail centers ;mr;hored by a convenionce storo, and residclltiZlI developments. Invo!v(-;nlent includes nlethodoloqy, data collection, ;Jod analysis of statistical data EXHIBIT 10 PROFESSIONAL POSITIONS TR Transportation Consultants, Inc. President May 2006 - Present Metro Transportation Group, Inc. Fort Myers Office Principal/Regional Manager June 2001 - ApriF 2006 Senior Transportation Consultant 1999 - May 2001 Woolpert, LLP Dayton, Ohio Project Manager 1997-1999 Metro Transportation Group, Inc. Senior Transportation Consultant 1990 - 1997 EDUCATION Purdue University West Lafayette, Indiana Bachelor of Science - Civil Engineering AFFIUA TIONS Institute of Transportation Engineers Transportation Research Board Urban Land Institute Page 6 of 10 RESUME Marco k Espinar 3880 Estey Avenue Naples, Fl 34104 EDUCATION Cardinal Mooney High School Sarasota, Florida Diploma Manatee Junior College Bradenton, Florida Bilingual: English & Spanish Office: 239-263-26S7 1980 AA Degree Biology 1982 University of South Florida Tampa, Florida BS Degree Biology 1990 Completed USF Cooperative Education Program April 1988 USF Undergraduate Research - USF 1985 Apalachicola Archaeological Expedition & Research - Lab Coordinator of Fauna Identification from Archeological Sites - Studies of Sea grass Beds (Tha/assia testudinum) in Upper Tampa Bay, Florida - Growth Rates of Marine Algae ( Graci/aria tikvahiae, G verrucosa, G deb/is) Port Manatee, Florida EMPLOYMENT HISTORY & EXPERIENCE Collier Environmental Consultants lne Naples, Florida 2/96 - Present Environmental Permitting, Planning Vegetation Inventory Mitigation & Monitoring Plans Threalened and Endangered Species Survey Gopher Tortoise Pennitting, Testing, Relocation Turrell & Associates, Ine Naples, Florida 2/94 - 12/95 Environmental Permitting, Planning Threatened and Endangered Species Survey Environmental Impact Statements CP-200B-1 EXHIBIT 10 Owner & Environmental Planner Exotic Plant Removal/Poisoning Mitigation Plantings Jurisdictional Determination Environmental Impact Statements Red Cockaded Woodpecker Survey Senior Environmental Planner Supervision of Staff Review Staff Reports Page -, of 10 South Florida Water Management District Fort Myers, Florida 2/93 - R/93 Environmental Analyst Drcdge & Fill Permit Review Surface Wale I' Permit Review Collier Countv Government, Development Services Naples, Florida 10/90 - 2/93 Environmental Specialist II Site Development Plan Compliance Planned Unit Development Compliance Site Drainage Inspections Landscape Inspections Environmental Enforcement Southwest Florida Water Management District Tampa, Florida 9/87 -- 10/90 Field Services Technician As-Built lnspeclions- Engineering, Survey Surface and Ground Water Permit Compliance Well Construction & Abandonment Inspections Southwest Florida Water Management District Brooksville, Florida 1/86 - 9/87 (CO-OP) Environmental Scientists 1 Wetland Vegetation Studies At Major Well Fields Water Qualily Sampling & Testing PROFESSIONAL ASSOCIATIONS Florida Association of Environmental Professionals, Member Soulhwest Florida Association of Environmental Professionals, Member Elected to Governing Board for 2 lerms, served on Bylaws Commiuee Exotic Pesl Plant Council, Member Appointed by the Hoard of Counly Commissioners and Served on Ihe Collier County Environmenlal Advisory Hoard Appoll1tcd by Ihc Board of Counly Commissioners and Currently Serving on the Development Services Advisory CommiUee Currenlly Serving on Ihc Land Development Code Sub-Col11miUce CP-2008-1 EXHIBIT 10 Page 8 of 10 Appointed by the Board of County Commissioners and Served on Conservation Collier Land Acquisition Advisory Committee 6 years Served as Chainnan of the Conservation Collier Lands Evaluation and Management Sub- Committee, Award for Five (5) years ofYoluntary Service to Collier County By the Board of County Commissioners Gopher Tortoise Management and Mitigation Professional Training Program Successful Completion 9/0 I REFERENCES UPON REQUEST CP,2008-1 EXHIBIT 1.0 Page 9 of 10 Juan A. Araque, PSM Surveyor Education . Bachelor of Science Land Surveying University of Costa Rica, Professional Registrations! Affiliations . Florida Surveying and Mapping Society III GradyMinor ML Araque has been a Projcel Manager for Q, Grady Minor & Associates, P,k since 2005, He has been responsible for the coordinalion of field crews for projeel stakeout of single "unily and multi-family development projects and, transpOltation and utility engineering projecls. ML Araque's S years of Land Surveying experience include Platting, Topographic and Construclion work. He has exlensive computer experience in Land Devclopmenl Desklop, Carlson Civil/Survey and Civil/Survey Soft Desk within AuloCAD design. Relevant Projects Public Sector . Boundary and Topographic Survey Services for the North Water Treatment Plant Marco Island The Marco Island City Hall Fire Control Districl, City of Marco Island, Florida Private Sector . Platting, Surveying and Construe lion Layout for various residential subdivisions in Collier Counly, Florida, including: .:. Laurel Lakes Phase I; Black Bcar Ridgc, Ph I; Orangc Blossom Ranch Phase I B Arlesia Naples Manchesler Square, .:. '.' 0, Grady MInor & Associates, PA eMI Engineers. Surveyors. Land Planners. Landscape Architects EXHIBIT 1.0 CP-2008-1 Page 10 of 10 ESTATES SHOPPING CENTER SUBDISTRICT AT THE NORTHWEST CORNER OF GOLDEN GATE BOULEY ARD and WILSON BOULEY ARD EXHIBIT I1I.A LEGAL DESCRIPTION SKETCH OF LEGAL GROWTH MANAGEMENT PLAN AMENDMENT SUBMITTED APRIL 2008 AMENDED APRIL 2009 AMENDED AUGLlST 2009 AMENDED SEPTEMBER 2009 CP-200S-1 ~ i; ~~~ ~:~ ~i;~ ~1:'5~ ~....t;:; i:'sl:::l~ ~g~ ~<>;..... ~t)~ ~,,~ '~~ ~~~ ~~'- 2~~ !g~g ?S~.,; ~~~ '""~ :;"~~ ~C;:'~ ~t.:-~ ~~ ~~~ ~l;j~:g t3....",- ~t1i!:t> <1~~~ ~ ~~~~ A.. <.:>~~~ - ~u""""'" ~ ::a5~~ (f) ~itr;,~ lLJ ~~a;'" Cl "~ilii; >.. &:'-~~~ I- ....):j-..... ~ ~:;~~~ ..... 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I~ ~.13t;;:!;... !3 ~ "'~O:::~:!: ~ ::r: ~"'~"i~ ~ ~ ~'" ~... ~ ~ 1..:i~~!i<0> ~ ~~881~ ~ ,~~~~~ I O"D ...,~ ~ ~ ~ >- Z3 ~ '" ~ " ~ '" "'C ;?: I- ~ Os ~ ~ Exhibillll.A ESTATES SHOPPING CENTER SUBDISTRICT AT THE NORTfIWEST CORNER OF GOLDEN GATE BOULEY ARI> and WILSOI'\ BOULEVARD EXHIBIT IV.B AMENDED LANGUAGE GROWTH MANAGEMENT PLAN AMENDMENT SUBMITTED APRIL 200S AMENDED APRIL 200i) AMENDED AUGUST 2009 AMENDED SEPTEMBER 200i) CP-200S-1 Exhibit IV.S Proposed Growth Management Plan Text a. Estates - Commercial District (VIII)1) Residential Estates Subdistrict - Sinqle-familv residential development may be allowed within the Estates - Commercial District at a maximum densiIy of one unit per 21/4 gross acres unless the lot is considered a legal non-conforming lot of record, 2) Estates Shoooina Center Subdistrict - Recoqnizinq the need to provide for centrallv located basic qoods and services within a portion Northern Golden Gate Estates. the Estates Shoppinq Center Subdistrict has been desiqnated on the Golden Gate Area Future Land Use Map, The Subdistrict is located at the NW corner of Golden Gate Boulevard and Wilson Boulevard westward to 3rd Street NW and extendinq northward to include the southern 180 feet of Tracts 142 and 106 of Unit 11 and the southern 255 feet of Tract 111 of Unit 11 of Golden Gale EsIates. totalinq approximatelv 41 acres. The Estates Shoppinq Center Subdistrict is intended to provide convenient shoppinq. personal services and emplovmenI for the central areas of Northern Golden Gale EstaIes, Commercial development in this Subdistrict will reduce drivinq distances for many residents. assisI in minimizinq the road network required. and reduce traffic impacts in this area of Collier County, All development in this SubdisIrict shall complv with the followinq requirements and limitations: a. Allowable Uses shall be limited to the followina: 1, Amusement and Recreation (Groups 7911. 7991. 7993 and 7999. includinq on Iv day camps. qvmnastics instruction. judo/karate instruction. sportinq qoods rental and voqa instruction) 2, Apparel and Accessorv Stores (Groups 5611-5699) 3, Auto and Home Supplv SIores (Groups 5531. 5541. includinq qasoline service stations without repair) 4, Automotive Repair and Services (Groups 7514. 7534. includinq on Iv tire repair. 7539. includinq onlv minor service. lubricatinq and diaqnostic service) and 7542) 5, Business Services (Groups 7334-7342. 7371-7376. 7379. 7382. 7383. 7384, and 7389) 6, Child Dav Care Services (Group 8351) 7. Communications (Groups 4812. 4841) Page 1 of 7 EXHIBIT IV.B 8, Depositorv and Non-Depository Institutions (Groups 6021-6062, 6091, 6099,6111-6163, includinq drive throuqh facilities) 9, Eatinq Places (Group 5812, includinq onlv liquor service accessorv to the restaurant use. 10, Educational Services (Group 8299) 11, Enqineerinq, Accountinq, Research and Manaqement (Groups 8711-8721, 8741-8743,8748) 12, Food Stores (Groups 5411-5499, includinq convenience stores with qas) 13, General Merchandise Stores (Groups 5311,5331, and 5399) 14, Government Administration Offices (Groups 9111-9199) 15, Hardware, Garden Supply and PainUWallpaper Stores (Groups 5231, 5251, and 5261) 16, Holdinq and Other Investment (Groups 6712-6799) 17, Home Furniture/Furnishinqs (Groups 5712-5736) 18, Insurance Carriers (Groups 6311-6361) 19, Justice, Public Order and Safety (Groups 9221, 9222, 9229, and 9311) 20, Meetinq and Banquet Rooms 21, Miscellaneous Retail (Groups 5912, 5921 (accessorv to qrocerv or pharmacv only) 5932, 5941-5949, 5992-5995, and 5999) 22, Personal Services (Groups 7211,7212,7215,7221-7251,7291-7299) 23, Real Estate (Groups 6512-6552) 24. Security and Commoditv Brokers (Groups 6211-6289) 25,Transportation Services (Group 4724) 26, Video Rental (Group 7841) 27. U.S. PosI Office (Group 4311, excludinq major distribution cenIers) 28,Anv other similar use as mav be approved bv the Board of Zoninq Appeals The followinq uses shall be prohibited within the Subdistrict: b. The followino uses shall be prohibited: 1, Drinkinq Places (5813) and Stand Alone Liquor Stores (5921) 2, Mail Order Houses (5961) 3. Merchandizinq Machine Operators (5962) 4, Power Laundries (7211) 5. Crematories (7261) 6, Radio, TV Representatives (7313) and Direct Mail Advertisinq Services (7331) 7. NEC Recreational Shootinq Ranqes, WaIerslides, etc. (7999) 8. General Hospitals (8062), Psychiatric Hospitals (8063\. and Specialty Hospitals (8069) 9, Elementarv and Secondarv Schools (8211), Colleqes (8221), Junior Colleqes (8222) 10, Libraries (8231) 11, Correctional Institutions (9223) 12, Waste Manaqement (9511) Page 2 of 7 EXHIBIT IV.B 13. Homeless Shelters and SouP Kitchens c. Development intensitv shall be limited to 225,000 square feet of qross leasable floor area, d, The qrocerv use will be a minimum of 27,000 square feet, with the exception of the qrocerv use, no individual user mav exceed 30,000 square feet of buildinq area, e, Development within this SubdisIrict shall be phased and the followinq commitments related to area roadway improvements shall be completed within the specified timeframes: 1. Riqht-of-Wav for Golden Gate Boulevard Expansion and Riqht-of-Wav for the Wilson Boulevard Expansion will be donated to the County aI no cost wiIhin 120 davs of a written request from the CounIv, 2, The applicant will pav its fair share for the intersection improvements at Wilson Boulevard and Golden Gate Boulevard within 90 davs of Countv request for reimbursement. 3. Until the intersection improvements at Golden Gate Boulevard and Wilson Boulevard are complete, the Countv shall not issue a Certificate(s) of Occupancv (COl for more than 100,000 square feet of development. The applicant must obtain a C.O. for a qrocerv store as part of Ihis 100,000 square feet. and Ihe qrocerv store must be the first C,O, obtained, L Rezoninq is encouraqed to be in Ihe form of a Planned UniI Development (PUDl, and the rezone ordinance must contain development standards to ensure that all commercial land uses will be compatible with neiqhborinq residential uses, A conceptual plan, which idenIifies the location of Ihe permitted development area and required preserve area for this subdistrict is attached. The preserve area depicted on the conceptual plan shall satisfv all comprehensive plan requiremenIs for retained native veqetation. includinq but not limited to the requiremenIs of Policv 6,1,1 of the CCME, A more detailed development plan must be developed and utilized for the required PUD rezoninq, q. Development standards, includinq permitted uses and setbacks for principal buildinqs shall be established at the time of PUD rezoninq, Anv future PUD rezone shall include at a minimum: (1) A minimum twentv-five (25) feet wide landscape buffer must be provided adiacent to external riqhts-of-wav, Page 3 of 7 EXHIBIT IV.B (2) No commercial buildinq may be constructed within 125 feet of the northern or western propertv boundarv of this subdistict (3) Any portion of Ihe Proiect directly abuttinq residential property (property zoned E-Estates and without an approved conditional use) shall provide, at a minimum, a seventy-five (75) feet wide buffer, except Ihe westernmost 330' of Tract 106, which shall provide a minimum 20' wide buffer in which no parkinq uses are permitted, Twentv-five (25) feet of the width of the buffer alonq Ihe developed area shall be a landscape buffeL A minimum of fiftv (50) feet of the buffer widIh shall consist of retained or re-planted native veqetation and must be consistent wiIh subsection 3,05,07,H of the COllier County Land Development Code (LDC), The native veqetaIion retention area may consist of a perimeter berm and be used for waIer manaqement deIention, Anv newlv constructed berm shall be reveqetated to meet subsection 3,05,07.H of the LDC (naIive veqetation replantinq requirements), Additionallv, in order to be considered for approval. use of the native veqetation retention area for water manaqement purposes shall meet the followinq criteria: (4) There shall be no adverse impacts to Ihe native veqetation beinq retained, The additional water directed 10 this area shall not increase the annual hydro-period unless it is proven thaI such would have no adverse impact to the existinq veqetation, (5)lf the project requires permittinq by the South Florida Water Manaqement District. the project shall provide a letter or official document from the District indicatinq that the native veqetation within the retention area will not have to be removed to comply with waIer manaqement requirements, If the District cannot or will not supply such a letter, then the native veqetation retenIion area shall not be used for water manaqement (6)lf the project is reviewed by Collier County, the County enqineer shall provide evidence that no removal of naIive veqetation is necessarv to facilitate the necessarv storaqe of water in Ihe water manaqement area, a, Estates - Mixed Use District (VI)2- Neiahborhood Center Subdistrict - Recognizing the need to provide basic goods, services and amenities to EsIates residents, Neighborhood Centers have been designated on the Golden Gate Area Future Land Use Map, The Neighborhood Center designation does not guarantee that commercial zoning will be granted, The designaIion only provides the opportunity to request commercial zoning, (VI) a) The Collier County Land Development Code shall be amended to provide rural design criteria to regulate all new commercial development within Neighborhood Centers, (1I1)(V)(VI) b) Locations Page 4 of 7 EXHIBIT IVB Neighborhood Centers are located along major roadways and are distributed within Golden Gate Estates according to commercial demand estimates, (See Map 9), The centers are designed to concentrate all new commercial zoning, and conditional uses, as allowed in the Estates Zoning DisIrict, in locations where traffic impacts can be readily accommodated and to avoid strip and disorganized patterns of commercial and conditional use development. Four Neighborhood CenIers are esIablished as follows: . Wilson Boulevard and Golden Gate Boulevard CenteL This center consists of all four three quadrants at the intersecIion of Wilson and Golden Gate Boulevards (See Map 10), The NE and SE quadrants of the Center consisI of Tract 1 and 2, Unit 14, Tract 17, Unit 13 and the western half of Tract 18, Unit 13 Golden Gate Estates, The NE quadrant of Wilson and Golden Gate Boulevards is approximately 8.45 acres, The parcels wiIhin Ihe NE quadrant shall be interconnected and share access to Golden Gate Boulevard and Wilson Boulevard to minimize connections to these two major roadways, The SE quadrant of Wilson and Golden Gate Boulevards is 7.15 acres, allows 5,00 acres of commercial development, and allocates 2,15 acres to project buffering and right-of-way for Golden Gate Boulevard and Wilson Boulevard. +fle NIJIJ qU:Jdr::mt of the Center is :Jpproxim:Jtely 1,9g acres in size and consists of Tract 111, Unit 11 of Golden Gate Estates, The SW quadrant of the Center is approximately 4,86 acres in size and consists of Tract 125, Unit 12 of Golden Gale Estates, Also revise as follows: TABLE OF CONTENTS, LIST OF MAPS [Page 1] Estates Shopping Center Subdistrict . add name of this inset map in FLUE where maps are listed, Policy 1,1,2: [Page 5] The ESTATES FuIure Land Use Designation shall include Future Land Use Districts and Subdistricts for: 1, ESTATES - MIXED USE DISTRICT a, Residential Estates Subdistrict b, Neighborhood Center Subdistirct c Randall Boulevard Commercial Subdistrict d, Conditional Uses Subdistrict Page 5 of 7 EXHIBIT IV.B 2, ESTATES - COMMERCIAL DISTRICT a, Estates Shoppinq Center Subdistrict . add the new Subdistrict in FLUE policy 1,1,2,2 that lisls all Desig nations/Districts/S u bd istricts. Page 6 of 7 EXHIBIT IV.B I i ~ . e Iil U ~ Z .. .. .. o :1:1 III III 101 !< !-t ~ :l Ji 8.. B ~ .... Q il 10 ,~ ~ ,..... ] ~ ~ ';:: .-5 Ii ~;!! "..., ~i ~.8 ~~ :1- t~ .. [ il-5 .(2 ESTATES SHOPPING CENTER SUBDISTRICT AT THE NORTHWEST CORNER OF GOLDEN GATE BOULEYARD and WILSON BOlJLEYARD EXHIBITS IV.Da IV.Db IV.Dc IV.Dd AMENDED MAPS GROWTH MANAGEMENT PLAN AMENDMENT SUBMITTED APRIL 2IJOS AMENDED APRIL 20(1) AMENDED AUGUST 20m AMENDED SEPTEMBER 21J09 CP-20IJS-l ESTATES SHOPPING CENTER SUBDISTRICT EXHIBIT IV.D.a LEGEND --- 0--- ---- ......--- --- 0--- NlIlIQA.1UIIAL/IIUIIIL0DIIlHIlnt:ll .-....--- ......~- -...... F'Fa.1\MfS '_AM ...-..._ DT...ttSODIllMA1ltlM In ~ 0- -- .__f&'IMn__ .......... .=:r:.=- -- 11-==--:"...0::.- .---- .-..--........ .H~ .------ ......---- .-..-..--- --- CH.....- .r=::r-- --- 0--- ....----- 1:=1_____ GOLDEN GATE FUTURE LAND AREA USE MAP 0= It.IWOKALEE ROAD - --_.---~ -..........-- -..------.... PROJECT LOCATION . ..UlACIlEII-lI!IITAlU'_PINO 5! CIIfT'l!RBUllIIl8TltICT iii I I SUBJECT SITE: In , 0- IhlMOKAIIE ROAD EST AlES (MIXED USE DISTRICT, RESIDENTIAL ESTATES SUBDISTRICT) "" 30.62:1:: ACRES !ilIIJlIN_'~ ; I ESTATES (MIXED USE DISTRICT, NEIGHBORHOOD CENTER SUBDISTRICT) = 1 O.OOt ACRES I I IN~STAlr_7.o: S.lt 84 ! i3 g . " ffi " g 0 SCALE ... , , , I . '" '" '" 4MI. '" I'II(PHlEIIJlllilSlCo\DlW"I'DCillJ,:TlllN aMU<rTl'1IEVU.IlP'N[JfT_~/rLs:EItVItnlllvmDl MTtoIlV1!llOll nu.~\.Vw'li R 28 E R 27 E R 28 E .-."-_.~,;---";-~~~~~.~,._.=."'--,....- ESTATES SHOPPING CENTER SUBDISTRICT EXHIBIT IV.Db GOLDEN GATE ESTATES NEIGHBORHOOD CENTERS Collier County, Florida IMMOKALEE ROAD I I OIL \,'ELL ROAD IMMOKALEE ROAD '" > ill ~ -' > '" > iil .. l!l < ill Il< ~ W GQl.llDt ,JitI\lE BIlULEVARD "VII. > -' '" Il< W :J -' o u INTERSTATE - 75 AMENDED - SEPTEf.48ER 10, 2003 Ord. No. 2003-44 AMENDED - OCTOBER 25, 2004 Ord. No. 2004- 71 OOLDENGATEESTATES j N[]CH6ORHOOllCfNttRS LEGEND NElGHBORHOOO C<NTERS I HI 2M! AMENDED - JANUARY 25, 2007 Ord. No. 2007-19 PREPARED BY' GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION FILE. GGMP~-47-2007-2.D\oIG DATE. 2/2007 ESTATES SHOPPING CENTER SUBDISTRICT EXHIBIT IV.Dc: WILSON BOULEVARD/GOLDEN GATE BOULEVARD CENTER Collier County, Florido IMMOKALEE SUBJECT PROPERTY 40.6:t ACRES LEGEND ADOPTED - SEPTEMBER 10. 2003 (Ord, No, 2003-44) ADOPTED - JANUARY 25. 2007 (Ord, No, 2007-19) I I I o 1/2 MI. I MI. ~ GOLDEN GATE ~ ESTATES ~ SETTLEMENT ~ AREA PREPARED BY' GRAPHICS AND TECHNICAL SUPPORT SECTUlN COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISID FILE' GGMP-43-2007-2.D'w'G DATE' 2/2007 D NEIGHBORHOOD CENTER ESTATES SHOPPING CENTER SUBDISTRICT ^"^..,~--""..,."__._^_.,,.~.,,,_..~..^' "",,'u .."._~.'__'" ESTATES SHOPPING CENTER SUBDISTRICT EXHIBIT IV.Dd ESTA TES SHOPPING CENTER SUBDISTRICT Collier County, Florida LEGEND ADOPTED - SEPTEMBER 10, 2003 (Ord. No. 2003- 44) ADOPTED - JANUARY 25, 2007 COrd. No. 2007-19) r I I o 1/2 MI. 1 MI. ~ GOLDEN GATE ~ESTATES ~ SETTLEMENT ~ AREA PREPARED BY, GRAPHiCS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISID FILE, GGMP-43-2007-Z.DW'G DATE. 2/2007 ESTATES SHOPPING CENTER SUBDISTRICT AT THE NORTIIWEST CORNER OF GOLDEN GATE BOULEYARD and WILSON BOULEY ARD EXHIBITS V.A.la V.A.lb V.A.2 V.A.3a V.A.3b LAND USE -- GROWTH MANAGEMENT PLAN AMENDMENT SUBMITTED APRIL 200S AMENDED APRIL 2(01) AMENDED AUGUST 201J9 AMENDED SEPTEMBER 2009 CP-2IJOS-1 0 . " PLANNED UNIT DEVELOPMENTS, COMMERCIAL AND INDUSTRIAL ZONING ~.C..nty G151C.U1..--.._ STAFF WORK MAP """ ~.__,~,~_".'-MO """"-,"-""'-_...... WESTERN COLLIER COUNTY L LEGEND GENERALIZED 7CNING . o PLANNED UNIT DEVELOPMENT .PUDCOMMERCIAl ~ .PUDINDUSTRIAL . " . INDUSTRIAL . COMMERCIAL GOLDEN GATE ESTATES DGOlDEN GATE CITY ID"coecowm (~).'~DICATES PUD HAS SUNS(lTm (P)lIOCA1Df'RCF'OmtPUD 0 ""...."',,0$10'0.............._, _ty~T_"'__'''''-~_... "'"""'..~........,""" F "",'I''''' ""',"""""->000-''''''' R 2. E . . . " <;") ~ t-< "':tj . m . " . ESTATE SHOPPING CENTER SUBDISTRICT EXHIBIT V.A.1a GENERAL LOCATION MAP m I J 'H , -.:rr- -,:or- @---i . = ...- -..... 'F. . . .. 'H " -.lI"r- "H' -. ...~ _,::or- -vrr- -vt:- -;:- .... ...... ......",.. -.r.- ......,.. '.~ -,i- -::or- -,:or- ... ... ""Wi""'" -.:t:--",... -",... --.,,- m . -..... -~......... -.r SUBJECT PROPERTY 40.6% ACRES " . -,,.. a "':tj ___ .'W ~ ~ ';>< ...... Cl a . o . " 1___, __,fol . ~ . 'I, ",<e:&?g -tJ~ - A- We"" ~"'"mc' -J " / \ ".;c'^..~ " " R 26 E R 27 E ----,,---...---.-.-...-.'< -.~." .~.~--".,"..-,-,.~,;=.._~,~._",.."..._~~---'"--~.'." OKALEE ROAD C.R.846 HABITAT MlOOCREST QCIl.OEHlM.'lEESTA1ES ,... . GOUltN OAlE ESTA1ES "" , GQ.QiNCAlEESTATtS tlNlT 1$ ESTATE SHOPPING CENTER SUBDISTRICT EXHIBIT V.A.1b GENERAL LOCATION MAP - ENLARGEMENT SUBJECT PROPERTY 40.6:t ACRES OCIUlDfGA'IE ESTATES """ QOLOOI Cll."iI: _AUS UiIf.'. N COUlEN GA1E ESTATES ""' , QOIJl€H (lA1E mAltS IN, , GOL.IlEN GA1'E ESTATES UNIT 194 llClUlEft GAlI~ID UNIT:\te-. -.. ~ :'...10l 0llUI€N OIollUfA'llS UNIT ,to __9A'lE ....... taItT"n ~GA'ltaTA1ES \MTl' CCIt.DOllMlElST.f.fU VNfT12 ....,,,....w.... ','" >YW'f,'13, ',' WARflENBROTHERS I r-I~ttND_ --] I CFNFRAi ':TCJ 70NING 1 i 0 PLANI,f:S, U~!IT .)[V[LOPMENI ! Bil PI)D C'JMMFJ-.'i"'\L I . pur; !~I}usm!/I., I .IN!]I" i"IAC I · CUMM[ r::~!"'L I GOLDE,\! CJ I!:: f:STATES I 6 ,';,(:l,~,;,~ ;'~~I: t~ 1:!~ ", ry 1 ~):~~~~~:~~:OS;ETTED_ '" o '" ", SCM.[ P"'P,.," ,"y, 0''10>'' ~,pp'"" J''^'''~+,", C('''~UNITY Dr'I[L(9~,"' >"~ l'<"'"",,~[N.' "'"~n 'ONI~G "a, -'''<,...., '00' D>n:"/",,," """"0__'"'--" "" RANDALL I;llIl.JXN GATE ESTAq:S I>IIT .. ObIJIIEM.-.1tUtAl[$ UNl'f,17 l!lClIJ)IiN GAlt EST4ll'i '"" .. ~~__ ESTAtts >~~ '\lMT'41 ' DzoN[(J I BOULEVARD COI..llI:WOA1t~ATES lHT,lS oct.1lINOAlEESTATES oUNlT 111 GOl.DOl GATE ESTATES UNIT !SO ~,;(OATEESTATES '-<UNtT 51 E (ESTATES) ESTATES SHOPPING CENTER SUBDISTRICT EXHIBIT V.A.2 AERIAL PHOTOGRAPH D SUBJECT SITE AERIAL PHOTOGRAPH COPYRIGHT COLLIER COUNTY PROPERTY APPRAISERS OFFICE AERIAL DATE: JANUARY 2008 I I I O' 150' JOO' I 600' ESTATES SHOPPING CENTER SUBDISTRICT EXHIBIT V.A.3a ZONING MAP + . 77 . , 10... , . ',J 14(] 5 + + + + -- t., + 4 , + J' + + e + + + J , + + + j , I , , + + + + - \ + ,+ + \t- V -- "",. , C3" I 122 , 12.3 1~4 125 , .3 + 8~ 67 68 , I . 189 ,s SUBJECT PROPERTY: 4Mot ACRES EXISTING ZONING: E (ESTATES) EXISTING USE: VACANT AND SINGLE FAMILY RESIDENTIAL NORTH ZONING: USE: E (ESTATES) SINGLE FAMILY RESIDENTIAL . ~ ~ SUBJECT SITE SOUTH ZONING: E (ESTATES), C-3 (COMMERCIAL INTERMEDIATE) AND CPUD (SNOWY EGRET PLAZA AND WILSON BOULEVARD CENTER) SINGLE FAMILY RESIDENTIAL AND RETAIL COMMERCIAL CENTERS 500' RADIUS USE: EAST ZONING: USE: E (ESTATES) AND C-2 (COMMERCIAL CONVENIENCE) SINGLE FAMIIL Y RESIDENTIAL AND RETAIL CENTER ~ I I I 0' 200' 400' WEST ZONING: E (ESTATES) USE: SINGLE FAMILY RESIDENTIAL COLLIER COUNTY ZONING MAP GGE05E ANO GGE05B Estates Shopping Center Subdistrict Exhibit V.A.3b Summary Table of Land Use & Zoning (within 500 feet) UNIT # TRACT # LAND USE ZONED APPROXIMATE ACREAGE 11 73 USFR (Undeveloped Single Family Residential) E L06 73 DSFR (Developed Single Family Residential E 2,\2 74 DSFR E 4,66 75 DSFR E 5,00 76 USFR E 227 76 DSFR E V3 77 DSFR E 2,50 104 DSFR E 2.50 105 DSFR E 5,01 106 DSFR E 228 111 USFR E 1.14 112 DSFR E 5,00 113 DSFR E V3 140 DSFR E 2,81 141 DSFR E 5,51 142 DSFR E 2,34 14 5 USFR E nl 4 DSFR E 551 3 DSFR E 1.17 3 LJSFR E B8 2 USFR E 2,12 2 DSFR E I Jl6 I UC (Undeveloped Commercial) E 2A1 1 DC (Developed Commercial) C2 L93 13 18 LJS FR E 2,03 17 DC CrUD 8,04 12 125 UC CPUD 5A6 124 USFR E 4,58 123 DSFR E 4,68 122 DSFR E 2,08 122 USFR E L50 89 DSFR E 5,15 88 USFR E 2.08 88 DSFR E 2,50 87 Undeveloped Governmenl E 2AS 87 DSFR E 2JlS S6 DSFR E 4,58 TOTAL IIS,S9 Exhibit V.A.3b Land Use Summary.doc RCGMPA Estates Shopping Center Exhibit VA3b Summary Table of Land Use & Zoning (within 500 feet) Page 2 of2 LAND USE APPROXIMATE ACREAGE USFR (Undeveloped Single Family Residential) DSFR (Developed Single Family Residcntial UC (Undeveloped Commercial) DC (Developed Commercial) Undeveloped Governmenl TOTAL ZONING APPROXIMA TE ACREAGE E, ESTATES C2 CPUD (Commercial Planncd Devclopmcnl) TOTAL ExhIbit V.i\.3b Land Use SUll1l1wry.doL' RC(;MP^ 24,57 74,00 7.87 9,97 2A8 118,89 103A6 L93 13.50 118,89 ESTATES SHOPPING CENTER SUBDISTRICT AT THE NORTHWEST CORNER OF GOLDEN GATE BOULEV ARD and WILSOI\ BOULEY ARD EXHIBIT V.B FUTURE LAND USE DESIGNATION GROWTH MANAGEMENT PLAN AMENDMENT SUBMITTED APRIL 200S AMENDED APRIL 2(01) AMENDED AUGUST 20(1) AMENDED SEPTEMBER 2009 CP-200S-1 ESTATES SHOPPING CENTER SUBDISTRICT EXHIBIT V.B LEGEND lfRBt.IlI-'llDN ESTAlESIlI'l!IIQNA.lION NilRKU..lUIIAI../llUIW.DCIQU,llON 1iI------- ......,,- _"rF...n~ c====.::--...- GOLDEN GATE FUTURE LAND --- --- 0-.......- --- 0--- 0--- ---- .....--- Ul !; 0- -- ......--- .---- -- (1---- It.ll.lQ(ALEE ROAD ......- 0= -- II~":.:- ------..- . .....-........ - - - -.....-- .------ .-...-.--- .-- DINr'.....- - ---.---.... -----...--- -.-----... Ul !Ii 0- lIAKlKALEE ROAD I I I I I I S.R.84 ! ~ g ei ~ g 0 SCALE ,.. , , , , I . '" '" '" ." '" ~""Gl$ICAlllW"l'lHlia:t;TlOl (UMIoI(11'1IEVU.lJ"I€JlT_DlVllllMVfTIll.$DVIl:D1IIVWIIO ~mllV2OO8 'll.L~1JIVli R20E R27E AREA USE MAP SUBJECT SITE: ESTATES (MiXeD USE DISTRICT, RESIDENTIAL ESTATES SUBDISTRICT) = 30.62:!: ACRES ESTATES (MIXED USE DISTRICT, NEIGHBORHOOD CENTER SUBDISTRICT) = 10.00t ACRES . R28E ESTATES SHOPPING CENTER SUBDISTRICT AT HIE NORTHWF,ST CORNER OF GOLDEN GATE BOULEVARD and WILSON BOULEY ARD EXHIBITS V.C.la V.C.lb FLUCFS AND SOILS MAPS GROWTH MANAGEMENT PLAN AMENDMENT SUBMITTED APRIL 200S AMENDED APRIL 2(01) AMENDED AUGUST 2009 AMENDED SEPTEMBER 20(1) CP-200S-1 ESTATES SHOPPING CENTER SUBDISTRICT EXHIBIT V.C.1 a FLUCFCS MAP D SUBJECT SITE c=J FLUCCS LINE I 0' I I 200' 400' ~ FLUCCS CODE FLUCCS DESIGNATION ACREAGE % 121 SINGLE FAMILY HOME 9.00 22.16 321 PALMETTO 2.40 5,91 411 PINE FLATWOOOS 5BO 14.28 428 CABBAGE PALM 3.0 7.39 621 CYPRESS CANOPY WITH BRAZILIAN PEPPER 0,66 L62 624D PINE, CYPRESS, CABAGE PALM - DRAINED 18.86 46.43 814 ROADS ANO HIGHWAYS 0.81 L99 8335 PUMP STATION 0.09 0,22 TOTAL 40,62 100,00 AER~L PHOTOGRAPH COPYRIGHT COLLIER COUNTY PROPERTY APPRAISERS OFFICE AERIAL DATE: JANUARY 2008 .__,..._._~________.._...........-,,~.. """, "m~.'__'_""""~"___'_""'__... ESTATES SHOPPING CENTER SUBDISTRICT EXHIBIT V.C.1 b SOILS MAP D SUBJECT SITE c=J SOILS LINE ~ I I I 0' 200' 400' DESCRIPTION ACREAGE BOCA FINE SAND (21) 657:1: PINEDA FINESAND, LIMESTONE SUBSTRATUM (14) 34.03:1: PERCENTAGE 16% 84% TOTAL 40,6:1: 100% AERIAL PHOTOGRAPH COPYRIGHT EXHIBIT VC 1 R COLLIER COUNTY PROPERTY APPRAISERS OFFICE AERIAL DATE: JANUARY 2008 Page 1 of 5 " ; , ~ (21) Boca Fine Sand- This nearly level, poorly drained soil is on the flatwoods. Individual areas are elongated and irregular in shape and range from 20 to 350 acres. The slope is 0 to 2 percent. Typically, the surface layer is very dark gray fine sand about 4 inches thick. The subsurface layer is fine sand to a depth of about 26 inches; the upper part is light gray and the lower part is brown. The subsoil is dark grayish brown fine sandy loam to a depth of about 30 inches. Limestone bedrock is at a depth of about 30 inches. In 95 percent of areas mapped as this soil, Boca soils make up 79 to 93 percent of the map unit. characteristics of Hallendale soil are similar. and similar The Soils of dissimilar characteristics included in this map unit are small areas of pineda and Riviera, limestone substratum soils in slough landscape positions. These soils make up about 7 to 21 percent of the unit. The permeability of this soil is moderate. The available water capacity is very low. In most y~ars, under natural conditions, the seasonal high water table is between 6 to 18 inches of the surface of 1 to 6 months. In other months, the water table is below 18 inches and recedes to a depth of more than 40 inches during extended dry periods. Rarely is it above the surface. Natural vegetation consists mostly of south Florida slash pine, cabbage palm, sawpalmetto, waxmyrtle, chalky bluestem and pineland threeawn. This soil is poorly suited to. cultivated crops because of wetness and droughtiness. The number of adapted crops is limited unless very intensive management practices are followed. With good water control and soil improving measures, the soil can be made suitable form many fruit and vegetable crops. A water control system is needed to remove excess water in wet season and provide water through subsurface irrigation in dry seasons. Row crops should be rotated with cover crops. Seedbed preparation should include bedding of the rows. Fertilizer and lime should be added according to the need of the crops. With proper water control, the soil is well suited to citrus. Water control systems that maintain good drainage to an effective depth are needed. Bedding the soil prior to planting provides good surface and internal drainage and elevates the trees above the seasonal high water table. A good grass cover crop between the trees helps to prutect the soil from blowing when the trees are young. With good water control management, this soil is well suited to pasture. A water control system is needed to remove excess water during the wet season. It is well suited to pangolagrass, EXHIBIT VC.1 B Page 2 of 5 " ( bahiagrass and clover. Excellent pastures of grass or grass- clover mixtures can be grown with good management. Regular applications of fertilizers and controlled grazing are needed for highest yields. This soil is moderately suited for desirable range plant production. The dominant forage is creeping bluestem, lopsided indiangrass, pineland threeawn and chalky bluestem. Management practices should include deferred grazing and brush control. This Boca soil is in the South Florida Flatwood range site. This soil has severe limitations for most urban uses because of wetness. If this soil is used as septic tank absorption fields, it should be mounded to maintain the system well above the seasonal high water table. For recreational uses, this soil also has severe limitations because of wetness, but with proper drainage to remove excess surface water during wet periods, many of these limitations can be overcome. This Boca soil is in capability subclass IIIw, EXHIBIT V C 18 Page 3 of 5 -;.c;~--:-:;;:..~~=- In 95 percent of the areas mapped as Hallandale fine sand, Hallandale and similar soils make up 83 to 98 percent of the map unit. In the remaining areas, the Hallandale soil makes up either a higher or lower percentage of the mapped areas, The characteristics of Boca and Jupiter soils are similar to Ihose of the Hallandale soil. The dissimilar soils in this map unit are small areas of Pineda and Riviera, limestone substratum, soils in sloughs, These soils make up about 17 percent or less of the unit. The permeability of this soil is rapid, The available water capacity is very low Under natural conditions, the seasonal high water table is between a depth of 6 to 18 inches for 1 to 6 months during most years, During the other months, the water table is below a depth of 18 inches, and it recedes to a depth of more than 40 inches during extended dry periods, The natural vegetation consists of South Florida slash pine, saw palmetto, creeping bluestem, chalky blueslem, and pineland threeawn, This soil is poorly suited to cultivated crops because of the wetness and droughtiness. The number of adapled crops is limited unless very intensive management practices are used. With good water-control and soil- improving measures, this soil is suitable for many fruit and vegetable crops, A waler-control system is needed 10 remove excess water during wet seasons and to provide water through subsurface irrigation during dry seasons. Row crops should be rotaled with cover crops. Seedbed preparation should include bedding of the rows, Applications of fertilizer and lime should be based on the needs of the crops, With proper waler-control measures, Ihe soii is well suited to cilrus. A water-control system Ihal maintains good drainage 10 an effective depth is needed. Planling on raised beds provides good surface and internal drainage and elevates the Irees above the seasonal high waler table. Planting a good grass cover crop between Ihe trees helps to protect Ihe soil from blowing when Ihe trees are younger With good waler-control management, Ihis soil is well suited to pasture. A water-control system is needed to remove excess water during Ihe wet season, This soil is well suited to pangolagrass, bahiagrass, and clover Excellent pastures of grass or a grass-clover mixture can be grown with good management. Regular applications of fertilizer and controlled grazing are needed for Ihe highest possible Yields. This sOil is moderately suited to range, The dominanl forage consists of creeping blueslem, lopsided indiangrass, pineland threeawn, and chalky bluestem. Management practices should include deferred grazing Soil Survey and brush control. This Hallandale soil is in the South Florida Flatwoods range site, This soli has severe limitations for most urban uses because of Ihe shallow depth to bedrock and the wetness, It has severe limitations for septic tank absorption fields because of the depth to bedrock, wetness, and poor filtration, If this soil is used as a septic tank absorplion field, it should be mounded to maintain the system well above the seasonal high water table, For recreational uses, this soil has severe limitations because of welness, the sandy texture, and the shallow depth to bedrock; however, with proper drainage 10 remove excess surface water during wet periods, some of these limitatibns can be overcome. This Hallandale soil is in capability subclass IVw, 14-Pineda fine sand, limestone substratum This nearly level, poorly drained soil is in sloughs and poorly defined drainageways, Individual areas are elongated and irregular in shape, and they range from 20 to 300 acres in size, The slope is 0 10 2 percent. Typically, Ihe surface layer is dark grayish brown fine sand aboul4 inches thick, The subsurface layer is light brownish gray fine sand to a depth of about 12 inches, The subsoil exlends to a deplh of about 55 inches, The upper part of Ihe subsoil is brownish yellow and very pale brown fine sand, the next part is grayish brown sandy clay loam, and the lower part is light brownish gray and dark grayish brown fine sandy loam. Limestone bedrock is at a depth of about 55 inches, In 95 percent of the areas mapped as Pineda fine sand, limestone substralum, Pineda and similar soils make up 791098 percenl of the map unit. In the remaining areas, the Pineda soil makes up either a higher or lower percentage of Ihe mapped areas. The characterislics of Holopaw and Riviera, Iimeslone substratum, soils are similar to Ihose of Ihe Pineda soil. The dissimilar soils in this map unit are small areas of Boca, Hallandale, and Malabar soils in landscape positions similar 10 Ihose of the Pineda soil. These soils make up aboul11 percent of less of the unit. The permeabilily of this soil is slow The available water capacity is low Under natural conditions, the seasonal high water lable is within a depth of 12 inches for 3 to 6 months during most years. During the other months, the waler lable Is below a depth of 12 inches, and it recedes 10 a depth of more than 40 inches during extended dry periods. During periods of high rainfall, Ihe soil is covered by shallow, slowly moving water for aboul 7 days, The natural vegetalion consisls of South Florida slash pine, waxmyrtle, chalky biueslem, blue maiden cane, and gulf muhly. EXHIBIT VC.1B Page 4 of 5 ... Collier Counly Area, Florida This soil is poorly suited to cultivated crops because of Ihe wetness and droughtiness. With good water-control and soil-improving measures, this sOil IS sUitable for many fruit and vegetable crops, A water-control system is needed to remove excess water during wet seasons and to provide water through subsurface irrigation during dry seasons. Row crops should be rotated with cover crops, Seedbed preparation should include bedding of the rows. Applications of fertilizer and lime should be based on the needs of Ihe crops, With proper water-control measures, the soil is moderately suited to citrus, A water-control system Ihal mainlains good drainage to an effective depth is needed. Planting on raised beds provides good surface and internal drainage and elevates the trees above Ihe seasonal high water table, Planting a good grass cover crop between the trees helps to protect the soil from blowing when the trees are younger With good water-control managemenl, this soil is well suiled to pasture. A water-control system is needed to remove excess water during the wet season, This soil is well suited to pangolagrass, bahiagrass, and clover Excellent paslures of grass or a grass-clover rnixlure can be grown with good management Regular applications of fertilizer and controlled grazing are needed for the highesl possible yields, This soil is well suited to range, The dominant forage consists of blue maidencane, chalky bluestern, and bluejoint panicum, Management practices should include deferred grazing, This soil is in the Slough range site, This soil has severe limitations for most urban uses because of Ihe high water table, It has severe limilations for septic tank absorplion fields because of Ihe wetness, slow percolation, and poor filtration. Building sites and septic tank absorption fields should be mounded 10 overcome these limitations. This soil also has severe limitations for recrealional developmenl because of wetness and the sandy texlure. The problems associaled with wetness can be correcled by providing adequate drainage and drainage outlets to control the high water lable. The sandy lexlure can be overcome by adding suitable lopsoil or by resurfacing Ihe area, This Pineda soil is in capability subclass IIlw 15-Pomello fine sand . This nearly level, moderately well drained soil is on low ndges on f1atwoods, Individual areas are eiongated and lrre I . , gu ar In shape, and they range from 510 100 acres in size. The slope is 0 to 2 percenl . Typically, Ihe surface layer is gray fine sand about 4 Inches th' k T . . f IC. he subsurface layer IS fine sand 10 a deplh o about 35 inches The upper pari of the subsurface layer IS light gray, and Ihe lower part is while. The subsoil IS fine It.-- sand to a depth of about 60 inches, The upper part of the subsoil is black, the next part is dark brown, and the lower part is brown, The substratum is light yellowish brown to brown fine sand 10 a depth of about 80 inches, In 95 percent of the areas mapped as Pomello fine sand, Pomello and similar soils make up 85 to 98 percent of the map unit In the remaining areas, the Pomello soil makes up eilher a higher or lower percentage of the mapped areas. The permeability of this soil is moderately rapid, The available water capacity is low Under natural conditions, the seasonal high water table is at a depth of 24 to 42 inches for 110 5 months during most years, During Ihe olher months, Ihe water table is below a depth of 40 inches, and it recedes to a depth of more than 80 inches dUring extended dry periods, The nalural vegelation consists mostly of oak, South Florida slash pine, saw palmetto, cactus, chalky bluestem, creeping bluestem, and pineland threeawn, This soil is poorly suited 10 cultivated crops because of the droughtiness. The number of adapled crops is limited unless very intensive management practices are used, Wilh irrigation and soil-improving measures, Ihis soil is suitable for many fruit and vegetable crops. Row crops should be rotated with cover crops, Applications of fertilizer and lime should be based on the needs of the crops. Wilh proper water-control measures, Ihe soil is well suited to citrus. A water-control system that maintains good drainage to an effective depth is needed. Planting on raised beds provides good surface and internal drainage and elevales the Irees above the seasonal high water lable. Planting a good grass cover crop between the Irees helps to prolecl the soil from blowing when the trees are younger This soil is moderately suited to pasture, Pangolagrass and bahlagrass are adapted species, but they produce fair yields with good management Regular applications of fertilizer and conlrolled grazing are needed for the highest possible yields. This soil is poorly suited 10 range. The dominanl forage consists of creeping bluestem, lopsided indiangrass, pineland threeawn, and chalky bluestem, The dense growlh of scrubby oaks, saw palmetto, and other shrubs dominales the desirable forage. Management praclices should include deferred grazing and brush conlroL Liveslock usually do not use this range site, except for protecllon and as dry bedding ground during the wet seasons This Pomello soil is in the Sand Pine Scrub Range site ThiS soil has moderale Iimitalions for most urban uses because of Ihe wetness and droughliness. It has severe iimilations for seplic lank absorplion fields because of welness and the poor filtration If Ihls soil is used as a E::XHIBI'f vc 1 B P,1ge 5 of 5 ESTATES SHOPPING CENTER SUBDISTRICT AT THE NORTHWEST CORNER OF GOLDEN GATE BOULEY ARD and WILSON BOULEY ARD EXHIBIT V.C.2 LISTED SPECIES GROWTH MANAGEMENT PLAN AMENDMENT SUBMITTED APRIL 2008 AMENDED APRIL 2009 AMENDED AUGUST 20(1) AMENDED SEPTEMBER 2009 CP-200S-1 LISTED SPECIES SURVEY ESTATES SHOPPING CENTER SUBDISTRICT (Previollsly known as The Village Common of Golden Gate Estates) Collier County, Florida OCTOBER 2006 Prepared By: Collier F:nvironmental Consultants, Inc. 3880 Estey Avenue Naples, Florida 34104 (239) 263 - 2687 EXHIBIT V.C.2 Page 1 of 22 ! Introduction I Purpose This report is an accOlmt of a Listed Species Survey rccently performed on an acre tract. The parcel is located in Golden Gate Estates Collier COW1ty, Florida. Its purpose is to identify and dcscribe key habitats and report any listed species using the site that would be at risk due to possible fiJture development actions on the site. This survey and report are based on fieldwork performed dming September 2006, II Site Description The site consists of approximately 33.5] acres and is located in Section 9, Township 49, Range 27; Collier County, Florida, The name of the projeet is The Village Common of Golden Gate Estates. The site consists of two separate parcels. See Exhibit # 1 - Location Map The dominant forest types on these parcels are Pine 1 Cypressl Cabbage palm (624 D) and Palmetto (321} Thc availability of good functional habitat has been restricted. The parcels are located within a platted subdivision and at a very busy intersection. In addition, the parcels have some exotics and the natural hydrological regime has been disrupted. This Threatened and Endangered Species Survey placed an emphasis on surveying the pine tlatwoods, this habitat offers some of the best quality foraging and nesting areas onsite. It has been noted that pine tlatwoods are a prime habitat for the Red-Cockaded Woodpeckers and Big Cypress Fox Squirrels, However, uo RCW's were sighted or active cavity trees found, In total the site consists of approximately 33.5 I acres. The following is how the acreage figures breakdown. ELUCCS CODE 0,91 acres 14,63 aeres 2.37 aercs 13.97 acres L63 acres Cypress with Brazilian pepper Single family home Palmetto Slash pine, Cypress, Cabbage palm Disturbed 1 Cabbage palms 621/422 121 321 624(D) 740/428 See Exhibit #2 - FLUCCS M~p EXHIBIT V.C.2 Page 2 01 22 / III Threatened and EndaRl!:ered Species Survey The required survey for a Threatened and Endangered Species Survey calls for a survey covering 100 % of the site, at prescribed transect distances per site acreage. Such a survey was conducted in September 2006. Established transects were oriented north - south and east - west and superimposed on an aerial map of the site. These transects were ground - located and walked by compass bearing, Early morning (0730 - 1000 ), mid-day (1100 - 1500) and late-day (1500 - 1800) time periods were chosen to survey these transects, This survey was conducted daily for approximately 20 hours. All possible species of plants and animals listed by state and federal agencies were noted. IV ResnIts & Discussions Listed Flora Several species of plants that are listed by government agencies were found on this property during the transect surveys and none of the onsite plants are considered as being rare, Several species of TilIandsia were found. These plants are listed by the FDA as endangered, primarily due to their commercial value. Refer to Exhibit # 3 Cumulative Plant List Listed Fanna Refer to Exhibit # 4 - Wildlife Species Observed Kev Species Discussion: Red Cockaded Woodpeckers Red-Cockaded woodpeckers are known to inhabit Pine Flatwoods, Observations were keyed to searching for signs or calls of these animals. All mature pines were checked along the transect routes. Particular attention was paid to the south and west faces of the trees, as that seems to be the predominant location of cavity openings. No individuals or cavity trees were identified during this survey. Gopher Tortoise This site does not offer suitable habitat for Gopher tortoise. Searches were keyed in the best areas such as the pine-palmetto areas, However, no signs or burrows were identified on the subject parcels. EXHIBIT V.C.2 Page 3 of 22 2' Big Cypress Fox Sqnirrels Big Cypress Fox Squirrels are known to use similar habitat as Red - Cockaded Woodpeckers, Observations were keyed to searching for signs or calls of these animals, such as leaf nests in canopy trees or the distinctive chattering of territorial squirrels, Several chewed pinecones were found on site, However, only gray squirrels were observed actively foraging. No Fox squirrels were identified on site during this survey. Fox squirrels are known to inhabit Golden Gate Estates and surronnding areas. Florida Panther Several individuals have been identified several miles to the east of the project site No individuals have been documented utilizing this project site or identified during this survey, This species also has a large home range and is known to inhabit Golden Gate Estates and surrounding areas. See Exhibit # 5 Florida Black Bear No individuals were observed during this survey even though Black bears are known to inhabit the general area. Special attention was for given for signs such as scraps, tracks and scat. This mammal has a large home range and is known to inhabit Golden Gate Estates and surrounding area~. Conclusions Our survey found no listed species on this site. In fact, very little wildlife was noted during the survey conducted over several days, Transects were walked on straight compass bearings along a grid spaced at approximately 20 yards apart for the entire parcel. Other transects were primarily meandering transects through areas of prime habitat. All transects were walked at varying times from post-dawn & mid-day to pre- snnset hours, The pine, palmetto areas still have enough recognizable character to support foraging by common small mammals and birds. Signs of small mammals such as rabbits, raccoons were readily visible in these areas, Several species of songbirds were seen passing through the transect areas during this survey, Several factors have contributed to the dccline of this site. The site has relic plant communities. The pine flatwoods and the pinel cypressl cabbage palm areas give hints of a greater past ability to support major populations of mammals and birds, The main factor contributing to the decline of quality habitat is the SUlTounding developments, Several single family homes are within the study area. In addition, the hydrological regime of this site has also been severely altered. This study area is also located at a very busy intersection, The high traffic patterns and the single family homes has affected the natural EXHIBIT V.C.2 Page 4 of 22 ? .~ movement of mammals. I sllspect that any small, medium and/or large mammal movements would be at night. During this survey no threatened and/or endangered species were identified vertebrates. The only plant species identified was TilIandsia spp. EXHIBIT V.C.2 Page 5 of 22 /i -' Threatened. Endanl!ered and Species of Special Concern Species Present Absent Black bear Florida panther Everglades mink Big Cypress Fox squirrel x x x x Indigo snake American alligator Gopher tortoise Gopher Frog x x x x Southeastern American kestrel Red-Cockaded woodpecker Florida Scrub Jay Wood stork Snail kite Bald eagle Limpkin Osprey White ibis Tricolored heron Snowy egret Reddish egret Little blue heron x x x X X X X X X X X X X EXHIBIT V.G.2 Page 6 of 22 :-'; LOCATION MAPS EXHIBIT # I EXHIBIT V.C.2 Page 7 of 22 LOCATION MAP ~^,_.~_____..n__~_'______ ......- ,. --- N l--~ 1 \ ..--.-- 5':t~~~-:' ":'~-- i-<l;-~"\< -~ -- I i.~ \k > j I l~ -:= I' ~, \_ \ _ ___.i~_ I I ~c: 2)" 1:___ _ · .._~ _:::...r--I\i= lOt" -:tH :ilntU<d , . .:""-~ ,\ i""''''' I I --T--~ ~~-mJLn~~ i;r;~;:~-::T,-----'-'-- -- \-_. i-'---' ~. 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H ) ~~ .. .. a !i ~ ... -3 2 _ ~ e _ E ; _ _ _ _ : ~ : ~p ;.:1 :.: = :: to i:ll ~ '4 :1'; 3' ! - . . ti ; H! ~f ~ ;N f~H .. ~ 2 ..:;I; S!: ~ ;rU~:tHjl t:. i = ; ~ .. .. ; ... " ~ , ~[! . . ~ ::; H i.; . S S Q .. :;, ~ l; IiI ;; ~ ~^ ~"b ~k; .. .. ~j~ :t .. -1J ~ J! - " .. .. .. ::: ;; ~ . t: ~ .._ .. _ t; 0 o ~U h , !: 8a:.~~s~::! g_2 _! = ~ ..:;t 1;l . 2 ~ ~ - , --oj ~i1 ~ :! ;=.~~~~~ . ;:! ~ ~ ~i:i r: ~ ~ .. .. .. .. g :; :g ;,' . , .~ ~ :: _d .. ~; , _ a ~ ~ ;; - - : . . : ~ Ie r- - · a ; - :: _ _-~ilfi 2 ;?! 1} ~ ..; : =- t ;. :: :: ;'1=1: ~ = :: , 2 ';i- - ,', . ; ~i ~ - . , . . ~:: ;: . ;& '::1 M 3 is I:ldiflif~ .. ..1" ; . . $I ~ ... ... ... ~ ::: ~ g ;; ~ " ... " . FLUCCS CODE MAP EXHIBIT # 2 EXHIBIT V.G.2 Page 10 of 22 i )ti~";~:';' ;.Ji'.,V;'" '."', ,.;~t~ '-y,: ::;tt ,;1'.- . ~''r:'.' ~"l f~~: .(~:3l:1, ,~ ' :y,., :~~H' , ~~ J,' "m' ; '~'JI; '-" -. '. i j~M-.c ,',1/ ---.-.- j,..- ',!~.~ ~ .j. ~.<;" .- I'~"''';;'' ',' '-f,"'" ': - " _...N" ... ." ~, < 10', ~i'il." ! ';'~"~~I~,<~.l'.trii~f;~.';l1..i _ _~:0".~'J~.,.~~~"(~ ' _,./v~~:>~,~': '.,'_'~'",'-__' ....'11 ,-;;.~"'", "', - -;---.:;'~'--) H.UGGS l. r::~'ilCiNA1' ION ..__,_"C'..",__ ,','::\ \~k' r;'(liHy t lO;lb [<J;I!lf;I"~ CYll~-"~'~ CmH>lW \,t1i,th ::it<1zinall P~nr-H~I' Mh:tt-~~ory (potentially jurisdlctiom'J) ,,'t',tm \dr'-i\118LI}, nmHurh;di(;Hollal ~lk:jl'rbl df(:;[,!~I)anc Pninu 'fPTPJ EXHIBIT VG.2 Page 11 of 22 CUMULA TIVE PLANT LIST EXHIBIT # 3 EXHIBIT V.C.2 Page 12 of 22 FLUCCS CODE AND YEGETATION INYENTORY I?LUCCS CODE (Description) Common Namc Scientific Name Indicator Status 121 Single Family Homes 14.63 acres 624 J) Slash pine, Cypress, Cabbage palm 13.97 acres Upland This is thc laTgest natural habitat within this project The species composition consists of both wetland and upland plant species. The Mea does not meet the criteria as Jurisdictional, Slash pinc Cabbage palm Cypress palmetto Laurel oak Strangler fig Myrsine Beauty bush SnowbelTY Dahoon ho lly Brazilian pepper wax myrtlc Broom sedgc Caesar weed Virginia creeper Cat-briar Poison ivy Grape vine Whitehead broom Florida Trcma Chocolate weed Pinus el/iotti Sabal palmetto Taxodium spp. Serona repens Quercus laurifolia Ficus aurea Myrsine floridana Cal/icarpa Americana Chiococca alba !lex cassine 8chinus terebinthifolius Myrica cerifera Andropogon virginicus Urena lobata Ampelopsis quinquefolia Smilax spp. Toxicodendron radicans Vitis rot undifiJlia Spernuu'oce tJcrlicillata Trema spp, Melochia corchorifolia FACW FAC OBL FACU FACW FAC PAC UPL UP\. OBL Exotic FAC+ FAC- FACU FAC FAC FAC FAC FAC FAC FAC Cp,D M,C Cp,O G,C Cp,O M,O M,C/G,C M,O G,D M,O M,C M,O G,O G,O C;,O G,C G,O G,D G,C M,O G,C 621 /422 Cypress - Brazilian pepper 0.91 acres Transitional This area may bc considered jurisdictional wetlands, This Mea is located in Unit 111. The area has hecn impacted by the lowering of the ground water table and by the neighboring development This is evident by the heavy coverage of Brazilian pepper and vines, Thc area is vegetated with sueh species as: Cypress Taxodium spp, OBI, EXHIBIT V.C.2 Cp,D Page 13 of 22 Cabbage Palm Brazilian pepper Swamp fern Grape vine Poison ivy Smilax Sabal palmetto Schinus tercbinthifolius Blechnum serruJatum Vitis rotundifolia Toxicodendron radians Smilax spp. FAC Exotic FACW+ FAC FAC FAC 321 Palmetto 2.37 acres Uplands M,O M,D G,C G,O G,O G,O This area consists of a sparse Slash pine canopy with a palmetto understory. This habitat is located in Unit] 10. The area would be considered upland, Thc arca is vegetated with a variety of species. The following species wcre identified within this habitat Slash pine Cabbage palm Dahoon holly Palmetto Melaleuca Brazilian pepper Winged Sumac Myrsine Penny royal fettcrbush Gallberry buckthorn Florida Irema Dewberries Broom sedge Beggers ticks Ragweed Grape vine Poison ivy Smilax snowberry Pinus elliotti Sabal palmetto lIex cassine Serona repcns Melaleuea quinquenervia Schinus terebinthifolius Rhus copallina Myrsine f10ridana Piloblephis rigid a Lyonia lucida lIex glabra Bumclia rcclinata Trcma spp, Rubus spp. Andropogon virginicus l1idcns alba Ambrosia arlemissiifolia Vilis rolundifolia Toxicodendron radians Smilax spp. Chiococca parvifolia FACW FAC OBL FACU Exotic Exotic UPL FAC UP!. FACW FACW FAC FAC FAC FAC FACW FACU FAC FAC FAC UPL 740/428 Disturbedl Cabbage palms Upland 1.63 acres Cp,D M,C M,O G,C Cp,D M,D M,O M,C G,O M,O M,C M,O M,O G,C G,O G,O G,C G,D 0,0 G,C CUl This area is in Unit 110, The arca has a dense carpet of Grape vine, This area would be considered upland, Cabbage palm Brazi I ian pepper Winged Sumac Saba I pa lmetto Schinus terebinthil()hus Rhus copallina FAC Exotic UPL EXHIBIT V.C.2 M,C M,D M,O Page 14 of 22 Myrsine Grape vine Poison ivy Smilax Myrsine floridana Vitis rotundifolia Toxicodendron radians Smilax spp, FAC FAC FAC FAC M,C G,D G,O G,C ABREVIATIONS - Canopy (Cp), Midstory (M), Ground Cover (G) Dominant (D), Common (C), Occasional (0) INDICA TOR ST A TlJS - Obligate (OBL), Facultative wet plants (FACW), Facultative plants (F AC), Upland (UI'L) EXHIBIT V.C.2 Page 15 of 22 WILDLIFE SPECIES OBSERVED EXHIBIT # 4 EXHIBIT V.C.2 Page 16 of 22 WILDLIFE SPECIES OBSERVED Common Name Amnhibian & RentiIes: Six- lined racerunner Brown anole Black racer Florida Box turtle Birds: Dove- ground Dove- mourning Copper Hawk Vulture, turkey Vulture, Black Pileated woodpecker Northern flicker Crow, American Boat-tailed Grackle Common grackle Bluejay Carolina wren Northern mockingbird Cardinal Chuck-will's widow Common nighthawk Mammals: Gniy squirrel Raccoon Hispid cotton rat Nine-banded armadillo Eastern cottontail Feral cat Species Cnemidophorus sexlineatus Ano lis sagrei Colwnber constrictor Terrepene carolina bauri Columbina passerina Zenaida macroura Accipiter cooperii Cathartes aura COrlU!yps atratus Drvocopus pileatus Colaptes auratus Corvus brachvrhynchos Ouiscalus maior Ouiscalus quiscuIa Cyanocitta cristata Thrvothorus ludovicianus Mimus polyglottos Richmondena cardinalis Caprimlllgus carolincnsis Chordeiles minor Sciurus carolinensis Procyon lotor Sigmodon hispidus Dasypus noyemcinctu SylyiaIagus floridanus Felis domestica EXHIBIT V.C.2 Status Page 17 of 22 Suspected Listed Species per FLlJCCS CODE These species are known to be found wilhin these FLUCCS codes, It should be noted that there were none directly observed. lIowever, they arc suspecled and potentially can inhabit these biological communities. 411 Eastern Indigo Gopher tOlioise Gopher trog Red-rat snake Florida pine snake Southeastern kestrel Red cockaded woodpecker Fox squirrel Black bear Panther Fakahatehee burmannia Stain leaf Paw-paw Florida coontie 624,621 Blaek bear Panther Tri-color heron Snowy egret Little blue heron Limpkin Wild Pines, Tillandsia spp, Stiff - leaved Rccurved wired-leaved Bultcrflyorchid EXHIBIT V.G.2 Page 18 of22 PANTHER HABITAT MAP EXHIBIT # 5 EXHIBIT V.G.2 Page 190122 MERiT Pant/wi Habita! Excluding Rural Lands - - --,- - ---- --- -----, - --- T------- -------'-------l II i_~___ ' '}'I' Lee COllnty . \____r'.f"I. .-- \---"-----~ I i::~~:~;W -------,-----'-- I ;3anctuc'" n,l., . \:..',.,'..' Lqp:ii.Z\ r.i1Rlf r;.ntll'_'f ll~l;i~,i_ P,,1U-.3ICOr,'iu[I.<i~on/<Je:! r~~-_'.~'-------\ Pri,;l<_;Y L=-~-~~ 1 ']U',LY -1 i I , i 1~/'-- --l---" - : r '"--I I ' - '10 ! \ J\ '. --~--' '_ ~ ' J C a ~I ~ 7 .~ I"'!f\ - __L', -'---, ~ I' W !'l i i.U -I -- I " ~ - --1: - J, "-""':~ \,,}-~~;---------------I ,", i [ \ .:[\11) ! \ \ ~i \r\r V 1'\.';'1/)/\ _ II-I!)!": \8'\)1" r:'liF~, k,c;~l \r~,l;'i . . ';-~} \,.,.".,- \',;,:~;~(<, t~,; "t., ~j!(J .'.'. . '~~rp:~(, ' :' \ '( l . ~/;' . \/:'.;~>-,']:'. ~'.' '. '>-,.~-. \ 10.9,.W: ,_:;d~"' f;'_+'., '-r; Ii EXHIBIT V.G.2 ''\ ' 'U' '.'..' - \.-, - ..------ , . IMMOKAlEE. RO E -.C'" .:~);y ~~\ ..-... CH 858 Florida Panther NWR ; ?~~ Fakahatchec Stmlld Statr:: PreSf3cl" " " . l' , , , f' r.: ---~_.-',,-,- "J _ ... L..__,L -_-.I "0 Mi!f:;s -<~..- Page 20 of 22 c:: ~.JB m 0< '" I I I I \ \ t<, 1 :~J1 I .~...".. ADDENDUM On September 2006 a Listed Species Survey was conducted at a 33.51-acre site called The YiIlages Common of Golden Gate Estates, The site is located in Section 9, Township 49 Range 27. The site is located on the north side of Golden Gate Blvd and west of Wilson Blvd, Since the original Listed Species survey was conducted two additional single-family parcels were added. The total acreage site is now 40.62 acres, As requested by Collier County Environmental statT on May 2, 4 and 5, 2009 a brief assessment for listed species was conducted on the additional acreage. The following outlines our findings: On May 2, 4 and 501'2009 Collier Environmental Consultants examined the addition acreage. The additional acreage consists of two platted single-family Golden Gate Estate lots, Both lots have single-family residcnccs on site, One site parallels 3rrl Street NW and the other is perpendicular to I sf Street NW and Golden Gate Blvd. The parcel along I sf Street NW has been partially cleared and has a high privacy fence along the entire pcrimeter of the parceL This fence limited this survey and limits movement of any large mammals on this subject parccL The parcel along 3rrl St NW still has some native habitat in front and behind the single-family structurc, This habitat is also contiguous to other native habitat Dming this survey there was a lot of high traffic noise and human disturbance, Both corners are a high traffic area. The heavy traftic patterns and associate noise has a limiting factor on this parcel as suitahle habitat In is our conclusion that any mammal movement within these parcels probably occurs at night. The main vertebrates encountered were birds traversing the subject parceL Our survey found no lisled vertebrale species 011 site. Our survey did find a few Tillandsia's on sitc. Amphibian & Reptiles: Brown anole Anolis sagrei Birds: Dove- ground Dove- mourning Ringed Tunle Dove mock ingbird Northcrn flicker Crow, American Common grackle Bluejay Gray catbird Cardinal Columbina passeljnQ Z.~naida macroura SlreQlQj2"lifll:!!;oriil Mimus llQ!yglotlos Colaptcs aurallls C:()IY\i!>12rach yrh y nchos Ouiscallls quiscula Cyanocilla crislata Dumctcll g_\'<1!.QI i neilsi~ Richm(l\!tklla car;:!j}1al~ EXHIBIT V.C.2 Page 21 of 22 ESTATES SHOPPING CENTER SUBDISTRICT EXHIBIT V.C.1a FLUCFCS MAP " .. "" .,a...~ _"~SO .' ilt.'r\ c:J SUBJECT SITE CJ FLUCCS LINE I 0' I 200' I 400' FLUCCS CODE FLUCCS DESIGNATION ACREAGE % 1--'- 121 SINGLE FAMILY HOME 9,00 22,16 321 PALMETTO 2.40 5.91 411 PI N E FLA TWOODS 5,80 14,28 _._---_..~-~--_.--~- 428 CABBAGE PALM 3.0 7,39 621 CYPRESS CANOPY WITH BRAZILIAN PEPPER 0,66 L62 -- -~-~- 6240 PINE, CYPRESS, CABAGE PALM - DRAINED ROADS AND HIGHWAYS 18.86 46.43 L99 0,22 100,00 TOTAL 0,81 0,09 40.62 814 8335 PUMP STATION AERIAL PHOTOGRAPH COF'yr~IGHT COLUER COUNlY PROPERlY APPRNSERS OFFICE AERIAL DATE: JANUARY 20013 EXHIBIT V.C.2 Page 22 of 22 ESTATES SHOPPING CENTER SUBDISTRICT AT nlE NORTHWEST CORNER OF GOLDEN GATE BOULEY ARD and WILSON BOULEY ARD EXHIBIT V.C.3 HISTORICAL / ARCHAEOLOGICAL PROBABILTY GROWTH MANAGEMENT PLAN AMENDMENT SUBMITTED APRIL 200H AMENDED APRIL 200<) AMENDED AUGUST 200<) AMENDED SEPTEMBER 200<) CP-200H-1 Page I of 1 Sharon Umpenhour From: Marco Espinar [marcoe@prodigy.net] Sent: Thursday, August 06, 2009 11 :00 AM To: Bailey Erin Cc: Sharon Umpenhour Subject: Historical/Archaelogical Search Good Morning Erin, I need an archaeIogical / historical search for Section 4, Township 49, Range 27 in Collier County. I have a project 41 ac+/- in the south east corner of the section. Can you please send me a letter and map of your records. Thank You Marco Espinar Collier Environmental Consultants Inc. CP-2008-1 H/6/2009 Page 1 of 7 EXHIBIT V.G.3 . This record search is for informational purposes only and does NOT constitute a project review. This search only identifies resources recorded at the Florida Master Site File and does NOT provide project approval from the Division of Historical Resources. Contact the Compliance and Review Section of the Division of Historical Resources at 850-245-6333 for project review information. August 6, 2009 Florida .W'Master ',00 ~tf~~ Marco Espinar Collier Environmental Consultants, Inc. 3880 Estey Ave. Naples, FL 34104 EmaiJ: marcoe@prodigy.net In response to your inquiry of August 6, 2009 the Florida Master Site File lists no previously recorded cultural resources in the following parcel of Collier County: T49S, R27E, Section 4 When interpreting the results of this search, please consider the following information: . This search area may contain unrecorded archaeological sites, historical structures or othcr resources cven if previously surveyed for cultural resonrces. . Federal, state and local laws reqnire formal environmental review for most projects. This search DOES NOT constitnte such a revicw. If your projcct falls under these laws, you should contact the Compliance and Revicw Section of the Division of Historical Resources at 850-245-6333. Please do not hesitate to contact us if you have any questions regarding the results of this search. Sincerely, 1('/ . '. '- Erin Michellc Bailey Archaeological Data Analyst Florida Master Site File SUO South BrollOUgh Street . Tali<1hasscc. !:L 323l)l)-0250 H'iO-24'i-6440 ph X'iO-24'i-1>41'! I'L\ CP-2008-1 Page 2 of 7 \V\VW.11 hcri tagc ,l'OIl1'prcscrvat ion,/si left Ie Site]: i IC(t{"dos.sttlIC. tl, lIS EXHIBIT V.G.3 RECEIVED AUG 1 2 2009 Q. r&rady Minor & Associates, P.A. FLORIDA DEPARTMENT OF STATE Kurt S. Browning Secretary of State DNISION OF HISTORICAL RESOURCES August 7, 2009 Mr. Marco Espinar Collier Environmental Consultants, Inc. 3880 Estey Avenue Naples, Florida 34104 Re: Cultural Resource Assessment Request for Estate Shopping Center Proposed Amendment to the Collier County Growth Management Plan 44 Acres in Section 04, T49S-R27E, Collier County DHR Project File No. 2009-4448; 2006-1916 Dear Mr. Espinar: 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 potential comprehensive plan amendment. This agency reviewed a slightly smaller version of this proposed project in 2006. At that time, we were concerned that while there were no re<;orded sites within the project parcel, nor was the parcel within the Collier County archaeological high probability area, if any hardwood hammocks were present or had been present, there would be a good probability for unrecorded archaeological resources. Because of the potential for archaeological resources, we suggested that the property be subjected to a cultural resource assessment survey. After our comments bad been seIlt tolhe appIicant.ofrecord, wereceivedadditionill information that there were no hardwood hammocks on the property, and that the property had been subjected to "impacts from ...continued use by the homeless and recreational vehicle riders." Buried resources should not be greatly disturbed by homeless people or recreational vehicle riders, but if there are no hammocks, the likelihood of significant archaeological resources being present is low. Based on the additional information received that there are no hammock areas on this property, 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. 500 S, Bronough Street . Tallahassee, FL 32399-0250 . http://www.f1heritage.com LJ Director's Office (850) 245.6300 . FAX: 245-6436 (] Archaeological Research (850) 245-6444 . FAX: 245-6452 ,/ Historic Preservation (850) 245-6333' FAX: 245-M37 CP-2008-1 Page 3 of 7 EXHIBIT V.G.3 Mr. Espinar August 7, 2009 Page 2 If you have ~y questions cQncerning Qur comments, please do not hesitate to contact Susan Harp at (850) 145-6367. Thank you for your interest in protecting Florida's historic resources. Sincerely, ~d,~~ Laura A. Kammerer Historic Preservationist Supervisor Compliance Review Section Bureau of Historic Preservation CP-2008-1 Page 4 of 7 EXHIBIT V.G.3 ESTATES SHOPPING CENTER SUBDISTRICT EXHIBIT V.C.3 HISTORICAL/ARCHAEOLOGICAL PROBABILITY MAP RNG 271 RNG 28 TWP 48 TWP 49 - 1 3 2 1 Golden Gate Blvd 9 10 J 11 12 ~ SUBJECT PROPERTY 40.62+/- ACRES .... 4- "\ .... 1I4 lALUOATOI .uur) 3 , 1'0 II .' LEGEND ~ PREVIOUSLY SURVEYED AREA INDICATES AREAS OF HISTORICAl/ARCHAEOLOGICAL PROBABILITY * INDICATES HISTORIC STRUCTURE (NOT TO SCALE) . INDICATES ARCHAEOLOGICAL SITE (NOT TO SCALE) - .....------- CP-2008-1 -0 ~ '" '" Q) -0 .!9 . L- Q) > W ~ , . 1" = 4300' NORTH B ~ B . . Study Area 4414 TWP 49 TWP 50 BELLE MEADE NE QUADRANGLE AREAS OF HISTORICAL/ARCHAEOLOGICAL PROBABILITY @ Page 5 of 7 EXHIBIT V.C.3 c USGS BELLE MEADE NE: DATA SHEET General Description: This quadrangle is situated in the Flatwoods Zone in the central portion of Collier County. The land can be described as predominantly freshwater marsWand with occasional areas of pine flatwoods. Curry Island and Big Corkscrew Island lie in the extreme northern portion of the quadrangle. SR 84 (Everglades Parkway/Alligator Alley) runs east-west through the southern half of the map area. The southeastern comer of the quadrangle is contained within the Golden Gate State Forest. The eastern and northern thirds of the quadrangle are part of the Golden Gate Estates development with Golden Gate Boulevard and Everglades Boulevard serving as the main avenues. These areas have been ditched and drained and access roads built in a grid pattern. It should be noted that a majority of this quadrangle is not divided into SectiollS within Township 49 South, Range 27 and 28 East. Thus, locational data, particularly soil type distribution, is not easy to evaluate. Previous Work: Several professional historical/archaeological survey have been undertaken within this quadrangle. One was performed for the Ford Vehicle Evaluation Facility (#4414 - ACI 1995), and no sites were discovered. In addition, the 1991 ARC survey targeted and investigated selected loeales within this quadrangle and recorded one site (8CR 729). In J 994, Weisman and Newman (#4013) conducted a reconnaissance of the Golden Gate State Forest, but recorded no sites. The other recorded sites within this quadrangle were reported by John Beriault () and other local archaeologists (FSF). Previous Iv Recorded/Reported Sites: There are seven reported archaeological sites within this quadrangle. They are all black dirt middens; however, 8CR74l may have also been a Seminole campsite. The location of each site is depicted on the Probability Maps. DiscussionlRecommendations: In general, much of the area is a broad, level expanse of wetlands. Potential site 10catiollS (probability zones) identified by the predictive model are shaded. These conform to the margins of Curry Island (Beriault, personal communication) or slightly elevated areas ofhanunock or pine vegctation with rapid internal drainage. All shaded areas on the Probability Map are recommended for professional archaeological survey. In addition, all previously recorded archaeological sites should be relocated and assessed as per their condition and significance. I'l\ iL) CP.2008.1 Page 6 of 7 EXHIBIT V.G.3 USGS BELLE MEADE NE: Site No. CROOl83 CROOl84 CROO I85 CR00693 CR00729 CR0074 I CR00780 CP-2008.1 Site Name Conch Deer Leg Lily T rerna Lone Fallen Oak Garden Grove Kyle Page 7 of 7 SITE INVENTORY SHEET Tvoe(s) A A A A A A,I A Comments EXHIBIT V.G.3 ( ( L" ESTATES SHOPPING CENTER SUBDISTRICT AT THE NORTHWEST CORNER OF GOLDEN GATE BOULEY ARD and WILSON BOULEYARD EXHIBIT V.D.S COMMERCIAL NEEDS ANALYSIS .~ GROWTH MANAGEMENT PLAN AMENDMENT SUBMITTED APRIL 200H AMENDED APRIL 2009 AMENDED AUGUST 20()') AMENDED SEPTEMBER 200') CP-200H-I Estates Shopping Center Sub district Commercial Needs Analysis April 15, 2008 Revised and Updated 8-25-09 Prepared for Mr. Rich Yovanovich, Esq. Goodlette Coleman, Johnson, Yovanovich & Koester, P.A. Mr. Wayne Arnold Q. Grady Minor & Associates, Inc. Prepared by Fishkind & Associates, Inc. 1415 Panther Lane, Suites 346/347 Naples, Florida 34109 (239) 254-8585 Page 1 of 71 EXHIBIT V.D.5 Table of Contents Executive Summary....................................................... ............................ .....................3 (Rest of Page Left Intentionally Blank)........................... ........................... ........... .....................7 1.0 Introduction ............................. ................ ............. ..................... .................................... 8 1.1 Purpose........................................... ............... ...................................... ................... 8 1.2 Overview of Needs Analysis....................................................................................... 8 1.3 Definition of the Market Area and Target Population .................................................. 9 1.4 Analysis Process............ ................................................................ ............ ........... 13 2.0 The Supply of Commercial Space...... .... .......... ................................. ............ ............ 14 2.1 Estates Shopping Center Sub district's Market ......... .................................. ........... 14 2.2 Additions to Supply from the Development of Receiving Lands.. ........... ......... 16 2.3 Functional Utility of the Project site... ............................ .................................17 2.4 Functional Utility of the competing sites ......... ............. ........... ................................18 3.0 Analysis of the Need for the Proposed Amendments to the FLUM .................................19 3.1 Overview.... .............. ............. ........... ....................................................................19 3.2 Commercial Demand and the Allocation Ratio........... ................................. ..... 19 3.3 Impact of the Proposed Land Use Plan Amendment................................................. 23 4.0 Commercial-Office Uses .................................................................................................. 24 5.0 Conclusions.. ..................... ................ .....................................................27 APPENDIX 1............. ..................... ............. ............... ........................................................ 28 APPENDIX 2............. .................. .............. ............ ................. ..................... ........36 APPENDIX 3............... .................... ............ .............. ....................... .....................................37 Estates Shopping Center Subdlslricl Commercial Needs AnalYSIS 2 Page 2 of 71 EXHIBIT V.D.5 Executive Summary o Crown Management Services, Inc. ("Client") is proposing an amendment to the Golden Gate Area Master Plan ("Plan"). The proposal is for mixed use development including a commercial office and retail component on a 41 +/- acre site located at the Northwest corner of Golden Gate Boulevard and Wilson Boulevard ("Project") in the Golden Gate Estates Area of Collier County ("County"). The Client has engaged Fishkind and Associates, Inc. ("Consultant") to prepare commercial needs analysis. o In the context of amending the adopted Plan, the applicant must demonstrate the need to amend the plan. Typically, this takes the form of a comparison of: . The supply of existing, vacant, and potential land/square footage planned for various commercial uses; . The demand for commercial land/square footage based on projected households in the market o Based on the current character of the region and proposed commercial development, the Consultant has analyzed the need for additional neighborhood and community retail development within a custom 10-minute drive time market surrounding the Project. This trade area will be referred to throughout this report as the Custom Trade Area. o The metric utilized for the comparison of supply-to-demand is the allocation ratio. . The allocation ratio (supply/demand) measures the amount of additional acreage required in relation to directly utilized acreage. The additional acreage is required in order to assure proper market functioning in the sale, usage and allocation of land. The likelihood that certain lands will not be placed on the market for sale during the forecast horizon, or may be subject to future environmental or other constraints must be accounted for. Thus, the lands allocated in the FLUM should be considerably greater than those that will actually be used or developed. The Consultant believes that to ensure proper flexibility in the Plan, this area should have a commercial allocation ratio of approximately 2.0 for the short-term. o Summary results of the retail needs analysis are shown in Table E1 below Estates Shopping Center Subdistrict Commercial Needs Analysis 3 Page 3 of 71 EXHIBIT V.D.5 Table E1. Demand for Commercial Sq. Ft. General Commercial 2008 2010 2020 2030 Market Retail Demand (sq.ft) 119,100 131,190 174.964 200.340 Existing Supply Net GLA (sq.ft) 94,506 94,506 94.506 94,506 Vacant Commerical 14,701 14.701 14,701 14,701 Total Supply 109,207 109,207 109.207 109.207 Allocation Ratio Supply/Demand 0.92 0.83 0.62 0.55 FLUM Potential Supply 70,699 70,699 70,699 70,699 Total Supply w/FLUM Potential 179.906 179,906 179.906 179,906 Allocation Ratio SupplylDemand w/FLUM Potential 1.51 1.37 1.03 0.90 o Table E1 above indicates that currently the retail allocation is substantially below the minimum desired level of 2.0. By 2030, the allocation ratio is expected to drop to 0.90, which supports good planning and economic policy to have a sufficiently high ratio to accommodate the expected demand in a meaningful fashion. As the situation currently stands, the lack of available retail choices creates a substantial impediment to proper market functioning. This market area can expect to increasingly experience: . Significantly higher than average travel costs for residents; . Impacted roadway networks needing higher than average operating and capital improvements; of which the burden of financing is apportioned County-wide; . Upward pressure on commercial land prices due to artificial restriction of supply; . Downward pressure on residential land prices due to a lack of support facilities. o Based on this analysis, there is a clear and compelling case for adding additional land with neighborhood and community commercial use to this market. Any ratio less than 2.0 justifies the addition of land to the inventory of the market. Estates Shopping Center Subdistnct Commercial Needs Analysis 4 Page 4 of 71 EXHIBIT V.D.5 Table E2. Demand for Commercial Sq. Ft. with Inclusion of Project General Commercial 2008 2010 2020 2030 Market Retail Demand (sq.ft) 119,100 131.190 174.964 200,340 Supply Net GLA (sq.ft) 109.207 109,207 109,207 109,207 , Proposed Project Max Retail (sq.ft) 0 225.000 225,000 225,000 Allocation Ratio Supply/Demand 0.92 2.55 1.91 1.67 FLUM Potential Supply 70,699 70,699 70,699 70,699 Total Supply w/FLUM Potential 179,906 404,906 404,906 404,906 Allocation Ratio Supply/Demand w/FLUM Potential 1.51 3.09 2.31 2.02 o In 2010, the additional land increases the allocation ratio from 1.37 to 3.09. An allocation ratio of 3.09 provides a sufficient degree of flexibility for this market to meet future demand. It also would provide for sufficient supply as to limit the future applications for similar centers in the central Golden Gate Area, thus reducing the potential for commercial sprawl. The allocation ratios are more than reasonable with the inclusion of the Project in the FLUM. o Based on this analysis, there are insufficient lands designated for commercial uses in the market or the lands are not expected to be developed within the planning horizon of 2030. The under-allocation of suitable commercial land supports the need for the additional retail acreage proposed by the applicant. o Community and Neighborhood centers which are grocery anchored are most common as they provide goods and services to support a general trade area. Since the grocery use is the main catalyst and attraction to the center, grocery tenants pay significantly less in annual rent. In order for a developer to make the project financially and economically feasible, local tenant rents provides for the majority of the income to the owner therefore allowing sufficient cash flow for development financing. o Based on the economics of typical grocery anchored centers, it is not financially feasible to assume a grocery store can be a self sufficient facility on the site. As evidenced by the closure of several stand alone groceries, i.e. Albertsons on the Northeast Corner of Immokalee Road and Livingston Road and the Albertsons in Ft Myers. Considering the lack of standalone stores, and the fact they are not being developed more readily due to high land cost, it is unreasonable to assume this area can financially and economically support a standalone grocer. Also due to the limited services in the area, a grocery Estates Shopping Cenler Subdistrict Commercial Needs Analysis 5 Page 5 of 71 EXHIBIT VD.5 cannot provide all the goods and services needed nor would the market expect one provider, they would expect a choice. o The Consultant has analyzed the demand for new office space in the County, on a per capita basis, as well as the implied need for additional office acreage within the custom trade area surrounding the Project site. o Using records provided by the Collier County Property Appraiser's office and information from the Collier County Comprehensive Planning Department and County Clerk's Office the Consultant has determined there are 156,940 potential square feet of office space within the custom trade area surrounding the Project. o Also using updated records from the Collier County Property Appraiser's Office, the Consultant has determined that, on average, the County needs 14.7 Sq. Ft. of office space per person. o Table E3 below shows the Consultant's population forecast for the market surrounding the Project. Additionally, Table E3 indicates the office needs associated with these historic and forecast population levels. Table E3. Historic & Forecast Population for Custom Trade Area W'th t h P dAd t I ou t e ropose men men Pe I' Ca pita Total Office Allocation Year Population Office Need Office Need Sqfl Supplied Ratio Population (1990) 2,539 14.7 37.384 156.940 4.20 Population (2000) 8,224 14.7 121.090 156.940 1.30 Populalion (2008) 12,415 14.7 182.798 156,940 0.86 Population (2013) 15.173 14.7 223,406 156,940 0.70 Population (2020) 16,499 14.7 242.936 156,940 0.65 Population (2030) 17,379 14.7 255.887 156,940 0.61 o According to the Consultant's analysis there is an immediate need for office uses in the custom trade area surrounding the Project. Unless the proposed amendment is added to the FLUM, by 2030 the allocation ratio for office land is expected to drop to 061. There is insufficient land within this market designated for office use or potentially available for office use, which reduces the amount of sufficient choices for a developer to accommodate the demand. o Based on the map located in Appendix 2, we can see the central and southeastern units of Golden Gate Estates would not be served at all would it not be for this project. It is our opinion there is sufficient current need for additional retail and office uses and the Estates Shopping Center Subdistrict Commercial Needs Analysis 6 Page 6 of 71 EXHIBIT V.D.5 demand will continue to grow at a rate higher than supply due to the affordability and availability of land in this area. (Rest of Page Left Intentionally Blank) Estates Shopping Center Subdistrict Commercial Needs Analysis 7 Page 7 of 71 EXHIBIT V.D.5 REVISED AND UPDATED Estates Shopping Center Subdistrict Project Commercial Needs Analysis (August 25, 2009) 1.0 Introduction 1.1 Purpose The purpose of this report is to present a commercial needs analysis for the proposed change to Collier County's Golden Gate Area Master Plan ("Plan"). Crown Management Services, Inc. ("Client") is proposing an amendment to the Golden Gate Area Master Plan ("Plan"). The proposal is for mixed use development including a commercial office and retail component on a 41 +/- acre site located at the Northwest corner of Golden Gate Boulevard and Wilson Boulevard ("Project") in the Golden Gate Estates Area of Collier County ("County"). The Client has engaged Fishkind and Associates, Inc. ("Consultant") to prepare commercial needs analysis. 1.2 Overview of Needs Analysis In the context of amending the adopted Plan the applicant must demonstrate the need to amend the plan. Typically, this takes the form of a comparison of: o The supply of existing land/square footage currently planned for various commercial uses o The demand for land/square footage based on projected population in the market Historically, these comparisons have focused their studies County-wide. This analysis studies the market for commercial retail demand around the project and portions of the County within a custom trade area based on driving distances from the site and adjacent areas unserved by retail uses. 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 or 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. Estales Shopping Center Subdistrict Commercial Needs Analysis 8 Page 8 of 71 EXHIBIT V.05 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: o By narrowing the focus of this study to the local market, the Consultant determines if this market has a need for additional retail space; o The Consultant can replicate a competitive outcome, and ensure that the welfare of all other local markets is improved or unchanged. 1.3 Definition of the Market Area and Target Population According to the Urban Land Institute 1, "A neighborhood center's typical size is about 60,000 square feet of gross leasable area, but in practice, it may range from 30,000 to 100,000 or more square feet." Neighborhood centers sell convenience goods, groceries and personal services to the immediate neighborhood community. The typical market area for a neighborhood center is a 10- minute drive time. "A community center's typical size is about 150,000 square feet of gross leasable area. but in practice, it may range from 100,000 to 500.000 or more square feet. Centers that fit the general profile of a community center but contain more than 250,000 square feet are classified as super community centers." Community centers sell a wider range of products that includes apparel, hardware and appliances. The typical market area for a community retail center is a 20-minute drive time. 1 Beyard, Michael D., W. Paul O'Mara, el al. Shopping Center Development Handbook. Third Edition. Washington. D.C.: ULI-the Urban Land Institute, 1999. r II Estates Shopping Center Subdistrict Commercial Needs Analysis 9 Page 9 of 71 EXHIBIT V.D.5 Utilizing the above information as a guide, the proposed retail component of the Project is classified as a hybrid combination of both neighborhood and community serving. Community and Neighborhood centers which are grocery anchored are most common as they provide goods and services to support a general trade area. Since the grocery use is the main catalyst and attraction to the center, grocery tenants pay significantly less in annual rent. In order for a developer to make the project financially and economically feasible, local tenant rents provide for the majority of the income to the owner therefore allowing sufficient cash flow for development financing. Based on the economics of typical grocery anchored centers, it is not financially feasible to assume a grocery store can be a self sufficient facility on the site. As evidenced by the closure of several stand alone groceries, ie Albertsons on the Northeast Corner of Immokalee Road and Livingston Road and the Albertsons in Ft Myers. Considering the lack of standalone stores, and the fact they are not being developed more readily due to high land cost, it is unreasonable to assume this area can financially and economically support a standalone grocer. Also due to the limited services in the area, a grocery cannot provide all the goods and services needed nor would the market expect one provider, they would expect a choice. The project is proposed for 225,000 square feet of commercial retail space of which some of the ancillary supportive uses will be office in nature. These office uses desire a retail exposure, however do not impact the parking as heavily as more traditional retail uses might. These uses may include offices for real estate, insurance and mortgage companies, banks, governmental offices, federal, state and local, securities firms, etc. The inclusion of some office uses in this area will help to further support the area. The Consultant concurs with County Staff's assessment that analysis of a 10-minute drive time market area surrounding the Project would be instructive in terms of determining the need for additional retail development. This is because the region surrounding the Project is generally rural in nature with a limited transportation network. Estates Shopping Center Subdistrict Commercial Needs Analysis 10 Page 10 of 71 EXHIBIT V.D.5 Located below, is a map showing the 1 Q-minute drive time with the addition of those sections of Golden Gate Estates located south of Golden Gate Blvd, hereafter called the "Custom Trade Area". The map also illustrates 3-mile trade area buffers surrounding the existing center at Vanderbilt Beach Road and Collier Blvd to the west, and the planned centers at Immokalee Road and Orange Blossom and at Big Cypress, to the north and north east respectively. As we can see from this map, the Estates Shopping Center Sub District serves the Central and southeastern units of Golden Gate Estates which cannot be effectively served by any other areas. (Rest of Page Left Intentionally Blank) Estates Shopping Center Subdistrict Commercial Needs Analysis 11 Page 11 of 71 EXHIBIT V.D.5 ESTATES SHOPPING CENTER SUBDISTRICT R25 E ..""...... ! R26 E R27E R 28 E w ,- ~ r- -r W 'D ~ r- . ~. "J _. ;' I, . 'I W m ~ r- ...................._-.oc, r I UNIT I DEVELOPMENTS, ," i , COMIlERICAl AND I IWU STRlAl ZONING 1_____ _ . ~. w o <c, r- Legend I' k , I i L-- ] rue ~ PUD CO/,1!.lERCI':"L .. pu~ IIIDUS~RI","L .. I~WUSTRI":'l "Cor.lf.!tRC:.w.L i ..~ I, -?).~;: It,..,} .~, I':' .';--. . :~':f:!_p-- ~ 1 5 -n.--.-1---- G Miles _~~~~~L;,-J-~=_-_.:~:.~~J-----L.---=:=~=__ l~nd c::::J"''''.'' ""-' . ~.....:.-".,. LJ ,', r- . "-'." ,,:'~:t_,:_- Estates Shopping Center Subdistrict Commercial Needs Analysis 12 Page 12 of 71 EXHIBIT V.D.5 Although the Project is classified as a community center with a 20-minute drive time market area per the ULI guidelines above, the "Custom Trade Area" will be utilized for this analysis due to the rural nature and limited roadway network of Golden Gate Estates. This Custom Trade Area consists of a 10-minute drive time surrounding the site and the addition of the units of Golden Gate Estates located along Everglades Blvd south of Golden Gate Blvd. The proposed center falls within the threshold of community serving centers and will sell a wider range of goods than a neighborhood center, therefore the Consultant has accounted for a portion of the trade area's community center expenditures in addition to neighborhood expenditures. Therefore, the need for additional retail development is based on an analysis of: o A 10-minute drive-time with the additional southeast GGE units market surrounding the Project; "Custom Trade Area" o The "Custom Trade Areas" need for additional nei~hborhood goods and services and a portion of community goods and services . Estimates of existing and projected housing units and households for the Custom Trade Area are provided for years 2008, 2010, 2020 and 2030 in Table 3. These figures were estimated using parcel data from the Property Appraiser and occupancy rates for the trade area from I-Site, Census-based Demographics package. 1.4 Analysis Process The process of determining the need for additional retail land is a four-step process, as outlined below. o Inventory existing supply of commercial space in the market area: o Inventory vacant commercial space and parcels designated as having the potential for commercial space by the Future Land Use Map (FLUM); o Project future housing units//households to determine future commercial land needs and compare against commercial land allocation ratios; o Determine impact of the Project's proposed commercial land on land allocation ratio within the market area. 2 See Appendix A 1, 'Index of Sales by Center Type' for details Estates Shopping Center Subdistrict Commercial Needs Analysis 13 Page 13 of 71 EXHIBIT V.D.5 2.0 The Supply of Commercial Space 2.1 Estates Shopping Center Sub district's Market The analysis begins with the supply of existing, vacant, and potential commercial square feet in the market area. The site is located at the northwest corner of Golden Gate Boulevard and Wilson Boulevard in the Golden Gate Estates area of the County. The Custom Trade Area, or market serving the Estates Shopping Center Sub district, is an aggregation of a 1 Q-minute drive time radius surrounding the site and the addition of those units of Golden Gate Estates located east and south of the drive time radius surrounding the subject site (map in Appendix 2). Table 1 provides the current inventory of commercial space based on the Property Appraiser's ('PA") data, as well as data provided by the Comprehensive Planning Department ("CPO"). These data provide an estimate of 279,824 (rounded) square feet of existing, vacant, and potential commercial-retail space. Table 1. Current Supply of Vacant, Potential, and Existing Commercial-Retail Space in Mixed Use Project's Custom Trade Area Vacant Corrrnercial Folio 37280040002 Acres 2.41 Sqft* Description 14,701 N. of E's Country Store Potential Comnercial Folio 37745120001 37280080004 40629000001 40680004000 40930760001 40930720009 Acres Sqft' Description 4.01 24,461 Randall Blvd Comm Subdst. 212 12.932 E. of E's Country Store 5.46 33.306 E\lerglades 5.46 33.306 BllK.llGolden 5.46 33,306 GaleSI..:! 5.46 33.306 Center 11.59 170,617 /!v:;res Sqft Description 5.00 42,000 Wilson Blvd Center 4.19 15,000 Walgreen's (SW Quadrant) 2.65 11,224 E's Country Store 253 21,926 Randall Blvd 114 4.356 Randall Blvd 15.51 94,506 ExistinQ Commercial Folio 37221120101 37169520009 37280040109 37744040001 37745180009 T otallnventory 29.51 279,824 "Assumed 6.100 Square feel per Acre (94.506 SQFT ! 1551) = 6.093. Rounded to 6.100 Estates Shopping Center Subdistrict Commercial Needs AnalysIs 14 Page 14 of 71 EXHIBIT VD.5 The potential commercial includes the four separate corners that make up the Everglades Blvd/Golden Gate Blvd center. These parcels fall in the Neighborhood Center Subdistrict designation of the Golden Gate Area Future Land Use Map. This neighborhood designation states the following; "The neighborhood center designation does not guarantee that commercial zoning will be granted. The designation only provides the opportunity to request commercial zoning", The fact these parcels of land are located the furthest from the existing concentration of households, and are not of similar functional utility to the subject project, suggest the probability of commercial development is very limited before the end of the planning horizon used in this report. The inclusion of these sites increases the potential commercial supply by 47 percent, which is a substantial amount considering their inferior location and functional utility. Based on these factors, it is the Consultant's opinion these parcels be given 25% weighting or one parcel's development potential in the supply calculation to account for potential development which may occur within the planning horizon. Given the current limited population surrounding the Everglades Blvd/Golden Gate Blvd Center, the probability of commercial approval is low as this area is sparsely populated. The reasoning for including the demand of existing households in this area is to account for limited population which currently resides there. Future households are anticipated to be located closer to the employment centers of COllier County, which supports the increase in demand calculated in this report. Located below we have recalculated the allocation ratio assuming that one parcel within the Everglades Blvd/Golden Gate Blvd Center parcel is included. Eslates Shopping Center Subdistrict Commercial Needs Analysis 15 Page 15 of 71 EXHIBIT V.D.5 Table 2. Current Supply of Vacant, Potential, and Existing Commercial-Retail Space INCLUDING ONE PARCEL IN THE EVERGLADES BLVD/GOLDEN GATE BLVD CENTER in Mixed Use Project's Custom Trade Area Vacant Corrvnercial Folio 37280040002 Acres 2.41 Sqft* Description 14,701 N. of E's Country Store Potential Corrmercial Folio 37745120001 37280080004 40629000001 40680004000 40930760001 40930720009 Acres Sqlt" Description 4.01 24.461 Randall Blvd Comm. Subdst. 2.12 12,932 E. of E's Country Store 5.46 33.306 Ewrglades 5.46 33.306 Blvdl Golden 5.46 33:,06 GaleBt\od 5.46 33,306 Center 11.59 70,699 Acres Sqft Description 5.00 42.000 Wilson Blvd Center 4.19 15.000 Walgreen's (SW Quadrant) 2.65 11,224 E's Country Store 2.53 21,926 Randall Blvd 1.14 4.356 Randall Blvd 15.51 94,506 29.51 179,906 Existina Convnercial Folio 37221120101 37169520009 37280040109 37744040001 37745180009 Total Inventory 'Assumed 6.100 Square feet per Acre (94.506 SOFT /15.51) = 6.093. Rounded to 6.100 The exclusion of three of the four parcels located in the Everglades Blvd/Golden Gate Blvd Center reduces the total inventory by 100,000 sqft. The remaining inventory of 179,906 sqft of commercial inventory is considered reasonable within the planning horizon of 2030. 2.2 Additions to Supply from the Development of Receiving Lands County Staff has indicated two Rural Villages ranging in size from 300 to 1,500 acres are permitted in the Receiving Lands to the north and south of the Project. Portions of these Receiving Lands are within the periphery of the Custom Trade Area market surrounding the Project. According to the Collier County Future Land Use Element, these Rural Villages must include a Village Center and several Neighborhood Centers which would yield additional commercial development in the region. To date, landowners in these Receiving Lands have not given indication of any action or intent on initiating the lengthy permitting and review process necessary for development. However, the Consultant has not included potential commercial development within these Receivlflg Lands as supply for two additional related reasons: Estates Shopping Center Subdistrict Commercial Needs Analysis 16 Page 16 of 71 EXHIBIT V.D.5 o First, commercial development within Rural Villages is intended to be self- sustainable and serve the residents of the Village. According to the Collier County Future Land Use Element, "Rural Villages may be approved.....to reduce the need of residents of the District and surrounding lands to travel to the County's Urban area......Village Centers shall be designed to serve the retail, office, civic, government uses and service needs of the residents of the village." o Second, development of Rural Villages in the Receiving Lands will generate a substantial increase in the number of households in the region. This information indicates the region's demand for commercial space would also substantially increase. Therefore, commercial development within the Rural Village would likely accommodate the incremental increase in demand generated by new, internal households and have a net neutral effect to the surrounding markets. 2.3 Functional Utility of the Project site Functional Utility is defined as; The ability of a property or building to be useful and to perform the function for which it is intended according to the current market tastes and standards; the efficiency of a building's use in terms of architectural style, design and layout, traffic patterns and the size and type of roomS3. The Estates Neighborhood Centers were established as a means to direct new commercial development to areas where traffic impacts could be readily accommodated. The Project is located at the Northwest quadrant of the Wilson Boulevard/Golden Gate Boulevard Neighborhood Center. The Plan designates 4.98 acres for commercial development at this quadrant. The size of this parcel is not of adequate functional utility to develop a shopping center that fulfills a diverse set of commercial needs for the immediate area for three reasons: o Bufferinq/Setback Requirements - In order to preserve the rural character of the region, a buffer of 75 feet is required for projects abutting residential property which is consistent with the typical lot frontage of sites in this area. By minimizing developable area, this stipulation significantly reduces the ability of the 4.98 acre quadrant to accommodate commercial need in a meaningful fashion; () Utilities - There are no sewer/water connections available on the NW quadrant of the Neighborhood Center. New development must utilize a package plant system to provide utilities This requirement minimizes developable area, thus even further reducing the ability of the 4.98 acre quadrant to accommodate commercial need in a meaningful fashion; 3 The Dictionary of Real Estate Appraisal. Fourth Edition @ 2002, Appraisal Institute Estates Shopping Center Subdistrict Commercial Needs Analysis 17 Page 17 of 71 EXHIBIT VD.5 o Financial Feasibility - A grocery store is proposed as part of the Project. It is not financially feasible for a tenant of this type, or any anchor tenant, to locate at this site without supporting periphery uses. The 4.98 acre size of the NW Neighborhood Center quadrant, coupled with the buffering and utility implications, does not provide adequate functional utility for a grocery store or other anchor tenant to be financially feasible. The Project is situated at the most optimum location for access at two arterial roadways in the center of Golden Gate Estates. The site's proposed 41 +/- acre size provides for adequate functional utility to develop a shopping center that fulfills a diverse set of commercial needs for the immediate area. 2.4 Functional Utility of the competing sites A review of sites within the Custom Trade Area reveals that no parcels are over 20 acres in size, which in the consultant's opinion, offers adequate physical and functional utility to accommodate a grocery anchored center, adequate buffers between residential uses, and additional land to accommodate central utilities. Access to the site is also considered, as no other sites offer similar ease of access from heavily traveled roadways. Estates Shopping Center Subdistrict Commercial Needs Analysis 18 Page 18 of 71 EXHIBIT V 05 3.0 Analysis of the Need for the Proposed Amendments to the FLUM 3.1 Overview As noted above, the need for amendments to the adopted FLUM revolves around whether or not the FLUM contains a sufficient degree of flexibility to satisfy the future projected level of demand for land. The applicant must demonstrate that the amount of land allocated in the FLUM to neighborhood and community retail uses is insufficient to accommodate future demand while providing for a reasonable degree of market flexibility. For this study, the supply of land with existing commercial-retail development, vacant commercial designated land and the supply of lands having the potential for commercial as designated by the FLUM were compared to the demand for commercial-retail land as generated by the projected households growth of the market area. The discussion below provides this analysis. 3,2 Commercial Demand and the Allocation Ratio Table 3 provides Fishkind & Associates, Inc's housing unit projection for the Custom Trade Area. Parcel data from the COllier County Property Appraiser formed the basis for the forecast. Table 3. Housing Unit Projection for Project's Custom Trade Area Year 2008 2010 2020 2030 Housing Housing Unit Units Growth GrowthlY ear 3,711 4,020 309 155 4,932 912 91 5,195 263 26 Sources: Collier County Property Appraiser; I-Site, Census-based Demographics Package: Fishkind & Associates, Inc. Occupied household growth data was used as the basis of projecting demand for commercial land. The housing unit projection above was used to project occupied households. According to I-Site Census-based Demographics Package, the occupancy rate within the Custom Trade Area is 94.9%. The household projection is shown in Table 4. Estates Shopping Center Subdistrict Commercial Needs Analysis 19 Page 19 of 71 EXHIBIT V.D.5 Table 4. Housing Unit and Household Projections Housing Year Units Households Household Growth Growth / Year 2007 3,711 3,522 2010 4,020 3,815 293 98 2020 4,932 4,681 865 87 2030 5,195 4,930 250 25 Sources: Collier County Property Appraiser; I-Site. Census-based Demographics Package; Fishkind & Associates, Inc. This new information indicates that the market's demand for commercial space will also increase. The Consultant has developed a retail demand model to project the demand for retail space based on the number of households and their income and demographic characteristics in the relevant market area. The documentation for the model along with the model projections is rather voluminous. This information is reprod uced here as Append ix A 1 . Table 5 provides the projected retail demand and compares demand to the supply of commercial space and land available to accommodate commercial demand in the future. The comparison of retail demand to current retail supply and available supply converts all vacant and potential acres and assumes full development within the market. For purposes of analysis, we have delineated the existing supply and the site's currently zoned commercial to determine the total supply of commercial square footage which is expected to be developed within the Custom Trade Area. Based on this demand, the current allocation ratio is near a one-to-one allocation. Below that analysis, we isolated the FLUM Potential Supply which is estimated at 70,699 square feet. With this added to the supply above, the supply-to-demand ratio increases slightly to 1.51 from 0.92. It is the Consultant's opinion this FLUM potential be separately analyzed in order to illustrate its percentage of the total supply. Estates Shopping Center Subdistrict Commercial Needs Analysis 20 Page 20 of 71 EXHIBIT VD.5 Table 5. Demand for Commercial Sq. Ft. General Commercial 2008 2010 2020 2030 Market Retail Demand (sq.ft) 119.100 131.190 174.964 200,340 Existing Supply Net GLA (sq.ft) 94.506 94.506 94.506 94.506 Vacant Commerical 14.701 14,701 14,701 14.701 Total Supply 109,207 109.207 109.207 109.207 Allocation Ratio Supply/Demand 0.92 0.83 0.62 0.55 FLUM Potential Supply 70.699 70,699 70,699 70.699 Total Supply w/FLUM Potential 179,906 179,906 179,906 179.906 Allocation Ratio SupplylDemand w/FLUM Potential 1.51 1.37 1.03 0.90 Source: Fishkind & Associates, Inc. As noted in Table 1, the supply of existing commercial space totals 94,506 square feet. As shown by Table 5, based on the demand projection estimates there is sufficient demand for 119,100, 131,190, 174,964, and 200,340 square feet of commercial space in the Custom Trade Area for the years 2008, 2010, 2020, and 2030 respectively. Also shown in Table 5, there are 109,207 square feet of total commercial square footage in existing and commercially approved projects. With the addition of the FLUM potential, the supply increases to 179,906. Therefore, the ratio of the total supply of land designated for commercial use, excluding the FLUM lands is 0.92, 0.83, 0.62, 0.55 and with the FLUM lands is 1.51, 1.37, 1.03, 0.90 for the years 2008,2010,2020, and 2030 respectively. The allocation ratio measures the amount of additional acreage required in relation to the directly utilized acreage to assure proper market functioning in the sale, usage and allocation of land. The additional acreage is required in order to maintain market level pricing and to account for the likelihood that certain lands will not be placed on the market for development during the forecast horizon, or may be subject to future environmental or other constraints. Thus, the lands allocated in the FLUM should be considerably greater than those that will actually be used or developed. Growth management practices suggest that the greater the time horizon of the comprehensive plan, the greater the allocation ratio needed to maintain flexibility of the comprehensive plan. Other factors that influence the commercial allocation ratio are the nature and speed of the developing area and the area's general exposure to growth trends in the market. It is the Consultant's opinion that to ensure proper flexibility in the Comprehensive Plan of an area like that of the Project, a commercial allocation ratio of a minimum of 2.0 is necessary in the short-term As the time Estates Shopping Center Subdistrict Commercial Needs Analysis 21 Page 21 of 71 EXHIBIT VD.5 horizon increases, the allocation ratio must increase as well. (Please refer to Appendix #3 for a detailed memo on the use of Allocation Ratios) Table 5 above indicates that currently the retail allocation is sufficiently below the minimum desired level of 2.0. By 2030, the allocation ratio is expected to drop to 0.90. As the situation currently stands, the lack of available retail choices creates a substantial impediment to proper market functioning. This market can expect to increasingly experience: . Significantly higher than average travel costs for residents; . Impacted roadway networks needing higher than average operating and capital improvements; of which the burden of financing is apportioned County-wide; . Upward pressure on commercial land prices due to artificial restriction of supply . Downward pressure on residential land prices due to the lack of access to support facilities, Figure 1 illustrates the trend of decreasing commercial allocation ratios. Figure 1. Commercial Allocation Ratio for Golden Gate Estates Mixed Use Project 1.60 1.40 0 1.20 ."., ~ 1.00 0<: " 0.80 0 ~ " 0.60 0 <i: 0.40 0.20 2008 2010 2020 2030 Year Source: Fishkind & Associates, Inc Based on this analysis, there is a clear and compelling case for adding additional land with neighborhood and community commercial use to this Custom Trade Area market. As noted here, this market's commercial ratio will decrease to 0.90 by 2030. It is just Estates Shopping Center Subdistrict 22 Commercia! Needs Analysis Page 22 of 71 EXHIBIT V.D.5 these types of situations that make it good planning policy to have a sufficiently high ratio to accommodate the expected demand in a meaningful fashion. 3.3 Impact of the Proposed Land Use Plan Amendment As noted above, the proposal for the Project would add a maximum of 225,000 square feet of commercial-retail land to the market. The following Table 6 displays the impacts of adding this additional land to the inventory. In 2010, the additional land increases the allocation ratio from 1.37 to 3.09. An allocation ratio of 3.09 provides a sufficient degree of flexibility for this market to meet future demand. It also would provide for sufficient supply as to limit the future applications for similar centers in the central Golden Gate Area, thus reducing the potential for commercial sprawl. The allocation ratios are more than reasonable with the inclusion of the Project in the FLUM. This is illustrated in Figure 2. Figure 2. Allocation Ratios with the Inclusion of the Proposed Additional Commercial Acreage for Golden Gate Estates Mixed Use Project 3.50 3.00 0 2.50 :;:: &! 2.00 l: 0 :;:: 1.50 '" l.l 0 <( 1.00 0.50 2008 2010 2020 2030 Year Source: Fishkind & Associates, Inc. Estates Shopping Center Subdistrict Commercial Needs Analysis 23 Page 23 of 71 EXHIBIT VD.5 Table 6. Analysis of Adding the Mixed Use Project's Proposed land Use Plan Change to the Inventory of Commercial Space General Commercial 2008 2010 2020 2030 Market Retail Demand (sq.ft) 119.100 131.190 174.964 200.340 Supply Net GLA (sq.ft) 109,207 109.207 109,207 109.207 Proposed Project Max Retail (sq.ft) 0 225.000 225,000 225.000 Allocation Ratio SupplylDemand 0.92 2.55 1.91 1.67 FLUM Potential Supply 70,699 70.699 70.699 70.699 Total Supply w/FLUM Potential 179.906 404.906 404.906 404.906 Allocation Ratio Supply /Demand w/FLUM Potential 1.51 3.09 2.31 2.02 Source: Fishkind & Associates, Inc. 4.0 Commercial-Office Uses The commercial office analysis utilized the same Custom Trade Area as the retail analysis because the office uses proposed cater to a wide market and are convenience oriented in nature. These office uses would include Real Estate, Insurance, etc, which accommodate the growing population of this affordable, lower density part of our community. Using records provided by the Collier County Property Appraiser's office and information from the Collier County Comprehensive Planning Department and County Clerk's Office the Consultant has determined: o There are two planned unit developments within the custom trade area surrounding the Project. 1) The Wilson Blvd PUD on the Southeast Quadrant of Wilson Boulevard and Golden Gate Boulevard has been approved to consist of 42,000 square feet of retail and/or office uses. To date, a 39,000 sqft retail strip center is complete. The bank is approximately 3,000 square feet and will compete with the Project in terms of office space. 2) The Snowy Egret Plaza CPUD is located at the southwest quadrant of the Wilson Boulevard and Golden Gate Boulevard Neighborhood Center. This CPUD consists of a single parcel owned by Walgreen Co. and is designated to comprise of 15,000 square feet of commercial Eslates Shopping Center Subdistrict Commercial Needs Analysis 24 Page 24 of 71 EXHIBIT V.D5 development on 4.19 gross acres - presumably a Walgreen's Store. It is unlikely this parcel will consist of office space. o There is one vacant commercial parcel on the Northeast quadrant of Golden Gate and Wilson Boulevards, folio 37280040002. This parcel is 2.41 acres in size located adjacent and to the north of E's Country Store and is under the same ownership. o There are three parcels totaling 6.92 acres on the Southeast quadrant of 151 SW and Golden Gate Boulevard approved to consist of approximately 60,000 square feet of office space. The folio numbers for these parcels are: 37169480000,37169440008, and 37169560108. Utilizing a County-wide average density of 11,000 square feet of office space per acre as determined by Property Appraiser Records, there are 156,940 potential square feet of office space within the Custom Trade Area surrounding the Project. Located below is a Table showing the parcels and their potential or approved sqft. Table 7. Current Supply of Vacant, Potential, and Existing Commercial-Office Space in Mixed Use Project's Market Vacant Commercial Folio 37280040002 37221120208 Acres 2.41 2.08 Potential Commercial Folio 37745120001 37280080004 37169440008 37169480000 37169560108 Acres 4.01 2.12 2.34 2.81 2.34 Total Office Supply Sqft* 26,510 3,000 Sqft* 44,110 23,320 20,000 20,000 20,000 156,940 Description N. of E's Country Store Liberty Gold LLC Description Randall Blvd Comm. Subdst. E. of E's Country Store CP 2005-2** CP 2005-2*. CP 2005-2** County Office Acreage 435 4,900,920 County Office Coverage Area 11,266 .Rounded to 11,000 ** Ordinance Number 08-44 is approved for 60,000 sqft of commerical office uses. When determining the demand for office uses, the Consultant utilized the Collier County Property Appraiser's database to determine the total square footage of all existing office uses as of 2008. This includes the total square footage of all office space irregardless of its current occupancy. This total was then divided by the 2008 Collier County total permanent population as determined by the Bureau of Economic Estates Shopping Center Subdistrict Commercial Needs Analysis Page 25 of 71 25 EXHIBIT V.D.5 and Business Research (BEBR) to arrive at an implied per capita office need. Total square footage of office space was utilized in the per capita calculation because the comparison of supply-to-demand is done utilizing the total supply of office space - assuming full occupancy. Table 8, indicates the total office development in Collier County, corresponding population, and per capita office need. Table 8. Collier County Per Capita Office Need Office Tvpe One-Story Professional Class A Medical and Professional Total 2008 Blda Salt 802,460 3,666.971 431 ,489 4,900,920 2008 Collier PoP. Per Capita 332,854 14.7 Source: Fishkind & Associates, Inc. & Collier County Property Appraiser; BEBR Population Studies Through our analysis, the Consultant has determined that, on average, the County needs 14.7 Sq. Ft. of office space per person. This per capita estimate accounts for all office space currently existing in the county, including occupied and vacant space. In our opinion, the trade area analysis prepared below best illustrates need for office space in this area of limited support facilities. Within the Custom Trade Area the Consultant has determined that by the year 2030, the permanent population will reach approximately 17,379 persons. The Consultant's population forecast for the Custom Trade Area is shown in Table 9. Additionally, Table 9 indicates the office needs associated with these historic and forecast population levels. Table 9. Historic & Forecast Population for Custom Trade Area Without the P dA d t ropose men men Per Capita Total Office Allocation Year Population Office Need Office Need Sqlt Supplied Ratio Population (1990) 2.539 14.7 37.384 156,940 4.20 Population (2000) 8.224 14.7 121.090 156,940 1.30 Population (2008) 12.415 14.7 182.798 156.940 0.86 Population (2013) 15.173 14.7 223.406 156,940 0.70 Population (2020) 16,499 14.7 242.936 156.940 0.65 Population (2030) 17,379 14.7 255.887 156,940 0.61 Source: Fishkind & Associates. Inc. & Collier County Property Appraiser's Office, Collier County Comprehensive Planning; Collier County Clerk's Office Estates Shopping Center Subdistrict Commercial Needs Analysis 26 Page 26 of 71 EXHIBIT VD.5 According to the Consultant's analysis there is an immediate need for office uses in the Custom Trade Area surrounding the Project. Unless the proposed amendment is added to the FLUM, by 2030 the allocation ratio for office land is expected to drop to 0.61. There is insufficient land within this market designated for office use or potentially available for office use, which reduces the amount of sufficient choices for a developer to accommodate the demand. 5.0 Conclusions Taking into account all developed, vacant and FLUM designated commercial land in the market; there is currently an insufficient degree of flexibility in the market's ability to accommodate future demand. The 2030 retail allocation ratio of 0.90 indicates a very tight relationship between the demand for, and the supply of, retail space in the future. The 2030 office allocation ratio also indicates a tight relationship between the demand for, and supply of, office space. The commercial retail and commercial office components of this Project are designed to serve the community and neighborhood demand for commercial space. The location provides the access and visibility that are required for this type of development. The size and functional utility of the site offers the development of sufficient retail offerings which will limit future sprawl. The under-allocation of suitable commercial property supports the need for the additional commercial acreage. Based on the map located earlier in the report, we can see the central Golden Gate Estates area would not be served at all would it not be for this project. There is current demand for retail uses and the demand will continue to grow at a rate higher than supply, which is why this project fulfills sufficient commercial need. Estates Shopping Center Subdistrict Commercial Needs Analysis 27 Page 27 of 71 EXHIBIT V.D.5 APPENDIX 1 ESTATES SHOPPING CENTER SUBDISTRCT MARKET DEMAND ANALYSIS RETAIL DEMAND METHODOLOGY 1.0 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. 2.0 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 ("1- Site") local area households, local area household income data, and local area consumer expenditure profiles from the U.S. Department of Labor, 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 2000 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 percentage is determined for the specific market area and then 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 ciassification4, 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 , Tenant Classification are: general merchandise, food. food service. clothing and accessories. shoes, home furnishings. horne appliances/music. building materials and hardware, automotive. hobby/special interest. gifts/specialty, jewelry. liquor. drugs. other retail. personal services. entertainrnent/community. Eslates Shopping Center Subdistrict 28 Cornmercial Needs Analysis Page 28 of 71 EXHIBIT VD5 space, Fishkind & Associates has determined the expected sales by DOR retail classification, which is a subset of the individual store types (tenant classifications). Provided below are income and expenditure data utilized in the analysis. Custom Trade Area - Households & Incomes Year HHs Median HH Income Total Income 2008 3,522 $60,627 $213,529,499 2010 3,815 $61,648 $235,204,435 2020 4,681 $67,017 $313,685,292 2030 4,930 $72,853 $359,181,467 Source: Collier County PA; I-Site Census-based Demographics Package Note: HH Income figures are infiation adjusted; not nominal Note: Calculations in figure refiect rounding Income Expenditure Percentages I INCOME EXPENDITURE % ON RETAIL I 32.83% I Source: I-Site, Census-based Demographics Package For Project's Custom Trade Area Retail EXllenditures and Square Foot Supportability 2008 2010 2020 2030 2008 2010 2020 2030 GENERAL MERCHANDISE $1.010,301 $1.112.855 $1.484.182 $1.699.444 7,114 7,837 10,451 11,967 FOOD $7.932,478 $8.737.688 $11.653.199 $13.343.351 23,091 25,435 33,922 38,842 FOOD SERVICE $3.409,799 $3,755.921 $5.009,162 $5.735679 13,257 14,602 19,475 22,299 CLOTHING & ACCESSORIES $479.013 $527.637 $703,694 $805,756 2,492 2,745 3,661 4,191 SHOES $39.019 $42.980 $57.321 $65.635 202 223 297 340 HOME FURNISHINGS $1.860.375 $2,049.218 $2.732.983 $3.129.368 9,560 10,531 14,045 16,082 HOME APPLIANCES/MUSIC $671,735 $739.921 $986,811 $1.129.936 2,897 3,191 4,256 4,873 BUilDING MATERIALS/HARDWARE $2.544.327 $2.802.597 $3.737,741 $4.279.855 15,722 17,318 23,096 26,446 AUTOMOTIVE $8.184.852 $9,015.680 $12.023,949 $13.767,874 30,666 33,779 45,050 51,584 HOBBY/SPECIAL INTEREST WITH GIFT/SPECIALTY WITH GIFT/SPECIALTY GIFT/SPECIALTY $364.514 $401.515 I $535.489 I $613.155 2,340 I 2,578 I 3,438 3,936 JEWlERY $54.728 $60.283 I $80.398 1- $92.059 133 1 147 1 196 224 LIQUOR WITH FOOD SERVICE WITH FOOD SERVICE DRUGS $395.400 $435,536 $580,862 $665.109 1,006 1,109 1,478 1,693 OTHER RETAil $390.147 $429,750 $573.145 $656.272 1,923 2,118 2,825 3,234 ----.-----------.-.- -$230.652-- '$254065 $338.840 PERSONAL SERVICERS $387.984 1,626 1,791 2,389 2,736 ENTERTAINMENT $618258 $681 016 $908 252 $1 039982 7.069 7.787 10.385 11.891 TOTAL $28.185.600 531.046.662 $41.406.027 $47,411,460 119,100 131,190 174,964 200,340 ---. Source: Fishkind & Associates, Inc; Florida Department of Revenue; Dollars & Cents of Shoppinq Centers - Urban Land Institute Estates Shopping Center Subdistrict Commercial Needs Analysis 29 Page 29 of 71 EXHIBIT V.D.5 Distribution by Store Type DISTRIBUTIONS BY STORE TYPE . .... .....~.---~ r----- GENERAL MERCHANDISE 14.48% FOOD 15.27% FOOD SERVICE 10.73% CLOTHING & ACCESSORIES 4.48% SHOES 0.37% HOME FURNISHINGS 7.10% HOME APPLIANCES/MUSIC 3.67% BUILDING MATERIALS/HARDWARE 11.73% AUTOMOTIVE 23.35% HOBBY/SPECIAL INTEREST WITH HOBBY/SPECIAL GIFT/SPECIALTY 1.86% JEWLERY 0.56% LIQUOR WITH FOOD SERVICE DRUGS 0.87% OTHER RETAIL 1.44% PERSONAL SERVICERS 0.69% ENTERTAINMENT 3.40% Source: Fishkind & Associates, Inc; Florida Department of Revenue; Dollars & Cents of Shoppinq Centers - Urban Land Institute Index of Sales by Center Type INDEX OF SALES BY CENTER NEIGHBORHOOD 'COMMUNITY GENERAL MERCHANDISE 1.0804% 17.7493% FOOD 50.1268% 47.9941% -_. .".~-~--- FOOD SERVICE 16.2423% 58.1773% CLOTHING & ACCESSORIES 1.7763% 26.9659% SHOES 2.1635% 25.4356% HOME FURNISHINGS . --. 4.8325% 65.0722% ---- ...._-----_.~-- ..- HOME APPLIANCES/MUSIC 4.5826% 43.0018% BUILDING MATERIALS/HARDWARE 8.3074% 45.2640% AUTOMOTIVE 0.0000% 100.0000% HOBBY/SPECIAL INTEREST With Gifts and Specialty GIFT/SPECIALTY 7.06% 41.68% JEWLERY 2.0271 % 11.8288% LIQUOR 34.2238% 65.7762% -.. --..- DRUGS 36.8476% 56.2922% OTHER RETAIL 11.3333% 54.8145% ~---.._.."_.. .----- -------- -- --------- ------- PERSONAL SERVICERS 22.9793% 49.1430% ~-,- ENTERTAINMENT 8.7526% 34.4114% Source: Fishkind & Associates. Inc: Florida Department of Revenue; Dollars & Cents of Shoppinq Centers. Urban Land Institule *Note: Consultant has utilized only 50% of Community Center Sales Shown Above to Account for Projects Outside of the Trade Area that Will Capture a Portion of Retail Spending from Households within the Periphery of the Market Estates Shopping Cenler Subdistricl Commercial Needs Analysis 30 Page 30 of 71 EXHIBIT V.D5 Median Sales per Square Foot of GLA NEIGHBORHOOD COMMUNITY MED $/SF MED $/SF GENERAL MERCHANDISE $103.01 $148.87 FOOD 347.1 336.3 FOOD SERVICE 224.28 280.19 CLOTHING & ACCESSORIES 167.96 195.97 SHOES 165.39 198.66 HOME FURNISHINGS 147.35 204.32 HOME APPLIANCES/MUSIC 137.85 271.31 BUILDING MATERIALS/HARDWARE 143.3 169.9 AUTOMOTIVE n/a 266.9 HOBBY/SPECIAL INTEREST 163.15 201.46 GIFT/SPECIALTY 186.32 147.58 JEWLERY 280.09 445.74 LIQUOR 254.1 321.25 DRUGS 408.4 374.26 OTHER RETAIL 159.18 228.9 PERSONAL SERVICERS 127.73 158.14 ENTERTAINMENT 86.41 88 Dollars & Cents of Shooo;no Centers - Urban Land Institute Estates Shopping Center Subdislricl Commercial Needs Analysis 31 Page 31 of 71 EXHIBIT V.D.5 Retail Demand Calculation Guide Calculated figures are highlighted in yellow. Please note, this guide reflects calculations for year 2008 retail demand only. Repeat the same steps below for each year covered in the analysis. Figure 1 A B C 0 E Total Market Income Exp. Income Avail. for Year HHs AVG HH Income Income % Retail 2008 3.522 $60.627 $213.529.499 32.8315% $70,104,926 Source: I-Site Census-based Demographics Package & Fishkind & Associates, Inc. Please note not all figures above are whole numbers, and as such may yield slightly different results jf hand-calculated. Figure 1 above: Column 'C' (Total Market Income) = Column 'A' (x) Column 'S' Figure 1 above: Column 'E' (Income Available for Retail) = Column 'c' (x) Column 'D' Figure 2 I , A B - (%) Allocation -- Exoenditures ($1 1448% $10.151.193 1527% $10.705.022 10.73% $7,522.259 -- 448S/(. $3.140,701 -_._-- _._-~._._- 0,37% $259.388 .. . ----- -------- -'~._- -'-'~--~- .--- 7.10%, $4.977,450 ---. -------------- - -- 361t!~ $2.572,851 -----.----...--'.'- 11.73O/L' $8,223.308 2335% $18.369,500 -. ----~_._. ...._.,..__.~- WITH GIFTS/SPECIALTY _-"0 --.---'.------------ I 186'>:, $1.303.952 __on ------.---.-.---.- I 0560,,, $392.588 .. WITH FOOD SERVICE ---.-------------- o 87"i, $609.913 H"" "--..--.---.----- 1.4.1"'- $1,009.511 - -- 0.60L;:, $483.724 ----------_._--~-~-----,- 340~;, $2 383.567 -_._--------~---"- 100.00% $70,104,926 -.-----.--......---- - DISTRIBUTIONS BY STORE TYPE All CENTER TYPES GENERAL MERCHANDISE FOOD L-- FOOO SERVICE 1_ CLOTHING & ACCESSORIES L SHOES I -- ....---.- ------ -- - - 'j HOME FURNISHINGS ----------. --------- ~"-- HOME APPLIANCES/MUSIC BUILDING MATERIALS/HARDWARE ---.-------. AUTOMOTIVE -----.-.-- HOBBY/SPECIAL INTEREST ------------------ ~~~:~~_=~L-~~--o...~-------t UOUOR 1 DRUGS-----=-==~-..--"--..-~=____=~~~..i OTHER RETAIL ----------, PERSONAL SERVICERS "_'_O..__..__....n aHERTAINMENT ---t Total .....- -.-.....-- i _______ __.-----------1 Source: Fishkmd & Associates. Inc; Florida Departmeni of Revenue: Institute' pollars & Cents of Shoppinq Centers - Urban Land Eslates Shopping Center Subdistrict Commercial Needs AnalYSIS 32 Page 32 of 71 EXHIBIT V.D.5 Figure 2 above: Column 'B' (Expenditures by Store Tenant Classification) = Column 'E' from Figure 1 allocated along the distribution in column 'A' Figure 2. Figure 3 A B C 0 E INDEX OF SALES BY CENTER Neighborhood Community Center Neighborhood *Community Center Center Center Allocation (%) Allocation l%) Exoenditures ($) Exoenditures ($) TOTAL GENERAL MERCHANDISE 1.08% 17.75% $109,673 $900.883 $1.010.556 FOOD 50.13% 47.99% $5.366,085 $2,568,890 $7.934.975 FOOD SERVICE 16.24% 58.18% $1,221,788 $2,188,123 $3,409.911 CLOTHING & ACCESSORIES 1.78% 26.97% $55,788 $423.459 $479,247 SHOES 2.16% 25.44% $5,612 $32,988 $38,600 HOME FURNISHINGS 4.83% 65.07% $240.535 $1.619.468 $1,860.003 HOME APPliANCES/MUSIC 4.58% 43.00% $117.903 $553.186 $671.090 BUILDING MATERIALS/HARDWARE 8.31% 45.26% $683.143 $1,861,099 $2.544.242 AUTOMOTIVE 0.00% 100.00% $0 $8.184.750 $8.184.750 HOBBY/SPECIAL INTEREST GIFT/SPECIAL TV JEWLERY liQUOR WITH GIFTS/SPECIALTY 7.06% 41.68% WITH GIFTS/SPECIALTY $92.059 $271.744 $7.958 $23.219 WITH FOOD SERVICE $363.803 $31.177 2.03% 11.83% WITH FOOD SERVICE DRUGS 36.85% 56.29% $224.738 $171.667 $396.405 OTHER RETAIL 11.33% 54.81% $114.411 $276,679 $391.090 PERSONAL SERVICERS 22.98% 49.14% $111.156 $118,858 $230,015 ENTERTAINMENT 8.75% 34.41% $208 624 $410109 $618734 TOTAL $8,559,475 $19,605,123 $28,164,598 "Reflects only 50% of total community center expenditures Source: Flshkind & Associates, Inc; Florida Department of Revenue; Dollars & Cents of ShoDDina Centers ~ Urban Land Institute. In some instances figures may not match exactly due to rounding. Figure 3 above: Columns 'C' & '0' (Expenditures by Store Center Type) = Expenditures by each tenant classification (each row item in Figure 2, Column 'B') allocated across the distributions in both Columns 'A' and 'B' in Figure 3. Please note Column 'D' in Figure 3 above reflects a reduction of 50% of the calculated total for community center expenditures (see full report for further information). Estates Shopping Center Subdistrict Commercial Needs Analysis 33 Page 33 of 71 EXHIBIT VD.5 Figure 4 A B C D E NEIGHBORHOOD COMMUNITY NEIGHBORHOOD COMMUNITY TOTAL SITE . SOFT SOFT SOFT MED S/SF MED S/SF SUPPORTABILITY SUPPORTABILITY SUPPORTABILITY GENERAL MERCHANDISE $103.01 $148.87 1,065 6.051 7,116 FOOD 347.1 336.3 15,460 7.639 23.098 FOOD SERVICE 224.28 280.19 5.448 7,809 13,257 CLOTHING & ACCESSORIES 167.96 195.97 332 2,161 2,493 SHOES 165.39 19866 34 166 200 HOME FURNISHINGS 14735 204.32 1,632 7,926 9,559 HOME APPLIANCES/MUSIC 137.85 27131 855 2,039 2.894 BUILDING MATERIALS/HARDWARE 143.3 1699 4.767 10.954 15.721 AUTOMOTIVE n/a 266.9 - 30.666 30.666 HOBBY/SPECIAL INTEREST 163.15 20146 .- n' 0 GIFT/SPECIALTY 186.32 .-'~7~.~.___ __ 494 1,841 2,335 JEWLERY 28009 44574 28 52 81 --..----. LIQUOR 254.1 321.25 _. .- 0 DRUGS 4084 37426 550 459 1,009 OTHER RETAIL 15918 228.9 719 1.209 1,927 PERSONAL SERVICERS 12773 158.14 870 752 1,622 ENTERTAINMENT 86.41 88 2.414 4.660 7.075 TOTAL 34,669 84,384 119,054 Source: Fishkind & Associates, Inc; Florida Department of Revenue; Dollars & Cents of ShODDinq Centers - Urban Land Institute. In some instances figures may not match exactly due to rounding. Figure 4 above: Columns 'c' & '0' (Square Feet Supportability) = Expenditures by center type (each row item in Figure 3, Column 'C' and Column 'D') divided by the respective median sales/sqft in both Columns 'A' and 'B' in Figure 4. Figure 4 above: Columns 'E' (Total Site Square Feet Supportability) = Figure 4, Column 'c' plus column 'D.' 3.0 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 Estates Shopping Center Subdislrict Commercial Needs Analysis 34 Page 34 of 71 EXHIBIT V.D.5 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. Estates Shopping Center Subdistrict Commercial Needs Analysis 35 Page 35 ot 71 EXHIBIT V.D.5 APPENDIX 2 ESTATES SHOPPING CENTER SUBDISTRICT R 26 E R27E R 28 E w "- ~ >- --... .--r I I ! w '" ~ >- . . . w '" ~ >- "'-......'''''..........->. .\ w Co .,-, >- PLANNED UNIT DEVELOPMENTS, COMIlERICAlAND INDUSTRIAL ZONING -~''''''''-'-'---, L__ Legend pue .PUC'COI.H,1ERCI;e.L .. PUC' IIlDUS-RI..:.L .. INC-USTRI,o.L ~CorH1ERCIAL ?,~y-." :,.-,-' .' If!!J''nrl 'w CJ,."",--,,,,-,,., . :,-.,.~.."" .,-, >- . ""',coo,'" .~, "',. ,~;. ~ . . '''~ __L---.L.,"," 1,,"",- -~-~~~h~ CJ~.,~:t_;:.- I J .' 15 ~----- Estates Shopping Center Subdistrict Commercial Needs AnalysIs 36 Page 36 of 71 EXHIBIT V.D.5 APPENDIX 3 Letter to Mr. Mark Strain, Chairman of the Collier County Planning Commission explaining the 2.0 allocation ratio methodology. Estates Shopping Center Subdistricl Commercial Needs Analysis 37 Page 37 of 71 EXHIBIT VD.5 FISHKIND & ASSOCIATES ...... ... .. .. MEMORANDUM TO: Mr. Mark Strain Chairman Collier County Planning Commission FROM: G. Russell Weyer Senior Associate SUBJECT: Explanation of 2.0 allocation ratio DATE: October 2,2008 VIA: E-Mail At your request, the following is an explanation of the 2.0 allocation ratio used in the data and analysis reports we provide to the County during Comprehensive Plan land use changes. The explanation begins with the data and analysis requirements in Rule 9J-5 (2). The rule states the following (with our emphasis added): "(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 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. 1 Page 38 of 71 EXHIBIT V.D.5 (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 compliance 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 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." A variety of studies are used when we undertake a needs analysis within the State of Florida. They are basically broken down into three categories depending on the type of land use being studied. They are residential needs analysis, commercial needs analysis and a peculiar needs analysis that economically does not fit the standard residential and commercial models. Our analysis has evolved over time with input primarily coming from County Staff with regard to the analysis at hand In looking at comprehensive plan changes, we first must collect the data that goes into the analysis. That data includes population estimates, existing inventory, approved inventory and potential inventory. 2 Page 39 of 71 EXHIBIT V.D.5 With regard to population estimates, we generally try to use the population data that is used by the County when and where it is available. Our second source is the population data from the Bureau of Economic and Business Research (BEBR) at the University of Florida. Our third source is I-Site, Site Selection Software, 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. The next required data set pertains to the particular land use we are analyzing. We primarily utilize the COllier County Property Appraiser data to determine the existing inventory of that particular land use, the approved inventory of that land use and finally all of the lands on the Future Land Use Map that have potential for that particular land use. We have also used data sources provided by Collier County staff such as the commercial inventory list and the planned unit development list. We then use a variety of models from retail demand gravity models to office employment demand models to determine the current and future demand for the land use type in the designated market area. The future demand generally looks out to the Comprehensive Plan's horizon year, which is currently either 2030 or 2035 depending on the jurisdiction's comprehensive plan and growth management plan horizon year requirements. It is at this point of the analysis that has caused an anomaly in determining a true economic supply and demand result. On the supply side, it is relatively easy to determine the amount of existing and approved supply from the property appraiser data. The difficulty lies in the vacant non-approved potential lands. The staff has required us to take all of those lands that have a commercial or residential overlay on them and include them as supply by putting a floor area ratio figure to the acreage. The issue becomes apparent when all of the lands that are not in the existing or approved category are included in the particular land use analysis. By putting all of the potential lands in the supply category, the assumption is that all of that land would be developed as that particular land use and nothing else For example in the case of the Airport-Corradi parcel, there were 117 potential commercial parcels totaling 270.68 acres in the 20 minute drive time market (Table 1 on the next page). Those parcels represent a potential of 1,469,723 square feet of office space. 3 Page 40 of 71 EXHIBIT VD.S Table 1. Current Supply of Vacant, Potential, and Existing Commercial-Office Space in Project's Market ExlstinCl # of Parcels 340 Acres 457.97 Square Feet 2,549,138 Vacant # of Parcels 523 Acres 1092.59 Square Feet 6,075,006 Potential # of Parcels 117 Acres 270.68 Square Feet' 1,469,723 Total # of Parcels 980 Acres 1821.24 Square Feet 10,093,867 Source: Collier County Property Appraiser *Assumed 5,430 square feet per acre based on market average There are a number of flaws in the representation of total capacity (supply) which suggest a greater number of acres be designated in the Comprehensive Plan than would be indicated simply by an analysis of forecast demand. First, all of those vacant approved parcels and parcels designated by the Future Land Use Map ("FLUM") as having the potential to be developed as office, in reality, also have the potential to be retail space or some other commercial use. The same parcels are also counted as competing supply when a commercial needs analysis is performed for another commercial use. To include these lands in both retail and office analyses would be double counting the supply. These lands will actually be developed as the market demand dictates, with some lands used for office and the remainder for retail and other permissible uses. A general economic principal states that all markets are efficient and that supply for the most part is generated as demand dictates. It is a rare situation where supply generates demand. Second, though the lands in question are designated with a FLUM category, this does not mean that 100% of these lands are developable. Within these lands there may be wetland areas, conservation areas, water bodies, incompatible adjacent uses, policy setback requirements, drainage and road requirements and infrastructure or access constraints. As a result of these and other myriad conditions, the maximum density/intensity of lands designated through the FLUM does not represent the holding capacity of these lands. Typically, development thresholds are found to be from 50% to 75% of maximum allowable density due to the physical characteristics of the land. 4 Page 41 of 71 EXHIBIT V.D.5 Third, while lands are designated with a FLUM land use, there is no requirement they be used at all over the planning horizon. Many properties are held in land bank trusts, held by absentee owners, held in estate transfer litigation or held in family ownership with no intent or desire to use or sell the land. Florida and Collier County in particular have very large tracts of land held in long term family trusts where lands are not developed or are purposefully held off the market. In these and other similar instances, a land use designation on the FLUM does not assure the capacity allocated to these lands will be available to accommodate future growth within the planning horizon of the Comprehensive Plan. Fourth, even if all the lands designated were developable and available it would be inappropriate to limit supply to exactly the level of forecast demand, represented by a ratio of 1: 1 where there is one acre of land supply allocated for every acre of land demand identified. Doing so would limit choices, limit market flexibility and constrain the market. Constraining supply will drive prices artificially high and decrease the attractiveness of the market due to price. For example in choosing a new home one does not typically look at only one house in the selection process. The selection process may involve multiple properties, perhaps a dozen or more. So too for commercial land investments, choice and flexibility are required in the selection process. Fifth, the supply of land is determined and allocated such that it will accommodate the forecast demand. The forecast demand is most often based on population forecasts provided by the University of Florida Bureau of Business and Economic Research (BEBR). Research has shown the BEBR forecasts to be highly accurate in locations where the local economic structure does not change substantially over time. In locations where structural change does occur, the error rate for BEBR medium forecasts can be from 30% to more than 100% too low in terms of forecasting population levels over a 25 year forecast period. Rapidly growing locations, locations which benefit from major highway or interstate expansions, locations which benefit from enhanced airport facilities and locations which benefit from major employer locations are all examples of conditions which represent structural change and tend to result in faster population growth than is forecast in the BEBR projections. COllier County is subject to these structural change forces, and as such, it can be expected that BEBR forecasts will have a comparatively higher degree of error than in other locations across the State. This supports the need for additional flexibility in the allocation of developable land to accommodate a higher probability of population forecast error. Table 2 on the next page documents the analysis of forecast error findings. 5 Page 42 of 71 EXHIBIT V.D.5 Table 2. Comparison of Long-Term Population Projections. Counties without Structural Shift 1975 BEBR Year 2000 projections for 2000 Actual Variance Flagler 21,700 49,832 -129.6% Sl. Johns 71,000 123,135 -73.4% Lake 143,300 210,527 -46.9% Marion 191,000 258,916 -35.6% Sl. Lucie 149,800 192,695 -28.6% DeSoto 36,700 32,209 12.2% Highlands 81,400 87,366 -7.3% Polk 471,300 483,924 -2.7% Pasco 343,600 344,768 -0.3% Counties with Shift Total 576,800 835,105 -44.8% Counties without Shift Total 933,000 948,267 -1.6% Source: Projections of Florida Population Bulletin 33. June 1975. U. FL and US Census 2000 Counties with Structural Shift These conditions have been well documented and supported in administrative hearings. In the course of the evolution of Florida's comprehensive planning process, allocation of land in the FLUM often exceeds the 1:1 ratio. In general, the allocation ratio of between 2.0 and 2.5 has been determined to be a reasonable level, has been supported in administrative legal hearings and has been implicitly adopted in comprehensive plans across the State. To account for the conditions described above, comprehensive plan FLUMs typically represent an allocation of acres for land use by category in excess of a 1: 1 allocation ratio. The allocation ratio measures the amount of additional acreage required in relation to the directly utilized acreage over the course of development in the jurisdiction to assure proper market functioning in the sale, usage and allocation of land. For the reasons discussed, the additional acreage is required in order to maintain market level pricing, to account for the likelihood that certain lands will not be placed on the market for sale during the forecast horizon, and that the property will develop at historic average densities, not maximum allowable densities, or may be subject to future environmental or other constraints. Thus, the lands allocated in the FLUM should be considerably greater than those that will actually be used or developed. As a result of these discussions, analyses and rulings, growth management practices have evolved such that the greater the time horizon of the comprehensive plan, the greater the allocation ratio needed to maintain flexibility of the comprehensive plan. Other factors that influence the residential acreage allocation ratio are the nature and speed of the developing area and the area's general exposure to growth trends in the market as shown in the discussion regarding population forecasts and structural change. Fishkind believes that to ensure proper flexibility in the comprehensive plan of a rapidly growing county like Collier, a commercial allocation ratio in the range of 2.0 is necessary to maintain planning flexibility and to account for the multiple sets of conditions which might otherwise restrict land usage. 6 Page 43 of 71 EXHIBIT V.D.5 Although the allocation ratio figure has fluctuated over time depending on who is reviewing the amendment at the state level, Fishkind's recent experience with the Florida Department of Community Affairs indicates that the DCA has seen and approved allocation ratios in the 1.8 to 2.4 range and in some cases even larger allocation ratios for longer forecast horizons. Otherwise, if allocation ratios are not used in the analysis, the likely outcome is the Comprehensive Plan will fail to adequately accommodate growth resulting in higher than normal land prices, constrained economic development and a less efficient pattern of growth which results from market inflexibility due to lack of investment choices. 7 Page 44 of 71 EXHIBIT VD.S FISHKIND & ASSOCIATES ....... ... ... .. MEMORANDUM TO: Mr. Mark Strain Chairman Collier County Planning Commission FROM: G. Russell Weyer Senior Associate SUBJECT: Examples of 2.0 Allocation Ratio Acceptance DATE: October 2,2008 VIA: E-Mail Mark, You have asked for specific examples where the Allocation Ratio measurement has been used elsewhere. Here is one example of a legal case and two other examples in Florida where is has been approved and accepted by both the local jurisdiction and in some cases the Department of Community Affairs. Panhandle Citizens Coalition Inc. versus Department of Community Affairs In the matter Panhandle Citizens Coalition Inc. (PCC) vs. Department of Community Affairs (DCA), a petition was filed by PCC to challenge DCA's finding that the West Bay Detailed Specific Area Plan (WB DSAP) was in compliance as an amendment to the County Comprehensive Plan. The findings of fact in this case include item #92 which reads: "In addition to projecting population growth and assessing capacity to accommodate growth an allocation needs ratio (or multiplier) is necessary to ensure housing affordability and variety in the market; otherwise, the supply and demand relationship is too tight, which may cause a rapid escalation of housing prices. Because the farther in time a local government projects growth, the less accurate those projections tend to be, actual need is multiplied by an allocation needs ratio to produce an additional increment of residential land to accommodate this potential error." 1 Page 45 of 71 EXHIBIT V.D.5 Finding #93 states: "Small Counties that experience above-normal growth rates may use allocation ratios as high as three more in order to realistically allocate sufficient buildable land for future growth. The County's allocation ratio of 2.2 before the WB DSAP and FLUM amendments was low from a long term forecasting perspective. When the WB DSAP amendments are factored into the allocation ratio, such growth would raise the allocation ratio to 2.3, which is still relatively low." Further, in finding #94 it is stated: "A land use plan should allow for sufficient inventory to accommodate demand and to provide some choice in order to react to economic factors." The Administrative Law Judge found the proposed land use amendments in compliance with section 163.3184 (1) (b) in part because the demonstration of need with respect to the allocation ratio indicated the allocation ratio of 2.3 was too low to properly accommodate projected future growth over the planning horizon. Acceptance of 2.0 Allocation Ratio in the case of Newberry VillaQe Retail in Alachua County Newberry Village is a development of approximately 250,000 square feet of retail space in unincorporated Alachua County. A comprehensive plan change was required to allow for this use in the County. The applicant performed a commercial needs analysis as a requirement for their data and analysis portion of their application. The analysis is attached as Exhibit A. The Florida Department of Community Affairs found the plan amendment compliant with no requests for further data analysis. We have attached the notification of compliance as Exhibit B. City of LeesburQ, Florida implicit Allocation Ratio The City of Leesburg, Florida has an adopted comprehensive plan where the implicit residential allocation ratio of 2.5 is embedded in the plan. The estimated land requirement projections are found in the approved 2003 Housing Element of the Leesburg Comprehensive Plan on page 111-17. The Housing Element of the Leesburg Comprehensive Plan indicates an allocation ratio of 2.5 in the following passage: "Based on figures provided by the Shimberg Center for Affordable Housing, a total of 8,295 dwelling units will be needed to serve the household population of the City by year 2010......the City will be able to accommodate approximately 13,292 additional units, for a total of 21 ,031 residential units by 2010." 2 Page 46 of 71 EXHIBIT V.D.5 Given the 2010 demand for 8,295 units and 21,031 unit capacity, the empirical allocation ratio found is 2.5 in the current and approved 2003 Leesburg Comprehensive Plan Housing Element. Allocation Ratios of other Florida Counties with updated Comprehensive Plans Allocation ratios are not only used in analyzing commercial comprehensive plan amendment changes. The ratios are also used in analyzing residential comprehensive plan amendment changes as noted here and in the City of Leesburg, Florida above. In reviewing a number of needs analysis reports submitted for residential comprehensive plan amendment changes around the state, Fishkind has discovered that there are number of counties across the state that have substantial allocation ratios that are embedded in their comprehensive plans. Fishkind has analyzed allocation ratios in counties across the state with recently updated comprehensive plans that have been approved by the Department of Community Affairs. As shown in Table 5.6.1, the future land use maps of these counties contain allocation ratios that are consistent with those suggested by Fishkind. Table 5.6.1. Allocation Ratios in other Florida Counties County Hendry St. Johns Nassau Martin Indian River Source: Fishkind and Associates, Inc. Allocation Ratio 5.38 3.08 4.54 3.92 4.62 Forecast Horizon (years) 15 15 15 15 20 The counties noted above have incorporated significant allocation ratios into their comprehensive plans to adequately accommodate growth and limit higher than normal land prices, constrained economic development and less efficient patterns of growth which result from market inflexibility due to lack of investment choices. 3 Page 47 of 71 EXHIBIT V.D5 EXHIBIT A Newberry Village Retail Needs Analysis Page 48 of 71 EXHIBIT V.D.5 Newberry Village Retail Needs Analysis Prepared For: NewUrban WORKS Development Prepared By: Fishkind & Associates, Inc. 12501 Corporate Blvd. Orlando, Florida 32817 (407) 382-3256 October 25, 2005 Page 49 of 71 EXHIBIT V.D.5 Table Of Contents Section Title Page 1.0 Introduction.... ...................................................................... 1 2.0 Current market Conditions..................................................... 2 3.0 Community-Type Retail Allocation Ratio................................ 3 4.0 Need for Additional Community-Type Retail Zoning ............... 3 5.0 Conclusion.. ................ ........ ................. ................................ 4 Appendix 1 - Existing Competitive Supply Appendix 2 - Vacant Future Supply Appendix 3 - 20 Minute Drive Time Demographics II Page 50 of 71 EXHIBIT V.D5 Newberry Village - Retail Needs Analysis 1.0 Introduction 1.1 Purpose This report analyzes the need to amend the Alachua County Comprehensive Land Use Plan for the proposed Newberry Village development The development program calls for development of approximately 250,000 square feet of retail space in unincorporated Alachua County. 1.2 Overview of needs analysis In the context of amending the adopted Comprehensive Land Use Plan for Alachua County the applicant must demonstrate the need to amend the plan. Typically, this takes the form of a comparison of: . The supply of existing land currently planned for retail uses . The demand for retail lands based on market conditions The applicant must determine whether there is sufficient supply of retail land in the Plan to accommodate future retail space demand. The analysis was conducted based on a 20 minute drive time market area surrounding the project site, comparing demand and supply, both existing and future, within the project market area. The retail market study further considered both demand and supply for community-type retail space only. Figure 1 shows the 20 minute drive time market area. Fi ure 1 - 20 Minute Drive Time Market Area '-'-, FlSHKlr-.o lo........ H~ .~ ~ Page 1 of 8 Page 51 of 71 EXHIBIT V.D.5 Newberry Vlllage - Retail Needs AnalysIs 2.0 Current Market Conditions 2.1 Existing Supply The community-type retail supply in the market was determined using the US Shopping Center directory, listing community type retail centers in Alachua County. Based on a gravity model of retail shopping pattems, calibrated for local market conditions, Fishkind & Associates, Inc. determined the effective competitive retail square footage surrounding the site, applicable to the subject location. Of 1.6 million square feet of community type retail space within 20 minutes of the site, Fishkind determined 1.3 million square feet of this existing supply directly competes with community type retail space at the subject site. Appendix 1 lists the existing competitive community-type shopping centers within 20 a minute drive time of the site, the square feet associated with each center, and its competitive characteristics based on the market conditions. 2.2 Future Supply To determine future supply, Fishkind & Associates, Inc. examined all vacant commercial parcels within the 20 minute market area. Vacant commercial parcels as designated by the Property Appraiser were then checked for current zoning. Parcels with current zoning of Business (BR), highway oriented business (BH), and Automotive (BA) were determined to represent competitive vacant supply. The analysis showed there are 38 vacant parcels meeting the criteria for future competitive supply. The criteria include, vacant parcels having the required zoning, and of sufficient size to accommodate community-type retail space, meaning parcels generally greater than 10 acres and less than 30 acres in size. Parcels with proper zoning in excess of 30 acres were excluded, as these more appropriately accommodate regional-type retail demand. Parcels with proper zoning under 10 acres were excluded as these more appropriately accommodate neighborhood-type retail demand. Numerous parcels under 10 acres were also included in the analysis as these are parcels with adjacency allowing combined parcel sizes of approximately 10 acres or greater. The sum total of competitive sites is 215 acres. An additional 577 acres were added to the supply based on further planning analysis of properties which appear to qualify for community type capacity. The vacant competitive supply is 272.7 acres. At .18 FAR this translates to potential future community-type retail supply of 2.1 million square feet, within the Newberry Village market area. The combined existing competitive supply plus future supply equals 3.4 million flSHKlf'.() .......~ .... ... . Page 2 of 8 Page 52 of 71 EXHIBIT V.D.5 Newberry Village - Retail Needs Analysis square feet of Community-type retail space capacity in the Newberry Village market area, through year 2020. Appendix 2 shows the list of parcels designated for future community type supply. No representations are made as to the availability for sale or whether there is owner intention to develop the vacant lands at any time in the future. Because there is no assurance as to whether these lands will be developed, a market flexibility factor (allocation ratio) must be included to assure proper supply over the long term. 2.3 Community-Type Retail Space Demand The market analysis shows there are 76,090 households within the 20 minute drive time surrounding the site, as of 2005 (see appendix 3). Average household income is $45,260. This generates community-type retail demand of 1.6 million square feet of space as of year 2005. Household growth to year 2020 is expected to raise market area households to 96,208 households and 2.0 million square feet of demand by year 2020. 3.0 Community-Type Retail Allocation Ratio The community-type retail allocation ratio in the Newberry Village market area is 1.7. This is determined by dividing the 3.4 million square feet of supply/capacity by the 2.0 million square feet of demand, through the planning horizon year of 2020. The addition of 250,000 square feet of retail space through the proposed Newberry Village retail land use change results in a marginal increase in the overall Plan allocation ratio from 1.7 to 1.8. Fishkind & Associates believes an allocation ratio of under 2.0 leaves insufficient flexibility to accommodate long term retail space needs. Table 1 shows the supply/demand calculation and resulting allocation ratio. Table 1- 2020 Summary Community Retail Market Conditions Vacant Community Retail Acres 272.7 Future Community SO FT. Supply 2,138,043 Existing Competitive Supply 1,266,947 TOTAL SUPPLY 3,404,990 Proposed Newberry Village 250.000 Total Demand 2,045,865 Community Commercial Allocation Ratio 1.8 FISHKIJl.(;l ....L.. ... .. . Page 3 of 8 Page 53 of 71 EXHIBIT VD.5 Newberry Village - Retail Needs Analysis 4.0 Need for Additional Community-Type Retail Zoning With the revised allocation ratio so low in the Newberry Village market area, there is a need for additional retail capacity to be allocated for the long-term. 4.2 Acceptable Over-Allocation Ratio The Department of community Affairs has indicated an acceptable over- allocation rate for future land use planning purposes is 2.0. Many communities have considerably higher allocations for retail land uses. The Newberry Village market area has a current allocation ratio of 1.7. The addition of 250,000 square feet of community-type retail space in the proposed project will increase the allocation ratio to 1.8, leaving the market below 2.0 and only slightly above the original County allocation. 5.0 Conclusion Newberry Village has petitioned Alachua County to revise the Comprehensive Plan to allow the inclusion of 250,000 square feet of additional community-type retail space in the Newberry Village market area. The current analysis of available community-type retail lands indicates a need for additional retail acres in the market area by year 2020, in order to provide proper long range planning flexibility. This report concludes there is an under-allocation of available community-type retail lands in the Newberry Village market area. The conversion of lands to retail uses will still provide the ability of the remainder of the site to reach 80% of the maximum residential density allowed under the existing zoning and land use. However, by including the mixed use component, needed additional retail capacity is provided while still achieving a high proportion of the maximum residential capacity. Based on this finding, there is justification to include the Newberry Village lands in the Future Land Use Map as inventory of future retail lands. flSHKlr-D !o.1r...... .... .. . Page 4 of 8 Page 54 of 71 EXHIBIT V.D.5 Newberry Village - Retail Needs Analysis APPENDIX 1 - Existing Competitive Supply SITE % CENTER NAME GLA DIST COMPETING SF COMPETING NEWBERRY SQUARE 180,524 0.63 98.01% 176,939 NEWBERRY CROSSING 111,010 1.37 95.68% 106,217 OAKS SQUARE 119,000 1.37 95.68% 113,862 OAKS MALL PLAZA 105,252 1.55 95.12% 100,111 TOWER CENTRE 165,000 1.92 93.95% 155,018 CENTRAL PLAZA 132,000 10.00 68.97% 91,043 GAINESVILLE SHOPPING CENTER 186,173 10.08 68.73% 127,959 GAINESVILLE MALL 289,850 11.02 65.92% 191,077 WAL-MART PLAZA 177,766 11.33 65.00% 115,552 WINN DIXIE MARKETPLACE PLAZA 139,337 11.67 64.00% 89,171 TOTAL 1,605,912 1,266,947 FlSHl(Ir-v a.LIL" ...... ~. . Page 5 of 8 Page 55 of 71 EXHIBIT V.D.5 Newberry Village - Retail Needs Analysis APPENDIX 2 - Future Vacant Supply OBJECTIO - 1 ZONEOISTRI ZONEOEFIN PIN CALCACRES SOFT 200 BH Highway Oriented Business (BH) 06041-003-001 21.8 0.000000 89 BP Business and Professional (BP) 06041-002-005 9.3 0.000000 135 BH Highway Oriented Business (BH) 06331.002-003 6.0 0.000000 142 BH Highway Oriented Business (BH) 06800-028-000 1.0 0.000000 277 BR Business, Retail Sales, and Services (BR) 04344-005-003 1.5 0.000000 278 BR Business, Retail Sales, and Services (BR) 04344-005-005 4.0 0.000000 117 BR Business, Retail Sales, and Services (BR) 04344-005-003 1.5 0.000000 118 BR Business, Retail Sales, and Services (BR) 04344-009-000 1.1 0.000000 119 BR Business. Retail Sales, and Services (BR) 04345-003-000 0.5 0.000000 120 BR Business, Retail Sales, and Services (SR) 04345-004-000 1.0 0.000000 121 BR Business. Retail Sales, and Services (BR) 04345-006-000 6.2 0.000000 122 BR Business, Retail Sales. and Services (SR) 04345-010-000 0.5 0.000000 354 BR Business. Retail Sales, and Services (BR) 04344-001-000 8.6 0.000000 355 BR Business, Retail Sales, and Services (BR) 04345-006-000 6.2 0.000000 313 BH Highway Oriented Business (BH) 04350-005-000 9.0 0.000000 132 BH Highway Oriented Business (BH) 06038-022-000 10.5 0.000000 353 BR Business, Retail Sales, and Services (BR) 04345-006-000 6.2 0.000000 59 BH Highway Oriented Business (BH) 04344-001-000 8.6 0.000000 205 BH Highway Oriented Business (BH) 06233-006-001 1.3 0.000000 100 BH Highway Oriented Business (BH) 06331-002-003 6.0 0.000000 101 BH Highway Oriented Business (SH) 06331-005-000 2.9 0.000000 102 BH Highway Oriented Business (BH) 06331-006-000 1.0 o.oornno 315 BR Business, Retail Sales, and Services (BR) 04350-005-000 9.0 o.oe 284 BH Highway Oriented Business (BH) 04345-006-000 6.2 O.ooouuo 124 BR Business, Retail Sales, and Services (BR) 04344-009-000 1.1 0.000000 285 BA Automotive Oriented Business (SA) 04344-001-000 8.6 0.000000 286 BA Automotive Oriented Business (SA) 04345-006-000 6.2 0.000000 160 BR Business Retail Sales, and Services (SR) 07251-017-000 1.2 0.000000 10 BR Business, Retail Sales, and Services (BR) 06655-002-003 29.4 0000000 116 BR Business, Retail Sales, and Services (BR) 04344-009-000 1.1 0.000000 312 BR Business, Retail Sales, and Services (BR) 04344-009-000 1.1 0.000000 314 BH Highway Oriented Business (BH) 04350-005-000 9.0 0.000000 134 BH Highway Oriented Business (BH) 06655-015-000 4.9 0000000 263 BH Ilighway Oriented Business (BH) 06656-002-008 3.4 0.000000 152 BH Highway Oriented Business (BH) 06331-002-003 6.0 0.000000 153 BH Highway Oriented Business (BH) 06331-005-000 2.9 0.000000 154 BH Highway Oriented Business (BH) 06331-006-000 1.0 0.000000 316 BR Business, Retail Sales, and Services (BR) 04350-005-000 9.0 0.000000 215.0 FISHlnr-€) -.1011,../1. ....... " . Page 6 of 8 Page 56 01 71 EXHIBIT V.D.5 Newberry Village - Retail Needs Analysis Appendix 3 - Newberry Village 20 Minute Drive Time Demographics FtsHJ(IND ....~.. ... .. . Page 7 of 8 Page 57 of 71 EXHIBIT V.D.5 Site Location: Lat: 29,661634 Lon: -82,430144 Prepared By: FISHKIND AND ASSOCIATES, INC. Page A-1 10/25/05 Household Trend Report .~fi';'~_ r~'%f "k ~"~,,- _' ' . 'f ' {[~ ~ VALUE % Population Population (1990) 143.256 Population (2000) 172.121 Population (2005) 174,990 Population (2010) 177,778 Pet. Population Growth ('90-'00) 20.15 Pet. Population Growth ('00-'05) 1.67 Pet. Population Growth ("05-'10) 1.59 Geographic Area Size 221.5974 Population Density (2005) 789.68 Daytime Marketplace (2005) Total Business Establishments 7,406 Tota! Daytime Employment 112,110 Households Households (1990) 57.054 Households (2000) 70,015 Households (2005) 76,090 Households (2010) 81,946 Married Couple Family With Children (2005) 11.417 15,0% Gender (2005) Male (2005) 85.523 489% Female (2005) 89,46651.1% Race & Elhnicily (2005) Race White (2005) 128.502 734% Race: Black (2005) 31,825 18.2% Race Asian or Pacific Islander (2005) 7,914 4.5% Race: Other Race (2005) 3,122 18"1'0 Race: Two or More Races (2005) 3,627 2,1% Ethnicity: Hispanic (20051 11,907 68% Age Distribution (2005) Age 0-4 (2005) 9.448 5.4% Age 5-9 (2005) 8,564 4,9% Age 10-13 (2005) 7049 4,0% Age 14-17 (2005) 8.51b 49% Age 18-24 (2005\ :m9U4 177% Age 25-34 (2005) 40mS 22,9% Age 35-44 (2005) 19.94"/ 11.4% Age 45-54 (2005) 19.8~-) 7 113/0 Age 55-64 (200~j) 13.7:')l) 7,9",'0 Age 65-74 (20U5i 8.384 48% Age 75-84 (2005) 5.83C1 33'-"0 A~Je 85+ (2005) 2.288 13%, SITE NAME' TRADE AREA SIZE TraffiC Settings: Heavy, Travel Speeds 30,50,65.20,30.40 Source: AGS Report Created with iSITE, Version: 2005.01.16 Page 58 of 71 EXHIBIT V.D.5 Site Location: Lat: 29.661634 Lon: -82.430144 Prepared By: FISHKIND AND ASSOCIATES, INC. Page A-2 10/25/05 Household Trend Report SITE NAME TRADE AREA SIZE: TrafficSetlings: Heavy, Travel Speeds: 30,50,65,20,30,40 Median Age Median Age (2005) Median Household Income Median Household Income (1990) Median Household Income (2000) Median Household Income (2005) Median Household Income (2010) Per Capita Income Per Capita Income (1990) Per Capita Income (2000) Per Capita Income (2005) Per Capita Income (2010) Average Household Income Average Household Income (1990) Average Household Income (2000) Average Household Income (2005) Average Household Income (2010) Median Disposable Income Median Disposable Income (2005) Aggregate Income Aggregate Income ($MM) (2005) Income Distribution (2005) HH Inc $ 0 - $ 15k (2005) HH Inc $15 - $ 25k (2005) HH Inc $25 - $ 35k (2005) HH Inc $35 - $ 50k (2005) HH Inc $50 - $ 75k (2005) HH Inc $75 - $100k (2005) HHlnc $100k-$150(2005) HH Inc $150 - $200k (2005) HH Inc $200K+ (2005) Employment By Industry (2000) Employment Status: Total Labor Force Employment Status: Employed Industry: Agriculture (2000) Industry' Mining (2000) Industry: Construction (2000) Industry: Manufacturing (2000) Industry: Wholesale Trade (2000) Industry: Retail Trade (2000) Industry: Transport. and Warehousing (2000) Industry Utilities (2000) 31.31 24,711 34.389 37.442 41.571 12.221 17.795 20.389 23.469 30.686 43.960 45.268 49,184 32,082 3.56780 20.65727.1% 10,641 14.0% 8.865 11.7% 10.143 13.3% 10.976 14.4% 6.092 8.0% 5.471 7.2% 1,608 2.1% 1,637 2.2% 90,720 52.7% 83,786 48.7% 505 0.6% 12 0.0% 3,550 4.2% 2.804 3.3% 1,237 1.5% 9,348 11.2% 1.444 1.7% 714 0.9% Source: AGS Report Created with iSITE, Version: 2005.01.16 Page 59 of 71 EXHIBIT V.D.5 Site Location: Lat: 29.661634 Lon: -82.430144 Prepared By: FISHKIND AND ASSOCIATES, INC. Page A-3 10/25/05 Household Trend Report !If' '"";-"~"--~"~~._ I ,\ \ '~"(" <"~" R 'i '~j!'Y;t"~' , S\~l':f! w oj if;\<I r'~w;\: , '1" VALUE % Employment By Industry (2000) Industry: Information Services (2000) 2.640 3.2% Industry: Finance and Insurance (1'000) 3.076 3.7% Industry: Real Estate (2000) 1.635 2.0% Industry: Professional Services (2000) 4.721 5.6% Industry: Management (2000) 16 0.0% Industry: Admin. Services And Waste Mgmnt (2000) 2,296 2.7% Industry: Educational Services (2000) 18.924 22.6% Industry' Health Care and Social Assist. (2000) 13,505 16.1% Industry Arts, Entertainment and Recreation (2000) 1,567 1.9% Industry Food and Hospitality Services (2000) 7,821 9.3% Industry: Other Services, except public (2000) 3,815 4.6% Industry: Public Adminstratian (2000) 4.156 5.0% Housing (2000) Housing Units (2000) 76.020 Housing Units, Occupied (2000) 70.015 92.1% Housing Units, Vacant (2000) 6.005 7.9% Housing Units, Owner-Occupied (2000) 33,624 48.0% Housing Units, Renter-Occupierl (20UO) 36,3~1 52.0% Median Rent (2000) 441 Median Home Value (2000) 99,302 Consumer Expenditures (2005, $/HH) T atal Consumer Expenditures (2005) 40,66164 Total Retail Expenditures (2UG5) 17.70870 Educational AUainment (2000) Education Less than 9th Grade (2000) 2.9U3 3.1% Education' Some High School (2000) 6.492 7.00/0 Education' High School Graduates (2000) 15.973 17.20,';, Education: Some College (2000~1 17.634 190% Education: Associate's Degree (2000) 9,039 9.7% Education' Bachelor's Degree (2000) 20.404 22.0% Education: Graduate School (2000) 20,408 22.0% Population, Age 25+ (2000) 92,85/1 53.9% SITE NAME TRADE AREA SIZE Traffic Settings: Heavy, Travel Speeds: 30,50,65.20 30 40 Source: AGS Report Created with iSITE, Version: 2005.01.16 Page 60 of 71 EXHIBIT V.D.5 EXHIBIT B Newberry Village Retail Comprehensiye Plan Amendment Florida Department of Community Affairs Notice of Compliance Page 61 of 71 EXHIBIT VD.S ~ STATE OF FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS Dedicated /0 making Florida a beller place to ca/I home" CHARLIE CRIST Gc',€"P".Cf THOMAS G. PELHAM Secretary lul~ 22. 2008 rhe Ilonorabk Rodney 1. Long Chairman. Board of County Commissioners Alaehua County P.O. Box 2877 Gainesville, FL 32602-2877 RE: Alaehua County Adopted Amendment 08-Rl Dear Chainllan Long: rhe Department has completed its review of the adopted Comprehensive Plan Amendment IOrdinance Number 08-10: DCA Amendment Numbers 06-2 and 08-R I) for .\laehua County. as adopted on August 17.2006 and June 10,2008. and determined that it meets the requiremcnts of Chapter 163. Pan II. Florida Statutes. for compliance. as delined in Subsection 163J184( l)(b), Florida Statutcs. The Depanment is issuing a Cumulative Notice of Intent to tind the plan amendment in compliance. The Cumulative Notice of Intent was sent to the Gaine.ITil/e Sun for puhlication on July 23. 2008. The Depanmcnt's eumulativc notice of intent to tlnd a plan amendment in compliance shall he deemed to he a tin'll order if no timely petition challenging the amendment is tlled_ Any aflected pcrson may tile a pctition with 'thc agency within 21 days atter the publication of thc noticc of intcnt pursuant to Scction 163.3184(9). Florida Statutes. No development orders. or pcrmits Ic)r a dc,clopmenl. dependent on the amendment may be issued or commence hefore the plan amendment takes effcct. Please he adviscd that Scction 163.3184(8)(cl2, Florida Statutes, requires a local govcrnmcnt that has an intcrnet site to post a copy ofthe Department's Notice of Intent on the site lVithin' days aftcr receipt of the mailed copy of the agency-s notice of intent. Please note that a copy "~f the adopted Countv ComprehenslVc Plan ..\mendment. and the '\o(iee of' Intent must he availahlc l'lf puhlic mspectlon \Ionda~ through Friday. neept tin legal holldays. durin!.!. tlllfrllal hUSlI1l'sS hours. at the .,\lachU3 COUllt\ Cirowth \'laJ1a~L'nH:nt OffiCe. 10 SW 2.,:1 \\cnuc'. 1I111d l'loor. (jaincsville. Florida_ .126111-1l2(!4" c 2555 SHUMARD OAK BOULEVARD i >, .; 0 -\ ;:, i-j~, ~ ") J C/:' i J' -3 . TALLAHASSEE Fl32399-2100 ',Ve b 5; t 0 . ., . U)~l'AlINrry Pl M,Nl~jG . H()1JSmG ..NO COM'-lUNITY OEVELOPMEN T Page 62 of 71 EXHIBIT V.D.5 The Honorable Rodney J. Long July 22. 2008 Page ::' If this in compliance determination is challenged by an affected person. you will ha\e the option of mediation pursuant to Subsection I 63.3189( 3 )(a)_ Florida Statutes. If you <:hoose to attempt to reso"e this matter through mediation. you must tile the request for mediation with the administrative law judge assigned by the Di\ision of Administrati\e Hearings. The choice of mediation \\ ill not alle<:t the right of any party to an administrative hearing. If you ha\e Jny questions. please <:onlact Ana Richmond. Planner. at (850) 922-1794. ) sin<:her~IY' f)' )/'. /1 . C. ^ / . lC/4) J ~!J~.n~ Mike McDaniel Chief: Office of Comprehensive Planning :Vll'vVar Enclosur<:: Notice of Intent ce: Mr. Scott Koons. Alep, Executive Director, ~orth Central Florida RPC Mr. Steven Lachnicht. AICP. Dire<:tor of Growth Management Mr. C. David Coffey Mr. Bradley Stith Page 63 of 71 EXHIBIT V.D.5 STATE OF FLORIDA DEP ARTMENT OF COMMlJNlTY AFFAIRS CUMlJLA TlVE NOTICE OF INTENT TO FINO THE ALACHUA COlJNTY COMPREHENSIVE PLAN AMENDMENT AND REMEDIAL COMPREHENSrvE PLAN AMENDMENT(S) IN COMPLIANCE DOCKET NO. 08-RI-NOI-0102-(A)-(1) The Department issues this cumulative notice of intcnt to find the Alachua County Comprehcnsive Plan Amendment adopted by Ordinance No. 06-26 on August 17,2006 and the remedial amendment(s) adopted by Ordinance No. 08-10 on June 10,2008 IN COMPLIANCE, pursuant to Sections 1633184, 1633187 and 1633189, F S The adopted Alaehua County Comprehensive Plan Amendment and the Department's Objections, Recommendations, and Comments Report, (if any), are available for public insp<'Ction Monday through Friday, except for legal holidays, during nonnal business hours, at the Alachua County Growth Management, 10 SW 2nd Avenue, Third Floor, Gainesville, Florida 32601-6294. Any affected person, as defined in Section 163.3184, F.S., has a right to petition for an administrative hearing to challenge the proposed agency determination that the Remedial Amendments are In Compliance, as defined in Subsection 163.3184(1), FS. The petition must be filed within twenty-one (21) days after publication of this notice, and must include all of the infonnation and contents described in Uniform Rule 28-106.201, FAC. The petition must be filed with the Agency Clerk, Department of Community Affairs, 2555 Shumard Oak Boulevard, Tallahassee. Florida 32399-2100 and a copy mailed or delivered to the local government. Failure to timely file a petition shall constitute a waiver of any right to request an administrative proceeding as a petitIoner under Sections 120.569 and 12057, F S If a petition is filed. the purpose of the administrative hearing will be to present evidence and testimony and forward a recommended order to thc Department. If no petition is filed, this Notice of Intent shall become final agency action, If a petition is filed, other affected persons may petition for leave to intervene in the proceeding. A petition for intervention must be filed at least twenty (20) days before the final hearing and must include aH of the information and contents described in lJniform Rule 28-106.205, FAC. A petition for leave to intervene shall be filed at the Division of Administrative Hearings, Department of Administration, 1230 Apalachee Parkway. Tallahassee, Florida 32399-3060. Failure to petItion to I/Itervene WIthin the allowed time ti-ame constitutes a waiver of any right such a person has to request a heanng under Sections 120.569 and 120.57, FS, or to participate in the administrative hearing. After an administrative hearing petition IS timely filed, mediation is available pursuant to SubsectIon 1633 I 89(3Xa), FS, to any affected person who is made a party to the proceeding by filing that request WIth the administrative law Judge asSIgned by the DiVISion of Adml/listrative Hearings The chOice of mediation shall not affect a party's right to an admlntstrat"e hearing. ')' ~' .,' ~ILL1121~il~., L~~.' /i ~fJkc McDamd. Chief Dn'lslon ofC'ommumty P!anning D~paltmL'nt nfCommllnlty Atf~l.1rs 2"", Shumard Oak Soulc\ard r:Jl!.1l1~L'iSI...'C, FJnrida ~L\()')-:~] uo Page 64 of 71 EXHIBIT V.D.5 <( a.: Z o (j) ~ (j) 0 ::J ~ CD(j)w ~I-I- ZZ::J <(~(j)(j) ~ Z -~ ~::J~<1 ~Oo:::C'0 (j)UOo -IUZ~ -I <(-I C'0 IU<(<( 0-10:::0 OCOl-o::: ::J- Oo..~O SO<(u: (j)w~ - O:::LL~(j) W-~W CD~(j)O: Ow(j)<( O:::U~Z Page 65 of 71 EXHIBIT VD.5 ..... <: ~ a:: o a.. ~ >- ffi ::s ~ <: o ~ a.. o ~ ~ o c -c rn Q) .... 0 C () .... rn Qj 'S: g~-C~Qj .- '" ~ 0 ....I.I-rn tJ) rnQ)>=-C () ~ Q) 'S;: ,.. ~~:i;>rn o.C"OQj:: rntJ)m....rn c.... Q)oCQ)Q) J:: 0 0 u ~ .... 0 tJ) ~ ...= UJ Q) O)~S::E~ .S N 1.1- +' 0 QjOO+'tJ) .... rn rn ::I ~o.Q)~O tJ) ::I ~ .- C rn -C ~ O~+'Q)rn U$~~> ,.. '" c.'" ....( Q) (i) 3= .- c: .cuJ::Urn +' .- ,.. 0) O~ +' tJ) -C C~ o .- Z rn C o 0. Q) tJ) rn tJ) 0. J:: .- .c o+,+, =.c...,- ... 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U o 0 Q) "- o .... t.n en :::s "- C o 0. o ..s:: en Q) ~ o U o Page 68 of 71 Q) "- o .... en C> s:: .- ..s:: .... o - U o 0. Q) o "- ..s:: ctl en U E >- ctl ctl Q) C "- .... U - :::s Q) "C ~ <( o 0 >- - 0. 0. :::s en s:: o Q) - "- ctl 0 en .... >-en .... 0 :::s Q) m "C OJ :> o 0 >:: 'j:;... "- () Q) ~ Q) U) ctl Q) - ~ "- Q) ..s:: .... o o . t.n .... - :::s t.n Q) "- s:: .- "C Q) "C :::s - () s:: .- Q) .c o .... 00 o o . N :::s o tsi>- ..s::.llI:: () s:: "- ctl ctI..s:: ~1- ~ ctI "C ~ :::s ..s:: I- >- .c s:: "- :::s .... Q) "- Q) t.n ctI Q) - a. EXHIBIT V.D.5 Apr 24 08 01 :32p Jay Bishop 354-3353 p.2 DEVELOPMENT PROPERTIES. INC. SURVEY TABULATION ADril 10. 2008 Page 69 of 71 EXHIBIT V.D.5 Apr 24 08 01 :32p Jay Bishop 354-3353 p.3 ROGERS WOOD HILL STARMAN & GUST AS ON H~lOK.>.L .~SO:1~TlON CERTIFlED PUBLIC ACCOUNTANTS 11l9JTA_\!lA.t1.ln...n.~RTll~vrrr~ "^"UlS.FL1.IGI SHl:~DOI'lWS1".ilM""'tc".P."- JlO.IAlDW_uUSTAS(lN,t.'.P.'" ll-ItfIV.5L IlOCUO.c.P_^ Sl<<II.CH.... aEl-CHEIl CPA- SCOTA,SIlEPAIU.C.P..... INDEPENDENT ACCOUNTANT'S REPORT ON APPLYING AGREED-UPON PROCEDURES MEMDQS AM'5R1CJ.N,NSl11\1T'E:CFCEltT1flED PlIllLIC "'CCO\/I'I'T_~NT.$ FU:!)oJ[)"INSTlnni'-O,CERTlfED MJDLfC.o,CCOJNTAl'lTS ~" tfAPl..Vi I~J_lr\4Il ~""HO IS~"'N'l> lSh1~! Development Properties, lnc, Naples, FloridEl We have performed the procedures enumerated below, which were agreed to by Development Properties (the Company), solely to assist the Company in the tabulation of surveys to detennine if a shopping center is supported, and. if so, what type of tenants would be preferred. The Company was responsible for creating the survey and distributing the survey to Golden Gate residents. This agreed-upon procedures engagement was conducted in accordance with attestation standards established by tne American Institute of Certified Public Accountanls. The sufficiency of these procedures is solely the responsibility of the Company. Consequently, we make no representation regarding the sufficiency of the procedures described below either for the purpose for which this repan has been requested or for any other purpose. Our procedures and results are as follows: 1. We received in the mail from Golden Gate residents, surveys that had been distributed to them by Naples Printsource We tabulated all surveys received. 2. We received 1632 surveys in the mail through March 24, 2008 with the following results: 1351 Yes 217 No 64 Did not vote 1632 Total Of the 217 respondents voting "No", there were 13 surveys listing prospective tenants they want included in the shopping center. Ofthe 64 respondents that "Did not vote", there were 60 voting for prospective tenants they want included in the shopping center. The prospective tenants and related votes for those tenants are as follows: Major Grocer Banks Post Office Convenience Store Beauty Salon Video Store 1305 926 1153 677 401 482 Fast Food Restaurant Drug Store Coffee Shop Hardware Store GardenfPet Supply Family Restaurant 832 1D71 615 992 687 1133 Dry Cleaner Child Day Care Clothing Store Ice Cream Shop Adult Day Care 450 376 425 687 224 -,- Page 70 of 71 EXHIBIT V.D.5 Apr 24 08 01 :32p Jay Bishop 354-3353 p.4 Development Properties, Inc, Naples, Florida Other prospective tenants listed by survey respondents were as follows: Medical offices 67. Bar 45, Auto parts store 42, Gym 25, Dollar store 23, Movie theater 21, Liquor store 19, WalmartlTsrget 15, Nail salon/spa 14, Home improvement 13, Health food store 12, Vet 12, Bakery 7, CVSIWalgreens 7, Bait & Tackle 6, Hallmark 6. Chinese restaurant 6, Sporting goods store 6, Craft store 6. Fire!Police station 5, Barber shop 5, Flower shop 4, Church 4, Auto repair 4, Computer store 4, Park 4, Goodwill 3, Hospital 3, Pool supply 3, Electronics store 3, Book store 3, GWl store 3, Martial arts 3, Cuban restaurant 3, Shoe store 3, Children's activity center 3, Check cashing 2, Credit Union 2, UPS store 2, Fresh fish market 2, Butcher 2, Bowling alley 2, Coin laundry 2, Amphitheater 2. The following prospective tenants were listed on only one survey each: Wine shop, Car rental, Electrical supply, Photo studio, Chefs warehouse, Casino, Tractor supply] Car dealer, H&R Block, Water supplies, Equestrian store, Everglades National Park fofo Center, fnsurance agent. Tree fann, Tax collector, Fresh fruit market, Storage, Cell phone store, Dance studio, Italian restaurant, Carriage rides, Hooters, Office Max> Paint store, HorselAlV trails, and J-75 Ramp. We were not engaged to, and did not, conduct an audit. the objective of which would be to express an opinion on the results of the election, Accordingly, we do not express such an opinion. This report is intended for the information and use of1he Company and its legal counsel. At your instruction, we are holding the ballots in OUT oFfice until you notify us to dispose ofthem, ~o"~"~ ~~ ~ 'e, Q~ Rogers Wood Hill Starman & Gustason, PA Certified Public Accountants April 10, 2008 -2- Page 71 of 71 EXHIBIT VD.5 ESTATES SHOPPING CENTER SUBDISTRICT AT THE NORTHWEST CORNER OF GOLDEN GATE BOULEY ARD and WILSON BOULEYARD EXHIBIT V.D.6 HB 697 CONSISTENCY ANALYSIS GROWTH MANAGEMENT PLAN AMENDMENT SUBMITTED APRIL 200X AMENDED APRIL 200<) AMENDED AUGUST 200l) AMENDED SEPTEMBER 200l) CP-200X-1 Estates Shopping Center Suh-District CP-2008-1 Exhibit Y.D.6 HB 697 Consistency Analysis The Florida legislature approved in the 2008 session an amendment to Chapter 16.3177, F.S., which requires local government comprehensive plans to address energy efficient land use patterns and greenhouse gas reduction strategies. The pending Estates Shopping Center Sub- district amendment to the Golden Gate Estates Master Plan proposes to estabtish a groeery- anchored community shopping center within close proximity to several thousand households toeated within the Northern Golden Gate Estates subdivision. Approval of this plan amendment will provide convenient shopping and joh opportunities for the central portion of Golden Gate Estates which will reduce vehicle trips and driving distances for many residents. By capnlring these trips presently on the local roadway network. the amendment will assist in reducing future road network improvements and traffic impacts to other arcas within the more urbanized area of Collier County. The reduction in vehicle miles traveled will reduce greenhouse gas emissions. Gotden Gate Estates is one of the largest subdivisions in the United States and encompasses approximately 175 square miles (112,000 acres), and is an exampte of urban sprawl. Almost all of the Golden Gate Estates area has been platted into 1.25 acre or larger singte-farnily home sites with very little commercial development planned to serve the residents of the area, requiring residents to travel by automobile into the more urbanized portions of Collier County for most of their daily shopping and service needs. \VhiJc the area provides for a semi~nJrallifestyle because of the large lots and zoning that permits the keeping of horses, fowl and other livestock, it has a population exceeding 36,000 in 2008 and is anticipated to continue to grow to a population approaching 45,000 by year 2020. There is presently a large deficit of commercial land in Golden Gate Estates; thereby, exacerbating the need to utilize the automobile for daily commercial needs and increasing the vehicle miles traveled for residents of this subdivision. It is documented that the automobile is the largest generator of green house gases for most communities. The proposed amendment provides convcniently located retail services, including a grocery storc where none currently exists or can exist under the current comprehensive plan. The grocery store and other retails services will result in thc reduction of vehicle trip lengths. House Bill 697 encourages energy efficient land use patterns. The proposed plan amendment is located at the intersection of two major roadway corridors serving the Northern Golden Gate Estates area is an efficient land use pattern. The proposed grocery~anchored shopping center located at this prominent intersection of Wilson Boulevard and Golden Gate Boulevard will capture numerous trips that othenvise \vould be passing through the intersection in route to the urban area for daily shopping needs. This location is also well-suited for a community sized shopping center due to its location along a current Collier Area Transit (CAT) route serving Golden Gate Estates. Proximity to a transit route i:-:; an dlicicnl land lIse pattern and is an cX<lmple of smart growth by allowing rcsidents to have an alternative to <lutomohile use for shopping or employmcnt. Locating goods and serviecs in closer proximity to the residents will equate to reduced dependence on the automobile, reduced vehicle miles travcled and a reduction in greenhouse gas emissions. ESTATES SHOPPING CENTER SUBDISTRICT AT THE NORTHWEST CORNER OF GOLDEN GATE nOULEYARD and WILSON BOlJLEYARD EXHIBIT V.D.7 CONSISTENCY WITH GOLDEN GATE AREA MASTER PLAN GROWTH MANAGEMENT PLAN AMENDMENT SUBMITTED APRIL 200H AMENDED APRIL 20()') AMENDED AUGUST 20()') AMENDED SEPTEMBER 2009 CP-200X-l Estates Shopping Center Sub-District CP-2008-t Exhibit Y.D.7 Consisteney with Golden Gate Area Master Plan Goals 3 and 5 of the Golden Gate Area Master Plan (GGAMP) relate to commercial serviees and maintenance of rural character of Golden Gate Estates. Goal 3 states: Provide for basic eommerciaI services for purposes of serving the rural needs of Golden Gate Estates Residents, shortening vehicnlar trips, and preserving rural character. Goal 5 states: Future growth and development within Golden Gate Estates will balance the desire by residents for nrban amenities with the preservation of the area's rural character, as defined by wooded lots, the keeping of livestock, the ability to grow crops, wildlife aetivity, low-density residential development, and limitations on commercial and conditional uses. The applicant has conducted a series of professional surveys and resident interviews to establish the types of goods and services desired by area residents, and further, how they would like a shopping center to function/feeL A market demand analysis has also been prepared by a professional economist to analyze the current and future demand for additional commercial development. The analysis concludes that Golden Gate Estates is underserved by commercial development and additional commercial development can be supported. The applicant has also held numerous public meetings in the community to speak with residents about how the proposcd shopping center could function while maintaining their community character. The application as proposed attempts to respond to feedback received to date. The application includes both uses that are permitted in the newly created Subdistrict and those uses that are specifically prohibited. Many of the area residents have indicated that a grocery store and other uses commonly found in urban area community sized shopping centers are needed fl)r this area. The Subdistrict text requires that a grocery store is the tirst usc that can obtain a certilicate of occupancy for the site. At the present time, there are no full service grocery stores or shopping centers available within several miles of the sitc, thereby requiring additional vehicular trips on the road network within both Goldcn Gate Estates anclthe urban area of Collier County to obtain basic goods and services. The Subdistrict uses are compatible and consistent with the estates community. The Subdistrict intcnsity is approximately half the intcnsity found in the urban area and is in keeping with the estates community. ^ conceptual plan CP-200X-1 Page 1 01'2 r':xhihit V.D.7 is included as part of the Subdistrict. The conceptual plan provides for appropriate setbacks ti-om residential uses. The proposed amendment is located at the intersection or two of the major roadway corridors serving the Northern Golden Gate Estates area. Wilson Boulevard is being designed to be a 4-lane road and Golden Gate Boulevard is under design to become a 6- lane road adjacent to the subject property. By providing for services at this located, vehicle miles traveled can be substantially reduced, which will have a positive transportation impact on both Golden Gate Estates and urban area roadway segments. The appIieant intends to submit a Planned Unit Development rezoning application that can track concurrently with the comprehensive plan amendment application. The pUD will contain additional information relating to community character by specifying building setbacks, building heights, lighting standards, landscape buffer details, and conceptual architectural delails. The level of comll1creial intensity proposed is t:1r less than that typically found in the urban area orCollier County (,1'-211I1S-1 !);lgl' .2 (lr.2 I':'\hlbil V.D.! ESTATES SHOPPING CENTER SUBDISTRICT AT HIE NORTHWEST CORNER OF GOLDEN GATE BOULEY ARD and WILSON BOULEY ARD EXHIBIT V.D.S SURVEY AREA GROWTH MANAGEMENT PLAN AMENDMENT SUBMITTED APRIL 200H AMENDED APRIL 200') AMENDED AUGUST 200') AMENDED SEPTEMBER 200') CP-200X-l -'---'---":.::"1:"'-'--'---'-" i i i i i i i i i i. q. ~I: 'j ~ 1 i i I I i I i i i i i i i '1' i 1 1 1 i- I 1 i i '-~-----...~~.... _.._,~-_._'. (/) ~ ~ ~~ ... ii: ~~ ~ ~. ~ ~ llJ 0 Q 0 -.I ~ 0... C> cJ ~ 0 It o ~ EXHIBIT V.D.8 SURVEY AREA ///1 -- ..---------. . ,I "I I, II! ", ", !I' ;.!~ ii' tJ """, \, \. '" ,,+. ool; , ~ . !') ~( 'iSt 0\ i ! 1(' C'..r,' '0. 8'1 g- 2 'I .C <J .-=-.-:-:C:-----;.,,,,"''-- I. iill ~,,:,...t~, W~"I"i'" l- : ~ j t-~;' c. I: ,_I :;, ":1 I' f .); 'U .' !-- -1f 'I' i~ 'Iii " II i ,11 _ ... 111 Page 1 of 2 EXHIBIT VD,8 N '" EXHIBIT V.D.8 SURVEY AREA >. QJ>-> > '- I..~ :;) ~ ~ If) :J 'Z ,,- ...Q.J :_'!j:.:~'ft p::. " t ') i " ,,' J ." :~.h!~'~.~l(; :1 ;'; -,,~',I.. 11,',1 , , .',,' >,,",;.-, t. 'f"'" ". :" ~ ...' . r ..:..'\',:,~; 1 "')1''; '\': ~:"'f~;~ it:;~ .~:::: : ~. ~'- " I:} "; l,t~ j~j;I.., ,)<~ ,.' "",II -r.!: .", '\')J" ",' "~ Iri'''' ..' ., :,.:.;::-1'].1".. ~;~;:. p>i:.~~. ,.:\'..::~.W~i';: "":'.\:::!: " - Page 2 of 2 EXHIBIT V.D,8 ESTATES SHOPPING CENTER SUBDISTRICT AT THE NORTHWEST CORNER OF GOLDEN GATE BOlfLEY ARI> and WILSON BOULEY ARI> EXHIBIT V.E.I PUBLIC FACILITIES GROWTH MANAGEMENT PLAN AMENDMENT SUBMITTED APRIL 200H AMENDED APRIL 200') AMENDED AUGUST 200') AMENDED SEPTEMBER 200') CP-200X-1 ESTATES SHOPPING CENTER SUBDISTRICT EXHIBIT V.E.l PUBLIC FACILITIES l.a. Potable Water Public facilities are not availablc in the immediate area and therefore the development of the parcel will require installation of a potable water well to be permitted consistent with the applicable provisions of the GMP, LDC and other jurisdictional agencies including FDEP and SFWMD and capacity will minimally meet the standards of the Florida Administrative Code, It is likely that the site will be developed with approximately 60,000 square feet of office space, 148,500 square feet of retail space and 19,500 square feet of restaurants, In this scenario, the following water dcmand may be anticipated: Water Demand: Office: Retail: Restaurant: 60,000 sq, ft, x 0 15 gpd/sf= 9,000 gpd 148,500 sq. ft. x 0.10 gpd/sf. = 14,850 gpd 19,500 sq, ft. x 0,5 gpd/sf= 9,750 gpd Total = 33,600 gpd Assumed incidcntal use for irrigation near scating areas per health code requirements: 3,000 gpd New Subdistrict Gcncration = 36,600 gpd Existing Residential: 17 units x 250 gpd/unit = 4,250 gpd Net Impact = (Ncw Subdistrict - Existing Residential) c= (36,600 - 4,250) gpd ~ 32,350 gpd Data Source: Tables in Chapter 64E-6 F,A,C. l.b. Sanitary Sewer Public facilities are not available in the immediate area and therefore the development of the parcel will require installation of a private sector package sanitary sewer or septic system treatment system permitted consistent with the applicable provisions of the GMP, LDC and other jurisdictional agencies including FDEP and SFWMD, Revised August 2009 Page 1 Ci'-21JIJX-; Page 1 of 3 EXHIBIT V.E.1 It is likely that the site will be developed with approximately 60,000 square feet of office space, 14X,500 square feet of retail spacc and 19,500 square feet of restaurants, In this scenario, the following water demand may be anticipated: Sewer Generation: Office: Rctail: Restaurant: 60,000 sq, ft. x 0,15 gpd/sf= 9,000 gpd 148,500 sq, ft. x 0.10 gpd/sf. = 14,850 gpd 19.500 sq ft. x 0.5 gpd/sf= 9,750 gpd Ncw Subdistrict Generation = 33,600 gpd Existing Residential: 17 units x 200 gpd/unit = 3,400 gpd Net Impact = (New Subdistrict .", Existing Residential) ~ (33,600 - 3,400) gpd = 30,200 gpd I.e. Arterial & Collector Roads Please refer to Exhibit V,E,I c, the Traffic Impact Statement. Project Transportation Consultant, TR Transportation Consultants, Inc" has prepared a Transportation Analysis for the conceptualized development program for the subject property, The proposed subdistrict is expected to result in a significant capture rate from pass by traftic as well as mitigating (reverse) directional flows (opposite of the rush hour directional pattern). Thc result sliall be a marc emcicnt use of the roadway capacity, This shall be one result of the satisbction of community commercial need in the Estates, Anothcr result will be the shortening of the trip lengths taken on the roadway system which is presently neccssitated by the lack of commercial availability and services in the Estates, The roadway link LOS llll' Golden Gatc Boulevard and Wilson Boulevard is not ideal under 2013 hackground conditions, but all intersections and turning movements are shown to operate acceptabiy, Additionally, the shorter trip lengths as a result of the added commercial development in the Estates will improve thc LOS conditions on Collicr Boulevard and Immokalee Road as well. I,d. Drainage The proposed developmcn; will be designed to comply with the 25 year, 3-day storm standards and other applicable standards of the LDC and other jurisdictional agencics including thl' SFW:VI D. '\lIL:tl-;! ~(l()l) Page 2 of 3 EXHIBiT V.E.1 I.e. Solid Waste The established Level of Service (LOS) for the solid waste facilities is two years of landfill disposal capacity at present fill rates and ten years oflandfill raw land capacity at present fill rates, No adverse impacts to the existing solid waste facilities from the proposed project of225,000 square feet of commercial uses. Solid Waste Generation: Office: 60,000 sf x 0.0 lib/sf/day x I cy/250 Ibs = 630 cy/yr Retail: 148,500 sfx 0,025 Ib/sf/day x I cy/180 Ibs = 6,450 cy/yr Restaurant: 19,500 sfx O,051b/sf/day xl cy/300 Ibs = 1,010 cy/yr New Subdistrict Generation ~8,090 cy/yr Existing Residential: 17 units x 25 cy/unit/yr = 425 cy/yr Net Impact = (New Subdistrict - Existing Residential) ~ (8,090 - 425) cy/yr ~ 7,665 cy/yr Data source: "Solid Wastes: Engineering Principles and Management Issues", Tchobangolous/Theisen and "Environmental Engineering and Sanitation", Salvato, l.f. Parks: Community and Regional The proposed development will not significantly increase the population density and therefore will have no effect on the community and regional parks beyond those mitigated by the payment of associated impact fees, The site, as presently allowed by the Future Land Use Element, Density Rating System and the Land Development Code, may be developed with up to 17 dwelling units, Using the average County household occupancy rate of 2,39 people per unit, this could represent 40-41 residents, Conversion to the proposed commercial subdistrict represents a slight reduction in the County population, The 2007 Annual Update and Inventory Report establishes two Level of Service Standards (LOSS) for Parks and Recreation, The Board of County Commissioners requires 1,2 acres of community park land pCI'I ,000 residents and 2,9 acres of regional park land per 1,000 residents, If the subdistrict is approved, the County will be required to provide 0,05 acres less community park space and 0,12 acres less regional park land, In this casc, the County would be required to account 1'01' an additional 0,22 acres of community park land and 0,53 acres of regional park land, In any eveni, these impacts are usually mitigated by the payment of impact fees during permitting, August 20()() Page 3 of 3 EXHiBiT V,E1 ESTATES SHOPPING CENTER SUBDISTRICT AT THE NORTHWEST CORNER OF GOLDEN GATE BOULEYARO and WILSON BOULEY ARD EXHIBIT V.E.lc TRAFFIC IMPACT STATEMENT GROWTH MANAGEMENT PLAN AMENDMENT SUBMITTED APRIL 200H AMENDED APRIL 2009 AMENDED AUGUST 2009 AMENDED SEPTEMBER 2009 CP-200X-l "L TRANSPORTATION K CONSULTANTS, INC. TRAFFIC IMPACT STATEMENT FOR ESTATES SHOPPING CENTER SUBDISTRICT - COMPREHENSIVE PLAN AMENDMENT (PROJECT NO, 0801.31-10) PIU,I'ARED HY: TH. Transportation Consultants, Inc. 13881 Plantation Road, Suite II Fort MJ'Crs, Florida 33912-433'1 Certificate of Authorizatioo #27003 23'1-278-3090 REYISED August 24, 200'1 Page 1 of 99 EXHIBIT V.E.1c "t. TRANSPORTATION K CONSULTANTS, INC. CONTENTS I. INTRODUCTION II. EXISTING CONDITIONS Ill. PROPOSED DEVELOPMENT IV. TRIP GENERATION V, TRIP DISTRIBUTION VI. FUTURE TRAFFIC CONDfTIONS VII. PROJECTED CONCURRENCY AND IMPROVEMENTS VIII. CONCLUSION Page 2 of 99 EXHIBIT V.E.1 c 1:. TRANSPORTATION K CONSULTANTS, INC. I. INTRODUCTION TR TranspOliation Consultants, Inc, has conducted a traffic impact statement for the proposed Comprehensive Plan Amendment submittal for the +/- 41-acre Estates Shopping Center Subdistrict site located along the north side of Golden Oate l30ulevard between its intersections with 3'" Street NW and Wilson Boulevard in Collier County, Florida, This report has been completed in compliance with the guidelines cstablished by the Collier County Transportation Planning Division for developments seeking approval for a Comprehensive Plan Amendment. The site location is illustrated on Figure 1, The proposed Comprehensive Plan Amendment would modify the existing land use designation on the subject site to allow a total of 225,000 square feet of commercial floor area on the subject site. This repOli examincs thc impact of the development on the surrounding roadways. Trip generation and assignments to the area intersections will be completed and analysis conducted to determine the impacts of the development on the surrounding interseclions. An initial methodology meeting was held with Collier County Stalf on February 21, 2007 to discuss the parameters required as a result 01' this analysis, No rnethodology notes were created in 2007 since none were required at the time olthis rneeting, hmvever, this traffic Impact ,')'{atement is consistent with the items discussed at that meeting. such as trip generation, pass-hy trip reduction and {rip distribution. 11. EXISTING CONDITIONS The subject site currently contains vacant land and some single family dwelling units. 1 Sf Street N\~l divides lhe sub.iect site into two parcels. The site is bordered to the north by vacant land and additional single family dwelling units. To the cast or the subject site is \Vilson Boukvard. Golden Gate I}ou\cvanl hnrders the site to the south. 1"0 the west of the site is JIU Street NW. Page I Page 3 of 99 EXHIBIT VE1c " - i 1 , 4Ji"-J ~'" - i~J~ ~: (- if I It "J<~")l.'" I,.;' S '! -.,,, NTS. 1,1 \. !". - - .,---:::;:;;-:~~::;;=o__~_:+-;::;;;.-;;"~:.;:;;;..-::~,,:.;,~,,,".~~..,,_~,;, I -,0 "t o ;:; o 00 o ~ :fi!lrrl1i \1 1 /: 'Ii "..'.'!" '\1 \. II :;!1 ;\i ,/ ,,( ..." ~..., " i';; ;;.- .- ;'1,'" , i ~~ ''''., .", f'j'" ":'1- PROJECT' SITE ~' I ~-------,i I I' I, i i , I l::. TRANSPORTATION K CONSULTANTS, INC. PROJECT LOCATION MAP ESTATES SHOPPING CENTER SUBDISTRICT Figure 1 Page 4 of 99 EXHIBIT V.E.1c !.. TRANSPORTATION K CONSULTANTS, INC. Golden Gate Boulevard is an east/west lour-lane divided arterial roadway to the south of the subject site, Thc intersection of Golden Gate Boulevard and Wilson Boulevard allows full turning movements under signalized conditions, Currently, the intersections of Golden Gate Boulevard with 3,d Street NW and I" Street NW allow full turning movements under unsignalized conditions. Golden Gate Boulevard has a posted speed limit of 45 mph and is under the jurisdiction of Collier County, The Level of Service Standard on this section of Golden Gate Boulevard Irom Collier Boulevard to Wilson Boulevard is LOS "D", or 2,350 vehicles. Wilson Boulevard is a north/south two-lane roadway that borders the subject site to the east. Wilson Boulevard's intersection with Golden Gate Boulevard currently provides lull turning movements operating under signalized conditions, Wilson Boulevard is under the jurisdiction of Collier County, Wilson Boulevard has a Level of Service Standard of LOS "E", or 920 vchicles, 1 sl Street NW is a north/south two-Jane local roadway that divides the subject site into two parcels, The intersection of ],;1 Street NW and Golden Gate Boulevard currently provides full turning movements under unsignalizcd conditions. I st Street NW is under the jurisdiction of Collier County. Concurrency is not currently measured on 1 sl Street NW, ]rd Street NW is a north/south two-lane local roadway that borders the subject site to the . . west. The intersection of 3rd Street NW and Go]den CTate Boulevard currently provides full turning movements under unsignalized conditions. 3rt! Street NVv' is under lhc jurisdiction of Collier County. Concurrency is not currently measured 011 31ll Street NW. ]n order to gain n better understanding of the traffic conditions in the vicinity of the subject site based on the methodology meeting held with County Stafr, /\\11 and PT\.'1 peak hour turning movement counts were performed at the intersections of Golden Oak Boulevard with Collier Houkvard, ]rd Street I\'Vv', I sl Street N\V, and \Vi ISl)J1 Boulevard as \vell as the Wilson Boulcv<lrdllllunokalce Road illtcrscetil,ll. These turning movement Page .1 Page 5 of 99 EXHIBIT V.E.1c "L TRANSPORTATION r< CONSULTANTS, INC. counts were performed during the peak season of the adjacent street in March based on the information contained within the 2006 FDOT Traffic Intormation CD, so no peak season adjustment was required, Figures 2A and 211 indicate the resultant 2007 peak season turning movements at the suhject intersections. III. PROPOSED DEV~;LOPMENT The proposed Comprehensive Plan Ammdment [(lr the Estates Shopping Center Subdistrict site will amend the current future land Lise designation on the subject site to allow commercial retail uses. The property owner has agreed to cap the maximum amount of retail uses at 225,000 square feet of floor area, Specifically, Table 1 summarizes the L1ses for the proposed Comprehensive Plan Amendment on the subject site. Tahle I I':states Shoppiug Center Suhdistrict Pro[l~scd Use Land Use 1'1'0 ,osell Uses ,~')!2.oppillg Center 225,000 square feet At the map amendment stage, ~l dct~lilcd sill' pl<lll has not heen prepared. Therefore. it is difficult 10 ~Isses the access that \vill be provided tu the subject site. Preliminary discussions with the County were held rt:garding access. It i."'" lIIuler,"'.Iood that access is 1101 ~pecifically approved af the Comprehen\'ive Plan .'1mendment sIage, but rather ([t the Planned Development ...,"tllge Will eve" /ll tIluel, at the Site Plan Apprm'(ll stllge. Therefore, a "coJlceptual" access plan lVas de~'eloped ill order complete the traffic in11}(lct (IJUI~vsis. /lccl'SS to the slIhject ,,,,'ilL' 1I1I1St IIltimatL'~1' be appnJJ'cd hy the Department (~l TrmujJortat;oll and rite Board (~l C()llJ1(~' Commissioners. For this analysis, assumptions vvert.: nwdc rcgilnl1ng lhe Jll"llJlllscd access to the subject site. it was asslImed al'CCSS \\l)tdd Ill' pnividcd dIrectly tu Cioldt'll Uatc Boulevard via a J"ull access, to Wilsllll 130ukvard \.Tl <l I'ull dI'CL'S,'i :ll1d dddition;i! tlCCl'SS drives on lid j';I!.':L'"l Page 6 of 99 EXHIBIT V.E.1c S INTSI S s 0 0:: z Z <{ >- >- GJ w W ...J W W ::> 0:: 0:: 0 >- >- '" C/) C/) 0 " z " " 0 '" ~ C/) ...J ~ o ;; o ro o u. SOM !'-3 (7) ~;;~ +1,112 (877) ~+~Jr2(10) (18)8.J' t ~ (1,068)395+ ~;:,~ (22) 6 "\, ~St::. S :Z >- w W 0:: >- (J) o " "" 1:. TRANSPORTATION K CONSULTANTS, INC. -- ~sCS: ~3 (6) ,"00 +1,092(881) ~ + ~+4(4) GOLDEN GATE BOULEVARD (9) O.J' ~ t ~ (1,052)404+ ;e;:,~ (17) 1 "\, 'SS~ ro '" ~ N 01'" ;;;t::':!. i ....42 (46) ~;;;fl . +714 (645) ~ + Y -1'1 (5) (167) 147 ~ t ~ (878) 255 + ~~:::. (18)4"\, ~c:::.:!. s z >- w W 0:: >- (J) ~ o 0:: <{ > W ...J ::> o '" z o C/) ...J ~ LEGEND + 000 WEEKDAY AM PEAK HOUR TRAFFIC +(000) WEEKDAY PM PEAK HOUR TRAFFIC 2007 PEAK SEASON TURNING MOVEMENTS ESTATES SHOPPING CENTER SUBDISTRICT Figure 2A Page 7 of 99 EXHIBIT V.E.1c o ~ VANDERBILT ;; :g BEACH ROAD u. N_ 01"- NM ~;:: \..392 (144) NI"- +- ~ -1"864 (373) -+~ o MCO or '" N <( M7 > ~~ W 0"" MM -' '" 7 ::J-' o =- (]J or w ~ -' o u -.:. TRANSPORTATION K CONSULTANTS, INC. s !NTSI &~;;- \..13 (23) R~~ +1,141 (557) ~ +- ~ -1"192 (225) RANDALL (46) 6 ~ -+ ~ BOULEVARD (810)237+ ~:.~ (61) 14, o~:. .. ("') '-----.:;r - I"- ~ IMMOKALEE ROAD GOLDEN GATE BOULEVARD LEGEND + 000 WEEKDAY AM PFAK HOUR TRAFFiC +(000) WEEKDAY PM PEAK HOUR TRAFFIC 2007 PEAK SEASON TURNING MOVEMENTS ESTATES SHOPPING CENTER SUBDISTRICT Page 8 of 99 o or <( > w -' ::J o (]J z o en -' 5: Figure 28 EXHIBIT V.E.1c "t. TRANSPORTATION K CONSULTANTS, INC. Street NW and 1" Street NW. The access poi nts to 1" Strect NW were shown to provide access to the suhject site on both sides ofthe roadway, Again, tbis is a conceptual access plan that will be further developed as the project proceeds through the re-zoning and site plan approval process. IY, TRIP GENERATION Trip generation calculations were performed 1'01' the proposed uses as a part of the proposed Comprehensive Plan Amendment on the site, Upon approval nf this Amendment, as conditioned, the Comprehensive Plan allocation on the subject site will allow a total of 225,000 square reet of various mixed commercial floor area, The site will be analyzed based upon the use that indicates the highest trip generation in order to pcrform a "worst case" analysis on the County Roadway network, The resultant trip generation for each use was determined by referencing the Institute or Transportation Engineer's (ITE) report, titled Trip Generation, 7''' Edition. A comparison or the HI" Edition to the 7''' Edition of the ITE report, included in the Appendix, indicates that the total weekday P .M, peak hour trip generation would increase by a total of 25 vehicles (in and out) and the peak direction would only increase by one (I) vehicle during this same time period. Therefore, the trips generated li,r the project based ou the 7'" Edition trip generation, as previously utilized in the studies submitted to Collier County in January 2008, remained in this report as the resultant change to the gth Edition would make no appreciable dilTcrcnee in the analysis conducted herein. Land lIse Code 820 (Shopping Center) was utilized in order to perJilrlll the necessary trip generation on the subject parcel. According to the land use description ror the shopping center use, "/I shopping cenfer is an integruted group alconl/Hereiol cslohlisl71nents thul is planned, developed, o\vned (Ind nUlnuged a\" II un;!. 1/ shopping cenler 's CO/Ilj)(Jsition is related 10 its market (Jr{'o in terms (~/size, locutiot! and type o/s(ore. ,-I shopping center al.....o providl:'s on-site parking./l!cilities sl-!f/lcienr to serve irs (nV/1 porking demands." The rct::lil 1100r area proposed as a part Dr this development \vill i'llJlctiol1 Illost similarly as ~\ shopping center based on the ITE land use description. Page) Page 9 of 99 EXHIBIT V.E.1c 't. TRANSPORTATION K CONSULTANTS, INC. Table 2 indicates the trip generation of the retail use proposed as a part or the Comprehensive Plan Amendment on the site, The trip generation equations utilized to calculate the trip generation can be tiJUnd within the Appendix or this report for reference. rIP eneratlOn -, A.M. Peak Hour P.M. Peak Hour Daily Land Use lOut (2-way) In Out Total In Total Shopping Center 1 i] (225,000 sq. n.) 155 100 255 513 I 557 1,(170 11,504 ~-'^"'~"""'--"""-'-_.- .__._~....--,= Table 2 Estates Shopping Center Subdistrict T' G ' ITH estimates tnat a shopping center use of comparable size may attract a significant amount of its traffic Ihml vehicles already traveling the adjoining roadway system. This traffic, called "pass-by" traffic, reduces the development's overall impact on the surrounding roadvvay system but does not decrease the adual driveway volumes. Collier County allows a maximum "pass-by" traffic reduction or 25% for shopping centers. However, as II part of tlte methodology meetill!: heltl Ivith COUllty Staj]; there was disCll.\',\'ioll on tltelact that the site would fJrimari~r serve the Golden Gate Estates area, which is currell/~v lacking ill commercial goods and services. A rct<lil center in this area \vCiuld attract a higher percentage of "p<lss-hy" trips due to the fact that there arc very few c0l11111erci:Ji services availahle to the residents within a tive mile radius of the suhject site. Thl'rcJore. (l "pass-by" rate of J5% \vas approved I'm the site by Staff in the methodology meeting. In addition. a greater pass-by reduction is reasonable (heyond the 250;;)) for the subject site duc to the significant ::llnount or commulL'r tr~lflic experienced during the peak hours of the adjacent street alolli-!- CJ()ldcn (rate Boulev~nd. hI!' this <lllalysis, the "pilss-by" lraflic wns accounted for in order to determine the number of "]1(.'\\'" trip.,; the dc\'clllpmcllt \vill ,-lcld to the surrounding ro,-lllvv~IYS, Tahle J SlllTllll,-lri/l':-i the 1':\:-:<;-10\ reduction pl'rccnt,lgl's Illili'/nl Tahle "" slll11Jllari/cs the ckvejupl11l'llt tr,IlTlc :md till' brl',lkd()W!1 hetwecn the tntal project trips ,-11le! till' Hel new P:lgl' g Page 10 of 99 EXHIBIT V,E,1 c '"t. TRANSPORTATION K CONSULTANTS, INC. trips the development is anticipated to generate after the pass-by reduction is applied. It should be noted that the driveway volumes are not reduced as a result of the "pass-by" reduction, only the trame added to the surrounding streets and intersections. Table 3 Pass-by Trip Reduction Factor Estates Shopping Center Subdistrict -- ~ ." Land Use Percentage Trip Reduction _Sh'!pping Center 35% ----- ---- -,states lOpplll2 entcl" u 1St net - Land Use Weekday AM Peak Hour Weekday PM Pcak Hour Daily In T-Out Total In Out Total (2-way) _, Total Trip'3....._ _ 155 100 "'" _}13,. _~.. 557 , 1,070 li)04 ----- .- --_!::-~- Less Retail Pass.hy -45 -45 .l)1l -187 -187 ~374 -4,026 (.15%')<lss-by) -....--- New Traffic IIIl 55 ]65 326 371l 696 7,478 _ C!'?!yl Trips -_I~~1~~:b~}ral:119_~~~___~____ L , - .. ",',; Tahle 4 Trip Generation - New Trips E Sl . C S bd' The Level or Service analysis and the intersection analysis at Golden Gate Boulevard/Collier Boulevard and Immokalcc Road/Wilson I~oulevard performed within this report is based solely on the new lrips generated as a result of the proposed Comprehensive Plan Amendlllent 011 the subject site. The intersection analysis at the intersections surrounding lhe :-;\lhject site was performed based on the total trips. f)age l) Page 11 of 99 EXHIBIT V.E.1c 1:. TRANSPORTATION K CONSULTANTS, INC. y, TRIP DISTRIBUTION The new trips based on the proposed Comprehensive Plan Amendment indicated within Table 4 were then assigned to the surrounding roadway system based on the anticipated routes the drivers will utilize to approach the site. The resultant traffic distribution is indicated in Figure 3 as appruved within the methodology meeting held with Stafr Based on the traffic distribution indicated within Figure 3, the new development traffic was distributed to the surrounding roadway network, Figure 4A and 4B indicates the site traffic assignment to the conceptual site access plan utilized in this analysis and previously described. The assignment was also catTied to the external intersection beyond the site boundary and within the Study area, The new site related traffic was assigned to the significantly impacted roadway links as a part of the net new project trips graphic identilicd as Figure 4C. Furthermore, an assignment of the pass-by traffic generated as a result of the subject site can also he found within the Appendix of this report for reference. P<l~l' 10 Page 12 of 99 EXHIBIT V.E.1c IMMOKALEE ROAD + 5% + + 5% -... + 10% + VANDERBiLT BEACH ROAD + 10% + 10% DROP OFF TO RESIDENTIAL AREAS o ;; " 00 o ~ o 0:: <( > w :5 +30%+ o al 0:: w ::J ...J o o 10% DROP OFF TO RESIDENTIAL AREAS 15% DROP OFF I +40%+ GOLDEN GATE BOULEVARD + 10% + +5%+ PINE RIDGE ROAD + 20% + 5% DROP OFF TO RESIDENTIAL AREAS + 10% + o 0:: <( > W ...J "" o al Z o (f) ...J 5: S INTSI OiL WELL ROAD + 4% + + 2% + DROP OFF TO RESIDENTIAL ARfAS * 10 % OF THE PROJECT TRAFFIC WAS ASSUMED TO TERMINATE AND ORIGINATE BETWEEN COLLIER BOULEVARD AND THE SITE ALONG GOLDEN GATE BOULEVARD AND BETWEEN IMMOKALEE ROAD AND THE SITE ALONG WILSON BOULEVARD, + 20% TO RESIDENTIAL --I ~ AREAS I ... +30%+ +15%+ + 4% 6" + <( > W ...J "" o al (f) W o :5 19 0:: W > W LEGEND +20%+ PERCENT DISTRIBUTION 1:. TRANSPORTATION K CONSULTANTS.INC. PROJECT TRAFFIC DISTRIBUTION ESTATES SHOPPING CENTER SUBDISTRICT Page 13 of 99 UPDATED 8/24/09 Figure 3 EXHIBiT V.E.1c s INUI 3:. s z Z f- f- W W W w a:: a:: f- f- (f) (f) 0 " " . '" ~ o a:: <( > w -' ::J o en Z o (f) -' :s: o ;:; ::; ro o "- cryo ~~ _0 ~N .,,~ (7~1;~ ~ + (60) 15.....1 ;:::". .. _0 <0" :".~ ~ j\.5 (10) :;; +35 (198) ." Jr 0 (0) (30) 10..1' ~ (175) 51 + ~ (0) 0 "\. S 00(0 ~ ~ I 1[ '\.15(64) ~g ''\.52 (145) ;:: +57 (155) ." ~ +15(70) ." .{"O(O) (115)35..1' GOLDEN GATE (60) 16..1' ~ (60) 16+ BOULEVARD (203) 30+ ~ (0) O"\. S 1[~~ '\.7 (34) ~:;;;:: +40(120) ." .. ~ .{" 0 (0) (40)5 ~ + ~ (122) 20+ N" 0 (41) 5"\. ~~2: 0 a:: <( S > S w -' z Z ::J f- f- 0 W W OJ W W z a:: a:: 0 f- f- U) (f) U) -' g , :s: '" " LEGEND + 000 WEEKDAY AM PEAK HOUR TRAFFIC +(000) WEEKDAY PM PEAK HOUR TRAFFIC 1:. TRANSPORTATION K CONSULTANTS, INC. SITE TRAFFIC ASSIGNMENT ESTATES SHOPPING CENTER SUBDISTRICT Figure 4A Page 14 of 99 EXHiBIT V.E.1c o ;:; VANDERBILT ~ BEACH ROAD u. M _M ;;;::- '\.. 6 (37) .. ~ +11 (74) t,-. o 00J a: _N :; 2-1O' ill ~ -' => o al a: w ::; -' o u 1:. TRANSPORTATION K CONSULTANTS, INC. s IN.TSI s:s:s: '\.. 0 (0) 000 +0 (0) .,.. ~+6 (16) (0) 0 ..1 ~ t ,-. (0) 0+ MOM (16) 6"\. ~s:~ IMMOKALEE ROAD GOLDEN GATE BOULEVARD LEGEND + 000 WEEKDAY AM PEAK HOUR TRAFFIC +(000) WEEKDAY PM PEAK HOUR TRAFFIC RANDALL BOULEVARD o a: <( > w -' => o al Z o (f) -' 5: SITE TRAFFIC ASSIGNMENT ESTATES SHOPPING CENTER SUBDISTRICT Figure 48 Page 15 of gg EXHIBiT V.E.1c 8 INT 81 o '" ;g; ill ...J ::> o '" '" ill ::J ...J o U IMMOKALEE ROAD o '" ;g; ill ...J ::> o '" z o (f) ...J :;: RANDALL BOULEVARD o ~ o ro o "- VANDERBiLT BEACH ROAD in t ~ 0 N N ~ ~ !::-- GOLDEN GATE BOULEVARD +22 (148) +33 (98) (130)44+ (111)17+ r::- t ~ ~ CD ~ ~ Pi' ~ LEGEND + 000 AM PEAK HOUR PROJECT TRAFFIC +(000) PM PEAK HOUR PROJECT TRAFFIC 1:.. TRANSPORTATION K CONSULTANTS, INC. NET NEW PROJECT TRAFFIC ON SIGNIFICANTLY IMPACTED ROADWAYS F 4C ESTATES SHOPPING CENTER SUBDISTRICT igure Page 16 of 99 EXHIBIT V.E.1c "L TRANSPORTATION K CONSULTANTS, INC. Yl. FUTURE TRAFFIC CONDITIONS In order to determine which roadway segments surrounding the site will be significantly impacted, Table 1 A, contained in the Appendix, was created, This table indicates which roadway links will accommodate an amount of project traffic greater than the 2%-2%-3% Significance Test. The new project related traflle trom Table 4 was compared with the corrected IO-month Level of Service Standard for Peak Hour - Peak Direction traffic conditions in order to determine thc project impact percentage, Hased on the information contained within Table I A, Golden Gatc Houlevard from Collier Boulevard to Everglades Boulevard, Wilson Boulevard from south of Galtlen Gate Boulevard to Immokalee Road, anti Collier Boulevard li'om Golden Gate Boulevard to Piue Ritlge Roatl are shown to experience a significant impact as a result of the added project traffic associated with the Estutes Shopping Center Subdistrict Comprehensive Plan Amendment in occortlonce with the Collier County 2%.2%-3% Significance Test. Thereforc, Levcl of Scrvice analysis is only required on these roadway links as a result of the proposed development. In addition to the significant impact criteria, Table I A also includes a buildout consistency analysis on the Collier County Roadway network. The Collier COllnty TIS cruiclclincs require analysis of the adjacent roadway nd\vork based on the buildout of tile project or the five (5) year planning window, whichever is longer. It is likely that this project will be cOl1structetl prior to the end of the ycm 2013 due to the need for commercial services in the Golden Ciate Estates. Therefore, it was necessary to analyze the surrounding wtluway network based on the 2014 tra I'll c conditions. The tOlnl volume indicated within the 2008 Collier COllnty Concurrency Spreadsheet reflects the current remaining capacity Oil the adji.leent roadway network. I'he remaining capacity was subtracted rrom the lO-month servicL': volurne on each roadway in order to determine the 2008 peak season, perlk hour, peak direction traffic volume on the adjacent Pa~c 15 Page 17 of 99 EXHIBIT V,E.1 c 1.. TRANSPORTATION K CONSULTANTS, INC. roadway network. The appropriate annual growth rate for these roadways was taken by comparing inlormation from the 2006 AlJIR report to data in the 2008 AlJIR report. An example of the calculations to dctcnninl; the anllual growth rates can be found within the Appendix of this report lor reference, These annual growth rates were then used to I'lctor the 2008 peak season, peak hour, peak direction tranic volume to 2014 peak season, peak hour, peak direction background trarJic conditions. The resultant 2014 peak season, peak hour, peak direction traffic volume was suhtracted from the Level of Service Standard in order to determine the remaining capacity in the year 2014. The project generated traffic was then subtracteu from the remaining capacity in order to determine the remaining 2014 capacity aftcr the Estates Shopping Center Subdistrict traffic is added to the surrounding roadway network. Figure 5 indicates the results of the capncity analysis along Collier Boulevard, Golden Gatc Boulevard, and Wilson Boulevard, VII. PRO.mCmD CONSISTENCV AND IMPROVEMENTS Based upon the information contained within Table 1 A and Figure 5, several roadway deficiencies are expected under ~014 with the pruposed development traffic. Several road improvements are shown in either the Five Year Capitalltllpro\'cment Plan (eIP) or thc 2030 r ,ong Rangt: Transportation Plan in this area of CTolden Chlte Fslaks that will specifically address these dcJiciencics. (;olden (;atc' HllLllevard is shown Oil the 2030 Needs Plan as a 4 lane roa(hvay fhlll1 (\)llier Buulevard to Everglades Boulev,mL A parallel facility is p13nned (the VZ!I1derbilt 8each Road extension) but funding for the segment between ('oilier Boulevard ,1l1d \Vilson Boulevard h,IS not been identitied. The funding I"ur the design :-;ervices j~)J" the \vidcning or \Vilson l30ukvard 10 <.I four lane divided rtl<llhvay is Sh(l\Vn in the I,'ivc \\.'ar (.11) ,111d (lllHlillS lilt. (llnstruction is in the 2030 I.ong Range C['ransportalioll Pbn. i\ small deficiency is noted nil (;oldl:11 (Lite noulcv,ml hetwccll \Vilsol1 Bnukvard and Collier Boulevard ill 2014 \vith tht' projcct. Cirnwth along this scglllent h,lS heen nn the P:l!~t' I h Page 18 of 99 EXHIBIT V.E.1c S INTSI OIL WELL ROAD 0.5% IMMOKALEE ROAD o cc :; w 5-----1.1% o Q] cc W GOLDEN GATE BOULEVARD ::; -' o u o ;;; VANDERBILT &: BEACH ROAD o u. PINE RIDGE ROAD 828 (806) [754] 2.2% 11% 0.7% 98 (87) 161] 4.0% 98 (76) [24] 8.0% 1,036 (1,019) [980] 2.4% "I. TRANSPORTATION K CONSULTANTS, INC. 2014 TRAFFIC CONDITIONS ESTATES SHOPPING CENTER SUBDISTRICT I I 98 (63) [-22] 13.0% I J 106 106 (73) (62) 0 CC [.5] [-42] <{ 4.7% 6.3% > W -' 892 ::J 0 (881) Q] [855] z 0 4.0% (fJ -' ;; LEGEND 000 2014 REMAINiNG CAPACiTY (000) 2014 REMAINING CAPACITY WI AM PROJECT TRAFFIC [000] 2014 REMAINING CAPACITY WI PM PROJECT TRAFFIC 00% PROJECT IMPACT PERCENTAGE Page 19 of 99 ~1.6% 07% o cc <{ > W -' :J ---1.6% o Q] (fJ W o <{ -' (Cl CC W > W UPDATED 8/24109 Figure 5 EXHIBIT V.E.1c h TRANSPORTATION K CONSULTANTS, INC. decline over the past three (3) years, however the number of trips in the "trip bank" column have continued to increase (from 27X in }(lOIl to 300 in }OOX), The Developer has committed to provide the right-of-way along the project frontage to accommodate the future widening of Golden Gate J}oulevard. should it be necessary in the future. In addition. the Developer has also committed 10 provide the necessary right-of-way to develop intersection improvements at the Golden (jate Houlcvard/Wilson Boulevard intersection, which will improve the capacity of the link due to the added capacity created at the intersection. rhe impacts tu the Long Range Transportation Plan as a result of this amendment would be lninimal since the parallel corridor of Vanderbilt Beach Road Extension is included in that plan and will accommodate a large volume of cast/west commuter traffic in the Estates area. The analysis included the additional capacity on Golden Uate Boulevard between WiLson Boulevard and Everglades Roulevard since this segment is programmed to be widened to I(Jur lanes in the year 2012, within tht: 5-ycar planning window of this project. A.s a fOLlr lane roadway, this scgmcnt has sulli.cicnt capacity to accommodate this land use change. l"he Level of Service deficiency on \Vilson Boulevard is only noted on the segment of Wilson Boulevard directly fronting the pro.iect site. North of the project site. Wilson Boulevard is Sh(HVn to opcnlk ~ll ,Ill ~lCceptahle ] ,evt:! l)f Service with remaining trips availahle. The Devclopcr has committed In provide the necessary right-of-way at no cost to the County for the i"uture widening n!' WiJ:..;OIl nllukv,lrd along the frontage or the project site. It should he Ih)ted that the remaining Glpacity ShO\\'1l in Figure:) for Vv'ilson Boulevard is b,lsed nn the 2007 AUIR volullle;..;. I"he 20()X AlIl1{ report docs not show a volume for \ViJ:..;on HOllkvmd between Illllllokalel.' Road and (joldc[1 Uate Houlcvard. J'raftic volumes Oil other links in the .1re,1 (Ciolden Cl,ltc IhHtlevmd. Immokalcc Road) have all shown ,I lmlrkcd dL'Cl"L'~ISL' ill v(llulllt'S betwl'L'll thL' 2007 and the 200B AlJllZ report. Tllcrc is no ["ca,.,un \,vl1\' Wilson Huukvard wuuld !lol shO\v the same decrease in volume. If that were thl' G1SC. therl~ would be suftlcient C;\p,1cily ,lv:lilablc (1)1 \\'ilsnn Boulevard :ldj,Kcnl to tlh' SIlL' proJected in 2014 with the proposed land use change 1);lc:L' I X Page 20 of 99 EXHIBIT V.E.1c 1:. TRANSPORTATION K CONSULTANTS, INC. Thc proposed Estates Shopping Center Subdistrict development is the first commercial development of its kind proposed within the Golden Gate Estates area, Therefore, it is likely that the Estates Shopping Center Subdistrict development will have a positive impact on the tranic conditions in the area, The Developcr has committcd, through the Text of the Growth Management Plan ^mcndmcnt, to include a Grocery Store in the first 100,000 square feet of development that is constructed on the sitc, The ncarest grocery shopping opportunity for residents of Golden Gatc Estatcs is along Collier Boulevard to the north and south of Golden Gate Boulevard, a distance of approximately six (6) miles, The addition of a grocery store and other neighborhood commercial uses in this area would significantly shorten trip lengths that are related to this purpose as well as potentially reduce traflic volumes on Golden Gate Boulevard and Collier Boulevard due to the fact that the retail trip would bc intercepted prior to reaching these roadways, In addition, further analysis oCthe future traffic conditions in this area will be required at the re-zoning and SDP phase for the proposcd development. Intersection analysis was performed as a result of the added Estates Shopping Center Subdistrid traffic. Based on the methodology meeting, intersection analysis \-vas required on Golden Gatc Boulevard at its intersections with Collier Boulevard, ],,1 Street NW, the site access, ] st Street NW, and Wilson Boulevard as well as at tile inlLrscctin!1s of Wilson Boulevard with the site access and lmmokalee Road. lt should be noted that the intersection analysis was completed hased on the assumption that the existing through lanc capacity currently in place on Golden Gate Boulevard and \Vilson Boulevard would remain (four lanes 011 Golden Gate Parkway Gnd two lanes on Wilson Boulevard). In order to perform the required intersection analysis, it was necessary to determine the 2014 background peak hour turning movements at these intersections. Therefore, the background turning movements indiGltcd \vithin I;igurcs 2/\ and 2B were factored by the appropriate annual growth rales over a seven (7) year ]k'riod. The calculation to dctenninc the hackground lurning movements is indicated belo\\': Page It) Page 21 of 99 EXHIBIT V.E.1c "t. TRANSPORTATION K CONSULTANTS, INC. 2014 Turning 2014 Turning 2014 Turning 2014 Turning A;Jovement:::: (2007 furning Movement)*(l + AGR){20'4--200n Movement ~ (1,112 veh)* (1 + 0,0242)11) Movement = (Ll12 veh)* (1.182) iVJovement '''' 1,372 vehicles The ahove illustrated calculation was applied to all of the turning movements indicated within Figures 21\ and 2B in order to determine the 2014 background lurning movements. Jt should he noted again that the (Ieee.';,\' to the subject sile assumed as part of this analysis is concevtual and has not yet been approved by the Collier County Department o( Trwl."porlatio}1 or the noonl (~I Coun(v Cornmissioners. The Growth Management Plan Amendment process does not spec{fically ideni(fj: turning movements permitted at site access drive:,' lO prqjecl,'i Ivithin the S'uh-dislricl. This will be .flu"ther anaZvzed and access defennined in fhe re-zoning and SlJP process The resultant 2014 background turning movements are illustrated within Figures 6A and 6B. The site traffic indicated within Figures 4A and 48 was then added to the 2014 background tuming 1l10VCI1lCnts in order to determine the 2014 buildout turning movements ut the area intersections. The resultant 20] 4 buildout turning movements are indicated \vitllin Figures 7 A and 7B. It is importi:mt to note that the pass-by traflic assignment contained within the /\ppendix oj' this report was subtracted hom the volumes within Figure 413 prior to adding those volumes to the 2014 background turning movements ~lt [he Collier Bilukvard/Ciolden (,ate Boulevard and \\/ilsol1 HOlllevmdJIllllllokalee Road intersections. Ihis \vas done in all effort to back out lhe pass-by trat1lc at tilL' l'XtCrll,ll illtcrsn:liolls b(T<lUSe the IKlss-by traffic is already accollnted 1'01' \vithill the 2014 background conditions. However, the intersections SlllTollllding the site \vcn: <lmilyzcd ;IS if no IX1SS-by lrarllc reductions \'vere taken. P;l!2C l.O Page 22 of 99 EXHIBIT V.E.1c s INTSI o '" <( > UJ -' :J o en z o (f) -' ~ ~ s z z ~ ~ UJ UJ W W '" '" ~ ~ (f) (f) o " , N ~ -- "' '" N 0':;- -N 0<0 ~-+I ;;~+ (0) o.....i :=.g .. ON -0:;- <0 ~ o ;; o 00 o u. ~ 1\.5 (10) ~ +1,372 (1,089) ~ 11"5 (15) (21) 10.J' ~ (1,257) 439+ g (26) 10"'\. ~ DO I ~ "-5 (10) ;;;; '''-0 (0) ';2 +1,367 (1,097) ~ ~ +1,382 (1114) ~ -1"5 (5) (0) O.J' GOLDEN GATE (15) 5.J' ~ (1,276) 469+ BOULEVARD(1,241) 459+ N (20) 5"'\. ',i' N__ ;;;-~;'I "-51 (56) ~~;;; +864(781) ~ -+ \J -1"5 (10) (197) 174.J' + ~ (1,038)301+ ~~~ (21) 5"'\. ~~~ 0 '" <( ~ > S w Z -' Z :J ~ ~ 0 w UJ ell UJ UJ Z '" '" 0 ~ ~ ([) ([) ([) -' 0 " ~ " N 1:. TRANSPORTATION K CONSULTANTS, iNC. LEGEND + 000 WEEKDAY AM PEAK HOUR TRAFFIC +(000) WEEKDAY PM PEAK HOUR TRAFFIC 2014 BACKGROUND TURNING MOVEMENTS ESTATES SHOPPING CENTER SUBDISTRICT Figure 6A Page 23 of 99 EXHIBIT V.E.1c o M VANDERBILT :; :g BEACH ROAD ~ O)rry mo ~~ ~ ~ "-463 (170) + ~ ",1.021 (441) t~ o "'<c 0:: ..,. <C <( ..,. <D > G)'co' W 1'-0') .....J lOt'- ::0 -' o '~ CD (l' W ~ ." o u "'[ TRANSPORTATION K CONSULTANTS, INC IMMOKALEE ROAD (ryLOcry ~:s~ "'~m r--~<c ~+ (59) 10 (1,033) 302+ (78) 18",\- GOLDEN GATE BOULEVARD S INTSI o (l' <( > W ..J ::0 o CD Z o if) ..J ;;; LEGEND + 000 WEEKDAY AM PEAK HOUR TRAFFIC +(000) WEEKDAY PM PEAK flOUR TRAFFIC 2014 BACKGROUND TURNING MOVEMENTS ESTATES SHOPPING CENTER SUBDISTRICT Page 24 of gg Figure 68 EXHIBIT V.E.1c ~ Z f- W W '" f- rn o " '" ~ Z f- w w '" f- rn t; ~ S INTSI o '" <( > W ..J ::J o III Z o rn ..J ~ "' _"" "''''' ""- -"" ~'" ~'" ~ (7;1; ~ t (60) 15- I ;: ~ ~ _N I ~oo -'" !:::'. o M " ro o c. -- -- roc;:) ;2 f:: I t '\..20 (74) ~g ''\..52 (145) ~ +1,424 (1,252) ~ ~ +1,397(1,184) ~ +5(5) (115)35..tGOLDENGATE (75)21..t ~ (1,336)485+ BOULEVARD (1,444)489+ N (20)5,+ 'i' 00__ "'''''''''\.. -""""-N(j)' '" -- i 58 (90) ~~;;: '+904 (901) ~.. ~ +5(10) (237) 179..t ~ t ~ (1,160)321+ ~~~ (62) 10..... m~~ ... :!.-'-' ~ 1\..10 (20) ~ +1,407 (1,287) ~ !{"5(15) (51) 20..t ~ (1,432)490+ :is (26)10,+ ~ 0 '" <( ~ ~ > W ..J Z Z ::J f- f- 0 W W III W W Z '" '" 0 f- f- rn rn rn ..J " ~ ~ " '" 1:. TRANSPORTATION K CONSULTANTS, INC. LEGEND + 000 WEEKDAY AM PEAK HOUR TRAFFIC + (000) WEEKDAY PM PEAK HOUR TRAFFIC 2014 BUilD-OUT TURNING MOVEMENTS ESTATES SHOPPING CENTER SUBDISTRICT Figure 7 A Page 25 of 99 EXHIBIT V.E.1c o n VANDERBILT ~ BEACH ROAD "- m<D 0) '" ~~ ~ ~ '\.469 (207) + ... .r 1032 (515) t~ o N", [( ""' <( ""' GJ ;;OM' .-l to ~ => ~ ' o =. IT! [( W ..J ..J o o 1:. TRANSPORTATION K CONSULTANTS.INC. IMMOKALEE ROAD GOLDEN GATE BOULEVARD LEGEND (0LOr0" ~~~ S INTSI "'~O) t- ~ '" .,+ (59) 10 (1,033) 302+ (94) 24", 0",'" "' _0) _<O~ O)~_ "' ~<O - <0 !2 o [( <( > W ..J => o IT! Z o en ..J 5: ... 000 WEEKDAY AM PEAK HOUR TRAFFIC ... (000) WEEKDAY PM PEAK HOUR TRAFFIC 2014 BUilD-OUT TURNING MOVEMENTS ESTATES SHOPPING CENTER SUBDISTRICT Page 26 of 99 Figure 7B EXHIBIT V.E.1c "t:.. TRANSPORTATION K CONSULTANTS, INC. The appropriate lane arrangements and the turning movements indicated within Figures 7 A and 713 were inputted into the HCS+ software in order to perform the necessary intersection analysis at the previously mentioned intersections. The lane arrangements utilized in this analysis can be found in graphical format in the Appendix, It should be noted that no truck factors were applied to turning movements into and out of the subject development at the site access intersections, The results of the intersection capacity analyses can be found within Table 5 below. Table 5 Intersection Analysis Results Estates Sho in Center Subdistrict Zll14 LOS Dela AM Peak Hour PM PeakHdur' lJ,ac~grOlindBui1t;IQlIJ ~ackgr{)YP~ lltiild,9!Jt LOS C LOS C LOS 13 LOS C QJ.]sec) (21.7sec) ,(197 see) (215scc) LOS 13 LOS 13 LOS 13 LOS 13 ______(129sc~L (13.5 see) (11,2sec) (13.1 s~,:L LOS A LOS A LOS 13 LOS B JJ!-3 sC\;) (8.5 see) (11.3 see) (137 see) LOS A LOS R LOS Il LOS C NF3 Approach ___J9.9 ~c.c) (lUL~ec) (144~e.sl_ ~_~~.sE~L_ SIl Approach LOS C LOS C LOS 13 LOS C "_______ __(L'i.7sc'-:L (16.2 see) (ll_l-:se..cl lIS3se~) LOS 13 LOS B (Ii/.Ssec) (]56_,~1::(;)_ LOS B LOS Il l.OS [J (I J 7 se~) (II )~5e..c) (~}J' Sl:C) LOS A LOS 13 LOS IJ (8,_~,~~L _ (120sec) U}_5_s~c) LOS A LOS Il LOS (' " "_ ~OSGCL__~_.lI.i.~_~~~L (lS~h~cl_r LOS C LOS 13 LUS C _~(Jscc) _(ll.1-';cc) {!.0:!)...:~~~J.__ LOS C LOS C LOS C (26,~:)~~L~-W-:Ls~~L__._ cn')~'~~L LOS A ' LOS A (ll 7 sed (iLi ~cc) LOS ll--' I,OS C (l,j}_S~(:l _(~,A..s~EL~ I.OS B LOS C LOS C _~-l~-I--::~c) (2~_?_~(:c) (2J4 s~c) ~--- Intersection/Approach i I 1 I ! Collier Blvd @Golden Gate Blvd EB Left Goldcn elatC Blvd ((i~ 3,,1 St NW WI3 Left Golden (Jatc Blvd @ Silt:: Access __________.(will:!..:~_i_ 'llaU____~ EB Left Ooldcl1 (jule Blvd ((~ 1>1 St N\V WilLen NH J\pproach SB Approach Ciolc1cll Gate H\v([ @ Wilson Blvd \Vilsllll Glvd (cD Site Access NB Len b:n ^rl1l'(nlch LOS B (1_~:~S~c) _ LOS A (8::!sccL LOS A (9.9sc<..:L LOSe U_~-I sc;,;) LOS e J~~.~ S(~) 11111110kdlee Rd@_\:'~_I_s~I_::~_I_vd -- L ~2~')~:~J Ba::-;ed on the re:::;ults of the intersection analysis listed ~\bove, all il1lcrsections and turning t1lDVCnlcnts at the subject intersections arc sho\vn to operate acceptably. Bascd all the conceptual access plan anal'y'zcd as part of this reporL the :-;ite <:lccess drivc\vay to (-;-010('11 elate Boulevard was (m;dy:;.ed hoth with and \-vithout a trame sign;:l!. The analysis or this ___m___ _~.._______._.___ ~_ .__." Page 2 5 Page 27 of 99 EXHIBIT V.E.1c "t. TRANSPORTATION K CONSULTANTS, INC. intersection without a traffic signal showed Level of Service deficiencies on the site access approach to Golden Gate Boulevard during only the PM peak hour, but no Level of Service deficiencies on the public roadway, Regardless, this intersection is shown to function acceptably after the addition of a traffic signal, whieh is approved, would be installed at the sole expense of the Developer. fhereforc, heyond the potential additional traffic control improvements to the site access intersection to Golden Gate Boulevard, no additional intersection improvements will be required as a result of the proposed Estates Shopping Center Subdistrict Comprehensive I'lan Amendment, However, as previously noted, the Developer has agreed to stipulations as part of the text of the Growth Management Plan Amendment that state the following: JJevelopmen! 'within this Suh-dislricf shall he phased and the f()llowirzg commitments related to areu roadwaJ' improvements :,,'hall he completed lvithin the specifled timeFwnes' l. Right-(~/~Way.l()/' C~olden (lole lJoufevard Exponsion and Right-oF HlaY.I()f' the Wilson !loulevard l~~'(pansion lvill he donafed fo fhe Counfy at no cost Ivithin l20 days qj"a written re(fue.\'f.li'om the ('ollnty. 2. The app!icunt wil/ 1)(/)' its .ltl;r shore Ii)!' the interseClion improvements al rVilson Boulevard ond Go/dell Gale nOll/evaI'd within 90 d((vs oj' ('OUlI'}' rcquest jor rl'imhursemen/ 3 lJntil the intersection improvernenls tll Cialden (h,le !Jou/evu/'d ({lid Wi/son !Joule\-'"urd are complete, the ('ounry shol! nut issue (/ CerIUjcate(~) cd OCCUfJ(lJl(i' (CO) fill" more than /()(},OOO .HjlWre feet ol devcloptnenl. The applic(/IJ( must ohtain ({ (' () fiw (/ grocery slore {IS !,art if thi.'" IOn,()()O sejl/are feel, alld l/h: grocery sWre /JIIIS! he the lirst (' (). ()htuined Specillc site related turn lanes ;lI1d irnprnvemcnls lu the Golden (Tale 8olllevi.lrd/\Vils()!1 Boulevard intersection \vill he c\l1cllyzl...'d I"unh..:r ,It tht' rc-/.oninl:l cUld SUP phase of the project. I):I,L>:C ~fI Page 28 of 99 EXHIBIT VE 1c !.. TRANSPORTATION K CONSULTANTS, INC. VIII, CONCLUSION The proposed Comprehensive Plan Amendment for the Estates Shopping Center Subdistrict development may result in minor roadway Level of Service issues in the immediate vicinity of the project site along Golden Gate Boulevard and Wilson Boulevard, However, based on Developcr commitments in the Text of the Growth Management Plan amendment, these impacts will be mitigated. The project will not be able to exceed 100,000 square feet of uses until certain improvements have been completed. Furthermore, with the addition of a commercial development such as the Estates Shopping Center Subdistrict in this area, significant impacts to trip lengths will occur based on the fact that residents in the area will travel much shorter distances to obtain the same goods and services that are now only available on Collier Floulevard or along lmmokalee Road. Therefore, the proposed developmellt will provide a significant benefit to the public within the Golden Gate Estates arca, Based on a conceptual access plan for the project, intersection analysis was performed as a part of this report at the Golden (Jate Boulevard interscctions with Collier Boulevard, 3rd Street N\V. the proposed site access, 1st Street NW, and Wilson Boulevard along with the Wilson Boulevard intersections with the site access and Jmmokalcc Road. These intersections ancl approaches arc showl1 to nperatc acceptanly alter the addition of the Estates Shopping Center Subdistrict development related traffic after the addition of a traffic signal at the site access driveway to (j01JCll Ci-ate noulcvard. Turn lane analysis will he perfllrmed in depth at the SDP phase Ii:,r the proposed development. rngc 27 Page 29 of 99 EXHIBIT V.E.1e APPENDIX Page 30 of 99 EXHIBiT V.E.1c TABLE lA & 2A Page 31 of 99 EXHIBIT V.E.1c <FJ iii >- -l <( Z <( >- f- U <( z"- Qj GoO w<( ~(2 ow ~~!:: w<('" -lWU "'''-f- ~ D::.~ ::1,,- ~;; ",f- <(z w<( ,,-0 u: Z " iii '" '7 '" N ~ N '" o o N f- <FJ ::I " ::I <( o W f- <( o "- ::I w m" ' ~ ~ 1: ':J ~ u ~ ~ ~ * ~ g .J <11 U :;. 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S INTsl s s 0 0:: :Z z <( > I-- I-- W W W ..J W W => '" 0:: a I-- I-- co (f) (f) 0 ~ z " a '" (f) ..J 5: r'" I I ..,~ - - s W ..J Z Z => I-- I-- a w w co w w z n: '" 0 I-- I-- (f) (f) (f) ..J 0 . ;; " 0 '" 1: TRANSPORTATION K CONSULTANTS, INC 2014 LANE ARRANGEMENTS AT ANALYZED INTERSECTIONS ESTATES SHOPPING CENTER SUBDISTRICT Page 35 of 99 EXHIBiT V.E.1c o m o ,C / w*y ~..-/ INUl '\. .. .. .. IMMOKALEE ROAD 1~ f ..I RANDALL :! 4~ BOULEVARD -+ -+ "'\. VANDERBILT BEACH ROAD -\.. +H~~ f I GOLDEN GATE BOULEVARD L I tH~~ 0 0 cL cL <( <( > > w w -' -' '" :=J 0 0 CD CD 0: z w 0 :::; (f) -' -' 0 5: u '- ./ " ;; -C THANSPORTATION K CONSULTANTS, INC. 2014 LANE ARRANGEMENTS AT ANALYZED INTERSECTIONS ESTATES SHOPPING CENTER SUBDISTRICT Page 36 of 99 EXHIBiT V,E.1c S INTSI o ~ ~ W ..J ::> o [!] ~ w ::J ..J o U IMMOKALEE ROAD o ~ ~ W ..J ::> o [!] z o (/) ..J Oi: RANDALL BOULEVARD 0 N VANDERBILT ;; BEACH ROAD "' t ro 0 ~ u. 0 N N :;r + t:. GOLDEN GATE BOULEVARD +22 (148) +33 (98) (130) 44+ (111)17+ ;:::- t M ~ ~ '" + M !2 LEGEND + 000 AM PEAK HOUR PROJECT TRAFFIC +(000) PM PEAK HOUR PROJECT TRAFFiC l:.. TRANSPORTATION K CONSULTANTS, lNC. NET NEW PROJECT TRAFFIC ON SIGNIFICANTLY IMPACTED ROADWAYS ESTATES SHOPPING CENTER SUBDISTRICT Page 37 of 99 EXHIBIT V.E.1c o ro o ~ /' /~----- '"\ (w-f1 ~~ lD.Tfil ~S~ -\.. 0 (O) 000 +0 (0) ..J RANDALL IMMOKALEE ROAD ~+~ .{'2(10} (O)Of ~t~ BOULEVARD (0)0+ NON (10) 2 "\. ~S~ VANDERBILT BEACH ROAD ~ro "\.. 4 (19) S= 0", l +~ .{"9(37) , GOLDEN GATE BOULEVARD L -.J t~ 0 om 0 oc ~~~ '" o ro oc > ~'" '" lU > ~ IU ::> ~ 0 ::> CD 0 CD oc z w :::; 0 -' U) 0 -' 0 ;;: LEGEND .-.,.-.- + 000 WEEKDAY AM PEAK HOUR TRAFFIC "- +(000) WEEKDAY PM PEAl, HOUR TRAFFIC " ;; '"[ TRANSPORTATION K CONSULTANTS, INC PASS-BY SITE TRAFFIC ASSIGNMENT ESTATES SHOPPING CENTER SUBDISTRICT Page 38 of 99 EXHiBIT V.E.1c TURNING MOVEMENT COUNT RESULTS Page 39 of 99 EXHIBITVE1c R TRANSPORTATION CONSULTANTS,INC. DATE: DAY: COUNT TIME: March 1,2007 THURSDAY 7:00AM-9:00AM -.--.. -...------ - 15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS COLLIER BOULEVARD & GOLDEN GATE PARKWAY COLLIER BOULEVARD L GOLDEN GATE PARKWAY INTER_ 15 MIN . BEGIN -LiFT NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION THRU RIGHT TOTAL lEFT THRU ~IGHT TOTAL LEFT JHRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL 7:00AM 0 " 107 166 26 AG 0 112 0 0 0 0 372 0 106 476 776 1:15AM 0 86 121 207 7 6'; " 7fi 0 0 0 " 212 0 169 321 60< 7c30AM 0 9J 10; 198 34 3~ 0 fi9 " " 0 0 157 0 96 253 520 I' 745AM " 05 93 1BB 10 '" 0 48 0 " 0 0 123 0 "' 204 ,<0 i 8:00AM 0 107 88 195 23 41 .. " 0 " " 0 9G 0 76 172 I 431 8:15AM 0 75 94 169 25 61 0 86 " 0 0 0 '" 0 104 237 492 8:30AM " '" 93 217 27 81 0 80 " " 0 0 120 " 07 "7 492 8:45AM 0 10' B2 103 23 " 0 " 0 " 0 ." 0 99 0 69 >60 423 TOTAL: 0 760 783 1,543 175 440 0 .915 0 0 0 0 1312 0 108 2,020 4,178 -. I -, . ~ HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS COLLIER BOULEVARD & GOLDEN GATE PARKWAY HOUR COlLlER BOULEVARD GOLDEN GATE PARKWAY INTER. NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION BEGIN LEFT THRU RIGHT TOTAL l~EFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL .. ;:~~;~ 0 353 416 179 77 22B 0 305 0 0 0 0 Be< 0 392 1,2~ ?,34D I 0 38' 407 788 74 1R3 'c 257 0 " 0 0 568 0 362 950 1,995 7:30AM 0 370 3AO !SO n 175 " ,67 0 " () " 5C9 0 35l 866 1,883 i I 7:45AM 0 40' 366 769 05 201 0 2Rfi " 0 0 0 m " 328 BOO 1,855 , 8:00AM 0 407 357 764 98 21?. " 310 0 - 9 , 0 ", 0 .116 n 764 1,8311 I ... n '.. -I -.J INTER. ~II .. SECTION i TOTAL I TOTAL I 1,256 2,340 PEAK HOUR SUMMARY HOUR BEGIN COLLIER BOULEVARD [TIQ~ LEFT o NORTHBOUND THRU RIGHT 353 426 TOTAL LEFT 179 77 SOUTHBOUND __JL__ THRU RIGHT TOTALII lEFT 228" __.~,~:,3_05 GOLDEN GATE PARKWAY EASTBOUND WESTBOUND , THRIJ R)~.I:I~~ _ LEFT THRU RIGHT ,,9_ __ 0 1..O:~B_64 0 392 Page 40 of 99 EXHIBIT V,E,1c 1: TRANSPORTATION K CONSULTANTS, INC. DATE: DAY: COUNT TIME: PEAK HOUR: INTERSECTION: March 1, 2007 THURSDAY 7:00AM-9:00AM 7:00 AM - 8:00 AM COLLIER BOULEVARD & GOLDEN GATE PARKWAY COLLIER BOULEVARD 1,050 45% t 1 305 745 N I t 0 228 77 .,J I '* GOLDEN GATE PARKWAY '\. 392 .... ... 0 .... 0 .... .j r- 864 1,256 0 .... 0 0% ~ 0 .... 1,759 .... 75% 0 0 '" 503 ~ t ,. 0 353 426 No(e__ Tolallnlersection Traffic Percenls(%)represenlmovementvolumos 2,340 dividedbylhetotalinlersecllonlraffic . t 1,092 779 t 1,871 80% Page 41 of 99 EXHiBIT V.E.1c 1::.. TRANSPORTATION K CONSULTANTS, INC. DATE: DAY: COUNT TIME: March 1,2.007 THURSDAY 4:00PM -6:00 PM 15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS COLliER BOULEVARD & GOLDEN GATE PARKWAY - ,__u_. -, - COLLIER BOULEVARD GOLDEN GATE PARKWAY INTER- 1SMIN - BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION lEFT THRU RIGHT TOTAL lEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAl. TOTAL 4:00PM 0 137 243 :1[10 37 66 0 103 0 0 0 0 64 0 57 121 604 4:15f'M 0 98 30> 405 23 " 0 90 0 0 0 0 11G 0 " 170 679 4:30PM 0 148 200 447 23 83 0 110 0 0 0 0 119 " Ie 145 lOa 4:45PM 0 122 ",llt> m fO ~h 0 co 0 0 " " " 0 : l " " iJ14 5:00PM 0 "" 313 431 " 05 0 ,,g 0 0 0 0 >09 0 133 [' 683 5:15PM 0 123 363 506 0 0 0 0 0 0 0 0 45 0 37 82 536 5:30PM 0 161 368 519 " :,1 '3 04 0 0 ':J 0 92 0 41 '33 74li ~EM 0 147 J72 610 70 56 0 12[; " .- 0 0 0 127 ., 0 " 100 il 814 TOTAL: 0 1,044 2,600 3,644 240 482 0 722 0 0 0 0 741 0 329. 1,070 5435 -. - II .- -.. .. - - HOURl Y SUMMARY OF INDIVIDUAL MOVEMENTS , L COLliER BOULEVARD & GOLDEN GATE PARKWAY HOUR COLLIER BOULEVARD GOLDE!, GATE PARKWAY INTER. BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL 4:00PM 0 505 1,164 1,659 103 280 0 3BJ 0 - 0 0 0 3" 0 185 553 2,605 4:15PM 0 4"' 1,234 1,720 90 309 0 399 0 0 0 " 413 0 152 ~65 2,054 Ii 4:30PM " 011 1,310 1,821 " 234 0 :)01 0 () 0 0 3" 0 m '1' 2,593 i 445PM 0 514 1,379 1,893 87 H12 0 2hl 0 (, 0 1] 315 0 144 4~D 2,631 5:00PM 0 539 1,436 1,975 13) 202 0 oe9 0 -'-' 0 "" 0 0 m 0 144 517 2,B31 - PEAK HOUR SUMMARY HOUR COLLIER BOULEVARD =::::c:::: GOLDEN GA rEPARKWAY INTER. BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION LEFT THRU RIGHT TOTAL LEFT THRU RIGHT -TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL 1500P~ 0 539 1.436 1.975 137 202 0 oeo 0 0 0 0 373 0 114 517 2,831 Page 42 of 99 EXHiBIT V.E.1c 1: TRANSPORTATION K CONSULTANTS, INC DATE: DAY: COUNT TIME: PEAK HOUR: INTERSECTION: March 1,2007 THURSDAY 4:00 PM . 6:00 PM 5:00 PM . 6:00 PM COLLIER BOULEVARD & GOLDEN GATE PARKWAY COLLIER BOULEVARD 1,022 36% t I 339 683 N . t 0 202 137 .J 1 '* GOLDEN GATE PARKWAY 1- 144 .... ... 0 .... 0 ...... ..1 r 373 517 0 0 .... 0% .... 0 ... 2,090 .... 74% 0 0 "' 1,513 ~ t ,. 0 539 1,436 ~ Tolallntersection Traffic Percents (%) represent movemenlvolum95 2,831 divldedoylhelotalinterseclionlraffic . t 575 1,975 t 2,550 90% Page 43 of 99 EXHIBIT V.E,1c R TRANSPORTATION CONSULTANTS, iNC. DATE DAY: COUNT TIME: March 13, 2007 TUESDAY 7:00 AM -9:00AM =" - 15 MINUTE SUMMARY OF INDIVIDUAL M 3RD STREET & GOLDEN GATE BOULE - =:Ie JRDSTREET GOlO 15MIN BEGIN "_!'lORTHBDUND SOUTHBOUND rASTBOUNO L LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THR_U RIGHT T 7:00AM 3 0 0 3 , 0 9 10 3 99 1 I 7:15AM , 0 2 G , " 6 1 , i\1 4 730AM 5 0 " " " 0 3 !OJ 0 I 7:45AM 6 0 , , , 0 " , \I);; " 8:00AM " 0 C 8 0 " 5 , ,9 2 8:15AM 9 0 , 10 " 0 G 0 " 3 830AM 1 1) 0 2 , , , , , , I;~ !!:~_!?l'M 4 0 0 4 __--L :--_-r;.~-+ ---}I--"jl--15:_: -'" 4 TOTAL: 41 0 8 " .,..",4. G9(l " " OVEMENTS VARD E~_GATE BOULEVARD WESTBOl!~D THRU RIGHT 319 2 21)1 8 241 0 OTAL LEFT , o n , 104 0;> 10" 108 e3 77 n " 735 265 230 13~ I 174 ti____!:_~~ 1~ r L~ HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS 3RD STREET & GOLDEN GATE BOULEVARD JRD STREET GOLDEN GATE BOULEVARD HOUR BEGIN ~LEFT-- 7:00AM 18 7:15AM n 7')OAM 21\ 7:45AM 25 ecoOAM 23 SOUTHBOUND~'l~~ T Riff' TOfif ':T - ~___ ~~ _._~LJl; WESTBOUND EASHlOUND lHRU RIGHT_T'rOTAL 195 f)" 409 37~ f; \B8 lGIJ 313 II 322 12 J41 i 1 303 16 ~1 ----- - NORTHBOUND THRU RIGHT o 7 o , o c o , o , Tii~_1} RIGHT i',m 3 1,023 2 87; ;I 804 2 699 2 LEFl____ 2 1 2 TO:5,^'I[",'," 30 2 " , n -I 2 24 II.!__ L HOUR BEGIN PEAK HOUR SUMMARY =r"" SOUTHBOUND ~h THRU RIGHT [TOTAL LEfT ~ 0 24 - _ 27 :r B _ _ GOLDEN GATE BOULEVARD . EASTBOUND WESTBOUND THRU RIGHT TOTAL LEFT THRU RIGHT 3g:. ~. 409___ 2 1,112 3 3RD STREET -- -NORTHBOUND LEfT THRU RIGHT 18 (} 7 TOTAL lEFT 2:' 3 I 7;(}O AM Page 44 of 99 .J INTER. SECTION TOTAL TOTAL 322 439 2"' 392 241 358 i.SI 389 232 "8 135 228 '" 252 L61 258 1,819 2,644 TOTAC~ 1,117 1,027 875 eo8 102 INTER. SECTION TOTAL 1.578 1,467 1,303 1,197 1,066 ~~~~-~ TOTAL , INTER- SECTION TOTAL 1,578 EXHIBIT V.E,1c 1:. TRANSPORTATION K CONSULTANTS, INC. GOLDEN GATE BOULEVARD ..... 1,154 ..... "J 1,563 8 99% ~ 395 ... 409 6 '"\. ~ Percents (%) rcpreslln! movement volumes divided by lhe lolal inlerseCllontraffoc Page 45 of 99 EXHIBIT V.E.1c 1: TRANSPORTATION K CONSULTANTS,INC. [ 15MIN BEGIN LEFT 400PMIT' 4:1~ PM I 4:30PM 5 4:45PM 0 5:00PM 1 515PM 2 530PM 0 5'45F'M L T.~TAL: 14 ;===-7_-,-"'-'_"-"- HOUR BEGIN LEFT 4:00PM 9 4:15PM i 14:30PM R ,4:45PM j ,!5:00PM 5 HOUR BEGIN NORTHBOUND THRU RIGHT o , Q , o 3 () ) o 2 Q 0 I Q W 15 MINUTE SUMMARY OF IN 3RD STREET & GOLDEN 3ROSTREET sauTHaguND_,__ TOTAL LEFT THRU RIGHT' TOTAL l.:fl o I 2241Ct=_,~___ I l 'Un '" NORTHBOUND THRU RIGHT o 7 Q Q (J I o 9 DATE: DAY: COUNT TIME: March 13. 2007 TUESDAY 4:00PM. 6:00PM . .._~.._-------_.._.- -. --~ --, _n_' "'..__'______ DIVIDUAL MOVEMENTS GATE BOULEVARD GOLOEN GATE BOULEVARD .~ INTER. 1 no EASTBOUND WESTBOUND -----,'-- SECTION n rHRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL ... 752 4 260 , 270 , 272 '" :'11 1() lH7 :, 272 7 m 572 2% Q l~~ 6 183 0 '89 492 -'~,q 7 207 0 1:;2 , 156 427 I 120 3 J2G 2 '" 2 '" 453 'H,~ , J5/ 3 '" 108 463 .H' " .148 , Be; , 137 587 364 , J!~_ - , '" Q m 512 ..2,537 35 2.60B 17 1,367 " 1,395 4,047 HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS JRD STREET 3RD STREET & GOLDEN GATE BOULEVARD GOLDEN GATE BOULEVARD INTER- SECTION TOTAL TOTAL 894 2.032 743 \,944 574 1,835 522 1,930 -~~~~:_- ~~~~-.. TOTAL LEFT 16 3 I" 3 ..JC SOUTHBOUND iiaG- _THRU RIGIITTiOTAL -LEFT 0-- 11' 1411 H\ o I," !l : ~ ~ 11 " NORTHBOVND THRU RIGHT o 7 EASTBOUND weSTBOUND THRU ~IGHT TOTAL LEfT THRU RIGHT 1,068 " 1,108 10 877 7 T,UR ?1 '.174 " 724 8 l,iO'} U 1.239 " 5511 7 t,)fd " l,]~] 6 "8 8 1,,4~9 '" 1,500 7 490 .__4 3RDSTREET' PEAK HOUR SUMMARY TOTALI LEFT 16 J _~':-U~\lBO~~:~ :"__':,: ':JC--" EA~!BOUNDG6LbEN!}ATE BOULEVAR~ESTBOUND ',-HRU _ ~~S?t1.!~ I TOTAL,,]I. LEfT _ TIlRU RIGHT lEFT THRU RIGHT _ Y ,'n 1: __' 14___18 _ 1.D68 22 l.9.. Y7.___ 7 TOTAL 89' INTER- SECTION TOTAL 2.032 Page 46 of 99 EXHIBIT V.E.1 c 1:. TRANSPORTATION K CONSULTANTS, lNC. DATE: DAY: COUNT TIME: PEAK HOUR: INTERSECTION: March 13, 2007 TUESDAY 4:00 PM . 6:00 PM 4:00PM-5:00PM JRD STREET & GOLDEN GATE BOULEVARD 3RD STREET 39 2% t I 14 25 N 1 t 11 0 3 .J ! '* GOLDEN GATE BOULEVARD t. ..- ... 877 .... 897 ..... J r 10 894 2,005 18 ...... 99% -. 1,068 ... 1,972 .... 97% 1,108 22 "\ 1,018 ... t r 9 0 7 ~ rol"llnlerseclion Traffic Percenls(%)replesenlmovemenlvolumes 2,032 divided by lhe lotal Intersectionlrafflc 1 t 32 16 t " 2% Page 47 of 99 EXHIBiT V.E.1c 1: TRANSPORTATION K CONSULTANTS, INC. DATE: DAY' COUNT TIME: March 13,2007 TUESDAY 7:00AM-9:00AM NORTHBOUND HIRU --RIGHT', TOTIIL LEFT S.9.!!THBOUt:'!~ THRU RIGHl o ARY OF INDIVIDUAL MOVEMENTS & GOLDEN GATE BOULEVARD ____--=.Ji GOLDEN GATE aOULEVARD INTER- r9l EASTBOUND WESTBOUND SECTION LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL 0 '00 0 '00 1 3" 3 318 427 " 00 0 go , 282 0 283 37fl " >06 , 107 , ?35 0 230 350 , . I " 10H 0 '08 , 251 0 262 3m , ! 4 , " " , " , 227 0 228 m , " 73 0 73 , 130 , 132 '" i ., " b~ ;- I 66 , '" , H,!J 244 I , 0 85 2 !!!_- , '60 0 18' 280 OS 0 204 6 I 730 8 1.776 5 1.789 2.548 - 1---- 15 MINUTE SUMM 1 ST STREET 1ST STREET 71 2 745AM 8.00AM 8:1SAM BlOAM 845AM TOTAL: o o o o 11~1 0, I' :'. 1 (; '. ~ I,. : I' .. ; ~ I : ~ t-:i---l-f-- .. .. o 25 I~~'~--' HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS 1ST STREET & GOLDEN GATE BOULEVARD HOUR BEGIN 7:00AM 715AM 7;30 AM lA5AM ia:OOAM LEFT 18 " ,,' n 9 .- .-- -'1ST STREET_ ~~:~H8~1~~~ TOTAL ~.. ;~~~HB~iGN~T I TOTAL I~~T- ~ ~ -nIT ~ ~I ~),~ ~ .~__ ; _=J~JL~_~ _~__~;_: _,~_=_]~___~~_19Q _1~_~.__ 40t. l87 GOLDEN GATE BOULEVARD EASTBOUND U RIGHT , TOTAL 405 384 367 326 305 LEFT , , 4 4 4 THRU 1,092 1,()(JtJ 853 785 684 INTER- 0 RIGHT T TOTAL 3 1,099 1,531 0 1,009 1,416 , llS8 1,249 2 ", 1,143 2 690 1,017 ,55 :' 323 3 _~]9~_._=~. iL- HOUR1L BEGIN --'-'NORTHBOUND LEFT THRU RIGHT ~~~=~.L=~~~~: =Jl =" =d,~,_. PEAK HOUR SUMMARY TOTAL LEFT _}.IL n,..g. -. SOUTHBOUND THRU RIGHT .0, !J .:::.J[ TO-~AL_ CLEF! _ _ o 0 GOLDEN GATE BOULEVARD EASTBOUND WESTBOUND THRU RIGHT TOTAL LEFT THRU RIGHT 404 1 405 4 1,092 3 TOTAL 1,099 INTER- SECTION TOTAL 1,531 1ST STREET Page 48 of 99 EXHiBIT V,E 1c 1:. TRANSPORTATION K CONSULTANTS, INC. DATE: March 13, 2007 DAY: TUESDAY COUNT TIME: 7:00 AM. 9:00 AM PEAK HOUR: 7:00 AM - 8:00 AM INTERSECTION: 1ST STREET & GOLDEN GATE BOULEVARD 1 Sf STREET 12 1% t 1 9 3 N 1 t 9 0 0 .J l '* GOLDEN GATE BOULEVARD t.. 3 ~ ... 1,092 .... 1,117 .... j r 1,099 1,522 0 .... 99% .... 404 -* 1,505 -+ 98% 405 '"\. 400 ... t r 16 0 ~ Totallnterseclion Traffic Percents (%) represent movement volumes 1,531 dividoobylhetolalintBrsllcliorolraftk 1 t 5 18 t 23 )% Page 49 of 99 EXHIBiT V.E.1c h TRANSPORTATION K CONSULTANTS, INC. 1- DATE: DAY: COUNT TIME: March 13,2007 TUESDAY 4:00PM.6:00PM lSMIN BEGIN 4:00PM 4:15PM ~:30PMI I. 44~ PM;' ,5.00PM ::':15 PM 5:JOf'M 545PM TOTAL: [ HOUR l. BEGIN ..LEFT " <I 00 PM ,415PM 14~O PM 4:45PM 5-00 PM [ HOUR BEGIN LEFT , , NORTHBOUND THRU RIGHT o " o " o (] [) fi o , o C Il (I o , o B 15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS 1ST STREET & GOLDEN GATE BOULEVARD 1ST STREET II TOTAL II LEFT 1 I 0 1 'I 2 " ~ ; 3 0 2 ;0 o 2 25 10 SOUTHBOUND THRU RIGHT o 2 o o o o " o o TOTA!: LEFT 2 , , , , o ' ~ n ;.U: ? , :oJ 2: GOLDEN GATE BOULEVARD ---- EASTBOUND WESTBOUND THRU RIGHT I TOTAL LEFT THRlJ RIGHT 2H 1 1253 1 269 2 257 6: 274 0 271 1 218 ~ 289 ;> 186 2 l~,fl 1 262 I 1 55 1 312 3 322 0 117 4 338 2 344: 2 103 t 436 j 442 I \33 Ii J60 3 364 0 131 2: 2,498 26 2,550 7 1,365 14 HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS 1ST STREET 1ST STREET & GOLDEN GATE BOULEVARD TOTAL lEFT n ,rs :: lill : 16 , " 5 .. SOUTHBOUND THRU __~IGHT o - "?i-- a , 0' IJ 'j o 4 TOTAl " 13 " 1: '3 IL-i, LEFT- 9 " GOLDEN GATE BOULEVARD EASTBOUND WESTBOUND THRU RIGHT -'finAL LEFT THRU RIGHT 1.051 17 1,018 4 881 [; 1.117 19 1,H7 3 /29 R 1.1BB It> 1,21f 5 561 a 1.3~5 l 1.370 ~ 5G8 7 1,-1~6 a 1.472 3 484 8 " " " , , " " 13 NORTHBOUND __THRU RIGHT o , " , o , a 7 o 2 LEFT , NORTHBOUND - THRU RIGHT o 6 1ST STREET TOTAL LEFT '0 , PEAK HOUR SUMMARY SOUTHBOUND THRU RIGHT o 9 TOTAL ~1~",_ Page 50 of 99 GOLDEN GATE BOULEVARD '{ASTBOUND LEFT THRU RIGHT 9 ___.1,052 17 LEFT . WESTBOUND THRU RIGHT 881 G TOTAL 1,018 TOTAL 7.72 122 190 15/ 121 '" 1]4 ,33 1.386 TOTAL 891 2<0 575 519 495 TOTAL 891 EXHIBIT V.E.1c INTER- SECTION TOTAL 528 sso 48. m '49 456 .'J1I2 50' 3,aS4 INTER. SECTION TOTAL 1.993 1,914 \.816 1.914 '99' , SECTION TOTAL 1.993 l::. TRANSPORTATION K CONSULTANTS, INC. DATE: March 13, 2007 DAY: TUESDAY COUNT TIME: 4:00 PM - 6:00 PM PEAK HOUR: 4:00 PM. 5:00 PM INTERSECTION: 1ST STREET & GOLDEN GATE BOULEVARD 1ST STREET 29 1% t I 14 15 N 1 t 9 0 5 .J l '* GOLDEN GATE BOULEVARD t. 6 ... ... ... 894 881 .... ..J r 4 891 1,972 9 ..... 99% -+ 1,052 ... 1,954 ~ 98% 1,078 11 "\. 1,063 ... t r 1I 6 ~ TOlallnterseclion Traffic Percents (%) lepresent mo~emenl volumes 1,993 divided by Ihe tolal intersection traffic 1 t 21 10 t 31 2% Page 51 of 99 EXHIBIT V,E,1c 1:. TRANSPORTATION K CONSULTANTS, INC. DATE: DAY; COUNT TIME: March1J,2007 TUESDAY 7:00AM-9:00AM r -, ,- ---. -_._~- --- ,-,~ I 15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS WiLSON BOULEVARD & GOLDEN GATE BOULEVARD ..- ,- n-- WILSON BOULEVARD GOLDEN GATE BOULEVARD INTER- 15MIN BEGIN NORTHBOUND -- SOUTHBOUND EASTBOUND WESTBOUND SECTION LEFT THRU RIGHT TOTA LEfT THRU RIGHT r.DTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL - 1:00AM 5 0 0 0 5 " 106 '15 32 68 , , '" 0 '" , ,,, 436 7:15AM 8 2 2 " " " [12 liS '3 55 2 90 " 18:1 " 200 397 730AM , 0 2 6 15 3 15 1\9 36 7J , '" , , 159 " In m 7'.15 AM , 0 0 I " 90 96 .11; ;;~ " 158 0 166 6 '" 377 8:00AM , 0 0 , 4 I 87 98 lil 50 , " 2 m " 151 33' 8:15AM , 3 7 8 6 2 H' n B 65 , , " 0 '15 15 '" n4 8:30AM " 0 0 2 " 0 S6 60 , 5 60 , 55 '" '" '" 256 ~ , 1 0 5 ~- 1 0~ n 2~ 62 .,. 0 8G , n " 105 279_ TOTAL: " 1 6 42 " H 595 656 102 5" 1 70 5 1,165 96 1,266 2,674 - HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS WILSON BOULEVARD & GOLDEN GATE BOULEVARD HOUR BEGIN 7:00AM 7:15AM 7:30AM LEFT 15 H 12 10 15 WILSON BOULEVARD __, NORTHBOUND SOUTHBOUND THRU RIGHT TOTAL "LEFT-" THRU RIGHT 2 4 25 23 6 366 2 4 23 21 10 317 3 4 19 2.\ 12 274 3 2 15 15 D 'lSl 5 2 11. 21 11 229 GOLDEN GATE BOULEVARD EASTBOUND WESTBOUND SECTION TOTAL LEFT -THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL 395 W 255 , '" , 714 42 157 1,583 378 I:n )46 , 363 3 645 " '94 1,478 31C 106 256 3 361 3 ~in " 619 1315 '"' It ::4G 3 32G 3 524 " 576 1,198 261 55 2'5 3 304 , 451 54 509 1.091 C I~IN LEFT !7:00AMI 19 PEAK HOUR SUMMARY NORTHBOUND THRU RIGHT TOTA 2 -~4'- 25 ------- 23 SOUTHBOUND THRU RIG8-iT~,OTAL 6 366-L195 LEFT 141 GOLDEN GATE BOULEVARD EASTBOUND WESTBOUND THRU RIGHT TOTAL LEFT THRU RIGHT 255 4 ",406 1 714 42 TOTAL 157 SECTlONl TOTAL 1,583 WILSON BOULEVARD Page 52 of 99 EXHIBIT V.E,1c 1: TRANSPORTATION K CONSULTANTS, INC. DATE: March 13,2007 DAY: TUESDAY COUNT TIME: 7:00 AM . 9:00 AM PEAK HOUR: 7:00 AM. 8:00 AM INTERSECTION: WilSON BOULEVARD & GOLDEN GATE BOULEVARD WILSON BOULEVARD 586 37% t I 395 191 N 1 t 366 6 23 .,J l ... GOLDEN GATE BOULEVARD t. 42 ... ... 714 ... 1,099 .... j r 757 1,505 147 .... 95% -. 255 ... 1,039 ... 66% 406 "\ 282 ~ t r 19 4 ~ folallntcrsection Traffic rercenl~ (%) represent mo~ement volumes 1,583 divided by the lotal intersectioJllraffic . t 11 25 t 36 2% Page 53 of 99 EXHIBIT V.E.1c 1: TRANSPORTATION K CONSULTANTS, INC. DATE' DAY: COUNT TIME: March 13,20()7 TUESDAY 4:00 PM .6:00 PM =~" -------- .. =~"'.-w.--.__-_-~"-...-~...,. -- .., 15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS WILSON BOULEVARD & GOLDEN GATE BOULEVARD - -..- . .. WILSON BOULEVARD GOLDEN GATE BOU_LEI/ARC INTER- 15MIN - BEGIN NORTHBOUND SOUTHBOUND EASTBS!UND WESTBOUND SECTION LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT !HRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL 4:00PM 2 1 1 4 13 1 91 '" " 199 5 W 1 '79 11 191 5<9 4:15PM 3 a 1 4 9 4 " 33 H 222 3 169 2 194 23 219 580 i 4:30PM 1 0 1 2 ,2 0 3/ ,1'; " 7la . 281 2 152 4 158 480 ! 445PM 2 0 1 3 e 0 35 41 31 n9 6 ?66 0 120 " 128 m 5:00PM 4 0 0 4 4 3 32 JG 5:1 J4R , 314 a 85 4 99 443 5:15PM 0 1 1 3 II '3 1 ,,] G1 r3 262 2 338 1 54 3 50 466 5:30PM 1 a 1 2 lJ 1 .1] S6 131 304 3 4JB 1 00 1 !F, 581 5:45PM 1 1 0 2 3 2 -----_.?!-- - 61 [, '09 J53 1 :163 , 01 2 83 -~ TOTAL: '4 3 7 24 n 11 '" 505 5<3 1,945 28 2,516 7 955 59 1,021 4,06& ..----.. . " HOURL Y SUMMARY OF INDIVIDUAL MOVEMENTS WILSON BOULEVARD & GOLDEN GATE BOULEVARD HOUR WILSON BOULEVARD.. GOLDEN GATE aOULEVARD INTER. BEGIN LEFT NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION THRU RIGHT TOTAL LEfT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL lEFT THRU RIGHT TOTAL TOTAL 4:00PM 8 1 4 13 40 , 238 285 167 - "8 " 1.Q63 , 645 " 686 2.057 4:15PM 10 0 3 13 J' , 179 214 187 "7 " 1,130 , 051 39 594 1,951 H:30PM 7 1 4 12 35 1 157 I9'J 216 967 '(; 1,199 3 '" 19 433 1,837 !4:45PM , 1 4 12 35 2 Ih:l 200 198 1,043 " 1,356 2 349 19 370 1,9JA 5:00PM !;--- ~, , 11 3l -,- ,1 179 220 376 1,067 10 "" , 310 13 325 2,009 .. .- ~~ PEAK HOUR SUMMARY (t.o~ LEFT 8 w(dioN BOULEVARD NORTHBOUND SOUTHBOUND THRU RIGHT TOTAL LEFT THRU RIGH~_t_,T, OTA,L LEFT 1 4 13 40 7 "23ii-~n285 j[ 16l GOLDEN GATE BOULEVARD EASTBOUNO WESTBOUND THRU RIGHT TOTAL lEFT THRlJ RIGHT 876 18 1,063 5 645 46 TOTAL 6gB. INTER. SECTION TOTAL 2,057 HOUR BEGIN Page 54 of gg EXHIBIT VE1c 1: TRANSPORTATION K CONSULTANTS, INC. DATE: DAY: COUNT TIME: PEAK HOUR: INTERSECTION: March 13, 2007 TUESDAY 4:00 PM - 6:00 PM 4:00 PM- 5:00 PM WILSON BOULEVARD & GOLDEN GATE BOULEVARD WILSON BOULEVARD 499 24% t I 285 214 N 1 t 238 40 .J ... ... GOLDEN GATE BOULEVARD ~ 46 +- - 645 +- 891 ... j r 5 696 1,954 167 .... 95% .... 878 ... 1,618 .... 79% 1,063 18 "\ 922 ~ t ,. 8 Nole' _ r olel Intersection Traffic Percenls (%) represent movement volumes 2,057 dividad by the lotal intersection lraffic 1 t 30 13 t 43 2% Page 55 of 99 EXHiBIT V.E.1c R TRANSPORTATION CONSULTANTS,INC. DATE: DAY; COUNT TIME: February 28, 2007 WEDNESDAY 7:00AM-9:00AM ... ".- 15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS WiLSON BOULEVARD & iMMOKALEE ROAD WILSON BOULEVARD =:J - 15MIN -, IMMOKALEE ROAD INTER. 8EGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTllOUND SECTION LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL 7:00AM " 1 65 B8 fIT , " 36 1 65 6 72 82 273 < 358 553 7:15AM 6 0 15 23 2 72 21 !I 2 GU 7 64 72 294 , 320 434 7:30AM 4 " 55 39 i '1 3 3 ?3 2 CG 3 71 46 324 , In 50.<; 7:45AM 3 " " Ji i oc " 19 Ji , 41, 3 " 41 250 , 295 41" 8:00AM 8 , S8 48 " , 8 20 , 7 55 4 45 Ji 26lJ " 290 412 8:15AM 7 0 Z1 23 " 4 6 16 2 " 3 JO 25 235 6 266 ]44 8:30AM 4 6 m " 3 :" i 72 " ',il '1 1)4 21 1% 7 224 33.1 8:45AM 2 0 24 26 3 7 11 1 54 4 50 ," l'/H -,-~ -1-_2?! J1J TOTAL: 52 2 246 300 60 27 '08 '" -1~ 415 23 464 306 2,010 40 2,356 3,315 - ... - HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS WILSON BOULEVARD & IMMOKALEE ROAD , WILSON BOULEVARD IMMOKALEE ROAD __..'U" HOUR BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUNO SECTION LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT H1RU RIGHT TOTAL TOTAL 7JlOAM 35 , 143 '" 36 14 70 120 6 . 237 " 257 19' 1,141 - '3 1.3~6 1.902 7:15AM 24 1 116 '" 35 11 511 104 , 211 " 230 141 l,12A 17 1,286 1.761 7:30AM 16 1 112 141 :;1' \3 " ',Ll , I~:; U 21)" 143 1,069 20 1,232 1,671 7:45AM " , 137 126 3 16 " 02 10 170 18 '" 118 241 25 1,084 1,500 8:00AM 17 1 103 121 ._~~,-- '3 38 " W 178 19 ---- 201 114 B69 21 1,010 1,413 PEAK HOUR SUMMARY HOUR BEGIN 35 WILSON BOULEVARD NORTHBOUND SOUTHBOUND THRU RIGHT TOTAL LEFT THRU RIGHT 1 143 179 36 14 70 IMMOKALEE ROAD LEFT TO!,A.!:.. 120-- LEFT 6--- EASTBOUND THRU RIGHT 237 14 TOTAL lEFT 257 192.. WESTBOUND THRU ~~G~T 1_- TOTAL 1,141 13--r- 1,:\46 INTER. SECTION TOTAL 1,IlQ2 Page 56 of 99 EXHIBiT V.E.1c 1: TRANSPORTATION K CONSULTANTS,INC. DATE: DAY: COUNT TIME: PEAK HOUR: INTERSECTION: February 2B, 2007 WEDNESDAY 7:00 AM .9:00 AM 7:00 AM . 8:00 AM WILSON BOULEVARD & IMMOKALEE ROAD WILSON BOULEVARD 140 7% t I 120 20 N 1 t 70 14 36 .J l ~ IMMOKALEE ROAD t. 13 .- ... 1,141 ..... 1,246 ...... ..J r 192 1,346 1,503 6 .... 79% -. 237 -+ 1,762 ... 93% 257 14 ~ 416 ~ t ,. 35 143 ~ Tolallnterseclion Traffic Percents (%) represent mo~emenl volumes 1,902 divldedbylhelolallnlersectionlralflc 1 t 220 179 t 399 21% Page 57 of 99 EXHIBIT V.E.1c 1: TRANSPORTATION K CONSULTANTS,INC. DATE: DAY: COUNT TIME: February 28, 2001 WEDNESDAY 4:00 PM-6:00 PM u__._.._,______ _un_ .,. 15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS WILSON BOULEVARD & IMMOKALEE ROAD ,. WILSON BOULEVARD -, IMMOKALEE ROAD -..- INTER. 15MIN BEGIN NORTHBOUND SOU!~.BOUNO EASTBOUND W~STBOUND SECTION lEFT THRU RIGHT TOTAL LEFT THRU RIGHT LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL - , " 50 4 66 5' , 400l'M 6 , 29 36 0 3 ? '5<) '" '" 4:15PM B , ?7 89 2 , 9 " " '" e, 1:10 " "" 6 209 '40 4:30PM 6 4 eo 96 4 5 ,.. " lG3 9 '84 (ill OS" 4 230 52' 4:45PM 0 5 86 " 4 , 4 " 1:1 lRll " 223 66 140 5 '" '" 5:00PM 2 4 6< ?O r; 3 , " U 1'-'1 B 211 72 "0 4 216 515 515PM , J 28 '" , , , 13 Co 2D2 " m " '" 6 '" 452 5~O I'M " , 96 '" 4 5 " 1:1 nr, n 2f>l ~)J 136 . 196 583 545PM 5 2 09 "' 2 ) , " " -.!.l..!!.. , " '" " '29 5 '62 466 TOTAL: 55 " 546 625 26 " '" " "' 1,311 '" \,508 43J 1,143 45 1,621 mg-- .".....- F"""'" ' HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS WILSON BOULEVARD & IMMOKALEE ROAD HOUR WILSON BOULEVARD IMMOKALEE ROAD INTER- SOUTHBOUND EA5T1l0UND ..... WESTBOUND SECTION BEGIN NORTHBOUND LEFT THRU RIGHT TOTAL LEFT THRU RIGHT -TOtAL LEFT THHU RIGt1rl TOTAL LEFT THRU RIGHT TOTAL TOTAL 4:00PM 26 " 278 '" , 9 20 36 4G 514 43 603 2" SO? 23 866 1.823 4c15f'M " " m 352 " " 23 " " ;;5fi 43 7,,0 261 587 20 866 2,017 4:30PM " " 26< 301 '" 'j 21 4G 4" 747 4h iJ40 '" 575 20 8'0 2,029 4:45PM 30 " 2?4 '" 11 '" I: 5;' ..'6 aiD " Ul! 1?5 557 23 805 2,091 5:00PM 29 10 266 30? " " " 43 " 797 " 905 '" 546 22 ?S5 2,016 .. PEAK HOUR SUMMARY HOUR WilSON BOULEVARD IMMOKALEE ROAD INTER_ BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU, HIGETIT~L~~MLEFT- THRU RIGHT TOTAL TOTAL 4:45PM 30 IJ 274 '" " '0 21 52 46 ~_1~.._~, _61 _ ~!7. 225_ 557 23 805 2,091 Page 58 of 99 EXHIBIT V.E,1c 1: TRANSPORTATION K CONSULTANTS, INC DATE: DAY: COUNT TIME: PEAK HOUR: INTERSECTION: February 28, 2007 WEDNESDAY 4:00 PM - 6:00 PM 4:45 PM - 5:45 PM WILSON BOULEVARD & IMMOKALEE ROAD WILSON BOULEVARD 134 6% t 1 52 82 N 1 t 21 10 21 .,J l '* IMMOKALEE ROAD ~ 23 +- ... +- 608 557 .... j r 225 805 1,525 46 ... 73% .... BlO ... 1,910 .... 91% 917 61 " 1,105 ... t ,. 3D 13 274 ~ Tala I Intersection Traffic Percenls (%j represent mO~9ment volumes 2,091 dwidedbythelolallnlersecllonlrafflc . t 296 317 t 613 29% Page 59 of 99 EXHIBIT V.E.1 c 2006FDOT TRAFFIC INFORMATION CD - PEAK SEASON FACTORS Page 60 of 99 EXHIBIT V.E.1c " " " " " " " " " " " " " " " " " " " " ,0 " " H m " -, 00 " " . " " P. '" ~ " >, " ~ U U " 0 00 " p " ~ " " " 0 " O. " 0 " ~ " " " " " " " " U " 0. '" " . " ~ 00 " " " ~,.,o " " H " o r,_ " tJ\~ " ru ~ " " ~ " ." 8 " CO 0 " U " 0 ~ " ,. " (.t1 " " H " ro H " ,.. ., '0 " 0 "' " C U " " " 0, " c, 0 " "' 0 " " 0 " U}('") " " ~ " ," " "' >, " '-" " Ii U " ~ ,. , I: " ~ ru " u "' L~ '; r- .~. O!- If),...; m OJ 1-. '-.D If) ,- W 0 '" 'J) W w 0 r') ,,, r-- 0 c'>l N r~ (") M '" lJ'-' If) UlI- r- ,--. r-. 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I ,..,,'.1, I, I ..... ,-I ,j ,.._1 ,_; rl r-l rl rl 0 WWWWWWWWWWWWWWWWWWW'DWWWWWWWWWWWWWWWW~WW~WW\D\D'DW\OWWlnwww 000000000000000000'~OOOOOOOOOOOOODUO'~O(~OnnnnnDOOOODO00 oooaOOOODODODOOOOOOOODOOOOOOOOOUOUDDDDODnOn(~0nOOOOOoo NNNNNNNNNNNNNNNNNNN(~~'N(~NNN"lNN{~NNN0JNr~NNNNGN~'NNNNNNNNNN ",."""",.""""""""~-"",~-,-,---"",-,,."'-",-,"',""'. ~~r'w~,~ro~~r'mmrlmmNalWMor-M0o-v,-oro'nNmmN~WNrnW(~O~~rl~V~ro~NmW~(]rl 0,--' 0' 0-1 0,0"1010 ,-j ,-1 N G 0 ,-< ('.J n 0 ,.1 N ('J 0,.., ,-< NOn" [',1 ',1 0 ,-1,' (,1 0 n ,.j (01 I~ (..' r, N (',' CO ,., ,-, N ")" rl ("j '" ~ "~.""",,,.. ,- - ",-",_' ',',".' . ,,' ,-. . .. . rlrlrlrlNNNN~MMM~~qv~m,nmLnW~WW~'-[-~~mmmo)~O,mmmODD,~,'rlr~rl'~(~~'N("N 00" 00 000 0 DO 00 00 0 0 """",-,OUOCl '-"'DO 0000000 0:' 0,-0""" c'; ,,1 ,-I ,., ,--I rl d ,oj rl , , , , 1 t J I , , , I \ , , 1 , II' 1 , 1 I , , , , WWWWWWWWWWWWWWW\U\O\00WW~~WWWWWWWWWW'~WWW'CW~JYJ"'\L'\Ulli'D\D~w'awWw 0000000n"oooo00000000000000'~U('OUDr~O(~C~nO"Clnoooo0000000 00 () 0 0 000 '-~ (') 0 0 0 0 0 0 0 000'" 0 0 <,-;'J 0 0 c' <:> 0 u (.) CJ O~) 0 ,:; 0 C 0 U C) Cl 0000000 D 0 0 0 <'I N N ('~ N N N N N r~ N N r'.J N 0J (".) N 01 N N N (-J NUN N ('oj (--I N f'-J ('o,J {'.j ," t'" I J ,".j 1'1 (0.; ,.J N N N ('I N CoI (J ('0' ('.J ~J ,'I <-I N ('I """"""','-".'""., ""."".' , "-' ,- ", ,'" C j CO~' N m ,n "I 0\ LD if, \"'1 0\ J..f.J ('j m \~) ['1 O!- '.r" (0 ,.r ..i CJ) ,n N G. In I~ 0 '(\'~ Co r. r'\ 0 r-- .." .., OJ .n ",. "', <J) N m '-" M 0 r-. <or ;_, C" 0,' ('J ,.., ~ ,-,~, r'J ~::.:~ rl N 0 0 r' N M 0 ~:~ ~.~ ('oj co .-, ,-. ,.) ~_" C' d (-j:~ ,-, cl (., ~'J ~~' ,-, ,.-. c., ,., (~, '....:;',. rl "'1 n d :::.' ~., ", ,-, ,-I, ,I ,. i ,-., ("J 01 ',1 ('l ('1 M (', 'J' '.~ 'J' 'J' '" ,n ,,' "-J "J '0 '-D "'! [, 1-- 'J.' CD OJ' u.' 'J'. 0', OJ C",, ,,1 d H ('I d r~ (-J o CJ C C' 0 0 0 C' u ,~, '-' U "'-, 0 n C n ,-) n '.. '-.1 " "on C, ,", C') c n co c , n ' , 1 ,., ~I dc' , ! ,~ ~I ' , ,~ [',1 p--, 'rU"l'.Cl "', C", I'j (oo ,i,-I",..' 'D "- (1.1 ," 0.--' n ,', '," ,,-, ,,--,, n "" -, Co ,,;,. ,n ,', L ,-1.-1 d ,-I "'J ""'-' N ,'r.,.,~ {.J "-II'J '" (')( ".,.-' , , ',-, "" l~''''' ('1"''7,",'.",-- 'T "'r ~~ "" "'. ~" 0) ';' () rl('.jr-) 'J' l!', In Ln ,n Page 61 of 99 EXHIBIT V.E.1c c " '1' ''" "I " " '" '", OJ ANNUAL GROWTH RATE CALCULA TIONS Page 62 of 99 EXHIBIT V.E.1c ANNUAL GROWTH RATE CALCULATIONS BASED ON AUIR HISTORICAL DATA 2006 2008 ANNUAL ACTUAL CURRENT AUIR AUIR YRS OF GROWTH GROWTH ROADWAY SEGMENT 10" VOLUME VOLUME GROWTH RATE RATE Collier Boulevard S, of Vanderbilt Beach Rd 302 2,012 2.414 2 9.54% 9.54% S. of Golden Gale Blvd 31 2,938 2,195 2 2.00% -13.56% S of Pine Ridge 321 2,400 1,997 2 2.00% -8.78% lmmokalee Road E, of Collier Blvd 44 2,027 1,819 2 2.00% -5.27% E of Wilson Blvd 45 1,773 1,909 2 3.76% 3.76% Golden Gale Blvd E. of Collier Blvd. 17 2,018 1.993 2 2.00% -0.62% W. of 3rd Ave 17 2,018 1,993 2 2.00% -0.62% Project Frontage 17 2,018 1,993 2 2.00% -0.62% E. of Wilson Blvd 123 1,480 1,167 2 2.00% -11.20% W of Everglades Blvd 123 1,480 1,167 2 2.00% -11.20% 4 Wilson Blvd S. of lmmokalee Rd 2.00% 4 N of Site 118 2.00% Project Frontage 3.4 118 200% S. of Golden Gale Blvd 2 118 2.00% . Alllraffic volumes were takell from the 2006 & 200B Annual Ufldate Inventory Report (AUIR) nlninstanceswherethehisloricaldataindlcalesareduclionintrafficorir_sufficientdatawasavailablelocalculale a growth rate due to construction. a minimum annu<ll growth rate ot 20% was assul11ed , A 2% growth rate was assumed for Wilson Rlvd duo to the IGlck of data in the AUIR report SAMPLE GROWTH RATE CALCULATION Annual Growth Rate (AGR) '" 2008 AUIR 2006 ALJIR ^(l/Yrs of Growth) .1 AGR (Collier Blvd) = 2,414 2,012 ^llIL) .1 AGR (Collier Blvd.) = 9.54% Page 63 of 99 EXHIBIT V.E.1c HCS+ INTERSECTION ANALYSIS Page 64 of 99 EXHIBIT V,E.1 c COLLIER BOULEVARD @ GOLDEN GATE BOULEVARD Page 65 of 99 EXHIBiT V.E.1c Short Report Page I of I SHORT REPORT General Information Site Information Analysi RLP Intersection Golden Gate Blvd@ColI,er Agency or Co TR Transportation Blvd Consultants Area Type All other areas Date Performed 4/23/2008 Jurisdiction Collier Counly Time Period AM Peak Hour Analysis Year 2014 Background Volume and Timina InDut EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes 2 1 3 2 2 3 Lane Group t R T R L T Volume (vph) 1021 463 442 533 114 337 % Heavy Vehicles 2 2 2 2 2 2 PHF 0.95 095 0,95 0,95 0.95 0.95 PretlmedlActuated (PIA) A A A A A A Startup Lost Time 2,0 20 2,0 20 20 20 Extension of Effective Green 20 2,0 2,0 20 2.0 2,0 Arrival Type 3 3 3 3 3 3 Unit ExtenSion 30 3.0 3,0 3.0 3.0 3.0 ! PedIBike/RTOR Volume 0 0 70 0 0 0 0 0 Lane Width 12.0 12,0 12.0 120 12.0 120 Parking/Grade/Parking N 0 N N 0 N N 0 N Parking/Hour Bus Stops/Hour 0 0 0 0 0 0 Minimum Pedestrian Time 3.2 3.2 3.2 . Phasino WB Onlv 02 03 04 SB Onlv Thru & RT 07 08 Timing G- 650 G- G- G- G- 10.0 G- 25.0 G- G- Y= 7 Y- Yc Yc y. 6 y- 7 Y - y- Duration of Analysis (hrst - 0.25 Cycle Length C - 120.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB Adjusted Flow Rate 1075 414 465 561 120 355 Lane Group Capacity 1862 857 1057 2266 n6 1734 i vie Ratio 058 018 044 0,25 0.42 0,20 I Green Ratio 054 054 021 0,81 0.08 0.34 Uniform Delay d1 183 17,1 11.4 2,8 522 28,0 , Delay Factor k 0.17 011 011 0.11 011 011 Incremental Delay d2 04 04 0,3 0.1 1.0 01 PF Factor 1.000 1000 1000 1000 1000 1.000 i Control Delay 18,8 175 41 7 2,8 532 280 Lane Group LOS B 0 0 /1 0 C Approach Delay 184 20.4 344 ApproClcl1 LOS B C C , Intersection Delay 21 7 intersection LOS C , - -------------- -----.~--- '. - --------- -------- -- -------~----- -- --' 1--:'JiJYWJ'll ,j) 2DO:> Ulli"';f,~itV Df f Imid:!, I~J I{i~('lf!; ReservL'd _II,,-,f'.--' ""f,-_i';-Il 2'1 (;,'Iwulu! 4i24/2cce 9.02 !\~.,1 jilc://( "\[)OC\llllC'nts aile! ~CtllJlg:;\rll'\LCic;ll Scttltlgs\ l't~n11'\_,,:'k:WI' Imp cii)!i/CUUS Page 66 of 99 EXHIBiT V.E,1c Shori Reporl Page 1 of 1 SHORT REPORT General Information Site Information Analyst RIP Intersection Golden Gate Blvd@Col/ier Agency or Co TR Transportation Blvd Consultants Area Type AJI otl1er areas Date Performed 4/23/2008 Jurisdiction Collier County Time Period AM Peak Hour Analysis Year 2014 Bui/dou! Volume and Timil1" Innut EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes 2 1 3 2 2 3 Lane Group L R T R L T Volume (v ph) 1032 469 442 555 125 337 % Heavy Vehicles 2 2 2 2 2 2 PHF 0.95 0.95 0.95 0,95 0.95 0,95 Pretimed/Acluated (P/A) A A A A A A Startup Lost Time 2.0 2.0 2.0 20 2,0 2.0 Extension of Effective Green 2,0 2.0 2,0 2,0 2.0 2,0 Arrival Type 3 3 3 3 3 3 Unit Extension 3,0 3,0 30 3.0 3.0 3.0 Ped/Blke/RTOR Voiume 0 0 70 0 0 0 0 0 Lane Width 12.0 12,0 120 120 120 12.0 ParkingfG rade/P arking N 0 N N 0 N N 0 N Parking/Hour Bus Stops/Hour 0 0 0 0 0 0 Minimum Pedestrian Time 3,2 3.2 32 Phasina WR Onlv 02 03 04 SB Only Thru & RT 07 08 Timing G- 65.0 G- G- G- G= 10.0 G - 25.0 G- G- y= 7 Y Y y- y= 6 y- 7 Y y, Duration of Analysis (hrs) -:...9.:25 Cycle Lenqth C - 120,0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB Adjusted Flow Rate 1086 420 465 584 132 355 Lane Group Capacity 1862 857 1057 2266 286 1734 , vie Ratio 0,58 0.49 0.44 0,26 0.46 0,20 Green Ratio 0,54 0.54 021 0.81 0.08 034 Uniform Delay d1 18.4 172 41 4 2.8 52.4 280 Delay F aclor k 017 011 0./1 0.11 0.11 0.11 Incrernental Delay d2 0..5 0.4 03 0,1 1.2 0.1 PF Factor 1,000 1,000 1.000 1,000 1.000 1.000 Control Delay 189 17.6 41.7 28 53.6 28,0 Lane Group LOS B B 0 A 0 C Approach lJelay 18.5 201 35.0 Approach LOS B C C Intersection Delay 21 7 Intersection LOS C ---_.,------- ----- - -------- .--.'--- --' .------- ,-------- -,----'---- Copy'iqll; (<) ?005 LillivHSily of Florida. /\11 f~ights Hcserved HCS+IM Vi:rsion S.;:>l f]le://C:\[)oCl1mL~nts ,Il\e! Scttings\rlp\Loc(ll Settings\Tell1p\s2k2\ [,'.Imp Page 67 of 99 Gell8r8tecl 4/24121108 !J:02 AM '1/24/200X EXHIBIT V,E 1c Short Report Page 1 or 1 SHORT REPORT Generallnformatiol1 Site Information Analyst RLP I ntersectioll Golden Gate Blvd@Collier Agency or Co TR Transportation Blvd Consultants Area Type AI! other areas Date Performed 4/23/2008 Jurisdiction Coflier County Time Period PM Peak Hour Analysis Year 2014 Background Volume and Timina input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes 2 1 3 2 2 3 Lane Group L R T R L T Volume (vph) 441 170 675 1798 203 299 % Heavy Vehicles 2 2 2 2 2 2 PHF 095 0.95 0.95 0.95 0..95 0.,95 Pretlmed/Acfuated (PIA) A A A A A A Startup Lost Time 2,0. ;J.a 2.0 2.0 20 2.0 Extension of Effective Green 2.0. 2,0 20. 2.0. 2,0 2.0. Arrival Type 3 3 3 3 3 3 Unit Extension 3.0. 30. 3.0 30 3,0. 3.0 I PedlBikelRTOR Volume a 0 25 0 a 0 0 0 Lane Width 12.0 12.0 12.0. 12,0. 120. 12.0. Parking/G radeJP arking N 0 N N 0 N N 0 N Parking/Hour Bus Stops/Hour a a a a a a Minimum Pedestrian Time 3.2 3,2 3,2 WB Onlv - - ~ Phasinq 0.2 0.3 0.4 SB Onlv Thru & RT 0.7 0.8 Timing G- 44,0 G- G" G- G- 110. G- 45.0. G- G y- 7 Y - Y Y Y,c 6 Y 7 y- y- Duration of Analvsls (hI'S) , 0..25 Cvcle LerlOth C .. 120.,0 - - Lane Group Capacity, Control Delav, and LOS Determination EB WB NB SB Adjusted I'low Rate 461 153 711 1893 214 315 Lane Group Capacity 1260. 580. 190.3 2242 315 2622 vie Ratio 0.,37 0..26 0.,37 0.,84 0.,68 0..12 1 Green Ratio 037 0.,37 0,38 080. 0.0.9 0.,52 Uniform Delay d 1 ;;78 26,6 27.3 74 52,8 14.9 Delay Factor k all 0,11 0.,11 0.38 0.,25 011 , Incremental Delay d2 0.2 0.,2 0.,1 32 5.8 0.,0. PF FacioI' 100.0. 1.0.0.0 1.000 1000 1.000. 1.0.00 Control Delay 28,0 26,9 27.4 10,6 58.6 15,0. Lane Group LOS C C C B E B Approacll Delay 277 15 I 32.6 Approach LOS C B C Intersection Delay 197 Intersection LOS B --_..---_._-_.__.~ ,---- -- ---- ---.--....-.---.- ------ ' , Copyr'q)11 V 200~ University of flnriril, Ail Ri[lhls RCSCIV"tl iil~:SfH,~ \i,'I~;ir;I' 5.~: (~elleldldl 'll2~i2008 9.02,r.,1-/- fllc://C:\DuclIllll'nl:-i tllld Sellings\rlp\l,oedl Setting::;", Il:mp\s2k21(J,tlllp :1/2'1/20()S Page 68 of 99 EXHiBIT V.E.1 c Short Report Page I 011 SHORT REPORT General Information Site Information Analyst RLP Intersection Golden Gate Blvd@Collier Agency or Co. TR Transportation Blvd Consultants Area Type All other areas Date Performed 4/23/2008 Jurisdiction Collier County Time Period PM Peak Hour Analysis Year 2014 Bulldout Voiume and Timina inDul EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes 2 1 3 2 2 3 Lane Group L R T R L T Volume (yph) 515 207 675 1863 236 299 % Heavy Vehicles 2 2 2 2 2 2 PHF 0.95 0.95 0.95 0.95 0,95 0,95 Pretimed/Actuated (P/A) A A A A A A Startup Lost Time 2,0 2,0 2.0 2.0 20 2.0 Extension of Effective Green 20 2.0 2.0 2.0 2.0 2,0 Arrival Type 3 3 3 3 3 3 Unit Extension 3,0 3.0 30 3,0 3.0 3,0 Ped/B,ke/RTOR Volume 0 0 25 0 0 0 0 0 Lane W,dtll 120 12.0 12,0 12,0 12.0 12.0 Pa rking/Grade/P arking N 0 N N 0 N N 0 N Parking/Hour Bus Stops/Hour 0 0 0 0 0 0 Minimum Pedestrian Time 32 3.2 3.2 Phasinq WB Onlv 02 03 04 SB OnlY Thru & RT 07 08 Timing G ~ 44,0 G- G- G- G - 11.0 G - 45.0 G- G- Y - 7 y- y- y- y - 6 Y - 7 y- y- Duration of Analvsis Ihrs) ~ 0.25 Cycle Lenqth C 1200 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB S8 Adjusted Flow Rate 542 192 711 1961 248 315 Lane Group Capacity 1260 580 1903 2242 315 2622 vIe Ratio 0.43 0.33 0,37 0,87 0.79 0,12 Green Ratio 037 0,37 0.38 0.80 0.09 0.52 Uniform Delay d1 286 27.4 27.3 80 53.4 14.9 Delay Factor k 0,11 0.11 0,11 0.40 0,33 0.11 Incremental Delay d2 0.2 03 0.1 4.2 12,5 0.0 PF Factor 1.000 1000 1.000 1.000 1.000 1.000 Control Delay 28,8 27.7 274 12,2 659 150 Lane Group LOS C C C B E B Approach Delay 28.5 162 374 Approach LOS C B 0 Intersection Delay 21,5 Intersection LOS C ,- ---...- -~--_. -,,-.-- u_ -- -- --~ ..-.._.... ---------.----. ----.---..--...- 'W'_'___'_ Coryri[]l1t (D 2005 Univelsity ot Florida, All Rights r;:eS8f'11en ,llrs+1M Version 5.21 Generated ~/2412008 902 AM fllc://C ::\DocUlllents and Sctling~\rlp\J .neal Settings\Tcmp\s2k2ill.lmp '1/24/2008 Page 69 of 99 EXHiBIT V,E.1 c GOLDEN GATE BOULEVARD @ 3rd STREET NW Page 70 of 99 EXHIBIT V.E,1c Two- Way Stop Control Page 1 of] TWO-WA Y STOP CONTROL SUMMARY General Information Site Information Ii\ilajvst . RLP Intersection Golden Gate Blvd @ 3rd St li\aencv/Co. TR Transoortalion Consultants NW urisdiction Collier Countv Date Performed 4/23/2008 natvsis Year 2014 Backaround >'Inalvsis Time Period AM Peak Hour ,- Proiect Description F0801,31-10 - Estates ShooDino Center Subdistrict EasUWest Street: Golden Gate Boulevard lNorth/Sauth Street: 3rd Street NW/SW Intersection Orientation: East.West IStudv Period (hrs)' 0.25 ~ Vehicle Volumes and Adiustments Maior Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume Iveh/h\ 10 439 10 5 1372 5 Peak.Hour Factor, PHF 0,95 0.95 0,95 095 095 0.95 Hourly Flow Rate, HFR 10 462 10 5 1444 5 vehlh) Percent Heavy Vehicles 2 .. -- 2 .. .. Median Type Raised curb RT Channelized 0 0 Lanes 1 2 1 1 2 1 Configuration L T R L T R Uastream Sional 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R Volume Ivehlh) 30 32 Peak.Hour Factor, PHF 0.95 0,95 0.95 0,95 0.95 0.95 Hourly Flow Rate. HFR 0 0 31 0 0 33 vehlh) Percent Heavy Vehicles 0 0 2 0 0 2 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 1 0 0 1 Confiauration R R -, - , Delav, Queue Lenoth, and Level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L R R v (vehlh) 10 5 31 33 C (m) (veh/h) 463 1086 771 369 vie 0.02 0,00 0.04 0.09 95% queue length 0,07 0.01 0.13 0.29 Control Delay (s/veh) 12.9 8,3 9.9 15.7 LOS B A A C Approach Delay (s/veh) -. .. 99 157 Approach LOS -. .. A C - --- - ---_.._--~ .- - ,- .------ ----~- ----- ----- ----- - Copyri\jht [) 2005 Universily 01 Florida, All Riohts Reserved !-/c.S+lt>.~ VHsion 5_21 Gellera\ed >1/24/?OOe fUll AM filc://C:\Docurnents and Scttings\rlp\Local Sc1tings\Tcmp\u2k 1 F5.tlllp 412412008 Page 71 of 99 EXHIBIT V.E.1c Two-Way Stop Control Page I of I TWO-WAY STOP CONTROL SUMMARY General Information Site Information !Analvst ---~ RLP -- Golden Gale Blvd @ 3rd SI Intersection V\Oencv/Co. TR Transoortation Consultants NW Jurisdiction Collier Countv Date Performed 4/23/2008 nalvsis Year 2014 Buitdou! !Analvsis Time Period M Peak Hour .. ., Proiect Descr/otton F0801.31.1O - Esta!es Shonninq Center Subd,stnct EasUWest Street Golden Gale Boulevard INorth/South Street 3rd Street NW/SW Intersection Orientation: East.West IStudv Period~. 025 Vehicle Volumes and Adiustments Maior Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Ivolume Iveh/h\ 20 490 10 5 1407 10 Peak.Hour Factor, PHF 0,95 0.95 095 095 0,95 0.95 Hourly Flow Rate, HFR 21 515 10 r 1481 10 vehlh) " Percent Heavy Vehicles 2 2 .. Median Type RJisecJ curb RT Channelized 0 0 Lanes 1 2 1 1 2 1 Configuration L 1 R L T R Uostream Sional 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L I I{ L T R !Volume Ivehlh \ 30 37 Peak-Hour Factor, PHF 0,95 095 0,95 0.95 0.95 0.95 Hourly Fiow Rate, HFR 0 0 3-1 0 0 38 vehlh) Percent Heavy Vehicles 0 0 2 0 0 2 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 I 0 0 1 Configu ration R R Delav, Queue Len!=1th, and Level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L R R v (vehlh) 21 5 31 38 C (m) (veh/h) 446 1038 741 359 vie 0.05 0,00 004 0,11 95% queue length 0.15 001 013 0.35 Control Delay (s/veh) 135 8.5 10.1 16.2 LOS 13 A 13 C Approach Delay (s/veh) .. .. 101 16,2 Approach LOS ----.---.-.- -, B """ L, C _I - -- ~--- - - ------ - -- - - - - CcpVlighi D 2D05 U:'.jv0r"lty 01 ,-Iarlda, ,'Iii 1~lql1:5 l~e5l<r'/I_,d ',',' c" ~ r-: ' !.-, r~' ii nl ~ 2 1 Cem-'liller1 4/24!2008 ~lOI AM Ii lc:/iC' :\1 )nnllllellt~ and Scttings\d ]1\1.01..',11 Sdti IW~\lt'I1l\.\\l2k I FR.Ull]1 4/24/2t1i1X Page 72 of 99 EXHIBIT V.E.1 c Two. Way SlOp Cootrol Page I ot 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information i\naiVst RLP Intersection Golden Gate Blvd @ 3rd 51 AqencvlCo TR TransDortation Consultants NW urisdiction Collier County Date Performed 4/23/2008 nalvsis Year 2014 Backoround Analvsis Time Period PM Peak Hour - _._- -- Proiect Descr!otion F0801,31.10 - Estates ShooD/nD Center Subdistrict EasUWest Street: Golden Gate Boulevard INorthlSouth Street: 3rd Street NWISW Intersection Orientation: East.West IStudv Period (hrs) 0.25 Vehicle Volumes and Adiustments MaJor Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h) 21 1257 26 15 1089 10 Peak. Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 22 1323 27 15 1146 10 vehlh) Percent Heavy Vehicles 2 n n 2 n .- Median Type Raised curb RT Channelized 0 0 Lanes 1 2 1 1 2 1 Configuration L T R L T R Upstream SiOnal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R "olume (veh/h\ 19 17 Peak.Hour Factor PHF 0,95 0.95 0.95 0,95 0.95 0.95 Hourly Flow Rate, HFR 0 0 20 0 0 17 veh/h) Percent Heavy Vehicles 0 0 2 0 0 2 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 l.anes 0 0 1 0 0 1 Confiquration R R - . Delav, Queue Lennth, and Level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L R R v (veh/h) 22 15 20 17 C (m) (vehlh) 600 506 404 463 vIe 004 0.03 0.05 0.04 95% queue length 0.11 0,09 0,16 0.11 Controi Delay (slveh) 11.2 123 14.4 131 LOS B B B B Approach Delay (s/veh) .. .- 14.4 13.1 Approach LOS .- B B ---- -- -~_.__.._._..~-- '.. --..---.--' ,..' -.. - .. --~.,.._---- Copyright ~;) 2005 Universily of Florida, A:I Highls Reserved HCS~IM VE~rsiorl 5.21 Generated 4/241200H 9:02 AM tl1e://C:\DoCllI11Cnt;-; and Scttings\r1p\Local Settings\'l'cmp\u2k lliH.tmp 4/24/2008 Page 73 of 99 EXHIBIT V.E.1c Two. Way Stop Contlol l'age I ot I TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analvst ...- Golden Gate Blvd @ 3rd St RLP Intersection NW Aaenev/Ca, TR Transnortation Consultants urisdiction Collier Countv Date Performed 4/23/2008 na\vsis Year 2014 Buildout Analvsis Time Period PM Peak Hour -- Proieet Deserintion F0801,31.1O. Eslates SllODoiF/n Center Subdistrict EasUWest Street Golden Gate Boulevard INorth/South Street 3rd Street NW/SW Intersection Orientation: East. Wesl IStudy Period hrs! 0,25 Vehicle Volumes and Adjustments Maior Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h\ 51 1432 26 15 1287 20 Peak-Hour Factor, PHF 0,95 0.95 0,95 0.95 095 0,95 Hourly Flow Rate, HFR 53 -/507 27 15 1354 21 veh/hl Percent Heavy Vehicles 2 .. .. 2 .. .. Median Type Raised curb RT Channelized 0 0 Lanes 1 2 1 1 2 1 Configuration L T R L T R Uostream Sinnal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 I. T R L T R ,/olume (veh/h) 19 42 Peak-Hour Factor, PHF 0,95 0.95 0,95 0.95 0.95 0.95 Hourly Flow Rate, HFR n 0 20 0 0 44 veh/h) Percent Heavy Vehicles 0 0 2 0 0 2 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 1 0 0 1 Conflauration R R Delav, Queue Lenntht and Level of Service '\pproach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L R R v (veh/h) 53 15 20 44 C (m) (vehlh) 495 430 352 395 vie 011 0,03 0,06 0,11 95% queue length 0,36 0.11 018 037 ControlLJelay (s/veh) 131 137 15,8 15,3 LOS /J B C C Approaell LJelay (s/veh) .. 15,8 15.3 Approach LOS C C ~~-,._--- --------- ,- ._-~-- - - ------ ..--------------------------- - -----_..~ ---------- - n____________ ____ --- ----- --~-_. Copyriqlil C0 2005 UniVp.isity 01 Florlrj;), 1\1] l~ir;I-,1~; R(~selvecl i'(;S' H.' \,'!.'rsiull 5 21 GellClaled 4124/2008 g02 AM [-ile ://C:\UOClJl\1l:lltS alld :-;clllllg."\rlp\Lo'-~Cll Scttings\'[ 'clllp\u2k 11,'1...., Imp 4/2-112008 Page 74 of 99 EXHiBiT V,E.1c GOLDEN GATE BOULEVARD @ SITE ACCESS Page 75 of 99 EXHIBIT V.E.1c Short Rcporl Page I of I SHORT REPORT General Information Site Information Analyst RLP Intersection Golden Gale Blvd @ Site Agency or Co TR Transpot1atioll Consultant Access Area Type AI/ other areas Date Performed 4/23/2008 Jurisdiction Collier County Time Period AM Peak Hour AnalysIs Year 2014 Bui/dout Volume and Timino Input EB WB NB 5B LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes 1 2 2 1 1 1 Lane Group L T T R L R Volume (vph) 35 485 1397 52 30 25 % Heavy Vehicles 0 2 2 0 0 0 PHF 0.95 0.95 0,95 0.95 0.95 0,95 Pr.limed/Actuated (PIA) A A A A A A Startup Lost Time 20 20 2,0 2,0 2.0 20 Extension of Effective Green 2,0 20 2.0 2.0 2.0 20 Amval Type 3 3 3 3 3 3 Unit Extension 30 30 3.0 3,0 3.0 3,0 Ped/BikeIRTOR Volume 0 0 0 0 20 0 0 15 Lane Width 12,0 12,0 12,0 120 120 12,0 Pa rkingfGrade/P a rking N 0 N N 0 N N 0 N ParklnglHour Bus Stops/Hour 0 0 0 0 0 0 Minimum Pedestrian Time 3,2 3,2 3,2 _m . Phasinq EB Onlv EW Perm 03 04 SB Onlv 06 07 08 Timing G - 8,0 Go 720 G. G G 20,0 G G G- y- 6.5 y- 7 y- y- Y - 6.5 y- y- y- DUlation of Analvsls (hrs; - 0,25 Cvcle Lennth C - 120.0 ,.---.J Lane Group Capacity, Control Delay, and LOS Determination , I EB WB NB 5B Adjusted Flow Rate 37 511 1471 34 32 11 l.ane Group Capacity 242 2557 2128 969 301 269 vie Ratio 0.15 0,20 0,69 0.04 0,11 0,04 Green RatiO 0.73 0.72 060 0,60 017 0.17 Uniform Delay dj 10.7 5.5 16.4 9.8 42.4 420 Delay Factor k 011 0.1/ 0.26 011 011 0/1 Incremental Delay d2 0.3 00 10 0,0 0,2 0,1 PF Factor 1000 1000 1,000 1000 1000 1000 Control Delay 11.0 5,5 174 9.8 426 420 Lane Group LOS B A B A 0 0 Approach Delay 5,9 17,2 424 Approach LOS A B 0 Intersection Delay !tiB Intersection LOS B - ~----_._------- ----- -- - ---- --.--- -.------- - ----- -' - - (,npyriqI1llCi21)()5 lhi'.'cr~,l!y of F!oridJ, '\:1 Hiqllls f\csl'lvul i!(:-',.n~ 1j,'rsioll :,.:-'1 (~enerated 4/24/20lHl ll:03 AM Ijlc:i,i( ':\Dm:lllllCllIS lllle! St'ttil1~s\rlp\[ ,(!l';\] :-1Cllillg;;\Tcmp\s2k252.llllp .fi24/200~ Page 76 of 99 EXHIBIT V.E.1c Short Report t'agc: L OJ 1 SHORT REPORT General Information Site Information Analyst RLP Intersection Golden Gate Blvd @ Sile Agency or Co. TR TransportDtion Consultant Access Area Type Aft other areas Date Performed 4/23/2008 JUrisdiction Cotlier County Time Period PM Peak Hour AnalysIs Year 2014 Bulldou! 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 2 1 1 1 Lane Group L T T R L R Volume (vph) 115 1336 1184 145 203 138 % Heavy Vehicles 0 2 2 0 0 0 PHF 0,95 0.95 0.95 0.95 0.95 095 Pretimed/Actuated (PIA) 1\ A A A A A Startup Losl Time 2.0 20 20 2,0 2.0 2.0 Extension of Effective Green 2.0 20 20 2.0 2.0 2,0 Arrival Type 3 3 3 3 3 3 Unit Extension 3,0 3,0 30 30 3,0 30 Ped/Bike/RTOR Volume 0 0 0 0 20 0 0 15 Lane Width 12.0 120 120 12,0 12.0 120 Parking/G rade/Parking N 0 N N 0 N N 0 N Parking/Hour Bus Stops/Hour 0 0 0 0 0 0 Minimum Pedestrian Time 3,2 32 3.2 -. Phasinq EB Onlv EW Perm 03 04 SB Onlv 06 07 08 Timing G" 8.0 G - 720 G G G 20.0 G G G- Y 6.5 Y 7 y- y- y ~ 6.5 y- Y Y Duration of Analvsis Ihrs1 c 0.25 Cycle Length C - 120.0 Lane Group Capacitv, Control Delav, and LOS Determination EB WB NB SB Adjusted Flow Rate 121 1406 1246 132 214 129 Lane Group Capacity 304 2557 2128 969 301 269 vie Ratio 0.40 0.55 059 0.14 0.71 048 Green Ratio 0.73 0.72 060 0.60 0,17 0,17 Uniform Delay d, 9,2 7.7 14,8 105 473 45.3 Delay Factor k 011 0.15 0.18 0.1/ 0.27 0,11 Incremental Delay d, 0.9 03 0.4 0.1 76 13 PF Factor 1,000 1.000 1.000 1.000 1.000 1,000 Control Delay 10.1 8.0 15,2 10.5 54,9 466 Lane Group LOS B A B B 0 0 Approach Delay 8.2 14,8 51.8 Approacll LOS A E3 0 ~~terseClion ~:.~~___~ 156 Intersection LOS B ~-_...-- ~_...._'.-"-'-- -..--.----- ~--------- --....-.,- -- Copyriqtll (C) 200b University of Florid;;. All Riqhls I~eserwd res.1M Versi()1l5.21 Genemted 412412008 9:03M/, tlle://C:\UOClIl11c:nts dlld Scttings\rlp\Lncal Sellings\ l'emp\s'2k2():~.t!np 4!24!2008 Page 77 of 99 EXHIBIT VE,1c GOLDEN GATE BOULEY ARD @ 1st STREET NW Page 78 of 99 EXHIBIT VE1c Two.Way Stop Contl'lll fage I or I TWO-WAY STOP CONTROL SUMMARY General Information Site Information ..,- Golden Gale Blvd @ 1 st 51 '\nalvst RLP Intersection NW Aaency/Co TR Transportation Consultanls urisdiction Collier Countv' Date Performed 4/23/2008 nalvsis Year 2014 Backaround Analysis Time Period lAM Pe",-k Hour Proiect Descriotion F0801. 31.1 0 . Estates ShooDino Center Subdistrict EastlWest Street: Golden Gale Boulevard North/South Street: 1st Street NWISW Intersection Orientation East.West IStudv Period (hrs): 0,25 Vehicle Volumes and Adiustments Maior Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume Iveh/h\ 5 459 5 5 1367 5 Peak.Hour Factor, PHF 0.95 0.95 0.95 0,95 0,95 0.95 Hourly Flow Rate, HFR 5 483 5 5 1438 5 veI111;\ Percent Heavv Vehicles 2 .. .- 2 -. .. Median Type Raised curb RT Channelized 0 0 Lanes 1 2 1 1 2 1 Configuration L T R L T R Uostream Sianai 0 0 -.--J Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R Volume (veh/h\ 21 15 Peak.Hour Factor, PHF 0.95 0,95 0.95 0.95 0,95 0.95 Hourly Flow Rate, HFR 0 0 22 0 0 15 (vehlh) Percent Heavy Vehicles 0 0 2 0 0 2 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 1 0 0 1 Configuration R R Delav, Queue Lennth, and level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L R R v (vehlh) 5 5 22 15 C (m) (vehlh) 466 1071 759 371 vie 0,01 0.00 0.03 0.04 95% queue length 0.03 0.01 0.09 0,13 Control Delay (s/veh) 12.8 8.4 9,9 15.1 WS B A A C Approach Delay (slveh) .. 99 15.1 I\flE~Eacll L~_.._ A C ---------- -,--_._--------- -- -- ---'- -----_._---"--- CDpyright if) 200~j UniV81silY o~ >'Iurida, AIII{igllls RC5dved HCStlr,~ Version .1.21 Generalea 4/24/2008 9:00 AM fik://C::\DocUlllcnts and Seuings\rlp\l ,ocal Scttings\Tclllp\u2k I E9.tmp 4/24/200R Page 79 of 99 EXHIBIT V.E,1c '1wo- Way Stop Cootrol Page I or I General Information I\nalvst !\qencv/Co Date Performed !\nalvsis Time Period. TWO-WAY STOP CONTROL SUMMARY Site Information RLP TR Transportalion Consultants 4/23/2008 It\M Peak Hour Intersection Jurisdiction nai""is Year Golden Gate Blvd @ lsl SI NW Collier Counlv 2014 Buildoul Project Descriotion F0801.31-1O. Eslates SliooolfJu Cenler Subdistricl EastlWest Stree! Golden Gate Boulevard INorth/South Stree! 1st Street NW/SW Intersection Orientation: Easl-West IStudvPeriod (hrs): 0.25 Vehicle Volumes and Adiustments Maior Street Movement 22 2 Eastbound Westbound 2 3 4 5 T R L T 489 5 5 1424 0,95 0.95 0,95 0.95 514 5 5 1498 .- n 2 .. Raised curb o o o N o 0,95 o o o N o 6 R 20 0.95 21 I -. , 0 1 R 12 R 25 0.95 26 2 Volume tveh/hl Peak-Hour Factor, PHF Hourly Flow Rate, HFR veh/h) Percent Heavy Vehicles Median Type RT Channelized Lanes Configuration Uostream Sianal Minor Street Movement 1 L 21 0.95 o o 0 1 1 R L 9 10 R L 21 0.95 0,95 22 0 2 0 2 T o Southbound 11 T 1 L 2 T o 7 L Northbound 8 T olume Iveh/hl Peak, Hour Factor, PHF Hourly Flow Rate, HFR veh/hl Percent Heavy Vehicles Percent Grade (%) Flared Approach Storage RT Channelized Lanes Configuration Delav, Queue Lenath, and Level of Service Approach Eastbound Westbound Movement 1 4 Lane Configuration L L v (veh/h) 22 5 C (m) (vehll1) 435 1043 vie 0.05 0,00 95% queue length 0.16 0,01 Control Delay (s/veh) 13.7 85 LOS B A 0.95 095 o o o 1 R o o o 1 R 7 Northbound 8 9 R 22 742 0.03 0,09 10,0 A 10 Southbound 11 12 R 26 354 0.07 0,24 16,0 C i I Approach Delay (s/veh) ApproachlOS 10,0 II 16.0 C .J cor:yrl(]h\ (':) H105 Ulliver~,ity of Flor:IiJ, ^ill<i(J:lt~, Rr'St'lv('d ilr~.(':+ T '..1 VersiOIl 'i 21 (;p!H'rJled 4/2'1I200B ClOD AM l"ilc:1if' -\1 )OClllllcrHS and Scllings\rlp\l.l\l',ll St,tlings\Tclllp\112k I FC '.t!llp 'IOA/200B Page 80 of 99 EXHIBITVE.1c Two-Way Stop Control Iluge 1 at I TWO-WAY STOP CONTROL SUMMARY General Information Site Information ~nalvst RLP Intersection Go/den Gate Blvd @ 1 st St "'aencv/Co TR Transaottatlon Consul/ants NW urisdiction Collier County Date Performed 4/23/2008 "nalysis Year 2014 Backqround ~!? Time Period PM Peak Hour Proiect Descrintion F0801,31.10 - Estates Shonoino Center Subdistrict EasVWest Street: Go/den Gate Boulevard INorth/South Streel: 1st Street NW/SW Intersection Orientation: East.West IStudv Period (hI's): 0,25 Vehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/hl 15 1241 20 5 1097 10 Peak.Hour Factor, PHF 0,95 0,95 0.95 0.95 0.95 0,95 Hourly Flow Rate, HFR 15 1306 21 5 1154 10 veh/h) Percent Heavy Vehicles 2 n -- 2 -. .- Median Type Raised curb RT Channelized 0 0 Lanes 1 2 1 1 2 1 Configuration L T R L T R Uostream Sianal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R "olume Iveh/h) 15 17 Peak-Hour Factor, PHF 0,95 0.95 0.95 0.95 095 0.95 Hourly Flow Rate, HFR 0 0 15 0 0 17 veh/hl Percent Heavy Vehicles 0 0 2 0 0 2 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 1 0 0 1 Confjguration R R Delav, Queue Lcnnth, and Level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L R R v (veh/h) 15 5 15 17 C (m) (veh/h) 596 516 410 460 vie 0.03 0.01 0.04 0.04 95% queue length 0,08 0,03 0.11 0,11 Control Delay (s/veh) 11,2 12.0 14.1 13.1 LOS B B B B Approach Delay (s/veh) -- .. 14,1 13,1 f\Ppro~ch LOS_...__ '- "" --,,_. B B ------....- - _u__._._ -- -_._-~.__.- -. l:opyriG:lt (~) 2005 Universily ot f'loJida, All Hiqhts Reserved HCS+IM Versioll :'.21 (:;cncril~cd 4124/2008 9:01 AM Ii ]c:!/C~:\DOCllllll'llIS alld Settings\rlp\Local Settings\lemp\u2k 1 EF.trnp 4/24/2008 Page 81 of 99 EXHIBIT V,E.1c Two. Way Stop Control I'age j 01 l TWO-WAY STOP CONTROL SUMMARY General Information Site Information lLInalvst RLP -- Intersection Golden Gale Blvd @ 1 sl SI lLIoencvlCo. TR Tranwor1ation Consultants NW Jurisdiction Collier Countv Date Per10rmed 4/23/2008 nalvsis Year 2014 Bu/ldout V\nalvsis Time Period PM Peak Hour Project Descrrnllon F0801.31.10. Estates Shonn/no Center Subdistrict EasUWest Street: Golden Gale Boulevard INorth/South Street: 1 st Street NW/SW Intersection Orientation: East-West IStudv Period thrs): 0,25 Vehicle Volumes and Ad'ustments Maior Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R olume (vehlh) 15 1444 20 5 1252 74 Peak.Hour Factor, PilF 0.95 0.95 0.95 0.95 0,95 0.95 Hourly Flow Rate, HFR 18 1520 21 5 1317 71 vehlh) Percent Heavy Vellicles 2 .. 2 .. -. Median Type Raised curb RT Channelized 0 0 Lanes 1 2 1 1 2 1 Configuration L T R L T R , Uostream Sional 0 - 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R lVolume (vehlh) 15 77 Peak-Hour Factor, PHF 0.95 0,95 0.95 0.95 0.95 0,95 Houri;tiow Rate, HFR 0 0 15 0 0 81 veh/h Percent Heavy Vehicles 0 0 2 0 0 2 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 1 0 0 1 Configur~tion R R Delav, Queue Length, and Level of Service !Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 B 9 10 11 12 Lane Configuration L L R R v (veh/h) 78 5 15 81 C (m) (veh/h) 487 427 349 407 vie 0,16 0.01 0,04 020 95% queue length 0,57 0,04 013 073 Control Delay (slveh) 13.8 13.5 t5.8 16.0 LOS B B C C Approacl1 Delay (slveh) 15.8 160 Ap~_r?ach LC?_~____ _I 0 C _L-___-=-:__ v ___ __L____ ___.,._J -, ------ -- -,. -...-. COr1yrigh\ (C 2005IJni'Jersilyo) Florida, 1\11 HiJI1Is Rp'sf)f'J(,(] iil;(;'!1.1 V('lsiulI 5.21 ~~elh;r;jtcd 4124120D& 9_0~ At'i1 Ii k:/iC::\UOCllli1i.:lltS and SCtlil1g,,-;\rlp\1 ,llca] Setlings\ rClIlp\u2k I FLtmp 4/24/2008 Page 82 of 99 EXHIBIT VE.1 c GOLDEN GATE BOULEVARD @ WILSON BOULEVARD Page 83 of 99 EXHIBIT V.E.1c Short Rcport Page I of I SHORT REPORT General Information Site Information Analyst RLP Intersection Colden Gale Blvd @ W,lson Agency or Co TR Transportation Blvd Consultants Area Type All other areas Date Performed 4/23/2008 Jurisdiction Collier County Time Period AM Peak Hour Analysis Year 2014 Background Volume and Timina Innut EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes 1 2 1 1 2 1 0 1 0 0 1 1 Lane Group L T R L T R LTR LT R Volume (vph) 174 301 5 5 864 51 20 5 5 31 10 493 % 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 0,95 095 095 0.95 0.95 Pretimed/Actuated (P/A) A A A A A A A A A A A A Startup Lost Time 20 2,0 2.0 20 20 2,0 20 20 20 Extension of Effective Green 20 20 2.0 2.0 2.0 20 2.0 2,0 2,0 Arrival Type 3 3 3 3 3 3 3 3 3 Unit Extension 3.0 3,0 30 3.0 30 30 3,0 3.0 3.0 Ped/Bike/RTOR Volume 0 0 5 () 0 5 0 0 0 0 0 75 Lane Width 120 12,0 12,0 120 120 120 12,0 12.0 12.0 Pa rking/Grad e/Parking N 0 N N 0 N N 0 N N 0 N Parking/Hour Bus Stops/Hour 0 0 0 0 0 0 0 0 0 Minimum Pedestrian Time 3,2 3.2 3.2 3,2 Phasina Exc!. Left EB On Iv EW Perm 04 NS Perm 06 07 08 Timing G 8.0 G 24.0 G. 42,0 G- G c 260 G.. G, G y- 6 y- O y- 7 Y - Y - 7 Y y- y., Duration of Analvsis (hrs) - 0.25 CvCle Lenath C - 1200 ~ Lane Group Capacity, Control Delav, and LOS Determination EB WB NB SB Adjusted Flaw Rate 183 317 0 5 909 48 31 44 440 Lane Group Capacity 662 1951 871 483 1241 551 325 319 937 vie Ratio 028 0,16 0,00 001 0.73 0.09 0.10 0,14 047 Green Ratio 0.73 0.55 055 042 0,35 0,35 022 0.22 0,59 Uniform Delay d1 9.9 13,3 121 205 34,1 26 1 376 380 13.9 Delay Factor k 011 0.11 o 11 011 0.29 0.11 0,11 0,11 0,11 Incremental Delay d2 0,2 00 00 00 23 0,1 01 02 04 PF Factor 1,000 1000 1.000 1,000 1000 1,000 1000 1,000 1.000 Control Delay 10,1 134 121 205 364 26 ;> 37.7 38.1 142 Lane Group l.OS B B B C 0 C 0 0 B Approach Delay 12,2 358 37.7 164 Approach LOS B 0 0 B Intersection Delay 25.1 Intersection LOS C _,-.1 --_._~--------- -- ,_. ---- ------~--------- -~--~- ------- -------- ,- - ~ ~, -------- Copyright f) 2UO.'i Universlly of Flori[fa, All r\iUh'.:~ t'\8SN\iCd ,'ws t 11,1 '/crSiiJfl ~)_~I ~;,'n"r~lfec! ~/241200P, ~)CA ,II.,'vl fik:i/(':\f)(}curnents and Scttinp,s\rlp\L'c)l:a] Seltillgs\-I'l~lllp\s2k2 /I i\ _Imp 4/24/211118 Page 84 of 99 EXHIBIT V.E.1c Short Report l-'age I 01 1 SHORT REPORT General Information Site Information Analyst RLP Intersection Golden Gate Blvd @ Wilson Agency or Co. rR Transportation Blvd Consultants Area Type All other areas Date Performed 4/23/2008 Jurisdiction Collier County Time Period AM Peak Hour Analysis Year 2014 Burldou! 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 2 1 0 1 0 0 1 1 Lane Group L T R L T R LTR LT R Volume (vph) 179 321 10 5 904 58 32 9 5 41 15 513 % Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2 PHF 0,95 0.95 0.95 0.95 0.95 0,95 0.95 0,95 0.95 0.95 095 0,95 Pretimed/Actuated (PIA) A A A A A A A A A A A A Startup Lost Time 20 20 2,0 20 2.0 20 2.0 2.0 20 Extension of Effective Green 20 2.0 2,0 20 2.0 2,0 2.0 2,0 2.0 Arrival Type 3 3 3 3 3 3 3 3 3 Unit Extension 3,0 3,0 30 3.0 3,0 3.0 3,0 3,0 3,0 Ped/Bike/RTOR Volume 0 0 5 0 0 5 0 0 0 0 0 75 Lane Width 12.0 12,0 12.0 12.0 12.0 12,0 12.0 120 12.0 Parki ng/Grade/Parking N 0 N N 0 N N 0 N N 0 N Parking/Hour Bus Stops/Hour 0 0 0 0 0 0 0 0 0 Minimum Pedestrian Time 3,2 3.2 3.2 3.2 -- .- Phasinn Exc!. Left EB Onlv EW Perm 04 NS Perm 06 07 08 Timing G- 8,0 G - 24.0 G - 42.0 G G - 260 G- G- G- Y - 6 Y - 0 Y - 7 Y- Y". 7 Yc Y- Yc Duration of Anaivsis (hI'S) C 0,25 Cvcle Lenath C 120.0 Lane Groue Capacity, Control Delav, and LOS Determination EB WB NO SB Adjusted Flow Rate 188 338 5 5 952 56 48 59 461 Lane Group Capacity 649 1951 8/1 476 1241 554 310 311 937 vIe Ratio 0,29 017 0.01 0.01 0,77 0.10 0,15 0.19 0.49 Green Ratio 0.73 0.55 0.55 0.42 0.35 0.35 0,22 0.22 0,59 Uniform Deiay d, 10.7 13.4 12.2 20.5 34.7 26,3 38,1 38.4 14,1 I Delay Factor k 011 0.11 0.11 0.11 0.32 0.11 0.11 0.11 0.11 Incremental Delay d2 0.2 0,0 0,0 0,0 30 0.1 0.2 0,3 0.4 PF Factor 1.000 1,000 1.000 1,000 1.000 1,000 1,000 1,000 1,000 Control Delay 110 13.5 12.2 20.5 376 26.4 38,3 38.7 14.5 Lane Group LOS B B B C 0 C 0 0 B Approach Delay 12,6 36.9 38,3 173 Approach LOS B 0 0 B Intersection Delay 260 Intersection LOS C ---------...--..- -'-'-,---~ -..-'----- - - ---------- -- Copyright@2005UnlversityofFlorida, All RiOllls Reserved HCS+l'A VEfSioI15,;'1 Celler8terl 4124/IOOI\ :J:{)t! AM file://C:\DoClllllents and Scttings\rlp\f,ocal Settings\I cmp\s2k2BIl.trnp 4/24/2008 Page 85 of 99 EXHIBIT VE.1c Short Repori l'age 1 01 1 SHORT REPORT General Information Site Information Analyst RLP Intersection Golelen Gate Blvd @ Wilsoll Agency or Co TR Transportation Blvd Consultants Area Type All other areas Date Performed 4/23120.0.8 Jurisdiction Collier County Time Period PM Peak Hour Analysis Year 20.14 Background - Volume and Timin~ input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes 1 2 1 1 2 1 0. 1 0. 0. 1 1 Lane Group L T R L T Il LTR LT R Volume (vph) 197 1038 21 10 781 56 10 5 5 54 10. 321 % Heavy Vehicles 2 2 ? 2 2 2 2 2 2 2 2 2 PHF 0..95 0.,95 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 f, A A A A A A Startup Lost Time 20. 20. 20. 20. 20. 20. 20. 2.0. 2.0. Extension of Effective Green 2.0. 2.0. 20. 20. 20. 2.0 2.0. 2,0. 2,0 Amval Type 3 3 3 J J 3 3 3 3 Unit Extension 3.0. 3,0. 3,0. 3D 3,0. 3.0. 3,0. 3,0. 3.0. Ped/Bike/RTOR Volume 0. 0. " 0. 0. " 0. 0. 0. 0. 0. 70. Lane Width 120. 12,0. 120. 12.0 no. 12,0. 12,0. no. 12.0. Parking/Grad e/Parking N 0. N N 0. N N 0. N N 0. N Parking/Hour Bus Stops/Hour 0. 0. 0. 0. 0. 0. 0. 0. 0. Minimum Pedestrian Time 32 32 3.2 3.2 -.,- Phasinq Excl, Left EB On Iv EW Perm 04 NS Perm 06 07 08 Timing G -, 5.0. G - 25,0. G - 45.0. G- G - 25,0. G- G- G- Y - 6 Y - 0. Y- 1 Y c. Y - 7 Y- Y- Y- Duration of Analysis (hrs) c 0..25 Cvcle Lennth C - 120.,0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB Adjusted Flow Rate 20.7 10.93 17 11 8?2 54 21 68 264 Lane Group Capacity 682 20.69 923 257 1330. 594 328 289 897 vie Ratio 0..30. 0.53 0. 0.2 0,0.4 0.62 0. 0.9 0.,0.6 0..24 0.29 Green Ratio 0.73 0.58 0,58 0. 42 038 0.38 021 0.21 0.57 Uniform Delay d1 8.3 151 10.,5 205 305 243 381 39,5 13,5 Delay Factor k 0.11 0,13 0.,11 o.. II 0.20. 0.,11 0.11 011 0.11 I I Incremental Delay d2 0.3 0.3 DO. 0.1 0.,9 0. 1 0.1 0.,4 0..2 PF Factor 1,0.0.0. 10.0.0. 1.0.0.0. 10.0.0. 10.00 1.0.0.0. 1.0.0.0. 1.0.0.0. 1.0.0.0. Control Delay 8,5 153 10. 5 20. 6 31 4 24,3 38,2 40.0. 13.1 I Lane Group LOS A B B C C C 0 0 B Approach Delay 14,2 3D 8 382 19,1 Approach LOS B C 0 B Intersection Delay 20. 8 Inlersecllorl UJS C -.-- ----. ~--- ,-, ,- , , - -- --_.__.~------- -- - - :opyriqhtO 2nn:, lJnivr:rs,;'! r:i r-Ioridil, /\1' r~iq)'ts l{uS',I'..r,d 1i::':II'.1 \',,"1',,('11 ;'1 C~2I1er;::lte(t ~f2.112008 ~j:O'1 AM Ii 1(:)/( '.\\ )()C\llllcnts and Scttll1gs\rlp\lm:al SCltlllt2,S\ lernp\s.2k2i)( '.tl11\1 4/24/2008 Page 86 of 99 EXHIBIT V.E.1c Short Report I dge 1 Ul 1 SHORT REPORT General Information Site Information Anaiyst RLP Intersection Golden Gate Blvd @ Wi/son Agency or Co. TR Transportation Blvei Consultants Area Type All other areas Date Performed 4/23/2008 Jurisdiction Collier County Time Period PM Peak Hour AnalysIs Year 2014 BUlldoul -, Volume and Timino input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes 1 2 1 1 2 1 0 1 0 0 1 1 Lane Group L T R L T R LTR LT R Volume (vph) 237 1160 62 10 901 90 49 17 5 99 25 381 % Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2 PHF 0.95 0,95 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 20 2.0 2.0 2.0 20 2.0 2,0 Extension of Effective Green 2.0 2.0 2.0 20 20 2,0 2,0 20 2.0 Arrivai Type 3 3 3 3 3 3 3 3 3 Unit Extension 3.0 3.0 30 3,0 30 3.0 30 3.0 30 Ped/Bike/RTOR Volume 0 0 5 0 0 5 0 0 0 0 0 70 Lane Width 12.0 12.0 12.0 12.0 120 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 Bus Stops/Hour 0 0 0 0 0 0 0 0 0 Minimum Pedestrian Time 3,2 3.2 3,2 3.2 Phasino Exc!. Left EB Onlv EW Perm 04 NS Perm 06 07 08 Timing G - 5,0 G 250 G - 45.0 G G" 25,0 G G G Y - 6 Y = 0 Y - 7 Y- Y = 7 Y- Y- Y- Duration of Analvsls (hrst c 0.25 Cvele Lenath C - 120.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB Adjusted Flow Rate 249 1221 60 11 948 89 75 130 327 Lane Group Capacity 641 2069 923 235 1330 594 222 282 897 vie Ratio 0,39 0.59 0.07 0.05 0.71 0,15 0.34 0.46 0.36 Green Ratio 0.73 0,58 0.58 042 0,38 0.38 0.21 0.21 0,57 Uniform Delay d, 111 15.9 10,8 20.5 32,0 24,8 10.5 41,6 14.2 Delay Factor k 0.11 0.18 0,11 O. /1 0.28 0.11 0,11 011 0,11 Incrementai Delay d, 0.4 0.5 0.0 0.1 1.8 01 0.9 1.2 0.3 PF Factor 1.000 1.000 1000 1000 1.000 1.000 1.000 1,000 1.000 Control Delay 11,5 16.3 10,9 20.6 33.8 25.0 414 42,8 14,5 Lane Group LOS B B B C C C 0 0 B Approach Delay 15.3 32.9 414 225 Approach LOS B C 0 C Intersection Delay 22,9 Intersection LOS C ~~----------_.._" - ----...- - ---'-'- _ ----.-.-- -------..-- ,- Copy riD hi @2005 University of Florida. ..'>,11 Righls I~eserved HCS-H/, V(~lsior1 Sfl Cj?'l1c!,!led ~/24/200S 90>1 AM tilc:/IC:\Documcnts and Settings\rlp\Locaj Scail\gs\Cfemp\s2k2AD.tlllP /\/24/2008 Page 87 of 99 EXHIBIT V,E,1c WILSON BOULEVARD @ SITE ACCESS Page 88 of 99 EXHIBIT V.E.1c I W(l- Way Stop Control r dljC 1 Vi 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analvst RLP Intersection Wilson Blvd IiiJ Site Access Aaenev/Co. TR TransDortation Consultants Jurisdiction Collier County Date Performed 4/23/2008 nalvsis Year 2014 Buildout Analvsis Time Period lAM Peak Hour Proieet Deseriotion F0801.31-1O - Estates Shoooino Center Subdistrict EasUWest Street: Site Access INorth/South Street: Wilson Boulevard Intersection Orientation: North-South IStudv Period (hrs) 0.25 Vehicle Volumes and Adjustments Maior Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h) 11 235 554 11 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 11 247 0 0 583 11 (vehlh) Percent Heavy Vehicles 0 -- .. 0 -- -- Median Type Undivided RT Channelized 0 0 Lanes 1 1 0 0 1 1 Configuration L T T R Uostream Sianal 0 0 - _._~ Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R olume (veh/h) 15 15 Peak-Hour Factor, PHF 0.95 0.95 0.95 095 095 0.95 Hourly Flow Rate, HFR 15 0 15 0 0 0 veh/h) Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 1 0 1 0 0 0 Configuration L R - Delav, Queue Lenqth, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L R v (veh/h) 11 15 15 C (m) (veh/h) 992 329 518 vie 0.01 0.05 0.03 95% queue length 0,03 0.14 0.09 Control Delay (s/veh) 8.7 165 12.2 LOS A C B ~pproaeh Delay (s/veh) .. 143 Approach LOS .. B .---.-.- CopyriQht:D 2005 University of Florida, All Righls Reserved .l-fCS+™ Vcr"iOfl 5,21 C;el1CfClled 4/24/2008 9:05 AM flle://( ::\l)ncumcnts and SC:ltings\r1r\T ,Dcal Settings\T'l:mp\u2k2FSJmp 4/24/2008 Page 89 of 99 EXHIBIT V.E.1c Two. Way Sto!, Control l'age j 01 I TWO.WAY STOP CONTROL SUMMARY General Information Site Information nalvst RLP Intersection Wilson Blvd ((j) Site Access ~qenev/Co TR Transoortalion Consultants \Jurisdiction Coiiier Counlv Date Performed 4/23/2008 V'lnalvsis Year 2014 Buildout nalvsis Time Period PM Peak Hour Proieet Description FOB01.31-JO. Estates ShODPinq Center Subdistrict EasVWest Street Site Access INorth/South Street: Wilson Boulevard Intersection Orientation North.South IStudv Period Ihrs\: 0.25 -. Vehicle Volumes and Adiustments Maior Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Votume (vehlh) 46 298 445 43 Peak-Hour Factor, PHF 0.95 0.95 0.95 095 095 0.95 Hourly Flow Rate. H m 48 313 0 0 468 45 (veh/h) I Percent Heavy Vehicles 0 n 0 .. .. Median Type Undivided RT Channelized 0 0 Lanes 1 1 0 0 1 1 Configuration L T T R Upstream Siqnal 0 0 . Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume (veh/h) 71 60 Peak-Hour Factor, PHF 0_95 0.95 0.95 0.95 0.95 0.95 Hourly rlow Rate, HFR 74 0 63 0 0 0 veil/h) Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 1 0 1 0 0 0 Configuration L R : ... Delav, Queue Lenath, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 " 7 8 9 10 11 12 Lane Configuration L L R v (veil/h) 48 74 63 C (m) (veh/h) J063 307 599 vie 0,05 0.24 0.11 95% queue length 0.14 0.92 0.35 Control Delay (s/veh) 85 20.4 117 LOS A C B Apploacil Delay (s/veh) .. 16.4 I Approach LOS . .... ...----------....-- "-,----,---- C -----.-- - - C()Dvriqltt:( 200r, l_h:'Jcsity of Ilo'ida, ^II ['~i~Jht,', :{es.::!ived iiC,,:;,IM 'v'l'lj;;1l ~,21 Generated, 417412008 905 AM [-lIe://( ':\! )ocumCIl!S and Seltings\rlp\l.ncal Scttings\Tc'mp\\I'2k21.'X,lrnp 4/24!200K Page 90 of 99 EXHIBIT V.E.1c WILSON BOULEVARD @ IMMOKALEE ROAD Page 91 of 99 EXHIBIT V.E.1c Short "eport Page I of 1 SHORT REPORT General Information Site Information Analyst RLP Intersectio!1 fmmokalee Rd @ Wilson Agency or Co. TR Transportation Blvd Consultants Area Type All other areas Date Performed 4/23/2008 Ju risdiction Collier County Time Period AM Peak Hour Analysis Year 2014 Background Volume and Timinq Inout EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes 1 3 1 2 3 1 0 1 1 1 1 0 Lane Group L T R L T R LT R L TR Volume (vpl1) 10 302 18 245 1456 17 47 5 193 39 11 75 % Heavy Vehicles 2 7 2 2 2 2 2 2 2 2 2 2 PHF 0.95 0.95 0.95 0.95 0.95 0.95 095 0.95 0.95 0.95 0.95 0.95 Pretimed/Aetuated (PIA) A A A A A A A A A A A A Startup Lost Time 20 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Extension of Effective Green 20 2.0 7.0 2.0 2.0 2.0 2.0 2.0 20 2.0 Arrival Type 3 3 3 3 3 3 3 3 3 3 Unit Extension 3.0 3.0 30 3.0 3.0 30 3.0 3.0 3.0 3.0 Ped/Bike/RTOR Voiume 0 0 5 0 0 5 0 0 35 0 0 5 Lane Width 12.0 120 12.0 12.0 12.0 120 12,0 12.0 12.0 120 Pa rking/G radelParking N 0 N N 0 N N 0 N N 0 N Parking/Hour Bus Stops/Hour 0 0 0 0 0 0 0 0 0 0 Minimum Pedestrian Time 3,2 32 3.2 3.2 Phasina Excl. Left WB Onlv Thru & RT 04 NS Perm 06 07 08 riming G.. 7.0 G -- 37.0 G 0 38.0 Gc Go 180 G- G- G- y- 6 y- O y- 7 y- y- 7. y- y- y- Duration of Analvsis Ihrsl c 0.25 Cvcle Lenath C - 120.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB Adjusted Flow Rate 11 318 14 258 1533 13 54 166 41 86 Lane Group Capacity 103 1607 501 1432 3171 989 /91 989 202 243 vie Ratio 011 0.20 0.03 018 048 001 0.28 0.17 020 0.35 Green Ratio 0.06 0.32 0.37 042 0.63 063 0.15 0.63 0.15 015 Uniform Delay d1 535 29.9 283 221 121 85 45.3 94 44.7 45.8 Delay Factor k 011 0.11 011 011 011 011 0.11 0.11 0.11 011 Incremental Delay d2 0.5 0.1 0.0 0.1 0.1 0.0 0.8 0.1 05 0.9 PF Factor 1.000 1.000 1.000 1.000 1.000 1000 1.000 1.000 1000 1.000 Control Delay 540 30.0 283 221 122 85 461 95 45.2 46.7 Lane Group LOS 0 C C C 8 A 0 A 0 0 Approach Delay 30.7 13.6 185 46.2 Approach LOS C B B 0 Intersection Delay 180 Intersection LOS B ._1 .~-_.._.__._._---_. .- ------ - -- ----.--,. . .--- -.- ---.---.--- __u_ .. (;()p','riqhl -:() ?O[l'i U'II'Jusity uf r loriilil, t-t r~iglils Pe"er",!'(! c:~ t H,I \i(q',,)n 5.21 (~encr<"lt,:!d 4/2,112008 904 Atv1 Ii Ie :lie' :\I)oC1ll1lCnts and Scttings\rlp\! ,ocal Scttings\ l'cmp\s2k 215 I<,.llnl) '1/2V2i108 Page 92 of 99 EXHIBIT V.E.1 e Short l{epnrt nlge I OJ j SHORT REPORT Generallnformalion Site Information Analyst RLP Intersection Immokalee Rd @ Wilson Agency or Co. TR Transpoltation Blvd Consultants Area Type All other areas Date Performed 4/23/2008 Jurisdiction Collier County Time Period AM Peak Hour Analysis Y~ar 2014 Buildout Volume and Timino Inout EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes 1 3 1 2 3 1 0 1 1 1 1 0 Lane Group L T R L T R LT R L TR Volume (vph) 10 302 24 251 1456 17 50 5 196 39 11 75 % Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2 PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0,95 0.95 0.95 0.95 095 Pretimed/Aetuated (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 2.0 20 2.0 2.0 Extension of Effective Green 2.0 2.0 2.0 2.0 20 2.0 2.0 2.0 20 2.0 Arrival Type 3 3 3 3 3 3 3 3 3 3 Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 PedIBike/RTOR Volume 0 0 5 0 0 5 0 0 35 0 0 5 Lane Width 12.0 12,0 12.0 120 12.0 12.0 12,0 120 12.0 12.0 Pa rking/G rade/Pa rki ng N 0 N N 0 N N 0 N N 0 N Parking/Hour Bus Stops/Hour 0 0 0 0 0 0 0 0 0 0 Minimum Pedestrian Time 3.2 3,2 3.2 3.2 Phasinq Exel. Left WB OnlV' Thru & RT 04 NS Perm 06 07 08 Timing G - 70 G - 37.0 G - 38.0 G- G - 18.0 G- G G Y - 6 Y - 0 y.. 7 Y Y 7 y- y- y- Duration of A~sis Ihrs) , 025 Cvele Lenoth C 120,0 Lane Group Capacity, Control Delav, and LOS Determination EB WB NB SB Adjusted Flow Rate 11 318 20 264 1533 13 58 169 41 86 Lane Group Capacity J03 1607 501 1432 3171 989 191 989 201 243 , vie Ratio 0,11 0.20 0.04 0.18 048 0,01 0.30 0.17 0,20 0.35 Green Ratio 0.06 0.32 0.32 0.42 063 0.63 0.15 0.63 0.15 0.15 Uniform Delay d1 535 29.9 28.4 22.1 12.1 8.5 45.4 9.4 44.7 45.8 Delay Factor k 0.11 01'1 0.11 011 0.11 0,11 0.11 011 0.11 0.11 Incremental Delay d2 0.5 01 0.0 0.1 0.1 00 0.9 0.1 0.5 0.9 PF Factor 1.000 1.000 1.000 1.000 1000 1.000 1.000 1.000 1000 1.000 Control Delay 54.0 30.0 284 22.2 122 8.5 46.3 9.5 45.2 467 Lane Group LOS 0 C C C B A 0 A 0 0 Approach Delay 30.6 .136 189 462 Approach LOS C B B 0 Intersection Delay 181 Intersection LOS B - - --------------- -~-- ------ n_ _n_ ______ -------- --- ----- .. ___a._ ---~- .- -.- C:OflyrIQh! iD 2D05 University of florida, All ~i(Jllts f~eselveu HCS+'M Ver~.i(m :'21 (;cneraleij 412412008 9:0~j AM lile://( ::\1 )OClllllcnts and Scttings\rlp\Loc;d Sdtings\Tcrnp\s2klCT .tmp 4/24/200g Page 93 of 99 EXHIBIT V.E.1c Short Report rage I OJ I SHORT REPORT General Information Site Information Analyst RIP Intersection Immokalee Rd @ Wilson Agency or Co rH TranspoltatlOn Blvd Consultants Area Type All other areas Date Performed 4/23/2008 Jurisdiction Collier County Time Period PM Peak Hour Analysis Year 2014 Background - Volume and Timino Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes 1 3 1 2 3 1 0 1 1 1 1 0 Lane Group L T R L T R LT R L TR Volume (vph) 59 1033 78 287 710 29 40 18 369 23 15 23 % Heavy Vellic1es 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 0.95 095 0.95 PretlmedlActuated (P/A) A A A A A J\ A A J\ A A J\ Startup Lost Time 2.0 2.0 2.0 2.0 2.0 20 2.0 2.0 2.0 2.0 Extension of Effective Green 2.0 2.0 2.0 20 20 20 2.0 2.0 2.0 2.0 Arrival Type 3 3 3 3 3 3 3 3 3 3 Unit Extension 3,0 3.0 30 30 30 3.0 3.0 3,0 3.0 3.0 PedlBike/RTOR Volume 0 0 10 0 0 5 0 0 50 0 0 5 Lane Width 12.0 12.0 12.0 12.0 120 12.0 120 12.0 120 12.0 Pa rking/Grade/Parking N 0 N N 0 N N 0 N N 0 N Parking/Hour Bus Stops/Hour 0 0 0 0 0 0 0 0 0 0 Minimum Pedestrian Time 32 32 3.2 3.2 Phasino Exct Left WB On Iv Thru & RT 04 NS Perm 06 07 08 Timing G-. 9.0 G- 24.0 G - 480 G~ G- 19.0 G- G- G- Y 6 y 0 Y 7 Y Y 7 Y y Y- Duration of Analysis (hrs) 0 0.25 Cvcle Lenath C - 120,0 Lane GrouD Capacity, Control Delav, and LOS Determination EB WB NB SB Adjusted Flow Rate 62 1087 72 302 747 25 61 336 24 35 Lane Group Capacity 133 2030 633 /117 3044 950 228 857 212 271 vIe Ratio 0.47 0.54 011 0.27 025 003 027 0.39 0.11 013 Green Ratio 0.08 040 0.40 032 060 0.60 016 054 0.16 0.16 Unjform Delay d1 53.2 27.5 226 30,0 113 98 44.4 16.0 43.3 43.4 Delay Factor k 0.11 0.14 0.11 0./1 0.11 011 0.11 0.11 011 0.11 Incremental Delay d2 2.6 0.3 0.1 01 0.0 00 0.6 03 0.2 0.2 PF Factor 1.000 1000 1.000 1000 1.000 1.000 1.000 1000 1.000 1000 Control Delay 55.8 27,8 227 301 113 98 45.0 163 435 43.6 Lane Group I_OS E C C C B A 0 B 0 0 Approach Delay 28.9 166 207 436 Approacll LOS C EI C 0 IntersectIon Delay 232 __......w. Intersection LOS C -- ----------- --- -- _0'. - -- - ---- ---- --- - ... ------- ClJpyr:C)lll i:f:'; 20C"; IJlliversity ofFl:.Jrirlil, i\I' Riqllh '{e"el'.'po! 1';:,;+1'/, \."'r',ioI15.';I (;elleraterl 4!24/2uue 9:051\,'01 flk:/i( ::\])OCLll11Cnts ,md Scttlllgs\r1p\l ,(l(.':1l Sctting:;\Tcmp\s)k2U1tllljl 4/24/2008 Page 94 of 99 EXHIBIT V.E.1c Short Report t~age 1 or 1 SHORT REPORT General Information Site Information Analyst RLP Intersection Immoka/ee Rd @ Wilson Agency or Co TR Transportation Blvd Consultants Area Type AJI other areas Date Performed 4/23/2008 Jurisdiction CoJiier County Time Period PM Peak Hour Analysis Year 2014 Buildout Volume and Timinn Innut EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes 1 3 1 2 3 1 0 1 1 1 1 0 Lane Group L T R L T R LT R L TR Volume (vph) 59 1033 94 303 710 29 59 18 388 23 15 23 %) Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2 PHF 095 0.95 0.95 0.95 0,95 0,95 0.95 0,95 0.95 0.95 0.95 0.95 Pretimed/Aetuated (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 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 20 2.0 Arnval Type 3 3 3 3 3 3 3 3 3 3 Unit Extension 3,0 3.0 3.0 30 3.0 3,0 3.0 3.0 3.0 3.0 Ped/Bike/RTOR Volume 0 0 10 0 0 5 0 0 50 0 0 5 Lane Width 12.0 12.0 12.0 120 12.0 12,0 12.0 120 120 12.0 Pa rking/Grade/Parki ng N 0 N N 0 N N 0 N N 0 N Parking/Hour Bus Stops/Hour 0 0 0 0 0 0 0 0 0 0 Minimum Pedestrian Time 3,2 32 3.2 3.2 Phasina Excl. Left WB Only Thru & RT 04 NS Perm 06 07 08 Timing G - 9.0 G - 24.0 G - 48.0 G= G - 19.0 G- G- G. Y - 6 Y - 0 Y - 7 Y- Y - 7 y- Y Y Duration of Analysis (hrs) - 0.25 Cvcle Lenath C - 120.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB Adjusted Flow Rate 62 J087 88 319 74/ 25 81 356 24 35 Lane Group Capacity 133 2030 633 1117 3044 950 222 857 208 271 vIe Ratio 0.47 0.54 0.14 0.29 0.25 0.03 0.36 0.42 012 0.13 Green Ratio 0.08 0.40 0.40 0.32 0.60 0.60 0.16 0.54 016 0,16 Uniform Delay d1 53,2 21.5 22.9 30.1 11.3 9.8 45.1 16.3 43.3 43.4 , Delay Factor k 0.11 0.14 0.11 0.11 0.11 011 011 0.11 011 0.11 Incremental Delay d2 2.6 0.3 0,1 0.1 00 0.0 1,0 0.3 02 0.2 PF Factor 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 Control Delay 55.8 27.8 23.0 30.3 113 9.8 46,1 16.6 43.5 43.6 Lane Group LOS E C C C B A 0 B 0 0 Approach Delay 28.8 16.8 221 43.6 Approaell LOS C B C 0 Intersection OelClY 23.4 Intersection LOS C ----- ... ---- "-.----- ---~. ----------- ------.---- __.__.J CoPyri~lht IQ 2005 Ullivt~rsijy of Florida, All Rights Reserved f-/CS+™ VfT,iOI1 521 Generaled 4/24/2008 9:05 AM lilc://C:\Documcnts and SCltings\rlp\1 ,oeal Sdtings\T cmp\s2k2r 1 .trnp 4/24/2008 Page 95 of 99 EXHIBiT V.E.1c COLLIER COUNTY 2030 FINANCIALLY FEASIBLE LONG RANGE TRANSPORTATION PLAN Page 96 of 99 EXHIBIT V,E 1 e ,030!RTF "..""u"",,:" 2030 Long Range Transportation Plan Figure 12-5 2030 Constrained Finllncially Fellsible Plan Volume-to-Capacity Ratio f--, _ \ ~rr:-n ttr~J~\J GS-C:" I VOLUME~TO.CAPACITY RATIO '/C<075 \/C>""0.75 & <10 \/C>"""I.O & <125 VC>""1.25 & <1.5 VC~=1.25 - , Q '-, IMMOKALEE I ~ PClDE' CJ! of '19 IpO ~\!~".J!~ " 1\ i ," c',.>'""'" FXHIRIT V F 1r TRIP GENERATION EQUATIONS Page 98 of 99 EXHIBIT V.E.1c TRIP GENERATION EQUATIONS ESTATES SHOPPING CENTER SUBDISTRICT lTE TRIP GENERATION REPORT, 7th EDITION Land Use Weekday AM Peak I-lour Weekday PM Peak Hour Weekday Shopping Center Ln (T) 0,60 Ln (X) I. 2.29 Ln(T) 0,66 Ln (X) + 3.40 Ln (T) ~ 0.65 Ln (X) I 5.83 (LUC 820) (61% Inl39% OutL_._ ___ (48% ~r.!~_2% Out) T--Trios, X - 1,000's of square feet ofGLA . ----.-.--- TRIP GENERATION EQUATIONS ESTATES SHOPPING CENTER SUBDISTRICT ITE TRIP GENERATION REPORT, 8th EDITION Land Use Weekday AM-Peak I-Iolll" Weekday PM Peak Hour Weekday Shopping Center Ln (T) - 0.59 Ln (X) + 2.32 Ln (T) - 0,67 Ln (X) + 3.37 Ln (T) ~ 0.65 Ln (X) + 5.83 (LUC 820) (6t%ln/39%Out) .. ~'!2_yo I~~~~S>~~.Q__ . T-Trios, X - 1 ,DaD's ofsauare teet ofGLA . ~ -_...~~~-~=-=--="-=- Land Use Estates Shopping Center Subdistrict Tri Generation Based on 7th Edition oflTE A.M. Peak Hour P,M. Peak Hour In Out Total In Out Total Daily (2-way) Shopping Center (225,000 St, tl.) 155 100 255 513 1,070 I 11,504 I Land Use Estates Shopping Center Subdistrict Tri Generation Based on 8"' Edition of ITE A.M. Peak Hour P.M. Peak Hour Daily In Out Total In Total (2-way) Shopping Center (225,000 s , ti.) 152 97 249 537 1,095 11.504 Estates Shopping Center Subdistrict ~'han~c in Tri~;eneration from 7th Edition to glh Edition of ITE [ A.M. ,>"",,,", '.M. ,..","", Do"; Land Use - -.- , In Out Total In Out Total (2-way) l Shoppl11g Cente] , .3] . J [ I, ["24 f2' () ~__L22~~_(JoosllJtL__-1___ _ _ _ _~_~~__ Shaded Box indicates (leak direction utilized for LOS calculations Page 99 of 99 EXHIBIT V.E.1c ESTATES SHOPPING CENTER SUBDISTRICT AT THE NORTHWEST CORNER OF GOLDEN GATE BOULEY ARD lInd WILSON BOULEVARD EXHIBIT V.K2 PUBLIC FACILITIES MAP GROWTH MANAGEMENT PLAN AMENDMENT SUBMITTED APRIL 200X AMENDED APRIL 200<) AMENDED AUGUST 200<) AMENDED SEPTEMBER 200<) CP-200X-1 ESTATES SHOPPING CENTER SUBDISTRICT EXHIBIT V.E.2 PUBLIC FACILITIES LOCATION MAP BIGCORKSCREWI!lI.ANO VOLUNTEER fiRE DEP""-TMENT NAPLES_IMMOKJ\LEERD. (C.R.S46) F /' . SODLS fPMkS F F1RE STAl'lOC E D€Rt&NCY MEDICAl.. STATJ[JG * stDJF'F''S STATl[JG AND SUIST.TIDIS , LJJRARIES Z L:I. EXlSTINli ~ JCJDlFlE1l " VATER RETENT1tJrt STRUCTl.ItES -U r + VASTrW'Arn TREATMENT m PLNITS (f> <> VATER TREATMENT PlNfTS " " 0 ~ .... """ LEE CO. 5: r m COLLIER CO. m ;0 0 .'- E E,",S MEDIC 10 "'GCORKSCREW '3lANDREGlDNAl 'AA< CORXSCRE"'f GG <STAT,S "~E"'ENT""Y TEMP ANO"'DOlE SUBS.'ON sews "Au.lETJORIDGE +1 . HKlHSC>tOOl O""~"TREEJ OIL WELL ROAD (CR 858) NAPLES IMMOKALEE RD C.R. 846 ,/\,.'/ RANDALL BOULEVARD . . F BIOCOR'SCREW'SlAND '''ECONTROCAND RESCUEOIS1RIC' ~ """"'" m -~ -"""'" < m . "' ;0 - m 1::.. " CJ -- a' ;= r;; " (f> 0 0 m Z (f> W W 0 ~ NCRWfP C 0 <> r C 1::.. m r < 1::.. m VANDERBILT BEAL.H KUAU " < ;0 " 0 ;0 0 GOLDEN GATE BOULEVARD ...I t ~'G F 0 cvPA(s:; '"' ESTAres ~ ElE'" ,,'O'C" U6"M<Y HASSE PINE RIDGE RD SUBJECT @ .. PROPERTY "' 40.6t ACRES " m > a' ~ CO " SCALE ;? <{ , , , CO 0 1M!. 2M!. "' <{ CO ESTATES SHOPPING CENTER SUBDISTRICT AT THE NORTHWEST CORNER OF GOLDEN GATE BOULEY ARI> and WILSON BOULEY ARD EXHIBIT V.E.3 PIJBLlC FACILITY PROVIDERS GROWTH MANAGEMENT PLAN AMENDMENT SUBMITTED APRIL 200S AMENDED APRIL 2009 AMENDED AUGUST 2009 AMENDED SEPTEMBER 2009 CP-200S-l ESTATES SHOPPING CENTER SUBDISTRICT EXHIBIT V.E.3 PUBLIC FACILITIES Service Providers SERVICE PROVIDER Schools The District School Board of Collier County Fire Protection Golden Gate Firc Control and Rcseuc District Police Protection Collier County Sheriff Emergency Medical Services Collier County Emergency Medical Services The proposed amendment is not expected to have a signi ticant impact to the above service providers, Impacts are mitigated fin schools, fire and emergency medical services through the payment of impact fees at the time of development. Public Schools: As currently designated on the Future Land Use Map, the subject property would allow 17 single-family dwelling units. Using the Collier County Public School Facilities Element Data and Analysis Report, the following number of students could be expected if the site remains as single.f"mily residential developmcnt: Elementary School: Middle School: High School: Total: 0,16 students/unit x 17 units ~ 2.72 students 0, \0 students/unit x 17 units ~ 1,70 students lJ, 12 students/unit x 17 units = 2.04 students 0.38 students/unit x 17 units = 6.46 students If the subdistrict is approved the number of students in the School District coming from this site will decrease. No students are generated by commercial development. Fire Service: The subject property is located within the Golden Gate Fire Control and Rescue District, which is an independent district. The County does not include a Level of Service Standard for this district in the AUIR, May ~OOl) ESTATES SHOPPING CENTER SUBDISTRICT AT THE NORTHWEST CORNER OF GOLDEN GATE BOU~EVARD and WILSON BOULEVARD EXHIBITS Y.F.l Y.F.2 ZONING AND WELLFIELD MAPS GROWTH I'vIANAGEMENT PLAN AMENDMENT SUBMITTED APRIL 200K AMENDED APRIL 200') AMENDED AUGUST 201l') AMENDED SEPTEMBER 2009 CP-200K-1 @ ~ 7 i ~ , , I I I 'I , . -, . , I . I , : 1 . . I ~ i , : ,," : 00 qj ; . ,.i ,'~::- ~, I _L ./ ~ z::~ o 1'in:n .~~~ F s I ~ I' I. I ! i I , I~ l' , . J/"IJJI1lS ./ , i '. '_L.r- 1-"1l1llJS -.....~ , , , , . ' III! I' , ..-.. ~ L [I. I ,"'~\-~ : II . .TT," ; \ \ ~ ~ \.... " . i'- -.J < ,1'% :-- I Ii .. " _~~ :'l \ , I .. ...- -- -..... . " .. 5, , , / , ~~ \ , -\ I ~ -, '. -- ...;" ," '-, : , ,~ # '- , ' ~.... I - '\ \~ 1\ ~ .,' , ,. " " .' - \ ~~ II : : " , " \1 : , !~ OJ AllrlOli 1ll"M '~- l " I;-~- ~il ,"'" I!. I ~-- -:. .. >l I .. J.i r . "'.j '/'.,. . " . ;- '-I~~..- . i.... ....-... /\ ..--- # '. . ~ 1~1 ,! ,j . 1 . , " ;./ j... ~ J .. t.. ~ 'I' 1 /, '1"'- .I o ,> i 1 '... ~ i -....--- -..- .' ~~[[r "1'1 ,~ _Li ~L-:----' ~_. '" -~l.~. ~ -.- .,j~ II . , 'If .' H ~ ~("" !i , . , '",' ~"": I I /\ - ll:~Ci~ " ~ .: I , . ~~..L_~ I --- I .. , )- I 1-- , , I I -I [, I""'COO I c". I ,.J . ~', ,,':~ .~'.~~.c A.' ,...c > L '_""'.~C;<'''~ ~'''~~,~~ I- i ' ~ r:>.~,n: ' :~ ~ ~~ ~:l --=-=-- d]H~._ II I;', 0 rn IJ;i:S~:i~ '::) Ii Ii ~ ..... 'i :'. Z G- q&r d &; ~1111' , ~ ~ ~ ~~ i l~;~~! , ::. :5 :::l:> I ' d ~ - 2111luu~ i. ! i --~ ~ ::, ~ i ~ <> . ~ ;: it ~ :,: ~ ~ ~ ~ ': ~ " . g ~ ~ ; ~ ! :; ~ ~ :n :, 1 ~ , ~ ...-....."'" ...._.~~ ~ -- < , . [;- ...... I : 1 I I I " . " ~ s o ~ :cJ c 5 ., 'I ~ '.J ~" i " 0 <;" ."." I 5: _ ~. "P_~~"u.1 I "'I-~~-'I I CO ,. l' ::' ~ ~::d~ II I- U 1i: I- en C 10 ::;) en D:: W I- Z W U C) Z 0... 0... o :r: en en W I- <( I- en W ,,":W LLZ :>0 I-N -0 100 :r:o )(.... WLL l1J t: VJ I- U l1J .., !D :J VJ I ESTATES SHOPPING CENTER SUBDISTRICT EXHIBIT V.F.2 WELLFIELD LOCATION MAP COLLIER COUNTY WELLHEAD PROTECTION AREAS, PROPOSED WELLFIELDS AND ASRs '" N 0: IUt.lOKALEE \llELLFlELD CR 846 CR 846 PROPOSED NORTHEAST REGIONAL WA lER lREA TMENT PLANT PHASE tA YlEllF1ELD AREA "-----"' ORANGElREE 'NELLFlElD AVE Il4ARIA / WELLflELD CITY Of NAPLES EAST GOLDEN GAlE y,{UFIELD '" N '" <f) I 75 CITY OF NAPLES COASTAL RIDGE WELLFlELD FLORIDA GOVERNMENTAL Ul1L1TY AUTHORITY GOLDEN '\GATE WATER TREATMENT PLANT WELLFlELO :;; '" 5 SOUlH HAWTHORN V."EUflE.LD EXTENSION (UNDER CONSTRUC110N, FALL DB COMPLETION) o :;; '" * MANA TEE ROAD ASR Vs .7 " ~ "' <f) (" CO ., .~ " (" Cd > L.I '" <f) f:~ ~!'5 . SUBJECT PROPERTY ~ RELIABILITY WELLS ~ (BRACKISH OR FRESH WATER) m W'ELLFIELDAREA EVERGLADES CITY 'NElLFlELD SCALE f--------L---1-------1~ o 5~r ~ AMENDED -- SEPTEMBER 10. 200:3 Ord. No. 2003-44 AMENDED - JANUARY 25. 2007 Ord. No. 2007-18 Us 47 M.4ENDED - DECEMBER 4, 2007 Ord. No_ 2007~82 * ASR "" AQUifER STORAGE AND RECOVERY PREPARED BY, GRAPHICS AND TECHNICAL SUPPORT SECllON COI.ll.lUNINOE\nOPl.IENT ANDEN""RONl.IENTALSER""crSOIW3lON SOURCE; COWER COOlON POLLUllON CONTROl AND PRE\II:NllON DEPT. DATE: \2/2007 FIlL 'M'PZFl12-2D07-\.OW:; ESTATES SHOPPING CENTER SUBDISTRICT AT THE NORTHWEST CORNER OF GOLDEN GATE BOlILEVARD and WILSON BOULEVARD EXHIBIT G.4 PROOF OF OWNERSHIP GROWTH MANAGEMENT PLAN AMENDMENT SUBMITTED APRIL 200K AMENDED APRIL 2009 AMENDED AUGUST 2009 AMENDED SEPTEMBER 2009 CP-200K-l This Instrument Prepared By: WILLIAM SCHWEIKHARDT Attorney at Law The Schweikhardt Law Firm, P,A. 900 Sixth Avenue South, Suite 203 Naples, FL 34102 3717806 OR: 3912 PG: 2758 i1CORDIO In OIIICIAL RlCOROS of COLLIIR CODiT!, 1L IO/17/100S at 08:ISAJ( DWIGHT I. BROCK, eLlRl COMS 1500000,00 RIC m 19.50 00C-,70 17500,00 R/tn: GOOO~ITTI COLIKIJ iT A~ 1001 lllUlJ!! IR M IlOO RAl'LlS !L mOl Parcelldenlificallon Number: J7119&.f0001Ind )711918000) Granlces Tal( Id~nlifiClllion Number. SPECIAL WARRANTY DEED AllOVli SPACE I!.ESEIl.VED FOIt ItF.CORDEJtS USE TIllS SPECIAL WARRANTY DEED made the b?!!... day of October, A,D" 2005, by WILLIAM SCHWEIKHARDT, Individually and as Trustee, whose post office address Is: 900 Sixth Avenue South, Suite 203, Naples, FL 341 02, hereinafter called the "Grantor",lo KENNETH R, JOHNSON, as Trustee of the 850.018 Land Trust dated October 4, 1005. wUh full power and authority to protect, conserve. sell, lease, encumber. or othenvise manage and dispose of the real estate deSC~.b ~()f it. whose post office address is: Good/eHe, Coleman & Johnson, P.A., 4001 Tamiam!/ i~ . 1: 3, hereinafter caned the "Grantee"; /..0V;::-- 1'. (\'o'hcf~UIC~!.ft'~l""I_"O<...lo<'.nol. ";,~IMlkl'ltli..'alll:llNllUlnr:nl'rtJ Jt~ltptt:oe<ll.IM:'"ndl,ulll'\larlnflui:l""'Ir,II'<lI'" "'~.l$CrlllduJlM~10rqrl'o"'.IIolu, TOGETHER, with all the lenements, hereditaments and appurtenances thereto belonging or in anywise appertaining. TO HAVE AND TO HOLD, Ihe same in fee simpie forever, AND the Grantor hereby covenants with said Grantee that the Grantor is lawfully seized of said land in fee simple; that the Grantor has good right and lawful authority to sell and convey said land, and hereby warrants the title to said land and will defend the same agalnsl the lawful claims ofalt persons e1aiming by, through or under Ihe said Gramor. GoodIette, Coleman & Johnson, P.A. 4001 Tamiami Trail, N. Suite 300 Naples, FL 34103 !:M. 8:>0, DI Y Special Warranty Deed Page I of2 Schweikhardt, Trustee [0 Johnson, Trustee Tracts 143 and 144, Golden Ga'e Est.les, Unit No, II Lot ill - A and B Cp.2008.1 Page 1 of 29 EXHIBIT GA *** OR: 3912 PG: 2759 *** wrjcren. IN WITNESS WHEREOF, the said Grantor has hereunto set his hand and seal the day and YC3r first above Signed, sealed and delivered in our presence~ <<it rr 11C~f;) WITN SS#I ~.a601 o v(,&,t,J Trustee STATE OF FLORIDA COUNTY OF COLLIER ,),/1:.. mE FOREGOING [NSmUMENT~~rorc me this I::> day ofOclobe" 2005, by WILLIAM SCHWEIKHARDT, Indl~fft.i\!~,,"iQ~~ersonaIlY known 10 me, and did not lake an 00," (,0;; ^'\ ,~ -..J Special Warranty Deed Page 2 of1 Schweikhardt. Trustee to Johnson, Truslee Tracls 143 and 144, Golden Gale ESlate,. Unit No. II CP.2008.1 Page 2 of 29 EXHIBIT GA Prenarl!d bv and rerum to: 3810306 OR: 4007 PG: 1531 R1COROID 10 omCIAL RlCORJJS 01 COLLUR coom, IL OJ/ll/2005 ,t 03:2lPM OIIGBT I. BROCI, CLIRI CORS 1010000,00 RIC III 18.5 0 DOC-,10 1120.00 D.vid E. Leigh. P.A. 5150 T.mbmi Tron North Suile 501 Naples, FLJ4103 239-435-9303 File Number: 06-008 Reto: GOOOLIIfI COLliIX IT AL 1001 TAKIIJH TR R /300 !AlLIS IL 3l103 Parcel Identification No, 37119800009 (Space Above This tine For Recording D.1l.n1 Warranty Deed (STA1UTOR - e~.f,s,) ;y\.>1 ~ , Ulvj> This Indenture made this 29th day of ~ 006 between ;:. C. Gregory Rubin ond Shari Ragan/ku n, kllle\:Jy \nown:r[) hari ~oddress is /10 -151 Street NW. NaPlef:(TI'O 0 . Kennelh R. JOhnson, as Trustee of ~~(~1U1 850.033 under usl A ree Q;( dated December 1,2005, whose post office address is 4001 Tamiami Tran '~~uile 300, Naples, FL 103 FI rid/grantee', who .hol/ have the power and awhori(). 10 protect, conserve,convey, se ~c ncumber, and orhcl$f~o CJ e (Inri dupose of/he real property described h,,'ell/. :'to ,<' 'P \. " ~11p. CIRC'0 Witnesseth that said grantor, Cor and in consideratiiilrill:fh' TEN AND NOli 00 DOLLARS (SIO.OO) and other good and valuable cQnsidcranons to said grantor in hand paid by said grantet, the receipt whereof is hereby acknowledged. has granled, bargained,. and sold to the said grantee, and granlee's heirs and assigns forever, the following described land, situate, lying and being in Collier Counly, Florida, {o.wit: The South 160 reet or Tract No. 142. Golden Gate Est:ltes Unit NO.l1,2ccording ro the pl2t thereof, as recorded In Pllt Book 4, Page 103-104 oC lhe Public Records of Collier County, Florida. and said grantor docs hereby fully warraot the title to said land, and will defend the same against law/ill claims of all pmoJl5 whomsoever. . "Gr.mlor" Ind "Gt:lnl~~~ iUe: U$~d ror sin~llrn ur plunl, as conle:x( rcquir~ Goodlette, Coleman & Jolmson, P.A. 4001 Tamiami Trail. N. Suite 300 N. pIes, FL 34103 2#- fSO.ot.1 Lot ID - C Double Timec CP.2008.1 I'age 3 01 29 EXHIBIT G4 xU OR: 4007 PG: 1532 u* In Witness Whereof, grantor has hereunto set grantor's hand and seal the day and year first above ""Titten. si7ed and delivered in our,pre,ence: <~~~ ,_f..tJ07 o.Lo '- '1i iUa~ Gilt>>.. M'a14 f-u.{r-- NN MARIE BtJRDlN ~bati!Ugm Rubin, formerly known as Shari Ragan /y\f,~OUAr- /O:'-.J )-,'0 /(; 'r'\ / ;/ \ 1"'-- ?n(C~ '1' \ T 0;;- The foregoing instrument was acknowledged be 0 ...oiaoc Rubin, romerIy known as Shari Ragan, who have pr~ County of Collier State of Florids ,\1\\111111111"'/1, "'\~f.N A. S. '';' ~~~ ........,~.?% ~~ ...~1S9ION.eb~~~ ff :"~~~r4~~\ "% ~*:~...."4:*E ;: : : :: ::;"B.. 'D02'Z3562 .'if~ "",.~ lJt&:'ffi~ ~~". ~w "'..::f~~ ~'~""Pt6id ..,~~ ~z'Vezl"""~O~ ..~ 1',,1. rC ST~,.. \\\.... 'IlIllllllItt"\\\\: II'Drmnr)' Deed (S{D/UIa')' Form} . P~Et ::! Doubr"T1m~ CP.2008.1 Page 4 of 29 EXHIBIT GA 3748701 OR: 3946 PG: 0201 mORDID in DmCIAL mOlDs of CULLlJR CODm, IL 11/IZ/2DCI at 02:02PK DilGBlI. BROCr, CLIR[ CORS mDOUO R!C PBI I B.l 0 DOC-.IO 3220,00 We: GOODLIn! COLIKAR IT AL 4001 TAXlIKI 12 i tJOO RAPIIS !L 3H03 WARRANTY DEED Collier Counly Tax Folio Nwnber: 37117160000 SUBJECT TO: real estate taxes for the year 2005 and subsequent years; zoning, building code and other use restrictions imposed by governmental authority; restrictions, reservations and easements of record common to the subdivision; provided, however, that no one of them shall prevent use of the property for residential ptuposes. And said Grantors do hereby fully warrant Ihe title to said land, and will defend tile samo against the lawful claims of all persons whomsoever. S:\Brandy Closings Rivero sl KRJ Truste'<=: Warranty Deed ~o.o"2.l.\ (Page I o(2) This Instrument Prepared !3y Linda C. Brinkman, Esq. Goodlette. Coleman & Johnson P.A. 4001 Tllllliami Tni1 North, Suite 300 Naples, FLJ410J Lot ID - E CP.2008.1 Page 5 of 29 EXHIBIT GA *** OR: 3946 PG: 0202 *** !N WITNESS WHEREOF, the undersigned Grantors have duly executed and delivered this instrument on tbe day and year first above written, Signed, Sealed and delivered in the Presence of: (as to both J ~~~~~~~ rt:)~~_. d ~ OSV ALDO RIVER'O STATE OF FLORIDA COUNTY OF COLLIER l:- e::: Jh efore me on this r day of RO, who C-J are personally as identification, Notaiy blic Print Name: State of Florida at Large My Commission Expires: (NollUY Seal) ,.1<" f~ ~'J ." ....~t- BRANDY A. PJ.S,CHKf ..\;J/l . UV COI.!U~SION I DO [SIll! .~. EXPIRES: February 16, 2GJ7 .'("or,\';/' B~T1INB~IJ{tltl'fS"I.vuC S:\Br<lC1dy Closings Rivero st KJU Trustee Wamnry Dud (P.llg~ 2 0(2) CP.2008.1 Page 6 of 29 EXHIBIT G.4 Retuf11 to: 3793126 OR: 3990 PG: 0289 R1CORDBD In OFFICIAL RlCORD! Df COLLI!! COORfY, 11 OJI0112006 at 08:10AM DiIGRf I, BROCI, CIIi! CORS 750000.00 !BC m 18.50 IKOIIIJG 1,01 00C-,71 S2S0.00 This Instrumenl Prepared br: 8uSi1n D. Evans, Esq 1404 GoodlCIl.c Road North t.bples, FL 34102 PrOPCrt)' Appraisers Pared Identification (Folio) Number{s): 31117040007 Granlte(s} 8.S 6(~): R,tn: GOOOlmB COLBm If !L 1001 lAllIAl!! TR R IlOO KAml 1L lHOl SPACE ABOVE THIS LINE FOR PROCESSING DATA SPACE ABOVE THIS LINE FOR RECORDING DATA - (Whcl1;.ver wed herein the terms -Omntor" and "Orantee- shall include singular and plural, heirs. legal repre;senllltivtS, and assigns of individuals, and the nlccesSOrl and It!Sslgm: of corporslions. v..herever me CQntCXI so admits 'or ~uires.) TInS INDENTURE, made this 0(. The East 150 feet of Tract 109, GOLDEN GATE ESTATES, IJNIT NO. II, according to the Plat thereof as recorded in Plat Book 4, Pages 103 and 104, of the Public Records of Collier County, Florida. Subject to: restrictions, easements common to the subdivision; taxes for the current year and subsequent years; applicable zoning laws, bUilding codes and other USe restrictions imposed by governmental authorities; and outstanding oil, gas and mineral interests of record. And the said GRANTOR does hereby fully warrant the title to said land, and will defend the same against the lawful claims of all persons whomsoever. IN WITNESS WHEREOF, The said GRANTOR bas hereunto set grantor's hand and seal the day and year first above written. GoodJettc, Coleman & Johnson. PA 4001 Tamiamj Trail, N. Suite 300 Naples. FL 341Q3 BoA lZ &50 .0<1.1 Lot ID - F Cp.2008.1 Page 7 of 29 EXHIBIT GA *** OR: 3990 PG; 0290 *** Sign~a1ed and deli vered in the presence of: /;;;:)7'c ) 0- .-witness Signature ;:><70/ (' ;~/J-t-......... Printed Name Wit~~ P~;JN~~r<- y;;&f:J Miguel Hernandez ~~/ (l Printed Name STA TE OF FLORIDA COUNTY OF COLLIER The foregoing instrument was acknowledged before me this <9-8'H\. day of February, 2006, by MIGUEL HERNANDEZ and AMELIA HERNANDEZ who ar6ersonally known to lI!~or have produced as identification. ~\..~\~~';(JJJ" Susan D. Evans :-...~~,.~~~,.-_:--=-,. DII2:6a39S "~.V'^-'<o..~""" . ;~l ~~ - bpim DeL 2.1. "lDTl ~;;-;.~ f ~~~ !aoI:W Tl1tu ",.ft..~. A.Ll..u:1dc Ian.dlnr Cd.., La.c. .~Y!J~ Notary Public -State OfFIOE!!Jt Print Name: ,'};J,j()0]). JdlD My commission expires: Cp.2008.1 Page 8 of 29 EXHIBIT G4 WARRANTY DEED 3793105 OR: 3990 PG: 0208 momo in OIlIClAL mOlDS of COLLIn coum, n 0310l{Z006 at 08:11AX OVlGlllI. BlO<:l, cmr COlS 600000,00 R!C lJI I1,lO lIDlIIlG t. 00 DOC-.IO mO.OG THIS INDENTURE is made this 28 day of February, 2006, between Shane RObertson, also lelil: known as Sh"lIe G. Robertson and Shane Gene coooLlm COLIW IT I.L Robertson, and Robin RObertaon, also known as 1001 fAXIAXI fR fWO Robin E. Robertson, Robin Edgar Robinaon, "lId WLIS lL 3H03 Robin L. Robertson, formerly known as Robin E:dgar Busb"lId "lId Wife, hereinafter called the Grantor, and Kenneth R. Johnson, as Trustee of Land Truat 850.027 under Truat Agreement dated DeCember 1, 2005, with full power and authority to either to protect, conserve and to sell, or to lease, or to encumber, or otherwise to manage and dispose of the real property described herein or any Pllrt thereof, whose post office address is Suite 300, 4001 Tamiami Trail North, Naples, FL [Federal Identi- fication No. "'\111108Q':nQ called the Grantee. RESERVEO FOR USE BY CLERIC 34103 WITNESSETH: THE GRANTOR, ($10.00) and other val Grantee, receipt of whic sell and convey unto th situated in Collier Call GATE: THE GRANTOR hereby covenants with the Grantee that said real estate is free of all encumbrances, that lawful seisin of and good right to convey said real estate are vested in the Grantor, and that the Grantor hereby fully warrants the title to said land and will defend the same against the lawful claims of all persons whomsoever, except with respect to (a) ad valorern and non ad valorem real property taxes for 2006 and subsequent years; (b) zoning, building code and other use restrictions irnposed by governmental authority; (c) outstanding oil, gas and mineral interests of record, if any; and (d) restrictions, reservations, and easements common to the subdivision, provided, however, that none of the foregoing shall prevent the use of the herein described real estate for residential purposes. AFTER RECORDING. PLEASE RETURN THIS INSTRUMENT TO: KOM8th JohrnlOn. Esq. Goadlene. Colernan & Johnson. PA SuIte 300 4001 Temlami Trail North NaplE~!I. FL 34103 >P\~ ~~.1.. ., PAGE 1 OF 2 PAGES Lot ID - G CP.2008.1 Page 9 of 29 EXHIBIT GA *** OR: 3990 PG: 0209 **1 IN WITNESS WHEREOF, the said Grantor has executed this instrument on this 28 day of February, 2006. flESfRvt:D FOO USE BY ClEm: Signed, sealed and delivered in the presence of: &,~ Shane son (SEALl SIGN: r:A~ 171 Golden Gate Boulevard Weot NapIeo, PL 34120 ~-.. t,..,/ M .:;;.........r PLEASE PRINT OR TYPE NAME OF FIRST WITNESS ABOVE (SEAL) West ... COUNTY OF COLLIER this 28 day of 1\".~1.~~1tt- MANOY A.~ ~~,. lIYCOMIIISSlOII1 DO 15ll9l6 (NOTARY S kf,(~IRfS:FoIx\Jaly 16,2007 '~""""I\.o'-r," !Wtil-~B~HbykYiott ,~a~Z12rcl)lli NOT PUBLIC My COmmission expires: PlEASE PAINT OR TYPE NAME OF NOTARY PUBLIC ABOVE .A\RbnlnST Josn\WD THIS INSTRUMENT WAS PREPARED BY: Richard M. Jones, ESQ. Richard M. Jones, P.A. 163 Tenth Avonue South Noplos, Florida 34102 WITHOUT OPINION OR BENEFIT OF TITLE EXAMINATION .PAGE 2 OF 2 PAGES Cp.2008.1 Page 10 of 29 EXHIBIT GA \) 3817062 OR: 4014 PG: 2946 IICORDIO ia OIIICIAL IlcaRoI of COLLIBI COONIl, IL 01/10/1006 at 03:11PM OiIGHI I. BlaCI, CLIII COIS 580000.00 IIC m 18.10 OOC-.70 10!0,00 leta: GOOOLII!I CaLBKAR II IL 1001 lINIIMI 11 IIIOO lAms II 11103 WARRANTY DEED SUBJECT TO: real estate taxes far the year 2006 and subsequent years; zoning, building code and other use restrietions imposed by governmental authority; restrictions, reservations and easements of record common to the subdivision; provided, however, lhat no one of them shall prevent use oftbe property for residential purposes. And said Granlors do hereby fully warrant the title to said land, and will defend the same against lhe lawful claims of all persons whomsoever. Lot ID - H (Page I o(2) This Insfrumcnl Prepared By Linda C. Brinkman, Esq. Good1cne, Coleman & Johnson, P.A. 4001 Tamiami Tr.l.i1 North, Suile 300 Naples, FL 34103 S;\Bnmdy Closings Christie 5( KRJ Tru51~e Warranty Deed ~So.()::.s Cp.2008.1 Page 11 of 29 EXHIBIT G4 *** OR: 4014 PG: 2947 *** IN WITNESS WHEREOF, the undersigned Grantors have duly executed and delivered this instrument on the day and year first above written, Signed, Sealed and delivered in the Presence of: (as to both) Print9:n~~~cr)I &0f &4~ AINSLE ' CHRlSTIE ~~$ ~ CHRISTIE . ;if::-~~ STATE OF FLORIDA COUNTY OF COLLIER /1u tt-f.l-et L THE FOREGOING 2006, by AINSLEY B. CH personally known 10 me or , (Notary Seal) S:\Br.mdy CloSings Chri~tie 51 KR1 TrUSler: WblTllnry Deed ~\\\'\ltlfll"",1. ~:~~~.s~ MITCIt~~ ~ ~~.".'" .y~ ~ ~...~~SION~.. % " .. <P~'\1,l.>q.'t', "- .:::- ..1.... . ~ ::: .~ .~ = =*= ..... :*:: - . . - ~5" 'OO~1500 l~i \~"i;. ~~ J;."~~ ~;.rr"~I'I.MC~"~~$' ~ A:' ....... 0' ~.. I/lltOllc sr,.,1't \\\,,,, f1Itftfilll'l\"" (Page 2 or 1) CP.2008.1 Poge 12 of 29 EXHIBIT GA 3752019 OR: 3949 PG: 1405 RICORDID 10 omCIAI RECORDS of COIIIIR cODm, !l 11/15/20DS at Ol:IJPK DIIGHT I, BROCI, CIIRI COKS J50000.00 R1C Hi 18,50 OOC-,TO 1150,00 Into: GOODL!T!I COIIKli IT Al 1001 TAKIAKI TI H IJOO KAlLIS !L JIIOJ WARRANTY DEED SUBJECT TO: real estate taxes for the year 2005 and subsequent years; zoning, building code and other use restrictions imposed by governmental authority; restrictions, reservations and easements of record common to the subdivision; provided, however, that no one of them shall prevent use of the propeJ1y for residential purposes. Grantor warrants that the property described above is vacant land and not her homestead. Grantor's homestead address is: 312 Lincoln Avenue North, New Prague, MN 56071-2153. 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. (P'ne I of2) This In"strument Prepo.red By Linda C. Brinkman, Esq. Goodlette. Colemnn &: Johnson, P.A. 4001 Tamiami Trail North, Suite 300 N.ptes, Fl341 OJ S:\Brandy Closings Flicek sl KRl Trus{ee Warrant}' Dl!:ed ~5C,02~ Lot ill -, I CP.2008.1 Page 13 of 29 EXHIBIT G4 *** OR: 3949 PG: 1406 *** IN WITNESS WHEREOF, the undersigned Grantor has duly executed and delivered this instrument on the day and year first above written. Signed, Sealed and delivered in the Presence of: '%'&L ~ ;E"-kd MARIE ANNA FLICEK , ~ ,L(~h~ -Print Nam., Ann M. chmi t ~ /~;/ ;rp,\ ~ \ E- . fore me on this L 2 th day of ally known to me or who <--J STATE OF MINNESOTA COUNTY OF SCOTT THE FOREGOING December, 2005, by has produced her driver's liceii (Notary Seal) S:\Brnndy Closin~ Flicek s( KRJ Trustee Warranry Deed (P'ge 2 of2) CP.2008.1 Page 14 of 29 EXHIBIT GA Cp.2008.1 ttt 3802478 OR: 3999 PG: 2240 ttt UClllDlDl'DmClAIRlCOIDSifCQLLlIIcoom IL UII5/lDollt ll:llA11 DIlGll! I, !lOCI, cun ' co's f1Oou.oo IlClll 10,'1 OOC-,1I JOIUI no;. DO<:~I1~q I'..-cl'~"'oI U,' ~Ild RClum w: John Holloway, Esquire Garbor, Hooley & Holloway, LLP 700 11th Street So., Suite 202 Naples, FL 34103 hta: 'OOOLlmCllUKMIIH IUllAKlllU II. /300 I!lUS IL JUU Yaml mNumfler: 37116120001 Warranty Deed Thislndcnlure, M:ulu (hi,; 15th dnyofMa.%'ch. 2006 ^.D~ Between Michael J. Linssen. a singl'8 man "rille CfllIIllyn, Collier. Slate o'Florid'a., grantor, OllltJ Kenneth R. Johnson, as Trustee of Land Trust BSO~034 under Trust Agreement dated December 1, 2005, wit:h fu11 power and authority eit:her to protect, conserve, aDd to sell Or to lease or to encumber, or otherwise manage aDd dispose of the real P~operty described herein. 1II1\(1~llddn=~j~: 400) Tumialnl Trail North. Nnple ...EI()r~34103 "rltlccrllllllJllr .SIIltC, ~m ~" Q \.. i' '\, \V(tne.'i.~eth Ih;lIII'k.:GRANTOR.(t.lrlthtl ~dmllontJrllle~tJmDf ~ \ ----------------------- 'l'l!;N<;VO" $ I--':l~_~\:-h----n----n- DOlLAR', :1I1tllllhL"f ~t"lIl "lid \';lIl11lhlt" L'Uhlldctatln It! ilAN'tbA. .d iiy .R^~ Iii ~dJlI ,,'haec,' i~ Iltlrchy lld:Mll'led~rJ. Il:u 1!1'l1"lw. haJ1!;linL"tJ .md ~lIrtJ In IIIe uld 0 ^ 0 llnd flU r"n.~r. the rolfu\\ing d~!Il,:rlhl:d IlInd. ~ilu:lle. 1);01=- ;ow ~lnF In Ihe CUlml)' fiT 1 S I !II. The Soutb 180 feet: f a lel GEstates Un:it No. 11, according to the plat r, de U1 2l t BOok 4, page 103-104., Public Records of Coll e~Acount:y, .. j::J -.p\ /..0 'I'his tlarceJ. is non-homes ~""roperty. .t'\..,f~\.l; . ~/~.y lInd rhe WUlUnrtlllCll IIen.iI)' ndl)' W:lrranll~1II1C1f1l;l~Ifd~&(jIJt'i&K'Uneil!!31MII,1WlUl cl:llnu nl.11 lICtl;un) WllOnu.~Tcr. In Witness ''''hereof, ~i:~htnrhuhacun'fI~et hI5"~nd.nds('11IhlldA"IIId~nM&brJ'IC IIoUoell. Sinned. sult'd IIltd delivered I" ourprcsenee: rm.l_o~ l ~ Michael J. Lil1Dsen Print. IIf.(.aM5 z-: fi::JW1'hlJJ>E:i! Witne&s~_ . ~J/. \7 rJufi Pr tad Witness :r<J\;) fl, LOv.(S p.n Ad.r1ffJ': tilt Jrd lilrtd Nnrth"'~I. N~pl~ FI- J4110 STATE OF Florida COUNTY OF Collier Tho: f"''Cl'''ln~ Inllrull1l:'m "'3.~ ~ctn(JIl'IE:dl:ed he<<\1l:: me lh.!l; 15thuJ,YurMarch, 2006 h.v Michael J. Linssen, a single ~an 01{' i.~ p..'fUIII;IU~, 1:1I,1""llnlllC' Ilr he hu I'rcwlutcd his Florida driver I S license WI IdCnrifiC:lllon ~~l H rr0-, :~~ lie ~..~ AJllYKlOll1S ~r "'~,- ~ W'lREs:DtcOS,200g "~6ondfdbylnSbOr~ My CtlfTlmiL<r'lnI::).{lirt:-<: I I GoodJett.e, Coleman &:JoWoo, P.A. ~OOI To.ml,ml '!'mll, N, Suite 300 Nllplu, FL 34103 Page 15 of 29 ISe:a1} Lot ID - J EXHIBIT G.4 Th" fJr..:onlCn'''",~''''d Ill'nlld R"'I~m 10 John Holloway, Esquire Garber, Hooley ~ Holloway, LLP 700 11th Streot So., Suite 202 Naples, FL 34103 itt 3802478 OR: 3999 PG: 2240 itt UCORDU I. ''''CIA! ueallls or c'mn caml IL ')/lfmal It ":l7lK DiIGBT I. Ii,cr, mil ' COlE tmc'.I~ UCPII lUG 'OC-,). lOIuo htJl: ,o'.mn C'UI!! Ill! IIII!ll1AKlll'IlDO lAms IL 1I101 I'~red WNumhcr; 37116720001 Warranty Deed 'Cl1Js Indenfure. Mnul: Ihis" 15t:h day tit March, 2006 A.D" Belween Michael J. Linssen, a single man Ilrll\l:ClIlInlyul Collier. SU~llrF1oridal el"aDlur,lntJ Kennetb R. Johnson, as Trustee of Land Trut:t S50.0311 under Trust Agree!Dont dated necember 1.. 2005, with full power and. a.uthority nit.her to protect. oonserve, and to ..11 or to lea.a:o: or to enCUBWer, or othsrwise mana.l1e and. di.POB8 of the real property desoribed herein. wtm.<c :lddn:..'i.~ I.: 400 r Tamiumi Trnif North, N~.JiJOr.~4103 "1111':('''0111''''' . ~llllep('~~ h e..... . /0" 7>'-, Witne.'i.!ieth thillllJ<: (,RANTOR. ror/lnd~ enLinn urlhc,um nr ~. \\ ------------------------T f)O J --~--~--------------__ DOI.:.LAIt.l;. utlLl .llhL'f !,!ll"d "nd \.dwlblc .:....f1JldCfIl[Q.y;o II d Y 1t1\N'TrlE. I~ recclfll U,hCfcnr i~ hc:n:hy l1L1;nllwledj;etl. hm: ~"'nlC~d. h;ar~lltlC<.J :mLl.I<lld In lbe: uld ~ . aruJ\wil!JU: rnrcl't:l'. Ihe rollll\l'fnl! d~l:ribcd L"lod. dllml!.!, lyfnJ! lIuLl!>':ln!! In Ihe COlfblY ur cr! I b. I 'l'he South 180 feet: Ii old n. G p Eutate3 Unit No. 11, according to the plat ~' r de:Ln. a t: Book 4, page 103-~Q", Public Record. of Coll ~ Coun~y. Fl0"~'(I jf] .This parcel is non-m:nnesh't. Itroperty. ~~O/ ~.<-~;:\'~, :1II<Jthll$!,..u"~llt..".JICn._hJ.hlli)'\I..4lT1lJ1llhClillcla,Q~e'"'umcac:~ln51lllwli"wlnwur:lll ~lml" u.humltlcver. (n Witnes.'i Whereof. the ~rJnlor tw hl:,,-unln Jel hi. hllld Met IClI III<.' day 1Inll yell' Ofl' Ilhove \l.'T;C'en. Sicncd. ,e;rled and ddiVl:l't;d III our J1res~nCf.: ~tD~~ ~ Michael J. tin..en tSCl1lj . N/WM5 off: fi}{J(jA{rJf)l::a Witness ~_ . ~JJ, (7r~ Pr ted" I<i naco :Tkll~ fI,Lov<t's ".0. A,<Jjft'l'h: 1 fO Jrd SINd N......h...~. NJI'In, fT. ~nn STATE OF Florida COUNTY OF Collier n.... "'fl:r"lnr 1fI111UI1ICTlI ...'U Jehtnllfedce.d hcrt~ lIle l[ll~ 15th "~y orKa.rch, 200 (j h> ~ichael J. Lincsen, a single ~an VIIl" i~ I'Cr':'lIIllllly tll"""t\ 111111.: nr he It:l.\ (V'l'lfuccd b1~ :rlorida ~' .lItL,"lOOl5 M'r'~.,~ E>Mu:0fC1l5,~ ..~ Il<lrldadto)'hfStlzh:un:e ~C.H~ =it~dpjblic '"l!1ClI!rlmh....llllr;lpir~' I ('6O(JdJ~t"14. Coleman It JohnJon. P.A 4001 TamIlImi TraiJ. N. Suit.!l300 N.plt" F'L 34103 Cp.2008.1 Page 16 of 29 EXHIBIT G.4 3764136 OR: 3962 PG: 2201 I1COlDlD In OrrICIAt I1COlD3 of COLLIII CODll1, rL DI/Ol/200! It 02:30PK DilGHT I. HIOCI, CUU COIS 115000.00 RJC iii 18.50 DOC-.10 3325,DO leto: GOODLlm COLlW II AL IDOl unw Tl I 1301 Im!S rL 31103 WARRANTY DEED Less and except the West 9.00 feet ofthe East 150 feet of the North 87 feet ofthe South 272 feet of Tract 108, Golden Gate Estates Unit No. II, according to theplat thereof, as recorded in Plat Book 4, Pages 103 and 104, of the Public Records of Collier County Florida Collier County Tsx Fol io Numher: 37116961006 SUBJECT TO: real estate taxes for the year 2006 and subsequent years; zoning, building code and other use restrictions imposed by ~ovemmental authority; restrictions, reservations and easements of record common to the subdivision; provided, bowever, that no one of them shall prevent use of the property for residential purposes, Lot ID - K This In.mumenl Prepared Br Liod2 C. Bnnkmal1, Esq. Goodlcn(:. Coleman & Johnson. P.A. 400! Tilmiami Trail NOr1h. Suite 300 NJples, FL 34103 S:\Brandy Closing.s Smuder-Fausl SI KRJ Trusfee W:!rr.ml}' Deed (POI.go: I of.!1 Cp.200B.1 Page 17 of 29 EXHIBIT G.4 *** OR: 3962 PG: 2202 t*t. And said Grantor does hereby fully warrant the HUe to ,aid land, and will defend the same again5t the lawful claims of all persons whomsoever. eN WITNESS WHEREOF, the undersigned Grantor has duly executed and delivered this instrument on the day and year first above wri~en. Signed, Sealed and delivered in the Presence of: SMUDER-FAUST, REALTY, INe., a Florida Corporation ~~'Z~ Notal)' Pu lie Print Name: Stale of Florida at Large My Commission Expires: (Notarv Seal) ~ ...~ ,. <>'.,,0.,::,+ BRAlIDY A. RASCHKE "~' MYCOIIMISSIOIHoOl5GllI .~" EXPIRES: Fobruary 16, 21107 "t~an.d~ Bo~TUu~I~f)'Sttvb~ S:O'BrJndr Closings Smudcr-Fausl st KRJ Trtmee Warranty Dc<:d (Pogc 20[2J CP.2008.1 Page 18 of 2~ EXHIBIT GA CP.200B.1 THIS OOCUMEI~T PREPARED "1111OUr EXAH!tlATlotl oa OPIHIOtl Of TITLE BY: 3794015 OR: 3990 PG: 3499 mOLlllO " OIllCllL UCOIDI ,1 CllLLlIl COmt. n 1lI12/11DlIllI:ClllllflGlllI. IWCI. cLln con mD~o.aO uc m 11.51 OOC-,/' 1111.11 ItCTUfl~ TO, Stephcn D. IicelAn, C:~qujr" Stephl!:I D. HCCJnn, P.". 2180 I/lII'lIOkdel! lload Suite! lO& lJaplu, Florida HIlO Itbl: COOOUn/ClJUIlJ IlIL lDllfiWUfffll10 /AlLIl.L JlIIl Folio Number - 37116960007 WARRANTy DEED This Indenture. Made this 2~.ft{:ay of Fc.b~v<1r~1 2006, Between Michael Madsen and Kelly H. Madsen. usband and Wife, ~llo3e po~t office address is 241 Golden Gate Blvd. West, Naples. florida 34120, hereinafter referred to as "Grantor, H and Kenneth A. Johnson, as Trustee of Land Trust 950.032 under Trust Aqreement dated Oecember I, 2005. conferring unto the Trustee hereinabove named, the power and authority either to protec~, conserve and to sell and to convey, or to lease, or to encumber, or otherwise to ~nage and dispose at the %ea1 property described herein. Said 'Trustee 1s hereinafter t"eterred to as "Grantee." The post office address for Grant.ee is 4001 .J.a,,!-!-am~.........~il North, Suite 300, Naples, Florida 3<103. /"\.,\r.R (OU\"" /1:;\;---'------.."'<(i},. !/V/~~1Hl""""" T ;'~-'\ That the Granto, 0 a Q'(J 're t n of the sum of -------TEN AND 001100 ($10.00n ~ 'a 0 ~ good and valuable Conslde%atlons to sa antor n hand a1 y ~. Grantee, the receipt whereof is hereby ac edged, has qrM~e " ,alned and sold to t.he said Grantee, and Gr IS heirs ancfl'{~ @'iGlforever,thefOllOW-ing described land. situate If '~g a::.:Ad being i. ;1er County, Florida, to- wit: ~"........., "J) . C0' rhe West 190 feet of Tta l N GATE ES'UTES, Unit No. ll, accord.ing to the plat thereof of record in Plat Book ", page 103-104, Public Records of Collier County. Flor.ida, Together with the Wa~t 9.00 feet of the East ISO feet, of the North 81 feet. of the South 272 feet. Less the East 9.00 feet of the West ISO feet of the South 87 feet of thE Harth 201 feet of said Tract. 108. SUBJECT to t.he following: la' Taxes for the year 2006 and subsequent. years; (h) Zoning, building code and other restrictions imposed by governmental Buthority; (eJ Outstanding oil, gas and mineral interests of record, it any: and ldl Restrictions end easements common to the subdivision. And said Grantor does het"eby fully warcant the title to said land, and will defend the same aqain$t the la~ful claims or all persons whomsoever. ."Grantor" and "Grantee" are used for singulor Or pllJcal, as context requires. Goodlctte, Coleman &Johnaon. PA .(001 Tllrniami fuil. N. SuitE SOO N8plu. FL 3-1103 EAR &,\oa1'l Lot ID - L Page 19 of 29 EXHIBIT G.4 **t OR: 3990 PG: 3500 ttt In Witness Whereof. Grantor has hereunto s~t Grantor's hand and seal the day and year first above written signed, sealed and delivered in our presence: {e.P/- n, ,j,..w.~ l.I tnes.ll .as to~th . a1tJ/;Ii ,....,'.fR,( ~A ~~~ W ne:s u~~tha.~.., ~ k,,\ Pl.Qe'~nt nal:lt (/( - >- /zJL.- H!cll.a~l Kadsen ',i{~{,d<t#~ STATE OF FLORIDA WITNESS my han aforesaid this ~ last COONTr OF COLLIER IStALI \lk~.. 4110/" CD"" StaPh. .on D. McCann ;. .' COITYI'isslon' 00356568 . . . ExDIm Oclober 18, 2008 .~" ...-,.;.iri;..-.... kll-:IW-1Il1 CP.200B.1 Page 20 of 29 EXHIBIT G.4 Prepared bv and return to: Linda C. Brinkman.Esq. Goodlette, Coleman & Johnson, P.A. 400] Taml2mi Trail North Sulle 300 Naples, FL 34103 239.435-3535 Fite Number: 850.023 Will Call No,; 3719723 OR: 3914 PG: 3601 RJCOlOlD In OIIICIAL lICORDS of COLLI!I CODRfl, IL 10/19/1005 at 09:37AM DRIGHT I. BIOCI, CLIR! RIC III 18.51 DOC-,70 ,70 leto: GOODLITfl COLIHAR If AL 10DI f!JlllJ!I fR H IJOO lIPLIS n lllOJ Parcelldenti{jcation No. 37116920005 rSp.:lr~ Above This line Fot KcC'otdlnj! Dalal CORlUlCTlVE NO/100 DOLLARS (Slo.oO) and other eceipt whereof is hereby acknowledged, forever, the following described land, rding to the plat thereof. ~s County~ Florfd2. . ~GT<lnlOr~ and MGranleeM tire UJcd rOt sincular orplurul, 05 cuntext require$, In Witness Whereof, grantor has hereunto set grantor's hand and seal the day and year first above written. S"igned, sealed and delivered in our presecce: ~~flll~ I:.t. ~eph , Pe,mon . ~~~ ~ ~k./~/V M ~n (Seal) ,,~ '1'fl . .1J9Y) (Seal) Lot ID - M DoubroTlmec> CP.2008.1 Page 21 of 29 EXHIBIT G4 *** OR: 3914 PG: 3602 *** Slate of Florida County ofCollier -11'1 The foregoing instrument was acknowledged before me this 17 day of Oelober, 2005 by Joseph D. Peterson and MOIry Pete:rson, wbo LJ are personalIy known or [Xl have produced a ~licensl: as identificalion [Notary Seal) I"c:":~"r BRANDY A.FW;C!<<f NO"ml~ M c-y ~ ..W . MYCOMM~SKlNlliolSB916 ",,~...... EXPIRES: Februaty 16,2007 Printed Name: -tfIOfn.tF' 9~tIlTlvllB'~t.tallrrSfl'Yial My Conunission Expires: THrS CORRECTIVE WARRANTY D SHOI/ll IN THAT C= \{ OF THE PUBLIC RECORDS OF WafTnnt}' Dct:d fS/CJWtory Fomt, . F:lgl.':2 DOLJbleTim~ CP.2008.1 P8ge 22 of 29 EXHIBIT G.4 3793121 OR: 3990 PG: 0267 mORDID In omclAL RlCOR1JS of COLLIIl eoam, IL OJ/01/l00i at 08:18/J! mell1' l. BloCr, eLUr CDIS 150000.00 IIC III 11.50 ODC-,lO 1110.00 I!tll: COODLlrll eOLIKlJ IT AL 1001 TOOIJ!! TR I 1m XAPLII n 31103 WARRANTY DEED '"' THIS DEED, is made on this ALday of February, 2006 between HERBERT 1. BUCK (the "Grantor"), and KENNETH R. JOHNSON, as Trustee of Land Trust 850.025 under trust agreement dated December 1, 2005, with full power and authority either to protect, conserve and to sell, orto lease, or to encumber, or otherwise to manag~d diS~ of the real property described herein (tbe "Gmntee"), whose post office addressjs:l ~~llt':9 ~aQ North, Suife 300, Naples, FL 34103, ~\~.,V' Grantor, in consideration,6~.sum ofTEN AND N&'~OLLARS ($10.00) and other good and valuable considerations to {id ~tQr-ill-~and ~: byGri" ee, ~ receipt and sufficiency of which " '~"" -.,.- h ,.a.1jJ5. an s ld to I e s id Grantee and Grantee's heirs, successon; and assigns forey r, t~' s' , P.O ,si ated, lying and being in Collier County, Florida, to wit: I The East 75 ~ 0 e est I ~ 0 ra E--< ,Golden Gafe Estates Unit ilr.' ~,according 10 theiil\u. r recorded in Plat BOok 4, Pages ~~, of the PUbli2-'R~{4l . f Collier Counly, Florida. j qt>"':;:~~\\,\,"'<:" f'. C\J Collier County Tax ~ "~' 40004 SUBJEcr TO: real estate taxes for the year 2006 and subsequent years; zoning, building code and other use restrictions imposed by governmental authority; restrictions, reservations and easements of record common 10 the subdivision; provided, however, that nn one of them shall prevent use oflhe property for residential purposes, Grantor warrants that the above described property is vacant land and not his homestead. Grantor's homestead address is 5405 Jaeger Road, Naples, FL 34L09. And said Grantor does hereby fully warraot the title to said land, and will defend the same against the lawful claims of all persons whomsoever. Lot ID - N S:\Brandy dosings Buck 51 KRJ Trustee WllITanty Deed / t':o,()L" (P-age I of2} This Inscrum~l Prepared By Linda C..SrinkfTL'U1. Esq. GoodJette, Coleman & Johnson, P.A 4001 Tamiami Trail Nonh. SUile 300 Naples. fL 341 03 Cp.2008.1 Page 23 of 29 EXHIBIT GA *** OR: 3990 PG: 0268 ttt rN WJ1NESS WHEREOF, the undersigned Grantor has duly executed and delivered this instrument on the day and year first above written. Signcd, Sealed and delivered in the Presence of: ~-W~ HE STATE OF FLORIDA COUNTY OF COLLIER THE FOREGOING , February, 2006, by HERBB K'J: produced his driver's license" J-h re me on this ~ da)(A!f own to me or who L:::::J has Notary Publi Print Name: State ofFJorida at Large My Commission Expires: (Notary Seal) ,....' '~.. '......> BRANDy....~ ..\\nd. . MYGOMMlSSiO>>, DD15I97f. "'1~" EXPIRES:fsbrual)' lt200: "'~n.CI' B~nrv&~Hletlt)'!4rric:. S:\Orandy Closings Buck sl KRJ Truslr:(' Wnrranty Deed (Page 2 o(2) Cp.2008.1 Page 24 of 29 EXHIBIT G4 Retn: GOODLITTB COLIKAM BT AL 1001 TAXIAKI TR M 1300 RAlLiS n 31103 4101163 OR: 4307 PG: 1221 RBCORDID In the OlllCIAL RlCORDS of COLLIER COUKfl, IL 11/03/2001 at 08:01AM DWIGHT B, BROCl, CLBRl COMS RBe 1II 00C-.l0 1SS000,00 18.50 318l.00 WARRANTY DEED (-j).- THIS WARRANTY DEED, is made, executed and delivered on this ~ day of November, 2007 between SAINT LOUIS GEDEUS AND CHRISTINE GEDEUS,husband and wife (the "Grantors"), and KENNETH R. JOHNSON, AS TRUSTEE UNDER LAND TRUST 850.038, with full power and authority to protect, conserve and to sell, lease, encumber or othelWise to manage and dispose ofthe real property hereinafter described, whose post office address is: clo Goodlette Coleman & Johnson, P.A. 4001 Tamiami Trail North, Suite 300, Naples, FL 34103, (the "Grantee"). WITNESSETH: that Grantors, for and in consideration of the sum ofTEN AND 001100 DOLLARS ($10,00) and other good and valuable considerations to Grantors in hand paid by Grantee, the receipt and sufficiency wher' cknowledged, have granted, bargained and sold to said Grantee and Grantee's ~ igns forever, the following described property, situate, lying and bein ' ounty of Co ~ of Florida, to wit: 07 and subsequent years; zoning, buildin ,.{O restrictions imposed by goverrunentaJ authority; outstanding oil, gas and mineral interests of record, if any; and restrictions and easements common to the subdivision, provided however that no one of them shall prevent use of the property as a single family residence. AND Grantors hereby covenant with the Grantee that Grantors are lawfully seized of said Property in fee simple; that Grantors have good right and lawful authority to sell and convey this Property; and that Grantors hereby fully warrant the title to the Property and will defend the same against the lawful claims of all persons whomsoever. C:\KRJ\DEEDS GEDEUS TO KRJ, AS TRUSTEE 90 )'d Street NW, Naples, FL Warranty Deed (Page 1 0(2) CP.20Q8-1-. Page 25 of 29 EXHIBIT GA *** OR: 4307 PG: 1222 *** IN WITNESS WHEREOF, Grantors have hereunto set their hands and seals on the day and year first above written. Signed, sealed, and delivered ~esellce as to both: . c;~tjnYl/f Print Name GRANTORS: y~ ~d# SAINT LOUIS GEDEUS ~;1- :/ ----::, CHRISTINE GEDEUS STATE OF FLORIDA COUNTY OF COLLIER are is personally known to identification. ore me on this ~ day of , HUSBAND AND WIFE, 0 who tive driver's license as NOTARY PUBUC-STATE OF FLORIDA ~Karen C. Stevenson Commission It DD467739 Expires: ocr. 14. 2009 Bonded 11u:u Atlantic Bonding Co., tne. N tary Public State of Florida at large Print Name: ~'lr(} Q . ~ My Commission Expires: \D, \U;' ~ (Notary Seal) C\KRJ\DEEDS GEDEUS TO KRJ, AS TRUSTEE 90}td Streel NW, Naples, FL Warranty Deed (Page2 o(2) Cp.2008.1 Page 26 of 29 EXHIBIT G 4 Retn: GOODLITTI COLIKAJ IT AL 4001 TAKIAKI TR R 'lDO RAPLIS lL 1II0l 3828408 OR: 4026 PG: 1313 RlC rIB RlCORDID in the OllICIAL RlCORDS of COLLIIR COURT!, 1L DOC-.l0 04/21/2006 at Ol:24PI DWIGHT I, BROCI, CLIRI 18,S0 ,10 Note to Tex Collector: The transaction evidenced by this Instrument Is exempt horn Florida OocumentaryStamp Tax In accordance wllh Florida Administrative Code Rule 12B-4,013(32Xd) being a transfer horn one trustee to a successor trustee without change In beneficial ownership. DEED TO SUCCESSOR TRUSTEE THIS DEED is made on this ULday of April, 2006, between BRETT RUBINSON, AS TRUSTEE OF THE GOLDEN GATE BOULEY ARD WEST TRUST, with full 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 herein, pursuant to Florida Statute 689.071 (hereinafter called the "Grantor"), and KENNETH R. JOHNSON, AS SUCCESSOR TRUSTEE OF THE GOLDEN GATE BOULEY ARD WEST TRUST, with full power..!!lld-authoti!t.either to protect, conserve and to sell, or to lease or to encumber, or otherwise t~~l\ScI~~~-<tfthe real property described herein, pursuant to Florida Statute 689,07Ii~~i~fciQlbe--~jtitee")' whose post office address is: c/o GOODlETTE, COLEMAN & J91il[~ N, P.A, 4001 Tamianii<YraihNorth, Suite 300, Naples, FL , " \ 34103. ,/ ,.' r-" '" \, '. , ,J ltt..", ""--".-^"".-.,J '\ \, The Grantor, in consi6er!,i S" "~~~~1~1'!\~~/1~ DOLLARS ($10,00) and other good and valuable con~ide Iti s I sa.id <<irf 0 :. d I, d.1b. y !\le' Grantee, the receipt and sufficiency of which is herel:o/(lll\ ~dI.y!- &~,~ __._ ed, ~I 'n~~d sold to the said Grantee and Grantee's heirs, successo~:an~ assigns foreyer, the t9po;~g d~st1"~ed property, situated, lying and being in Collier County, Fltf~, to wit:.\;~, J .' i ~~'./ -/ /(. \"" ' \''''1!../'-" ,/ The East ]80 feet o(r}CL.LIO, Golden9~~\IS$\~t'es, Unit No., II, accordIng to the map or'p@tt~'i'W~as're~9~)lYPlat Book 4, at Pages 103 and 104, of the Public R:ec6ri1.k'ofC~IDer'County, Florida,(being the same property conveyed to gran/or by Deed to Successor Trustee dated October 14, 2005 ond recurded October 19, 2005 in Official Records Book 3914. at Page 3577. of the Public Records of Collier County. Florida). The subject property is unimproved and vacant land and not the homestead of Grantor who resides outside the State of Florida, Collier County Tax Folio No: 37117120008 SUBJECT TO: real estate taxes for the year 2006 and subsequent years; zoning, bui lding code and other use restrictions imposed by governmental This Instrument Prepared By: C:\D^R',Crown Rubinson Deed to Successor Trustee 6A4, ~s.::,C'!.o linda C. Bnnkman, Esq. Goodleue, Coleman & Johnson, P,A. 400 I Tamiami Trail North, Suite 300 Naples, Fl 34103 (Page I of 2)! Cp.2008.1 Page 27 of 29 EXHIBIT G.4 *** OR: 4026 PG: 1314 *** authority; outstanding oil, gas and mineral interests of record, ifany; and restrictions and easements common to the subdivision, And said Grantor does hereby specially warrant the title to said land, and will defend the same againstlhe lawful claims and demands of all persons claiming by, through or under Grantor, but against none other. IN WITNESS WHEREOF, the undersigned Grantor has duly executed and delivered this instrument on the day and year first above written, Signed, sealed and delivered in the presence of: ~M~ P"tlINum, e~slr flJ?lMGtL p",~~i~ , \ f \-" ',\ . ~'"-- .' d~ L____ BREIT RUBINSON, AS TRUSTEE OF THE Re~)(~\;A TE BOULEY ARD WEST TRUST , II ~ ::::_:,-:~'] /,.- -::::<. THE FOREGOING INST~\>>1~NTwas acknO\vl\Xlg~be(ore me on this ,Jt,-Hbayof April, 2006, by BREIT RUBINSON, 0 whoifp'ltljOjliljly'lqf~V(.rl'19.me or Dwho produced his driver's license as identification, AS TRUSTEE 6FTillHlotD~N.GATE BOULEY ARD WEST TRUST and on its behalf ~e.~ Not ublic......--- ( Print ame.' :.J1lr/&f e. 1Jt./Am&ffrf/RL Commonwealth of Pennsylvania My Commission Expires: (Notary Seal) (':\BAR'-Crown Rubinson Deed [0 Successor Trustee CP.200B.1 Page 28 of 29 \~u:"" :~,J.~, .\..:. t"l;1"<l,,,.,1 L.\'~f'lIOl NoiariaI Seal JlrlelC. BUnenU1aI, NoIay NlIic /. MIIIbwlllop., O18SlIlrCaJ1l,y -'0 '.,E>lftsFeb.23,:ml l MImbrr ~"iCl 4issociafion or Notaries EXHIBIT G 4 (Page 2 of2) This J)<Kum~nt Pr~p..rtd by *** 4306492 OR: 4461 PG: 0447 *** RICORORO in OfFICIAL RiCOROS of COLIUR coom, !L Oi/II!200! at 10:061K ORIGKI I, IROCI, ClUl COIS llOOOO,OO RlC!Il 10,00 00C..70 1680,00 Michael A. Durant CONROY, CONROY & DURANT, P.A. 2210 Vanderbilt Beach Road, Suite 1201 Naples, Florida 34109 Retn: GOOOIBlTlCOLillAKB!IL 4000 lAKlAMI IRI M 1300 MAPLRS II 34103 P..rcrlll) 'umbt'r: 37117200009 Warranty Deed This Indenture, Made this Kevin P. Broader, a 10th day of single man June , 2009 AD Between "t th~ Counl} or Collier .stal~ of Florida Kenneth R. Johnson, as Trustee of Land Trust 850.045 , grantor, and \\hos~ address is 4001 Tamiami Trail, Suite 300, Naples, FL 34103 of lhe County of , Witnesseth lnalthe GRA NTI )R. for allli in eonsideratloll of lhe sum of ------------------------TEN DOLLARS ($10) ----------------------- DOlLARS and OIher good and valuable ~ons'dcrallun to GRANTOR In hand paid by GRAN rFL the receipt whereof is hereby acknowledged, has granted, harg.3lned and s"ld t" lne said GRAN! lor: and GRANTEE'S heirs. 'u~cC>Sl>r, ami assigns forevcL the fol1ov.ing lkscribcd land, Slluale. 1~lIIg and helllg in the Cuunt\ or Collier State or Florida to Wll The South 75 feet of the North 150 feet of Tract 111, Golden Gate Estates, Unit No. 11, acco.rdJ.nq':'W',i-,e~...--.p~~at thereof as recorded in Plat. Book 4, pages 103 an~/1~1\\:~:~~,~.~C?C)rds of Collier County, Flor1da. -'. i,.)\' ." - . ~ )'. , Collier Stale uf Florida , grantee. ~ ~ Subject to real prope:r;ky .i~--val:q~_~..t~-?tes ~r '.~he year of closinq; zoning, building code/and ~h&~ u~e ie~tric~o~s imposed by governmental authority; /9~8j~~~(P~~~:i'~~'<9'{lS,j.;~nd' mineral interest of record, if any; res~riqttort~,frr~drt~~ip'n~/andieasements common to the subdivision. ", ( ,'..-. \; j \) - ,.'_,1.. ';"~,., Together with all te~~~nts, he:e~it~~t$ ~~-!appurtenances thereto belonqing or in anYW1s~'f;7perta1n].ng. "i)~ '..I I l .~ \t { and lh~ ;;rantnr ,hk.'s hcrd,~ lul1y "arranl the title tll said land. and "'111 dclclld th" ~alm' ag.IIll,1 lawful danns of all pcrwn, whOrll"''''''' In Witness Whereof,lh~ !,-ran1m ha, hcreulltll sel hIS hand and >l'al th" dJ~ and '~'lr r,,\t ah",e "r<lIen J" d.: '~al"d. ~. n ddeliverfd.m ou' pee '..enc e..: Ic,W,,,,rJ,!:Jf.,l,L . . )-1 J.nttd N~e: _12.lf'.) ( r /i1../~~'.~' ~ , Witne.7/ '/ - ~~~~.~L', ,./. <--, / Printed Name: -JOb;1-_,.4---: j/^I.(.';:'l".<..t?~L. r Witness &~P~~ /SI;:<lI) Kevin P. Broader P() Addrt"S5 IJllstStrrrti\\\, Naplrs. Fl. J4120 STA TE OF Florida COllNTY OF Collier rh" fo'eg'"IlI' I"Sll\lIJlCnt \\,1:< 'lcln""lnl],'cd l>"f(\r~ m.: thl' Kevin P. Broader, a single man c// ) " -,\ '.--;/)t/,./tL~ di",)1 ~ ,2009 h, ,~~. .1o\CQOEUNE LANOREWS !.:'.Ji.~,~ lIl'CCUlllSSlON'OO~ ~.~.j-J EXPIRES: [)e(::e(rtler22,2C12 ~i#>~Bo:nIedT1'JuNo!lryF'ublicU~ CP.-200B-1ROADER_JOHNSON driV8~CS'~;;~ln:e~,~,:;,nza~~..{) nted e. ~I (/C //-l.-r~-".-J " tary P lie h~" p,'r;'''I"II, In''''fll,' fl'.: ," I,,' !la, p",duc','d Ill' Florida ".,,,..,,,,,,,,,'''',,[' iv1\ l'llIllllll"""I."l'lJn Page 29 of 29 "',""",,"',, ',">" """',,, EXHIBIT G4 ESTATES SHOPPING CENTER SUBDISTRICT AT HIE NORTHWEST CORNER OF GOLDEN GATE BOULEY ARO and WILSO;\l BOULEY ARD EXHIBIT G.5 LETTERS OF AUTHORIZATION GROWTH MANAGEMENT PLAN AMENDMENT SUBMITTED APRIL 200X AMENDED APRIL 200'1 AMENDED AUGUST 20m AMENDED SEPTEMBER 200'1 Cp.200g.l LETTER OF AUTHORlZA nON RECEIVED AUG 08 2009 Q. rBrad & AsSOci Y Minor ales, PA. TO WHOM IT MAY CONCERN: I hereby authorize 0, Gradv Minor & Associates. P.A. and Coleman. Yovanovich. & Koester. P,A. (Name of Agent - typed or printed) st to amend the Collier County Growth Management Plan affecting Signed: ~ Date: '&" I/o I aq , (Name ofOwner(s of Record) Printed Name: Kenneth R. ohnson as Trustee and that the application is I hereby certifY that I have the authority to maij, . I true, correct, and complete to the best of my kno r-:-~ STATE OF (Florida) COUNTY OF (Collier) By (Notary Public) I l-h day of AUaJ-5+-~ 2009 MY COMMISSION EXPIRES: I () / 0 ~ / O~ CHOOSE ONE OF THE FOLLOWING: \",.....- who is personally known to me, who has produced as identification and v did take an Oath did not take an Oath #!,""J. AMANDA R. OIL ~~ MY COMMl.SSION #- DD757814 "'.il ExPIRES. October 06, 2009 '\';01'#_ FINotllf'-DiSCO~"IA"'<JI:-CO 1-llUJ.J...NIJlAItY . NOTICE - BE A WARE 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. CP 2008-1 08/2009 De DAVIDSON ENGINEFRIN(:::', GROWTH MANAGEMENT PLAN AMENDMENT RANDALL BOULEVARD COMMERCIAL SUBDISTRICT SECTION 27 TOWNSHIP 48 SOUTH, RANGE 27 EAST APPROXIMATELY x 5 I .496 ACRES PRESENTED TO: COLLIER COUNTY 2800 NORTH HORSESHOE DRIVE NAPLES, FL 34104 PRESENTED BY: DA VInSON ENGINEERING, INC. 3530 KRAFT ROAD, SUITE 301 NAPLES, FL 34105 Revised: Revised: Revised: MAY 8, 2009 AUGUST 21, 2009 SEPTEMBER 9, 2009 3530 Kraft Road, Suite #301 . Naples, Florida 34105 . Phone: 239.434.6060 ' Fax: 239.434.6084 www.davidsonenoineerina.com Davidson Engineering, Inc. CIVil ENGINEERING' PLANNING' ENVIRONMENTAL' lAND DEVELOPMENT SERVICES (>."' '.':J'~1~,'>''.:! ..-"'" iI' ',::;:'."''\....:_.. ~~", DAVIDSON E N G I ;"'~ E E R I 1'[ G September 9, 2009 Ms. Michele R, Mosca, AICP Principal Planner Collier County Government Comprehensive Planning Department 2800 North Horseshoe Drive Naples, FL 34104 RE: Comprehensive Plan Amendment Petition CP-2008-2, to Expand the Randall Boulevard Commacial Subdistrict of the Golden Gate Area Master Plan Element 4'h Review Dear Ms. Mosca, Included for your review are the following items: One (1) original and three (3) copies of the revised GMPA submittal package, In response to your comment letter issued September 3, 2009, we offer the following: EXHIBIT A- APPLICATION Disclosure of Interest Information: II. IdentifY the Emergent Development Group, Inc. and Emergent Development Group II, LLC in the ownership listing for Tract 107, under the applicable listing/heading - "Corporate Ownership" and "Limited Partnership"; delete those same listings under "Trust Ownership" heading; and, include for each entry (Tract 107) the following notation - "(partial ownership)," Response: Please see the requested revisions which appear on pages 3 and 4 of Exhibit A. Page 22 Revise to reflect correct Trustee information for Folio Nos, 37746840005, 37748480007 & 37748480104 Response: The trustee information has been revised on page 22 to reflect the information on the Deed. 3530 Kroft Road, Suite 301 ' Naples, Florido 34105, Phone: 239.434,6060' Fox: 239.434,6084 www.davidsonengineering.com DAVIDSON ENG~NEERII'.]G EXHIBIT Co GMPA TEXT AMENDMENT . Further text modifications will be proposed by staff as part of the substantive review of this petition, Response: Acknowledged. The petitioner requests that Planning staff provide suggested changes as soon as practical for review and discussion. EXHIBIT J- PROPERTY DEEDS . Folio No, 37745180009: Provide current deed for Tract 71. (previously requested) Response: The current deed for Tract 71 has been added to Exhibit J. Please see Sheets 13-15. EXHIBIT K- AUTHORIZATION . Authorization from Big Corkscrew Island Fire and Rescue District must be printed on letterhead and notarized; and, Tracts 54 & 55 must be referenced in the letter of authorization, (The authorization letter provides refers to property in an Exhibit "A" attachment However, no exhibit has been provided,) Response: A re-executed document on letterhead has been requested from the Big Corkscrew Island Fire and Rescue District (page 50a). Due to the Chairman being out of town, the revised and re-executed document will be provided as soon as possible. The referenced Exhibit A is included as page 50b. EXHIBIT L- MARKET CONDITIONS STUDY Below is a partial listing of suggested corrections. . Number and label ("Exhibit L") each page of the exhibit (previously requested) Response: Each page of Exhibit L has been hand numbered for ease of reference. . Page 1-10, first paragraph: Provide property acreage figure, and provide correct zoning classifications on the entire site acreage. (previously requested) Response: The requested revisions have been made. DAVIDSON ENGINEERlhlG . Exhibit 1-2B: Provide the commercial data, etc. for the Urban Estates PCD, (previously requested) Response: The information for the Urban Estates PCD has been provided which affected the numbering and placement of subsequent pages. EXHIBIT N- TRAFFIC IMPACT STATEMENT . Comments pending Response: Transportation Staff met directly with Norm Trebilcock, AICP, P.E. to review required changes. Those changes have been made and are included in the revised TIS under Exhibit N. The revised TIS was also e-mailed to Transportation review on 9-8-09. EXHIBIT P- LOS COMPARATIVE ANALYSIS . Provide the level of service standard and data source for each facility type (potable water, sanitary sewer and solid waste), (previously requested) Response: Calculations and data source for level of service standards have been added and are shown on page 5 of Exhibit P. HB 697- GREENHOUSE GAS REDUCTION . Relocate data and analysis from sufficiency response letter to GMP A application (behind cover sheet labeled, "GROWTH MANAGEMENT PLAN POLICIES"); and, revise that same cover sheet to include a reference to HB 697. Response: The data and analysis provided as a part of the 3rd submittal has been relocated to pages 29 and 30 of Exhibit A. Should you have any questions or need any additional information, please feel free to contact me at (239)434-6060 ext 2983 or by email attim@.davidsonengineering.com. Sil:~e.llY , / '/" ~ I~:e-F-m Tim Hancock, A1CP Director of Planning Cc: Bruce Anderson Jack Sullivan CIVil ENGINEERING' PLANNING' ENVIRONMENTAL' lAND DEVEtOPMENT SERVICES DAVIDSON C ~! G ! i-J ~ E R ~ ;....~ G September 9, 2009 Ms, Michele Mosca Principal Planner Collier County Development Services 2800 North Horseshoe Drive Naples, FL 34104 Subject: Growth Management Plan Amendment Application to Amend the Golden Gate Area Master Plan's Randall Boulevard Commercial Sub- District Folio Numbers: 37744080003,37745120001,37744040001,37745180009,37745200002, 37746760004,37746720002,37746840005,37746800003,37748480104, 37748480007,37748520006,37748560008,37750000006,37750040008, 37750120009,37750080000,37744120002 Dear Ms. Mosca, Attached to this cover letter is an application for a Growth Management Plan Amendment (GMP A) and the required submittal information to amend the Golden Gate Area Master Plan (GGAMP) inclusive of a proposed text change and modification of the Golden Gate Area Future Land Use Map and the Randall Bouievard Commercial Subdistrict (RECS) Map. The map changes being requested include 18 parcels of land totaling o!o 56.496 acres in size (the Randall Boulevard GMPA Site). The parcel ID numbers listed above are all contiguous and located along Randall Boulevard, 24th Avenue NE and 8th Street NE. Most of the individual properties are undeveloped and do not possess street addresses. The future development of the Randall Boulevard GMP A Site shall be for commercial development including general office, retail and medical office uses. Future development shall function as a necessary extension of the existing Subdistrict to provide retail uses and services currently in demand by the existing and future residents of the area. The property currently has multiple zoning designations inclusive of two (2) PUD's and two (2) conditional uses. At the most western point along the Corkscrew Canal the Randall Boulevard GMPA Site is zoned Conditional Use of E-Estates for the Big Corkscrew Fire Station. The next parcel to the east is the Mir-Mar PUD and is developed as a small shopping plaza. Further to the east is the Randall Boulevard Center PUD which is partially developed with a gas station and convenience store. The remainder of the project to the east and south is zoned E - Estates with the exception of the Forestry 3530 Kraft Rood, Suite 301 ' Noples, Florida 34105, Phone: 239,434,6060' Fox: 239,434,6084 www.davidsonengineering.com DAVIDSON EI"GINEERI1'{G Service 5+ acre parcel located at the southwest comer of Randall and 8th Street NE which has a Conditional Use approval for a Fire Station also. The subject property is bordered by vacant E - Estates zoned property across the Corkscrew Canal to the east, the Randall Boulevard right-of-way and Orangetree PUD to the north, vacant estates zoned property across 8th Street NE to the east, and both improved and vacant single-family estates zoned properties to the south, This project site is uniquely situated to allow for a more practical expansion of the boundaries of an already approved commercial subdistrict. The extension of the RBCS Boundary would allow for a future rezoning of the subject property to provide commercial uses in an area that is underserved in this capacity currently, The proposed amendment to modify the boundary of the RBCS is consistent with a number of provisions in the Collier County Growth Management Plan as set forth in this application. Following the approval of this application the applicant will be submitting a rezone application to change the zoning to CPUD, The proposed plan of development is to construct a neighborhood destination including a shopping center, general and medical office uses, restaurants and various retail opportunities as well as associated outparcels to serve the needs of the community, If you have any questions regarding this application, please do not hesitate to contact me at your convenience. Sincerely, . ~/a/?-----_... Tim Hancock, AICP Director of Planning cc: R. Bruce Anderson John Sullivan LIST OF EXHIBITS DAVIDSON ':NGfl"lEERII"JG Application to Amend the Gl"Owth Management Plan and Supporting Documents Professional Qualifications Sheet Pl"Oposed GMP A Text Amendment Language Location Map Aerial Location Map Aerial Plan wi FLUCCS Overlay Protected Species Survey Data Table Zoning Map Futm-e Land Use Map Histol"icall Archaeological Probability Exhibit Proximity to Public Services Exhibit p."operty Deeds Application Authorization Agreements Market Conditions Study Environmental Impact Statement .' Resume . FLUCCS Mapping . Master Concept Plan . Preserve Management Plan . SFWMD Approved Jurisdictional . Protected Species Survey . HistoricaVArchaeological Probability Correspondence Traffic Impact Statement Boundary Survey Level of Service Comparative Analysis Utility Availability Statement Exhibit A Exhibit B Exhibit C Exhibit D Exhibit E Exhibit EJ Exhibit E2 Exhibit F Exhibit G Exhibit H Exhibit J Exhibit J Exhibit K Exhibit L Exhibit M Exhibit M-I Exhibit M-2 Exhibit M-3 Exhibit M-4 Exhibit M-5 Exhibit M-6 Exhibit M-7 Exhibit N Exhibit 0 Exhibit P Exhibit Q R~\;,LG>~pgJ'~ APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN PETITION NUMBER 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): Emeraent Deve/ooment Grouo. /nc Company: Emeraent Deve/ooment Grouo. /nc Mailing Address: 933 Honevsuck/e City: Grapevine State: TX Zip Code: 76051 Phone Number: (214) 529-9636 Fax Number: B, Name of Agent': Tim Hancock. AICP . THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company/Firm: Davidson Enaineerino Mailing Address: 3530 Kraft Rd. Suite 301 Exhibit A GMPA Application wW\f\/.da vidso nengi neeri ng.com Pt}'{IIR~~9~ City: Nao/es State: FL Zip Code: 34105 Phone Number: (239) 434.6060 Fax Number: (239) 434.6084 Email Address:ilid@cJ&vld$.QJ!(~IIQIIJ@.f!lJ[!g.QQU C. Name of Agent-: Bruce Anderson -THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company/Firm: Roetzel & Andress Law Firm Mailing Address: 850 Park Shore Drive Phone Number: 1239\ 649-2708 Zip Code: 34103 Fax Number: 1239\ 261-3659 City: Nao/es State: FL Email Address: uanderson(d>.ralawcom D, Name of Owner(s) of Record: Please see oaoes 3 & 4 of this Exhibit for the list of orooertv owners, E. Name, Address and Qualifications of additional planners, architects, engineers, environmental consultants and other professionals providing information contained in this application: Please see Exhibit B, (Professional Qua/ifications Sheet). 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 Please see Das 13-16 of this Exhibit B. If the property is owned by a CORPORATION, list the officers and stockholders and the percentages 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 Please see Das 17-20 of this Exhibit Exhibit A. GMPA Application 2 \I',1\/\/VI,l ,da vi d so n e n gi nee ri n g.co m L DAVIDSON F"e l"Ef'n II-'G 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 Please see DOS 21-23 of this Exhibit 0, 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 Please see DO 24 of this Exhibit 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 Please see DO 25 of this Exhibit 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 Please see Exhibit K G. Date subject property acquired (x) leased ( ):_ Terms of lease_ yrs/mos. Proposed Randall Boulevard Commercial Subdistrict Properties to be Included with Authorization and or Agreement: Folio Number(s) Owner(s) of Record Acquired Individual Ownership 1, 37744080003 Big Corkscrew Island Fire Control 6/27/86 Rescue District 2, 37744120002 Big Corkscrew Island Fire Control 1/6/00 Rescue District 3, 37750040008 Collier County 8/29/85 Corporate Ownership 4. 37746760004 CAB of Collier Inc. 12/21/00 5, 37746720002 CAB of Collier Inc, 12/21/00 6, 37748480104 Randall Land Trust Agreement 1/31/08 Emergent Development Group Inc, 7. 37748480007 Randall Land Trust Agreement 4/28/06 Emergent Development Group /I LLC Ei,:hibit A - G \11 F/\ )\,ppJication 3 WVI/W, d a \I ids 0 n e n gi n e eri n g. co m [ DAVIDSON f '" G' Nf E" "~C; Trust Ownership 8, 37745200002 9, 37746840005 10, 37746800003 11,37748520006 12,37748560008 13. 37750000006 Angela Iglesias Randall Land Trust Agreement William M. Grant Revocable Trust William M Grant Revocable Trust William M Grant Revocable Trust William M Grant Revocable Trust 12/15/06 4/28/06 10/27/95 10/5/05 1/31/08 9/11/97 If Petitioner has option to buy, indicate date of option: Properties Under Option: Folio Number(s) Individual Ownership 14,37750120009 15, 37750080000 Owner( s) of Record Option Term Richard and Anna Eckstein Joseph and Alicia Cabal 4/21/08- 4/20/10 2/25/08 - 2/24/10 Existing Randall Boulevard Commercial Subdistrict Properties to be Included with Authorization: Folio Number(s) Corporate Ownership 16.37745120001 17. 37744040001 18.37745180009 Owner( s) of Record Acquired PAC of Collier Inc, Urika Oillnc, Urika Oillnc, 1/15/99 1/3/97 11/13/97 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, !!h DESCRIPTION OF PROPERTY A Legal Description: Please see Exhibit 0 for Survey and Leaal Descriotion B. Section: 27 Exhibit A - GM PA A ppJicatjon Township: 48S Range:27E 4 V'/WI/Ii' .dCl v j d sane ngi neeri ng_com P^\;,'Rpp9J~ C, Tax LD. Number (Folio #): 37744080003, 37744120002. 3775004000~ 37750120009.37750080000. 37745120001. 37744040001,37745180009, 37746760004. 37746720002. 37745200002, 37746840005. 37746800003, 37748480104. 37748480007 37748520006. 37748560008, 37750000006 D, General Location: :t 56.496 acres located immediatelv south of Randall Boulevard, borderina 8th Street NE on the east and extendina to the Corkscrew Canal to the west. E. Planning Community: Rural Estates G. Size in Acres: 396 + 56.496 ac F, TAZ: H, Zoning: E - Estates (ST/W-4J & PUD - Planned Unit DeveloDment L Present Future Land Use Map Designation (s): Estates Desianation & Randall Boulevard Commercial Subdistrict IV. TYPE OF REQUEST A Growth Management Plan Element(s) OR Sub-Element(s) to be amended: Future Land Use Immokalee Area Master Plan Transportation Coastal & Conservation Intergovernmental Coord, Sanitary Sewer Drainage X Golden Gate Area Master Plan Capital Improvement Housing Recreation & Open Space Potable Water Solid Waste Natural Groundwater Aquifer B. Amend Page 35 of the Golden Gate Area Master Plan 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: Please see attached Exhibit C. (ProDosed GMPA Text Amendment LanauaaeJ. C. Amend Future Land Use Map(s) designation. FROM: Estates Desianation & Randall Boulevard Commercial Subdistrict TO: Randall Boulevard Commercial Subdistrict Exhibit A G1VlPA Application 5 \NWW. d a vi d so ne n gi nee rill g.CO III Ph \;,U1~~<?rJ~ D, Amend other Map(s) and Exhibits as follows: (Name & Page #) Modifv the Randall Boulevard Commercial Subdistrict MaD and the Golden Gate Area Future Land Use Map of the Golden Gate Area Master Plan to include the subiect proDertv, E. Describe additional changes requested: No additional chanaes are beina reauested at this time. 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 andlor maps. A. LAND USE ~ 1, Provide general location map showing surrounding developments (PUD, DRI'S, existing zoning) with subject property outlined, Please see Exhibit 0 (Location MaD). 2, x Provide most recent aerial of site showing subject boundaries, source, and date, Please see Exhibit E (Aerial Plan). 3, ~ Provide a map and summary table of existing land use and Zoning within a radius of 500 feet from boundaries of subject property, Please see Exhibit F (Zonina Map). B. FUTURE LAND USE DESIGNATION 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. Please see Exhibit G (Future Land Use Map). The entire:l: 56.496 acres of the subiect propertv will be utilized for retail. medical- dental office. aeneraJ office and or essential services uses, Preserve areas. buffers and water manaaement areas will be addressed more fullv throuah rezonina and SDP approvals. Exhibit A GMPA Applicabon 6 wwvv.d avi dsonengi neering,com H~,{Ll?p~q~ C. ENVIRONMENTAL 1, 2S. 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 AERIAL IN "AU ABOVE, Please see Exhibit E1 (Aerial Plan w/ FLUCCS Overlav) and FiGure 5 on paGe 6 of the amended EIS (Exhibit M) for soils information. 2, 2S. 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,). Please see Exhibit E2 {Species Survey Data Table!. 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, Please see Exhibit H (Historical/ArchaeoloGical Probabilitv Correspondence). 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 UN" 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, FAC,) Exhibit A - GMPA Application '7 WW\f\'.d a vidsonengineeri ng.com DAVIDSON FHGrNEr,~I"'G 4, No 5, Yes 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 Does the proposed land use cause an increase in density andlor 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 9J1,007, FAC,), The DroDosed amendment will result in an increase of UD to 390,950 sauare feet of commercial uses with a caD of 315.950 sauare feet reserved for retail deve/oDment. DeveloDment of this DroDertv will result in increased intensity in the Estates. but will meet a documented need for commercial services. The need for this chanae is identified in the Market Gonditions Study (Exhibit L). E. PUBLIC FACILITIES 1, ~ Exhibit A GMPA Application 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: The existina RaGS is served bv Drivate well systems, The future RaGS GMPA site shall be served bv Oranaetree Utifities subiect to availabilitv at the time of zonina and or deve/oDment order aDDrova/. Please see Exhibits P & Q for further discussion. b) ~ Sanitary Sewer: The existina RaGS site is served bv Drivate seDtic systems. The future RaGS GMPA site shall be served bv Oranaetree Utilities subiect to availabifitv at the time of zonina and or develoDment order aDDrova/. Please see Exhibits P & Q for further discussion. 8 \^,'WW, d a vi d so ne ngi n eeri n g.co III PA '{tG?~~~l'?! c) ~ Arterial & Collector Roads: Name of specific road and LOS Please see the TIS (Exhibit NJ d) ~ Drainage The existinG RBCS is served bv an existina oermitted drainaoe svstem. The future GMPA site will orovide the necessarv water manaaement facilities consistent with Collier Countv and SFWMD criteria. Please see Exhibit P for further discussion. e) ~ Solid Waste The existino RBCS Is currentlv served bv Waste Manaaement. The solid waste aenerated bv the future RBGS GMPA will not adverselv Imoact the current level of service. Please see Exhibit P for further discussion. f) NIA Parks: Community and Regional: The sublect orooertv will be develooed as commercial. and will not result In Imoacts the communltv or rea/onal Dark svstems. 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), Randall Boulevard will achieve LOS F with or without this prolect. (Please see the attached Exhibit N - Traffic Impact Statement) The prooosed orolect will mltlaate for Its fair share of Imoacts throuah oartlc/patlon In the olanned Randall Boulevard Imorovement pro/ect. The applicant will enter Into a DCA further address/no this need speclflcallv subseauent to the comoletlon of the current des/on orocess. 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) . Please see Exhibit I (Ex/stina Public Services). Exhibit A. GMPA Application 9 www.davidsoJlengineering.com Pli~t9~~g~ 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, Service Provider ChanQe Schools: Collier Countv Schools N/A Fire Protection: Bia Corkscrew Fire Demand for services wiJl increase minimaJlv but will be offset bv the coJlection of imoact fees and ad valorem taxes. EMS Service: Collier Countv Demand for services will increase minimaJlv but will be offset bv the coJlection of imoact fees and ad valorem taxes. F. OTHER Identify the following areas relating to the subject property: 1, D Flood zone based on Flood Insurance Rate Map data (FIRM), Please see Fiaure 8, (oaae 21 of the Exhibit M) for a zonina mao with a Flood Insurance Rate desianation. 2, ST/W-4 Location of wellfields and cones of influence, if applicable, (Identified on Collier County Zoning Maps) 3, N/A 4. N/A 5. N/A Please see Exhibit M (oaae 24 of 35) Traffic Congestion Boundary, if applicable Coastal Management Boundary, if applicable High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable (Identified on Collier County Zoning Maps), Exhibit A - GMPA Application HI WWVv.d avid sonengi neeri ng.com R{1,'{!,9~S~n~ G. SUPPLEMENTAL INFORMATION 1, 6 2. N/A 3, x 4, 5. 6, $16,700.00 non-refundable filing fee, made payable to the Board f County Commissioners, due at time of submittal. $9,000.00 non-refundable filing fee for a Small Scale Amendment, made payable to the Board of County Commissioners, due at time of submittal. Plus Legal Advertisement Costs (Your portion determined by number of petitions and divided accordingly) 6 Acknowledaed Proof of ownership (Copy of deed), Please see Exhibit J (Properlv Deeds) 6 Notarized Letter of Authorization if Agent is not the Owner (see attached form), Please see Exhibit K (Notarized Letters of Authorization) 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 scate as detennined during the pre-application meeting, identification of the subject s~e, 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, Exhibit A. GMPA Application J1 www.davidsonengineering.com DAVIDSON F~' C I~' fEE' j..f C- DISCLOSURE OF lNTEREST INFORMATION Exhibit A GMPA Application )2 wvvw.davidsone ngi neer ing.com DAVIDSON ,hl G ,~, F ro n ," " DISCLOSURE OF INTEREST INFORMA nON A. Individual Owners H!f ; j,:~ L~( p \~:I:FH,~t Jdlc' ':' q,rtO! HtJ~'~:'",e i~j~:~'fc'l 13240 Immokalee Road Naples, FL 34120 Acreage (Prop Appr I Survey): Ownership %: Local Government 37744080003 THE WEST ONE/HALF (Yz) OF TRACT 54, GOLDEN GATE ESTATES, UNIT NO. 23, ACCORDING TO THE PLAT THEREOF, OF RECORD IN PLAT BOOK 7, PAGES 9 AND 10, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. 2.32 ac I 2.32 ac 100% Ownership: Tax IDIFolio#: Legal Description: Acreage (Prop Appr I Survey): Ownership %: Local Government 37744120002 THE EAST 150 FEET AND THE WEST 180 FEET OF TRACT 55, GOLDEN GATE ESTATES, UNIT NO. 23, ACCORDING TO THE PLA T THEREOF, OF RECORD IN PLAT BOOK 7, PAGES 9 AND 10, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. 5.00 ac / 5.00 ac 100% Ownership: Tax ID/Folio#: Legal Description: Exhibit A - GMPA Application 13 W\^/\^'. d a vi d so n e 11 gi nee ri ng. co rn DAVIDSON ~'''G 1 tJ f F r' I.' C DISCLOSURE OF INTEREST INFORMATION A. Individual Owners 'd!ntir . ';,"~',nf\ 3301 Tamiami Trail E. Naples, FL 34112 Acreage (Prop Appr I Survey): Ownership %: Local Government 37750040008 GOLDEN GATE EST UNIT 23 TR 126 OR 1154 PG 691 5.46 ac 15.46 ac 100% Ownership: Tax IDIFolio#: Legal Description: Exhibit A - GMP}\ Applic<llion 14 VI/wV,f.d (J vi d son e ngi nee ri n g. c om Ph \(L9~r<;:U~ DISCLOSURE OF INTEREST INFORMATION A. Individual Owners Hi('f;~,,'6 [v'j 8, lni;;}! 2451 8th Street NE Naples, FL 34120 Acreage (Prop Appr I Survey): Ownership %: 37750120009 GOLDEN GATE EST UNIT 23 N 150FT OF TR 127 2.34 ac I 2.34 ac 100% Tax IDIFolio #: Legal Description: ExhibitA - GMPA Application 15 W\l\lW .david so nengine.ering.com P,~\(L9~Rg,~ DISCLOSURE OF INTEREST INFORMATION A. Individual Owners J,i~q!1 8, idjd~' ';!H,j 1585 W. 76th Street Hialeah, FL 33014 Acreage (Prop Appr I Survey): Ownership %: 37750080000 GOLDEN GA TE EST UNIT 23 S 180FT OF TR 127 2.81 ac / 2.81 ac 100% Tax ID/Folio#: Legal Description: Exhibit A - GMPA Application 16 WW\f\I. d a vi d so n eng i ne ering.co m DAVIDSON F 'oJ, r, I ,,' E ~ R I H C, DISCLOSURE OF INTEREST INFORMATION B Corporate Owners :.. (", ,,!lie' I" l' (Florida Corporation) 5141 Seahorse Ave Naples, FL 34103 Acreage (Prop Appr I Survey): Ownership %: 37744040001 GOLDEN GATE EST UNIT 23 El/2 OF TR 54 LESS THAT PORTION FOR R/W AS DESC IN OR 3111 PG 0500 2.55 ac / 2.51 ac 100% Tax IDIFolio#: Legal Description: Stockholders I Officers: (1) Maria Cabrera, President (50% ownership) 5141 Seahorse Ave Naples, FL 34103 (2) Jose Armando Cabrera, Vice President (50% ownership) 5141 Seahorse Ave Naples, FL 34103 Exhibit A - GMPA Application 17 \^JW\I\I.d a vi d son engi n eeri 11 g.c 0 111 DAVIDSON . t~,,' N .FP 'NG DISCLOSURE OF INTEREST INFORMATION B Corporate Owners , ie,~ Oil, ',,,' (Florida Corporation) 567 parkwood Lane Naples, FL 34103 Acreage (Prop Appr 1 Survey): Ownership %: 37745180009 GOLDEN GATE EST UNIT 23 THAT PORTION OF TR 71 AS DESC IN OR 1854 PG 455-458 1.14 ac 11.14 ac 100% Tax ID/Folio#: Legal Description: Acreage (Prop Appr 1 Survey): Ownership %: 37745120001 GOLDEN GATE EST UNIT 23 TR 71, LESS THAT PORTION DESC IN OR 1659 PG 1510-12, OR 1616 PG 312 4.01 ac 14,011 ac 100% Tax IDIFolio#: Legal Description: Stockholders 1 Officers: (1) Francisco Colasso, President (25% ownership) 567 Parkwood Lane Naples, FL 34103 (2) Stella Colasso, Vice President (25% ownership) 567 Parkwood Lane Naples, FL 34103 (3) Robert Farenham, Treasurer (25% ownership) 10817 Garden Ridge Ct Davie, FL 33328 (4) Laura Farenham, Secretary (25% ownership) 10817 Garden Ridge Ct Davie, FL 33328 Exhibil A - GMPA Application 18 www.oavidsonengineering.r:om DAVIDSON F" r; 11"" ~ r 1 H '"" DISCLOSURE OF INTEREST INFORMATION B Corporate Ownel"S ^ tJ '" , olIO... II> (Florida Corporation) 5141 Seahorse Ave Naples, FL 34103 Acreage (Prop Appr 1 Survey): Ownership %: 37746760004 THE WEST 150 FEET OF TRACT 89, GOLDEN GATE ESTATES, UNIT NO. 23, ACCORDING TO THE PLAT THEREOF, OF RECORDS IN PLAT BOOK 7, PAGES 9 AND TEN, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. 2.34 ac 1 2.34 ac 100% Tax ID/Folio#: Legal Description: Acreage (Prop Appr 1 Survey): Ownership %: 37746720002 THE EAST 180 FEET OF TRACT 89, GOLDEN GATE ESTATES, UNIT NO. 23, ACCORDING TO THE PLAT THEREOF, OF RECORDS IN PLAT BOOK 7, PAGES 9 AND TEN, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. 2.81 ac 12.81 ac 100% Tax ID/Folio#: Legal Description: Stockholders 1 Officers: (1) Maria Cabrera, Vice President (50% ownership) 5141 Seahorse Ave Naples, FL 34103 (2) Jose Armando Cabrera, President (50% ownership). 5141 Seahorse Ave Naples, FL 34103 Exhibit A - GMPA Application 19 \^lW\!\/. da v ids 0 11 e n gi neeri n g.co m DAVIDSON r ", r.' .,1 E ro" 1~' G DISCLOSURE OF INTEREST INFORMATION B Corporate Ownees H'ltH~1 ~u'~d Pi' "~~'Jpfih"HI ~ ,-!{jI'IL, IHi (Florida Corporation) 3055 Terramar Dr Naples, FL 34119 Acreage (Prop Appr 1 Survey): Ownership %: 37748480007 THE EAST Yz, UNIT 23, TRACT 107, ACCORDING TO THE PLAT THEREOF, OF RECORDS IN PLAT BOOK 7, PAGE 9, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. 2.58 ac 1 2.58 ac 11.24% (.29 ac) TaxIFolio ID#: Legal Description: Acreage (Prop Appr 1 Survey): Ownership %: 37748480104 THE WEST Yz, UNIT 23, TRACT 107, ACCORDING TO THE PLAT THEREOF, OF RECORDS IN PLAT BOOK 7, PAGE 9, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. 2.58 ac 1 2.58 ac 25% (.645 ac) Tax/Folio ID#: Legal Description: Stockholders 1 Officers: John P. Sullivan, Pres, VP, Treasurer, Secretary (100% ownership) 3055 Terramar Dr Naples, FL 34119 Exhibit A - GMPA Application 10 WWVV .da vid sonel1gi neeri ng.com DAVIDSON P"Clo-'ffP'tH:; DISCLOSURE OF INTEREST INFORMATION C Trusts ..'\. figeli' ~gl{'S'1'i~ HH (!f.;thh~ t ~ liS' 3209 W. Woodlawn Ave Tampa, FL 33607 Tax ID/Folio#: Legal Description: Acreage (Prop Appr 1 Survey): Ownership %: Trustee: Successor Trustee: Beneficiary: Successor Beneficiaries (2): Exhibit A - GMPA Application 37745200002 GOLDEN GATE EST UNIT 23 TR 72 5.15 ac 15.15 ac 100% Angela Iglesias 3209 W. Woodlawn Ave Tampa, FL 33607 Manuela Spencer 3213 W. Woodlawn Ave Tampa, FL 33607 Angela Iglesias, as Owner and Trustee (100%) 3209 W. Woodlawn Ave Tampa, FL 33607 (I) Manuela Spencer (100%, if Angela is deceased) 3213 W. Woodlawn Ave Tampa, FL 33607 (2) Thomas Spencer ( 100%, if Manuela is deceased) 3213 W. Woodlawn Ave Tampa, FL 33607 2] www.oavidsonengineering.c:om I. DAVIDSON fl"0I~'EERING DISCLOSURE OF INTEREST INFORMATION C Tmsts Halldalll ,and'l rllst AgrecllIclll 2900 14th Street N. Naples, FL 34103 Tax ID/Folio#: Legal Description: Acreage (Prop Appr 1 Survey): Ownership %: Tax ID/Folio#: Legal Description: Acreage (Prop Appr 1 Survey): Ownership %: Tax ID/Folio#: Legal Description: Acreage (Prop Appr 1 Survey): Ownership %: Trustee: Beneficiary (2): Exhibit />, - GMPA Applkation 37746840005 GOLDEN GATE EST UNIT 23 W 180FT OF TR 90 2.81 ac 12.81 ac 100% 37748480104 THE WEST Yz, UNIT 23, TRACT 107, ACCORDING TO THE PLAT THEREOF, OF RECORDS IN PLAT BOOK 7, PAGE 9, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. 2.58 ac 1 2.58 ac 75% (1.935 ac) 37748480007 THE EAST Yz, UNIT 23, TRACT 107, ACCORDING TO THE PLAT THEREOF, OF RECORDS IN PLAT BOOK 7, PAGE 9, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. 2.58 ac 1 2.58 ac 50% (1.29 ac) Lisa Aldikacti 1500 Bonita Lane Naples, FL 34102 (1) Timothy J. Cotter Trust (50%) Timothy J. Cotter Trustee and 100% Beneficiary 1471 Mandarin Rd Naples, FL 34102 22 wvvw.rlav idso nengi neeri ng.com DAVIDSON fo~IG 1"'EfoH'NG ExhihitA - GMPA ApplicR,ioll (2) Adell S. Cotter Trust (50%) Adell S. Cotter Trustee and 100% Beneficiary 1471 Mandarin Rd Naples, FL 34102 23 www.davidsonengine~ring.com DAVIDSON f t~ C I tJ F F ~ I N CJ DISCLOSURE OF INTEREST INFORIVIA TION C Trusts -,\'iHiH'c.! )Vl ~.'r~ liBI H!.'\~I ~~hti ~ Ht-: 102 N. Harvard Blvd Los Angeles, CA 90004 Tax IDIFolio#: Legal Description: Acreage (Prop Appr I Survey): Ownership %: Tax IDIFolio#: Legal Description: Acreage (Prop Appr I Survey): Ownership %: Tax ID/Folio#: Legal Description: Acreage (Prop Appr I Survey): Ownership %: Tax ID/Folio#: Legal Description: Acreage (Prop Appr I Survey): Ownership %: Trustee: Successor Trustee (2): Beneficiary (I): Exhibil A - CMPA Appllration 37746800003 GOLDEN GA TE EST UNIT 23, E 150FT OF TR 90 2.34 ac I 2.34 ac 100% 37748520006 GOLDEN GATE EST UNIT 23, W 180FT OF TR 108 2.73 ac/2.73 ac 100% 37748560008 GOLDEN GATE EST UNIT 23, E 150FT OF TR 108 2.27ac I 2.27 ac 100% 37750000006 GOLDEN GATE EST UNIT 23 TR 125 5.15ac 15.15 ac 100% William M. Grant 102 N. Harvard Blvd Los Angeles, CA 90004 Eric Grant (Co-Trustee) 15890 Lyons Valley Road Jamul, CA 91935 Glenn Grant (Co-Trustee) 2910 70th Street SW Naples, FL 34105 William M. Grant (100%) 102 N. Harvard Blvd Los Angeles, CA 90004 24 W\!lJW. d a vi d son e ngi IIp.eri ng. corn DAVIDSON T,~' G ,,~ F F ro I~' C, DISCLOSURE OF INTEREST INFORMATION D Limited Liability Companies ~"'me~geld neve!optH{,"H~ (j'rOlJitl .!, ~..l <f 3055 Terramar Dr Naples, FL 34119 Acreage (Prop Appr I Survey): Ownership %: 37748480007 THE EAST Yz, UNIT 23, TRACT 107, ACCORDING TO THE PLAT THEREOF, OF RECORDS IN PLAT BOOK 7, PAGE 9, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. 2.58 ac I 2.58 ac 38.76% (1.00 ac) Tax/Folio ID#: Legal Description: Owners I Officers: Osmo A. Hautanen, Member (60% ownership) 1304 Chatsworth Ct E Colleyville, TX 76034-4273 John P. Sullivan, Member (40% ownership) 3055 Terramar Dr Naples, FL 34119 Exhibit A - GMPA Application 25 W\'vvv.d a vi d so n e ngi neeri ng. co m DAVIDSON F','<.'N..r"-!G DISCLOSURE OF INTEREST INFORl\IA no N E Contract for Purchase ~!;metgefd D(,:,-vel(J~! n!(~ld 4: t HdJi n ~ t J( 3055 Terramar Dr Naples, FL 34119 Ootion purchase AlITeements for: Acreage (Prop Appr I Survey): Ownership %: 37750120009 GOLDEN GATE EST UNIT 23, N 150FT OF TR 127 2.34 ac I 2.34 ac 100% Tax/Folio ID#: Legal Description: TaxlFolio ID#: 37750080000 Legal Description: Acreage (Prop Appr I Survey): Ownership %: GOLDEN GATE EST UNIT 23, S 180FT OF TR 127 2.8] ac/ 2.81 ac 100% Owners I Officers: Osmo A. Hautanen, Member (60% ownership) 1304 Chatsworth Ct E Colleyville, TX 76034-4273 John P. Sullivan, Member (40% ownership) 3055 Terramar Dr Naples, FL 34119 ExhibitA - GMPA Application 26 WVV\,.". d avid S 0 ne ngi nee ri n g.c 0 III DAVIDSON F'!'"G'HFFn IUCj, GROVV-TH MANAGEMENT PLAN POLICIES Exhibit A GMPA Application 27 www.davidsonengineering.com DAVIDSON F,_,,"",'NffP'HC Randall Boulevard Sub-District: The proposed Growth Management Plan Amendment (GMP A) furthers the vision of the Golden Gate Area Master Plan's Future Land Use Element. The following Objectives and Policies have been considered in this application: Future Land Use Element Policy 7.3 All new and eXlstmg developments shall be encouraged to connect their local streets and their interconnection points with adjoining neighborhoods or other developments regardless ofland use type. The proposed GMPA is the first step toward to a commercial rezone that will provide appropriate interconnections within the subject propertv and to existin!! parcels and roadwavs to the west. north and east. This project will create a fitllv interzrated site with access constraints that do not adverselv affect adjacent roadwavs. Golden Gate Area Mastel' Plall GOAL 3: Provide for basic commercial services for purposes of serving the rural needs of golden gate estates residents, shortening vehicular trips, and preserving rural character. The proposed GMP A furthers the intent of !!oal #3 bv providin!!" in demand" services to existinrz and future planned residences in the area. The service demand is further outlined in Exhibit L {Market Conditions Studvi. Please see the responses to the F.L. UE. policies above. Goal 3 as further defined bv Objective 3.1 and Policv 3.1.1 addresses specificallv the placement and desirznation ofNeirzhborhood Centers within Golden Gate Estates and their compliance with desil!ll criteria established for them. These centers serve to provide verv limited services to portions of the Estates. but due to the desiflll and land use limitations contained in the GMP with rerzard to these centers: thev are insufficient in size and location to provide the necessarv retail services for the existin!! and :uture Estates population. The rzeneral ineffectiveness of these centers to achieve their intended pur ose was hirzhltllhted bv the Horizon Studv Master Committee in a report to the Board of Commissioners in September of 2008 which states 'The promotion of commercial and industrial land uses in the studv area. which assist in alterinll the current transportation modal splits are necessary to reduce traffic conrzestion and trip lenllths. " In order to provide needed retail services to the Estates. vou have primarilv two options. The first is to convert lands whollv within the Estates at major intersections into retail nodes. The second is to convert lands on the peripherv of the Estates alonll established travel routes into commercial centers. It is the intent of this application to identifv an additional 48.84 acres of/and that lie adjacent to and across the street om existin commercial develo ment and / or commercial zonin as an a ro riate location or new commercial services. The sub 'ect ro er lies on the eri he 0 the Estates at the intersection 0 two critical roadwavs that are well travelled bv Estates Residents. The subject propertv is bordered to Exhibit A - GMPA Application 28 www.davidsonengineering.com 11.':":: ~ Pb\f,1,9~rq}'~ the North bv commercial zonini! that is underi!oini! develovment aloni! with hii!her density residential. To the West is an existini! canal and within the vroject boundarv lie two fire stations. a i!as station and a small retail center. Only 10 residential structures are adjacent to this vroject which will vermit the vroject to vrovide vei!etative or hard structure buffers to further vrotect these vroverties not only from the imvact of this vroject but also from the future roadway noise from Randall Blvd. as it is widened. When comvared to locatini! a similar center wholly within the Estates. it would be difficult to find a location at the intersection of two key roads where the votential imvacts to residential vroverties would be less that what is vrovosed for this vroject. Bv lomtini! this vroject where residential imvacts are minimized and where the existini! traffic vatterns would result in a hii!her dei!ree of "cavture" of existini! residents who drive bv this site on a daily basis. the vroject helvs vreserve the rural character of the overall Estates bv vrovidini! the reauired services on the verivherv and reducini! triv leni!ths while minimizini! the imvacts to residential varcels. Lastlv. the vetition seeks to vermit C-I throui!h C-3 uses within the PUD and a limited number ofC-4 uses. While neii!hborhood centers are restricted to C-I throui!h C-3 uses as a way of limitini! the external imvacts trom develovment on these small varcels. a lari!er varcel has a i!reater ability to insulate and buffer adjacent varcels trom those imvacts. C-4 uses that are not allowed in C-3 include for examvle i!arden suvvlv stores. car washes. hosvitals. medical laboratories. florists. movie theatres. indoor recreation. and similar uses. Not all of these uses may be deemed comvatible at the time of rezonini!. but to vreclude the ability to reauest these tyves of uses on a lari!e. well situated varcel is not avvrovriate at the GMP Amendment review stai!e. HE 697 Requirements Provide data and analysis that demonstrate the proposed land usesl development will result in the reduction of greenhouse gases, etc. (Staff acknowledges that the implantation of HB 697 is primarily the responsibility of local governments. However, the applicant should demonstrate that the proposed amendment will further the new legislation through the reduction of greenhouses gases, etc. Please refer to HB 697 and/or the DCA's website- specifically Secretary Tom Pelham's presentation entitled, "The Role of Local Land Use and Transportation Planning in Reducing GHG"- for greenhouse gas reduction strategies.) One key comvonent reveated throui!hout the vrovosed stratei!ies for comvliance with HB 697 and the reduction of Green House Gases (GHGi is the reduction of vehicle miles traveled (VMT!. VMT is identified bv DCA Secretarv Tom Pelham as a "kev factor" in his revort titled "The Role of Local Land Use and Transvortation Plannini! in Reducini! GHG ". The vrovosed vroject will add retail. office. medical and i!eneral commercial uses in an area of the county that has reveatedlv been identified as beini! i!rosslv underserved in retail services. Unlike more urban settini!s where stratei!ies of vrovosini! hii!her densities may contribute to reducini! the averai!e vehicle miles travelled. the rural residentially dominated Estates will not allow for hii!her densities. As Exhibit A - GM PA Application 29 wVv'vv.da v idso nl" ngi neeri ng.com E".""' '.'.... DAVIDSON p-Jc,'Nff"'" ,~ a result. the most lordcal and reasonable method to reduce VMT is to locate necessarv services where thev are most easilv accessible to residents in the Estates. The proposed Land Use Chanf!e will brim! 390.950 square feet of commercial retail and office space to the intersection of Randall Blvd and Immokalee Road. With the exception of a few small scale retail businesses in the immediate area. the nearest shoppinz center lies 5.5 miles to the west of the subiect site and 11 miles west of the eastern edf!e of the Estates. The nearest shoppinf! center to the North lies 20 miles awav in the Immokalee communitv. 12 miles bv road north of the Northern edf!e of the Estates area. The size of the proposed proiect will allow for a fUll ranze of retail convenience services that will substantiallv meet the needs of the surroundinz communitv. This will result in a reduction of VMT ranf!inz between 5 and 10 miles each wav for manv basic f!oods and services. Secondlv. the proiect will create iobs in a location where there are relativelv few moderate and larze scale emplovers outside of the Collier Countv Public School Svstem. Locatinz businesses in the Estates will help shitl the AM and PM peak hour traffic patterns on all Countv Roads in the area. While the proiect will create additional traffic on roads adiacent to the subiect propertv. its primarv impact to the road svstem will be to reduce trip lenzths for Estates residents therebv improvinz capacitv on these roads as well as contributinf! to a reduction in GHG in accordance with HB 697. Exhibit Ii. - GM PI-\. Application 30 If'; 1.''11 VV, d C\ v i d so 11 t' ]'1 gi 11 ef' I 'i Ilg.C () III t ......,,-" PhY~9~R<?'J'~ PROFESSIONAL QUALIFICATIONS Davidson Enl!:ineerinl!: Tim Hancock, AICP Director of Planning Mr. Hancock has a Bachelor's Degree in Geography with emphasis in Urban Planning from the University of South Florida and has practiced planning in Southwest Florida since 1990. He has been a member of the American Institute of Certified Planners since 1994. Mr. Hancock has been tendered and accepted as an expert in land planning in cities and counties throughout Florida as well as being tendered as an expert witness in the area of Planning in both State and Federal court proceedings. FredeIick E, Hood, AICP Project Planner Mr. Hood attended the University of Cincinnati's Design Architecture Art and Planning College (DAAP). He graduated in 2003 with a Bachelors Degree in Urban Planning. He has worked full-time in the private sector as a planning consultant for the last 6 years. He currently holds a certification from the American Institute of Certified Planners and has been employed as a Project Planner at Davidson Engineering since November of 2006. Jeremy Sterk Director of EnviI'onmental Services Mr. Sterk graduated Magna Cum Laude with a Bachelor's Degree in Aquatic Biology. As Director of the Environmental Services Department at Davidson Engineering, Mr. Sterk is responsible for providing expertise in all aspects of environmental project management and environmental permitting. He has been an environmental consultant in Southwest Florida since 1994 and has worked on projects throughout Collier, Lee, Hendry, Glades, and Charlotte counties. In 1998 Mr. Sterk was published for a field research project in the Bahamas that utilized telemetry tracking to study the swimming speed of sub-adult lemon sharks. Mr. Sterk is a member of the Florida Association of Environmental Professionals, the Conservation Collier Land Acquisition Advisory Committee, and the Conservation Collier Land Evaluation and Management Subcommittee. Please see Exhibit M-l for Mr. Sterk's detailed resume. Exhibit B . Professional Qualifications www.davidsol1engineering.com t P~\(~~~:~~ Roetzel & Andress. LP A R, Bruce Anderson Project Attorney Mr. Anderson is a partner in the Roetzel & Andress law firm and has more than twenty- five years private and public sector experience land use, zoning and environmental law in Southwest Florida. He graduated from Stetson University College of Law and is admitted to practice in Illinois and Florida. Mr. Anderson has an A V rating from the Martindale-Hubbell Law Directory and was selected in "The Best Lawyers in America" for Land Use and Zoning in 2007 and 2008. Trebilcock Consultin Solutions P A Norman J, Trebilcock, AICP, P,E, President Mr. Trebilcock has a Bachelor's Degree in Civil Engineering from the University of Miami and a Master's Degree in Engineering, with an emphasis in Public Works from the University of Florida. Mr. Trebilcock is also a graduate of the US Army Engineer Officer Basic Course. Mr. Trebilcock has practiced transportation planning and engineering in Southwest Florida since 1990. Mr. Trebilcock produces plans, designs, and permitting efforts on public works and private sector projects. His primary area of expertise is in transportation engineering, including highway design, utility relocation, drainage design, street lighting, signalization, access management and permitting. He prepares and reviews traffic impact statements and related reports. In addition to being a registered Professional Engineer and holding a certification from the American Institute of Certified Planners, Mr. Trebilcock holds an FDOT Advanced Work Zone Traffic Control Certification. Fraser & Mohlke Associates George C, "Chuck" MoWke President and Mal-ket Research Director. Mr. Mohlke is a cum laude graduate in Political Science from the University of Minnesota. He is President and Market Research Director of Fraser & Mohlke Associates, a research and public relations firm in Naples, Florida established in 1984. Fraser & Mohlke provides a range of market research, marketing, and public relations services to Collier County's business community and its local governments. Fraser & Mohlke's experience includes planning and feasibility studies for a variety of clients in private enterprise, non-profit organizations, and government units. In Collier County, he served on the Rural Fringe Area Assessment Oversight Committee appointed by the Collier County Board of Commissioners. He serves presently as the Secretary of both the Collier County Housing Finance Authority and the County's Health Facilities Authority. Exhibit B - Professional Qualifications 2 www.davidsonengineering.com L P~\f~F?~~gJ~ 3) Randall Boulevard Commercial Subdistrict- It is the intent of this Subdistrict to provide commercial aoods and services to the surroundina area. 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, 72. 89. 90. 107. 108. 125. 126 and 127. Golden Gate Estates, Unit 23; and the !;ia!;t 1 €Ie feet of Tract~ 54 & 55, Golden Gate Estates, Unit 23. See Map 11 the Randall Boulevard Commercial Subdistrict Map. a) The Criteria for the subdistrict are as follows: . All commercial development is encouraged to be in the form of a PUD. . Projects directly abutting Estates zoned property shall provide, at a minimum, a 75-foot buffer of retained native vegetation in which no parking or water management uses are permitted; except that, when abutting conditional uses no such buffer is required. Tract 55 shall orovide. at a minimum. a 50-foot buffer of retained native veaetation in which no water manaaement uses are oermitted on its eastern boundarv. Tract 55 shall onlv be utilized for ourooses of native preservation and water manaaement areas. Shared parking shall be required with adjoining developments whenever possible. b) Limitation of Uses - Uses shall be limited to the following: Automobile Service Station; Barber & Beauty Shops; . Convenience Stores; . Drug Stores; . Food Markets; . Hardware Stores; . Laundries - Self Service Only; . Parks, Public or Private . Post Offices and Professional Offices; . Repair Shops - Radio, TV, Small Appliances and Shoes; . Restaurants, including fast food restaurants but not drive-in restaurants . Shopping Center. as defined in the Land Develooment Code comorised of uses consistent with those identified in this section. Veterinary Clinics with no outside kenneling. . Permitted and conditional uses allowed in the C-4 zonina district shall also be allowed except the for followinq: Exhibit C - Proposed GIVIPA Text Amendment Language www.claviclsonengineering.com I DAVIDSON FNGIN~FP1'"G Tire Dealers. Automotive Retail (Group 5531) Automotive Parkino (Group 7521) Communication Services (Group 4899) Drinkino Places (Group 5813) Fishino Piers (Group7999) Glass and Glazino work (Group 1793) Health Services (Groups 8059-8069) Specialtv Outpatient Facilities (Group 8093) Houseboat Rental. Lakes Operations. Partv and Pleasure Boat rental (GrouP 7999) Laroe Appliance repair service (Group 7623\ Marinas (oroup 4493 and 4499) Miscellaneous Repair Services (Groups 7622- 7641.7699) Liouor Store. unless operated bv Grocerv Retailer (GrouP 5921) Used Merchandise Store (Group 5932) Automatic Merchandisino Machine Operators (Group 5962) Direct Sellino Establishment (Group 5963) Escort Services. Massaoe Parlors. Tattoo Parlors. Turkish Baths. Weddino Chapels (Group 7299) Bettino Information Services. Bath Houses. Billiard Parlors. Bookies and Bookmakers. Cable lifts. Carnival Operation. Circus Companies. Fortune Tellers. Go-cart racino operation. Off-track bettino. Pino Pono Parlors. Rodeo Animal Rentals. Rodeos. Shootino Ranoes. Trapshootino Facilities (GrouP 7999) Parole offices. Probation offices. Public welfare centers. refuoee services, settlement houses (Group 8322) Tow-in parkino lots (Groups 7514. 7515. 7521) Animal Specialtv Services (Group 0752) c) Site des ion and architectural treatments: Exhibit C - proposed GMPA Text Amendment Language . All or part ofTracts 54.71.72.89.90. 107. 108. 125. 126 and 127 shall at time of zonino provide information and conceptual desion materials indicatino the stvle and oeneral architectural desion of buildinos. . The focus of proposed desion elements shall be to capture the rural nature of the surroundino area in the features and desion of the proiect where practicablv possible. 2 www.claviclso 11 e n gi 11 ee ri 11g. (0111 LEGEND CRANDALL BOULEVARD GMPA SITE EXISTING ZONING CE - ESTATES (v = VARIANCED ESTATES PROPERTY) .MPUD - MIXED PLANNED UNIT DEVELOPMENT .PUD - PLANNED UNIT DEVELOPMENT "F_.;">_~~ De DAVIDSON ENGINEERING, INC. 3530 KRAFT ROAD, SUITE 301 NAPLES, FL 34105 P.~X,1,9p,81?! PHONE: 239-434-6060 RANDALL BOULEVARD GMPA SITE EXHIBIT 0: LOCATION MAP De~~~~~~i~g~~Es~~~~~~' RANDALL BOULEVARD GMPA SITE Pl'~,\;,II?~,9,l~ ~~~~i\~~~~~~060 EXHIBIT E: AERIAL LOCATION MAP <.9 z a.. a.. <( :2 C/) () () :::::> .....J LL I l- S .....J <( 0::: UJ <( (j) o o N ....... I UJ l- ce I >< UJ u~ ~~ ci'~ z_ i:') c wll) '" WCIot)Cl z<o~ ~~~~ Wt-..JO>> Zl.l-LLf") O~ui~ ,g~~~ ~~~~ c~za.. W~~ o a~~ oe DAVIDSON r,JCII""( ,,'10'(' List of potential protected species according to each FLUCCS category present onsite. 110 NONE 175 NONE 310 Burrowing Owl Speotyto cunicularia SSC Florida Sandhill Crane Grus canadensis pratensis T 321 Audubon's Crested Caracara Polyborus plancus audubonii T T Beautiful Pawpaw Deeringothamnus pulchellus E E Burrowing Owl Speotyto cunicularia SSC Curtis Milkweed ! Asclepias curtiss;; E Fakahatchee Burmannia Burmanniaflava E Florida Black Bear Ursus americanus j10ridanus T Florida Coontie Zamiafloridana C Florida Sandhill Crane Crus canadensis pratensis T Gopher Frog Rana capito SSC Gopher Tortoise Gopherus polyphemus SSC Eastern Indigo Snake Drymarchon corals couperi T T Southeastern American Kestrel Falco sparverius paulus T 411 Beautiful Pawpaw Deeringothamnus pulchellus E E Big Cypress Fox Squirrel Sciurus niger avicennia T Eastern Indigo Snake Drymarchon cora is couperi T T Fakahatchee Burmannia Burmanniaflava E Florida Black Bear Ursus americanus floridanus T Florida Coontie Zamiafloridana C Florida Panther Felis concolor coryl E E Gopher Frog Rana capito SSC Gopher Tortoise Gopherus polyphemus SSC , Red-Cockaded Woodpecker Picoides borealis T E ! Satinleaf Chrysophyllum oliviforme E I Southeastern American Kestrel Falco sparverius paulus T i Twisted Air Plant Tillandsiaflexousa E 621 i American Alligator Alligator mississippiensis SSC T(S/A) Everglades Mink Mustela vison evergladensis T Florida Black Bear Ursus americanus floridanus T Florida Panther Felis concolor coryi E E Gopher Frog Rana capito SSC Limpkin Aramus guarauna SSC Little Blue Heron Egretta caerulea SSC Snowy Egret Egretta thula SSC E>:lrihi( E2 - P)'(l\ecteJ Species Survey Data Table VII\II/\v.davi (Iso nengi neei'i ng.co rn f;" ~e~ ~*,";J~'lIF" '. DAVIDSON c",(, "Hr~'," Tricolored Heron Wood Stork American Alligator Everglades Mink Florida Black Bear Florida Panther Gopher Frog Little Blue Heron Snowy Egret Tricolored Heron Wood Stork 814 NONE 832 NONE Egretta tricolor Mycteria americana Alligator mississippiensis Mustela vison everg/adensis Ursus americanus jloridanus Felis concolor coryi Rana capito Egretta caerulea Egretta thula Egretta tricolor Mycteria americana 624D Exhihit E2 - Pl'Otected Species Survey DClt"l T<'1hJe sse E sse T T E sse sse sse sse E E T(S/A) E E vtlvvw.da vi dso nengi n ceji ng.co!11 '0 _ ~~ ~~m ~o ,z "'lJZl;:C %)>"'!!: 0"'0... Zr-;o;C mm$UI "yo 0 N." Z ~.- m J.t;uz t-ge =~cdifi c:> . m '" UI;U C) 5z ....Gl m. "'- c:>Z -p m X I OJ -i " N o Z z G> s:: )> "'U ;;:0 )> Z C )> I' I' OJ o C I' m ~ ;;:0 c G) s:: ~ (J) - -of m ._. . E DAVIDSON ENGINEERING, INC, 3530 KRAFT ROAD, SUITE 301 NAPLES, FL 34105 P.1\'Y!I?~'<;?.,r;,! PHONE: 239-434-6060 RANDALL BOULEVARD GMPA SITE EXHIBIT G: FUTURE LAND USE MAP EXHIBIT H: Archaeological Probability Exhibit e"' This record search Is for Informational purposes only and does NOT constitute a ,. project review. This search only Identifies resources recorded at the Florida Master ", Site File and does NOT provide project approval from the Division of Historical Resources. Contact the Compliance and Review Section of the Division of Historical Resources at 850-245-6333 for project review Information. September 9, 2009 ';.:;Plorida rMaster .:~.".. Site~ ," Pile ~~ Jessica Ramos Davidson Engineering, lnc, 3530 Kraft Rd" Suite 301 Naples, FL 34105 Email: Jessica@davidsonencineering.com In response to your inquiry of April 7,2009, the Florida Master Site File lists no previously recorded archaeological sites, one historic bridge and no standing structures in the following parcels of Collier County: T48S, R27E, Section 27 When interpreting the results of our search, please consider the following information: . This search area may contain unrecorded archaeological sites, historical structures or other resources even if previously surveyed for cultural resources. . Because vandalism and looting are common at Florida sites, we ask that you limit the distribution of location information on archaeological sites. . While many of our records document historically significant resources, the documentation of a resource at the Florida Master Site File does not necessarily mean the resource is historically significant. . Federal, state and local laws require formal environmental review for most projects. This search DOES NOT constitute such a review. If your project falls under these laws, you should contact the Compliance and Review Section of the Division of Historical Resources at 850-245-6333. Please do not hesitate to contact us if you have any questions regarding the results of this search. Sincerely, , .J .f/ -I!"~-f_~:1(' Iv~.) Celeste Ivory Assistant Supervisor Florida Master Site File mcivorv\al,dos.state. fl. us 500 South Bronough Street. Tallahassee, FL 32399.0250 www.f1heritage.com/preservationlsitefile Q'::;;(L'J.1'\_h.d.L1() nh I Q.::;;rL').1"j;;L11.0 f~v I ~1tp"R;lprnlr1nc d-:ltp flllC EXHIBIT H: Archaeological Probability Exhibit \ 'X II ...." '." \ ""/ . ' / 'L \ r , I '").'\ .u" Ii \ I 1 .." I . 'n 1 ' ~- -:\ - '" ~-- ~. ,. ~.. --!-:"- ... ~. -". ....IiI-- -'1. ,C' " ~/" ..... 1,.\.. \~ '. , , ,,' ( /~ ,- / ...u.:.._ -IlL .,!...; ..,l ,'- " ..,,- , -' ., .... ....u.:. ,...l.. ~"""i!l'-- ,~--..I" ". - '-'~ -~ ".O!.!- .... ., ..:J&- _ -Y- ........ oW>- ~._ \~i):: "i \,;,;_ .' >' I. .J. lil ' ~ ~ "'// ~'r .. \~ ~'\. ::!\ (X-I \ .:'~ II'~' \ '. ''\~- ::.~:::~\] ( ___,.L~' ...!1t-" \- \,1 \ --'--' ',.' - I' ~ 'I ___~" I . r "'" ....- ~ " \ ;,\\ r \ ! I , ....':\ .,j ~ .'1' I ~;' , l ''Fi \ \..1 \\ ' \\....- \\ \\ \\:..w. '.'- ~ \\-~ ."... .-\l~ ...... -- /- ...... - " :1 '- ,. , , 'ji /,- " \-4J.I.i' \,:i.,( I' ft"' '1, /";' ........... \, ~IJ' ?/L~ ~~ I:' \i ) ~, t \ .oJ..- \ . , ". -6 .A. _. - i ~ " .:J I, , I). '~'-;11 I' .- .}, II I -~ ... i ...J\ )~ \ .... 'I J ~ .,. .... ,,,!" ,.=:~..,.. ...... _.u., -~ ,;.' '<'; ~~._,- ! -'-1. j'; :! f' , .' -~. t- ! ,~, ,~ . ~4 ~ I-~"~~ I I \ \ {i- I ~,', ( ,.lJ"' -~.,,- .~ "'" ~ 11 .\11 11 " IL_-w::::-~ 1- -~.. ....,...---- I -II - .\j!.~ --~." ...... .."!I",,". .~.t,.... '" _.,L;_ -'-'-"::-~-':'r I I ~- - ~. ..... --;" , ~- I \ -!:!,~ \ r-' , .... .,: ~, .Ij,,; .oj! >44 "~.-_. \\ , ~~. ......,- ,", " -. .w.. --~--~.- ..~~-=-~._~ ..., .~,.l. ..L. ...... ........ -'-'!:;;' "";!,,- .". ~ ,.. \' ........ " ,"". ..,o,\.\. -.... .-- \ .~, ~~ . ~~. ~o: ~ .~,I. .......- --- \\ ~-'~~~~~~. - \ \ -oJlllo;.- "" '.,\ ~ ..L. ~:.!t- ".J...I- ~.!: \ .... """*' .. \ .- ~. \\-' ~~- '\ \. ---::,:Y-'\-'\ ( 1 l. .~ , , , 4'. '\ . j T'----..- ._L 7.\ ^ _.;..~ n~_'~_'n\ 0\ D__.-1~" o_..l~ .__.-1 rc. ~n ~ rw n" 1 ~\,,-....n ~ \ A.'. <:'......_;.._I\c,,1.;1.;. u 2 .:' ~__1__,"~1~_;",_1 n_~1._"':l;. . C..1-.;...:. .-1_~ - ........1!. ,;i, d -!'-. ,~ .... --..... .~. ,-\!'- ~ " r ! ---'- I ~ 1'- ...... ~ ,~,~ .,.l~ -~- \\ '." EXHIBIT H: Archaeological Probability Exhibit ~ ~ ~ ,- 0 u 0 ~ m " " S ~ ~ 0 ~ ~ ~ " ~ z ~ 0 H H H < C U " S '" 0 " 0 ~ ~ '" H ~ 5 R 0 ~ u ~ > w "' " 0 " 0> ~ U " W ~ ~ ~ if, 0 ~ ,. " {~ " H "' ,., ~ " z " 0 H ., ~ u " " p ~ m ~ Z " ~ " ~ 0 ~ u Z " ", ~ , " H " <0 " ~ " u " "' " ,. " '" " " . (; " H " H " H " m " ? ., , " ~ " " u " " c ~ 0 '" ," 0 0 ~' , ~ N " if c N , N ,. , -n m l'; 0 w " 0 " " N m g 0 " ,- ~ N m " 0 , 0 c- o " '" " ~~ " m 0 n '\J H N . ~ w .' " ,- ,. d " H 0 " d ~ " " p' ,d " Z:\Active Projects\R\Randall Boulevard GMPA 08-0014\GMPA\4th SubmitlaJ\Exhibit H ~ Archaeological Probability Exhibit.doc 3 EXHIBIT H: Archaeological Probability Exhibit CODE Decoding Archaeological Site Types SITE TYPE ABOB AGRI BLDG BRID BURR BURP CAMP CANA CAVE CCCC CIST CLAY DEST FIEL FORT HAEI HEAR HOUS INDE INDU !NUN LGTH MDBU MDPL MDSH MIDD MILl MILL MISS MLCO MLGR MLLU MLSU MOUN NARF NVST OTHR PALE PLAN POPI QUAR RAIL REDE REFU RIDG RING ROAD SALT SCAR SCCE Aboriginal Boat Agriculture / Farm .. Building Remains - foundation, chimney Bridge Burial(s) (historic) Burial(s) (prehistoric) Campsite (prehistoric) Canal Cave CCC Camp (forest) Cistern Clay Pit .. Destroyed (totally) Old Field (historic) Historic Fort Habitation (prehistoric) Historic Earthworks House Indeterminate ** Industrial Inundated Land Site Lighthouse Prehistoric Burial Mound Platform Mound (prehistoric) Prehistoric Shell Midden Prebistoric Midden(s) Military Unspecified Mill Mission Cotton Mill GristMill Lumber Mill Sugar Mill Prehistoric Mound(s) Nonartifact: No Defining Artifacts Naval Stores Other Paleontological .. Plantation Possible Paleoindian Prehistoric Quarry Railroad Line Segment Redeposited Site Historic Refuse Shell Ridge (relict) Prehistoric Shell Ring Historic Road Segment Saltworks Artifact Scatter Ceramic Scatter CODE SITE TYPE SCLl SCNQ SCSH SHRI SING STIL STOR TOWN TURP UANC UCAR ums UFRE UNKN UNSP USAL UUNS UWHF WALL WELL WHAR WKER WKSH WREC 4 Lithic Scatter / Quarry (prehistoric) Lithic Scatter / Non.quarry Prehistoric Shell Scatter Shrine ** Single Artifact Still Store Historic Town Turpentine Camp Anchorage Midden - Underwater Careening Midden. Underwater Underwater Disposal Midden Freshwater Submerged - Unspecified Unknown Unspecified on Form Saltwater Submerged - Unspecified Underwater - Unspecified Wharf Midden - Underwater Wall Historic Well Wharf / Wbarves Prehistoric Earthworks Prehistoric Shell Works Historic Shipwreck ** _ Coding is too vague or otherwise to be avoided when possible. C.\J"'o.(lF'('\llor.r\C'r'D""VI\'vrc,-."nc f""V""'\r EXHIBIT H: Archaeological Probability Exhibit CODE DECODING ARCHAEOLOGICAL CULTURES CULTURE 19TH 20TH AFRO ALAC AMAC AMER ARC ARCE ARCL ARCM BLG BLGl BLG2 BLm BLG4 BOOM BRIT CADE CIVL CREE DEPR DEPT DUTC ELLI ENGL EURO FREN FTWL GL GLI GLlA GLIB GL2 GL2A GL2B GL2C GL3 GUA GUB GUC HICK HlST INDE ITAL JAKE KOLO LAMA LEJE MALI MAL2 MANA MODE MTTA Nineteenth Century American Twentieth Century American Afro. American Alachua American Acqn. & Development American Archaic Unspecified ** Early Archaic Late Archaic Middle Archaic Belle Glade Belle Glade I Belle Glade II Belle Glade 1lI Belle Glade IV Boom Times British Cades Pond Civil War Lower Creek Depression I New Deal Deptford Dutch Elliots Point Englewood European Misc. ** French Fort Walton Glades Glades I Glades IA Glades IB Glades II Glades IIA G lades lIB Glades II C Glades III Glades IlIA Glades IIIB Glades III C Hickory Pond Historic - Unspecified Indeterminate >I< >I< Italian Jaketown ** Kolomoki Lamar Leon - Jefferson Malabar I Malabar II Manasota Modern (post 1950) Mt. Taylor CODE CULTURE NARF NORW ORAN OTHR PALE PENS PERI POSR POTA PREA PREC PREH RECO SAFE SEMI SJ SJI SJlA SJlB SJ2 SJ2A SJ2B SJ2C SPI6 SPI7 SP18 SPAW SPN SPNI SPN2 SRSC STAU STPB SWF SWFE SWFL TRAN UNSP WE WEI WE2 WE3 WE4 WE5 WEI WEll WOD WODE WODL WODM WWIA WW2A 5 Non - Artifact: Culture? Norwood Orange Other Paleo - Indian Pensacola Penco Post - Reconstruction Potano Prehistoric - Aceramic ** Prehistoric - Ceramic ** Prehistoric - Unspecified ** Reconstruction Safety Harbor Seminole St. Johns St. Johns I St. Johns IA St. Johns IB St. .lolms II St. Johns IIA St. Johns lIB St. Johns IIC First Spanish 1500-1599 First Spanish 1600-1699 First Spanish 1700.1763 Spanish - American WaT Spanish Spanish - First Period Spanish. Second Period Santa Rosa. Swift Creek St. Augustine Statehood & Prebellum Swift Creek Swift Creek. Early Swift Creek - Late Transitional Unspecified on form ** Weeden Island Weeden Island I Weeden Island 2 Weeden Island 3 Weeden Island 4 Weeden Island 5 Weeden Island I Weeden Island II Woodland ** Early Woodland .. Late Woodland .. Middle Woodland" World War I & aftermath World War 2 & aftermath ** - Coding is too vague or otherwise to be avoided when possible. r:'.\rv'v"~\nn^t"'\C'''''D''F'\V\C'rr.-::t"'A'''"C rV,r EXHIBIT H: Archaeological Probability Exhibit RNG 27\ RNG 28 22 23 2' I. 20 21 22 I 27 26 25 30 29 28 ! I t 1.~4X1O 34 35 36 31 32 TWP 47 TWP 46 2 8 5 4 11 12 7 6 . 10 i ~ '14 13 16 '7 16 15 . C.!{. B~ ~ RBCS GMPA SITE 2. 19 I 20 21 22 23 RAlilIoW,ilL\'1I. 2...8 ~7 26 25 30 29 26 27 ii 33 I 34- 35 36 31 a2 33 3' """ ., _1NtlIcAlES AMA5 OF HISTOIlICli./.u\CtVoEOUlGlC:lI. Pll'O_Ul)' * ""DlCA.ftSHlSfORlC$nlUCTl.lllE(NCTTO$C<l..(} elNCll(:o\'lUAACliOLOlOGlClol-sm:(NOTYOsc.o.u:) ~"'DIa<TaIt'!l'OR1ClllSTlllC1 CORKSCREW SE QUADRANGLE ARRAS OF HISTORICAL/ARCHAEOLOGICAL PROBABILITY o - .,..----~~ 6 Z:\Active Projects\R\Randall Boulevard GMPA 08-00l4\GMPA\4th Suhmittal\Exmbit H - Archaeological Probability Exhibit.doc EXHIBIT H: Archaeological Probability Exhibit USGS CORKSCREW SE: DATA SHEET General Descrintion: This quadrangle lies in the northern portion of Collier County, within the Flatwoods Zone. Corkscrew Swamp Sanctuary marks the extreme northwest corner of the map area. The dominant natural feature within the quadrangle is Big Corkscrew Island, an expanse of level, poorly drained land crossed by Horsepen and WInChester Strands, Other wetland features include Bird Rookery Swamp and Shaggy Cypress Swamp. Alterations to the natural landscape include an extensive network of roads and ditches associated with the Golden Gate Estates development. Adjacent lands are predominantly ditched agricultural fields. State Roads 846 and 858 cross the map area. Previous Work: No systematic professional historical/archaeological survey bas been conducted. The ABC's 1991 assessment included several localities within the Golden Gate Estates development. No sites were discovered. Recorded/Renorted Sites: There are two reported archaeological sites in this quadrangle, Neither can be plotted due to insufficient locational infonnation in the FSF. 8CR79 is a small aboriginal sand mound that is probably located near Horsepen Strand (ABC 1988:108). The other is Fort Doane, constructed near Horsepen Strand at the end of the Second Seminole War (Florida Preservation Services 1987). DiscussionlRecommendations: Based on the predictive model, the generally low and poorly drained conditions, f\atwoods vegetation, and absence of hammock soils, the Corkscrew SE quadrangle is deemed to have a low site potential. Only three discrete areas of better drained soil in the vicinity of Horsepen Strand are shaded on the Probability Map, Professional archaeological survey is recommended for the three areas shaded. In addition, 8CR79 should be relocated and assessed by means of archaeological testing, 7 Z:\Active Projects\R\Randall Boulevard GMPA 08-0014\GMPA\4th Submittal\Exhihit H Archaeological Probability Exhibit.doc EXHIBIT H: Archaeological Probability Exhibit USGS CORKSCREW SE: SITE INVENTORY SHEET Site No. Site Name Tvoe(s) Comments CR00079 CR00660 Camp Key Fort Doane H 7 not plotted not plotted 8 Z:\Active Projects\R\Randall Boulevard GMPA 08-00 I 4\GMPA\4th Submittal\Exhibit H - Archaeological Probability Exhibit.doc LEGEND flJ RANDALL BOULEVARD GMPA SITE * COLLIER COUNTY SHERRIFF FACILITY -+ COLLIER COUNTY EMS FACILITY -B> COLLIER COUNTY FIRE STATION . ORANGETREE UTILITIES (PRIVATE PROVIDER) C.:J 1 MILE DISTANCE RINGS MAJOR ROADWAYS __ COLLIER COUNTY MAINTAINED ROADS COLLIER COUNTY FIRE DISTRICTS 8 BIG CORKSCREW FIRE GOLDEN GATE FIRE /' / / i / i ! ; i.... ,., ~MMOKAiEE ROA \ \ \, \ \ \ \, l- --- i i 11'{11! 'N" i,J. U f~, I I Lt,. G LDE G "\-+-'1'--+---\'- Ii'" I 'i: I' I I, I " ; I I ...1 I ; t i \ I i I LlJ_l r'tlilll_~lJ.Jlll_~_~-~ SOURCES: COLLIER COUNTY GEOGRAPHIC INFORMATION SYSTEMS (2008) 0 FLORIDA GEOGRAPHIC DATA LIBRARY (2008) .' ..' .-' , \ /'1 I. '/ ,( -'- ..........."""'....__._~.._--- ........... -~~_.-- ----- '''", -. .... -~.._._---- "~r " '" ,_'F__.~_R.._" _u._...____ - -" -- --- - .- - - '...,,-- --1 u"\",\ .~ , --=.1 ...........""".. -""', ^. .... "'-~ . ..... .... -..... '-. r"'-'=''- -r-------- "1"-1'''''\ i J I : i , l-l'j-"1.1 : I I I 0...... \ I I I -..,..+ ; I, ...... I I i \ I ........---- [ ...-...-.................. ~" ';","O~ - \ .--- i I 1 t j , , , ! I , [ [ , Iy ---I --+-. -+ I I ' {1 ----: '---1 L. '" ______--0::-__ UJ > _ __ ill. I f- ___ 0- _._-~ m ---,... ./ I !-- 0: 2 MILE_ D e'. DAVIDSON ENGINEERING, INC. 3530 KRAFT ROAD, SUITE 301 NAPLES, FL 34105 P,ft 'YIR~S?/)I PHONE: 239-434-6060 RANDALL BOULEVARD GMPA SITE EXHIBIT I: PROXIMITY TO PUBLIC SERVICES De DAVIDSON E'NG<N[ERING PROPERTY: DESCRIPTION: FOLIO NUMBER: Exhibit J Pmperty Deeds BIG CORKSCREW ISLAND FIRE CONTROL WEST 1;2 OF TRACT 54 37744080003 VI/VI,!W. dav i d so 11 e n gi neeri ng.co IT) DE DAVIDSON ENGINEERING PROPERTY: DESCRIPTION: FOLIO NUMBER: Exhibit J Property Deeds BIG CORKSCREW ISLAND FIRE CONTROL WEST 'li OF TRACT 54 37744080003 \",/v\lw.davi dson e ngi nee ring.com De DAVIDSON ENGINEEPING G~ ,.., n ",^".^H"an~ ,~"''''.. ,. ,~",.," Tllis Will'I'i1Utg ]!lctd ,1)",/,,110' 2ith. ,1""lOf June ,\ 1>,1"86 )'." tx:tiAlD G. CIWNAN, a married~"Ul 1".".'",,1.," ""n,~1 ,,"" "",,,,,,,. ,,, M W '" :Ii: e ".J".... ,,,,,r,,l/i.,. ",Id",,,;, RoUte 6, Sanstuary Read. Naples, Florioa 33999 w_ ~ /"'''';,,,'/1'0' ,-"n.,j If". 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Grente.. hu not completed the cDn~trucl Ton On the aboy.. described r....l property of .. facl I I ty for the housing of fire fIghters and equIpment for fighting fires, baforeJaouaryl,19S8,thenonJanuarvl, 19BB,theabovedescrlbed H,..I property shall r..vert to and becom. the property of the Grllntor, Dr his succ..ssorsor nssigos. = = ~ = ". ~ ~ = ~ Grantors COllenant the _E~~ . described is not nCM, nor has it ever been ~~ _ d, /lOr contiguous """i~!':;:; :: "'.';mt.F~2Wd:"~'::":,."~,~:~~",." ","'.'"'o~'". - ,,, "'" Rnd II". II'""'~< ~....~/, co .i, "', ,I, 0 p ",' '~,) 11' "0. i. !"".t"lly ..I,,,,l 0/ .el,1 I"",j I/o I,", 'I",pl~; II.", /1.. """,' ~ 0 Iff 1 " .. " ," /. fI~ l"...J! ",,,/ ",",,,,y J",,jl,,,,J, ,/,"J 11,. I"""'''' I".",I,~ I..lly ",,,,,",,1> 'zjlo , Ie, ",/-" ""I N1;.a; '0,"" ""..I"., ,/," IAu,/,,1 rlol"" 0/ .If I""""" ",I",m'o"".', ,,,,,j l'rtl~ _ .,'/ le"d I. I",,, ,,/. ~"< "" or &_ r>r"r' I.,,,, .CH"I,,~ ,,,/,..q,,.,,t !o D~~.m~" ~I, 19 85 \<"^'\ Rec!,j",",.' D \'1~'\. -: " . , ocum'!ol,-,t~ ~tJ"';; To" \ 0""" llr,cam>d $. Cl.,a "(;" Inl~nt:il,i~ ~?'~);j;f Par~n~al Property Ta. ,-.,,~~ LERK Of COURTS BY Dr:. In .itness Uhere..!. II,. Jold 11",,,10' I,"J ,-i~""J ."J ..,,/.'/ 1/'0' P'.'. tI,~ '/oy end )'t'", Ilnl .~ov. ",,.H1.,,. SI""oJ~i)~~9J""dJ.'I""'''Ji''O'''rr....''.'....' I ) t':Ix.nJ ,~~ '."'.m,:...mc.............. .(Xlj)..f.',__~ZJQ. ______tlz,t.~~. Witfoess 51'''1'1:0, Florid5. coU/nv OF Collier 'XI ~".!':/6fI(~.,,"O ~i':l G. Cannan .. .. .'''.OII0W...J.<<o<....UK 1 H~~EBV C~RTlfY ,h.. on ,hi, d.y, ~,IA'" m., ," "m,., d"h- ...d..'j"...I.'b,.S"",lu....,;.j,odi.th.Ca".,..lo....ill..',ko "<k.o...J.d",m'"'~ 0"..".11,- "pp,.".... !)Ol>;ild G. cannan, II married m= -7 ,,, '0" ,-."". '0 b, ,h" ",,,on oJ,~,-,;tt<'d i" ond ..h" "".,," ,It<. I."."",.." ;;""U",.o, ,",I have """"",I.d,,a b,r.... "'" ,],,, he ....,""d"""nm.. Wl1'r<I:SS mI' hood 'OLd .11"1"1 <<,,,I io ,~. {;g"O'" .nIl S"".,,,,.,lo,,,.I" ,,,i. Ol,,/.t-La>>'.1 "i}''''"' . A_ n. ,~~' ~ . ":'" ~,~:~"-' ~1',---'~i&~t;~i;i":" "fIu"5fll!lrlll!"'lJ/l'r'"P''''d!')'.~W~...~JItf.""" . IJd"", Gearge Ca/1JW'l "'-.... ./J 645 lOth. Avenue North Ellst-Nap1es, Fla. 3399'< 2 www,davidsollengineering.coIn Exhibit J Property Deeds DE DAVIDSON ~NGINEERING PROPERTY: DESCRIPTION: FOLIO NUMBER: Exhibit J Property Deeds BIG CORKSCREW ISLAND FIRE CONTROL TRACT 55 37744120002 3 www.davidsollE.ngineering.colll DE DAVIDSON "NGINEEVING '~ \I ~S ~~ i ':~ '. c., i ;:::,t ~z. " Il.clum 10: \fllC..... oc:lr..~d".m1 5\ampcd .nvck>p<) Nlme: ArnON 1T1LE SEIlVICES Addrds' mJ T..- Trail NOM NIfIloo,n.J410l This m.u-1lI Prcpaml by' NANCY DRESSLER of AcnoHlITUtllUVICES ...MU....ryincicWnlw....fillllll""'mc[<ondllioon. CUlllaincdillllilkinswrlllCcccmmilmonli,'o"dbyil. PropcItJApp..iWn P;m,,,lld<lflliflC.UoR{Fo>liu) Nu.....'(.); 31744120002 Orant<<(J)S.S.I'(I): 2\81\12 OR: 2631 PG: 1329 UCOlD1D il omcn... IlCODS ~t comll mm, n OI/I,mOO It f):UK HIGI'l' I. 11OC1. mu COIl mu,eo uem IUO ooC',10 m.oo \ttn' t.C'l'IOIttUlC<l UCl" '..n......T""C'"'...,...OC.......""" FILE NO: 99120130 WARRANTVDEED mo..._ ._......._.""".""".._....~'t<""''''''_,....._o.........__'''_' T'biI:WammtyDetd Madcll1i$ (, dlyor---L.'h-"""J A,0.2000 ,by DONALD G. CANNAN, TRUSTEE AND PlISCILLA D. CANNAN, TRUSTEE OF THE DONALD AND PRISCILLA CANNAN REVOCABLE TRUST DATED Mll.Y 31, 1995 whotiollDlrilll.lIlu'" ItoNlilllI\eTClIlmtllklrllllltr,WhuK1"'''"tlic.lllklr...i'' 356 WEST 18TH STREET, 11101 SAN BERNARDINO, CA 92405 \l> BIG CORKSCREW ISLAND FIRE CONTROL & RESCUE DISTRICT ...lI<Kepo,'(lff~e~o1d,...i. 13240 IMMOKALEE ROAD NAPLES, fL 34120 il """,irII~ralledlMl._nll:e, WITNESSETH: Tlwl ...Hl,rallll>l'. kUllIIu in ~oll.....oli<m ot Ihc slim "IIHUlO Dolbt.... aP<l "Ib,,, ..IWlb.. c..,n.id.':iI'''PS. ,",cipl..hereor i. he.eby ""k."...lcIIlcd. he",by ,rants. b&r8~""', ...11.. alit.,. rcmi>e.. ",~.,e', ~uny.y' _rn1 c<lnli.n" um" \he ,n_..N~I~.rWIIl.In~';l\IIlCiIl COLLIER C""fII)I.~'I",idlI,~..: THE EAST 150 FEET AND THE WE,SX.,-a-eO.'--F.EI?T OF TRACT 55, GOLDEN GATE ESTATES, UNIT NO. 2~<'iqq@il:b:tN~)j9A3HE PLAT THEREOF, OF RECORD IN P~T BOOK 1, J'A<j~~'-~:;-_~o/iq'HE PUBLIC RECORDS OF COLLIER COUNTY, FLORIOAO/ ~,-):.'-\ I -, _, __-. " \ GRANTOR WARRANTS SU~6EqT ~~ERTY--I~~IMP~OV~D, NON-HOMESTEAD PROP RTY AND TIlAT IT IS NOT ,rO~'~J:?~U/(I:a<~_)I~,\H(t;~T.~. I!;" ( \ II t..' " I! ' r,i'-. '\.../,/) ~ .1 I 'i-I --" -"-"':':.^,.c_,,,-,s/C..l-;/ \~;'_: -'.'" } /;:)/ Th....npert)'iKlt........I\h.bumc."'_d.if:4~~.(')- "-,1/ <~::!/ TOGETHER ..,Ill allllle lenemcnlS. Mreil,~Jll5'Il,'>~od Ip(IIl. ". ...n""....... i~~"4lln~ ," in .n~w". 'PPC:",,,mhll r.IIa.... aod 10 HoId,lluame III fete il~.t~~f -, ( ,;--:;~C"S:.. __.TIIn1Ol hereby ""..lIIn" ",ullu,d ,"..reeli>ai~~,'_~-~",IUlf~ .....cd ul'",kl WId,n t"" >ll'''''':: \haI.1h. i'~n"" hIS ,001I ....lllllll1la"'fijll51lborily I" Mil and f"."y ui<l illlil:-iFiilih. 1'0.1'" b..,,~~ MI~ wa".nl> lhc IRk '" ",kll..t><lano.t ....I cleIfti<ltheA.llIt.lain..dlI:l...ful~lIim'ur.Up"TJ<In....boln....v..; aP<l1I>>o1..id1100 i,f",,,"l'.ll.""urnbran,..,.. .x.:"plIU.' ICCOVin. .ubseqU.....Il o.c"mM' 31. 1999, .....r.,lliolU. 'ellric~Dn~ 111II (...""''''' "r "",<>,<1. it' _n~. . " " \ '> ;;:, <I.. IN WITNESS WHEREOF, Orln""~" b~",unl<> '<"lranlU'" hlUkl aoJ ...1..... do~..-J Y'" (,.., ob<"~ ....mtn Sianed. Seallld ':11iYir~t Du~~~n~'.' 11I''''''' S~....;#. --..; ~ LJp.JI<<. Vf_"_N~ "" t<..\~...,.." w_S.....nrt 'wrt,.,~",r,,,t4./ W....._N~- ,1("'- - '\. (,,Q.. w....s.......i' z,.,........ ufJorc..' . ._.....,-~ ~ r' ,^-., ..wJ..::t..~ W_S~..; ""'HtfltO.,.,, W....PrirWoolN_ " (/> . /~t:"~~~~ ~4;:(L';~1fIrF.~~~lJs.oJ b---4L.-b (:i..__,...----=-7~s.., JlISCILLA D. CANNAN. TRUSTEE ,-. ,.. STATEOP~ COUNTY . The forel"ina inslrvmcnl"U adfll>W~cd I>cNre "'" llIiIl <lI~ III by DONALD G. CANNAN, TRUSTEE AND PRISCILLA D. DONALD AND PRISCIL~ CANNAN REVOCABLE TRUST '000 I CANNAN, TRUSTEE OF THE DATED MAY 3~, 1995 I ,1l"I') .~ who ilf.re pcp.o...Uy kn<>",nlU "",Dr wb<> ".""'.... pl'l>liuc1:<l U~, MrCOlMliU\oflupirc. SerilINwnber: ( )" ~""" NDllryPublic ., Exhibit J Property Deeds V\'\i\/W. d av j d son engi ne E' ri ng. co m DE DAVIDSON ENGINFER'NG ~ o 'Y , :1 t- i '. =8 :. 1tI_ ~ ~; E..J ". i:i ~> ,j C";l Ii ..."'z <1[;; II ttt OR: 2631 PG: 1330 KKK CALIFORNIA ALL.PURPOSE ACKNOWLEDGMENT "'d:.~"(;~;,i(..~:..;;<:,...,_,."'(_-...,.........,_...,:..,<_,,,........._..,:.......:...,~..<';...:....:<",:..... I Stale of California ij County 01 ,cx,A &,rAY rot',c..;) ~ I ~ ~ ~ j ~ ~ ~ ~ ~ c' ,.,....:...,....,.. v....,'..,. }ss " " On JR,,'@~,y. ~_.:Io4f'b.'ore me, J<J,:JZ';'J1~vV tlc"k_r>{ f!.,hl-'~ -;- personally ap:ared fu'lt{la(d~_fA(}&!~'.~:; 'r~~d;/it':"""z):~(r~~ill ~ ...."'.'" ,,' ~'J"""" , ;: , ~ " )(personally known to me proved to me on the baStS of satisfactory evidence , \ ~, , , Signer(5) Other Than Named Above /L!~ , ~ ~::~:":7:~tJg21tn,zp/1~;,?"<"/(!' D &n'l""1;""~,,,,,,: .. Corporate Officer _ Title(s) 1 I Partner- LImited General ~:: ~ Attorney in Facl ,. X Trusleos.. : .. ~ Guardian Of Conservalor . '" Other _ ~ S~ne' Is Rep'...nbng~1fh~!f;~~rJf:3/'1-c~ ~ ~GI...',;...:'c<.~.:<''''''~.Jc(;c(:e\..:<'..(,.e.(:.c.(,'(l('Ct.;.~''C(,'<<o('....,<,....<<C<.-('...c..-c....'<''....'<X<'.(-o.,c....e......, -r...c, ........c........, c... <.',- ,~'- .c,.O,' ~llll'~I_I....."'lOl""'.lll"J(1PeSolo...... PO 1Io.J.olJ1.Ctwl.-", C"'llU'J"~[)' P,oo"~ ~\'}' .........".. "~,, r~'.'....,ojC".g'bb8l1 Exhibit J Property Deeds 5 VVVVW. d a vi d son e n gi n c(~rin g.co 111 DE DAVIDSON E~lGINEERING PROPERTY: DESCRIPTION: FOLIO NUMBER: Exhibit J Property Deeds PAC OF COLLIER INC. EAST Y2 OF TRACT 54 37744040001 6 WVV'\,\'. da vid so n e ngi n ee ri n g.co rn DE DAVIDSON ENGINEERING 2424199 OR: 2504 PG: 2558 _It omcm _ '1_-'. II IlIll/llltll:llIIIIIIIII._,CIIII ClU 1_." aem 11.11 IOC'.II 111I," ........wi__",.' ".WI 1. .......... Eoq. OJ. VJI) J, lIlJlNPlWCH, P,A. SIOON. TatiamiTrail. Suite 201 Naplel.FIorick 34103 FIaridt Bar No. 09836 16 (941)261_ ~abow1bilIiDof...~iaCormatioa) WARRANTY DEED . Jf... ;- TIilSWARRANIYDEED,madothisE dayofl -' 1999. by GERALD L, BRAY and MARIAN M. BRAY, huJband and wife" wh dms is P, 0, Box 11017, Nlpl.., Florida 34102-_ and OEORClI! A CANNAN, I married n, who.. oddzess is 696 N.H, 10th A_ Nlplas, Florida 34120. u Tenants In Common, hereinafter ca1led the Grllltor. to PAC of CoDior, Inc" I Florida colpOJ'Ilion, whose poll office address is 1802 40th Terrace S. W.. Naplas, Florida 34116, hereinafter ca1led the Grantee, hI" 1mI11111P11CI 11" I '.011 n 1111 uml II lllll (WhonYOr used ban:in tho 11Im 'GrID! tbelr bein, JesaI "'1'--, eorpoJ'lliona.) ~ WITNESSI!TH: ( t~ 00/100 DoIIan(SIO,OO) and bnby ..-. barpiIII, oaIIs, _land Iitualein Colli aU the parties to this instrumeot and ,~ d the sueeessors and assigns of 'on of the sum ofTen and fis hereby ackoowledgocl, ~f-., unto the Grllltee, aU that i:" . "" Tbe out O..1IaIf ( ~'l;rlCl 54, Golden ' "l 'I,;, 23, acoording to the plat tbareot; 1'1lOOItIed In Pili ~~l8e 9 and 10, of Collier County, Florida. no..- ., "- o~ '_1i\l~\^;7 S_.- to ........t~ restnotIODI .;;d {,<-co ",/ ~..-- Folio Number: 37744040001 Granleo Tax I,D, No., ~or 6utbar WIITIIIIS that the within d_bed premiaos is non-bomeotlld property. nor is it 00IIIItIu0ua to GrantO(1 _lid property. and Grantor'llegaI oddzess is IS first ahown above. TOOIlTIIBR WITH aU the tenement~ beroditaments and Ipponenances thereto beloosins or In anywiao appertainlaa. TO HA VI! AND TO HOLD the same in fee simple forevlr. AND tho Grantor boRby eov_I' with llid Grantee that the GrlD!or is IawfuUy seized of said land in fee simple; thai the Grantor has good riJht and lawful authority to sell and convey said lad; Ibot tho _ bnby lIdIy warrant,the tide to llid land and wiD defOnd the _ opInst tbe Exhibit J Property Deeds 7 W\i\IW. davj d so n e n gi ne eri ng. co 111 De DAVIDSON ENGINE"RIf'.'G *** OR: 2504 PG: 2559 *** .....,;"g IUbJOquellI to December 31, 1998, zoning, building codes, and other restrictiODl impoIed by so.....-JllIlI>ority, -.......;"11 oil. gas and mineral........ oCrecord. ifaoy, _ and ~--- common to tho JUbdiviaion. IN WITNESS WHEREOF, the said GrInIor has signed and sealed theoe P"-' the day and yeu fiI1t above writtetl, ML k,<3flR CP~ Y / ti.._ or: -- - Printed Name I (7\J( n~p STATE OF ria. b\,~()IDJj~ COUNTY oF7:!i.Ziffr '(r, ' cP\ 1befilRlsoi11g WImJIly odmowledged belO byOllRAlDL, BRAY and Iw me... wbo have producod .. ~. .,G. l~~~~ -~ ~on, - " My Commisaion Expires: 'ii, ~ o.-Ifr_ (Notary Seal) * * ""c-_cet1M1 "\';....:I'I_-'-"'*rl~!DD1 // /::' Y.,// /.. ,7 /( /wp ,,1';""r Grantor: GERAlD L. BRAY .-, (IE--< .. ~/ '-I ,0 ;;;:day OC~ 1999, . . who are ~ known to I .. U ~JtV->' /7f ~0') ~OCNo/aJy , I'V<-' /11 17",.-1-1.<.. Printed N.... oCNotary STATEOF rlfi COUNTY OF C',:;. / If> J.<~ 1betiJnwolnlWllmIIIly Doedwaaodatowleclpdbell>re metbis.L.L ~ of'~ 1999, by ~ A ~AN, a manied penon, who is persoaaIly known to me or produced lVf'15 (-/c(""n<:;e as identification. My Comrnisaion Expires: (No/aJy Seal) .~ 0...11I'_ .,*....c-_ '.' t_-..r"'. Exhibit J Property Deeds o < Printed N.... oCNOluy www.(la.vidsonengineering.com DE DAVIDSON ENG1N!'ER'NG PROPERTY: DESCRIPTION: FOLIO NUMBER: Exhibit J Property Deeds URIKA OIL INe. TRACT 71 (LESS AND EXCEPT) 37745120001 'I \VVliw.d a vi d so II e n gi n eering. co m De DAVIDSON fNGINEERI'~G TIIia..."""""" P<""....~~. ..~ RETI,.IANAfTfRRfCOfllllNGTll 2134683 OR: 2268 PG: 1224 mODO 11 DruCUL aCOID! tl COU,UI mm, n >>I/Ollt1ltU:UfIMIGIf..IIQtl,CIJU cors :tHOUO Dcrll IUt JUIlJIIli 1.10 O~C',11 lIIUI M><:....IAII..,.II..J,..e.q"',. M<<:HAUAIAVIEllO.JR.PA IllnF~"''''''''''''N''''~ ........FIo"..J.'C2 Ifta: IDIlTUU ,mum u..orllC IUIGOllllUn.lD UPIJ5It 1I10l DOCUIIEfilI'fIlMAATIllNOJIIlY 1(0 ww. OPlH~ 011 TITU ~.UIOHIltNDlIlED ~r't>., 37715121)001 , ]ARRANTY DEED .1 THISWDENTUflE. mld.lhl5,~d.vol JANUARV, 19.i.l.. ~lw..nOEOfIGE~ MIRIAM E. CANNAN, hUlblnd end will. WIIgH Soclal SICUfllV Numbttn .. .11 __, II 'NpllClivflly. and WhoM pO'l o,,~ oddr." it 971 10lh Avenu. N.E., NoIJlltt. CollI.r ellUl'l\,. II , In undivid~ thrn qUI""ra (3/41 inlIW-' IIIId ~ E RlftU.f10snN _ LlAIlY Ie. RICHARDSON.!luIband :'f~:'~'dd%~~.: S;;: ~.:I~I~tr:n~~.~:~f!IO"d~ 33"4, In undi'Ide':'='~~n.~n~l~~~~:':: '"Grll!>tnr"l. .nd UFlIKA OIL, INC... Florid. cOlpor.tiOlll"Clr.nlee" WITNESSETH, thet Ihe grenlor, lor Q in conllderelion olllle sum 01 TM Dolle", and olhlll g(H)d arid vllluablBconliderlllioru;tooranlorinllendpBidbvv,anl.e.lhe,eceiptofwhichllac~rcowledgotd.hasV<lnted, b"lJAi,..dendloldlolh.gr_.I,lndgflnllil.'.hllrsandauognlloll!l\l1lr.1hefollo",,",gdl!IC,ibed.eelp>op,,,",y. silu.le. lVi/'Ig nd btIing in COlLlfR COUNTY, FlORIOA. 10'''';1: TRACT 71. GOLDEN GATE ESTATES, UNIT NO. 23. .ccordlng tll thll pill t:lIel~l.. "COI'ded In Pl.t8ooll1.... 9.. TO. PublIc R.COrdl 01 Collie, Cll\Inly, florida, 1..1;" ANn FIfN:1PT Ihl!ll clrt.ln pl!lroel ill del!lcribld In Ihe A.tu1 tulpd. E~hlbll.::. "A". /.'i"R C '~ The lubjec1 property '" nUh~' Ie "6 UOUI W;lh G,enlor'l homeslead ....h,ell isllma111d at 911 1~ ~ e N.f.. Naplel. r t .~IV' Florida 33964, u to the tht" qU...le, inle'llll, a 61 3011l Slreel S.W.. N e. o.ide 33964. u to the nne qu.n""nl...~t1 ~ ~=~~~:~:I'~:::q: ~~mtr. ..nr Q I~~S-;;~' en .~i.".a{lIlue5 lor Ihe vgg. TOGfTHER w.th .11 ',b~ II~ S, ~ r, nil d anCllI blllDnlllng 0' In anV....ay lIPPertainlng10 Ihaproptl'W. 'r" .1.-.,.. E::: ANDI"eg,.nl<>rcoven~~lhl""g'enlae th.t or's\l'~Yle..edOf'hB'e",p'OPBflV,"lltll llimple;lhBIII,onlorhugood,jv la""'u'.ulllo,iIVlcl ,99A ,he r..1ptope'w,,'Ihlllll..ntOl'lulIV ....,"aAII lhu tllle 10 Ih, ..,I p! '_~~ nd 1".11 d'8 fend Ihe I.~ SI the lawful cJ.,ms of In PMsgnl ....homsDive,: and thill, .~cePlas. '(".IIO lhe 'ell pr!!JlB. 'f e ',om ,II ,"cumb,.nces. '<' i' ' c') IN WITNESS WHaa:OF, Gramo, hb"i~~~dd "lid UollhB dBY Ilrtd valr 11111 abooo ....mlllfl. Signed. Sellod end DeUvu,otd m Ihe 1I'..,nc:eol:, I / }j/;/ /b./..--r .v- . '.....". '~/t Prinl ,.>A(,...m ,,", Wlln 1110 ' i " ';, . ( 1.,J1t. G~AGE' ~.' CANNAN ', .'1 " , Wilnes ...toBolh lSEAll "....", ' ISEAl) / MAIt"f K. f\ICHARDSDN ISEAll STATE OF FLORIDA 10 Exhibit J Property Deeds W\""W. d a vi d so n e ngi n e eri ng, co III DE DAVIDSON E~~GINEERING OR: 2268 PG: 1225 COUNTY Of COLLIER Thlllo(llgoinll inl,.um.Il' WIIS 8cknowl&dg&l:l blltOfll me this ~ day 01 by GEORGE A- CANNAN, who is' .19~. ICHECKONEI: (lpl,sonlllyknownlOrnll. or I...:l whohllsproduc81l I ' ;,,' ,...Ii" 8sidenll"calion. ,nd whod'd IIIKIl 1111 ollh. '1 I ~ "~:';""~w.,\"",,. _.".....",,,"",,,,. .."'i;"~}.. Hol.,y .!aIIn,~""''''~ . '\lIII1;,' 1'uW.'-,Slolurt"""",: ;: .." Mjc::.":.,H;.;;~'~~l:\l()i ',J~~~:..::<y:,~,~~~.~,~.~~. ~ (stllf}Aove<'./r If p,i", H.rne .";i " A (-f" ~ ", NOTARY PUBLIC. S'8tl of Rorid....r Liuge My Commlnion numbr i.: My Commiuion ..piles' STATE Of fLORIOA COUNTY OF COLLIER Thll'OfIlIlDinllin..,umlnlw..ecknowllldfil'{lMltD'llmlllhl.~daYllf~.19~. by MIRIAM E. CANNAN, who ;a; ICHECK ONE), ~i ~a~O~:~I~~~:~;dIO i~' Of. , (~.,l' ',\) VV i'( aSldelltiheahon. end whodld teke.n....lh. ':jji;;:" - "~.,~"',,,<.,)f:~A-,( '. ~"".__P?\~-;,;.~~~~' \,.r. ';" ~ ~.... \ NOT.(I\YPU8l: BclFlofid.lltlllr9ll '; "f< Io4'c...iiiii..... I MvCo.mminlon "1' ~6~~'~~:;~~ n (t7QYWll(J"~ bVCHA:~51~:':~~9A~~o~~~.~.,R'"~~i'Jil1fhdaVOI ~\t9~. iCHfCk. ONEI: I J ~r IV own 10 me. 01 , '-!f.(,;;!V - '1;/ 4 ('I ~ h.;whch ll~;' ".if!:' /_'; nidlln1,fi~arlon. '-'.-, l' ._----;::..\) ,/ and who did ,.k""noll,h. ~E C1~~ ..:..::".....""""'''''''''''''..",,,.....%\\\\\, 'I ',.J, J"",,8rOUUlrd I ,..J, ,I. ",..l ~'-' ~l'ulIlir.!.....,,[f'londo s;fnAbOIHl I d.J.\1~c;;::.' NO,C("lIJ6G:: Prln,Nem..'> ,." '.. ..,",'...".... 1O/I.L"'...OI'lIlillll! 1II0TARY PUSlIC.S\llte01 Florldlle' LII'ge '''''.,ffl'<.......v:.t~~~,~!e~-" MV Comminion number il: MvCommilsionupi,em: i I . . ~ -,. '~ STATE OF FlORIDA COUNTY OF COWEll The'o,.golnllll'lStrumllnlwlIl.cknowl.d"edbBIOtllmftlh;l~davol~. \9:..J_____. by MAllV K. RICHARDSON. who iI: ICHECK ONE): t I p....onelly known 10 me, or (,jwhol>e'l>foducl'd~ i:'H ',.i't .I( liS <d.nllh~.tlo". 1.~'.;~'~."M"'-;;;;;'.,~." "'<ItIf)'NIIi<,llolt"i '~ 'i C--....NUC(~',. ..n. M~eo.nuw.onf:""u<>; "-,,,,,,.&\,.,...__.. "tr<<ft((tmNut(('",,,,..,-- /. / .j ,. ' r' J '- ~ _.j'. Sign Above ' "" ~~i:Ra~;U;ll~. ~;~~ of ~IO~~~ ~l~ll; , Mv Comm;uiof> numlHlf .5: Mv CommjUion IlXp;tU: Indwhodidllk..noBlh. 'l'I"H",~""",..,,,O(I'OIJ Exhibit I Property Deeds 1J vlvvW.d a vi dso n engi nee ri n g.co 111 De DAVIDSON ENGINfERII~G lit OR: 2268 PG: 1226 *** CAnnAn at al TO l':nl:n,;;n fll al EXHIBIT" A" A parcel of land lying in the northeast Q.uarter of Section 27. Township 48 South. Range 27 East. Collier County. Florida, being 8 portion of Golden Gate Estlltes Unit No.23, T.act 71. according 10 pial retarded In Pial Book 7, Page9 9 lint! 10, Publh; Records of Collie. County. Florida. more panicularlvdescrlbed as follows: Commencing at the center tine Intersection 01 8th Street N,E. and Rllndall81vd.. proceed North 89.40'.50" WeSI 2,660,00 leal to iI poInt; llulnce South 00-19'.10" West 50.00 feet to a cone.ell! monument, on the ioutherly right.al-wav Besement I....e of Randall Blvd. al'ld the point of beginning of the parcel herein described; t:<ience leaving said right-of-wHV South 00-19'10" West 227.00 leet IIlong lhe East line 01 said tract 71; thance Norlh 89-40'-50" Wesl 30.00 leet: thence South 72.19'_10" West 126.34 leet; thence along en arc for 12.57 Int of e curve concave to lhe right with a radius of 40.00 feat; thence North 89_40'_50" west 26.48 feet: thence North 16-47'00" West 34.00 feet; thence North 00. 19'.10" Eallt 157.50 leet: thanca North 4.59'-10" West 70.00 feel; thence North 22-42'.1S" West 9.02 faet to <II point on the said soulherlV right.ol-way eesemllrlt of Randall Blvd; Ihence along tho said right-of-way South 89-40' .50" East 209.00 feet to the point of tho beginning, Subjecl to easements ancl re!ltricti n~~~lng 1.t40acr8s moreorles!I. "O\P----z~f: '-'7 {, ,I C;::'"---J\ \ \ / . ?rC@lr~'0tR) \\P" ~J JI<Y ~fr ~ (~; 'C'f'e- .. .~" " '~JJ[FCJj}~7 Exhibit J Property Deeds u W\VW .da \I i d so n e ngi n ee ri ng. co 111 DE DAVIDSON ENG'NEERING PROPERTY: DESCRIPTION: FOLIO NUMBER: Exhibit J Properly Deeos URlKA OIL INC. A PORTION OF GOLDEN GATE ESTATES UNIT NO. 23, TRACT 71, ACCORDING TO PLAT RECORDED IN PLAT BOOK 7, PAGE 9, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA 37745180009 13 V/WW. d avi ds 0 n e ngi n e f'ri ng. co 111 DE DAVIDSON ENGINEERING 2134'82 OR: 2268 PG: 1222 -- II IIIIUII ..... tI (lIUlI 110011 <lll:lln IINIII, ..., cuu-' n .. II...." at. 11.1. 11I:'.11 lllt.1I lib: .......1 I .nlll1lIM Olll~ lIll ..... . J11111 n lilt! w ARR.,o\~n' l!UJ! 'rIllS INDliNTIJRf mill. this ~ do)' or :.." .11'.\..... 1'J96. "'''''''''0 FLORI!}" COMMUNITV BANK,. flori4 .....ki.g ""'1lOr.,ioJl, ,7.1. Fill' 80llk (If Imm...ola:. whooo add.... II: lolOO N ISlh S_.. Imm...klIl.... FL 34142. of llle Coomy arCalli.... Slate 01' florida. (JranlOr. I-IlII lIItlKA 011., INC" A "LOIUDA CORPOlU.rION. whose l8ll ide.,if",olion number is _' "~''l'~'l!'''r"n..... odd,~.. i. S6? l'atk,,'oocI i..a.lll:. Napl.., Fl, 14IV3, (;ra..~. .. ..:'~~".~ ~~~..:::.~,_:~_.:: -'''': f::"..~:,_~:.:;\... WITNI!.~SrI'H, That...id (;n),.". to, "0" ill co",iciel",;dn(II lho; '."'lli'T.n lJollar5lnU.OOI "01 ,~h'f F-ood and .'oJuoble .611'id"'WJ!ii1'tO '>iol (;,...,1jJr In hond .paid by !laid G........, Ih< n:a:ipr 01 whi.h i. h~reh!' ..koowlndgop. "(IS &r~IlI.a),!!ot'~~J,I~'lI,~ll!!.,~I.,in lb~ <Ilid aranl... 000 0""00" hei" JAd ~s.l: n~ rurl::v~r. the fo~J~~llt~~.~, ~~:' ~i~~;~. fy,~'~nd~bl::i~IG in ("()H ic r ("Qumy. Fh'...jd.... [O-l,1,'II: ~" ~~: ",'... ,.'~~:,1.\, .:.~~:.:,..,,: /}-:' :~1,_,~. i {-~~ ,,: A par,'.1 '" land I yin~".r. 'l~. nor'heu, qU",I"f '<If. s..'C(Wn ~,,::t(lw..h Ip 4! Soulh, Range 11 Eo-", Collie, COUllI)':':fh,>'id.. "'l"l! . porriij"\:<lf<;iii,*-.i (Jolt 1i!1ll"" Uni, Nu, 13, T,,,,,. ?1, "",,,dillO: .. ~1"""""",d.lI in Pl.. IkKtl,'1: ~'9, !'ubli. Reelltd, or'r"Ii., l'ount~. f'lorida. .....Ie 1"I',llcij!#ly ~..,rlhtd "~ .pll1/ioJ-" "'~. l":-:;:,..''''_::,-~.- >,.->. ('00""<nel'8 ., 'he celli..' ",,< i~i.~ibtUJ.\!tj;'",,*, N.r::. .nd Mandall 81\0'<:1.. ~roc....I N'lf1h 19.4U' ,jiCJ" Wf:li~ :!.&6Q,UIJ I00IIQ ill pailn; ~bc~'cc So-utB ()G.19'.lO- Wt!lit :5ltOO fed tDa ooocrelf monument, 011 ~he sl.1ulltt:J"J.)' d,hH,f-wa)' ~aiCmem Une of M:andlll Btwl. and r~ pt\o.nt of heJtun'lIi: of 11I~ pareel ht't"~ in dCl(;"r~bed7 lI...n,-,,, I....in~ Sljd ,igh, ol',w'Y Soulit OO-W-l{)' We'l 221.00 r... aloog Ih. ...,1"", oj'..id lr~",?I~ ,hollC' W....,h 89-<10',,0. We$lJO,OO 1'."1: lb."".. Soo.h n.19'-IO' W.>t 12b,).:I feel: thll:lllrt alorijl an iln-' (ur 1J.51 too.1'lf IlII;~rv'" concave u) tbf- ria:ht wi1:h a rllGius. or" 40.00 feet; IilO"'. Nonh 89-40'-5U. W.., 26,48 rO.'~ tile""" Nordl 16--47'-00. W'.I )4,00 leer: ,he..... N...,I. [X),I41'.IO' ear J51.50 !wI; tho.... Norlh 4-!9',IO. W..I ?Q.OO fee" ,he..:" N.",n 22. 42'-IS' ".IJ 9.02 f.., It>. pain. oo.he laid ",.'ho,ly riehl,of-way _""'01 of a.nd&1I BI\1I.: Lhe",< .10.8 tho ",id riShl'of-way !i<lu,h ~"'4~' -SO' wt 209.no feel Itl the point .., ,he hl:g i IJQmg, ]4 W\IVW. d a vi d so n e ngi n e eri ng. co In Exhibit J Property Deeds DE DAVIDSON ENGtNEERING ttt OR: 22&8 PG: 1223 ttt Subj(ct to ....lM.la and TCUncl104lI of record: coolliMII& 1,140...."" morr <I ie... SlIIUH"T TO 1lU" rOt the ~ear 19'17 ,nd 'Ub",!Uf"' )'00" and .......ilions. limillltlOllI, ~5~,;t:t,,,n5. ea"m4p"Itl:s ill)() relltnraUOOi of ~~unJ. ro. 1'01.., Number: ,114511000\1 and ....d (jranrur doc. h<",hy Mly ..am.'" ,he "'Ie to ..,0 land, .I>CI ..ill dolen<! th, .."'" "ai... lhe ~wtul cJaims. of a!~ persons 'lIo',/Il,)m5Ol:VI:T, ~lir.Ultllr' an" .(.iI1loI.tl;~" "'1": I,i~d fa, singula.r or plUIllI, ~"l,:~ll~[.exr ri:!:qu*n::s. IN wrnll,ss WIlEll.r,UI'. Gromor .....I>o,.UOlO ..t G",,,r<>,', 11000 ond liIal.h< <la~ ""d y'" fir.~~'riLL~II, Slene<!. ...010" and deli""r<d i D our pn:s,r['l.:r: -"." -.---'''- .~-'~,1;.WIlWX gOMMlINITY RANK. . Honda ballI:me I). ., ,~,"~\-,..: cbi'pi;r."urt:..,. .' :IRST RANK Of IMMOK.AUi!:: I~~I .', ,\,' t..,- , . ~'<~~,.;..",~~;",';...-, T~ or Prim Namc~ . ~ ' i'" . ,'r'] , ~ II' , ",;\, :' ')1 ".' '. ; ,'..' '11;'\ "U1,): .... ' ,::' ,.' ,.., ,.:' . I, _ "0_. "'::,.', :-....... Itrte'li 2 \ ' ,...., .~~.' I . ':"", . . . loJ_ l' ...... 1 . .~.., ' Iype or Prinll_n::~.~:~!.....~ ". .,.\...., ~~~~d;:Lg~~~:ER ~<:(~-:~'V; :;Xi>/~ ' THE FOR.EGOING INSTRUMENT wa, ""<,,,..I~ before .... rhi. '..,\'.1 ~ 0/' nur...l) ,'. 1""-'" by STEPHeN I.. PRICE, a< r..<irlenr uI' FLORIDA COMMIJNITY HANK, a FI<>ricla banking .000000000n. on behalf or ,h. c"rl""'~""" w.... ,. penooall Y know. w ... '" w"" .... prodMCed _, as jdemitkatim1.... .' , \ \ .. f\" , : II \ Ii, ,\ \ " Nl.hAIlY ~IJBLfc 'ryP<' or Print Namo: ",rial Number (il anyl: My <:"mmi..io. Ellpi "''' lbi.lnumm... Fropa.-eQ B~: DANIEL A. SURZYNSKIIiliQUIRIi BURZYNSKI &. ~FEI)fFf.R 11 U Goodlelle R.,.d Naplel, FI,..id<< )4102 !S~!lI.) 1IIIII~.f'IoI'''''''NI>U.l. ! ';fr..:;l~Tl~~~~ 1 '~uv ~~~'.n. ~!~'A!.o"""1- Exhibit J Property Deeds 15 ww\t\/.d ;::Ivj d son e ngi neeri ng.co m De DAVIDSON ENGINeeRING PROPERTY: DESCRIPTION: FOLIO NUMBER: Exhibit J Property Deeds ANGELA IGLESIAS TRUST TRACT 72 37745200002 10 \,\lWW. d av i d so n e ngi 11 eeri ng. co m DE DAVIDSON ENGINEER'NG rJ -V Prenareclbv: Ian S. Giovinco 2202 N. Westshore Blvd., Suite 200 Tampa, Florida 33606 3959894 OR: 4169 PG: 2999 RBCORDBllinOmCIALRBCORDSofCOLl.IBRCDUKfY,PL '1/17/2'Dl.t'UOAKn>JGll'l'E,BR'Cl,ClER! REcm 27.D0 1l0C..70 .n Retn: mSGIOVIHCQ 2202NfES'lSHOREB1VDf200 TAKPA"n33601 When recorded return to: Ian S. Giovinco 2202 N. Westshore Blvd., Suite 200 Tampa, Florida 33606 (Spal:eabOVClhislinere.sen<edforn:cordingofficcusconJy) OUIT-CLAIMDEED J. IDENTIFICATION OF GRANTOR Grantor's name and address is: Angela Iglesias and Aida Iglesias (deceased) 3209 W. Woodlawn Ave. Tampa, FL 33607 ~"", /~1E-R~~ The word "I" or "me" as~ used means th+r. IDENTIFlCATlON,6F'~ '-,r; \ \\ Grantee's name and (dd ,,(is: it:. <.,,7" i t'j \..-) S T r her u ce ~ ) ~n trust, of Angela \ r \ Ig eSJas e cab e ru ~ ted December I, 2006, and \t"i;1\ ~y amel1~ t cry ;) ~" o209WWocill!>~ "'~~~' F:;~~)S/ Angela Iglesias's tax identificatiob~~f I _ The word ")'ou" as hereafter used means the Grantee as Angela Iglesias as Trustee, or ber successor(s) in trust. of Angela Iglesias Revocable Trust, dated December 1, 2006, and any amendments thereto and ....rith power to protect, conserve, sell, lease, encumber, manage and dispose of the hereafter identified Real Property. 2. 3. MEANINGS OF TERMS The terms "1," "me," "you," "grantor," and "grantee," shall be non-gender--'Specific ((i) masculine, (ii) feminine, or (iii) neuter, such as corporations, partnerships or trusts), singular or plural, as tlle context permits or requires, and include heirs, personal representatives, Successors or assigns where applicable and pemitted. 4. DESCRIPTION OF REAL PROPERTY CONVEYED Property hereby conveyed (the "Real Property") is described as follows: 17 \iVVliW. rl a vi d so n e n gi neer i ng. co 111 Exhibit J Property Deeds DE DAVIDSON ENG'NEER'NG OR: 4169 PG: 3000 All of tract 72, Unit 23, GOLDEN GATE ESTATES, according to plat thereof recorded in Plat Book 7, Page 9, of the Public Records ofeallier County, Florida The Property Appraiser's Parcel Identification Number is ]'77 'i) 2.0t>06 2.. . 5. CONSIDERATION you. Good and valuable consideration plus the sum ofTen Dollars ($1 0.00) received by me from 6. CONVEYANCE OF REAL PROPERTY For the consideration described ill Paragraph 5, I convey, remise (to give up a claim), and quit claim (transfer without warranty) to you any interest r may have in and to the Real Property. Executed ou December I ;;;G~~~Ar):" I ~~' .....~'.J:;, j I ~\._~--,q M\ ,- L 1 ~ /i f,\,V-' Angela glesias \ " l,-"" a) J ,;..; ~ r J 3209W, Woodlawn Ave. ~\2.,'_c:f/. -.-'" \;1. "';"",' IEx..,;1 Tampa, FL33607 \'1'\ ~ ) /,,)/ :(0,\ .\ '-I /rr'O / ..,..-c " <. ...J/ " 0'>_ ./C'-::;"/ "-"."A' J:::---~- C-f",) >- -,JjE CI~' Signed in t~sence of: ~gov,~cn 2202 N. Westshore Blvd. Suite 200 ramp., FL 33607 Witness Signed in the presence of: ~Yd ~o I ,,-\ n.")-YO 2202 N. Westshore Blvd. Suite 200 Tampa, FL 33607 Witness /1,./,doi. '(Date) (Date) STATE OF FLORIDA COUNTY OF HILLSBOROUGH 18 W\iVVI/.d avi d SOil engi n ecri ng.co 111 Exhibit 1 Properly Deeds DE DAVIDSON ENGINEERING *** OR: 4169 PG: 3001 *** T instrument was acknowledged before me this ~day of t2e~_ 2006, by Angela Iglesias d Aida Iglesias (deceased), who-is pHBeBa1I~ 1318"13. t8 me or has produced_ I9or,..(" asidentificatinn. ~ iF Notal)' Public - State of Florida r.........'t\N.s~GiOiiiNCO............~ !~~. CDcIlrnfllClWDlm! :~~ EIpOall17UOllr. i ~~"" 8cwMa......~~: (.....";i...........f.~~.~ ~;.~.i --~ /./),-: ,f:,R co~(;;.v ;0 ~ p"-- '/~, ,0. ~7 --..,. /', ~ e,/ "):0. -' \,. \ / / ,-'--',- -\ \ I [)'~"'"' ~r'\ \ \ ( l(r~i~~J\V\ w\ ~,p~.:J) ~., . t\, /~: \'[0},\ ),:'g. ) i" \"}.' ~. ';,0 \\f.". . <.,J / [' ) / '\. n;~-" //.:'/ ",-~!;>- -....~ ~.-_.< \\ '/" '~- 7" ~--- r'\,..J ' '..'--2-1 E cn.t.~-::.,.../ '"---.- Exhibit I Property Deeds 19 www.davidsonengjneering.com DE DAVIDSON FNGINEERiNG PROPERTY: DESCRIPTION: FOLIO NUMBER: Exhibit J Properly Deeds CAB OF COLLIER INC. THE WEST 150 FEET OF TRACT 89 37746760004 20 \"lVl/w.d avi usa ne ngi n eeri ng. co 111 De DAVIDSON ~NGINfERING .J I' ......~...._Ift. IIevtcI J.Iuon-", Ioq. -...,... Lew _J. -.......' PA ...0 N. TomIoml _I ._ 210 ........_ M1U Nl__ No,: 00Sf0 _ lit No. 01183818 2731614 OR~ 2759 PG: 2450 _IaIlllWL_.llI\lm_.1l 11/11/111I It 1,,111I11I.'. 1M, MI all 1111II.. IIem 11.11 ...11 11I1.. 1010: IIlIll fltll eo 1Ie1. ISptco _lI1II LInI For RIcDnIilll 0.181 Warranty Deed nwwW'f"WtlyDeed nwde IhIa 21.. d8)' of o.c.mbw, 1000 betwMn ...... Cannan. a....m.d .-.on _1lOII DIIIcItddrtu II .N.C.lI11A_,IlI_ _Htill pdDl',1I1ll 4R CO{j CAlI'" CoIIIor, Inc.,. - ~~};:;'-----";./\!}>J -.---. /' "Z{.,' I. _ _ I.W., IIIpIII, F M\1I---c.. \ \ (WIIMIMfUIICI.......... ~ _..............____*11._.... ;;':::::':arontor. - \.. ~ ----,r- ~ b NOI100DOl.LARSIS10,OO)1I1ll _good IIId __ ItId PllDl' In IIIIIICIIpl whIrIOIlI '*IIIV IIllalOwlIdOId,lltI grml8d, IOId 10 IhI AId "_1IId 1II1gnI_.1hI -.a___Iond,_, In lloIIlor 1<>WlI; 0" <'\\^' _8: -..f.:JJ~V 1M w..t 110 fMt of TI'IlCt II. GOLDIN GATt . Unit No. IS" . a nrdL'I to 1M Plat thereof. of ....11I PlIlIook 7. ....... Ind lIll, ef III PulIIIlIIl8conII 01 COIIIIr COUIIIY, PJorIlII. _......III_Iho.~_flm_ ....... ....... warN'" thIIt thIl wHhIn.... Ibed prwm.... .. ftOII-II.oIl._t..-d pro....". nor Ia It ~ .... MM" to 0Nftt0r"e hon T" ... ~. MCI...... .....,....... _ ftrat lIhown.bowL ~ .. _ for 2001 IIId '""-'""' _: ....Ing, building codt IIId _ .... ...-. imlloNd b\I __IlIIIUIIIaIIy:CIUI8tnIIng oI,llIIlIId _ _01.-.1. rilly; IIId 1~1dU1I1IId__ canmanlDlIII_, TOOETHER WlIl1 II 11II _18, __ II1ll ___ _ ~ Of In onywM .,,- ""'~.. TO HAVE AND TO HOLD, the..". In fee...... forever. ANIl... ...... ...... _10 willi uId .,-1hII !hi ......11 iMfuIy _ 01 uId Iond In .......: .... lit .,...., IltI good rtaIlIlIIll __ tuIlllrtIy to ... IIIll _ ItId IIIIll: IhIlIhe CIItI1lor IlIIIby lIIIy _1III..1ll111d.... .WlIlIIInd 11II_ IQIhIlhllWU _ 0111 JlIIIOI1I 1IIIOnD'/Ir. Exhihit J Property Deeds 21 \\I\-\'W. d avid so n e ngi neeri ng. cu III DE P~Y~9~RgJ~ *** OR; 2759 PGi 2451 *** IN WITNESS WHEREOF, grontor hoI hotounto ..Iaronlor'. hond and .ooIlht doy and _lIrII__. SW*!.looIIdlllddlllVlllldlnllUr_, -",- e.unll/"'~ ThtIllllClDlnOInoIIIIIIIonl_ __.UIllUII ~ 8eolJ ii~ -",,- .1Of_c"...Wl "AI:/' -- J/It'IJIIII. " 7001 Exhibit J Propel'ty Deeds ~ C/' / ~iIin "'~- CSoIIl 22 \"'/W\"/. d a vi rl so ne ngi nee rin g.com DE DAVIDSON ENGINEERING PROPERTY: DESCRIPTION: FOLIO NUMBER: Exhibit J Properly Deeds CAB OF COLLIER INC. THE EAST 180 FEET OF TRACT 89 37746720002 23 WW\II./. d a vi d so n engi neeri ng.co m De DAVIDSON ENGINEERING ~ DMMIwIIMI MI'I ....am In' _J.............., 1Ioq. -.... II Ltw _1....,.--, PA .....0 N. T.......... ,....1..... 210 __ "'les ..4....awRlNo,: G0370 F1IlrfdIB.- No, 0Il83ll16 2731613 OR: 2759 pc: 2448 .... 1. omcw. IICODI of caw.1II ~, n 12/11/2'" at. .t::_ IIIIIt .. ... euII cau II'"'." llera .1.1t ...11 Illl." lob: CIIIIllmJ III PIUIP ___Line For_nuDole1 Warranty Deed ThIlWlntntyIleod mtdeIhilZlllll8yolDooomIllr,__ 0IGlllt CInIWI, .1llIlIlId PIlI"n _poot__1I _H....10111 Awtnue,......... ~ UtlO gNIllor.ond /~~ ,\> -_.~VJv~. .v " If\ 11--' "{ \ CAI or CoIltr,InG.,' - .... PGII alIIIlI_1I 1._ _ '.W., flIlIlM, .,-: Iftd... Mh. ....'.tOl....... (VII...- ... ..... ........ -,,_..... WITNEllIETH. lhIl UId grtllIor, ' -fOlId ond_ -*n~.o:1l '.. ~."'.,..med. -.v--,........ D NO/1oo DOLU\RS (510,00) ond , ... rocoIpl_1I ~ .._ond__.... -: ...... .....-....... -.......,.. m_ ar.. fUI'tIIIr ........ thai.... WIIhIn 1III;rIMNI ,...... .. """"'llllld JM1IP"1J, nDf Ia It ..~ --.........11_ 1 d'1II'VIIII'Y.InCICkanton..................flrltlhownelMMl. WIlIeIIo ..... flll 200111ld 1lIIlMQUtnI_: mnllg. buIdl1g coello _ UIlI ,........... ~ ~ ,.."....... IUIhcI1lY: ~ 01. VII n"*-1llnt1rW1 Of reoord. If WtYi tnd .....I\A,._ end .-.nMI~ ..............-, TOOaTHER wtIh ... the --...,... h.el ~. ......ta end ~ th8relo beIonalna CI in M)Wiu ..). 'tall...". TO HAVE AND TO HOLD.IhlI_ WI.........._, NIQ'" ~ ~ _ _ _............. _10............ oI__"!eo_: .... ... .... ... fOlId rtght ond __ _ .. ... ond ....... _ Iond: IheI ... gNIllor horol>v IuIy VMnWfII, the title kI Mid WId end wII defend the....". -oPt1lt the t.wfuI cIMnI ~ ell persona ~. Exhibit' Property Deeds 24 \^/WW .da vid so nengi nee ri n g. co rn DE DAVIDSON ENGINEERJNG ttt OR: 2759 PG: 2449 ttt IN WfTNEBS WHEREOF. ClfIl"IOr hN hereunto eel '""tor'. Mnd -.,d .... the day Ilnd yew IIrst eboIte...........,. _Gl_ """""'oI~ ~~%'" 1I1t fMtIGIn8 InOllmIn\ _ 'mo 11I11I __,WhoUII ...pql1ll t~-c I \ ~.. . (~C\I (11 ~~:::~ IVI ,j J ~ :, 0,;..'.1 \'(1~ MY ! ~1-~. 'j{G'7 ,o~ /J<\/ ,.1' -,., ::;;<;C;0/ ~@!~ 89*. MeIed Md delNeNd In OUt prnenco: ~~ Exhibit) Property Deeds 25 .L~a,- -<Sooll lleGIIdlIr, 2000 by 0I0IllI GInW1. . ~.lIltrollf"..lk.u Z:u ~ A I T/act--2- www.davidsollengineering.com De DAVIDSON ENGINfE~I'~G PROPERTY: DESCRIPTION: FOLIO NUMBER: ExhihilJ Property Deeds RANDALL LAND TRUST AGREEMENT THE WEST 180 OF TRACT 90 37746840005 26 W\I\lW.rl avi d so n e ngi IW e ri ng. co rn DE DAVIDSON fNGINEfRING 4146040 OR: 4344 PG: 0527 RBCOillRDinOmCu.1.RBCORDSofCOLLIBRC01lJl'l'Y,Ft OJ/Jl/100B.tlUlIHDHIGH'li. BiOCB, CLBii RECm 15.50 DOC-,70 .10 Prepared by and return to: Retn: TIItOTRYJCOT'rKR 5n9'lHSTK#313 HAP1.BSnm02 Dan Bailey, Esq. 3455 Pine Ridge Road, Suite 102 Naples, Florida 34109 Property ID: 37746840005; 37748480104; 37748480007 Prepared without opinion of title WARRANTY DEED TO TRUSTEE UNDER LAND TRUST THIS WARRANTY DEED made the 28th day of March, 2008 by Daniel Bailey,lndividually aDd 88 Trustee under that certain land trust dated April 28, 2006 and called the Randall Land Trust Agreement, hereinafter called "Grantor", to Lisa Aldlkacti, as Successor Trustee under that certain land trust dated April 28, 2006 and called the Randall Land Trust Agreement (hereinafter referred to as "Trustee") with full power and autborityto protect, conserve and to sell, or to lease or to encumber. or to othenvise manage and dispose of the property hereinafter descdbed and whose Post Office address is: 1500 Bonita Lane, Naples, Florida O~~;'A 1:)Y"" ~TII ";~.\ That the Grantor, for and in n 'on e 0 ~I.8IB ($10.00) and other good and valuable consideration, r . pt . ti IN ~erebY grants, bargains, sells, aliens, remises, releases. co v d 5 t , an certain land situate in Collier County, Florida, to-wit: '(""' ~ ) C}:; ~. ~ A 100% interest in the folIo . \. . / 0 :--... (, The West 180 feet of Tract No. ~W~.n Ga..!!J!:.~~ t~ nit No. 23, according to the plat thereof recorded in Plat Book 7, P ~~ecordS of Collier County, Florida. Tax m: 37746840005 - A 75% interest in the following: Golden Gate Estates, The West 1/2, Unit 23, Tract 107, aceording to the plattbereofrecorded in Plat Book 7, Page 9, of the Public Records ofeaWer County, Florida. Tax m: 37748480t04 A 500/0 interest in the following: Golden Gate Estates, The East %. Unit 23, Tract 107, according to the plat thereof recorded in PlatBoak 7, Page 9, of the Public Records of Collier COllDty, Florida. Tax m: 3748480007 PROPERTY IS VACANT LAND AND IS NOT THE HOMESTEAD NOR CONTIGUOUS TO THE HOMESTEAD OF THE GRANTOR. 1 Exhibit ) Propel~ty Deeds 27 VI/VVW. d a vi d so n eng! n ee ri n g.co III De DAVIDSON fNGINEERING OR: 4344 PG: 0528 This conveyance is subject to: 1. Taxes and Assessments for the year 2007 and subsequent years. 2. Zoning and other government regulations. TO HA VB AND TO HOLD the above-described real estate in fee simple with the appurtenances upon the trust and for the purposes set forth in this Deed andintheRandallLand Trust Agreement dated April 28, 2006 (Trust Agreement), Full power and authority is hereby granted to said Trustee to improve, subdivide, protect conserve, sell, lease, eIlcmnber and otherwise manage and dispose of said property or any part thereof, to dedicate parks, streets, highways or alleys and to vacate any subdivision or part thereof, and to re-subdivide said property as often as desired, to contract to sell, to grant options to purchase, to sell on any tenDS, to convey either with or without consideration, to convey said property or any part thereofto a successor or successors in trust and to grant to such successor or successors in trust all of the title, estate, powers and authorities vested in said trustee, to dmate, to dedicate, to mortgage, pledge or otherwise encumb. ' ~e;~~y part thereof, to lease said property, or any part thereof, from time to time. '0 -at-: ~bY leases to commence in praesenti or futuro, and upon any terms and eriod or perio not exceeding in the case of any single demise the term of99 y d to renew or extend I es ~~n any terms and far any period or periods of time and to am d, ~odi, es an ili:-terms and provisions thereof at any time or times hereafter, c t to 0 t ptions to lease and options to renew leases and options t e of e reversion and to contract respecting the manner of t s. to partition or to exchange saidproperty,oranypartth , onal, submit said property,orany, part thereof to condomini ~q lace restrictions 6411he _ ' or any part thereo"4 to grant easements or charges of any ~ release, convey o~ .' ght, title or interest in or about or easement appurtenant to said ~es or any part thereo deal with said property and every partthereofinallotherways,and ~"' cons' . it would be lawful for any person owning the same to deal with the ~~. 9:.ViU' to or different from the ways above specified, at any time or times hereafter.~ In no case shall any party dealing with the Trustee in relation to the real estate or to whom the real estate or any part of it shall be conveyed, contracted to be sold, leased or mortgaged by Trustee, be obliged to see to the application of any purchase money. rent or money borrowed or advanced on the premises, or be obliged to see to the terms of the said Trust have been complied With, or be obliged to inquire into the necessity or expediency of any act of the Trostee, or be obliged or privileged to inquire into any of the terms of the Trust Agreement or the identificati:m or status of any named or unnamed beneficiaries, or their heirs or assigns to whom the Trustee may be accountable; and every deed, trust deed. mortgage, lease or other instrument executed by Trusteein relation to the real estate shall be conclusive evidence in favor of evmy person relying upon or claiming under any such conveyance lease or other instrument a) that at the time of its delivery the Trust created by this Deed and by the Trust Agreement was in full force and effect, b) that the conveyance or other instrument was executed in accordance with the trusts, conditions and limitations contained in this Deed and in the Trust Agreement and is binding upon all beneficiaries under those instnunents, c) that Trustee was duly authorized and empowered to execute and deliver 2 Exhibit J Property Deeds 28 wvvw.d a vi d so n engi neeri ng.co 111 DE DAVIDSON ENGINEERING OR: 4344 PG: 0529 every such deed, trust deed, lease, mortgage or other instrument and d) if the conveyance is made to a successor or successors in trust, that the successor or successors in trust have been appointed properly and vested fully with all1he title, estate, rights, powers, duties and obligations of the predecessor in trust. If there an: co~trustees. it is specifically understood that the signature of only one of the co-Trustees shall be required to accomplish the foregoing. Any contract, obligation or indebtedness incurred or entered into by the Trustee in connection with said property shall be as Trustee of an express trust and not individually and the Trustees shall have no obligations wbatsoeverwith respect to any such contract, obligation or indebtedness except only so far as the trust property in the actual possession of the Trostee shall be applicable for the payment and discharge thereof, and it shall be expressly understood that any representations, warranties, covenants, 1Uldertakings and agreements hereinafter made on the part of the Trustee, while in form purporting to be the representations, warranties, covenants, undertakings and agreements of said Trustee, are nevertheless made and intended not as personal representations, warranties, covenants, Wldertakings and agreements by the Trustee or for the purpose or with the intention of binding said trustee personally, but are made and intended for the pmpose of binding only the trust property specifically described herein; and that no personal liability or personal responsibility is asswned by nor shall 8. ~ or enforceable against the tmstee individually on account of any ins ~ untofanyrepresentation, warranty, covenant, undertaking or agr e said T . ~ expressed or implied, all such personal liability, if any, being' e 81 waived and rei ed ID{d all persons and corporations whomsoever and whatsoever l!liaIlpe .th~ oftht\ co"llition from the date d'the filing for record oftbis Deed. (/ :iDW \ ~-,.,~t ;0:. ..Yo "-'-_. previously and of all persons " n ~ehr.br y oftp,1: be only in the earnings, avails and proceeds arising from the other disposition th te, and that interest is declared to be personal property, and n . ficiary under thi sj, 1 ve any title or interest, legal or equitable, in or to the real estate, ~ bu.tt OJ only as interes :tW~s, avails and proceeds from that real estate as aforesaid. ~j,~__ ...\)~ ,/~ '~!fE r11'..C y In the event of the death of the ~li~ccessor trustee under the trust agreement referred to above shaJI be MarIlyn Johns, and upon a recording in the public records of Collier County, Florida, ofa death certificate of the Trustee or of any successor trustee, title to the land described berein shall be deemed to be held by the successor trustee and to pass to the successor trustee without the requirement of recording any further or additional documents. This deed is given and accepted in accordance with Section 689.07 1, Florida Statutes. The Trustee shall have no personal liability whatsoever for action as trustee under the trust agreement referred to above or by virtue of taking title to the land described above and the sole liability of Trustee hereunder shall be limited to the property which the Trustee holds under the trust agreement referred to above. And the Grantor by this Deed fully warrants the title to the above-described real estate and will defend the title against the lawful claims of all persons whomsoever. "Grantor". "Grantee"" "Trustee" and "Beneficiary" are used for singular or plural, as context requires. 3 29 v.l\vw.d avi d so n e ngi n eeri ng.co III Exhibit J Property Deeds DE DAVIDSON eNGINEERING *** OR: 4344 PG: 0530 *** IN WITNESS WHEREOF, the said grantor has signed and sealed these presents the day and year above written. Sign~~:e&;:.6v~~;~~urpresen~ --=~~ Wi't,ss, . S:.... DanIel Bailey, Indlv1dUall~ EE "II\~ e. tL TI1l.tee under that ccrtain landlru.t ~ dated April 28, 2006 and caned the & ~ [f /( Randall Land Trust Agreement ~/,~ 'Witness C ...-r- $e~(1/1te {;--. 1&~/15.s0 STATE OF FWRIDA ,'0.'€R C'OU~ COUNIYOFCOWER EXECUTION OF the foregOin~. 8 Ve:nt was ~~.jsbQScribedbefOre me this 281b day of March, 2008 by Daniel Bailey , dnallv and.. Tru....:nn~~hat certain land tru.t dated AprU28,2006andcalledtb d d"frmt--k eemebt is np.NlOMllr lrnown tome or :~~has produced sufficienlrvirr~f/ )'. . b lOW) and who did not take an Description of identificatiOn\Q~1#. ~ t~ ~ ~ ~ ~_ ( ~. ..0 NOTARY PUBLIC ( , [NOTARY,~ ''13Ef<.tJlee;:;; (O;fk~F' ~~V "~,,-~;l"~ ~, BERNICE B. TOMASSO ft.... MYCOMMISSlONIIDD3?Jl12 ""..~Bl(pfRF.s'~302006 I~....v Fl_~Dio_~~ 4 Exhibit J Property Deeds 30 www.davidsonengineering.com De DAVIDSON oNGIN~f~ING PROPERTY: DESCRIPTION: FOLIO NUMBER: Exhibit J Property Deeds WILLIAM M. GRANT REVOCABLE TRUST THE EAST 150 OF TRACT 90 37746800003 31 \vvvw. d a vi d so n engi ne e ri ng.co 111 De DAVIDSON ENGINEFRING Thi<lInstnuom:Pn:pan:dWithoulOpinioaBy. Dau!WIey.AIlomoya'lLaw 34"PlneRidccR...d,Sllile 102 Napler,a 34109 SA.6A Or.ntor'l SocSa: II: Gn.ow's Sac: See II; 4213907 OR: 4395 PG: 2023 RICORDJD Ie oman ueOlDB of COWlI collm, 11 U/2l/2DOJat OJ:OlPMDifCITJ, 11OCI, CloIU COIl 550000,00 oem IUO 1lOC-,TD 315MO CDPIJS 2,00 Ole uo letm: DB lULl' 3m PIli lUllS D 1102 nptU n J~IDI ISpaceAbpyeTbisUllePorRcamtingDala] Deed in Lieu of Foreclosure (SlIlutoryFnnn.PS689.02) This Indenture, ~ Ibis i:!!iday of SEPT, 2008. between YHOVANNJ M. OTERO.. .mgl~ m&a.ol1heSblleofFlonda,wflDIepostoJlice.oddreuit697S.wt'St.=IN&,NlpJeo,FL34J20,O"'IIl:Or.IDdWD..l.IA.MM.GRAI't"T !U:VOCABLETRUSTDA1'EJ) 9IlM99t, WboRl'I'/Il oJ&eadlnuis3455 Pm. Ridge Road, SIIitl! 101, Nap1=, PL 34109. Gn~e; Witnesseth: TmllbesaldGiulcu'.fmudiDewsideratiouoftbtllDllofSIO.ooaadolbervatu.bIeecllSideraliDD.IOG_illhalldpaldbytbeSOJd OIUl~lbefeCl:lptwllereoflsbareby~Jedaed.h=eby8'l"*.baiglintWld.~tolh'Silid~,and~'l< henondIllSi&mC..."r,lbefollowiaides<:nbedbnd,lOwIt, All afTPcII25,GOWEN"GATEESTATES,UNlT23.al:oonlingtolhepll,then:m,=otded iJI Plat Soot 7, Pa....9,OflMPubIleRccord~ofColu.,-CouIuy.Fklrida. Tbl: East 150 ("I lIfna.1 9", GOLDEN GATE ESTATES, UNIT 23. lc.:otdJog to the plllllh.reof. I'OC(lrd.d ill Pial Boak7,Page9, oflhePublic Records ofCoJlierC . (FarW~ONy:PropoI1;yAppraiscl'. To....audlOhold~_lQ.fee Toptbcrwifbo:ayallll&ll_rs. inl:1udhl& All lIDdlvldod iD'-t in ...........~_...""~.. andolberpl~""""'tloas ADdIh...idG~doeribcn:bylWly ~~. ~umd_iD,1hI: ..~...:l...ofinrJiv.idua!s, ~ Tb<COIM:J3IICCutfunbben:mbyGraolorto R 750ElOOOO6'lId37746BOOOO3), .gWnsllbolllwfulclllirosofllll,..,....".. 'SlGlhisiaslnuD:Dllllld1heMin..1 . oflhosecentiDMonpz..... as follows: jl amM.GtantR:evocable......IOatcd9!15'1\l9\l. 3477,PlI;e 1698, or the PlIbIlc ReoonIs ofCoIlic, COllllly.FIorldo:lIlldlOOdifiodin~ldllIedSepbnbe NDVember28.2006,100ffil:wRearrdsBook4144. fqcIOS4. Publil:hcolllsof'Co1licr COUIlI)I, Floridl. in lheori&inalpriDcJpal ~umoCS350,OOO.00. 2). M'ortp&cbc_ YboYaDlli M- OIcro,.mp, OsftIdoF. 0I=r0, nmnicd, iDdWilliiomM. G.mtRevoc::ablc Tmol 0l1ed 9'1511999, dalcdSl:p~8.2006, IIlldJCCGl'dedSep\cmber 1~,2OO6, III Official R=m:fs Book4106. Page 1260, of the PublltJteccnis orColliu CGIIaty,FIorlda.iotheorigillllprillclpal6UalOCS610.000.oo. )J. MOJ1PlI" be_o f_v.tM DcvelllpllleQf of Florida. u.c. a Florida Limited UabiUty Coq>any, YhcwaIlIIi M. 0iI:r0, JingIl:. ",...Id<.> F. ~.1IlIIrricd, lnno...l:i~ Ptrtbm Vlli, LLC, a Florida Lialill:d Liobilky Company. JIlIIOVali...1'arlDcJs JX. UC, a Ronda LiznlIel1LldIilily~.IDIKMatI'.o:~X.llC,'F1l1lidaLimlled.UabiliI:yCompo:ay,IIlldSm&rtPropertio:s.lDl:..daladJuIy'16, 2OD7.audnoc:ordedJuI)'31.2007,inOlftcl.ol~1look319.3.PIge-<<S,oflbcPablleR<<ord&ofOlARl.01TE~,Florida;lIlld assigncdloWlIllamM. OnlItRe\IOCabIeTlUlItD.lrd9l1Sltm 10 lnrilrwDo:lltdatedJuly2S,2007,m:lm:ordedAupn IS, 2007. in OtIicial Rmm1s Bwll Jl9!l. hac 1268. Poblic: R.acotd& 0( CHARl.O'ITE ClIIIlIly. FloridI, llIId modi&d ill __ recanted Septetnber 14. 2007, in omeial R.ceords Book 3210. f~ 1340, Pul>1il;Reoords DfCHAltLOITECounty, FImida, Md ~in insttumo:ntdaledJulY2S.20~7,andreronledOC<<1ber4,2007.h10JlkialRt<:otdsBDok<lZ8B,J>qe2848.PublicRecOTdl:ofCOLLIER ClIIIIlt)'. Flarida,mdmodllied InU>slrumellr.~ Oelober4, 2007, 10 OJfid!.1 R<<onh Bool:<l288.Page285l1.Pubti<!RccGrd. of COu..IE!R.Coumy.FIorida.,inthe~I~Jllmaf:mO,ooo.oo. This Deed Is ...u~11OIi: ".,.......,...," oflbe title incomidcruion.oCthe redul:tlDII of:llu! JlCBO.lll.lliabilil)'oflllc debtor lIllIIerlh. Note equIIl to a..l'Educed dollar amount Dfsaid Note and b lWl iote1Xlcd to bc.dd.iliWlal "=ity. GtalllOranena1hallbe~rlNloflhedabl:Dwedtlldlbo:~"ftheJll'l'5llnIlIllahllltyDf:llu!d.bl{lfUlld=rIheNolelr._lUIbly equivnle.Dllo the hlrmuet nlue l,rf~ subjec:trcal propeny at die lime oflhis ~ooveyanct. OIlllllllr fDnber 1II$CIU!hat dle fllbjeel rnl ptopel1;y Iw 110 Idditim:W equitable wJue and that Ibem ill 110 addiliolUl! COIlI:ldtn.tioo, aod Ormlor Rtbowled&c5lhat atler mtd ffiluelionlb.",mayslillbGlremaiDio&baJancedllCWlderJllidPromiJiOlyNot=('). N>li-MeQF lJonguage: rd. tbelnttnlion oflhe Gl1IIIlOr fllil Gmnte.lbatlh= IIQI bG. JI1tllCl' of the fee with \he!iCllso 1Illf!he hen il; p~iDfi.voroflb:M""P&="n:r=~iDtheinurumeDt(s)8bove. OnIIIorherebYmamkn;~OlIlotbembjecfmlJ pmpenytaOa3nIee. Grantor SiglUltIUe(S) Have Bel!lJ Placed on the Following Page on Purpose Exhibit] Property Deeds ":\2 VVVI'/W. ria vi d so n e ngi ne e ri ng. co m DE Pti,(~9~$?J~ **' OR: 4395 PG: 2024 *** Deed In Lieu of Foreclosure PAGE TWO ~.5elIIldilDddelivetedinthep~$eII<;l!of '''" IY'~M.x:k~ PriIll kIf)~TtIiJF 51 flEKR~ WJ'J'NeSSNO.1 '''"~~ ?- PrlDt YHOVANNiM OT!;RO (Snl) ---;:: ~ ?'"",,- ~ _ I),,,,a~ ~)"I WITNESS NO.2 STATEOFFLOrv: COllNTYOF LLI pL 1lu:~iDsmJaIDD1""".cIwoW1edJlcd...roreFtIlDl~dqOf~;2005~byYbovalll\JM.OIuo.v.tmi5l"". ~ybCIWD"'_orMloIwlluo",produc<Id L. ~IP< ^J~F- lI$i<kDlifiatlcm NOTARY PUBLIC: Exhibit J Property Deeds 33 W\i\IW. d a vi d so 11 engi neeri ng. co 111 De DAVIDSON ENGI"lf~RING PROPERTY: DESCRIPTION: FOLIO NUMBER: Exhibit J Property Deeds RANDALL LAND TRUST AGREEMENT THE WEST 1h OF TRACT 107 37748480104 .~ 4 VlVVW. d avi dso n e n gi nc cri ng. co In De DAVIDSON fNG'N~ERING West Y2 ofTraet 107 Parcel No. 37748480104 Property owned free and clear 367612802 Cannan sit Otero Enterprises 50% and Seaside Development 50% Price $206,000 4045/3916 Seaside Development conveys to Bailey, Trustee of Randall Land Trust 4113/2772 corrects previous deed by defining a 50% interest 4329/3280 Otero Enterprises conveys a 25% interest to Baily, Trustee of Randall Land Trust 4344/527 Bailey, Trustee conveys to Aldikacti, Trustee of Randall Land Trust 4360/2498 Otero Enterprises conveys to Yhovarmi and Osvaldo Otero their 25% interest 4363/4138 Otero conveys 25.00% to EDG, Inc. Document stamps paid At tbis point ownership = 75.00% Randall Land Trust = 25.00%. EDG, Inc. 4366/4028 Aldikacti, Trustee conveys to EDG. Inc. an 11.24% interest retains a 63.76% interest At this point ownership ~ 63.76% Randall Land Trust = 25.00% + 11.24% EDG, Inc. = 36.24% 4384/2880 Aldikacti, Trustee conveys to EDG. Inc. a 63.76% interest At this point ownership ~ 00,00 Randall Land Trust = 25.00% + 11.24% + 63.76% EDG.lnc. = 100% 4388/3201 EOG, Inc. conveys a 38.76% interest to EDG II, LLC At this point ownership = 38.76% EDG II, LLC = 61.24% EDG. Inc. New deed puts property back to same as 4363/4138 of: = 75.00% Randall Land Trust = 25.00% EDG, Inc. Exhihit J Property Deeds :::s W\'VW. d avi dso n e ngi n eeri ng.co 111 DE DAVIDSON ~NGINfH"NG Prepared by and return to: 4146040 OR: 4344 PG: 0527 RBCllRDID in 01rICIAL RECORDS ofCOLLIBRCUlJBfY, FL Ol/31no08at12:59PHDWIGII'l'I,HIOCK,CLIlRK RICFI! 55,50 DOC~. 70 .10 Dan Bailey, Esq. 3455 Pine Ridge Road, Suite 102 Naples, Florida 34109 Prope.rtyID: 37746840005; 37748480104; 37748480007 Prepared without opinion of title Retn: f,IIIOTHlJCOmR 5U J'lR II'!' II #313 IIAPI.IlSFLJU02 WARRANTY DEED TO TRUSTEE UNDER LAND TRUST TIllS WARRANTY DEED made the 28th day of March, 2008 by Daniel Bailey, Individually and 811 Trustee onder that certain land trust dated April 28, 2006 and called the Randall Land Trust Agreement, hereinafter called "Grantor", to Lba AIdikac", as Successor Trustee under that cerWn land trnst dated April 28, 2006 and ..lied the Randall Land Trost Agreement (hereinaftcrreferred to as "Trustee") with full power and authority to protect. conserve and to sell. or to lease or to encumber, or to otherwise manage and dispose of the property hereinafter described and whose Post Office address is: 1500 Bonita Lane, Naples, Florida cP iBR COI:r.t\tl' WITNESSETH ;; That the Grantor, for and in valuable consideration, aliens, remises, releases, County, Florida, t<rwit: \'""' A 100% interest in the folIo The West 180 feet of Tract No. thereof recorded in Plat Book 7, Tax ill: 37746840005 A 75% interest In the following: Golden Gate Estates, The West 1/2, Unit 23, Tract 107, according to the plat tbereofrecorded in Plat Book 7, Page 9, of the Public Records of ColDer County, Florida. Tax ill: 37748480104 A 50% interest in the following: Golden Gate Estates, The East ~ Unit23, Tract 107, aecordlag to the plat thereof recorded in Plat Book 7, Page 9, of the Public Records of Collier COUDty, Florida. Tax ill: 3748480007 PROPERTY IS VACANT LAND AND IS NOT THE HOMESTEAD NOR CONTIGUOUS TO THE HOMESTEAD OF THE GRANTOR. 1 :~6 www.davidsonpngilleering.com Exhibit J Property Deeds De DAVIDSON ENGINEERING OR: 4344 PG: 0528 This conveyance is subject to: 1. Taxes and Assessments for the year 2007 and subsequent years. 2. Zoning and other government regulations. TO HA VB AND TO HOLD the above-described real estate in fee simple with the appurtenances upon the trust and fot the purposes set forth in this Deed and in the Randall Land Trust Agreement dated April 28, 2006 (Trust Agreement), Full power and authority is hereby granted to said Trustee to improve, subdivide, protect conserve, sell. lease, encumber and otherwise manage IIDd dispose of said property or any part thereof; to dedicate parks, streets, highways or alleys and to vacate any subdivision or part thereof; and to re--subdivide said property as often as desired., to contract to sell, to grant options to purchase, to Bell on any tenns, to convey either with or without consideration, to convey said property or any part thereofto a successor or successors in trust and to grant to such successor or successors in trust aU of the title, estate, powers and authorities vested in said trustee, to dcnate, to dedicate, to mortgage, pledge oT otherwise encumb' any part thereof, to lease said property, or any part thereof, from time to time,' 0 . . by leases to commClllce in praesenti or futuro, and upon any terms and not exceeding in the case of any single demise the tenn of99 y on any terms and for any period or periods of time and to am d, e erms andprovisioDsthereofat any time or times hereafter, t ptions to lease and options to renew leases and options t of e reversion and to contrnct respecting the manner of r s, to partition or to exchange said property, or any part th submit said property, or any, part thereof to condomini or any part thereo~ to grant easements or charges of any 'ght. title or interest in or about or easement appurtenant to said deal with said property and every part tbereofin all other ways, and it would be lawful for anyperron owning the same to deal with the to or different from the ways above specified, at any time or times hereafter. In no case shall any party dealing with the Trustee in relation to the real estate or to whom the real estate or any part of it shall be conveyed. contracted to be sold, leased or mortgaged by Trustee, be obliged to see to the application of any purchase money, rent or money borrowed or a4va.nced on the premises, or be obliged to see to the terms of the said Trost have been complied with, or be obliged to inquire into the necessity or expediency of any act of the Trustee,. or be obliged or privileged to inquire into any of the terms of the Trust Agreem.ent or the identificatim or st:atus of any named or unnamed beneficiaries, or their heirs or assigns to whom the Trustee may be accountablej and every deed, trust deed, mortgage, lease or other instrument executed by Trustee in relation to the real estate shall be conclusive evidence in favor of every person relying upon or claiming under any such conveyance lease or other instrument a) that at the time of its delivery the Trust created by this Deed and by the T_ Agreement was in full force and effect, b) that the conveyance or other instrument was executed in accordance with the trusts, conditions and limitations contained in this Deed and in the Trust Agreement and is binding upon all beneficiaries UDder those instrwnents, c) that Trustee was duly authorized and em.powered to execute and deliver 2 ExhIbit J Property Deeds :~7 \"I\^/W. d a v i dso n e ngi n ee ri ng,co 111 De DAVIDSON ENGINEERING OR: 4344 PG: 0529 every such deed, trust deed. lease, mortgage or other instrument and d) if the conveyance is made to a successor or successors in trust, that the successor or successors in trust have been appointed properly and vested fully with all1be title, estate, rights, powers, duties and obligations of the predecessor in trust. If there are co-trustees, it is specifically understood that the signature of only one of the co~Trustees shall be required to accomplish the foregoing. Any contract, obligation or indebtedness incurred or entered into by the Trusteein connection with said property shall be as Trustee of an express trust and not individually and the Trustees shall have no obligations whatsoever with respect to any such contract, obligrtion or indebtedness except only so far as the trust property in the actual possession of the Trustee shall be applicable for the payment and discharge thereof, and it shall be expressly understood that any representations, warranties, covenants, undertakings and agreements hereinafter made on the part of the Trustee, while in form PUIp:orting to be the representations, warranties, covenants. undertakings and agreements of said Trustee. are nevertheless made and intended not as personal representations, warranties, covenants, undertakings and agreements by the Trustee or for the PUlpose or with the intention of bin ding said trustee personally, but are made and intended for the purpose of binding only the trust property &j>ecifica11y described herein; and that DO persona1liability or personal responsibility is assumed by nor shall erted or enforceable against the trustee individually on account of any . unt cfany representation, warranty, covenant, undertaking or agr expressed or implied, all such personal liability, if any, b . all persons and cotporations whomsoever and whatsoever mOD from the date of the filing for record of this Deed. The interest of the b e previously and of all persons and proceeds arising from the' to be personal property. and n equitable, in or to the real estate but only as interes that real estate as aforesaid. Op 7'lfE In the event of the death of the uccessor trustee under the trust agrmment referred to above shall be Marilyn Johns, and upon a recording in the public records of Collier County, Florida, of a death certificate of the Trustee or of any successor trustee. title to the land described herein shall be deemed to be held by the successor trustee and to pass to the successor trustee without the requirement of recording any fm:ther or additional documents. Trust Agreement referred to be only in the earnings, avails e, and that interest is declared ve any title or interest, legal or . , avails and proceeds:from This deed is given and accepted in accordance with Section 689.07 1, Florida Statutes. The Trustee shall have no pe:rsonalliability whatsoever for action as trostee under the trust agreement referred to above or by virtue of taking title to the land described above and the sole liability of Trustee hereunder shall be limited to the property which the Trustee holds under-the trust agreement referred to above. And the Grantor by this Deed fully warrants the title to the abov<>described real estate and will defend the title against the lawful claims of all persons whomsoever. "Grantor", "Grantee". "Trusteell and "Beneficiary" are llSed for singular or plural, as context requires. 3 Exhibit J Property Deeds .'8 W\^lW. d a v i d son c ngi ne ering.co 111 DE DAVIDSON ENGINEH11NG *** OR: 4344 PG: 0530 ... IN WITNESS WHEREOF, the said grantor has signed and sealed these presents the day and year above written. Signed, sealed and deiiVeredinourpresen~ ~~ /ift.u ;Qo.u,fj 0'O#~ ~ - V3 ~ Wi ess - L- Daniel BaUey, IndividuaJI 'De"lIjl\f e. StL Trustee under thatcertalnlandtnlst ~ dated Aprll28, 2006 and called the ~ ~ /j RandaU Land Trust Agreement /, ~~ 'Witness ..-r- rpe'f'{(l/Iee j3:, 1d?/'N1S.50 STATE OF FLORIDA COUNfYOFCOlllER ;\.>y1ER COUlV was sworn wi aDdas Trus scribed before me this 281b day of r that certain land trust dated wntomeor ow) and who did not take an EXECUTION OF the foregoing' March, 2008 by Daniel Bailey AprlJ 28, 2006 and called th who has produced sufficient vi oath. <:) 8llRNICE B. TOMASSO ......... ~~ON'D.DJ73112 ,~.." "^""""":~30,2OOB ~\' n""""",-.-.o.. 4 Exhibit] Property Deeds 39 W\~IW. d avi dso n engi ne eri ng. co m De DAVIDSON "NGINtl'~1NG PROPERTY: DESCRIPTION: FOLIO NUMBER: Exhihit J Property Deeds EMERGENT DEVELOPMENT GROUP INC. THE WEST 12 OF TRACT 107 37748480104 1]0 \fI'\NW. d a vid so ne ngi n e eri n g. co 111 De DAVIDSON ENG'NfERING West Y1 of Tract 107 Parcel No. 37748480104 Property owned free and clear 3676/2802 Cannan sit Otero Enterprises 50% and Seaside Development 50% Price $206,000 4045/3916 Seaside Development conveys to Bailey, Trustee of Randall Land Trust 4113/2772 corrects previous deed by defining a 50% interest 4329/3280 Otero Enterprises conveys a 25% interest to Baily, Trustee of Randall Land Trust 4344/527 Bailey, Trustee conveys to Aldikacti, Trustee of Randall Land Trust 4360/2498 Otero Enterprises conveys to Yhovanni and Osvaldo Otero their 25% interest 4363/4138 Otero conveys 25.00% to EDG.lnc. Document stamps paid At tbis point ownership == 75.00% RandaU Land Trust =- 25.00% EDG, Inc. 4366/4028 Aldikacti, Trustee conveys to EDG, Inc. an 11.24% interest retains a 63.76% interest At this point ownership ~ 63,76% Randall Land Trust = 25.00% + 11.24% EDG, Inc. = 36.24% 4384/2880 Aldikacti, Trustee conveys to EDG, Inc. a 63.76% interest At this point ownership ~ 00.00 Randall Land Trust "" 25.00% + 1 I .24% + 63.76% EDG, Inc. "" 100% 4388/320] EDG, Inc. conveys a 38.76% interest to EDG II, LLC At tbis point ownership = 38.76% EDG II, LLC = 61.24% EDG, Inc. New deed puts property back to same as 4363/4138 of: = 75.00010 Randall Land Trust = 25.00% EDG, Inc. 41 Exhibit] Property Deeds wvv\tV.rl a vi d so n en gi nee ri ng. co III De DAVIDSON ENGiNEERING TInS INSTRUMENT PREPARED BY AND RETURN TO: TImotlly J. Cotter, Elq. Timothy 1. Cotter, PA S999thStreetNortb,Suite#313 NapJea,FInrida34I02 PropcrtyAppJaisClIIPen:el IdentifiClllion (FoIlD) Numbers: 31748410907;37741480104 PREPARED wrmour OPINION OF TITLE '" 4170343 OR: 4363 PG: 4138 *** utoRDID in ormm BeORDS of comn emu, !1 Olm/2D~& at U:llPII "1m I. BlOCl, eJ.Ul eGllS m05ua lIC lIB IG.DQ mac-.n ISOUO lttn: TIKOUT J C<lm~ mmnMUIJ mLlG FL 3410Z SJ>llccAbovuThI,Lln.F(}rR~ordingO&la THIS WARRANT\' DEED, made the 14th day oIMay, 2008 by Yhovalllll Otero,.. RinEh mlln, aDd <kv8.ldo Otero, . married lOaD , oocln call1lll the granlQn, tu EmerceD1 DcvNopmeat Group, luc., . Florid_ CotponrioD, whose pml office addnms is 30SS Tenllllll.r Drive, NaplCl, Ftorlda 34U9, h=ioafu:r caned the GranlOll: (If1ler..._ u&ad ~n tIuIl~ "gr""r",.' """ "8'"""""" jn~"'d. all tho plV'fju /0 this /"'1""""'" alld lke I,.,/s, Ioga! I'WpTtl.SelI,ntl'OIsond4tt/gmojimNvl4lials, fl'uJ 1n...",<:'CU$llt,t mrdauigrlsofCC1J'O'1'lfcrlS) W f T N E SSE T H: That the gmntorB, for ami in COl\iideBtio.n of the 5UID ofTEN AND OOlIO(l'S ($10.00) Dollar1; and other V11luable DDlISideratio:cli, receipt wbeRof ill hmby a~kaowleda:=<I, hereby gmots, bqams, nll6, aliens, mniSllll, ",11llI_, ~lIDw.ys md GOIIfinm unto the gl1Ultee aU WI certain 1lllId situale in COLUI!R COWlty, StBteofFloridR,Vu.,; A 1l.24% Interest In GoJden Gate Eltates, Th~ East H, Unit 13, Trad 107, aecordlng to tbe plat tbU1!oI recorded in I'lIt Book 7,hl::e 9, oflbe Public Retordli DfCaIUu COUllty,FlDrida. Folio #37748480007 A 15% lDterat bl Golden G'R Efiat.~, The West ll" Ullit 13, Tratt 107, aeeordiug ta the pial IlIereof r""OrdedlnPlJ.tBook7,palle9,orthePu~WercOUIIty,F10rida.FOlloIl317411480104 ProPerty'svaea.nllaod8lldlIiDotlbe/~1~~~AleadOfthegnOlor SubJett to euemolltl, resZtlO~lId reservtltloD.ll 'f~'\O taHll ror lbe year 1007 and ;;.,; w,. olllb. 002)~~~!i"" b.'oo.m.". m"".. TO HAVE AND TO HOLD, ~ ~ ll.u.JJ;. AND,theglBlrton;herebyeo ; ~:gnwleetbelthe~to t; lielzcd.oflllllll1mdmfeestmple; thlltthe ennt<>ts bave good right alllhority to.ell1i ~ Illlld, ~hereby WlIJTWll the tllIe to Illd IlUId and WIll defend !he laIDe _ lawful clU1ID1i ofa '9" whomIO~r; and dult 5IIld land IS free of aIIcncumbnuu:a,excepllnl<l,:SlccruIDg T"~"' , fl6. ..!fF.Cl1'.L, IN WITNESS WHEREOF, the Slid granlon ha\FI"- iind _led theae presealS the day and yeac finl above written. Signed,6t!lIledanddelive:redinthepreseaClof: # .-z:,4t.::r WitnaUiflSign&tw-e ";;-.- ..I~ Witness#IPrintedNllIIlu ~ i?J,(Ih'~'~ () J fi:.. I rf'H_....11 ) n-- ~_S#2SipalUre ~ ~.A,J/e1& -e. I I'PMfr$.5.0 Wime..112 PrinlcdName S1'ATEOF FLOlUDA COUNTY OF COLLIER The foregoing iD.&\n.Imwt was acknowledged beforc me thi5 14th day of May, 2008 by YhovlUlIli Otero a.od Dsvaldo OLerq who ~~ p.....nn.llv !mown In me OJ" have produced lISidcnlificmion. SEAL .c') r""'"...;:"TOMASSO ~~;~J<J.';;~' -. "",..,._.....0. ~~~ !? <-,-,- ~ Publi~ ;::;,.--:-- Yl.llJdB ,( '-;?,N.#S.ScJ PrintedNotuyNlIDIt MyC<JnuniBsiooExpires: FlleNo:OlI.tl61 Exhibit' Properly Deeds 42 www.riavidsonengineering.coln DE DAVIDSON ENGINEF~II~G PROPERTY: DESCRIPTION: FOLIO NUMBER: Exhibit J Property Deeds RANDALL LAND TRUST AGREEMENT THE EAST Y2 OF TRACT 107 37748480007 43 \,\I\'VW .cia vici so 11 e n gi nee ri ng. co 111 DE DAVIDSON EN GIN E f R' t~ G East Y7 of Tract 107 Parcel No. 37748480007 3716/2825 Cannan sit Otero Enterprises and Seaside Development Price $206,000 3716/2826 Mortgage to Cannan $156,000 4034/1866 New deed to redefine % interest as 50% each 4045/3916 Seaside Development conveys to Bailey, Trustee of Randall Land Trust 4113/2772 corrects previous deed by defining a 50% interest 4344/527 Bailey, Trustee conveys to Aldikacti, Trustee 436113879 Otero Enterprises coveys to Yhovanni Otero and Osvaldo Otero Document stamps paid on Yz of mortgage $67,800 4363/4138 Otero conveys an 1 ].24% to EDG, Inc. Docwnent stamps paid 4366/2312 Otero sells and conveys a 38.76% to EDG II Price $230,000 At this point ownership ~ 50,00% Randan Land Trust ~38.76% EDG IT = 11.24010 EDG, Inc. 4366/4197 EDG, Inc. conveys to Aldikacti, Trustee an 11.24% interest 4384/2881 BDG II conveys to Aldikacti, Trustee a 38.76% interest Document stamps paid on $52,000 representing 38.76% of mortgage At this point ownership = 100% Aldikacti, Trustee New deeds (two) puts property back to same as 4366/2312 of: = 50.00% Randall Land Trust =38.76% EDG II = 11.24% EDG, Ioc. Exhibit J Property Deeds 44 \vww. d a vi d so n c ngi n eering.com De DAVIDSON ENGINfER'NG Prepared by and return to: 4146040 OR: 4344 PG: 0527 RBCORDBDinOmCIALRBCORDSotOOLLIBRCOURTY,FI. OJ/l1/2008'tI2:59PMDIlIGIlTI,BROCJ<,'"n RBCm 35.50 DDC-.I0 ,1' Dan Bailey, Esq. 3455 Pine Ridge Road, Suite 102 Nllples, Florida 34 I 09 Property ID: 37746840005; 37748480104; 37748480007 Prepared without opinion oftitIe let.D: UKO'l'HYJCO'm'R m 9'1B "If 1313 NAPLBSFL34t02 WARRANTY DEED TO TRUSTEE UNDER LAND TRUST TIllS W ARRAN1Y DEED made the 28th day of March, 2008 by Daniel Bailey, Individually and as Trustee under that certain land trust dated AprH 28, 2006 and called the Randall Land Trust Agreement, hereinafter called "Grantor". to Lisa Aldikacti, as Successor Trustee under that certain Jand trust dated April 28, 2006 and caJled the RandaU Land Trust Agreement (hereinafter referred to as ftTrusteen) with:full power and authority to protect, conserve and to sell. or to lease or to encumber, or to otherwise manage and dispose of the property hereinafter described and whose Post Office address is: That the Grantor, for and in n valuable consideration. 'pt aliens, remises, releases, co v County, Florida, to-wit: ($J 0,00) BUd other good and ereby grants, bargains, seIls, certain land situate in Collier S (9 nit No. 23, according to the plat cords of Collier County, Florida. The West 180 feet of Tract No. tbereofrecordedfn Plat Book 7, P Tax ID: 37746840005 A 75% interest in the following: Golden Gate Estates, The West 1/2, Unit 23, Tract 107, according to the plat tberecfrecorded in Plat Book 7, Page 9, of the Public Records of Collier County, Florida. Ta. ID: 37748480104 A 50% interest in the foUowing: GoldeD Gate Estates, The East~, Unit23, Tract 107, according to the plat thereof recorded in Plat Book 7, Page 9, of the PubllcRecords ofeamer County, Florfdll. Tax ID: 3748480007 PROPERTY IS VACANT LAND AND IS NOT TIlE HOMESTEAD NOR CONTIGUOUS TO TIlE HOMESTEAD OF TIlE GRANTOR. 1 Exhibit J Property Deeds 4S \VWW. d avi d so n engin e e ri ng. co III DE DAVIDSON ENGINEERINC OR: 4344 PG: 0528 Tbis conveyance is subject to: I. Taxes and Assessments for the year 2007 and subsequent years. 2. Zoning and other government regulations. TO HA VB AND TO HOLD the above.described real estate in fee simple 'With the appurtenances upon the trust and for the purposes set forth in this Deed and in the RandaULand Trust Agreement dated April 28, 2006 (Trust Agreement), Full power and authority is hereby granted to said Trustee to improve, subdivide, protect conserve, sell, lease, encumber and otherwise manage and dispose of said property or any part thereof:, to dedicate parks, streets, highways or alleys and to vacate any subdivision or part thereat: and to re-subdivide said property as often as desired, to contract to sell, to grant options to purchase, to sell on any terms, to convey either with or without consideration, to convey said property or any part thereofto a successor or successors in trust and to grant to such successor or successors in trust all of the title, estate, powers and authorities vested in said trustee, to dmate, to dedicate, to mortgage, pledge or otherwise encumb' anypart thereof, to lease said property, or any part thereof, from time to time, . ~ by leases to conunence in praesenti or futuro, and upon any terms and eriod or perlo , not exceeding in the case of any single demise the term of99 y to renew or extend I es n any terms and for any period or periods of time and to am d, :theerms and provisions thereof at any time or times hereafter, t ptions to lease and options to renew leases and options t of e reversion and to contract respecting the manner of s, to partition or to exchange said property, or anypart th submit said property. or any, part thereof to condomini ~ lace restrictions ~the or any part thereot: to grant easements or charges: of any release, convey ~si . gbt, title or interest in or about or easement appurtenant to said deal with said property and every part thereof in all other ways, and it would be lawful for any person owning the same to deal with the to or different from the ways above specified, at any time or times hereafter. In 00 case shall anypartydeal:ing with the Trustee:in relation to the real estate or to whom the real estate or anypart ofit shall be conveyed, contracted to be sold, leased or mortgaged by Trustee, be obliged to see to the application of any purchase money, rent or money borrowed or advanced on the premises, or be obliged to see to the terms of the said Trost have been complied with. or be obliged to inquire into the necessity or expediency of any act of the Trustee, or be obliged or privileged to inquire into any of the terms of the Trust Agreement or the identificafun or status of any named or unnamed beneficiaries, or their heirs or assigns to whom the Trostee may be accountable; and every deed, trust deed. mortgage, lease or other instrument executed by Trustee in relation to the real estate shall be conclusive evidence in favor of every person relying upon or claiming under any such conveyance lease or other instrument a) that at the time of its delivery the Trust created by this Deed and by the Trust Agreement was in full force and effect, b) that the conveyance or other instrument was executed in accordance with the trusts, conditions and limitations contained in this Deed and in the Trust Agreement and is binding upon all beneficiaries under those instruments, c) that Trustee was duly authorized and empowered to execute and deliver 2 Exhibit J Property Deeds 46 www.davidsonengi n e(~ring.ro rn DE DAVIDSON rNGIN!:ERING OR: 4344 PG: 0529 every such deed, trust deed, lease, mortgage or other instrument and d) iftbe conveyance is made to a successor or successors in trust, that the successor or successors in trust have been appointed properly and vested fully with all the title, estate, rights, powers, duties and obligations of the predecessor in trust. If there are co-trustees, it is specifically understood that the signature of only one ofilie co-Trustees shalI be required to accomplish the foregoing. Any contract, obligation or indebtedness incurred or entered into by the Trustee in connection with said property shall be as Trustee of an express trust and not individually and the Trustees shall have DO obliga.tions whatsoever with respect to any such contract, obligation or indebtedness except only so far as the trust property in the actual possession of the Trustee shall be applicable for the payment and discharge thereof, and it shall be expressly understood that any Tqlresentations, warranties, covenants, undertakings and agreements hereinafter made on the part of the Trustee, while in form purporting to be the representations, warranties, covenants, undertakings and agreements of said Trustee, are nevertheless made and intended not as personal representations, warranties, covenants, undertakings and agreements by the Trustee or for the purpose or with the intention of bin ding said trustee personally, but are made and intended for the pmpose of binding only the t:rl1st property ~peci:fically described herein; and that no personal liability or personal responsibility is assumed by nor shall t\ I ~.. erted or enforceable against the trustee individually on account of any ins ~~ unt of any representation., warranty, covenant, undertaking or agr e said Trus~ expressed or implied, all such personal liability, if any, hein waived and reI ed d all persons and corporations whomsoever and whatsoever 'th1t . oftbi co 'tionfromthedateafthefiling for record of this Deed. \ The interest of the b d previously and of all persons and proceeds arising from the to be personal property, and n equitable, in or to tberea1 estate that real estate as aforesaid. Trust Agreement referred to be only in the earnings, avails te, and that interest is declared ve any title or interest, legal or . s, avails and proceeds from This deed is given and accepted in accordance with Section 689.07 I, Florida Statutes, The Trustee shall have no personal liability whatsoever for action as trustee under the trust agreement referred to above or by virtue of taking title to the land described above and the sole liability of Trustee hereunder shall be limited to the property which the Trustee holds underthe trust agreement referred to above. And the Grantor by this Deed fully warrants the title to the above-descn'bed real estate and will defend the title against the- lawful claims of ail persons whomsoever. "Grantor", "Grantee", "Trustee" and UBeneficiary" are used for singular or plural, as context requires. 3 Exhibit J Property Deeds 47 VVWW .da vi d so n e ngi n ee ri ng.co 111 De DAVIDSON tNGINEERING *** OR: 4344 PG: 0530 *** IN WITNESS WHEREOF, the said grantor has signed and sealed these presents the day and year above written. Signed, sealed and delivered in our presence: --- f"hJav.6,),gL Wi ess . E"~l\f e. SolI.- ~/f:,~ Ilness C ______ 13?!!3f{(IIIt'C {;-, I dY flR5;'sO -~ ~ ~ - 63-0 DanielB.i1eY'lndMdU.II~ TruBtee under that certain land tmst dated April 28, 2006 and called the Randall Land Trust Agreement STATE OF FLORIDA ;1(,& :bI': BERNICE E. l'OMAsso '\......,. l.fYCOMJr.oSSfON'DD373J12 ....a,.....SiP~~3O,2OO!I I~~ I'I.-"DIoooonAotoo,Co, 4 Exhibit J Property Deeds 48 \V\VW .cIa vi d so 11 e n gi n e eri n g. co 111 DE DAVIDSON ENGINEERING PROPERTY: DESCRIPTION: FOLIO NUMBER: Exhibit J Property Deeris EMERGENT DEVELOPMENT GROUP II, LLC THE EAST V2 OF TRACT 107 37748480007 49 VVWVI./.O a vid so n e ngi nee ri ng. co III DE P~'Y!~pS,u~ East YzofTract 107 Parcel No. 37748480007 3716/2825 Carman sIt Otero Enterprises and Seaside Development Price $206,000 3716/2826 Mortgage to Cannan $156,000 4034/1866 New deed to redefine % interest as 50% each 4045/3916 Seaside Development conveys to Bailey, Trustee of Rand all Land Trust 4113/2772 corrects previous deed by defining a 50% interest 4344/527 Bailey, Trustee conveys to AJdikacti, Trustee 4361/3879 Otero Enterprises coveys to Yhovanni Otero and Osvaldo Otero Document stamps paid on Yz of mortgage $67,800 4363/4138 Otero conveys an 11.24% toEDG, Inc. Document stamps paid 4366/2312 Otero sells and conveys a 38.76% to EDG II Price $230,000 At this point ownership = 50.00% Randall Land Trust ~ 38.76% EDG II = 11.24% EDG, Inc. 4366/4197 EDG, Inc. conveys to Aldikacti, Trustee an 11.24%interest 4384/2881 EDG II conveys to Aldikacti. Trustee a 38.76% interest Document stamps paid on $52,000 representing 38.76% of mortgage At this point ownership = 100% Aldikacti, Trustee New deeds (two) puts property back to same as 4366/2312 of: = 50.00% Randall Land Trust "" 38.76% EDG n = 11.24% EDG, Inc. Exhibit J Property Deeds .so Vl/VVW. davi d son engi n e eri ng.co m De DAVIDSON ENGINEERING TIllS INS11l.UMENT PREPARED BY AND RETURN TO: TImothy J. Cotter, Elq. Timothy J. Colter, PA 599 9th Snct North, Suite # 313 NapJes,FIorida34102 PropertyAppnilers PlIJ'Cel ldeJltificatioa (Folio) N\lIllbm: 371"8410007 PREPAJUl:D WITHOUT OPLNON OF nTLE SplcoAb""ellti.Lil'ltfo,R=diJJgDoIa.. '*' 4283975 OR: 4444 PG: 1268 '" ucaRllID I%l amCIAL UCllRll5 of cm.UU OOUITt, 11 01/II/100'.t ij9:lUlI DUG!'!' I. BIOct, CUll DC ru DOC-,10 10,00 ." Reta: fnrom J COTnR m 18STJ'JIl IAi'mnl4H2 TInS WARRANTY DEED, made th J6th day of February, :Z009 by LiQ AkIlkaeti, Individually aud .. TnutH WldeI' dull nrtainllUld lnItt agraellltllt dttd April 1"". :Z006 aDd aIIrd the Rallll.n Lmd Trull Ap'Nmeat, herein c.Jled tho crmtor, to E..ceal Developmeal Grollp n, LLC, . F1Clrid. IiIIIlled Ilablllty <:<Imp...!, whoae poll office address is 3055 Tnnmar Vrl"", Napla, FlorId. 34119, hereiDafter c.dled the Gnmt....: (WIr~n_ lIHd /oot.;" Ihr _ "gnuI/o." .md "gN:Htu" lrrdwk all 1M JUV1/c fo ,ht< jllllnunu/ "nd Ihe Min. kgol nprE.'i""'QII_..nd_jYftSofbu/j""",..k,rmdu..n<<:ca.J"I'I.."d~(}fCIJrpe",d"ns) WIT NitS SET H: That the grantor, Cor and in eOilSideraliml uribe IWIl ofTEN AND 001100'5 (SIO.OO) Dollats and oilier valuable COlIlidenltiOllll, reo.:cip! wbl:mof ill heraby ackaowledged, helllby graals, barJ;ainI, sells, alielLli, mmises, m_, collveY" and OODfunu unto lhc gnmtee.U WI cer!lIin lan.d allD8le in COLUER Calmly, Stale: of Florida,viz.: A 38,76% iDterelllD tbe flJUowIDg: Golden Glte ElllteA, Tbe E.lt on, Umt 13, Tract 107, Iccur'dlag to the plat thereof recorded ID P1llt Buok 7, PIge 9, oUbe PubHc Recordl o'CoWer CoDDly, Floridl PROPERTY IS VACANT HOMESTEAD OF TIlE G TOGEllIER, w:ilh aIllhc .~. inllllywiSC TO RAVE AND TO HOLD, AND,thegnmorherebyco lbatthegraatorlwloodright...d land and will defeDd the lIlllIIeagam. encumbrallCCl,"&Cp!lBll.~aecruinglU UYlleizedoflllidlandinfcerimpk; d,llIdherdlywarmrtslhctillel1lsaid er;andtb.tsaldlaudisfreeofBlI Sigued,lIellcd.aoddelivetMiIlthepresellCeof: lQ,__:.., (j" '1""",.",.- WitnesslllSipulture J3etHhee. E. ---r: IHH s.~O ~"'m""N_' _ .uf'Y)' Yld Z 112SI~ .:Jfffi'tof L .1V;cJ:~dI/ WilDessll2Prln1edNGlc STATE OF FLORIDA ~. ill.,!;.",,' LIs. Iutcl(IndhiduallyudMTruJkeUJIdu a.llr:erllliD 1.lldlNSl agntDIeAt Ibiell April 18", Z006 .DdelUe4 o.elb.AlbnLandTrllll~meot 1500BanI1.a...,e,Nopl...Floridll31102 COUNTY OF COLLIER The foregoing inslrnmellt WII5 acknowledged before me this 26tb day of February, 2009 by Lisa A1dikacti, lDdividlllUy and u Trustee under thsl eetWn land IN" I~ da1ed April 28", 2006l1l1d caUed the RIDdall Land Trust Agreement, who is OIlnronallv known 10 me or has produced aside.lltifieation. -'- 1IIlIrr,........... ...CIM........1011 ---....... - -... 13e. NotaryPLlbllc 136fC.Wtl.t Printed Notary No.me "J t.~ SEAL e. ~JtlnJ..~ <...-:> file No: RAND-EDGlREVERSE Exhibit I Property Deeds '11 www.davidsonengineering.COlll DE DAVIDSON ENGINEERING PROPERTY: DESCRIPTION: FOLIO NUMBER: Exhibit J Property Deeds EMERGENT DEVELOPMENT GROUP INC. THE EAST Yz OF TRACT 107 37748480007 S2 W\"iW.O a vidso 11 e ngi 11 e e ri ng. co 111 DE DAVIDSON fNGINEERING East Y10fTmct 107 Parcel No. 37748480007 3716/2825 Cannan sIt Otero Enterprises and Seaside Development Price $206,000 3716/2826 Mortgage to Cannan $156,000 4034/1866 New deed to redefine % interest as 50% each 4045/3916 Seaside Development conveys to Bailey, Trustee of Randall Land Trust 4113/2772 corrects previous deed by defining a 50% interest 4344/527 Bailey, Trustee conveys to Aldikacti, Trustee 4361/3879 Otero Enterprises coveys to Yhovanni Otero and Osvaldo Otero Document stamps paid on Y2 of mortgage $67,800 4363/4138 Otero conveys an 11.24% to EDG, Inc. OOClUDeDt stamps paid 4366/2312 Otero sells and conveys a 38.76% to EDG II Price $230,000 At this point ownership = 50.00% Randall Land Trust ~ 38.76% EDG n = 11.24% EDG, Inc. 4366/4197 EDG, Inc. conveys to Aldikacti, Trustee an 11.24% interest 4384/2881 EDG n conveys to Aldikacti, Trustee a 38.76% interest Document stamps paid on $52,000 representing 38.76% of mortgage At this point ownership = 100% Aldikacti, Trustee New deeds (two) puts property back to same as 4366/2312 of: = 50.00% Randall Land Trust ~ 38.76% EDG n = 11.24% EDG, Inc. 5:'; Exhibit J Property Deeds wVlw.d a vi d so ne ngi n ee ri ng. co m De DAVIDSON "NGINEf.RING lHIS INSTRUMENT PREPARED BY AND RETURN TO: Timothy J. Ceuer, E.q. TimomyJ.COCU:r,PA 5999thStreetNorth,Suite#313 Naples, Florida 34102 Properly~PlIJ'Celldelltification(T'Olio)NwnbMl; 377.114110001;37'741480104 PREPARED W!THOUTopmlON OF TI11.E *** 4170343 OR: 4363 PG: 4138 *** RlC<llDID1Domcrl1RIC01ll5ofCOUlnCODR1'f,n ~!/2T/209i at ll:SIPH DnGB'll. BROCI, eLm 0010 mm,l~ oem lo,~n DOC',lD mUD Ratn: mom ~ Cot'l1R mlTlSfNfJlJ HmnnHm SpaceAbo-voTh;6LlneForRocordiogData THlS WARRANTYDEED, made !be 14th day nfMlly, :lOllS by YbovaDD.l Otero,. &:fn&le mIlD, awl Omllllo Olero, II D1aITled mao , herein CQ!led the gnmlQu, 10 Emerpnt DeveJoJlll1ent Gl'ftllp, Ine., a Flllrlda Corporation, who.c po.1 office addrcn u; 30SS Terramar Drlv~ Naples_ Florida 34119, b~inaft... called lhc Granlec: (W/ro<lw:r usuI _rein duI kmu "F</nJ<>r" tutd "pnl"'" f'lChstk alllhe ptn'fles u> ,hu imlrTlm.,,1 and WI Il~r~, .1 n:prucn/alilwamlll.l:rigluo[lnJivldmrls, t"ulJlrc~~rsQmJ.....-Igu"f<<"pc,,,llotll) WIT N E SSE T H: Thai tbe&flllltlllli, rorand in OIlIIAideralion oftbC'1lflI ofTEN AND 00/100'1> ($10.00) DoIIanBOdolherv,luableCWllldera(igllB,reeeiptwh=ofisherebyllclrnowllldg.!d,herebygran18,barpins,se1b;, atiOlU, mnicoli. nRes, COD~a and COIlUrma IIOto the: granlee ell thlI! cerlllin IaDd ~itu"'.. in COlLIER County, SlIIloofflorida,vii<: A 1l.Z4% lnlertlill.n GIlldl!Jl Gate Estates, The East ',S, Vall 23, Tract 107, atl'Ol'dbtg 10 the plat t!lelwf recorded III Plat BllOII 7, Pap I}, llrthe PuhIle Rerord. nfCoUler Cvunty, Flmid.. Folio 1377484800117 A 1!l% mlcreol In Golden Gate Elwter, The WOlit ',S, VniI 23, Tntt 107, atcorillDt 10 the pial tbereof ",curded In Plat BllUk 7, PlIll'9, oftbe PabUc CIlWerCulPlly, Floridl. FoIIl> 1137748480104 propertyisvaCfWtlaDdllndisllottheO R~~OIlteadOfthegraotur. SuhJedioEUrnlleDt5,nlltri -;.(;.., drtlierv.tlOnIOf~fa~lota'l"8fordleYear2007.nd ~~dm. . TOGE'l'BER, with all the appertaillmg. TO HAVE AND TO HOLD, AND, the gnmtor.hereby CaveD th.ttheg=lorshavesoodrighl .aidlaadaodwilldere.ullhe8RlDe all cutlllllbnoot&, except IUClI aecru Uy...izedofaaidlaDdinfeealmplc; land,andhcnobywamntdmtillelo whomsoewr; aod Ihatsaid fond i. he of Signed,u&cdllllddeUve~inlhepn!5Cllceof: --zf'4a;;;- WllnCll.lfl SignatuTe ;:;..,~J~ Wita_#l~rUlledN_ ~ i?JP-,,_,:;_,,~ f:,. Jdl~"'/1Af"-- Ji,"'-'''- .--.-- ,:;-itlJte.e..!;3:, /&1'#;1-5.$0 Wilnell9#12PrinledNIlme STATE OF FLORIDA COUNTV OF COLLIER The foregoing inlilrumcnt w811llllknowledged before me thi. 14th day Qf May, 2008 by YhovllIlDi Otero and OSVlIldo Otero who...... p.....".....lI.. knnwn tn mc or have produced asidcntification. SEAL & ~PllbliC ~Ir)((lh PrintedNotaryName e. ~r- ~ r;. (t'Q",#S,ScJ <.:, ~,,"m('''J;, TOMASSO -tfI1. Myl.\.... - " - "~'11 I~~~~:. My OmuniJ;.ion Expires: FfleNo;O~ Exhibit I Property Deeds 54 \1\'\1\'\'\' .da vidso 11 e ngi n ceri n g.COlll DE DAVIDSON FI~GINfE:R'NG PROPERTY: REVOCABLE DESCRIPTION: FOLIO NUMBER: Exhibit J Property Deeds WILLIAM M. GRANT TRUST THE WEST 180 OF TRACT 108 37748520006 :is VI/W\I\,I.d avid $0 n en gi neeri ng. co m DE DAVIDSON ENGIN~ERING This fllSlnlmeDlPrqlIRdWilhouI Opinion By: Dan Bailey, AtIonley .t Law 34's.sPillc:Rid&dold,SuilCI02 l\'Ples.FL 34tO!l 54.,.6A Gnnlo<'& Soc See II: Gnml","Soc:~tI. 4213908 OR: 4395 PG: 2025 RJCOiDJD Jm omcIIL DeGDI of COWOW coom, n G!l12mUat OJ:ml II11G1! I. JIGCI,mll CVlI 9flm.9t oem 19,50 1llIC-,71 mUG COl'm 2,O~ lISe 2.00 ieta: DUBlIm JmrIIII1IlQ1~J101 l1P1J8lLmD9 {SpacI!AboveTbisLiDeForRecaniingDalaI Deed in Lieu of Foreclosure (Sr.ru.lOlyfonD-FS6!9.02) This Indenture, nlIdedilif!!!...dayof ..s;.E:pr .2008. ~l:D\'BOVA.NNlM.OttRO.. ~l" man. IlI>d OSV ALDO F. OTERO. . maricd DlID, of !be SlIlIo of Florida, ..nD5C post om"" J.dd=s is 697S 40'" Slreet NE. Nlp!"- FL J4120, Graalor, lllId WlLUAM M. GRANTREVOCABU TRUSTDAUD 9IlMm. whose post Dflke address is 34S5Pino 11.. Rolld,SuittlOl,Ntples,fL.34109,Gramt=: Witnesseth: 1b.tthell&idGnonlor,forandlncomldemiooOftbelilUJlofSlo.OOlDdollmvaluobleconAde""li<>n,IDGnmtOJiDhaadpaidbY'beW:! Gramce,lhlIJe<<iplVo'lu:mJ(ishlnbY~berebYJlUllS,~illIaDdsellsllllbesaidGraol<<.mdGnuttEe'& bcin;.andllSSipsfotnet,lhefolJowingdesaibedlaad,towlt: Th West 180 foetofToCllOB, GOLDEN GAle ESTATES. UNIT 23,.ccotdiog If!!he plat lb=of, =orded in Pial Book7,P.i\e9,OflbePublicReecmIr;nfColliorCoualy,Rorida. (Fwlnfol7DllliooOnly:PropertyAppn.ise.t'sTuld GRANTOR OSV ALoo F. OTERO W NOT llI'E HOMESTEAD PROPERlY GRANTOR'S SPOUSE OR GRANTO (; ToluIlfeOJ>dlOook!t!luamoinfel: It; Totelhel-wilhllll.)'.oo.UlCn iocludin&....w:dividedirnerest ~1rirnnD&,~;"""au.du. mdoll1er80v=mrnonl:alrepllU NllIN>erill3n48~20006). 'mAT THE PROPERTY BEINO C'ONVEYEnIS HOMESTEAD PROPERlY, OF GRANrOR. IDBSAT84RbodaAvt..NIIliqr,NI07l10. \hQ ~ong~orinanywiselppenaiDinJ ~,*JtEQl:A. SubjcClIO eISCDlCDIs, of ill ~~_;r"","",,).__ AndtbeSIJdGtanl<QdOCIIhcn:byfuU)' 1It1t101lid1llld, e agaia$flhelo.wtUlo:laImsoflllpenons ~ Wb=vc:rlJSe'dherem.1he , nr"IIlId"Ommoe'" partic:Slolhisllllltnlmcnltadtbehcn.lcgo] reprcselIlallvl:sond_lgnsofirdlllldua]., JOnau.dlWlpl&of ... ThcCODVe)'llDCesctforthbcrcmbyGnnl(J;IOG~ft~lieuof!Jlel~ byOl'lIlleeoflha..cataIJlMt>ltgapasfollow:; "-.... f"f-Ji'i"MI'P;Y, I) MDI'lpgebolW=nYhtwaMlM OlerO.'lDglc,Oli~IIlldWilliamM Gmnt~leTruslDoled9115l1999 da1edDecaaber 19,2003,oIIldncllllkdll111lW)'5,2004,iIlO8'lcialRecnrd.iBook3477,Page 1698,oflhe Public RecordaofC'(lUier cowrty, FIotida: and IIIOI!i&d ill instrumcIn clatcdScplembet22, 20061lDd RWlded Noooanbor 28, 2006, in OlfuW kcCOfdsBook 4144. PloIC10S4.PublicRllconlsofCoIli1:rCollllty,Florido,mthcoriginolprillC:ipII5ltIllofS350,ooo.OO. 1). MOl'll. I>erw<<n Yho_ M. 0..,..,. .male, OlMldo F. Owo, nwricd, md William M. GnIlI. IlovoclbJe Trusl Oalell 9;J5'lW9. tlolN Srptember8,20ll6, IlDdRCOn'lcd&ptembcr U, 2006, inOlfl<:lolRecom< Book 41ll6, P"ie 1260. ofrhePublic Recon:Isof("oll~ COUl'llj'.F1mida.iD.1heoliiWJprilll:lpaIlIPllofStlIO.OOO.OC. l). Monpge bmveen lmovative DevdopllltJJl of F1urida, llC, . Florida l..imited Liolrility C~, 'VbovauW. M. 0Ier0. '.lngIe. O$:vaIdoF.Olero,lrIIlritd, ~eP_R Vm,llC,..FImidlI.L.iIlIilcdLiabllily~Y,InnovriwPart.tsIX.llC,IFlorida. LimlicdLiabjlliy~Y,bloovetivt:PIJtDen'X,L.LC,IFloI:idaLimitedU.biIltyCa~,m:IS!J.nl'topeftics.lPc~da.IedM,yltl. 2007.llldteCOJded July31, 2001, inOffitial Re.:onIs Book 3193, Paje445, ..fllte Publk P.ec0lll:s ofCHARLOTIECollaiy,F1orida; and .ss~ 10 William M. Or:om Revocable TI\l$\Dued 9115!199!l in msllWncm datetl July 25. 2007, and PlCordedAuJlId IS, 2007. in Official Rccor<h Book 3199, Pafle 121Sll, Public l<ecanls of CHAIU.OrrE CO'.oDl:)', I'lorida, and OlOdified in instrwneol ....:ordcd S~p1cmbcr 14.2007, in Ofli<:ial Rcconh Book 32.10. Pa", 1340, Publie ~ ..fCHARLOTTE C'ollllty, FIori<b. aud assig1l<<l In lIlSD\ImeIl\daicd July 2.5, 2007, and reo:onled 0<:I0ber4, 2007, .10. Official Reeotds Book 4288, P.qe 2848. Publie Recanh afC'OLUER C'oltllty, Flori.... and II>Odif!ed in ~ =ordod Oetober4, 2007. In Official hcords Book 4288. Page 78SO, PIlbUe Il.o<<>rck or roWER County. Florida, iotbeoriPDlpriacipalscmofSS5O,OOO.OO. n.evah>eofthcp1'Clpmtylnthiseonveyooee.neJ""i""oflicm...d~..lIOOorleN,&ndlhen!i$1I0Idc!itlonalco...idllnilioJl ",ccivedbyGromor. ThiaDaed.lsnoli1llwdedloboaddiliolWoecurity. i1is1beilllea:1ianorIbaGranloralldGwl1eelhstlherclllllbca l11erJ....orlhtfecwillllbelionaolboltbel~isprc~in(io.VOToflheMottgaJtta'rcCcrcneedlnlhe~S)abGVl:.ifili. delm1lined lballherc are liens rro>n'lcd apiml the .ubjccl property mb$equem: 10 lhe RCOrding dale otlbe abavc-.doscnbed MO<tpge. dllllocedlobtfo",<,losedoul Aceepllo<:e of this D=I in liell of F=ln= by Grantee d_ NOT afIi:I:l lb: liobi1ity and obligations of lhe Omlrtnr lmder the I'romiaosyNoIC(')!ICaIRd by lIJe above-Rf.renced MOIliIIIO::S, IIld Gl3nlDradwowlcdges lhat!hell! remains a ~due IIIId...SlIid PromissoQ<NOlC!'f). Grantor Signature(s) Hape Been Placed on the Following Page on Purpose Exhibit J Property Deeds S6 \^/w\l-"l.da vi d so n e ngi n eeri ng.co m DE DAVIDSON ENGINEER'NG '" OR: 4395 PG: 2026 '** Deed in Lieu of Foreclosure PAGE TWO Siped._ltdlllddeliveredilllheplUmt'eof, ::=~~14:K;~ WITNESS NO. I Sign=- ~ rl ~~, PrmI 1\)~\'\D..o ~L'ilr WITNESS NO. 2 ,~~/~ Print YHOV ANN! M. OTPJl.O (Seal) "" h9- llc k ''1", C h-,.A,'_ WtnlESSNO.\ - s~OG4- PriIlt OSVAIDDF.OTF.RO IS...11 ..." ~cO[;~ V ~~.r',>- - '^'\ ~~n'~~'f\ \ (lLoUV _ ~ Jd STATEOFFLO~A ,-'.\ I IS; COUNTYOF l'~LL'"",,~, '. J /9; ~foq<llD&lI1S1l1ll1lWf_.tbl<Jwlcdg<d 'IlrlstfCA.da~D:'~;e:A:I 2006 by YbovMIIII M. Q\m),wbo islare pcrsonaIIyknov.:ulOlJIl:O!whohaslbavcproclllCCd r-.. lIlIilknlill",lioll. HE CIRL NOTARY PUBLIC: S ~.il.-nL~. A ~ :~~';k ST; ~r:;- SiaWoff'LORJDAalLata<: lNDTARlALSEAL) ~"".>qlireo' COlll:lli!ll""No~ S' Prim WlTNESS NO 2 1lr~"IXI741C12 ElG'II!ll:~ll.l!flll _...-,-- 5TATliOFNEW~EY COUNTY Of C" l- n.. roreeoing instnIraen! WB>; acJwov,.]edpl befo~ me BUs-!$; day of ~2008, by Osvaldo M. Q!ero. who Ware pmol\l.UybJoWlllO me or wllo haslJll.VI: pcoOOa:d r /tv DL llSickntifalioll- NOTARY PUBLlC: {NOTARIAL SEALI " ........""'" ....,,- $lt1l80fNewJllll$y Mr~~..u22.2lXl\l ~7 W VIIw.d a vi dso n engi n ceri ng. co m Exhibit J Property Deeds DE DAVIDSON ENGINEERING PROPERTY: DESCRIPTION: FOLIO NUMBER: Exhibit J Propel ty Deeds WILLIAM M. GRANT REVOCABLE TRUST THE EAST 150 OF TRACT 108 37748560008 58 wvvvv.d a vi d so n e ngi n eering. co 111 De DAVIDSON ENGINfEfUNG Thii 11lSlRllDml Pnpm4 wi1hwt OplnlonBy. DIll BalIey, Altomeylt Law 34S5PilaRiqeRold,Sultel02 Neph:d'L34I09 ,. Qpplar'sSocSecit: 0..-.'. So" See it. 4213912 OR: 4395 PG: 2031 UOOUID io amCllL lmlIDI of C{JUIII C4ml, rL u/l2/la68 It u:ml mGBf I. 1101:I, cuu COIS 215010.00 kJeRI 1t.50 ooc-,n 1515.00 !eta: llU8,m1l 3455 PID RIDGllD 1102 Ums!L341e, [Space Above. Thh l..lDe PoT Recording Datal Deed in Lieu of Foreclosure (SlaIulo:yForm-FS6S9.02) This Indenture, ......~ ~i1!!:...day of .5e,r ,2008, benr.oeea OTERO ENTERPRISES OF SOV11lWEST JILOJUDA. u.c,. Fklrld.lAIaI&ed U.bB6l:Y ClImpllllJ'. wltrlRpoat ofllce IdcIRu is 1600 TlIDllI.a:d Trail, Suite 200. Port~. floricIa 33MB; 0taDI0r; ulI WlLUAM M. GRANT REVOCABLE TRUST DATED 9/1~1999., wboa posl offioc adcIlea is 3455 PiPelUdF RDad,S.w IOI,Nrophl,FL34109,OrulIeo; Witnesseth: Tbintllc:~GlaQmr. rorlllld ill considemlinnoflhtSlllDorsl0.ool.llllolhuv.almb!eC<lllS~ \Q GrmwriD Iw1dpaid by the s:lld Gmntcc.tlIerea:iplv.tlcmlriskerdly~lrd~btrebyamus.baqaiIlSawlsellltotileHidGraaI~Illd~, hclroandaWgnsrorever,~fotlowiogo:kscribedlaOO,"'wit: 11H: East 150 feel ofTtaCt 108, GOLDEN CiA 23, aerordlll8 to the plat thereof Il:CClro.d III PI.I Book7 PaF9,oflbePubhdl..""nuor~1 ~1V (For Infoml""" O"'y. PmpenyA~ ..ldeIll:ifIWlOllNIlIri>er .?':J~6000B\ To"~""',"Id"_"" ! ,- r: To~wfthUlYIDdI11 lIIllocmllZl)'Wise.oppc::nainlQg lncludiD& lD undlYided hllelllll m ~~ Subject \0--. RSlrictiom.~md (4 um,iflppllcablej.zooma 1Dll000r~ln:auJa fta Am w 5aid OmdOl" does hl:n!b)l fully ~ 'fi apilJSlllle b.wful clJ.i:roo; ofall perm... 'Wbotmoevu. Wbcrna-llRdb=in.1k 'w"Gnaltt' @lrparoesmthislll5In1IDCUlalbchcn,kpJ ::::::::::::G~;--~"<>-of""'_._&(O'O" I). ~dr.to:IJ~3l, 200&, mdm:mdedPdmlary13~, iDOl'licWRecords Book <l329. Page 3285,oflhe PubUcRc.:0rd5 of Cotlic:r County. F\mdI., bl:twcen Ollm> EtIIaprisa of Soulh_l F1l1rida. llC, . Florida Limiltd Liability COItIJlIIIY, IDooVlltive ~Iop:mcnl Group, LtC.. Aorid.I Limito:l LiabilltyCompaoy, ThovanniM. Otero,a -in&!< IIlIID, On-ahh> F.O\l:"". uarriod man. ond Smart Prapaties:, IJ",.; Illd uslped 10 WlUilqp M. GRDt1l.evoc8blc TIlI5t Dilled 9!1~11999, in jn$tnnnml d.ted Febnlary 6.)008. and ...eonIftI Mw:b 14, 2008, ill Oml:W Records Book43l8, hI"" 391S, Publk Reccroh of Collie I Cow:lt}', Florido.., otcuring "'P"ymont of iodcbledolssinllu>oripoalpriacip&ll\II1lofS225,IlOO.OO. ThioDcedis...flifotllt"CCI"""Y""uoflbetitkiDconsid...tiono(tbe~oftbepersollllllitlbUityoftbedeblotUDderlheNOle cqualtollu:mhu;cc\do!larlDlOUlllor,aid!'lolclJldisuotiDU!DdedlobeJeddilioDll.=.>rily. G.....lOJ"ll$5(:l'l5 Ih8t 11m redurtiooof lIle deblowed I.lld llY:: n:ductionoftbe personaIlilbilityofllu> Ikbl<lrllOdoo"iM NOle is ...."""bly eqaivalOll1 10 Ihc fair n>arb=t...iul' oftbe subjul:..1Ii pl1lpCty at the IiIIIe orthl.i CPI1veyau~e. OlalllOI fw1bIIr umu that d.e subject real property IIo.s noaddltionalcqllilablevaluelIldthltlb8l1!~Do.dcIitionalcOllliideration,andGlmI1or~lhataftorWd mluctillDlbe:cmay.tiIlbe.~bBbmcedLII:WIlieraaidProo6soIyN<)Ie(..). AnIi~r Uniul&e: !tistheiDll!lltionoflh~ OraJm:u-mdGnull=e Ihatlhcn:JK>l bea lDl:'llerofd.e foewilh Ib< JieP50 Iho.IIbc I;"n.. premvedin&vorofdleMorts"ll=..n:f~ina..imlnuncDl(s)ablM. Gmdor b=by sumadeIs poso<:osiOllIO !be ...hjecl real propottylO (inmtte. Grantor Signllture(s) Have Been Plo.ced on the Following Pllge on Purpose S9 \",rww. d a vi rl son e ngi 11 eeri n g. com Exhibit J Property Deeds DE DAVIDSON (NGI''-lErRI~G Deed in Lieu of Foreclosure PAGE TWO s~ seaJedand cIelnlm:d inlbepn:s= of: ''"c.Jtr P."" /fIST, s'r-. ,J;t:ifr WlTWESSNQ,1 s;:. O'>~~ - Print I\):..I\~<:"I.'~ WITNESS NO, 2 SiMP P~' s"" @'^-.q, Print WlThIESSNO 2 NOTARY PtlBUe: _rc_ ,"~11Xl7ol1l1112 EXFIES:~"~1 -"*....,-- .., OR: 4395 PG: 2032 '" .'!'~_ &fZ' v Prim V'HOVANNlM.OTBRO MJlmgiagMembnof OTERO ENTERPRISES OJ! SOU'l1!WEST FLORIDA. LLC. a I'1oridaUmiledLW>ilityC~. (Selll s;,.I) cGL (Se.l) 'riD' O~VAJl'ln" OTI\lt.O M~Med>eJor "~ ~'~'b~~ PrilIt ~/571AJ;::: .sr, ;1;:;.4Jtc StmoffLORIDAIl~ {NOTA1Uf.LSEALf COllIlIlWdunexplrl\S: CcmlmisiJonNo.: SiATEOFNEW JERSEY roUNTYOF E~S<!r n,.,r~ilutruml:utWo..l..kDDwledpdbeftm:methis~d.yoJ"'r!:::;1'.20ll1l.b)'OsVIldOF.0Icv,M""lP"ilM.mh<:" or 0TEil0 ENTERPIUSES OF Sot.rnfWllST FLORIDA, u..c. I Florida .. Liobilily Carq>aay. who isIaJe peaonUIy b.O"lll0 lD:orwbllbulJmveprodut:ed. (I/)fir/!), DC- ~idenlirlO&lian. NOTARYPUBUC, Exhibit J Property Deeds 60 s Stle. o(NEW JERSEY CoIlH1li$l<iOlle"Pin:s: Commll5iooNo.: -"'"" -- Mv~=-"":'22.'JItR WWVl."d av i d so n e ngi n peri n g.co 111 De DAVIDSON ENGINEERING PROPERTY: DESCRIPTION: FOLIO NUMBER: Exhibit J Property Deeds WILLIAM M. GRANT REVOCABLE TRUST TRACT 125 37750000006 61 \^/WW. d avi d so n engi neeri ng.co 111 DE DAVIDSON ENGINEERING ThisInstrwDmlP~WilbowOpiDioDBy: Dan Bailey. AllolD<Y II LIIw )45HiJJeRld&eRoed,Suilel02 NaplL't.fL34109 SA 'l!iA Or.mol'aSocSeeff; GmIw.'sSocSccII; 4213907 OR: 4395 PG: 2023 UCOilllll in ormIlL Dews of COLml COUll'll, lL QI!ll/2DOI at 03:0211 DI1G8T J. BllltI, cun con nmo,oo DC OJ lI.n 1IOC..70 mO.DO COPlIS 1,00 1IIC 2.10 keD;; DAllliLlI 1I55nUlIDCilRD,m W'LI$lJ, 3nn ISJoIll:l:!Abcwa'Iblsl..lD=FolRcoonliogDaulL___~___ Deed ill Lieu of Foreclosure (SlBIulolyPDDn-PSI!i89.02) This lndent~ _de IhiI !:!!it>>y of 5€PT .200&, between Y}fOVANNI At. OTERO.. smgle III'Ul. oflhe Slolfl o(FlDrilla, v.iIDse po;w;roffice addm.I is !!i!t1S 40'" SlRelNE, NopleI, FL 34120, Oranlw; Ad WILUAM M. GRANT RE\"OCABLETRWf DATED911511999, tYbaoepoltorfu:eaddms is 3455 PiM1UdpJWad, Suitl! 101.~. IlL 34109, Gnllltt; W'rtnesseth: Thalllw: said OnDlw. for aad lD COllridetaliuu oflhe SUlIlofSIO.ODaudolh!:rvaluable eoll&idmtiOll. t<l GnmIor iahaPdpaid by (be Slid Grllnlce.lbefllCeipl ~ris hoNbyaclalllWledged,iaebyplllll,.....ins andells 10 the ood cm.w.. and Gr.uIM', Iu,lllIandq;jgutbrewr,lbofolk>wiD&desc:rl'bediIDd,lOwir. AIl otfuct 125, OOLDEN GATE ESTA1ES, UNIT 23, acOOlding 10 lba pial thefoof: recorded ill Plat Boot 7, PaICIl,otdlePubllaRcam;isOfCol1iCl"COlllIlY,FJorida. The &>1150 fellLOfTna190, GOLDEN GATE ESTATES, UNIT 23, aocordintllO!be plallhneof. recorded in PIal Boak.7,Page9,o(lbcPublicRe<:urdsofCollierCII (FW"lDformatiooOWY:P~Appr.oisel' TobaYl!aacllOhoJd/boumeinlces' TllI(1bI:Twilhoaymd.ulCIIClI'Il:IIIlI, im:1~...UIldiYidtdillle:restin RSll"ictiou:o,RSC!'VItl(AUlIlId:E .....o!bergOYmlllleDla!.RgulIIlMli And !he Illld O"",1<lJ' docs hm:by tuby WlI ~ &.r~,; .goinsl lb. 1lIw1i11 dairos orall pcaoJlS wbarm_ Wilem<truseda-m.the~ UiD~ 'eSlOlhisillstNmelJlaodlbebeirl,Jegal RpI'IISeIlWl\IeJancluslgnsofindividtWs, ~ cellOBaadlWp [7.2' ~ \'\ J,<" TheCOll\'eyancesct{orthheR:WbYGtmtor!O~~DJldcllllieuOflhefil /' ceofllmsecenaiDMOIINes..fo]]OM, IJ'MllIlglBe~YbovamuM,rnm>'Single,~_~, IiamM.CbnlRe-.'ocableTnlSlIlaled9!15-1999, dIlledDo:umber 19, 2003,md recorded January S, iF: ,M17,Psgcl69S,oflbcl'PbIic:Rel:ontsofC'olticr COUllly,F1oridll:andUlOlll6ediDinslmmclJldal<d&ptembC , . edNow:mbet18.2006,UlotlieiaIRecordoBookotl44. Page 1054. Pu~kordsofCo1licrCounty, Florida, iadtcorJai;qnJprio<:4lrJ ~umofS~50.000.00, 2J. Mcmpge bclWeCn Yhll'lalllli M. Otero, siDgle, OnaIdoF. 01=. mmied, and WllliamM. Gnwl Reyocable TIllS! IUled9l1511999, dtledScptember 8,2006, UId I'l:OOnIcd Scp~mber l~, 2006, ill. Official ReaudI; Book 4106, Pagd260, of1he Publ~ Rmadl; olCollier CllWlIy,F1oridIl,inlbellri.8iMlprlnclpalsumon610,OOILOO. ~). Mo<t,pge betwce.. fuoow.liYl! Dnclopmenl of F1oricla. LLC, . Florida limited UabiUty ColllJlll'lY, Yhovanoi M. Oloro, single. Osvaldo F. Olcro, married, inrlovalive Pulnm:s VOl, u.c,. Florlda Lioliltd Liability Company, IlIOoO'Iative PatlIIa:S 1)(, u.c.. Florida Umiled liabilily ~y, hwoVltive P.utnm X, llC, a Florida LimIled.LIabilliyCOJIIllIllY, and Smart ~pcrlies, lDc:., clued 111I); 16, 2007, and recorded1llly 31. 2007, in 0flkiaI Recmds Book 31!13. Ptp445, ofthePobUc ~ ofCHARl.Q1TE Cowny.PIorida, and usi;ncd 10 WiUiam M. Gnnt Rnocablc Tnm ~ 911511999 ill inrtJunIelll dsl=d July 25,2007, and r=mled A1IJlISlI$, 2007, ill Official ReamIs Book 3199, P~ 126&, PubIie R.eecmk of CHAlU.OTIE Cmmly, Florida, tnd modified in ioslrurJll:DI re<:llrded Sepu.mbc:r 14. 2007, in OJlic:ial ~0Jds Book 3210, PI.jC 1340, Pub1i~ Rf:cords w CHARl.01TE County, F\orida, m:I auiaoed ill iostnlment dalCd JllIy 2~, 2007, llIId =ordedOciobcr 4, 2007, ill Offi~ia1 Recom. Book 4288, PaB~ 2ll48, Public Records of COLliER Couoty,Florida,lII1dmadified iainstlumclll reoonIed Ckllllber4,2007,iIl0ffieilll Reconlri Book 4288. Page 2850, PublicRecnrd.of COUlaRCOWdy, Florida, in !be original priae;pal SItID ofS~'O,OOO.oo. ThisIJefldu.llOdtu>l_"".""J''''''''Oflbelitlcincomidemlignoflbe~ofthcpenon&lhahililyOftbedebtorllDd'''lhtNo~ equalrolbon;duoeddollaramounlof:JaidNolelll1di$llOthucDdedlobcaddiIiOJlllloecurity. GranlOr UKrt:s thalliit' I'l!duction of !be debt owed. md !be RdoetiOll oflbt pO:U;l>nallillbHity of1he debt", llUder dlc Not/: is ,u'llOlIbly cqllh"llleDltolbefairnwkctI'llUfOflbeaubjed:rea1propanylltbe_ofthisccmveyancc. Gl'amotl\atherlSiCltlllltatlhc$Ubjcct .e.1 property lias IlO adcIItKIIIaI equi1lbJ., Ylhte and !bat that: 1$110 additional cOll!ideratiWl, and Grantor .~knowledan thai af\e. 5ald ~ductionlbc~IDIYSllUbe'remaillin&ba1anceducundcrIllidPIOJlIiIWIYN.m(sJ. Am;.MtIge. Unguagt!: II i.lbe intention ofw Gr.ntor and G~elhal there not be a rl1C'i"" of the Ice wIIb!be Iieo so lluol lilt llc:Il is P~ ia li\l1lJ' oflbe M~"" LI Rfm:nud In lbl: Instnzrmn1(s) .boy.. lholWh=byJlmelldenposscaliio:a 10 Ibe subjr:cl-' l""JPCTtYlo~. Grantor S/gnature(s) Have Been Placed on tl,e Following Page on Purpose 62 www.davidsonengineeritlg.col11 Exhibit J Property Deeds De DAVIDSON ENGINEERING ttt OR: 4395 PG: 2024 ttt Deed in Lieu of Foreclosure PAGE TWO SigDed.sealedlDddeliv"",dwlbepl'O$e~ceof. s""' ~itl-.xft-~ Print -klf/5TIJlJF 5.T flE?Rr:- wrrnESS NO. I s;~'~ (Sell) PriDt YHOVANNIM OlhRO ~ ?'=-~ Prinl ()<;:t:-.ao.;}"'J WlTN5S!;NO.l STATE OF FLOI}oIl;IA OOUNTYOF 1 ~LLIPL T1u: lbrqolng m.trulm:IlI was Icknowkdll"d bef""';!his ?f71i dq of s'E PT-, 2OOlI. by Vb<>vmmi M. Otero. ...1>0 WlU'e ~tnawDlO....orwllo~~ t.b- 7S'RiV....JiI~~l1J~;:: . lI!oide'lIiliCltiotl, NOTARYPUBllC: Exhibit J Property Deeds 63 \^/WW .da v I d so n ~ngi neeri ng. co m De DAVIDSON ENG!NEERING PROPERTY: DESCRIPTION: FOLIO NUMBER: Exhibit J Property Deeds COLLIER COUNTY TRACT 126 37750040008 (J4 W\^/W .da vid so n engi neeri ng. com DE DAVIDSON eNG'NEERING 90955916 (;QllI,~R CDUNr.~. . .. BECOROEO ~ 12.000.110 consideration $ 1i.00 1:eccJ:diua $ 6000 stete.lIu:..p8 0(;1 J 54 OR BOOK UUU"O, PAGE ml5 SEP -8 PM 2' 28 IlARRANTYDEE'D TJlIS \/'ARRAllTY DEED lIlade the ~ drIy IIf August . A,D. 19..!2-. by JoHN SLEZAK and IREtlE C. SLEZAK, husband and wife hUlliodt1!lr eal1ed the Ilrantllt. to COLLIER COUNTY, A POLITICAL SUBDIVISION OF THE STATE OF FLORIDA hereillafter .:alled the llrllltea, vhon PlIBt officlII "ddtellU il: 3301 E. TamiBm1 Trail, Naples, Flor1da 33962 CWbuever \l.ed herein the term "grantor" and "grllntel!" inc:lude .U the pll1;til!8 to ebh in.trUlllll!1l.t eod the hein, legal r"pr...entativeB lInd auign.. of individuale, Bud tbe auc:ce8l0rBBndBuil\nBof corporetioll,l 'lIITNEflSETlI: That the grancol', for end in coneiderBtioll of the lum of $10.00 and other valu.ble conaideration., reedpt whereof i. hl!'Uby acknowledged, hllrehy gnau, b.rllJ!lla, lIeUa, aliena, l'emise8, relus88, CQnveyB .sad confi=s ontu the grantee, all thllt eertain land ,itude in Collier County, Florida, vi>:, Tract 126, Golden Gate Estates, Unit?9~. in accordance with and subject. to the plat recorded in Plat Book 7. page 9, PUblic Records of Collier County, Florida. __ Rec<llvad $ ,-I,f!:).LJCJ ~C'O--. D;)o::uma"I::l"'lSt~mpTax /W9~~,crRip 0.0; I~ (C~ . thereto belonsillll or L.S, ~"'" fJ' JO l...f1 Wi Dell No, 2- STAT\': OF GF.nnG'[A COtnrrY OF HOUSTON '9..rv.,--ri L.S. I HBREBY CERTIFY tbut on thi. day. before IDI!, a.. officer duly autho'ri:;ed in the State and County nfol'uaid to ta."e acimowledll:l!llIellu, penonaUy appearl!d JOHN SLEZAK & IRENE C. SLEZAK to..e kuown to be the person(a) deserihad in .,,01 IIbo executed the forqoi.!'J.-J..'P~.t.l;I,'~II11_t., and acknowledged before I!ll! thllt....Y:l.lL executed the alll!le. WITNESS I!lcl~:I~~~,f;ticial-.. .u1 in the Couety lUId Snte llRt IIfore.aid tbi. -ill!L day of ..Al1. ~ ,,,~\-~~. ;-~~"~fi.:]2,; My Co_inion Expires: 6!IS/fb ' JJ '~-:';j:~~~{~~;}:;~~??~::.-- ketern tu preparer: ~ otary fublic (~~~~~}~;:?i(,.~'),~,_, Thia in.trul!lllut pnpllud by: P.Il.. CulelllDn, .HidwB~t Titla l>~nrllntee,Co, .i!C~.!-.""."?!';r~.'I..fi~.NO~' 'Tal!lie..,t trail, Suite A, Naples, PL 33940, :Ln conJunctio" 1I~t'h the 1Bllu'!~~!,:~!-:.t1+u.-'inIllUflce, FUa 11'0. 11'i26 I HCM/bz -, . ~,!:~,:\'1;~:.'~, f!'1,'iif5.':i!..r.~\~aro~ ~..,t."' c.. \' L Exhibit J Pl'operty Deeds 65 www.davidsonengineering.com DE DAVIDSON ENGINEERING PROPERTY: DESCRIPTION: FOLIO NUMBER: Exhibit J Property Deeds RICHARD M. AND ANNA V. ECKSTEIN THE NORTH 150 FEET OF TRACT 127 37750120009 66 W\1t,1 w.d a v i d so 11 engi 11 eeri ng. com De DAVIDSON ENGINI'ERING PreDared bv and return to: Liane Apel New House Title L.L.C. P. O. Box 203.28 Tampa. FL 33633-1383 File Number: R07036883 4104571 OR: 4310 PG: 0667 RJCOIllIDinD!!ICIILRICDlllloICOLLlIlCOUJIl,1L 12/lGfl007.t12,llPlOIIGlfI,BROCI,CLlII COIS 26S0~D.OO Rlcm 18.50 DOC-,1D 1155,00 Retn: IIWH001BIlILlLlt POB012012B IIIlPRILllllll3Bl (Spa(( AbItY. Thi. Line For Rccordin& Data) Special Warranty Deed Tbis Special Warranty Deed made Ihis I?I:i day of ;JlYt..ntM, 20D- between DeutsclIe Bank National Trust Company, as Trustee for the Certificate Holders or Soundview Home Loan Trust 2006-0PT5, Assel- Backed CertifICates, Series 2006-0PTS whose post office address is DB-RE. 6S011n'lne Center Drive, Irvine, CA 92618, grantor, and Richard M. Eckstein and Anna V. Eckstein, husband and wife whose post office address is 2541 8th Street NE,Naples, FL 34UO.grantee: /~~; (Whene\lerus~dhereinthetennsgran\orlUldg~1;':) iIde~~11 . umentandlheho:irs,legaJrepresenlalives,and assignSOfindi\'iduals.andtheSuccessorsandllSSjg~rporaliOns,trustsandtru M Witnesseth, that said grantor, for and ic si~. TEN DO/lOa DOLLARS (SI0.00) and other good and valuable considerations to saif~! tor i,nm hhanantt '(I" said tee, I re ipl whereof is hereby acknowledged, has granted. bargained, and sold to th~ai 'e'lt os rever, the following described land, situate, lying llnd being in the Collier 011R ,OS, - it: THE NORTH ISO FEET OF:b . I M EN TES UNIT NO. 23, ACCORDING TOTHE PLA EREOF.AS RECO P OOK 7, AT PAGE 9,OFTHE PUBLIC RECORDS OF COL~l:~~UNTY. FLORID ,~O '\1- 'AV' "-0;' ~\<:\.7 "-., rllEC'lR ~o/ Together with all the tenements, hereditaments and a~ereto belonging or in anywise appertaining. To Have and to Hold, the same in fee simple forever. And the grantor hereby covenanls with said grantee that the grantor is lawfully seized of said land in fee simple; that the grantor has good right and lawful authority to sell and oonvey said land; that the grantor hereby fully warrantS the title to said land and will defend the same against the lawful claims of all persons claiming by, through or under grantors. In Witness Whereof, grantor has hereunto set grantor's hand and seal the day and year first above written. Sp",,~,'If"m"'''-, /1.,..1. P.~, 1 Exhibit J Property Deeds 67 www.davidso11engineering.colll DE DAVIDSON ENGINEER'NG *** OR: 4310 PG: 0668 *** Signed. sealed and delivered in our presence: w;m,,,Ct ffi{{;D1 .. I I'IIH Deutsche Blink National Trust Company, as Trustee for tbe Certificate Holders of Soundview Harne Loan Tr t 2006-0PT5. Asset-811cked Certificates, Series 20 PT5 by Option ODe Mortgage Corporation as neyin fad County of Th' ,20,tl-7,by ,"' CONNIE DAN _1- ~'l\'!d i:)' Connie Dang _~ CommbsJan# 166 O:Pi, 07 NoloryPubllC.caru ..... - . j '. 0<000. CO"O~~'.ft:~. MYY~1.y 0 Expm,,, Mv'comm.ExPlreSApr;5,~ .it' 'r, ~('\)V - - - - - - .J.1-fp ('lR1..--,/ ~~~~ Spo.'riulll"tn:trJ/,1'llffd-P:oB.l Exhibit J Property Deeds 68 v,'VVW. d avi d son f' ngi neeri ng. cn rn De DAVIDSON ENGINEEr'II~G PROPERTY: DESCRIPTION: FOLIO NUMBER: Exhibit J - Property Deeds JOSEPH 1. AND ALICIA CABAL THE SOUTH 180 FEET OF TRACT 127 37750080000 (,9 \vv,lw.d avi d so nengi n eeri n g.co 111 De DAVIDSON ~NGINFERII~(; 2-36-1997 11 ,2~~ FR01 A.l..iC NoW-ES 9011 2634961 . , This ........... Prep>rcd by: p.,.. E, Fo:othen An Oftar;cr or AJIoC.iIIId Land. Thll: GrouP, loc. For~ITit\eI"', File PaIU 2160783 OR: 2296 PG: 2174 UCODlD II Glllew. UClIIII .1 COUI" ClIiITI, PI lillI/II .t 11:1'" III'" I, I~I, ClIU COlI llOll.Ol uelll 11.10 lOe',lI 11.0' leU; U~llm WllllU !Itlll Warranty Deed 1r.""nN ........."...... ""lJt;lu"10_ ......Ulo<- ,tltll...,.,.,Utr~""ll,lfIkff Md ..I\4:,.!.lt ~I''''''' ~ fIt~ ,_,"H1d/tWU.' Mode febnlal')' 28, 1997. BETWEEN Bun v, V....U ond v..... L. wbuIe post office address as. of \'4'\.' .5 lon, Floricla 3ln~ of the Couay 33014 of lho County of WITNESSETH: 'fila. Doll.... ond otIlor ._,lIlt.....lptw ..k1ln_, ond lIlo _ of Tea (510.00) in _ paid by said , . bsr.ained lJllIlOkllO 111< , lho following cIeICrlbod Subject to ea.emonu aad reRtnclaow. of record, ,t Ulo). ",,-bK:b au speciflcaUy not exltDded ur reimpoted bereby SUbjeellO 199'7 lIl!;es and asaewoents IIAd Aiel ..ranlOr dots hereby full)' walrln! the utle 1(1 said land. m.1 wiU defcQd the same _piatt Che lawful clAims of III pcnons whnm5otver. rllJ.r/<1Jl Exhibit: J Property Deeds ',0 WVVW .da v i d so nengi ne eri ng.co m DE DAVIDSON ENG'NEERING 2-26-1997 11 .~~ FROI.1 A.L TO NAP..E$ 9J 1 :Ri~ .tgsl P 4 ttt OR: 2296 PG: 2175 ttt IS WlTNESS WHEREOF. GralVor has lKlJeumo lIe\ .(aa~or's hand and seal the day and year tint aboVI written Sigrzcl. -.led and c;k:1l\'cm in the. pre$CQI.'e- of' .,. ,~.~'~')'AA'~ ....-. ilVVas ~ ~.J."v~o.-U- \'erra L. VasseU PlUe E. Fu''''''' fUlUa 'll:lsT 01 TV'! NAloIt "', rr ,..r.v.~ k.: \ II". bbi< DeLeon ~J...:..i.L:.. <RCOt; ~'A STATE OF florid. I HEREBY CEil IF V....II and V.....!.. V. procl1lCld1ll<- . crnUUd the forelD' hereof II or t'heir own I lToftlfp<<!rwaa1:ytnowD \ X)ilkl\llftcdb}'Dlim's\..1tt;l$~ ( B I . / I MyComJnl~'Km J.ptcst---i-.L. f. -- COmml,nonNu \ '(I .LL__\~- )ldcDllficclbl I _........ r, , PUIll&nUiT\)OlTl1'i"W\W..uI"~ ~. F..n ~"J~ 71 vvww. d a \lid so n e ngi n eeri ng. co m Exhihit J - Property Deeds \...t '-' \,.I DE P^YL9PR~~ AUTHORIZATION Exhibit K - Allthorization & Agreements www.davidsonengineering.col1l ~~, ~~'wU~u ~~.~o ~g{ODF~O~~ I<f::.L.h I HL.E-DRL.ANDD PAGE 1'12/04 Date: i I I j i I i LETmR. OF A,OTRORIZATlON i , TO WJIOM IT MAY CONCEllN: i I herehy authorize .. Tim R'{;",",'Ck. AICP ....d ~ And_n. R!IQ, (Name 0 Agems - r .PriDbild) to l=ve as my Agents in a feqllellt to llltIClld ~ Co Co ~ ~ Ji'lan affi:ciins property idcctffied in the AppJilllltlonj I I '\ : v Date: /f12~/ CJ8 .. I GROuP, 11, Lt.c. Date: rIZf"'/2C'06' , v " GROUP, 11, LLC. STATBOF(~ ) COUN'IYOF( __~) Osmo MBn8ger I Manqing Menlbor , I I ;iy, I , ~~Y"~ ~_'''f; JON.<lTHAN 4I.EXANI1ER ". It .. NOlliry PUb/lc ~!i' ~ STATe OF TEXAs Illy mm.1f.:I 03,07-sm (:J r : ~f/c:Dla ~ , CHOOSE ONE OF 'l'HB; FOLLoWING: . i /' . . Wb!J is j)erSOClllJy ~wn to me., ...---.l:t'who w Jl.IftdI~ ""'IX.!) L as identifiOation and _ did ilIIa:l an Oath or ' :-----aId not taIct Ilb. Oath I ; I PQac: fl cit A!'Pl/l:crfCln I ; I I , 1 90/90 38\1d 089 TSo>iNI>fX3a3.:l LPP0999LT8 &S:PT R~~7.IP7.IP~ -.. ~~.~v~~ ~~,~Q "tO/l:lb/,:lb".L Ras TITLE-oRLANOO PAGE B~ ." ,1~ v ~ 0. :B ONE OF THE FOLLOWING: I who is pet'SO.nllIly koowu 10 me, I who has produced 8& ti CIIl:iOQ. aDCl_ dill take an Oam. or ~ did IIOt take 8Il. Oath NOTICE .B:EIAWARE TBAT= Florida ~tade SI:ctioa B37.1Ili - F1II1e 0IIiaIaJ l!jlllUlllleull Law _.. dlU: '"WJJoever ~ maba alidallllfil1emeDt hl ~ 1ridl tIJe IItCelit III ...w....d . public: 8en'aIIt In CIIe r-1O___ of Ills offie.lal dirty _bD he gII!ltf of. m&deaaeaaotllCthe _lid d... paldtitable.. Pl'O'I'lded.... a- to · -"""""Ill ofSSGIt.CJO lAIdIor -"''"'Ia /l't'. IIb:t,r day ..... Alrm. OJ . I j J I i i I STAnWF 6o,lll!/.o. COUNTY OF ) ) ,. , i I , Bl:EMBIroBNl' DEVELo.PMSNT G.ROUP,lNC.. r~- !;' . Sullivan, Prrlsidcot - ! I i I I I ~<I_day()( _~~20_ , NOTARYPUB Su Pu' ' _ e em I ~m~~DD~6~9 : Illc,plres! DBC. 2S. 2009 IioIl4od TIlru_ eolltl!lqJto._ " ~ 913/E13 39\1d , ...... J r ~r ....PPIlOlltian I , ! j I oeStSO>fNI>fX3U3.,/ 2 LPP139S9Lt8 69:pT B~~7./p7.lb~ \..,,- '-' '-' DE P^YL9~1l9~ RESTRICTIVE COVENANT AGREEMENTS Exhibit I( - Authorization &. Agreements WW\N. d Cl v i ds 0 n engi ne eri n g. co in '-' AGREEMENT AND RESTRICTIVE COVENANT THIS AGREEMENT AND RESTIRCTIVE COVENANT (this "Agreement") is made as of the 25't::'"~ay of April, 2008 (the "Effective Date") by and between the following parties: (a) (b) (c) (d) -.""J (e) (f) (g) Angela Iglesias, individually and as Trustee of the Angela Iglesias Revocable Trust dated December 1, 2006, having a mailing address of 3209 W. Woodlawn Avenue, Tampa, Florida 33607 (hereinafter referred to as "Iglesias"); CAB of Collier, Inc" a Florida corporation, having a mailing address of 5141 Seahorse Avenue, Naples, Florida 34103 (hereinafter referred to as "CAB"); Lisa Aldikacti, as Successor Trustee under that certain land trust dated April 28, 2006 and called the Randall Land Trust Agreement, having a mailing address of 1500 Bonita Lane, Naples, Florida 34102 (hereinafter referred to as "Randall"); Yhovanni Otero, having a mailing address of 330 14th Avenue NW, Naples, Florida 34120 (hereinafter referred to as "YOtero"); Otero Enterprises of Southwest Florida, LLC, a Florida limited liability company, having a mailing address of 1600 Tamiami Trail, Suite 200, Port Charlotte; Florida 33948 (hereinafter referred to as "OE"); Yhovanni Otero and Osvaldo F, Otero, having a mailing address of 6975 40th Street NE, Naples, Florida 34120 (hereinafter collectively referred to as "Y&OOtero"); Emergent Development Group II, LLC, a Florida limited liability company, haVing a mailing address of 3055 Terramar Drive, Naples, Florida 34119 (hereinafter referred to as "EDG"); As utilized herein, Randall and OE are collectively referred to as "Randall/OE". RECITALS A. Iglesias represents and warrants that it the sole owner of that certain Collier County, Florida real property described as follows: "Tract 72, Unit 23, GOLDEN GATE ESTATES, according to the plat thereof recorded in Plat Book 7, Page 9, of the Public Records of Collier County, Florida" and which real property is also identified as Collier County Parcel No, 37745200002 (the "Iglesias Parcel"). ~ QBACTI VE\99999. 99999\6195098.3 3 '-' B. For the purposes of this Agreement, the parties hereto acknowledge and agree that the Iglesias Parcel contains 5.15 acres, which acreage constitutes approximately 14,341 % of the total acreage of all of the Parcels (as herein defined), C. CAB represents and warrants that it is the sole owner of those certain Collier County, Florida real properties described as follows: (1) "The West 150 Feet of Tract 89, GOLDEN GATE ESTATES, Unit No. 23, according to the plat thereof recorded in Plat Book 7, Pages 9 and 10, of the Public Records of Collier County, Florida" and which real property is also identified as Collier County Parcel No. 37746760004; and (2) "The East 180 Feet of Tract 89, GOLDEN GATE ESTATES, Unit No. 23, according to the plat thereof recorded in Plat Book 7, Pages 9 and 10, of the Public Records of Collier County, Florida" and which real property is also identified as Collier County Parcel No. 37746720002. The two properties described in this "Recital C" are hereinafter collectively referred to as the "CAB Parcel". v D. For the purposes of this Agreement, the parties hereto acknowledge and agree that the CAB Parcel contains 5.15 acres, which acreage constitutes approximately 14,341 % of the total acreage of all of the Parcels (as herein defined), E. Randall represents and warrants that it the sole owner of that certain Collier County, Florida real property described as follows: 'The West 180 feet of Tract No, 90, GOLDEN GATE ESTATES, Unit No, 23, according to the plat thereof recorded in Plat Book 7, Page 9, of the Public Records of Collier County, Florida" and which real property is also identified as Collier County Parcel No. 37746840005 (the "Randall Parcel"), F. For the purposes of this Agreement, the parties hereto acknowledge and agree that the Randall Parcel contains of 2.81 acres, which acreage constitutes approximately 7,826% of the total acreage of all of the Parcels (as herein defined), G. YOtero represents and warrants that it the sole ,.owner of those certain Collier County, Florida real properties described as follows: (1) "The East 150 feet of Tract 90, GOLD~'N GATE ESTATES, Unit No. 23, according to the plat thereof recorded in Plat Book 7, Page 9, of the Public Records of Collier County, Florida" and which real property is also identified as Collier County Parcel No. 37746800003; and ~ (2) "All ofTract 125, GOLDEN GATE ESTATES, Unit No. 23, according to the plat thereof recorded in Plat Book 7, Page 9, of the Public Records QBACTlVE\99999,99999\6195098.32 4 v of Collier County, Florida" and which real property is alsb identified as Collier County Parcel No, 37750000006. The two properties described in this "Recital G" are hereinafter collectively referred to as the "YOtero Parcel". H, For the purposes of this Agreement, the parties hereto acknowledge and agree that the YOtero Parcel contains 7.49 acres, which acreage constitutes approximately 20.858% of the total acreage of all of the Parcels (as herein defined). I. Randall/OE represents and warrants that it is the sole owner of those certain Collier County, Florida real properties described as follows: (1) "The West Y, of Tract 107, GOLDEN GATE ESTATES, Unit No, 23, according to the plat thereof recorded in Plat Book 7, Page 9, of the Public Records of Collier County, Florida" and which real property is also identified as Collier County Parcel No, 37748480104 (Randall and OE represent and warrant that Randall owns an undivided 75% interest in such parcel and that OE owns an undivided 25% interest in such parcel and that such parcel contains approximately 2.58 acres); and v (2) "The East Y, of Tract 107, GOLDEN GATE ESTATES, Unit No, 23, according to the plat thereof recorded in Plat Book 7, Page 9, of the Public Records of Collier County, Florida" and which real property is also identified as Collier County Parcel No, 37748480007 (Randall and OE represent and warrant that Randall owns an undivided 50% interest in such parcel and that OE owns an undivided 50% interest in such parcel and that such parcel contains approximately 2,58 acres). The two properties described in this "Recital I" are hereinafter collectively referred to as the "Randall/OE Parcel", J. For the purposes of this Agreement, the parties hereto acknowledge and agree that the Randall/OE Parcel contains 5.16 acres, which acreage constitutes approximately 14,369% of the total acreage of all of the Parcels (as herein defined), K, Y&OOtero represents and warrants that it the sole owner of that certain Collier County, Florida real property described as follows: "The West 180 Feet of Tract 108, GOLDEN GATE ESTATES, according to the plat thereof recorded in Plat Book 7, Pages 9 and 10, of the Public Records of Collier County, Florida" and which real property is also identified as Collier County Parcel No. 37748520006 (the "Y&OOtero Parcel"), v QBACTIVE\99999.99999\6195098.33 5 '-' L, For the purposes of this Agreement, the parties hereto acknowledge and agree that the Y&OOtero Parcel contains 2,73 acres, which acreage constitutes approximately 7,603% of the total acreage of all of the Parcels (as herein defined), M, OE represents and warrants that it the sole owner of that certain Collier County, Florida real property described as follows: "The East 150 Feet of Tract 108, GOLDEN GATE ESTATES, according to the plat thereof recorded in Plat Book 7, Page 9, of the Public Records of Collier County, Florida" and which real property is also identified as Collier County Parcel No, 37748560008 (the "OE Parcel"), N. For the purposes of this Agreement, the parties hereto acknowledge and agree that the OE Parcel contains 2.27 acres, which acreage constitutes approximately 6.321 % of the total acreage of all of the Parcels (as herein defined). O. EDG represents and warrants that its holds and owns valid and enforceable option agreements to purchase the following Collier County, Florida real properties: \.." (1) "The North 150 Feet ofTract No. 127, GOLDEN GATE ESTATES, Unit No, 23, according to the plat thereof recorded in Plat Book 7, Page 9, of the Public Records of Collier County, Florida" and which real property is also identified as Collier County Parcel No, 37750120009 (the "EDG/Eckstein Parcel"), pursuant to a written agreement (the "EDG/Eckstein Option") with the owners of the EDG/Eckstein Parcel; and (2) "The South 180 Feet of Tract No, 127, GOLDEN GATE ESTATES, Unit No, 23, according to the plat thereof recorded in Plat Book 7, Pages 9 and 10, of the Public Records of Collier County, Florida" and which real property is also identified as Collier County Parcel No. 37750080000 (the "EDG/Cabal Parcel"), pursuant to a written agreement (the "EDG/Cabal Option") with the owners of the EDG/Cabal Parcel. The two properties described in this "Recital 0" are hereinafter collectively referred to as the "EDG Parcel. P. For the purposes of this Agreement, the parties hereto acknowledge and agree that the EDG Parcel contains 5,15 acres, which acreage constitutes approximately 14.341 % of the total acreage of all of the Parcels (as herein defined). Q, As utilized herein, the Iglesias Parcel, the CAB Parcel, the Randall Parcel, YOtero Parcel, the Randall/OE Parcel, the Y&OOtero Parcel, the OE Parcel and the EDG Parcel are collectively referred to as the "Parcels", \,., QBACTIVE\99999.99999\6195098.34 6 v R, As utilized herein, the Iglesias Parcel, the CAB Parcel, the Randall Parcel, YOtero Parcel, the Randall/OE Parcel, the Y&OOtero Parcel and the OE Parcel are collectively referred to as the "Owned Parcels". S, As utilized herein, Iglesias, CAB, Randall, YOtero, Y&OOtero and OE (and their respective successors in interest) are collectively referred to as the "Parcel Owners", T. EDG and each of the Parcel Owners hereto acknowledge and agree that each of them are expected to benefit from the efforts to procure and obtain the approval of a Comprehensive Plan Amendment application relative to and/or a subsequent commercial rezoning application of or concerning the Parcels (the "Comprehensive Plan Amendment") as contemplated herein. U. EDG and each of the Parcel Owners hereto desire to impose upon each of EDG the Parcel Owners and each of the Owned Parcels and the owners thereof mutual , and beneficial restrictions, covenants, conditions, duties, obligations and charges as set forth herein for the benefit and complement of the Parcels. AGREEMENT THEREFORE, for good and valuable consideration, the receipt of which is hereby acknowledged, each of the parties hereto agree as follows: V SECTION 1 - JOINT COOPERATION 1,1 EDG and each of the Parcel Owners shall fully and jointly pursue, cooperate with and fully support EDG and each of the other Parcel Owners in regard to all proceedings and applications related to any proposed application for the Comprehensive Plan Amendment, the content of which shall be, after consultation with the Parcel Owners, determined by EDG. EDG and each of the Parcel Owners further agree to consent to, and to promptly execute such consents, authorizations, plans, applications, and other requests for governmental approval, and amendments thereto, which may be approved by EDG or prepared by or at the direction of EDG incident to such Comprehensive Plan Amendment relative to the Parcels and/or any portion thereof. Each of the Parcel Owners hereby appoint EDG, as their attorney-in-fact, with full power to do any a~d all things necessary or, in the subjective determination of EDG, advisable to be don,e relative to the Parcels as fully and effectually as each of the Parcel Owners might prcould do in their own right relative or in furtherance of the above referenced C0mprehensive Plan Amendment relative to the Parcels and/or any portion thereof, including the execution, submittal and pursuit of any and all applications, consents and other documents or instruments relative to such Comprehensive Plan Amendment relative to the Parcels and/or any portion thereof. Each of the Parcel Owners: (a) hereby ratify all that said attorney-in-fact shall lawfully do or cause to be done by virtue hereof; and (b) acknowledge and agree that said attorney-in-fact nor any of its agents shall be liable for any acts or omissions or for any error of judgment or V mistake of fact or law in its capacity as such attorney-in-fact. This power of attorney is QBACTlVE\99999.99999\6195098, 35 7 v coupled with an interest and shall be irrevocable as long as this Agreement remains in full force and effect. SECTION 2- RESTRICTIVE COVENANT 2,1 This Agreement and all provisions hereof shall be deemed to be an restrictive covenant and agreement running with each of the Parcels and shall be binding upon each of the owners of each of the Owned Parcels and their successors and assigns, SECTION 3- MANAGEMENT / COST-SHARING v 3.1 Appointment of EDG as Proiect Manaqer. Each of the Parcel Owners hereby appoint EDG to manage, direct, administer, coordinate, oversee and supervise all efforts and measures relative to the procurement of approval of the Comprehensive Plan Amendment relative to the Parcels and/or any portion thereof. To that end, EDG is authorized and directed, on behalf of each of the Parcel Owners, to engage attorneys, consultants, engineers, analysts and such other professionals, persons or entities (collectively, the "Professionals") and such persons or entities as may provide any of the services which will give rise to Sales Expenses (as defined herein) as EDG may deem appropriate. The parties acknowledge and agree that EDG shall be empowered to open a bank account for the purpose of receiving, paying and administering the payment of Professional Expenses (as defined herein) and Sales Expenses (as defined herein) (the "Bank Account"), All payments and distributions from the Bank Account shall require the signature and authorization of EDG and Timothy J, Cotter, each of which shall reasonably cooperate relative to the authorization of payment and disbursements from the Bank Account. 3,2 Cost Sharinq, (a) Cost Sharinq of Professional Expenses. EDG and each of the Parcel Owners (except Iglesias) shall each pay and/or reimburse to EDG or, at EDG's request, any of such Professionals a proportionate share of the costs and expenses incurred or to be incurred relative to the services provided by each of the Professionals (collectively, the "Professional Expenses") as follows: (i) the owner of the CAB Parcel- 16.742%; (ii) the owner of the Randall Parcel- 9.135%; (iii) the owner of the YOtero Parcel - 24.350%; (iv) the owner of the Randall/OE Parcel-16.776%; (v) the owner of the Y&OOtero Parcel - 8.875%; (vi) the owner of the OE Parcel - 7.380%; and ~ QBACTlVE\99999.99999\6J95098.36 8 \..f 'wi .J (vii) EDG -16,742%, Neither Iglesias nor the owner of the Iglesias Parcel (if other than Iglesias) shall have or bear any payment or reimbursement obligations relative tQ the Professional Expenses, Each of the Parcel Owners acknowledge that the services and expenses previously rendered or incurred and/or to be rendered or incurred in the future by or from Roetzel & Andress, LLP, Quarles & Brady, LLP, and Davidson Engineering, among others, are also components of the Professional Expenses, notwithstanding the fact that such Professionals may solely represent or be engaged by EDG. As used herein, the phrase "Professional Expenses" shall: (a) also include application fees, survey fees, travel expenses, and other expenses incurred or to be incurred in reasonable pursuit and in furtherance of the Comprehensive Plan Amendment relative to the Parcels and/or any portion thereof; (b) those items referenced in Exhibit "A" attached hereto and incorporated herein by reference. Payment by EDG and each of the Parcel Owners (except Iglesias and the owner of the Iglesias Parcel) of the Professional Expenses shall be made in accordance with the provisions of this Section 3. (b) Cost Sharina of Sales Expenses, EDG and each of the Parcel Owners shall each pay and/or reimburse to EDG or, at EDG's request, such persons or entities as are designated by EDG a proportionate share of the costs and expenses incurred or to be incurred relative mitigation costs, brokerage commissions (only if all of the Parcels are sold as part of a single transaction), documentary stamp taxes, closing agents' or closing attorneys' fees and expenses, and other costs and expenses reasonably incident to ,the actual or contemplated sale or conveyance of and/or the closing upon the sale or conveyance of each of the Parcels as part of a single transaction (collectively, the "Sales Expenses") as follows: (i) the owner of the Iglesias Parcel-14.341%; (ii) the owner of the CAB Parcel - 14.341 %; (iii) the owner of the Randall Parcel- 7,826%; (Iv) the owner of the YOtero Parcel - 20,858%; (v) the owner of the Randall/OE Parcel- 14.369%; ,. (vi) the owner of the Y&OOtero Parcel- 7,603%; (vii) the owner of the OE Parcel- 6.321 %; and (viii) EDG-14.3412%. Each of the Parcel Owners acknowledge that the any or all of the Sales Expenses may be rendered or incurred by persons or entities who may be selected, retained or engaged solely by EDG, Payment by EDG and each of the Parcel Owners of the Sales Expenses shall be made in accordance with the provisions of this Section 3. Notwithstanding any provisions of this Agreement to the contrary, to the extent that an QBACTlVE\99999,99999\6195098,37 9 v item of cost or expense is both a Professional Expenses and also a Sales Expense, same shall be, for the purposes of this Agreement, be deemed to be sole a Sales Expense and not a Professional Expense. 3.3 EDG may provide each of the Parcel Owners an invoice ("Invoice") certified as true and correct by EDG setting forth the Professional Expenses and/or Sales Expenses incurred for the relevant period of time ("Owed Amounts"), Upon receipt of payment from the Parcel Owners of each such Parcel Owner's share of such Owed Amounts, such Professional Expenses and/or Sales Expenses shall be paid, at EDG's discretion, from the Bank Account, and EDG shall, upon request of any of the owner of any Parcel, provide evidence of such payment. 3,4 Each of the Parcel Owners (except, with respect only to Professional Expenses, Iglesias) agrees to remit to EDG (or, at EDG's election, one or more of the Professionals or such persons or entities as may be designated by EDG pursuant to Agreement Section 3.2(b)) their respective proportionate share of the Professional Expenses and/or Sales Expenses as set forth in each Invoice, on or before ninety (90) days following receipt of the applicable Invoice. 3.5 Each Invoice shall (i) set forth the total invoiced amount, (Ii) allocate the total between EDG and each of the Parcel Owners (excepting, with respect only to Professional Expenses, Iglesias) in accordance with Section 3,2, (Iii) be accompanied by detailed back-up including cost breakdowns, and to the extent the Invoice covers work performed by Professionals or other persons or entities, be accompanied by the ~ invoices for such work from the Professionals or other persons or entities. 3.6 EDG and each of the Parcel Owners (excluding, with respect only to Professional Expenses, Iglesias) will be liable to EDG and each of the other Parcel Owners for its failure to pay when due its share of the Professional Expenses and/or Sales Expenses as provided in this Section 3, In the event a Parcel Owner (other than, with respect only to Professional Expenses, Iglesias) fails to so pay its share as herein provided, EDG or any of the Parcel Owners may elect, in its sole and absolute discretion, to contribute such amount as a loan which shall be due upon demand, together with interest at six percent (6%) per annum from the date paid until the date repaid by such Parcel Owner. 3,7 Accounting, EDG shall keep good and accurate books and records in sufficient detail to allow the Professional Expenses and Sales Expenses to be calculated, which books and records shall be made available for review (upon prior reasonable notice) by each of the Parcel Owners, In addition, EDG shall provide, by no later than the tenth (10th) day of each calendar month, a written monthly report to all Parcel Owners which advises and updates such Parcel Owners relative to the general and financial status of the Comprehensive Plan Amendment. ~ 3,8 Role of EDG; No Liability. It is expressly acknowledged and agreed that, notwithstanding any contrary provision of this Agreement, EDG is undertaking the QBACTIVE\99999,99999\6 J 95098, 38 10 '--' '--' \..,- actions contemplated by this Agreement Section 3 as an accommodation only and in no event sRall EDG be liable for (and each of the Parcel Owners covenant not to sue EDG for and hereby releases EDG from all liability and claims relating to or arising from) the matters referenced herein or for any damage, loss, or injury to any of the Parcel Owners or otherwise related to the action or inaction of EDG in connection with this Agreement Section 3, except that EDG shall be liable for the following: (i) damage, loss or injury arising from the gross negligence or willful misconduct of EDG in performing or failing to perform under Agreement Section 3, (ii) damage, loss or injury arising from the fraudulent conduct of EDG, (iii) damage, loss or injury arising from EDG failure to pay its share of the Professional Expenses and/or Sales Expenses, or (iv) damage, loss or injury resulting from EDG's breach of Agreement Sections 1, 2, 4 or 5. SECTION 4 - AGREEMENT TO SELL 4.1 In the event that, during the Term of this Agreement (as herein defined), any person or entity presents a bona fide written offer to purchase all of the Parcels: (a) for a purchase price equal to or greater than the amount set forth in a separate agreement entered into contemporaneouSly herewith (the "Baseline Price"); (b) upon terms which would require the entirety of the purchase price to be paid at closing; (c) upon terms which would require such closing to occur with 180 days after the effective date of the contract; and (d) upon terms which are typical for similar vacant land purchase and sale contracts in Collier County, Florida, EDG and each of the Parcel Owners agree that they shall mutually execute, accept and approve such offer deliver same to the person or entity making such offer, thereby entering into the contract contemplated by such offer. In connection with the closing contemplated by such offer and contract, EDG and each of the Parcel Owners shall divide the net proceeds of sale based on the respective acreage of each of the Parcels, SECTION 5 - MISCELLANEOUS 5.1 Attornevs' Fees, If any legal action or other proceeding is brought for the enforcement of this Agreement, or because of an alleged dispute, breach, default or misrepresentation in connection with any of the provisions of this Agreement, the prevailing party shall be entitled to recover reasonable paralegal and attorneys' fees and other costs incurred in that action or proceeding, including those related to appeals, in addition to any other relief to which it or they may be entitled. 5.2 Time of the Essence. Each of the parties hereto acknowledge and agree that time is of the essence with respect to this Agreement and all provisions hereunder. 5,3 Notices and Communications. All notices, approvals and other communications provided for herein or given in connection herewith shall be validly given, made, delivered or served, if in writing, and delivered personally by facsimile, by U,S, Mail, or sent by nationally recognized overnight courier (e.g" Federal Express, Airborne, UPS), to each of EDG and each of owners of the Parcels at the address set forth in this Agreement or at such other address as is provided by an owner of a Parcel QBACTIVE\99999.99999\6195098.39 11 \-.. to each of the other Parcel Owners, In the event that any of the Parcels are sold or conveyed after the execution hereof, all notices, approvals and other communications provided for herein or given in connection herewith shall be given in the manner herein provided to the address on record with the Collier County Appraiser's Office for such Parcel Owner. Notices, approvals and other communications provided for herein shall be deemed delivered upon personal delivery, confirmed facsimile transmission, three (3) days after deposit with U.S. Postal Service, postage prepaid or twenty-four (24) hours following deposit with a nationally recognized overnight courier, as herein above provided, prepaid and addressed as set forth above. 5.4 No Partnership; Third DeveloDers, It is not intended by this Agreement to, and nothing contained in this Agreement shall, create any owner-contractor, contractor- contractor, employer-employee, partnership, or joint venture relationship between the any of the parties hereto or any of the owners of the Parcels. No term or provision of this Agreement is intended to, or shall, be for the benefit of any person, firm, organization or corporation that is not a party hereto, and no such other person, firm, organization or corporation shall have any right or cause of action hereunder. 5,5 Entire Aareement. This Agreement constitutes the entire agreement between the parties hereto pertaining to the subject matter hereof, All prior agreements, representations and understandings of the parties, oral or written, relating to the Improvements are hereby superseded and merged herein. No change or addition is to be made to this Agreement except by written amendment executed by the parties '-" hereto, 5.6 Governing Law. This Agreement is entered into in Florida and shall be construed and interpreted under the laws of the State of Florida. 5,7 Severabilitv, If any provision of this Agreement is declared void or unenforceable, such provision shall be severed from this Agreement. 5,8 Successors and Assians, This Agreement shall bind the successors and assigns of the parties hereto. An assignment shall not release a party from its obligations hereunder unless such release is expressly agreed to by the other party in ~~. . 5,9 Counterparts, This Agreement may be executed in any number of counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument. The signature pages from one or more counterparts may be removed from such counterparts and such signature pages all attached to a single instrument so that the signatures of all parties may be physically attached to a single document. ~ 5.10 Exhibits. All exhibits are incorporated herein as a part of this Agreement. 5.11 Term I Termination, This Agreement and the obligations and covenants QBACTIVE\99999.99999\6195098, 31 0 12 '-' \."...- ~ hereunder shall continue, unless earlier terminated as provided herein until the earliest to occur of: (a) the date five (5) years after the date that this Agreement is fully executed by each of Iglesias, CAB, Randall, YOtero, Randall/OE, Y&OOtero, OE and EDG; (b) the date that EDG provides written notice to each of the own~rs of the Parcels that EDG has elected to tenn/nate this Agreement based on EDG's detennination, in its sole and subjective discretion, that the pursuit of the prospective Comprehensive Plan Amendment relative to the Parcels, as same may be amended at EDG's discretion, is unlikely to be approved or has been disapproved; (c) the date that EDG provides written notice to each of the Parcel Owners that EDG has elected to tenninate this Agreement based upon the fact that either or both of the EDG/EcksteinOption or the EDG/Cabal Option has been terminated or has expired without EDG having acquired the EDG/Eckstein Parcel or the EDG/Cabal Parcel. As utilized herein, the tenn "Tenn" and the phrase "Tenn of this Agreement" shall mean and refer to the period of time commencing upon the full execution of this Agreement and continuing until the this Agreement is tenninated pursuant to the provisions of this Agreement Section 5.11. IN WITNESS WHEREOF, the parties have executed this Agreement as of the day and year first above written. IGLESIAS: ~~~~ ANG IG . S, Individually and as Trustee of. the of the Angela Iglesias Revocable Trust dated December 1, 2006 Date: 5/'/5/ .:::I&J / / STATE OF FL COUNTY OF The foregoing instrument was acknowledged before me this I s'th day of {11~ ' 2008, by Angela Iglesias, individually and as Trustee of the Ang a Iglesias Rev9C8ble Trust dated December 1 ,2006, who is ( ) personally known to me or has <--Y-J provided . , . as identificafi'on. Notary Public Pnnted Na My Commission Expires: QBACTIVE\99999.99999\6195098. 31 I 13 "UUOI M .1 LJ/ H J J J : L~ 11M J J~IUlJH J L,UJ ltK fA v v ~'''- FAX No. 239 435 0300 P 002 CI-IB; .CABOF OOLCiER)Nc., a Piorld;lCQrporaliGlr:l Eiy;.~t?~ . . 'se.~'ya~r~iI~~OJ..' Date:. ~lr".. ST~~ C~F n~D;t>,~ _ ~COUNTY OF ~ #..-. ) , /I-. ~ foreQain.fJlr:lsl~ment was aCknow'Ieqgecl. before m~ th&,;(~Alay ~f '- . f"'rU ~.. . ..,.2!;lOIl.l;ly JOl.leA Cabrera, as Preeld$ntof'CAB 'If 70~, lno..a .,FI"da llorporatlqn, whO is LJ P~!So~!lYkJ1owf! to me.prbas '. . ) prolilded L- A I e.e If', " - 'Identification, $f~ d1. . ~ \.I ~ .. '..P'........,~.,,(/ ... ,- ___. -:J'"""' ~%~~I~~n~~. --r::::~S cJ Notary PubUcPrlhted Name' My'OomlTils:;'lon E;xp'ires: \SE-A4 f<:" BERNICE E. TOMA~~~ ~ hrYco~JI$rOJrrf'Dn,73112 er llXPIRBS;N............:><108 ~'( n.....,.Di.Mmt~Co. " ;QlliI.CT,i>;gi\99.99!l:?~,li9\6',i'~D26.21Z, .:,-.-.--- -_.. - ._-- 14 \.f ~ .J AANPI\lj;: ~., j. tl&... .... ..A'q:..,.....,........... .' .~,............ 1,'$~ ...I~i~!il!;lljiafl.~r~~lil un'dl;:~ fiifat'OBIUili:l'laillil'~~i\f. .~ .1.""'._..~"'..,ij"".1fi\;i"'''''n''i1 "pJt~.<!, _a!'.I\I.<<lll~"" ...""",1;1.. Lafi.G/T~..:.t ~:,.../.:.....'..:................ $TAnL~et~l:lA .........' o'OllMrY QFf~':!t;kj)~: ~1~~i!}'g' i!lm.~trlt W<'$:a~~1lIQ ~~~e me, lffi~i4!~~ tif It~t..... .. ~ .. '.' .. . .! ~~;~tti$$' Al~iltt..~' ~Qr, r:~:!omI~rtfuit ~rtilnl!!ndW$f d*: Apffl0li ~O$.lml ~Iled ,fhe Ralfii$lI~'T~ ,i\j~~f:itj wnn is t.-.J. ~Ii$P~~j~~~:.m~ 'lll" I'm; t ,'~ pmllidetl .. 'd' '. '. ~%fL;d; .F:...~u~4J.~ JiId' ,fllliitiiflllt. . . . ,.' . ........ ~$~Al,) l:?~(i!zt!!jflrr;;lJ'.yJ7c,$~O ~"...; P'<W"" "'~~"~f" .... .. . ". " . ,.,....."",;J...."Le......_,~~. Myctlmri\l~lkili~i~; " Ql\ACUvlllmw~""t9~~;1J:3 15 L \...- \...- STATE OF FL~k COUNTY 'OF ,) .tl J~e ~"rcgolng instrument was aCkn~~ledged before me: this 1<3..4/, day of! ;-'fJ~r ~ ~'r'1 .. ' , 2008. byYhovanni otero, who is L.....-)..personally known, to me or has 1 j provided ' aSide(1~J - , &-.~( 8: r, .. ,:' "'-c....t"". , $tary Public Signaturf::';: ~ ' :, . l51flA/t e:>.;:"- "I a; /H# C<"C) Notary Public Pnnted Na~e, ; My Conuni!!sion Explre$: , VOTERO: /?~ /~~-::7~~. . - "....;. ~~1~nrrER~1' -~ ~t~' (SEAl) :Q BERNICEE. TOMASSO ~ ~CO_BSJON'Dn"'l12 ~_:;.t' ~ms,~30,2OOB I \'"" fJ.no,.".DiI6MII~Qo. QIl^t.'1'IVE\999','9, 99999\61')$098.314 2'c/ ,. .;: EOO 'd i<S92B92L8L 'd~o~ :3"j!,j~ .l31J;!j311A~ "'0'':01 80L92 ..<Ii! 16 ODED gEt 6EZ 'oN XH \I'd llil.!..r,m r J.H.!.OWlJ wv t 1 : 11 T H le7 n JUQnn7 \...- \...- ~ h.. ".__.".0___ _._ .. ____.. _. ._..._., __.__." DE: OTERO ENTERPRISES OF SOUTHWEST FLORIDA, LLC,:13 Florida limited liability Company , " , ..'" , ..;::-~" ~~f , , ~...;.. '" .-- '~- " '" By:~...~tt"-='" .,' :---.;~_...... ,;/. YffoVElI1 Otero anager Date': (PEl ,By: '-, Date: Osvaldo F. Otero, Manager , ! I'"". ":1 STATE OF FL~DA/,lJ?' ' COUNTY OF ~.tJ-'I.) ,The foregoing instrument was acknowledged ,before me ,this $.d day o.f {f, f' R.. J I-- . 2008, by Yho.val1lii, Otero, as ManagerlManaginQ Member of~t ro Enterprises of Southwest Florida, LLC, a Florida IImitedllab/llt,Y company, wh~ . is , personally known to me, or h~,s~) provided " " : asi nticn:" . "kf~ ~'~~~r-- If'" , BEl\NICIlIl. TO ~ Notary Public Signature ,.;;;' , , _____ " . , _I (SEAL) ~\al: Mr 001>041$0101:1 1 DIll13112 /?. ~,W u!,;;:; r./ , ' ...-/ '"c;J 41'/;-'/ S U ~ ~1Rlo;:N.,......~_ '~- __ 0 I."""'", FJ,_,,-_c.. Notary PUl;llic Printed Name , . , My COmmission 'Expires: ' ' ; , STATE Ot' I-LORIDA COUNTY OF ". '. . .. . The fo.regoing' instrumentwns acknowledged beforem~ thIs ' , day Of - , '. 2008, by OSvaldo F, Otero, e;s Manager/MlInaging Member o.f otero E"terpr!l;e$ o.f Southwest Florida, LLC, a Florida limited liability co.mpany; wh6 is" L-J personally knoWn to me or, i'tas ~) proyide~ ' , ' , as identification. j , ,.~-~- (SEAL) 'Notary Public Signature: Notary Public Printed Naine My Commission Expires:: QBACTIV1N19!")!),<1999<)\(; 195098.315 C'" tBS2B92LBL 'd~O~ 3~~~ ~3~~3aA~ ODED SO 6EZ 'ON m lid IIilllOJ r AH10Wll eO.'OT 80.:1:2 .JcI~ YiV vl:!l IWSz/W/BOOZ 17 vOO 'd LUUOI hHI L~I H J II: ~L AM llMUlHY J WrlER PA FAX No, 239 435 0300 p, 003 \.f 9E,: OTERO ENTERPRI.SES OF SDUTHWEST 'FLORIOA,uL.C, aFIQrJda'limlte.tfliability Company ~ (SEAL) , !By: .. YpQvaMi Otero., Mc~T1a.ger ~::~;"J'l~ ,,:~ " ~ow.l"dA~ i ", .J; ,,~" , " ,,' ~~~~~~.t0~_ ) i TtJ~ fote0pl!l(l,i~tr41'l1!3nt wa~,a<i.kriQ:wledgedoefore me 'this ;Z 'I~ay of ; ;;4 PA.l 1-- , . 2tlOa."by Yhovallnj, OJ.ef:l].. li!S'lv'Il;l,nager/Man.~lng, Member JOT Diem EnteQi>i'1aes..pt'Southwest Florida, no. a Florida limited liabilItY ,company, Who ' :i~ L-.J p'ersoMI~"kr>Mm tn me'Qr hes',~, provided , i~,idellliflc;atlqh., ,..' , ~ ' ~..-.....--"~ ff. ' I(7\-.- J~ -:1..d --<..- NotaJypublli;: Signature, ----.--- ~E.RM.le&:.e", , .-? AJ'A $<:;0 Notaly Public, Printed Name My Commlsliioh Expires: ' , !t:<>~l~ ,\,~ :.'/. [STAiTEOF Fl;.-QJlJP!'4A - ') :cbUNfioF ~4A _ :~The fgr~ol!lg, In~trumBJit ~S' '!il,clgJo~ledge.Q b$$. 'me. ililll .$1:~!/ ,of · " tQ. , ~ , , ' , '.' 4l.'1Dll. by Qsv.~I~~' ""'; Of~rq, 8,,$' ;iYl.lmag~rfMiimalljrtg i em , ei;, of dt~, ~~~ ~f S6uthweSt ~IOriaa.I,.LO; ,al='jo~~t llrriJet!I!~~i'itY :'t:R~l:!Y" wh~ Is , " , ::personljllv' knn\...1'i to' 'me, OP has" . " provldBd . ~$ldent/fli:atio~',' r ,@ GCh-' , , "Ib/-~./..,.J../ G....: ,~ ,~J?>>bljc$I>Jl'lalUIe. ,-C:: ~ _.l ~~/I ~" ,~..",~#-s. s.o' tile1:alY'flUbl Q I?ri.i'.ll~Ij!:tSjt!.tn~ ' . , Mx.eommlssidr;t !l$q)lrasl' .,'" , BBR:Nrcli ll, TO ASSO '\.~ MYCOMlllSSION Ol>m1S112 .....::';;' lO(p!M&>I_'o.>008 ..l~v .n"-Y~",-llC;Co. ::Qa~e\9si9w.999~\6~9ad~3 ..., ! .. "-""".. .--- -r-------.-.. .----....--.. . '--_..~_...- ------. _. -_.- 18 l,.UUU/ J'lJ JI./ I...'J/ r 1\1 J 1 ::lL}l.M J 1/fIUlttr J Wll.tK t'A 'AI No, 239 435 0300 v 'Y&QQTERO:' Z2~~. , ,,1,1,1.00 f., OTf;:R9 Date " ~4~..? Date ~11\TE, OFFI.~~, ' ,COUNTY OF, 17_ j , IJ-E;,' foregoing :iIlS{rum, eJitwasackno:wied,gedbefor-e ,me this .;L'f.~ay.ot 'j '" J I " , '. u -, I<!Ooa. 'by Yhovl;1l1nl'Otero~ wtlo ($ L-J, 'plil~oi:ledly known itq,frrs,{l(f.u;!!!, L-.J proVld~.. ,,' ", . " "as idefl~ ' /!J ..u..-u/: OJ e. 7 ~ A :r ~%fClbJIC Sjg.naturee:- -r;;;;~ ) =/Q."J ( e e: ". I :> Nd$&'~PtipllCl Printed liJam.,j , My-Oommlsslon Explre$~ :(:$~ ~~ BERNICE B, TOMASSO . MY~SSIONI\I.oD31!112 ... ~ IlXPIUS:Mw_'O.2008 ~~Y F1,~rru-t^'*Co. v i '. : ~SE:Aq ;.' BERNrCSB. TOMASSO MY C.OMl.Ossrcm II DD!?!J I: '''~ Ela'lRBS,N_...,OOI ~-HOtAltv. 1J.ND~~.......o.. 5-0 'QlaAln'iViiIl1~9li9l99!l9'1Ml95iJgftil'6 ~....- "'[ . "-~--__V." ............... ____ . _.~- ..--. p, 002 , 19 v \...f ' '-' ,..... ,.-- "P' __.. . '_"_'" ''''___.___ "'~"'''- Y&OOTERO. &'~ " ,.., __";.;.r ..... L 4/' - ;..._~ ~~9W ,y ov NNI OTERO Date ./ ' ;' . OSVALDO F:DfE'RO Date STAlE OF FLO".&DA/J/? r i COUNTY OF ~PA L Jl The foregoing instrument was l\cknowledged bilfore me! flUs ~~J day o~, ' N-P f<. , : JY' " ~' 2006, by Yhovanni Otero, who Is ~ p~nallv knciW~', to me or has provltled ' as Ide.ntifieatlon. .' , " -' ,". "&A--/~~' g~~~, BERNICE E. TOMASSO Notary ?ubli,o Slg~ture:-- ----r-- ' , " (SEAL) : I<Y COMlollSSlON.Il1>37J1I2 '1!2 E-~ 11 / I'?' r4-' ,(-6." I 0 /k,lt] C 0 ; ~.... Ei<l'1I<ES,-..,w'o.:wot Notary Public Printed Name ' .- ...._.......,-.c., My Commission E,q,lr$s: STATE bF FLO'RlbA COUNTY OF _.:.....::._, The foregoing instrument was aOknOwledged before ~~ thl~ day of _, ' . 2008, by Qf;lvaldo F, otero, who; Is ~'personally known to me or has L-.) provided , ' . I!\S identification, (SEAL) NotBrY'Public Signature Notary Public Printed Namllt My Cbrl1mlsslOn Expires: : '0 QI!AGTI VE\99999, 999991619,'098. ;116 10'" IoSS2892LBL eolo- 'OT 80i S2 .."I", 20 'd~O~ 3~"'J l3~~3gA~ SOD 'd ODED SEt 6EZ 'oN XYd ~d aJllOJ r AHIOWIl WV Sl :11 I~d/SZ/~dY/BOOZ I , I , I I I I I I ENi GROUP II, i ~Cornpany I I I J i Date: I By: EMERGf:NT DEVELOPMENT G~UPI INC.. lit Rorida corpolation, its erl Managing Me ber I By: J P, Sullivan, President J Date: ~/ u,-/20l:i ~ I , STATE OF FlORIDA I OOU~OF i Th~ihe Instrument wa. ~ledged befoAll ltll; this Z L(ft..- clay of - : \ ~ . 2008, by ~rno A Hautanen, as ManagerJManaglng Member Of argent Development Group II, llC, a Florida limited llabli'lty company, \1'r'ho Is --.1. ) personally kn~__to me or has ( ) provided :;z2I.b L , as Iden.......,Uun. I ! ~-,~~'~~~a ~~.~~ 'Jt:l/b(:lf;:fbdl \..f By: \wi RELS TITLE-ORLANDO !'AGE 84/54 " -"R' '" ry Pu Ie 8ignalUre Public fl'rintecf Neon. :J. ~ Commission expires: STATE OF FLORIDA , 7("1 2..O/~ COUNlY OF ' : ~...,- .......... - J.-.... ...... - 2008. by Jbhn P. Sullivan, DeWI GrollP. 'oc.. a Florida corporauon, as the II <=et~S\-'~GIOUP II, LtC. .l'itoridEllim' pel'l!i,?nany ~nown me or has ( II Provld N ry Public Pr/n1lac:/ NemerO'lnV l'llBUc.smB Or FLORIDA Commission Explres:.h.fr Sue P,.1cin ! ....COll.!D1lISioII # lID4?6199 I lloMed~af~~~' (SEAL.) 'wi 084.C'l'JV~.9!l999\619Sll!l8. 317 93/W 39\1d OSlO tSO>1NDIX3CI3.=i i.... this Qty day of dent of Emergent aging Member of company, Who is ( ) 8S 21 Jpb~q~q)TR kC:bT Qa07/n7/~a \.,...- Prepared without examination or review of title and return to: Kevin R. lottes, Esq. Board Certified Real Estate Attorney Quarles & Brady, LLP 1395 Panther Lane, Suite 300 Naples, Florida 34109 AMENDED AND RESTATED AGREEMENT AND RESTRICTIVE COVENANT THIS AMENDED AND RESTATED AGREEMENT AND RESTRICTIVE COVENANT (this "Agreement") is made as of the day of September, 2008 (the "Effective Date") by and between the following parties: (a) Angela Iglesias, individually and as Trustee of the Angela Iglesias Revocable Trust dated December 1, 2006, having a mailing address of 3209 W. Woodlawn Avenue, Tampa, Florida 33607 (hereinafter referred to as "Iglesias"); (b) CAB of Collier, Inc., a Florida corporation, having a mailing address of 5141 Seahorse Avenue, Naples, Florida 34103 (hereinafter referred to as "CAB"); (c) Lisa Aldikacti, individually and as Successor Trustee under that certain land trust dated April 28, 2006 and called the Randall Land Trust Agreement, having a mailing address of 1500 Bonita Lane, Naples, Florida 34102 (hereinafter referred to as "Randall"); '-' (d) William M. Grant, individually and as Trustee of the William M. Grant Revocable Trust dated September 15, 1999, having an address of 3255 Pine Ridge Road, Suite 101, Naples, Florida 34109 (hereinafter referred to as "Grant"); (e) Emergent Development Group, Inc., a Florida corporation, having a mailing address of 3055 Terramar Drive, Naples, Florida 34119 (hereinafter referred to as "EDG"); (f) Emergent Development Group II, LLC, a Florida limited liability company, having a mailing address of 3055 Terramar Drive, Naples, Florida 34119 (hereinafter referred to as "EDG2"); and ' (g) Yhovanni Otero, Osvaldo Otero, and Otero Enterprises of Southwest Florida, LLC, a Florida limited liability company (collectively, the "Otero Parties"), it being mutually acknowledged and agreed that the execution of this Agreement by the Otero Parties is for the sole purpose of effectuating the provisions of Sections 5.5 and 5.12 of this Agreement. QIlACTlVE'..'''OOI,! ~: ~ Iglesias CAB Randall Grant EDG EDG2 Y.Otero O.Otero OIero Ent. 22 L As utilized herein, EDG and EDG2 are collectively referred to a "The EDG Entities". RECITALS A, Iglesias represents and warrants that it the sole owner of that certain Collier County, Florida real property described as follows: "Tract 72, Unit 23, GOLDEN GATE ESTATES, according to the plat thereof recorded in Plat Book 7, Page 9, of the Public Records of Collier County, Florida" and which real property is also identified as Collier County Parcel No. 37745200002 (the "Iglesias Parcel"). B. For the purposes of this Agreement, the parties hereto acknowledge and agree that the Iglesias Parcel contains 5.15 acres, which acreage constitutes approximately 14,341% of the total acreage of all of the Parcels (as herein defined). C. CAB represents and warrants that it is the sole owner of those certain Collier County, Florida real properties described as follows: (1 ) "The West 150 Feet of Tract 89, GOLDEN GATE ESTATES, Unit No. 23, according to the plat thereof recorded in Plat Book 7, Pages 9 and 10, of the Public Records of Collier County, Florida" and which real property is also identified as Collier County Parcel No. 37746760004; and L (2) "The East 180 Feet of Tract 89, GOLDEN GATE ESTATES, Unit No. 23, according to the plat thereof recorded in Plat Book 7, Pages 9 and 10, of the Public Records of Collier County, Florida" and which real property is also identified as Collier County Parcel No, 37746720002. The two properties described in this "Recital C" are hereinafter collectively referred to as the "CAB Parcel", D, For the purposes of this Agreement, the parties hereto acknowledge and agree that the CAB Parcel contains 5.15 acres, which acreage constitutes approximately 14.341% of the total acreage of all of the Parcels (as herein defined). E, Randall represents and warrants that it the sole owner of those certain Collier County, Florida real properties described as follows: (1) "The West 180 feet of Tract No. 90, GOLDEN GATE ESTATES, QR,\('TIVE\M-t()(I01.1 2 \.- ~, Iglesias CAB Randall Grant EOG EOG2 V.Otero O.Olero Otero Ent 23 '-' Unit No. 23, according to the plat thereof recorded in Plat Book 7, Page 9, of the Public Records of Collier County, Florida" and which real property is also identified as Collier County Parcel No. 37746840005; and (2) "The East '12 of Tract 107, GOLDEN GATE ESTATES, Unit No. 23,according to the plat thereof recorded in Plat Book 7, Page 9, of the Public Records of Collier County, Florida" and which real property is also identified as Collier County Parcel No, 37748480007. The two properties described in this "Recital E" are hereinafter collectively referred to as the "Randall Parcel". F, For the purposes of this Agreement, the parties hereto acknowledge and agree that the Randall Parcel contains 5.39 acres, which acreage constitutes approximately 15.010% of the total acreage of all of the Parcels (as herein defined), G. Grant represents and warrants that it the sole owner of those certain Collier County, Florida real properties described as follows: '-' (1) "The East 150 feet of Tract 90, GOLDEN GATE ESTATES, Unit No. 23, according to the plat thereof recorded in Plat Book 7, Page 9, of the Public Records of Collier County, Florida" and which real property is also identified as Collier County Parcel No. 37746800003; and (2) "All of Tract 125, GOLDEN GATE ESTATES, Unit No. 23, according to the plat thereof recorded in Plat Book 7, Page 9, of the Public Records of Collier County, Florida" and which real property is also identified as Collier County Parcel No. 37750000006; and (3) "The West 180 Feet of Tract 108, GOLDEN GATE ESTATES, according to the plat thereof recorded in Plat Book 7, Pages 9 and 10, of the Public Records of Collier County, Florida" and which real property is also identified as Collier County Parcel No. 37748520006; and (4) "The East 150 Feet of Tract 108, GOLDEN GATE ESTATES, according to the plat thereof recorded in Plat Book 7, Page 9, of the Public Records of Collier County, Florida" and which real property is also identified as Collier County Parcel No. 37748560008. QBAITIVEI644'JUIII,1 3 ~: ~ Iglesias CAB Randall Grant EDG EDG2 V.Otero O.Otero Otero Ent. 24 The four properties described in this "Recital G" are hereinafter collectively V referred to as the "Grant Parcel", H, For the purposes of this Agreement, the parties hereto acknowledge and agree that the Grant Parcel contains 12.49 acres, which acreage constitutes approximately 34.782% of the total acreage of all of the Parcels (as herein defined). I. The EDG Entities represent and warrant that they are the sole owners of that certain Collier County, Florida real property described as follows: "The West % of Tract 107, GOLDEN GATE ESTATES, Unit No. 23, according to the plat thereof recorded in Plat Book 7, Page 9, of the Public Records of Collier County, Florida" and which real property is also identified as Collier County Parcel No. 37748480104 (the "EDG Entities Parcel"); J. The EDG Entities represent and warrant that EDG2 owns an undivided 38,76% interest in the EDG Entities Parcel and that EDG owns an undivided 61.24% interest in the EDG Entities Parcel and that the EDG Entities Parcel contains approximately 2.58 acres, which acreage constitutes approximately 7.185% of the total acreage of all of the Parcels (as herein defined); and K. EDG2 represents and warrants that its holds and owns valid and enforceable option agreements to purchase the following Collier County, Florida real properties: \..; (1 ) "The North 150 Feet of Tract No. 127, GOLDEN GATE ESTATES, Unit No, 23, according to the plat thereof recorded in Plat Book 7, Page 9, of the Public Records of Collier County, Florida" and which real property is also identified as Collier County Parcel No, 37750120009 (the "EDG2/Eckstein Parcel"), pursuant to a written agreement (the "EDG2/Eckstein Option") with the owners of the EDG2/Eckstein Parcel; and (2) "The South 180 Feet of Tract No. 127, GOLDEN GATE ESTATES, Unit No. 23, according to the plat thereof recorded in Plat Book 7, Pages 9 and 10, of the Public Records of Collier County, Florida" and which real property is also identified as Collier County Parcel No. 37750080000 (the "EDG2/Cabal Parcel"), pursuant to a written agreement (the "EDG2/Cabal Option") with the owners of the EDG2/Cabal Parcel. The two properties described in this "Recital K" are hereinafter collectively referred to as the "EDG2 Parcel". L For the purposes of this Agreement, the parties hereto acknowledge QBA( TI\'i':\b.;J-I9I)(lI.1 4 ~ INITIALS: Iglesias CAB Randall Grant EDG EDG2 Y.Otero O.Otero Otero Ent. 25 \....t and agree that the EDG2 Parcel contains approximately 5.15 acres, which acreage constitutes approximately 14.341% of the total acreage of all of the Parcels (as herein defined). M. As utilized herein, the Iglesias Parcel, the CAB Parcel, the Randall Parcel, the Grant Parcel, the EDG Entities Parcel, and the EDG2 Parcel are collectively referred to as the "Parcels". N. As utilized herein, the Iglesias Parcel, the CAB Parcel, the Randall Parcel, the Grant Parcel, and the EDG Entities Parcel are collectively referred to as the "Owned Parcels", O. As utilized herein, Iglesias, CAB, Randall, Grant, and The EDG Entities (and their respective successors in interest) are collectively referred to as the "Parcel Owners". P. EDG2 and each of the Parcel Owners hereto acknowledge and agree that each of them are expected to benefit from the efforts to procure and obtain the approval of a Growth Management Plan Amendment petition concerning the Parcels (the "Growth Management Plan Amendment") as contemplated herein. a. EDG2 and each of the Parcel Owners hereto desire to impose upon each other and each of the Owned Parcels and the owners thereof mutual and beneficial restrictions, covenants, conditions, duties, obligations and charges as set forth herein for the benefit and complement of the Parcels. '-' AGREEMENT THEREFORE, for good and valuable consideration, the receipt of which is hereby acknowledged, each of the parties hereto agree as follows: SECTION 1 - JOINT COOPERATION 1,1 EDG2 and each of the Parcel Owners shall fully and jointly pursue, cooperate with and fully support each of the other Parcel Owners in regard to all proceedings and applications related to any proposed application for the Growth Management Plan Amendment, the content of which shall be, after consultation with some or all of the Parcel Owners, determined by EDG. EDG2 and each of'the Parcel Owners further agree to consent to, and to promptly execute such consents, authorizations, plans, applications, and other requests for governmental approval, and amendments thereto, which may be or may have been approved by EDG or which has been or may be prepared by or at the direction of EDG incident to such Growth Management Plan Amendment relative to the Parcels and/or any portion thereof. EDG2 and each of the Parcel Owners hereby appoint EDG, as their attorney-in-fact, with full power to do any and all QBACTI \'E\644000I,1 5 \.I INITIALS: Iglesias CAB Randall Grant EDG EDG2 V.Otero O.Otero Otero Ent. 26 ~ '-' -...J things necessary or, in the subjective determination of EDG, advisable to be done relative to the Parcels as fully and effectually as each of EDG2 andlor any of the Parcel Owners might or could do in their own right relative or in furtherance of the above referenced Growth Management Plan Amendment relative to the Parcels andlor any portion thereof, including the execution, submittal and pursuit of any and all applications, consents and other documents or instruments relative to such Growth Management Plan Amendment relative to the Parcels andlor any portion thereof. EDG2 and each of the Parcel Owners: (a) hereby ratify all that said attorney-in-fact shall lawfully do or cause to be done by virtue hereof; and (b) acknowledge and agree that said attorney-in-fact nor any of its agents shall be liable for any acts or omissions or for any error of judgment or mistake of fact or law in its capacity as such attorney-in-fact. This power of attorney is coupled with an interest and shall be irrevocable as long as this Agreement remains in full force and effect, SECTION 2 - RESTRICTIVE COVENANT 2,1 This Agreement and all provisions hereof shall be deemed to be an restrictive covenant and agreement running with each of the Parcels and shall be binding upon EDG2 and each of the owners of each of the Owned Parcels and their successors and assigns, SECTION - MANAGEMENT I COST-SHARING 3,1 Appointment of EDG as Proiect Manaaer. EDG2 and each of the Parcel Owners hereby appoint EDG to manage, direct, administer, coordinate, oversee and supervise all efforts and measures relative to the procurement of approval of the Growth Management Plan Amendment relative to the Parcels andlor any portion thereof. To that end, EDG is and has been authorized and directed, on behalf of each of the Parcel Owners, to engage attorneys, consultants, engineers, analysts and such other professionals, persons or entities (collectively, the "Professionals") and such persons or entities as may provide any of the services which will give rise to Professional Expenses andlor Sales Expenses (as defined herein) as EDG may deem appropriate, The parties acknowledge and agree that EDG shall be empowered to open a bank account for the purpose of receiving, paying and administering the payment of Professional Expenses (as defined herein) and Sales Expenses (as defined herein) (the "Bank Account"), All payments and distributions from the Bank Account shall require the signature and authorization of EDG. 3.2 Cost Sharina. (a) Cost Sharina of Professional Expenses. EDG2 and each of the Parcel Owners (except Iglesias) shall each pay andlor reimburse EDG a proportionate share of the costs and expenses incurred or to be incurred relative to the QHM "1'1\'1:\6449001,1 6 INITIAlS, Igles.ias CAB Randall Grant EDG EDG2 V.Otero O.Otero Otero Ent. 27 v services provided by each of the Professionals (collectively, the "Professional Expenses") as follows: (i) the owner of the CAB Parcel -16.742%; (ii) the owner of the Randall Parcel - 17.523%; (iii) the owner of the Grant Parcel- 40.605%; (iv) the owner of the EDG Entities Parcel- 8.388%; and (v) EDG2 -16.742%. '-I Neither Iglesias nor the owner of the Iglesias Parcel (if other than Iglesias) shall have or bear any payment or reimbursement obligations relative to the Professional Expenses, EDG2 and each of the Parcel Owners acknowledge that the services and expenses previously rendered or incurred and/or to be rendered or incurred in the future by or from Roetzel & Andress, LLP, Quarles & Brady, LLP, and Davidson Engineering, among others, are also components of the Professional Expenses, notwithstanding the fact that such Professionals may solely represent or be engaged by EDG, As used herein, the phrase "Professional Expenses" shall: (a) also include application fees, survey fees, travel expenses, and other expenses incurred or to be incurred in reasonable pursuit and in furtherance of the Growth Management Plan Amendment relative to the Parcels and/or any portion thereof; (b) those items referenced in Exhibit "A" attached hereto and incorporated herein by reference. Payment by EDG2 and each of the Parcel Owners (except Iglesias and the owner of the Iglesias Parcel) of the Professional Expenses shall be made in accordance with the provisions of this Section 3, (b) Cost Sharing of Sales Expenses. EDG2 and each of the Parcel Owners shall each pay and/or reimburse to EDG or, at EDG's request, such persons or entities as are designated by EDG a proportionate share of the costs and expenses incurred or to be incurred relative to mitigation costs, brokerage commissions (only if all of the Parcels are sold as part of a single transaction), documentary stamp taxes, closing agents' or closing attorneys' fees and expenses, and other costs and expenses reasonably incident to the actual or contemplated sale or conveyance of andlor the closing upon the sale' or conveyance of each of the Parcels as part of a single transaction (collectively, the "Sales Expenses") as follows: (i) the owner of the Iglesias Parcel- 14.341%; (ii) the owner of the CAB Parcel-14.341%; QIIAI'T1\'1-:I044900I,1 7 INITIALS: \wi Iglesias CAB Randall Grant EDG EDG2 Y.Otero O.Otero Olero Ent. 28 (iii) the owner of the Randall Parcel -15.010%; \.....I (iv) the owner of the Grant Parcel- 34.782%; (v) the owner of the EDG Entities Parcel- 7.185%; (vi) EDG2 -14,341%. EDG2 and each of the Parcel Owners acknowledge that any or all of the Sales Expenses may be rendered or incurred by persons or entities who may be and/or may have been selected, retained or engaged solely by EDG. Payment by EDG2 and each of the Parcel Owners of the Sales Expenses shall be made in accordance with the provisions of this Section 3. Notwithstanding any provisions of this Agreement to the contrary, to the extent that an item of cost or expense is both a Professional Expense and also a Sales Expense, same shall be, for the purposes of this Agreement, deemed to be solely a Sales Expense and not a Professional Expense, v 3,3 EDG may provide each of the Parcel Owners one or more invoices (each of which is herein referred to as an "Invoice") certified as true and correct by EDG setting forth the Professional Expenses and/or Sales Expenses incurred for the relevant period of time ("Owed Amounts"). Upon receipt of payment from the Parcel Owners of each such Parcel Owner's share of such Owed Amounts, such Professional Expenses and/or Sales Expenses shall be paid, at EDG's discretion, from the Bank Account, and EDG shall, upon request of any of the owners of any Parcel, provide evidence of such payment. 3.4 EDG2 and each of the Parcel Owners (except, with respect only to Professional Expenses, Iglesias) agrees to remit to EDG their respective proportionate share of the Professional Expenses and/or Sales Expenses as set forth in each Invoice, on or before ninety (90) days following receipt of the applicable Invoice, 3,5 Each Invoice shall (i) set forth the total invoiced amount, (ii) allocate the total between EDG and each of the Parcel Owners (excepting, with respect only to Professional Expenses, Iglesias) in accordance with Section 3.2, (iii) be accompanied by detailed back-up including cost breakdowns, and to the extent the Invoice covers work pertormed by Professionals or other persons or entitles, be accompanied by the invoices for such work from the Professionals or other persons or entities. 3.6 EDG2 and each of the Parcel Owners (excluding, with respect only to Professional Expenses, Iglesias) will be liable to EDG2 and each of the other Parcel Owners for its failure to pay when due its share of the Professional Expenses and/or Sales Expenses as provided in this Section 3. In the event a QUA( 'TI\ 'E\644I)UII 1.1 B INITIALS. \wi Iglesias CAB Randall Grant EDG EDG2 V.Otero a.Otero Otero Ent. 29 \... \... \w Parcel Owner (other than, with respect only to Professional Expenses, Iglesias) fails to so pay its share as herein provided, EDG2 or any of the Parcel Owners may elect, in its sole and absolute discretion, to contribute such amount as a loan which shall be due upon the earlier to occur of: (a) the termination of this Agreement pursuant to the terms hereof; (b) the expiration of the Term (as herein defined); or (c) the date ten (10) days after the final approval of the Growth Management Plan Amendment by all relevant governmental entities having jurisdiction after the expiration of all relevant appellate periods and any relevant appeals, together with interest at six percent (6%) per annum from the date paid until the date repaid by such Parcel Owner. 3.7 Accounting, EDG shall keep good and accurate books and records in sufficient detail to allow the Professional Expenses and Sales Expenses to be calculated, which books and records shall be made available for review (upon seven (7) days prior written notice) by each of the Parcel Owners. In addition, EDG shall provide, by no later than the tenth (10Ih) day of each calendar month, a written monthly report to all Parcel Owners which advises and updates such Parcel Owners relative to the general and financial status of the Growth Management Plan Amendment. 3.8 Role of EDG; No Liability, It is expressly acknowledged and agreed that, notwithstanding any contrary provision of this Agreement, EDG is undertaking the actions contemplated by this Agreement Section 3 as an accommodation only and in no event shall EDG be liable for (and each of the Parcel Owners covenant not to sue EDG for and hereby releases EDG from all liability and claims relating to or arising from) the matters referenced herein or for any damage, loss, or injury to any of the Parcel Owners or otherwise related to the action or inaction of EDG in connection with this Agreement Section 3, except that EDG shall be liable for the following: (i) damage, loss or injury arising from the gross negligence or willful misconduct of EDG in performing or failing to perform under Agreement Section 3, (ii) damage, loss or injury arising from the fraudulent conduct of EDG, (i1i) damage, loss or injury arising from EDG's failure to pay its share of the Professional Expenses and/or Sales Expenses, or (iv) damage, loss or injury resulting from EDG's breach of Agreement Sections 1, 2, 4 or 5. SECTION 4 - AGREEMENT TO SELL 4.1 In the event that, during the Term of this Agreement (as herein defined), any person or entity presents a bona fide written offer to purchase all of the Parcels: (a) for a purchase price equal to or greater than the amount set forth in a separate agreement entered into contemporaneously herewith (the "Baseline Price"); (b) upon terms which would require the entirety of the purchase price to be paid at closing; (c) upon terms which would require such closing to occur l)IlACTlVEIl>l-l900I,1 9 INITIALS. Iglesias CAB Randall Grant EDG EDG2 V.Otero a.Otero otero Ent. 30 '-' '-' '-' within 180 days after the effective date of the contract; and (d) upon terms which are, in EDG's sole determination, reasonably acceptable to EDG, EDG2 and each of the Parcel Owners agree that they shall mutually execute, accept and approve such offer deliver same to the person or entity making such offer, thereby entering into the contract contemplated by such offer. In connection with the closing contemplated by such offer and contract, EDG2 and each of the Parcel Owners shall divide the net proceeds of sale based on the respective acreage of each of the Parcels. SECTION 5 - MISCELLANEOUS 5,1 Attornevs' Fees. If any legal action or other proceeding is brought for the enforcement of this Agreement, or because of an alleged dispute, breach, default or misrepresentation in connection with any of the provisions of this Agreement, the prevailing party shall be entitled to recover reasonable paralegal and attorneys' fees and other costs incurred in that action or proceeding, including those related to appeals, in addition to any other relief to which it or they may be entitled, 5.2 Time of the Essence. Each of the parties hereto acknowledge and agree that time is of the essence with respect to this Agreement and all provisions hereunder. 5.3 Notices and Communications. All notices, approvals and other communications provided for herein or given in connection herewith shall be validly given, made, delivered or served, if in writing, and delivered personally by facsimile, by U.S, Mail, or sent by nationally recognized overnight courier (e.g., Federal Express, Airborne, UPS), to each of EDG2 and each of owners of the Parcels at the address set forth in this Agreement or at such other address as is provided by an owner of a Parcel to each of the other Parcel Owners. In the event that any of the Parcels are sold or conveyed after the execution hereof, all notices, approvals and other communications provided for herein or given in connection herewith shall be given in the manner herein provided to the address on record with the Collier County Appraiser's Office for such Parcel Owner. Notices, approvals and other communications provided for herein shall be deemed delivered upon personal delivery, confirmed facsimile transmission, three (3) days after deposit with U.S. Postal Service, postage prepaid or twenty- four (24) hours following deposit with a nationally recognized overnight courier, as herein above provided, prepaid and addressed as set forth above. 5.4 No Partnership; Third Parties. It is not intended by this Agreement to, and nothing contained in this Agreement shall, create any owner-contractor, contractor-contractor, employer-employee, partnership, or joint venture relationship between any of the parties hereto or any of the owners of the Parcels, No term or provision of this Agreement is intended to, or shall, be for OBA( 'nVI':\6-1~9001.1 10 INITiAlS: Iglesias CAB Randall Grant EDG EDG2 Y,Otero a,Otero Otero Ent. 31 ~ ~ ..., the benefit of any person, firm, organization or corporation that is not a party hereto, and no such other person, firm, organization or corporation shall have any right or cause of action hereunder. 5,5 Entire Agreement This Agreement constitutes the entire agreement between the parties hereto pertaining to the subject matter hereof. All prior agreements, representations and understandings of the parties, oral or written, relating to any of the Parcels are hereby superseded and merged herein. No change or addition is to be made to this Agreement except by written amendment executed by the parties hereto; however and notwithstanding the foregoing, the consent to or execution of any such amendment by any of the Otero Parties shall not be required to effectuate any such amendment 5.6 Governing Law. This Agreement is entered into in Florida and shall be construed and interpreted under the laws of the State of Florida. 5.7 Severability. If any provision of this Agreement is declared void or unenforceable, such provision shall be severed from this Agreement 5.8 Successors and Assigns. This Agreement shall bind the successors and assigns of the parties hereto. An assignment shall not release a party from its obligations hereunder unless such release is expressly agreed to in writing by EDG2 and each of the owners of each of the Parcels. 5.9 Counterparts. This Agreement may be executed in any number of counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument The signature pages from one or more counterparts may be removed from such counterparts and such signature pages all attached to a single instrument so that the signatures of all parties may be physically attached to a single document. 5,10 Exhibits, All exhibits are incorporated herein as a part of this Agreement. 5.11 Term I Termination, This Agreement and the obligations and covenants hereunder shall continue, unless earlier terminated as provided herein until the earliest to occur of: (a) the date three (3) years after the date that this Agreement is fully executed by each of Iglesias, CAB, Randall, Grant, The EoG Entities, and the Otero Parties; (b) the date that EDG provides written notice to EDG2 and each of the owners of the Parcels that EDG has elected to terminate this Agreement based on EDG's determination, in its sole and subjective discretion, that the pursuit of the prospective Growth Management Plan Amendment relative to the Parcels, as same may be amended at EDG's discretion, is unlikely to be approved or has been disapproved; (c) the date that EDG provides written notice to EDG2 and each of the owners of each of the QIIACTlH\6449001.1 " ~: Iglesias CAB Randall Grant fOG EOG2 Y.Otero Q,Otero Otero Enl. 32 v v v Parcels that EDG has elected to terminate this Agreement based upon the fact that either or both of the EDG2/Eckstein Option or the EDG2/Cabal Option has been terminated or has expired without EDG2 having acquired the EDG2/Eckstein Parcel or the EDG2/Cabal Parcel. As utilized herein, the term "Term" and the phrase "Term of this Agreement" shall mean and refer to the period of time commencing upon the full execution of this Agreement and continuing until the this Agreement is terminated pursuant to the provisions of this Agreement Section 5.11. 5,12 Prior AQreement. This Agreement hereby fully replaces and supersedes any previously executed written Agreement and Restrictive Covenant as same has been or may have been executed by: (a) Iglesias; (b) CAB; (c) Randall; (d) the Otero Parties; and (e) EDG2 concerning the Parcels (as herein defined) (the "Prior Agreement") and any such Prior Agreement is hereby terminated and agreed and declared to be of no force or effect. Notwithstanding any provisions hereof to the contrary, the execution of this Agreement by the Otero Parties shall serve solely to confirm and acknowledge the provisions of Section 5.5 hereof and the agreement of the Otero Parties that the Prior Agreement, to the extent that same has been previously executed, is hereby terminated and agreed and declared to be of no force or effect. [THE REMAINDER OF THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK] QBACTlVEIM4'JOOI,1 12 INITIALS: Iglesias CAB Randall Grant EDG EDG2 V.Otero O.Otero Otero Ent. 33 v v \wi IN WITNESS WHEREOF, the parties have executed this Agreement as of the day and year first above written. Witnesses as to IGLESIAS IGLESIAS: l2tadW'~lut2a-/ ANGE IGLESJA, Individually and as Trustee of the Angela Iglesias Revocable Trust dated December 1, 2006 /; 0r~ Date: /1- '/J... (l Printed Name: Printed Name: STATE OF FL COUNTY OF Me fo~going instrument was acknowledged before me this '\:?-'*'l-) day of ~ J . 2008, by Angela Iglesias, individually and as Trustee of th Angela Iglesias Revocable rust dated DecembeJ; 1,,2006, )9Ipo is (-1 personally known to me or has (. ) provided F-I, L,lRM~ Y.u-UdlJ.O as identification. (5 ~, .t,'~r,,,,.. AMY MCLAlIGHlIN "*'1 PUIlIIo - Slate 01 Florid. , MYCo/!lIIlINlOA&pIre.JUI2S,2010 Comml&.1on . DO Sn708 Notary Pu hc Printed Na My Commission Expires: 13 34 SEPATATEAGREEMENT AS REFERENCED IN SECTION 5,1 OF AGREEMENT AND RESTRICTIVE COVENANT '-' The signatories hereto, being all of the owners of the Parcels (as such term is defined in the above referenced Agreement and Restrictive Covenant) described in the Agreement and Restrictive Covenant executed contemporaneously herewith, acknowledge and agree that the Baseline Price (as such phrase is defined in Section 4.1 of the above referenced Agreement and Restrictive Covenant) is SEVEN HUDRED FIFlY THOUSAND AND NO{100 DOLLARS ($750,000,00) PER ACRE OF THE PARCELS. IGLESIAS: CAB: CAB OF COLLIER, INC., a Florida corporation IGL AS, Indi C1ually and as Trustee of the of the Angela Iglesias Revocable Trust dated December 1, 2006 Date: .s-/ /-s- /qf / / By: Jose A. Cabrera, President Date: RANDALL: YOTERO: Lisa Aldikacti, as Successor Trustee under that certain land trust dated April 28, 2006 and called the Randall Land Trust Agreement Date: YHOVANNIOTERO Dme OE: \...; Y&OOTERO: OTERO ENTERPRISES OF SOUTHWEST FLORIDA, LLC, a Florida limited liability company By: Yhovanni Otero, Manager YHOVANNIOTERO Date Date: OSVALDO F. OTERO Date EDG: EMERGENT DEVELOPMENT GROUP, II, LLC, a Florida limited liability company By: Osvaldo F. Otero, Manager Date: By: Osmo A. Hautanen, its Managerl Managing Member Date: By: EMERGENT DEVELOPMENT GROUP, INC" a Florida corporation, its Managerl Managing Member \...; By: John p, Sullivan, President Date: QBACTIVE\99999.999991619S098.3 35 v '-' ~ Witnesses as to RANDALL: . ,~~ !1-~~1( i..<" ~ Printed Name: 8e~/Jlee e:'~AS $(; IJOI/ ~t.tL fl /jlbU.. . Printed Name:-.l:JEP" n,A-f /3, S~ LL ..... STATE OF fJ-tJR I oA COUNTY OF C 1/.1..1-) &t:.. RANDALL: ;L~~~ Lisa Aldikacti, individually and as Successor Trustee under that certain land trust dated April 28, 2006 and called the Randall Land Trust Agreement Date: ,The foregoing instrument was acknowledged before me this '3~..d.. day of ~ ' 2008, by Lisa Aldikacti, individually and as Successor Trustee' nder that certain land t~u~a, ted April 28, 2006,and called the Randall Land Trust Agreement, who is , . Pllfsonally known to me or has (_I provided ' as identification" ~ KU----,'...L C!, I~ Notary Public Signature ,-.-- (SEA1.) ,0eR 11.1 leE ~, I n;,J:}s,..s: 0 Notary PublicPrintlld Name MyCommissioll, Expires: QBA<TIVEl644Q(XlJ I .e" BERNICE E, TOMASSO ~ MY COJ\MSSION#DD373112 '>..:1' EXPIRES, Nov,,- 30, 2008 1-400-3.NOTARY FI.Notary~tAMrx...Co. 15 36 v SEPARATE AGREEMENT AS REFERENCED IN SECTION 5.1 OF AGREEMENT AND RESTRICTIVE COVENANT The signatories hereto, being all of the Parcel Owners (as such term is defined in the above referenced Agreement and Restrictive Covenant) described in the Agreement and Restrictive Covenant ex.ecuted contemporaneously herewith, acknowledge and agree that the Baseline Price (as such phrase is defined in Section 4.1 of the above referenced Agreement and Restrictive Covenant) is SEVEN HUNDRED FIFTY THOUSAND AN,D NO/100 DOLLARS ($750,000.00) PER ACRE OF THE PARCELS. IGLESIAS: ANGELA IGLESIAS, individually and as Trustee ofthe Angela Iglesias Revocable Trust dated December 1, 2006 Date: v RANDALL: ~:., aJMu.~ Lisa Aldikacti,individually and as Successor Trustee under that certain land trust dated April 28, 2006 and called t~;~U Land Trust Agreement Date: " 3c? ~t:l J' ", " EDG2: EMERGENT DEVELOPMENT GROUP, INC.,lI, LLC, a Florida limited liability company By: OSIT10 A Hautanen, its Managing Mllmber Date: By:EMERGENT DEVELOPMENT GROUP, INC., a Florida corporation, its Managing Member By: John P. Sullivan, President Date: ~ QBACTIVE,h44'!OOI,j CAB: CAB OF COLLIER, INC., a Florida corporation By: Jose A. Cabrera, President Date: GRANT: William M. Grant, Individually and as Trustee of the William M. Grant Revocable Trust dated September 15, 1999 Date: EDG: EMERGENT DEVELpPMENTGROUP, a Florida corporation By: John P. Sullivan, President Date: 37 ~ ~ ~ Witnesses as to GRANT: ~~~ ~~e:~i:j?~ VD~ /~ ...J illiam . Grant, individually and as Truste of the William M. Grant Revocable Trust dated September 15, 1999 STATE OF ~ COUNTY OF . I\l{;'p I p~ The foregoing instrument was acknowledged before me this I L day of S<.(J.jo{,,,,,\'&< , 2008, by William M. Grant, individually and as Trustee of the William M. Grant Revocable Trust dated September 15,1999, who is (-> personally known to me or has ( v) provided P6vc.r) u(~ as identification. (SEAL) 4L:~ N~ Pu.blic Signature '&(ml ~<'... Notary Public Pnnted Name My Commission Expires: '-{ /Zk/Z 0 I '2.. QBACTIV[\6449[)OI.l 16 38 \...I '-" ~ STATE OF CALIFORNIA COUNTY OF LOS ANGELES On this 12th day of September in the year 2008, before me, HAMI GABAYAN , a-Notary Publrc-rn and for said County and State, personally appeared WILLIAM M GRANT AND AS TRUSTEE OF THE WILLIAM M. GRANT REVOCABLE TRUST DATED SEPTEMBER 15, 1999 who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the state of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature ~~ / (Seal) f ---- -:~~=t:~~ --~.- .. c:o.::~~Al\'~.C* E I NoIOrV Public . CoIIIomla f I-::~:: Lot ~ County - - .~~~~e1lJ 39 ~ SEPARATE AGREEMENT AS REFERENCED IN SECTION 5.1 OF AGREEMENT AND RESTRICTIVE COVENANT The signatories hereto, being all of the Parcel Owners (as such term is defined in the above referenced Agreement and Restrictive Cov~nant) described in the Agreement and Restrictive Covenant executed contemporaneously herewith, acknowledge and agree that the Baseline Price (as such phrase is defined in Section 4.1 of the above referenced Agreement and Restrictive Covenant) Is SEVEN HUNDRED FIFTY THOUSAND AND NO/100 DOLLARS ($750,000.00) PER ACRE OF THE PARCELS. IGLESIAS: CAB: ANGELA IGLESIAS, individually and as Trustee of the Angela Iglesias Revocable Trust dated December 1, 2006 Date: CAB OF COLLIER, INC., a Florida corporation By: Jose A. Cabrera, President Date: RANDALL: Lisa Aldikacti, individually and as Successor Trustee under that certain land trust dated April 28, 2006 and called the Randall Land Trust Agreement Date: William M. rant, individually and as Trustee of the William M. Grant Revocable Trust dated September 15, 1999 Date: ~ EDG2: EDG: EMERGENT DEVELOPMENT GROUP, INC., II, LLC, a Florida limited liability company EMERGENT DEVELOPMENT GROUP, a Florida corporation By: John P. Sullivan, President Date: By: Osmo A. Hautanen, its Managing Member Date: By:EMERGENT DEVELOPMENT GROUP, INC., a Florida corporation, its Managing Member By: ~ John P. Sullivan, President Date: QBACTIVE\644901l1.1 40 '-" '-I ~ Witnesses as to EDG2: EDG2: ~I!!~P ~*?1~ Printe Name: :t;.~/./ By: Osm Date: STATE OF COUNTY OF The foregoing instrument was acknowledged before me this J'S.fI.. day of ':;;(!f" , 2008, by Osmo A. Hautanen, as Managing Member of Emergent evelopment Group II, LLC, a Florida limited liability {(~mpany, who is (_) personally known to me or has L6J provided IX D L as identification. L ~ NO..;f.t.IIC S;~"""' ) T A- -t.p eJ.' - Notary Public Printed Name , /. . My Commission Expires: ~ /7/ Z. 0/0 By: EMERGENT DEVELOPMENT GROUP, INC., a Florida corporation, its Managing Member Printed Name: Printed Name: By: John p, Sullivan, President Date: QHA('"j"JVF'h-l49lHJI J 17 41 [)CJ v \...." l.. EDG: By: Joh Date: STATE OF I<JO<-()j., COUNTY OF l(lnll m The foregoing instrument was acknowledged before me this ~ day of 0.. (h L I , 2008, by John P. Sullivan, as President of Emergent Development Gr9UP, Inc., a Florida corporation, who Is ('f\C:5T) personally known to me or has L:{_J provided f'\()( \ ('La , U \ vex-s as identific ~~ Notary . ~nature rz.,,,;'"\'\r1\,n..1 V .M~ Notary Pub Ic Printed Name My Commission Expires: (SEAL) (iJ BRlmNY V PORTER My CommlnlOtl EIlPIM Havembtr 6. 2012 QBACTIVE\6449001.1 19 42 ~ SEPARATE AGREEMENT AS REFERENCED IN SECTION 5.1 OF AGREEMENT AND RESTRICTIVE COVENANT The signatories hereto, being all of the Parcel Owners (as such term is defined in the above referenced Agreement and Restrictive Covenant) described in the Agreement and Restrictive Covenant executed contemporaneously herewith, acknowledge and agree that the Baseline Price (as such phrase is defined in Section 4.1 of the above referenced Agreement and Restrictive Covenant) is SEVEN HUNDRED FIFTY THOUSAND AND N0l100 DOLLARS ($750,000.00) PER ACRE OF THE PARCELS. IGLESIAS: CAB: CAB OF COLLIER, INC., a Florida corporation By: ANGELA IGLESIAS, individually and as Trustee of the Angela Iglesias Revocable Trust dated December 1, 2006 Date: Jose A. Cabrera, President Date: RANDALL: GRANT: William M. Grant, individually and as Trustee of the William M. Grant Revocable Trust dated September 15, 1999 Date: ~ Lisa Aldikactl, individually and as Successor Trustee under that certain land trust dated April 28, 2006 and called the Randall Land Trust Agreement Date: EDG2: EDG: EMERGENT DEVELOPMENT GROUP, INC., II, LLC, a Florida limited liability company EMERGENT DEVELOPMENT GROUP, a Florida corporation . Sullivan, President C(// I-{ tJ 9 By: Joh Date: By: Osmo A. Hautanen, its Managing Member Date: By:EMERGENT DEVELOPMENT GROUP,INC., a Florida corporation, its Ma a on Member By: ~ QBACTIVE\6449001.1 43 ~ ~ ~ Witnesses as to YHOVANNI OTERO: YHOVANNIOTERO: ,~At~ Printed Name:kJ{1/ST,AfG' slf1~ ~~m:::;:-~~ STATE OF Eft COUNTY OF '1JLL'/8f:- T~OregOing instrument was acknowledged before me this I / ZA:day of ~ ~ (J-r2m /2; ~ 2008, by Yhovanni Otero, who hU_) personally known to me or has ~) provided 'fi. !J~/ IIEJeS L/{!,&Jsc:; as identification. ~,xIt~-> N~ Public Signatu73 I !!;77/i/6 ST; E ;elf..~ Notary Public Printed Name My Commission Expires: 1kL-- ({fLD ~HOVANNIOTERO ~~ Date (SEAL) 4) KRISTINE sr. PIERRE , . ... MY COMMISSION' DO 742902, 1*, : EXPIRES, December 18, 2011 '. BondIdThNNDCllIyNlllcllndlrwlbrl . QBAl11VE\l>4490D 1.1 20 44 -...J Witnesses as to OTERO ENTERPRISES OF SOUTHWEST FLORIDA, LLC: OTERO ENTERPRISES OF SOUTHWEST FLORIDA, LLC, a Florida limited liability company: By: ~ ~vanni Otero.! ~nager Date: <~/tJ. , f(~IMh.dJ;. ~ __ Printed Name:t'If'/.5rrAl€' ':;T/J~'<::J=, ~.):~~~ By: Osvaldo F. Otero, Manager Date: Printed Name: Printed Name: '...I STATE OF rl- COUNTY OF ('..t;u/ ElL The foregoing instrument was acknowledged before me this ( I r:l day of \SEPTEm~~ ,2008, by Yhovanni Otero, as Manager/Managing Member of Otero Enterprises of Southwest Florida, LLC, a Florida limited liability comp~ny, who is ~) personally known to me or has ( .........) provided Ei (lRI refS LICElVJ:E;;' as identification. , ........~ KlUSMEST.~ ~ Jd:t ~ CQ' COt.!MISSION t 00742902 - - fo( ; - ~XPIRES:Oece<rI>erlUI11 NotarY Public ,!ignature..1' (SEAL) ~,.,., _nw-.y''''''- fr/lfISTINf:= ST. Tlt;;Je,er;;;- Rr". _ Notary Public Printed Name My Commission Expires: STATE OF COUNTY OF The foregoing instrument was acknowledged before me this day of , 200B, by Osvaldo F, Otero, as Manager/MaiJaging Member of Otero Enterprises of Southwest Florida, LLC, a Florida limited liability company, who is ~) personally known to me or has ~) provided as identification. Notary Public Signature (SEAL) Notary Public Printed Name My Commission Expires: '...I QBACTIVEI6449001./ 21 45 \.; ~ ~ Witnesses as to OTERO ENTERPRISES OF SOUTHWEST FLORIDA, LLC: Printed Name: Printed Name: KiJ;,. A1ka,~i'" Printed Name: ~~ STATE OF COUNTY OF OTERO ENTERPRISES OF SOUTHWEST FLORIDA, LLC, a Florida limited liability company: By: Yhovanni Otero, Manager Date: :1 By:t vOL aldo F. oZro,~anager Date: ~ j 9 The foregoing instrument was acknowledged before me this day of , 2008, by Yhovanni Otero, as Manager/Managing Member of Otero Enterprises of Southwest Florida, LLC, a Florida limited liability company, who is (_) personally known to me or has (-> provided as identification. (SEAL) STATE OF ~....., .:["6/u<<r COUNTY OF t:sft:'I<. Notary Public Signature Notary Public Printed Name My Commission Expires: The foregoing instrument was acknowledged before me this ,. 7 day of ApI/., t... , 2001. by Osvaldo F,Otero, as Manager/Managing Member of Otero Enterprises of Southwest Florida, LLC, a Florida limited liability company, who is (_) personally known to me or has (.2....) provided ';>/2.1 t.J U:.1 ltc -.,u,$.. as identificaf (SEAL) QBACTIV-b0449111l!. J Notary Public Signature Notary Public Printed Name My Commission Expires: RIChard J. Monzo '.."., Notary Public of New Jersey My Commission expires 2-2B-2010 21 46 v \wi \,.I Witnesses as to OSVALDO OTERO: 0,- ,.,L '''' '>\.,t,,-l,. !'V\..:.L (. L'\&t J.... STATE OF ~~Id :Je,esf.&( COUNTY OF ~(i;'S ~K. The foregoing instrument was acknowledged before me this 17 day of Ap/J., '- , 20ot, by Osvaldo Otero, who is L-) personally known to me or has LK-) provided pq'lI ' celoJ as identification. Notary Publi ignature (SEAL) Notary Public Printed Name My Commission Expires: Richard J. Monzo ~ Notary Public of New Jersey My Commission explrall2-2B-2010 (lBr\CTIVL'{144'IO(11.1 22 47 J v I ~ DE P^'{t9~~9tN INDIVIDUAL PROPERTY OWNERS Exhibit l( - Authorization & Agref'l11ents wv\./w.cl ('l V j cl so n engi ne eri ng.co m BIG CORKSCREW ISLAND FIRE CONTROL & RESCUE DIST 13240 ImmokaJee Road Naples, Florida 34120 Administration (239) 455-1204 Fax (239) 455-6497 Prevention (239) 348-8006 Fax (239) 348-8007 ~b..\p.r ~L 20~ Mr, John P. Sullivan Emergent Development Group II, LLC 3055 Terramar Drive Naples, FL 34119 Via: E-mail Jack Sullivan (emergentgroup I@yahoo,com) Re: Limited and Revocable Authorization Dear Mr. Sullivan: It is the District's understanding that in connection with the Collier County's planned expansion of the intersection at Immokalee Road and Randall Boulevard and widening of Randall may necessitate relocation of the District's existing Fire Station #10 and administrative facilities ("District Facilities") to provide additional right of way for these road improvements. It is also the District's understanding that Emergent Development Group, Inc, and Emergent Development Group II, LLC (collectively "Emergent") has filed an application to amend the County's Growth Management Plan ("GMP") to add property to the existing Randall Boulevard Commercial Subdistrict, Petition No, CP-2008-2, You have initiated discussions with the Florida Division of Forestry, the County's Transportation, Real Property and Emergency Management staff, and the District concerning the possibility of providing land for the Forestry Division and District Facilities relocations, in exchange for the land which currently houses the Forestry Division and District Facilities. Discussions and negotiations concerning a land swap involving the State, the three agencies of the County, and the District will take some time to determine if it is in the State's, the County's, and District's best interests and upon what terms to enter into a land swap, In light of the deadline for adding property to your pending application and the time it will take to determine if any agreement as discussed above is in the best interest of the District, this letter shall serve to authorize you to add the District Facilities property and the abutting property which are described in the attached Exhibit "A" to your pending application. This 585085 v_02 \ 120154,0001 48 Authorization is revocable at any time prior to final adoption (if adopted) of the GMP Amendment by providing written notice by mail or e-mail to your address above. By your acceptance of or reliance upon this Authorization, Emergent undertakes timely to keep the District fully informed of any and all developments in the GMP process that affects or concerns the land on which District Facilities are located and the abutting property which are described in the attached Exhibit "A" ("Affected Land") and to provide the District with copies of all documentation comprising any part of the GMP affecting or conceming the Affected Land in time sufficient for the District to review prior to such documentation's submission to any land use governmental authority, Emergent may employ such consultants as you deem necessary and shall be responsible for any and all costs, fees and other expenses related to the application. This authorization includes permission for Emergent and its agents and consultants to enter upon the District's property for the purposes of studies, tests and inspection ("Emergent's Due Diligence") but only without any interference to the activities of the District By your acceptance of or reliance upon this Authorization, Emergent undertakes to indemnify and hold the District harmless from and against any loss or damage sustained by the District as a result of Emergent's Due Diligence and from and against any third party claims of loss or damage resulting in any way from Emergent or Emergent's agents' or consultants' presence or activities on or upon Affected Land. Emergent may not bind the District with any commitments relative to the Affected Land without the consent of the District or the District's agent from time-to-time so designated. Sincerely, Big Corkscrew Island Fire and Rescue District a~L, [NOTARY ACKNOWLEDGMENT BLOCK TO FOLLOW ON NEXT PAGES] 585085 v~02 \ 120154.0001 49 STATE OF FLORlDA ) )ss: COUNTY OF COLLIER ) CThe foreg9\r'g instrument was acknowledged before me this / [) day of ~ky: 2009, by ''--(is c.;:.y(;19 'g Corkscrew Island Fire Control & Rescue District, Collier County, FL, who i personally known to me r has produced as identification. NOTARY SEAL 11OTA'RYPUBUC,STATE OF FLORIDA """""""" MJOiEill N, J1UDDLESn N ~ ~ JComIIlissio~ #DD58%,iG "" ,." ExpIres: AtG, 28, 20JO BOhiJ'ffi THRU ATl.A."lnc BO~DING co" INC. Lf<<xLff!e /t~ NOfi1r~(k AI ;...kuJd~4u1 1)t~~q~5 0 ??/.fl.?/IO Commission No. Expiration Date 585085 v_02 \ 120154,0001 50 ," :,:~Et~ Pt>,{IR~.<i~ : s:~ 1"'0 n ft...e.o._..'" ::"..::~:::: 11ds 1lJarrantv Iltrd. ,\I...lc II." 27th.~..,...I.:J\JfIt! \XR'IWG.~,allllCrl.alo>>n ,\. I'. III 66 ~1 1....."MII.,. ,...11"' .,,~ "'''''...... ,~ ~ ~ .. 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IIoIElttn' c&I\TlrY....,... 11010 ~or...left< _," o/fIn< ~~Ir ...\IoOI'1nd 10.\00 ..... .1-"1....1. ,he CoP... .,........w.. ool.. _1toIpI....~ ra-1Ir _PI'"'""" D;XIilldG\.CI:llI"Ul.l'I~1IlBTl ,~ ... ~ .. b, f),.,....- ~.....- 10 .001 _ _..WI! Ih. """""""'~..... ~~....._... he .........1""',_. 1I'~.....),od.oololfl<lol.....'"....~I)"..d ~.......... oI...,....1t1...h ~'1.t{.do'oI , .' .~"... ,A.tl.lJ~~ . " , ", ",. ,r: , "., "-~,,,-,-t;;~k..-;n;j.-' 'Jli~ /11IIrU11ItfI/ I"'''''~'' ifiq lilairilbIi..w. ....... .IJJ,.>., QIOl:Pc.rmsn ........M.~ flUS loth. }MInI)e IIlcrtn EDrt-NllPl-. Fla. 33!l!l~ .~~r;,;'" ....':,:..',.,... -7 ._.__",-"-",,r Exhibit" A" Page 1 of 2 Exhibit) .. Property Deeds 2 ,/\,lVI/V\!, d avi d so n en gi n eerin g. com 50A ,-' (~' ' :i::ilJ ~~ i " " , . h~ ~~! ., . , ~~lt ~Ii ~i - ,. r . . ' .; '" 111ft I ~Iil il~ 11~ . . } 1 i ,I. 'I ~ I , I . ~~~! I~i )i I~~ ~ , , ., t'l 'II IS 1 , I I , , !~flf i~ III iSi I . , . . I!' :!,o ~, :. I ( ~g ~ I ~ ~a~ ,-- ~ J - --- -~ , (' ~.- ~ 0) I- I- 10 !J~ _ _ J ~ L J ~ ~' S 5! '!J'ITil ~~t~=- i\ E!S ill IV' IHtI1lUS - ,..m r.uMfl~. It J:~>>ir - - I (j -- - .':0 >>',. ~ ~ . ~ 8D I:'; !~.. I I ! I a~ ~ I I- fij'~ I I- ill ,; i~1 18 ~ t~L~ B I ~ t; I 6 I ~~, ~~I t; ~ I ~ ~ I ~~ I~Q ~ ~ i i . ,:s1O s~ :::;::: :J:t:r:., ~~.r 'I\lWIQ i9'- ,.. --- CUfWNJ . s~ ~ E~ () ;--r t---l~I-- h- I.> ~~ "bit,"A" Page 2 of 2 ~ III I I ~ l- I.> ~ 50B Big Corkscrew Island Fire Control and Rescue District Resolution 09-03 NOW THEREFORE BE IT RESOLVED, that the District hereby empowers, authorizes, and directs the District's Chairman, Vice Chairman and/or Secretary/Treasurer to execute and deliver for and on the District's behalf, all legal or necessary documents, and with such further and additional terms and conditions as shall be approved by such Chairman and Secretary, such approval to be evidenced by the Chairman's and Secretary's execution and delivery of such instrument incorporating such terms and conditions, A copy of this Resolution shall be attached as Exhibit "A" to any document signed by other than the Chairman of the Board. an, Chrisopher 1. Crossan /:~~ Secretary/Treasurer, Ramon E1iseo Chao S&SFQrm Nl>I'ID81.doI Rev.2--<Xl Page 1 of2 50C CERTIFICATE AS TO ADOPTION OF RESOLUTION I, THE UNDERSIGNED, hereby certify that I am the duly acting and appointed District Chairman of the BIG CORKSCREW ISLAND FIRE CONTROL AND RESCUE DISTRICT (the "District") and am authorized to give this certificate on the District's behalf, I further certify that a public meeting of the Board of Commissioners of the District was held on JULY 14. 2009, at which a quorum of the commissioners was present and in attendance and for which proper notice was given. I further certify that at said meeting Resolution 09-03, true, correct and a complete copy of which is attached hereto as Annex "A," was adopted by unanimous vote of the commissioners of the District on the District's behalf; and that such resolution is now and continues to be in full force and effect. I further certify that the District's seal is as affixed hereto. ~ ~ESS WHEREOF, I have hereunto set my hand, as of the I: day of y ,20cfL, U1~~ ;Vi jJ A/)1~ District Chairman STATE OF FLORIDA COUNTY OF COLLIER ~ BEFORE ME, the undersigned authority, pers(!llY appeared . t.J '?0mt5YYJt\N , the duly appointed and elected nri1Il'1I:';'jinn""rd1Q'(I\~11... of the BIG CORKSCREW ISLAND FIRE CONTROL AND RESCUE DISTRICT, who, first being dilly sworn by me, deposes and says the statements contained in the CERTIFICATE AS TO ADOPTION OF RESOLUTION to which this is attached are true, correct, and complete in every respect. n, . ,v. , SWORN TO and subscribed before me, this 14: day of ~' 20~. LfU,{l~ca /L-JJ~, NOTARY PUBLIC My Commission Expires: Please print, type, or stamp notary's name and commission number bel~'y _,I /I ~' I I I I I/es- I { _.L~::1JL2]Llk ~ t:11!m ~D j)S'gqs'50 NOTARY PUBUC,STATE OF FLORIDA ""'''''''~'' MICHEllE N, HUDDLES1U'-/ ~ ~ "jCommission #DD58985rJ ."", ' ".... E,'pires: AUG, 28, 201.0 BodBFJ} TIlRU .!UIANT1C [)Ol\D1NG CO., L~G. S&SFonn Normal,dol J<<:v.2-OO Page 2 of2 500 \....- \... \...- fi\ W Board of Collier County Commissioners Donna Fiala District 1 Frank Halas District 2 Tern Henning District 3 Fred W. Coyle District 4 Jim Coletta District 5 Mr. John P. Sullivan Emergent Development Group II, LLC 3055 Terramar Drive Naples, FL 34119 Dear Mr. Sullivan: It is the County's understanding that in connection with the County's planned expansion of the intersection at Immokalee Road and Randall Boulevard and widening of Randall that there may be a need to relocate the State Division of Forestry building that is on County property to provide additional right of way for these road improvements. It is also the County's understanding that Emergent Development Group, Inc. and Emergent Development Group II, LLC (collectively "Emergent") has filed an application to amend the County's Growth Management Plan ("GMP") to add property to the existing Randall Boulevard Commercial Subdistrict, Petition No, CP-2008-2. You have initiated discussions with the County's Transportation, Real Property Management and Emergency Management staff concerning the possibility of providing land for the Forestry Division relocation, in exchange for the land which currently houses the Forestry Division. It is the County's understanding that you have initiated similar discussions with the Big Corkscrew Fire Control District concerning the land on which a District firehouse is cunently located. Discussions and negotiations concerning a land swap involving three agencies of the County and an independent Fire ~t will take some time to determine if it is in the County's best interests and upon what teryz{s to enter into a land swap and the your commitment to develop that property, You have advised that the County's Comprehensive Planning staff has granted an extension to the end of April of its review and submittal deadline for you to add the County's property and any other property to your GMP amendment application, In light of the deadline for adding property to your pending application, and the time it will take to determine if any agreement as discussed above is in the best interest of the County, this letter shall serve to authorize you to add the County-owned property, in which the State's Forestry Division facility is located, to your pending application. This Authorization is rl!Vocable at any time prior to final adoption (if adopted) of the GMP Amendment by providing written notice by mail or e-mail to your address above. Emergent may employ such consultants as you deem necessary and shall be responsible for any and all costs, fees and other expenses related to the application. W. Harmon Turner Building - 33~1 ee.t Tamiemi Trail- Naples, F10ride 34112 . 23~-252.ao97 . FAX 239-252,3602 51 J This authorization includes permission for Emergent and its agents and consultants to enter upon the County's Forestry Division property for the purposes of studies, tests and inspection, with prior approval obtained from the Forestry Division's representative, and without any inlerference to the acti vities of the f orestty Division. Emergent msy not bind the County with respect to any of the matters set forth herein without the express written con5ellt of the Board of County Commissioner following a public hearing. ,,:v:;o 7 BOARD COUNTY COMMISSIONERS, COLLIER COUNTY, FLORIDA ,~ d-'t~ . ~ A legal sufficiency, Jcffre .i I 52 .._,-..,._-~_.__._,~ ...~_.._---,._-"--,." ~ ~ ~ De P^,(Ll?~$t~ CORPORATE PROPERTY OWNERS __,,___._. ..._. _...n .....~_,._ -.-~___.__.. Exhibit K - Allthorization & Agreements \",\vv,:,.d a vi cis onengi neeri ng.c om LIMITED AND REVOCABLE AUTHORIZATION v PAC of Collier, Inc., a Florida corporation ("Owner") as owner of the real property described in Exhibit "A" attached hereto (the "Property") does hereby authorize Emergent Development Group, Inc, and Emergent Development Group II, LLC (collectively "Emergent") to include and add the Property to the previously filed application by Emergent to amend the Collier County Growth Management Plan, Petition No. CP-2008-2 (the "Application"). This authorization includes permission for Emergent and its agents or consultant to enter upon the Property for purposes of studies, tests and inspection but only without any interference to the business of Owner, The Application is to expand the boundaries and permitted land uses of the Randall Boulevard Commercial Subdistrict. This Limited and Revocable Authorization may be revoked by Owner at any time prior to the final adoption (if adopted) of the amendment which is the subject of the Application, which adoption is not expected to occur any earlier than July 2010. Any revocation by Owner shall be in writing and shall be effective when received by Emergent via e-mail, fax, regular mail, overnight mail, or by hand delivery, Emergent shall be solely responsible for the Application and may employ such agents and consultants as it deems necessary. Emergent shall be responsible for any and all costs, fees, and other expenses related to the Application and shall not cause any lien or other encumbrance to be recorded on the Property. v PAC of Collier, Inc. <~ BY~ Maria Cabrera, President State of Florida County of (b\\;(\1 ) )ss. ) The foregoing instrument was acknowledged before me this \ L-\~ day of <~; \ 2009, by Maria Cabrera, as President of PAC of Collier, Inc., a Florida corporation. She ( ) is personally known to me or has (X) produced'" 9 0 identification. ';&.\ , JOSEPH P. LAPORTE, JR. Notary Public, Slate of Florida Commlaslonll 00676t24 My comm, .xpiro. May 20, 2011 [Notary Seal] My Commission Expires: ~I ;}:), ~I \ 584196v_03 \ 120154,0001 v 53 ~ v \wi EXHIBIT "A" THE EAST ONE-HALF (1/2) OF TRACT 54, GOLDEN GATE ESTATES, UNIT 23, ACCORDING TO THE PLAT THEREOF, RECORDED IN PLAT BOOK 7, PAGE 9 AND 10, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA FOLIO NO. 37744040001 54 ARTICLES OF INCORPORATION ~- d.t'!t,\'tt''',>t~ PAC OF CO~~IER, INC. DIV1~~~t!P/'r~~S ~ ~~ ~ _ 9'9 c;YP.Pr~T.4Tt _ J/,., I ' ,,,,rfONS ." 3 p. ... The undersigned associates themselves for the purpose or- ~ng a corporation for profit under Chapter 607, Florida statutes, and certify as follows: 1. NAME: The name of the Corporation is PAC OF COLLIER, INC. II. TERM: The corporation 14, 1999. The term of existence of the Corporation is perpetual. shall be deemed to have commenced its existence on JANUARY III. PURPOSE: The corporation is organized for the purpose of owning, operating, governing, administering and managing any legal business including but not limited to retail and wholesale sales, rental property, and any other legal business and to exercise all powers and discharge all responsibilities granted to it as a corporation under the laws of the state of Florida and these Articles of Incorporation and the laws of the United States. IV. POWERS: The powers of the Corporation shall include and be governed by the following provisions: ~ 1. The corporation shall have all of the common law and statutory powers of a corporation for profit which are not in conflict with the terms of these Articles, and in addition, all the powers conferred by the Florida General Corporation Act upon a corporation. 2. The corporation shall have all of the necessary to implement the powers of the corporation, limited to: powers reasonably including but not a. To have perpetual succession by its corporate name. b. To have a corporate seal, which may be altered at pleasure, and to use the same by causing it, or a facsimile thereof, to be impressed, affixed, or in any other manner reproduced. . c. To purchase, take, receive, lease or otherwise acquire, own, hold, improve, use, and otherwise deal in and with real or personal property or any interest therein, whenever situated. d. To sell, convey, mortgage, pledge, create a security interest in, lease, exchange, transfer, and otherwise dispose of all or any part of this property and assets. e. To lend money to, and use its credit to assist its officers and employees whenever, in the judgment of the directors of the corporation, such loan, guaranty, or assistance may reasonably be expected to benefit the corporation. The loan, guaranty, or other assistance may be, with .i 1 --- ---------- ---- ~-------_._--- 55 or without interest and may be unsecured or secured in such manner as the ... ..Jx>ard of directors shall approve, including, without limitation, a pledge of ~shares of stock of the corporation. f. To purchase, take, receive, subscribe for, or otherwise acquire, own, hold, vote, use, employ, sell, mortgage, lend, pledge, or otherwise dispose of, and otherwise use and deal in and wi th, shares or other interests in, or obligations of, other domestic or foreign corporation, associates, partnerships, or individuals, or direct or indirect obligations of the United states or of any other government, state, territory, governmental district, or municipality or of any instrumentality thereof. g. To make contracts and guarantees and incur liabilities, borrow money at such rates of interest as the corporation may determine, issue its notes, bonds and other obligations, and secure any of its obligations by mortgage ,or pledge of all of any of its property, franchises, and income. h. To lend money for its corporate purposes, invest and reinvest its funds, and take and hold real and personal property as security for the payment of funds so loaned or invested. i . To conduct its business, carry on its operation, and have offices and exercise the powers granted by this act within or without the state of Florida. j. To elect or appoint officers and agents of the corporation and define their duties and fix their compensation. k. To sue or be sued in its corporate name. 1. To make and alter bylaws not inconsistent with these Articles of Incorporation or with the laws of the state of Florida, for the ~administration and regulation of the affairs of the corporation. m. To make donations for the public welfare or for charitable, scientific, or educational purposes. n. To transact any lawful business which the board of directors shall find will be in aid of governmental pOlicy. o. To pay pensions and establish pension plans, profit sharing plans, stock bonus plans, stock option plans, and other incentive plans for any or all of its directors, officer and employees and for any or all of the directors, officers, and employees of its subsidiaries. p. To be a promoter, incorporator, general partner, limi tad partner, member, associate, or manager of any corporation, partnership, limited partnership, joint venture, trust, or other enterprise. V. CAPITAL STOCK: The aggregate number of shares which the corporation has authority to issue is 7500 shares, all of which shall be common stock having a par value of $1.00 each. The consideration for the issuance of share may be paid, in whole or in part, in cash or other property, tangible or intangible, or in labor or services actually performed for the corporation. """ 2 56 VI. INITIAL REGISTERED OFFICE, INITIAL AGENT, PRINCIPAL OFFICE, AND ~\.CCEPTANCE OF REGISTERED AGENT: The initial registered agent office i's 1802 40th street SW - Naples, FL 34116-6000 and the name of its initial registered agent is Armando Cabrera. The initial principal office (and mailing address) of the corporation is 1802 40th Street SW - Naples, FL 34116-6000. The undersigned, Armando Cabrera, by signing these Articles, accepts the appointment as initial registered agent, and affirms that he is familiar with, and accepts the obligation of that position. VII. MANAGEMENT OF THE AFFAIRS OF THE CORPORATION-OFFICERS: The affairs of this corporation shall be managed by its officers, subject, however, to the directions of the Board of Directors, except to the extent that the Directors shall have delegated the responsibility for such management under the provisions of these Articles and in accordance with the Bylaws. The officers of this corporation shall consist of a President, a Vice President, SecretarY, and a Treasurer, all of whom shall be elected by the Board of Directors accordi.ng to the Bylaws of this corporation. The Directors may, if they desire, combine the offices of Secretary and Treasurer and, in addi.tion, provide for such other officers, agents, supervisory personnel or employees of the corporation as they shall see fit, none of which need be a member of the corporation. Commencing with the first annual meeting of the Board of Directors subsequent to incorporation, officers will be elected ~annuallY to hold office until the next annual meeting of the board of Directors or until their successors are elected and qualify. The names and addresses of the officers who are to serve until the first election by the Board of Directors are: NAME: ADDRESS: !?OSITION: MARIA CABRERA 1802 40th street SW NAPLES, FL 34116 PRESIDENT JOSE A. CABRERA 1802 40th Street SW NAPLES, FL 34116 TREASURER, SECRETARY, VICE li'RESIDENT ~ 3 57 VIII.' DlRECTOR(S): There shall be TWO (2) director(s) of the ~. ~orporation. The name(s) and address(es) of the initial board of director(s) ~whO shall serve until the first eleotion are: NAME: ADDRESS: MARIA CABRERA 1802 40th Street SW NAPLES, FL 34116 JOSE A. CABRERA 1802 40th Street SW NAPLES, FL 34116 IX. REMOVAL OF OFFICERS AND DIRECTORS: The officers and directors may be removed prior to the expiration of their terms in accordance with the provisions of the Florida law applicable to corporations for profit, which provisions shall control; however, if there shall not be applicable controlling provisions of law for the removal of officers or of directors, then the following shall apply: Any officer may be removed prior to the expiration of his term of office in the manner provided hereinafter, or in such manner as provided by the Bylaws. Any officer may also be removed for cause by a two-thirds (%) vote of the full Board of Directors at a meeting of Directors called at least in part for the purpose of considering such removal. Any director of this corporation may be removed with or without cause, and for any reason, upon a petition in writing of a majority of the V stockholders of this corporation approved at a meeting of the stockholders called, at least in part, for this purpose, by a two-thirds (%) vote of the stockholders. The petition calling for the removal of such director shall set forth a time and place for the meeting of stockholders, and notice shall be given to all members of such special meeting of the stockholders at least ten (10) days prior to such meeting in the manner provided in the Bylaws for the giving of notices of special meetings. At any such meeting the director whose removal is sought shall be given the opportunity to be heard. X: INDEMNIFICATION OF OFFICERS AND DIRECTORS: Every director and every officer of the corporation shall be indemnified by the CQrporation against all liabiliq and expenses, including counsel fees, reasonably incurred by or imposed upon him in connection with any proceedings to which he may be a party, or in which he may become involved, by reason of his being or having been an officer or director of the corporation, whether or not he is a director or officer at the time such liability or expenses are incurred, except in such cases wherein the director or officer is adjudged guilty of willful misfeasance or malfeasance in the performance of his duties; provided that in the event of any claim for reimbursement or indemnification hereunder based upon a settlement by the director or officer, seeking such reimbursement or indemnification, the indemnification shall apply only if the Board of 4 '-'" 58 _, Directors approves such settlement and reimbursement as being in the interest l. ~f the corporation. The foregoing rights of indemnification shall be in ~addition to and not exclusive of all other rights to which such directors of officers may be entitled. XI. INCORPORATOR(S): The names and addresses of the incorporator (s) are: NAME: ADDRESS: JOSE A. CABRERA 1802 40th Street SW NAPLES, FL 34116 XII. CONTRACTUAL RELATIONS: In the absence of fraud, no contract or other transaction between this corporation and any other person, fil:Ill, association, corporation or partnership shall be affected or invalidated by the fact that any officer or director of this corporation is pecuniarily or otherwise interested in, or is a director, member or officer of any such firm, association corporation or partnership, or is a party to or is pecuniarily or otherwise interested in such contract or other transaction, or is in any way connected with any person, fil:Ill, association, corporation, or partnership, that is interested therein, pecuniarily or otherwise. Any director may vote and be counted in determining the existence of a quorum at any meeting of the Board of Directors of this corporation for the purpose of authorizing such contract or transaction with like force and effect as if he .. "or she were not so interested, or were not a director, member or officer of ~ such other firm, association, corporation or partnership, providing that such director shall have disclosed to all other directors at or before the meeting, or all other directors shall otherwise know the facts of such relationship or inter,ests of ,the director. In any and all events, a contract or transaction which is fair and reasonable as to this corporation at the time it is authorized by the board shall nevertheless be enforceable and neither void nor voidable. XIII. BYLAWS: The original Bylaws of this corporation shall be adopted by a majority vote of the Directors of the corporation. The Bylaws of this corporation may be amended, altered or rescinded by the Board of Directors only in the manner provided for in the Bylaws. XIV. AMENDMENT OF ARTICLES: If the provisions of statutory law of the State of Florida applicable to this corporation shall provide an exclusive method or methods for the amendment of these Articles inconsistent with the provision hereinafter set forth, then the provisions of such law applicable to this corporation for the amendment of these Articles shall apply. Otherwise, when the provisions of statutory law applicable to the amendment of these Articles are not exclusive or permit amendment by a process or processes set forth in the Articles, then these Articles of Incorporation may be amended from time to time by resolution adopted by a majority of the Board 5 ~ 59 of DiTectors at any meeting of all the Directors of the corporation called, a-t least in part, to consider such amendment at "which all of the directors are present. If law permits, the amendatory methods set forth in this Article shall be exclusive me~hods for amending these Articles of Incorporation. v IN WITNESS WHEREOF, the undersigned incorporators have executed these Articles of Incorporation on the 11th day of January, 1999. ~tE~ JO A. CABRERA STATE OF FLORIDA COUNTY OF COLLIER ACKNOWLEDGED before me by JOSE A. CABRERA, who acknowledged this document on January 11th, 1999 and who is personally known to me. (SEAL) "'::-. Jose M Bona *~*MiC_CC78753ll e. Explroo Augusll0. 2IlO2 EXPIRES: v 6 '-" 60 \...- CERTIFICATE OF DESIGNATION OF REGISTERED AGENT/REGISTERED OFFICE PURSUANT TO THE PROVISIONS OF SECTION 607.0501 or 617-0501, FLORIDA STATUTES, THE UNDERSIGNED CORPORATION, ORGANIZED UNDER THE LAWS OF THE STATE OF FLORIDA, SUBMITS THE FOLLOWING STATEMENT IN DESIGNATING THE REGISTERED OFFICE/REGISTERED AGENT, IN THE STATE OF FLORIDA. 2. The name and address of the registered agent and office is: a Y,<Jl ';;,~ 1}, ~~ o.~ ~ .......':.,AA\ ~ '*'~? ".<:r:<l ~ "~.q"O ...0... 'c..~ "">' c.."7 ~'.:-' '" c.? "ct' <G- 'fp 1. The name ofthe corporation is: PAC OF COLLIER, INC. \...- 0' osG ,Armando Cabrera 180240th Street SW NaDles. FL 34116-6000 Having been named as registered agent and to accept service of process for the above slated corporation at the place designated in this certificate, I hereby accept the appointment as registered agent and agree to act In this capacity. I further agree to comply with the provisions of all statutes relating to the proper and complete performance of my duties, and I am familiar with and accept the obligations of my position as registered agent. ~# e-~~t: , , (Signature) r)';'5 , (Date) DIVISION OF CORPORATIONS, P.O. BOX 6327, TALLAHASSEE, FL 32314 ~ 61 of Directors at any meeting of all the Directors of the corporation called, a~ least in part, to consider such amendment at 'which all of the directors are present. If law permits, the amendatory methods set forth in this Article shall be exclusive methods for amending these Articles of Incorporation. v IN WITNESS WHEREOF, the undersigned incorporators have executed these Articles of Incorporation on the 11th day of January, 1999. ~ t:Z ~~- JO A. CABRERA STATE OF FLORIDA COUNTY OF COLLIER ACKNOWLEDGED before me by JOSE A. CABRERA, who acknowledged this document on January 11th, 1999 and who is personally known to me. (SEAL) #,"'" ~ Jose M 80m> *~*My C_CC7ll7lI38 ,~ ExpiIIs Auguol10. 2lI02 EXPIRES: v 6 ~ 60 \..; ~ ~ CERTIFICATE OF DESIGNATION OF REGISTERED AGENT/REGISTERED OFFICE PURSUANT TO THE PROVISIONS OF SECTION 607.0501 or 617-0501, FLORIDA STATUTES, THE UNDERSIGNED CORPORATION, ORGANIZED UNDER THE LAWS OF THE STATE OF FLORIDA, SUBMITS THE FOLLOWING STATEMENT IN DESIGNATING THE REGISTERED OFFICE/REGISTERED AGENT, IN THE STATE OF FLORIDA. 1. The name of the corporation is: PAC OF COLLIER, INC. a >-:-U! ';;:~ fs, ~9.1 o.~ c....-: ......',;,AA\ ~ '*-~? _ ,.,"<':r;<) ,",:,' ',~ aO ........ ~.....\'\ ..0-'7 c~~ ,-- '<1 r~ L' ,;.<"" ~ -z,\-- ,<\ "1-: v J-. U' 2. The name and address of the registered agent and office is: 0' OS~ ,Armando Cabrera 1802 40th Street SW Naples. FL 34116-6000 Having been named as registered agent and to accept service of process for the above stated corporation at the place designated in this certificate, I hereby accept the appointment as registered agent and agree to act In this capacity. I further agree to comply with the provisions of all statutes relating to the proper and complete performance of my duties, and I am familiar with and accept the obligations of my position as registered agent. ~# e-~e , (Signature) /')'/f7 , (Date) DIVISION OF CORPORATIONS, P.O. BOX 6327, TALLAHASSEE, FL 32314 61 \...- '-' '-' LIMITED AND REVOCABLE AUTHORIZATION Urika Oil, Inc" a Florida corporation ("Owner") os owner of the real property described in Exhibit "A" attached hereto (the "Property") does hereby authorize Emergent Development Group, Inc, and Emergent Development Group II, llC (collectively "Emergent") to include and add the Property to the previously filed application by Emergent to amend the Collier County Growth Management Plan, Petition No. CP-2008-2 (the "Application"). This authorization includes permission for Emergent and its agents or consultant to enter upon the Property for purposes of studies, tests and inspection but only without any interference to the business of Owner. The Application is to expand the boundaries and permitted land uses of the Randall Boulevard Commercial Subdistrict, This Authorization grants Emergent only the authority specifically stated herein and no other authority. At the election of the Owner, it may remove its Property from the Application at any time prior to the final adoption (if adopted) of the amendment which is the subject of the Application, No change may be made in the Application that affects the Property (specifically including, but not limited to, any changes in the access or roadways adjacent to or on the land that is subject to the Application) after the date of execution of this Authorization without the written consent of the Owner. Emergent shall provide the Owner with 15 days advance written notification of any governmental hearings regarding the Application and of any proposed final adoption of the amendment which is the subject of the Application, This limited and Revocable Authorization may be revoked by Owner at any time prior to the final adoption (if adopted) of the amendment which is the subject of the Application, which adoption is not expected to occur any earlier than July 2010. Any revocation by Owner shall be in writing and shall be effective when received by Emergent via e-mail, fax, regular mail, overnight mail, or by hand delivery. Emergent shall be solely responsible for the costs, fees and other expe.nses related to the Application and may employ such agents and consultants as it deems necessary, The content of the Application shall be subject to the approval of the Owner. Emergent shall not cause any lien or other encumbrance to be recorded on the Property, Urika Oil, Inc, (CJ~rate Seal) By: ~_.../~~~/~ Francisco Colasso, Presi ent 62 "-' v '-wi State of Florida ) )ss, ) County of Collier The foregoing instrument was acknowledged before me this 15th day of April, 200j{by Francisco Colasso, as President of Urika Oil, Inc., a Florida corporation, He (vfis personally known to me or has ( ) produced as identification. [Notary Seal] Notary Public ~nature r #- (Print Name: /tWf} N Uffl/ My Commission Expires: iI, 9 ~ /2 'i~.\l\'~> SUSA~AM, SMITH I f.: '\>i CommlsslOl1 DD 835723 ~~ W Expires November 9, 2012 "" "".~ BmdedThnJTl'OY'FllinlnsuranOlllO[l.38S-7019 63 '-' \wi ~ EXHIBIT "A" I.D. 377451 20001 PAGE 1224, PAGE 1226 TRACT 71, GOLDEN GATE ESTATES, UNIT NO. 23, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 7, PAGE 9 & 10, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA LESS AND EXCEPT THAT CERTAIN PARCEL AS DESCRIBED BELOW. PARCEL OF LAND LYING IN THE NORTHEAST QUARTER OF SECTION 27, TOWNSHIP 48 SOUTH, RANGE 27 EAST, COLLIER COUNTY FLORIDA, BEING A PORTION OF GOLDEN GATE ESTATES, UNIT NO. 23, TRACT 71, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 7, PAGES 9 & 10, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA MORE PARTICULARLY DESCRIBED AS FOLLOWS. COMMENCING AT THE CENTER LINE INTERSECTION OF 8TH STREET N.E. AND RANDALL BLVD., PROCEED NORTH 89-40'-50" WEST 2,660.00 TO A POINT; THENCE SOUTH 00-19'-10" FEET WEST 50.00 FEET TO A CONCRETE MONUMENT ON A SOUTHERLY RIGHT-OF-WAY EASEMENT LINE OF RANDALL BLVD. AND THE POINT OF BEGINNING OF THE PARCEL HEREIN DESCRIBED: THENCE LEAVING SAID RIGHT-OF-WAY SOUTH 00-9'-10" WEST 227.00 FEET ALONG THE EAST LINE OF SAID TRACT 71; THENCE NORTH 89-40'-50" WEST 30.00 FEET; THENCE SOUTH 72-19'-10" WEST 126.34 FEET; THENCE ALONG AN ARC OF 12.57 FEET OF A CURVE CONCAVE TO THE RIGHT WITH A RADIUS OF 40.00 FEET; THENCE NORTH 89-40'-50" WEST 26.48 FEET; THENCE NORTH 16-47'-00" WEST 34.00 FEET; THENCE NORTH 00-19'-10" EAST 157,50 FEET; THENCE NORTH 4-59'-10" WEST 70.00 FEET; THENCE NORTH 22-42'-18" WEST 9.02 FEET TO A POINT ON THE SAID SOUTHERLY RIGHT- OF-WAY EASEMENT OF RANDALL BLVD; THENCE ALONG THE SAID RIGHT-OF-WAY SOUTH 89-40'-50" EAST 209,00 FEET TO THE POINT OF THE BEGINNING. SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD; CONTAINING 1.140 ACRES MORE OR LESS. 64 65 66 67 handling of the Property and the Trustee shall have no right or duty in respect to such matters. The .1....../ Beneficiary shall and does hereby indemnity and hold the Trustee harmless from and against all expenses, including attorney's fees, obligations and liabilities which the Trustee may incur or become liable for by virtue of the Beneficiary perfonning the matters set forth herein or by virtue of the fact that the trustee holds legal title to the Property. The Beneficiary shall have the right to execute leases and collect rents in its own name or through its agents. The Beneficiary is not the agent of the Trustee for any purpose whatsoever and does not have any authority whatsoever to contract or to execute leases or to do any other act or in the name of the Trustee or to obligate the Trustee personally or as Trustee. 6. PROTECTION OF TIDRD PARTIES DEALING WITH TRUSTEE. No party dealing with the Trustee in relation to the Property in any manner whatsoever, and (without limiting the foregoing) no party to whom the Property or any part of it or any interest in it shall be conveyed, contracted or sold, leased or mortgaged by the Trustee, shall be obliged a) to see to the application of any purchase money, rent or money borrowed or otherwise advanced on the Property, b) to see that the terms of this Trust Agreement have been complied with, c) to inquire into the authority, necessity or expediency of any act of the Trustee or d) be privileged to inquire into any of the terms of this Trust Agreement. "-' Every deed, mortgage, lease or other instrument executed by the Trustee in relation to the Property shall be conclusive evidence in favor of every person claiming any right, title or interest under the Trust a) that at the time of its delivery the Trust created under this Agreement was in full force and effect; b) that instrument was executed in accordance with the terms and conditions of this Agreement and all its amendments, if any, and is binding upon all Beneficiaries under it; c) that the Trustee was duly authorized and empowered to execute and deliver each such instrument; d) if a conveyance has been made to a successor or successors in trust, that the successor or successors have been appointed property and are vested fully with all the title, estate, rights, powers, duties and obligations ofits, his or their predecessor in trust. 7. TRUST AGREEMENT NOT TO BE RECORDED. This Agreement shall not be placed on record in the county in which the trust property is situated, or elsewhere, but ifit is so recorded, that recording shall not be considered as notice of the rights of any person under this Agreement derogatory to the title or powers of the Trustee. 8. BENEFICIARY CANNOT BIND TRUSTEE FOR PUBLICITY. No Beneficiary shall have the authority to contract for or in the name of the Trustee or any other Beneficiary or to bind the Trustee or any other Beneficiary personally. 9. FORBIDDING USE OF NAME OF TRUSTEE OR OTHER BENEFICIARY. The name of the Trustee shall not be used by the Beneficiary in connection with any advertising or other publicity whatsoever without the written consent of the Trustee. 10. INSURANCE. The Beneficiary shall during the term of this Trust Agreement maintain and purchase at its expense insurance either in the name of the Trustee or showing the Trustee as an 4 '-' 85 \....- v '-i additional insured thereunder with said insurance to protect the Trustee against public liability in the amount of $1,000,000.00 and to protect the Trustee against such other hazards or liabilities as the Trustee may reasonably require and in such amounts as the Trustee may reasonably require. All such insurance shall be written on insurance companies reasonably acceptable to the Trustee. At the request of the Trustee, said policies of insurance shall be delivered to the Trustee or, in lieu thereof, certificates reflecting said coverage shall be delivered to the Trustee. In all events, said policies of insurance and certificates shall contain a provision that thirty (30) days notice shall be given to the Trustee by the insurance company issuing said policies prior to cancellation or termination of said policies of insurance. In the event the Beneficiary fails to make any payment for premiums on said policies of insurance the Trustee may, but is not required to, make said payment and said payment shall be considered an advance made by the Trustee under the provisions of paragraph ] 2 of this Trust Agreement. 11. MULTIPLE BENEFICIARIES. In the event that the term "Beneficiary" as used in this Trust Agreement includes more than one beneficiary, then, in that event, all persons included in the term "Beneficiary" shall be jointly and severally liable for obligations of the Beneficiary under this Trust Agreement. 12. TRUSTEE RESPONSIBILITY TO MAKE ADVANCES OR INCUR OR PAY EXPENSES. The Trustee shall have the right but not the duty, to make any advances or incur or pay any expenses on account of this Trust Agreement or the Property. If the Trustee shall make any such advances or incur or pay any such expenses on account of this Trust Agreement of the Property, or shall incur any expenses by reason of being a party to any litigation in connection with this Trust Agreement or the Property, or if the Trustee shall be compelled to pay money on account of this Trust Agreement or the Property, whether for breach of contract, injury to person or property, taxes of any kind, fines or penalties under any law, or otherwise, in any manner under this Trust Agreement as set forth in paragraph 22 (provided, however, the Trustee shall not be individually liable in any manner under this Trust Agreement as set forth in paragraph 22 hereof the Beneficiary, on demand by the Trustee, shall pay to the Trustee, with interest at the highest rate permitted by law, the amount of all such expenses, advances or payments made by the Trustee, plus all its expenses, including attorneys' fees, incurred by the Trustee in said matters, including attorneys' fees for appeals. The Trustee shall have the right, but not the duty, to employ and consult with attorneys regarding this Trust Agreement and the Property, and any and all costs and expenses incurred by the Trustee by virtue of said employment and consultation shall be deemed to be an advance or expense made or incurred by the Trustee under this paragraph to be paid by the Beneficiary on demand. Any other monies expended by the Trustee under any other provision of this Trust Agreement shall also be deemed to be an advance made by the Trustee under this paragraph 12. The Beneficiary further agrees to indemnity and hold the Trustee harmless of and from any and all expenses, including but not limited to, all costs and attorneys' fees, advances, payments or liabilities incurred by it for any reason whatsoever as a result of this Trust Agreement or the Trustee holding legal title to the Property under this Trust Agreement. The Trustee shall not be obliged to convey, transfer or otherwise deal with the Property or any part of it or to follow any instructions of the Beneficiary unless and until all oftbe payments, advances and expenses made or incurred or paid by the Trustee on account of this Trust Agreement or the Property shall have been paid, with interest at 5 86 v v l..J the rate set forth herein. Further, after making written demand on the Beneficiary to pay to the Trustee all payments, advances and expenses made or incurred by the Trustee on account of this Trust Agreement or the Property, the Trustee shall be entitled to and shall have a lien on the Property to secure all such payments, advances and expenses, together with interest thereon at the rate set forth herein and all costs and expenses, including attorney's fees, which the Trustee may incur or become liable for in collecting said amounts from the Beneficiary. 13. TRUSTEE RESPONSIBILITY WITH RESPECT TO LEGAL PROCEEDINGS. The Trustee shall be under no duty to take any action, to pay any money or to incur any expenses in regard to any legal proceeding involving this Trust Agreement or the Property unless it shall elect, in its absolute discretion, to do so and be furnished with sufficient funds or be indemnified to its satisfaction by the Beneficiary. If the Trustee is served with process or notice oflegal proceedings or of any other matters concerning this Trust Agreement or the Property, the sole duty of the Trustee shall be to forward the process or notice to the Beneficiary as provided in paragraph 30 hereof-, in such case, the Beneficiary may defend said action in the name of the Trustee with counsel reasonably acceptable to the Trustee provided, however, the Trustee may at any time resign as such under this Trust Agreement or personally appear in said proceeding. ]4. RESIGNATION OR DEATH OF TRUSTEE. The Trustee may resign at any time by giving written notice of such intention to resign to the Beneficiary. The resignation shall become effective after the Trustee shall have executed any and all documents furnished to the Trustee by the Beneficiary and satisfactory to the Trustee for execution, which documents shall be for the purpose of conveying to any successor trustee all existing rights of Trustee under this Trust Agreement and the to the Property provided, however, that in all events said resignation shall become effective no later than thirty (30) days after notice of resignation has been delivered to the Beneficiary. If the Trustee is advised in writing by the Beneficiary as to who the successor trustee is to be, the Trustee has the right, but not the duty, to prepare, execute, deliver and/or record any and all documents which are necessary in the absolute discretion of the Trustee to convey or transfer title to the Property to such successor trustee. If notice of the successor trustee is not given to the Trustee in writing within twenty (20) days afternotice of resignation has been delivered to the Beneficiary or jfthe Beneficiary fails to furnish documents satisfactory to the Trustee for execution within twenty (20) days after notice of resignation has been delivered to the Beneficiary, the Trustee may convey title to the Property to the Beneficiary (and ifmore than one then in accordance with the respective interests of the Beneficiary as set forth in paragraph 25 of this Trust Agreement), and the deed of conveyance may be recorded by the Trustee. Notwithstanding the resignation by the Trustee as provided herein, the Beneficiary shall upon such resignation immediately pay to the Trustee all payments, advances or expenses made or incurred by the Trustee in regard to this Trust Agreement or the Property and the Trustee shall continue to have a lien on the Property to secure the payment of such sums as set forth in paragraph 12, which lien the Trustee may evidence by causing to be recorded in the Public Records of Collier County, Florida, a notice of lien specifYing the amount of monies owed to it by the Beneficiary. The Trustee may thereafter enforce its lien against the Property by appropriate judicial proceeding and, in said proceeding, the Trustee shall be entitled to recover from the Beneficiary, and the same shall be a lien on the Property, all its costs and expenses, including attorneys' fees, in such proceeding. In the event that the Trustee is an individual and not a corporation, then, upon the death 6 87 v of the Trustee, the successor trustee shall be the following: Marilyn Johns The recording in the public records of Collier County, Florida, of a death certificate for any trustee under this Trust Agreement shall be deemed to be a conveyance of title to the Property to the successor trustee. 15. AMENDMENT OF TRUST AGREEMENT. This Agreement contains the entire understanding between the parties and may be amended, revoked or terminated only by a written agreement signed by the Trustee and the Beneficiary. 16. FLORIDA LAW GOVERNS. This Agreement shall be construed in accordance with the Laws of the State of Florida. 17. NOTICES. Any notice required to be given by the terms Of this Agreement or by any applicable law by either party shall be in writing and shall be either hand delivered or sent by certified or registered mail, return receipt requested. Each written notice shall be addressed as follows: If to Trustee: ~ Dan Bailey, Esq. 2900 14th Street North #4 Naples, Florida 34103 If to Beneficiary: Timothy J. Cotter 1471 Mandarin Road Naples, Florida 34102 Adell S. Cotter 1471 Mandarin Road Naples, Florida 34102 Either party may, by subsequent written notice, designate a different address for receiving notice. 18. CERTIFIED COPIES SATISFACTORY EVIDENCE. Copies Of this Agreement or any amendment to it, certified by the Trustee to be true and correct, shall be satisfactory evidence of such Agreement for all purposes. 19. SUCCESSORS BOUND BY TillS AGREEMENT. The terms and conditions of this Agreement shall inure to the benefit of personal representatives, successor trustee under it, as well as upon the personal representatives, administrators, heirs, assigns and all other successors in interest of the 7 -.I 88 \."...- Beneficiaries. Every successor trustee shall become fully vested with all the title, estate, rights, powers, trusts and shall be subject to the duties and obligations of its predecessor under this Trust Agreement. The term Trustee shall thereafter mean and refer to said successor trustee. 20. TERM. The term of this Trust Agreement shall be for a period of twenty-one (2]) years from the date of this Trust Agreement, unless sooner tenninated as otherwise provided in this Trust Agreement. Upon expiration of this Trust Agreement the Trustee shall convey the Property to the Beneficiary. v 21. TRUSTEE ACTS ONLY ON WRITTEN AUTHORIZATION. It is agreed by the parties hereto that the Trustee will deal with the property including cash or other assets of any kind which may become subject to this Trust Agreement only when authorized and directed to do so in writing by the Beneficiary. On the written direction of the Beneficiary, the Trustee shall execute deeds for, or mortgages or trust deeds (which may include a waiver'ofthe right of redemption from sale under an order or decree offorec]osure) or execute leases all in regard to the Property or otherwise deal with the title to the Property including cash or other assets subject to this Trust Agreement, provided, however, that in regard to all documents to be executed by the Trustee, said documents shall be prepared by the Beneficiary and furnished to the Trustee with written direction by the Beneficiary to execute and redeliver to the Beneficiary or to any third person or persons. The Trustee shall not under any circumstances be obligated to execute any instrument which may, in the opinion ofthe Trustee, result in personal liability to the Trustee and rather than executing any instruments under this paragraph, the Trustee may resign as Trustee under this Trust Agreement as provided in paragraph] 4 and, in the event the Trustee so resigns, the Trustee shall be under no duty to execute any instruments other than instruments provided in paragraph ]4 regarding conveyance of title to the Property. The Trustee shall not be required to inquire into the propriety of any written direction by the Beneficiary or the authority of the person signing said direction. To the extent the Trustee follows any written direction received from the Beneficiary including, but not limited to, the execution by the Trustee in accordance with written direction of the Beneficiary of any deed or other instrument relating to the Property and delivery of said deed or other instrument in accordance with said written instructions, the Trustee shall have no duty, ]iability or obligation whatsoever and the Beneficiary shall indemnity and hold the Trustee harmless from and against all claims, demands, costs and expenses, including attorneys' fees, losses, liabilities and obligations which the Trustee may pay, incur or sustain by virtue of the Trustee following said written instructions 22. TRUSTEE NOT INDIVIDUALLY LIABLE. The Trustee shall have no individual liability or obligation whatsoever arising from its ownership of or holding legal title to the Property, or with respect to any act done or contract entered into or indebtedness incurred by it in dealing with the Property or in otherwise acting under this Trust Agreement upon the direction of the Beneficiary except only so far as the Property and any trust funds in the actual possession of the Trustee shall be applicable to the payment and discharge of such liability or obligation. By way of illustration and not by way of limitation, the Trustee shall be under no duty whatsoever to execute or enter into any instrument or agreement which does not contain language acceptable to the Trustee providing that the Trustee shall have no personal liability whatsoever and that the liability of the Trustee shall be limited solely to any property that the Trustee holds under this Trust Agreement. 8 ~ 89 \.....t 23. DISCLOSURE OF INTERESTS. The Trustee shall not, without the prior written consent of the Beneficiary, disclose to any person this Trust Agreement or the Beneficiary for whom the Trustee holds title to the Property hereunder, unless compelled to do so by legal process. The Trustee shall not however be responsible under this paragraph for any inadvertent disclosures made by it. 24. TRUSTEE NOT REQUIRED TO GIVE WARRANTY. The Trustee shall not be required to execute any instrument containing covenants of warranty. 25. MULTIPLE BENEFICIARIES. In the event that the term "Beneficiary" as used in this Trust Agreement includes more than one beneficiary, then, in that event, all persons included in the term "Beneficiary" shall be jointly and severally liable for obligations of the Beneficiary under this Trust Agreement. 26. NO TillRD-PARTY BENEFICIARY. This Trust Agreement is solely for the benefit of the parties hereto and no person or persons not a part to this Trust Agreement shall have any rights or privileges under this Trust Agreement either as a third-party heneficiary or otherwise. ~ 27. REVOCA nON AND AMENDMENT. The Beneficiary may, at any time, by written instrument delivered to the Trustee revoke, or with the consent of the Trustee, amend this Trust Agreement. In the case of revocation, the Trustee shall convey title to the Property in accordance with the procedures set forth in paragraph 14 of this Trust Agreement and, in the case of amendment, the Beneficiary shall furnish to the Trustee the written form of said amendment as executed by the Beneficiary. Upon the execution of said amendment by the Trustee, said amendment shall be considered to be an amendment to this Trust Agreement. 28. RESIDENCY OF BENEFICIARY. The Beneficiary represents that it is a citizens of the United States of America. 29. ASSIGNMENT OF BENEFICIAL INTEREST. The Beneficiary may not assign any or all of its interest as Beneficiary under this Trust Agreement unless and until both of the following two (2)conditions have been met: (a) The original or executed duplicate of an assignment subscribed in the presence of two witnesses is delivered to the Trustee and the Trustee has accepted in writing said assignment provided, however, that the Trustee shall be under no duty or obligation whatsoever to so accept any assignment, and the Trustee may in its absolute discretion determine whether or not to accept said assignment and may in its discretion reject said assignment; and (b) The assignee of any beneficial interest agrees in writing to be bound by all the duties and obligations of the Beneficiary under this Trust Agreement including, but not limited to, the duty and obligation to pay to the Trustee all advances and expenses set forth in paragraph 12. Upon the acceptance by the Trustee of an assignment as set forth in subparagraphs (a) and (b) hereof. 9 ~ 90 v ~ -...- the Beneficiary so assigning his interest under this Trust Agreement shall have no further liability or obligation under this Trust Agreement but only for any acts of the Trustee taken or performed after the acceptance by the Trustee of said assignment provided said assignment conveys the entire interest of said assigning Beneficiary under this Trust Agreement. The Beneficiary shall continue to be liable for matters occurring prior to the acceptance by the Trustee of said Assignment. Every assignment of any beneficial interest, the original or duplicates of which shall not have been delivered to and accepted by the Trustee in writing, shall be wholly ineffective as to the Trustee and all subsequent assignees or purchasers without notice. Although the death of the Beneficiary (or anyone of the persons contained in the term Beneficiary if more than.one person signs this Trust Agreement as the Beneficiary) shall not be deemed an assignment of the interest of the Beneficiary under this paragraph (as set forth in paragraph 2 hereof), any assignment of said interest by the personal representative of the Beneficiary shall be deemed to be an assignment under this paragraph 29 subject to required acceptance by the Trustee. 30. INQUIRIES. Written inquiries, legal and other notices, tax statements and all other documents and writings received by the Trustee and relating to this Trust Agreement or the Property shall be sent and forwarded within a reasonable time after receipt by the Trustee to the Beneficiary. 31. MISCELLANEOUS. The captions for the paragraphs contained herein are solely for the convenience of the parties and do not, in themselves, have any legal significance. Time is of the essence of this Trust Agreement. In this Trust Agreement, the plural includes the singular and, vise versa, and masculine, feminine and neuter pronouns and the words 'Trustee" and "Beneficiary" shall each include all genders. This Trust Agreement constitutes the complete agreement between the parties hereto and there are no representations, agreement or understandings other than as set forth herein. IN WITNESS WHEREOF, the Trustee and Beneficiary have executed this Agreement the day and -f)7j~ ~ ~~ ~ Dan Bailey :~me' I/M ~~/YJIJ. ri-- Itness Printed name: ;B~~~J)J !, ~A A",~ 13 r;te &) t~ l!:--.e: --r;;- Nt'. S 50 0 LtI,"Ne-.S.s STATE OF FLORIDA COUNTYOFCOllJER I HEREBY CERTIFY that on this day, before me, an Officer duly authorized in the State aforesaid and in the county aforesaid, to take acknowledgments, personally appeared Dan Bailey who [is personally known to me] OR [has produced as identification] and who executed the foregoing instrument and he acknowledged before me that he executed the same. 10 91 '-" '-i ~ WITNESS my hand and official seal in the County and State last aforesaid this 28th day of April, 2006. e. ~ k?Jt:1A"-;"'~,. 4{.!' - .n ~flINICEE' TOIIIAIIO Not~ Public [N\.1 Mlle...... of FtGltlII 8&I<N'~~ t::-r;;",A-SS.O . . "'C-.&,lttaOoct.ZDIZ C_olOo . DO 144_ -...............,.... 1{jp..m'I'P' t! ~_ J"- Witness 13~~".JIel5- IE. ~"'~S.sO Printed name: Ot~~ CdL", ~.~ Adell S. Cotter, Trustee of the Adell S. Cotter Trust Agreement dated August 10, 1998 -"4 ;? c.~. 7-':<- Timothy J'. Cotter, Trustee of the Timothy J. Cotter Trust Agreement dated August 10, 1998 &--:-o.e. ~ - _J~"- Witness /!!e;< JJ I ~ Iff 7.PH Rs.s.eI Printed name: STATE OF FLORIDA COUNTYOFCOLLIER I HEREBY CERTIFY that on this day, before me, an Officer duly authorized in the State aforesaid and in the county aforesaid, to take acknowledgments, personally appeared Adell S. Cotter and Timothy J Cotter who [is oe...on.lly known to mel OR [has produced as identification] and who executed the foregoing instrument and he acknowledged before me that he executed the same. WITNESS my hand and official seal in the County and State last aforesaid this 28th day of April, 2006. ~ ~ e. I~AAr- Notary Public ~,,- J')S SO 8e.t\,.,;tU5. '-'. ,,'" [NOTARY SEAL] (8 HllIICE E. 1OlIIAIIO -._.....ofPtlilldo . .., _. __ Doc to "12 C 1111100 "DOt44ICII ........- ....,.... 11 92 "-' AMENDMENT TO FLORIDA LAND TRUST AGREEMENTS TillS AMENDMENT TO LAND TRUST AGREEMENT, dated as of the 28th day of March, 2008 entered into by and between Dan Bailey, hereinafter called the "Trustee"; Lisa Aldikacti, hereinafter called the "Successor Trustee"; Adell S. Cotter, Trustee of the Adell S. Cotter Trust Agreement dated August 10, 1998, and Timothy 1. Cotter, Trustee of the Timothy 1. Cotter Trust Agreement dated August 10, I 998,hereinafter called the "Beneficiary", whether one or more, which designation shall include all successors in interest to any beneficiary or beneficiaries: WITNESSETH WHEREAS, the beneficiaries have conveyed or cause to be conveyed to the Trustee, as Trustee under certain land trust agreements, title to property in Collier County, Florida desaibed as follows: ."- 8' 1 - ~. . T ~ -..I . - .. .... - . ft. ___'. . .--.--...- . -_... ... . . - - - -.- . .. --. .- - - '1 - ~ - .. . ~ ~... . - : . - ~ - .. .. . . ., u.. . !: : !II t4L r1 '~. - . . ~ . . .11...1__ _. H~_ IL _ . . - ~ . .- . . . .. - -- 1 I, l .d II.:..L. . , - . -. -- - - . It . HI HI ~ IJ. The West 180 feet of Tract No. 90, Golden Gate Estates, Unit No. 23, according to the plat thereof recorded in Plat Book 7, Page 9, of the Public Records of Collier County, Florid!L Tax ill: 37746840005 A 75% interest in the following: Golden Gate Estates, The West 112, Unit 23, Tract 107, according to the plat thereof recorded in Plat Book 7, Page 9, of the Public Records of Co Iller County, Florida. Tax ill: 37748480104 A 50% interest in the following: 1 93 '-' ~ ~ Golden Gate Estates, The East~ Unit 23, Tract 107, according to the plat thereofrecorded in Plat Book 7, Page 9, of the Public Records of Collier County, Florida. Tu ID: 3748480007 The trust agreement governing this property is know as the Randall Land Trust Agreement. WHEREAS, the beneficiaries have conveyed or cause to be conveyed to the Trustee, as Trustee under certain land trust agreements, title to property in Hendry County, Florida described as follows: . .. -. -- ;; . .,. ~ ~:~~~ M_.l~ --- - ~ . uu 0:--:_::-_' -:~.~rTT~l r'... . .. I . ~ . - -1 . .. . , . TO 0 . _ . - . . - ... ~~~~JJjJ!~R~_~:~:_J" ~: ~. ~ c . . ." . . . . .- - '. " . .. 11 ----. . __W W T .-- -.--- .1 r ...... ..... ...,.... J. ""..... ..... .... I. ,.. - '];I . ... I . , .. II _'W __"_ _.,._ ___1 ~ _... _ . OR J J Ii'_ 1" III )j". , H._:I1._...... _./1.;:' L " '.. 1 . , ... .. '. WHEREAS, the Beneficiaries desire to replace the Trustee under all above named lana trust agreements; and I V<HEREAS, the Trustee desires to resign his position as Trustee under all above named land trust agreements; and WHEREAS, the Beneficiaries desire to appoint a Successor Trustee under alllbove named land trust agreements; and WHEREAS, the Successor Trustee desires to be appointed as trustee and to accept all powers, duties and responsibilities as contained in all the land trust agreements referenced above; NOW, THEREFORE, in consideration of tbe mutual premises berein contained the parties hereto agree as follows: 1. RESIGNATION OF TRUSTEE. Dan Bailey hereby resigns as trustee under all above :2 94 --.---.------- -.--.-----.. '-'---~---~-------.- - --- --- .-----.---. '-' named land trust agreements. 2. SUCCESSOR TRUSTEE. Lisa Aldikacti is hereby appointed as trustee under all above named land trust agreements. 3. All other terms of the lands trusts remain unchanged and in full force and effect. IN WITNESS WHEREOF, the Trustee, Successor Trustee and Beneficiaries have executed this Agreement the day and year ~ written above;;,... ~e~ ./ ,. /~ ~ W!tness t:!44Jt ~ E.::;1:1H4$50 pnnt~am~ J J l1.DJ\B ,Ot., Witness /)~"/'tjPt( B. .sELl.. .\Irinted name: ~~ Dan Bailey Trustee ~TATE OF FLORIDA COUNTYOFCOLLIER f HEREBY CERTIFY that on this day, before me, an Officer duly authorized in the State aforesaid 'and in the county aforesaid, to take acknowledgments, personally appeared Dan.Bailey who ris personally known to me] OR [bas produced as identification] and who executed the foregoing instrument and he acknowledged before me that he executed the same. ~ $ITNESS my hand and official seal in the County and State last aforesaid this 28th day of March, :~. t;, -.r BERNICE E. TOMASSO .,. ,t- e...~ , /"1--~~ MYCOMMlSSJONtDOJ73JJ2 .NotaryPubli=_~"lt ~ e, /p/llR!>50 [NOTARY ..y~""::.3O,_ ~ ~ ./'J AIIcc.(h Is'n 0 ,-d ,)nPd 1\ 13 .Il... ~rii (1 fd L.k JVd;L Witness DEtl\] AE" B. Se-L/... LIS Aldikacti ~ted nmp.e: '8 ~ Successor Trustee 'J'..._,_~_ .-:::::1..- --r-- itness :2 ""..iJ " Ie;::: I r- Printed name: Z/ t/"....fV I e ,- t--' t 4? /I( /I >>0 STATE OF FLORIDA COUNTYOFCOLLIER I HEREBY CERTIFY that on this day, before me, an Officer duly authorized in the State aforesaid and in the county aforesaid, to take acknowledgments, personally appeared Lisa Aldikacti who [is p-ersonally known to me] OR [bas produced as identification] and who executed the foregoing instrument and he acknowledged before me that he executed the same. WITNESS my hand and official seal in the County and State last aforesaid this 28th day of March, 2008. 3 wi 95 ---'-_.,.,-----._--~--.._-_.-.-_._---- -----.- ----.-_. ~ ~~~~ otaryPubli~8V('l'e e. ItPK/'JS.~ j~~ ~~~ Witness/3 e-t'{A/ ( e-It- E I %,If A-s.S 0 Printed name: ~.. n,/iIlJ ,.8 il~t. W!tness f\ t:f rn ~ G . ~e LL.. Pnnted naMe. Q BERNICE E. TOMASSO ~ MYCOMMISBIONIIDDl73112 "..~ EXPIR!S:_30._ ~ 1.-tIlWoNOT.uy Fl Jrb:.ya..c...... Co. ~ [NOTARY SEAL] tldLoA,u~ Adell S. Cotter, Trustee of the Adell S. Cotter Revocable Trust Agreement dated August 10, 1998 Beneficiary STATE OF FLORIDA COUNTYOFCOll1ER I HEREBY CERTIFY that on this day, before me, an Officer duly authorized in the State aforesaid and in the county aforesaid, to take acknowledgments, personally appeared Adell S. Cotter who [is personally known to me] OR [has produced as identification] and who executed the foregoing instrument and he acknowledged before me that he executed the same. WITNESS my hand and official seal in the County and State last aforesaid this 28th day of March, 2008. -., . t..~ NotarY Public I! (UJ I .. . I'm/I-f.'5i:) i3~,:..~,~. /~ Witness BEE ~ l ~ t;. '1#;>MA">$." Printed name: ..e"'''''' BERNICE E. TOMASSO ~ MY COMMISSION # DDl711 12 "..:P ElCPIRES,_"'.2008 [NOTARYSEAT '._AIIY "--_c. .~ /j c..~ .. Timo .v. Cotter, Trustee of the Timothy J. Cotter Revocable Trust Agreement dated August 10, 1998 Beneficiary 1fJil..1 ~J l3 .,~,.nJ Witness DEt YrlAf 6. ,sELL Printed name: STATE OF FLORIDA COUNTYOFCOLWER I HEREBY CERTIFY that on this day, before me, an Officer duly authorized in the State aforesaid and in the county aforesaid, to take acknowledgments, personally appeared Timothy J. Cotter who IiL I!ersonally known to mel OR [has produced as identification] and who executed the foregoing instrwnent and he acknowledged before me that he executed the same. WITNESS my hand and official seal in the County and State last aforesaid this 28th day of March, 2008. 4 ~ 9~ \.,.; ~ -.., ~~~q.;-~ /!!. --r::::~ otary Pub~ ~ __ ...- t::>c~(l/Ier- {_, (,oNf'rS.s.c) [NOTARY SEAL] "'" BERNICE E. TOMASSO MY COMMISSJON II DD3731 12 '\;w:;' EXPIRE"'_3O,2OOll I.aoo..J..HOrAl't PI. HM)'aa..nr"-aCo. 5 97 "'" '-..I ~ APR-16-2009 04:21P FROM:GRANT E HARRY A OLlVAR Attomey at law 42G S. Arden Blvd. Los Ang$les, CA 90020-4736 (323) 935.9458 6196690140 THE WILLIAM M. GRANT TRUST DEC~RAIION OF TRUST 1999 WILLIAM M. G~, Settlor WILLIAM M. GRANT. Trustee TO: 13212068633 DATE: September 1511999 -1- P.2/19 98 APR-16-2009 04:21P FROM:GRANT E 6196690140 TO: 13212068633 P.3'19 ~ DECLARATION OF TRUST THI$ DECl.ARATION OF TRUST is executed on Ihe date her.in~IQwwrilten by WlLUAM M. GRANT (hereinafter referred to as "Trus1$e"), on behalf of WILLIAM M. GRANT (hereinefter referred to as "Settlor"). Th$ Tru&t created by this document shall be referred to as "THE WILLIAM M. GRANT TRUST." ijECITALS The following facts and allegations are stated by Settlor 10 be true and correct and are agreed l.!pcm by 1he Settlor and the Trustee: ~ Recital A: The SetUor is a single man, having beon divorced, end presently resides In Los Angeles County. California. Settlor has Dne (1) child. belA\) GEORGE GRANT, who is a resid.ant of either Texas or Utah, from whom settlor is ~anged. Settlor has two (2) brothers, ERIC GRANT, who is named as .. benefieiary of the Trust Estate, and IAN GRANT. who is not named as a ben~clary of the TrllSt esta~. In addition, certain nephews and nieces are made specific beneficiaries of ttle Trust Establ. Setttor's companion of many Y$ars, ROSAlIA ("ROSIE") BACON. is also named as a beneficiary of the Trust Estate. Recital B: In order to provide for the financial securlty of the Settlor and the beneficiarle$ named herein, the Settlor has placed in trust WIth the Trl.!stee. without conSideration moving from the Trl.!stee other than the promi"! and agreements contained herein, the ;niti2l1 sum of One Hundred OOllar$ ($100.00), reoel!)t of which the Trustee hereby acknOWledges, and the Settlor haS indicated that the SettlorWiIf transfer tQ the Trust Estate certain other assets Which are de$cribed In $Chedule HA", attaChed hereto and made a part hereof. Reci~1 G: The objective which the S$tt1or wishes to achieve under the. provisions of this inlltrl.!ment is to provide the maximum finanoial ~urity end comfort which can be provIded by the efficient and pruClent management out of the assets transferred to the Tru$'l Estate at thIs time for the beneftt of the Settlor anq the beneficiaries named herein. For the guidance of the Trustee, but in no W$y plaCing any restrictions whatsoever upon the exercise of the discretions and powers ~reinafter vested in the Trustee. the Settlor has stated that the income benefioiaries h$l'Elin are to be the primary beneflciari8$ of this trust during their lifetimes and that they Shall continue after the death of the Settlor to enjoy the same "standard of living" to which they were accustomed to during the lifetime of the Settlor. The interests of all other persons are subordinated to the interes\$ of the incomEt beneficiaries her~in. ~ Recital 0; The Settlor, or any other perllon, may at any time, with the consent 1 99 '-' \.f ~ APR-16-2009 04:21P FROM:GRRNT E 6196690140 TD:13212068633 P.4'19 of the Trustee, by aoy ferm of conveyance, including by Will, add to the Trust estate, or any trust crl~ated herein, additional property, real or personal, whereupQn such additional property shall become and be a part of this Declaration of Trusl the 1.8me as if originally included herein. ReCital E: This instrument is revocable during tM lifetime of the Settlor. The Settlor r$Serves the right and power to alter, amend, modify, or terminate any trust created here1n In whO/II or In part, or as to any of itS terms. While living and competent, the Settlor may, at any time or times, by written instrum.nt signed by the Settlor and delivered to the Trustee, amend any provisions herElOf to the extent as may be acceptable to the Trustee, or revoke thiS Declaration of Trust in whole or. in p<!rt, pr withdnrw all or any of the Trust E.~tej I,lpon indemnifying the Trustee to the Trustee'S satlsfaetion, and l,Jpon payment of all sum due the Trl,l$fee, Upon the death or incapacity (judicially declared) of the Settlor, this DeClaration of Trust shall become irrevocable. If the Settlor revokes this instrument, the Trustee shall deliver promptly to the Settlor, or the designee of the Settlor ell or the designated portion of the trustllssets with an accounting of the TrlJstea's acts since the preceding IIccounting, If the Settlor revokes this instrument entirely or with respect to a major portjQl'll;>f the assets subject to the instrumel"lt, the Trustee shall be entitled to retain sufficient assets reaspnablyto secure payment of liabilities lawfully inClJrrecI by the Trustee in the administrlrtion of the trust, inetl,lding Trusiee's fe!ilS that have been eSrnEld, unless tha Settlor shall indemnify tha Trustee against loss or expert$6. Recltal F: AU property, real or personal, now or hereafter subject: to the terms and prOvisions of thisOeclaration of Trust (including income thereon or increments thereto) is designatl'ld herein as "Trust Estate", and shall be held, administered snd distributed in trust as provided herein. NOW, THEREFORE, In consideration of the covenants herein cont~lned, It Is agreed that the Trustee accepts such rights in and title to Ihe Trusl Estate -a$ arc;! COnveyed or tral"lSferred to the Trustee hereunder, Without liability or respohSi~/ity for the condition or validity of Sl,lch rights or title, and the Trustee will hold, admlnl\9ter and disiribl.lle the Trust Estate, in trust, for the uses and purposes end upon the terms and conditions hereinafter provided. 2 100 ~ ~ ~ APR-16-2009 04:22P FROM:GRANT E 6196690140 TO: 13212068633 ARTICLE I Df$Tf~JBUTION OF INCOME AND PRINCIPAl A. PaYments of Income andPri,,~iDalto the Settlor During the lifetime of the Settlor, the Trustee shall make the'following paymente fromihe Truirt Estalo: . 1. 111e Trust~ shelll pay to or aPply for the benefit of thlt 6ettlor in monthly or other conl/enient installments all of the net Income, It any, from the Trust Estate, unless ttJe Trustee is ottlerwise directed in writing by the Settlor, and so much of the prirn;ipal tnereQf as the Settlor from time to time requests in wrltins. 2. If at any Ums the Settlor shall be unable to ~inist.r in a proper rTlCinner any Piiiyment otherwise due to the SeUlor, or shall be declared incompetent by a court of competent juriSdiction, or should in the judgmeflt ()f the Trustee be I,lnable for any other reason to act on the Settlor's own behalf and the Trustee receives a letter from the Settlors personal physician to that effect, the preceding paragraph $hall not apply: and the Trustee, in the Trustee's discretion, may apply for the benefit 01 such Settlor such amount from the income and principal of the Trust E~e, up to the whole thereOf,as the Trust~ may from time to time deem necess~1'Y or advisable for the support, health, comfort, enjoyment and welfare of such Settlor until the Trustee either obtains the certIfication in writing l>y Settlor's physicirtn that the incapacity is removed and the Settlor is able to manage the Settlor's own affairs, or determines that such is the ease. Any income not dilltributed under either S.etion 1 or Section 2 of this Paragraph A shall be added to prinCipaL In making the determination as to Wl'\ether the Settlor'is able to administer any payments from the Trust Estate In a proper manner, the Trustee shall consult with the Settlor, if possible, with the physician atlendirlg the Settlor, and with the Settlor's attorney. The Trustee may conclusively rely on thEl written medical opinion of Settlor's physician. B. Payment of Expenses of Trust Administration, Funerfll end Lest urness Upon the death of the Settlor, the Trustee may in the Trustee's .discretion, payor reserve sufficient funds to pay all expenses of management and admfnistration -:5 - ART. I, p. 1 P.5/19 101 APR-16-2009 04:22P FROM:GRANT E 6196690140 TO: 13212068633 P.6;19 ~ of the Tru$! Estate for the following year, including the compensation for the Trustee, if any, all of or l1I1y rJ.1lrt of Which may in the discretion of the TllJst88 be charged either to income or principal ()f the Trust Estate, to the extEilnt allowed h~.ft.. In additIon, the Trustee, in the Trustee's discretion, may pay the expense.s of Settlor's last '"nes$ and fune~ end any &51<<1e. inh~itence, elr other d~h ~xes. together wiltl mterest. penalties, costs, Trustee's c;ompensation and attorney's fees, whether attributable to property subject to probate administration or property included in the Trust Estate or to other outside transfers, from either income or principal, unless othQt ade~uate provisions sh$1I have been made therefor. C. At Death. Gel18ral Po~r of AooointmeOl in ~ettlor: ~ If Not Exerciseg. Distribution tp lIIa",e~Bene1icl~rl~ Settlor shall have a general power of appointment over the entire TiuSt Estate, e~rel$Sble on behalf of omt or more person and entlti., Includinlil the Settlor's own estate, as the Settlor shall appoint. The appointment may be made on such terms and conditions, either outright or in trust, as the Settlor shall direQt either by Will Of by a document delivered to and sianed by the trustee. specifically ratam"" to and exercising this genel1:!l power of appOintment. Unless within ninety (90) days after tfle death of the Settlor, the trustee has actual notice of the existence of a Will or Iil probate prpc:eedjng and no written document has been delive~ to the trualeEl, it shall be deemed for all purposes hereunder that such power of appointment wall not exercised (hows.. the provisions Qfthis paragraph shall not affect any legal right which an appointee, or a beneficililry in deflilult of appointment, may have against any distributee who receives distribution pulSuant to the tEirms of thiS Declaration ofTrult). My part of the Trust Estate not effectively appointed by the Settlor in the manner described above shall be distributed as follows: 1. The Tn.r$t~ shall distribute all of the Settlor's Jewelry., clpthing, hOl,lseholc;l fumiture and furnishings; personal a\Jtomobile, and other tangible articl8$ of a pei'\9onal nature. or Sallior's interest in any SUCh property, not othetWise $Pacifically disposed of, together with any insurance on the property, in sl:;COr'danOEl with the Settlor's wishes which will bEl cOntained in a letter delivered to the Trustee prior to the Settlor's death. In the event no lefter can be located, the Tru5tee shall di$tribute whatever personalllems he shall deem proper in his sole discretion. to such beneflCiMies herein or associetes of the Settlor. Any personal possessions not di&tributed shall be sold and the sale proceeds added to the residue of the Trust Estate. ~ -If-- ART. I, p. 2 102 APR-16-2009 04:23P FROM:GRANT E 61966901"10 TO: 13212068633 P.7'19 ~ 2. The TI\.I5btB shall di5lribute Settlor' iii fe5idence located at 102 N. Harvard Blvd., Los Angeles, California 90004. to ROSALIA BACON. If living, and if not, this gift shall lapse. 3. The Trustee shall distribute the sum of One Hundred Thousand DolIsrs(S1 00,000) cash to Settlor's son, GEORGE GRANT, if living. and Jf not. the gift /ilhlilllllilpse. Further. If the Seltlor ;& not abl" to find s.mor's son GEORGE within three (3) )Iears of the death Of Settlor, the Trustee shall distribute Ihls gift, plus any al:;CUlTlulated interest, to ltle residuary beneficiaries of the Trust Eslate, WIlo are named as taking equal stl.ares ofthe ~SidU&. 4. The balance of the Trust Estate shall be distributed in equal shares to the residuery beneficieries /lamed belOW. However. if any residuary benefiCiary does not survive the Seltlor, his or her share shall be distributed as indicated: a. One (1) share to CATHERINE ASPELL, a resident of Bend, Oregon, If 11vI1lQ, and If not. Ihe sum of One Hundred Thou$8ncl Dollars ($100,000) shall be distributed to each of her children, and the balance of the share $hall be distributed pro rata among the named residuary beneficiaries. ~ b. Ol1e (1) share tQ LAURIE EIMANS. a resident of Covlns, Califomia, if living, and If not. the sum of One tiundred Thousand Oolll'lf$ ($100.000) shall be distributed to her husband, and the belenee of the share shall be distributed pro rata among the named residuary beneficiaries. c. One (1) share to CARTER GRANT, a resident of Midlothian, Virginia. if living, and if not, the sum of One Hundred ThQusal1d Dollars ($100.000) shall be distributed 10 each of his children, and the balance of the share shall be distributed pro rata !ilmong tl1e named residuary benefloiaries. d. One (1) share to GLENN E. GRANT, a residant of Naples, Florida, if IIvlng, and If not, the sum of One Hundred Thousand Oollar~ ($100,000) shall be distributed to each of his children. and the balance Of the share $hall be dhstribuled pro rata among the namecl residuary beneficiaries. e. One (1) share to ERIC GRANT, a resident of Jamul, California, if living, and if not, the sum of One Hundred Thousand .!)oUars {$100.000) shall be distributed to his wife TAMMY, if living, and the ball;lnce of the shere shall be distributed pro rata among the named residuary benefICiaries. f. One (1) share to SCOTT GRANT, a resident of'iVine, ~ -;;:- ART. I, p. 3 g'd 9V9UllVC ~z ~ .lNV~f) IAI V>JVIllIM 103 ~ ~ ~ APR-16-2009 04:23P FROM:GRANT E 6196690140 TO: 13212068633 P.8'19 ARTICLE II POWERS AND DISCRETIONS O~ TRUSTe:e To carry out the purpose of any trust crtlilted under this Oeclilration of Trust i1nQ subject to any additions or limitations statal:! elsewhere in this Instrument, 'the Trustee Is vested with the following powers with respect to the Trust Estate and any part of it, In addition to those powers now or hereafter confemld by law: A. General Powers 1. To invest and reinvest the Trust Estate in every kind tlf property, real, personal or mixl!ld, and every Kind .Qf invBStment, specifically includll1g, but not limited to, corporate oblig!\t1ons of every kind, stocks, pre~rred or common, sharea of investlnent trusts, InveStment companies and mlJtual funds, mortgage participations, and life insurance policies Qn the liflO of any benefic;.iary, which pefsonsof prudence, discretIon .snd intelligence aCQwre for their own account, and any common trust fund administered by the corporate Trustee; 2. To continue to hold property I inclUding shares of the c;orporate TOJlitee's own stock, that the Trustee receives or acquires under the peeleration of Trust as long as the Trustee deems advisable; provided, however, that unprOductive or underproductive property shall not be he.ld as an asset of any tri.l$t for more than a reasonable time during the lifetime of any income beneficiary without the consent of said income beneficiary; 3. With respect to securities held in the Trust ~state, 10 haVe all the rights, powers snd privileges of sn owner, including, but not limited to, the power to vote, give proxili!s. and pay aSSeli$lTlents; to participate in voting trusts, poQling agreements, foreclosures, reorganizations, consolidations, mergers, lIQuic!atlonsr sales, and leases, and incident to suth partioipation to depollit s~rities with and transfer title to any protective or other committee on suctl tenns as the Trustee may deem advisable; and to exercise or sell stock subscription ot conversion rights; 4. To hOld securltie$ or other prOPerty in the Trustee's name fl15 Trustel!l under this Declaration of Trust, Of in the Trustee's own name, or in the name of a nominee, Or the Trustee may hold securities unregistered in such conartion that ownership will pass; 5. To manage, control, grant options on, sell (for cash or on deferred payments), convey, eXchange, partlllon. divide. improve and repair trust property; ART. II, p. 1 1 104 RPR-16-2009 04:24P FROM:GRRNT E 6196690140 TO: 13212068633 P.9/19 v 6, To lease trust property for tenns within or beyond the term of the trust for any purpose, incll,ldlng exploration for,ir'!d removal of ge$, oit and other minerals; and to enter into community oilleaslilS, pooling and unitidlion $9fltitment$; 7. To i:>orrow money, and to encumber or hypothecate ttust property by mortgage, deed of trust, pledge or otherwise, including the use of e IT1$rgJn account for purposes of purc::hesing securitle:s; v 8. To carry, at the expense of the trust, Insurance of Sl,Ic;I1 klnos and in Such amounts as the Trustee deems advisable to protect the Trust Estate and tne Trustee against any hazard, and 10 purchSs$llfe. medical. or disability in$Uranee policies on the life of any benefleiElry QT the beneficiary's family and to e~~I$e all rights of ownership and control contained In the said policies; 9. To commence or defend such litigation with respect to the trust or any property of the Trust Estate illS the Trustee mey deem l:ldvi\$8blo, ~t the oxpense of the trusl, and to compromise or othetwise aCljust any claims or litigation against or in favor of the trust. B. Special Powers 1. Except filS otherwise specificelly provided in this Declaration of Trust, the determination ctf $11 matters with respect 10 \\/hat Is principal O!lnd illOOll1$ of the Trust Estate and the apportionment and allocation Qf receipts and expenses between these eecounts $hall be governed by the provisions of the Califomia Revised UnlfC)rm Principal and Income Act from lime to time existing. Ally such malter not provided for either in this jn$lrument or in the California Revilled Uniform Principal and Income Act shall be determined by the Trustee, Ihthe Trustee's discretion, 2. The Tl\lstee shall have the power to purchase bonds and to pay such premiums in connection with the pl,lrchase as the Trustee, In the Trustee's discretion, deems advisable, notw1thstanding the fact that on the respective maturities of the bondS, or on their sale or other disPOSlllon, any loss or gain on the bonds may fall on or inure the principal. In adelman, till;! Tn,lslee shell have the p<>werto purchase bonds at such discount as the Trustee, in the Trustee's discretion, deems advisable. 3. Notwithstanding any other provision in this Declaration Of Trust. the Trustee shall allocate 10 principal all dividends or other payments or distributions made by any corporation or mutual fund that are designated by the corporation or mutual fund as a distribution of capital gains. -....; -y- ART. II, p. 2 105 APR-16-2009 04:24P FROM:GRANT E 6196690140 TO: 13212068633 P .10/19 \....- 4. There need \)e no physical $$gregation or division of the variolols trusts except as segresatlon or division may be required by the terminaUqn of any Of the trusts, but the Trustee shall keep separate accounts for the different undivided interests. ~ 5. In any case in which the Trustee is required. pursuant to the provIsions Of theCeelarllt/on of Trust, to divide any trust property into palts of I5hares for the purpose of any dIVIsIon or partIal or final distribution of the Trust Estate, the Trusiee isauthorj~d, in the Trustee's discretion, to partition, allot, end distribute the Trust Estate in undivided interests or in kind, or partially in mc;mey and partly in kind, at valuatiOl'ls determined by the Trustee, and to sell such property as the Trustee may deem necessary to make division or distribution. In making any division or partial or final distribution of the Trust Estate, the Trustee shall be under no obligation to make a pro rata division, or to distribute the samaassets to beneficilarles similarly slluated; blolt rather, the Trustee may, In the Trustee's dlsCfBtlon, make a nor\'Pl"O rata distribution to su.ch beneficiari$s, as long as the rellpectiye assets allocated to separetelrusts or shares, or distributed to such beneficiaries. have equlvalem or proportionate fair market value. 6. At the time for distribution of any property loInder this Declaration of Trust, the Trustee shall have the power in the Truslee'$ Iiilbsolute discretion to withhold without the payment of interest all or any Part of the dIstrIbution from the person entitled to it. so long as the Trustee shall determine that the property may be subjeCt to conflicting claims, to tax deficiencies, or to liabilities, contingent or otherwise, properly incurred in the administration of the Trust Estate. 7. The Trustee, In the Trustee's discretion, may make payments or other distribution to a minor or any Incompetent person by making payments to the guardian of said beneficiary's person, or to enysuitable person with whom thl;! . beneflc:lary Mslcles, or the Trustee msy apply payments direc\ly for the bef\E!f11 l',lf the benefICiary. HoweVer, the Trustee may not make payment&to a parent for II minor's acrount unless the parent shall fitst agree with the Trustee in writing thln the payments will not be used to discharge the parent's legal obligation to support the minor under the 11iIws of the state of the p.arent's domicile. the Trl,Istee, in the Trustee's discretion, may make payments directly to a minor or incompetent person if In the jlJdgment of the Trustee he is of sufficient age and maturity to spend the money properly. B. Upon the death of any income beneficiary, in the Trustee's discretion, income or prinCipal of the appropriate trust may be used to pay the last illness and funeral expenses, and other obligations incurred for the support of such ~ ART. II, p. 3 -tf- 106 ~ ~ ~ APR-16-2009 04:25P FROM:GRANT E 6196690140 P.ll'19 TO: 13212068633 income beneficiary. 9. The Trustee Is authorized to employ any ClJstodian,investment adviser, attorney, aceQuntant, or any o~ agents to assist thl!l. Trustee in the administration of any trust herein and to rely on the advice given by these agents. Reasonable compensation for all services perfonned by the. agent$ _lUlU be paid from the trust for whIch such saNlcas are pelformed out of lJllhef Income or principal as the Trustee, in the Trustee's discretion. shaIl determIne, and shall not decrease the reasonable compensation to whiCh the Trustee is entitled. 10. The Trustee may, in the Trustee's QiSct8tion, release ()/' restrict the scope Of any power that the Trustee mlilY hold in ocmnecllon wl1h Iilny trust cr~ated under this Declaration of Trust, whether such power is expressly granted in the Declaration of Trust or implied by l~. TI1(: Trustee shell exerc::illl!! his power in a . written in$trumenl executjKI by the Tll.Istee, specifying the powers to be reles.eeI or restricted and the nature Of the restriction. 11. The Trustee is authorized to take any action and to make any election. in the Trustee's discretion, to minimize the tax liabJUties of any trust CIlIated by this Declaration of Trust and of any of its beneficiaries, and the Trustee shalt have the power to allocate the benefits among the variOLls benefici/ilries and to mak, adjustrnentlil in the rights of any beneficiaries, or between thlit income and principal accounts. to compensate for the conseqUfimces of any tax election or sny InvestnlE!1lt or administrative decision that the Trustee believes has had the effect of directly or indirectly preferring one beneficiary or group of beneficiaries ovor othl!lT$. Settlor directs that all Inheritance, estate, or other death taxes that may by reason of Settlor's dCtath be$ttrlbL/tab1e to the Trust Estate or any portion of it, or to any properly or lr:ansfers of properly outside this Declaration of Trust shall be paid by the Trustee and shall be charged agail'1$ttha residue of the Trust Slit. . disposed of by this Oeclaration of trust, withQut adjustment among the (8$ic:l\.lSry beneficieries, and shall nQt be charged against or collected from any beneficiary of the Trust Estate, or from any transferee or beneficiary of any property outside the Trust Estate. 12. The Trustee is authOrized to abandon any property or interest in property belonging 10 any trust when, in the Trustee's discretion, such abllnd~mm.ntls in the best interests of that trust and its beneficiaries. 13. The Tru&tee, in the Tll.Istee's discretion, may lend money to any person, inclUding the probate estate of the Settlor, provided that any such .Ioan shall be ART. U, p. ,4 -Ir::;;;~ 107 RPR-16-2009 04:25P FROM:GRRNT E 6196690140 TO: 13212068633 ~ adequately secured and sh;:J1l bear a rEl,Elsoneble rete of Interest. v 14. After the death of the Settlor, the Trustee may purchase, at market value as of the time of purchase, any sat;urilies or other property tendered to the Trustee by the Executor or Adm.inistrator of the Settlor's ell tete at any time or from time to time. The desirablllty or propriety of the purchase, the amount Of suctl ;issets purchaeed, and tho l!Iscertelnmem of fair Velue $tal! be within the dlSCl1iltlon Clt'the Trustee, and the Trustee shall incur no liability as a result of s!Jch purch.Be or purchases whether or not such B&$ets constitute investments which may legally be made by the Trustee. 15. The Trustee, in the Trustee's discretion, may at such time as may promote the welfare of any trust bl'neficiary deliver to or make available for the use of any Income beneficiary any artie/es of personal. domestic, or household use which are part of the Trust Estate, such asfumiture, ~rnl$hin"$, appUallC$s, books, pictures, silver, china, clothing, jewelry, sporting goods and the like, as W$1I es tlny boat, trailer, or automobile beloneing to such Trvst Elltliltl!!. In lluch event the Trustee mey thereafter carry such property SI: Q trUl:t SQI:8t at a nominal value only, or mlllY consider the same as having been expended for the care, comfOrt. maintenance, education or recreatiOn of the income beneficiary and write off such personal property as an asset of the 1rust. and upon takIng Such se/ion the Tn./stee shalf thereafter be fully di$Charg(id with respect to the values so reduced or written off. It is the Settlor's wish hereby to assure the greatest freedom of us.e of slJCh personal property for the beneflclatles' welfare (without requiring disposal ther&of by slle) arid to eonsider It as expendable for such purpose to the extenllhe Trustee deems advlsable. ~ 16. Settlor alone, as a Trustee, or a majority of the co-Tl'U$tees ottwr than the Settlor. may siQn clleci<s or make withdrawals from trust commerdal or savings account$without Obtaining Ihe signatlJre of any other co-Trustee. Further, Settlor alone,as a Trustee, or the majority of the co- Trllstees, other than the Settlor, mey execute documents, enter into agreements, Bnd otherwis(iacl BS a T11.I5t" herein, without requiring the joint a<:tipn of all of the other Trv5tEles. Anyone may rely upon the declaration of the Settlor, actlng as a Trustee, or the majority of the co- Trustees, to the effect that the Settlor or the TrUstees are acting on behalf of the trust. So long 8S any individ\Jal named herein shall ac::t all III Co-TrlJ~ee of this trust, each individual shllll have the power from time to time to delegate 10 any other Co- Trustee, to any of !he Settlor's ISSLle, or to any third person as teinporaJy Co- Trustee, all or tlny of his powers as Co-Trustee during temporary vacation. or othar lemporeJy absences from the State of California. Thll power of delllQation shall be exercised by delivery by the individual Co-Trustee to every oiher Co- Truatee or to the ART. n, p. 5 -/1- P.12"19 108 ~ -- .., APR-16-2009 04:26P FROM:GRANT E 6196690140 TO: 1321i:!068633 P.13'19 issue of the Settlor appoirnl:ld tOo ac( as a temporary Co- Trustee of wrmen notice specifying thfl powers to bfl dele!;l&tEld; such dlll$Qlltlon shall terminlilte upl',m deliv~ by the indh(lqual Co-Trustee to every other Co.Trustee and to thel$Sue of the Settlor appointed tOo act 0$ tempolllry Co-'Trustelil of written notice of termlnatloh. The individual eo.. Trustee, having delegated such powers, Shall incur no lIabillty to any beneficiary of tI1E! T ru$t Estate with respect to. the administration of the Trust Estate related to such delegations of powers during the period of such delegation. If the individual Trustee is unable to participate in trust ac;tlvities because of ilInes!;, dls!lbilltyor any other rea$On, thE! remaining co-trustee Oor CQ- trustees may, during any such incapaCity, mal<e any and all deCillions regarding me Trust Estate as though the Illmaining CO-Trustee ar C()- Trustees was the s(:lle Trustee hereunder. In determining the disability af the individual Trustee. the remaining co- Trustee Oor co- Trustees may rely on a certificate Oor other written ~tatement from 8 physician who has examined th~ individulill Trustee. In the absence thereof, the rEm1aining cOo.Trustee or co.Trustees shall petltlOon the cOurt having jl.Jrisdiction ofthi5 irust for autherity to proceed as though the ineapaciiatsd T rusies was deceased. If, after consu~alion wl1h es.ch other, the Trusiees shall be unable to agrelil regarding any matter affecting the administration or distribution oflhe Trul;1t Estate, the decision of the settlor. acting as Tl'IJstee,shalJ gal/em. If the Setl.Jor is nQt acting as Trustee, any action taken by a majority of the Trustees shall be binding upon tnE;l Trust Estate. ART. II, p. e .--/,- - 109 \.f ~ ~ APR-16-2009 04:26P FROM:GRANT E 6196690140 TO: 13212068633 ARTICLE III GENERAL PROVISIONS A Spendthrift Clause No Interest In the principal or income Of any trust aeil.ted ul"\d8r this instrumenlshall be anticipated, Buigned. or encumbered, or subjected to: any creditor's claim or to regal process, prior to Its actual receipt by the bene1lclary. B. Rule Aaalns! PerDetuities Unless sooner terminated in accordance with other prOvisions of this Declaration of Trust, all trusts created herein shall termj~te twenty-one (21) ye8T$ after the death of the settlor Bnd of the beneflcleries named in Article I. The principal and undistributed income of a terminatod tnJ$1 .holl be distrlbvted to the then inlXlme tleneficiaries of that trust ih the same proportions thaI the beneficiaries are enlitlEld 10 receive income when the trust terminates. If at the time of such termination the rights to income are not fixed by the terms of the trust, distribution under this clause shall be made, by right of representatIon, to such issue of the Settlor as are then entitled or authori~d. in the Trustee's discretion, to receive income paymenn., or if therB BrfiJ no such issue Of the SeWor, In equal shares to those benefiCiaries who are then entitJed or authorized to receive income payments. C. Exercise of Discretion Where under this Declaration OfTrust the Trustee is granteQ discretion, t~ Trustee'sdiseretion shall be sole and absolute snd sny action taken by the Trustee, or refrained from, in good faith. shall be binding and conclusive upon all persons and corporations interested herein. In the event of any disagreements; to th", admin istration Of the trust among the Trustees. the decision Of Ihe Settlor shall govern. Any Trustee may delegate the duties of the Trustee to a co- Trustee. The Settlor. as Trustee, or any Tru"t~ may write checks or EOOiICUte any document reJafEld to the admilliwlation of the trust. D. Gender and Number: Definitions As \Jsed in Ihis Declaration Of Trust, the m~sculjne, feminine, or neuter gender, and the singular or plural number, shall each b9 deemed to include the othors whenever the context so indicates. The term 'Trustee" as used herein shall be deemed ART. III, p. 1 /5 P.14/19 110 RPR-16-2009 04:27P FROM:GRRNT E 6196690140 TO: 13212068633 ~ and is intended to include any sUCCl;l~lng Trustee. The term "issue" as u$ed herein shall refer to lawful lineal descendants of all degrees, and the terms "child", "children", "grandchildren", "great-grandchildren", and '1ssue" shall includ!!l adopted children who were minors at the date of adoption. E. Headinos The headings In this Instrument are Inserted for ctlnvenlehce of reference and are not to be c:onsidel'$d in c::onstruetion of the provisions hereof. F. Situli and Jurisqictien Any trust herein created may be Iildmlnlstered In any stats of the United States of America. However, thIs trust instrument shall be govemed and interpreted by the laws of the State of California presently in force. In addition, the Superior Court of the State of California in and for the county of residence shall have jurisdIction for all purposes set forth in $ection 17200 of the California Pr4;lbate Code. '-' G. Severabilitv If any provision of this Declaration of Trust is unenforceable, the remaining provisions shall ~ carried into effect. H. Notices Unless the Trustee shall have received aclu$1 written notice of the occurrence of any event affecting the beneficial interests of this Declaration of Trust the Trustee shall net be liable to any beneficlaIy of this Decla/lltion of TrLI$t for distributions in good faith made as though sUCh even! had not occurred. I. Exculoatorv Clause No Trustee shall be liable to any beneficiary under this Declaration of Trust, or to any heir of the Settlor. for any act or default of that Trustee, or Of any other Trustee or any other person, unless resulting from the Tru$lee's own bad faith or gl'(lss negligence. J. Comoensation ofTrustee The Trustee shall be entitled to a reasonable fee as compensatlon for the Trustee's services rendered each year, or a portion of each year. If the Trustee has an ~ ART. Ill. p. 2 Pf P.15/19 111 ~ 'wi -' APR-16-2009 04:27P FROM:GRANT E 6196690140 TO: 13212068633 existing fee schedule, It shall be attached hereto. designated Schedule "B". and hereby is made a part hereof. K. Accountina The Trustee shall. in addition to any accounting requJred under Section 17200 of the California Probate Code, render an accountIng, from time 10 tIme, bIJt nOt less frl1quently than one year after any prior accouniing, regaroing the tran$8ctlol"iS of any trust created by this Declaration of Trust Accountings shall also be rendered by any Trustee within sixty (60) days after Its resignati9n or removal by a court of competl;int jurisdiction. Acc:Quntihgs shall bEl ma~ by delivering a Writlen accbuntlJig to each beneficiaryenlilled to current Income distribl,ltiQn, or, if there are no currant inCOme beneficiaries, 10 each beneficiary entitled to current dl$lTibiJtl<ln out of inborne or principal in the Tl\istee's discretion. The Trt,/5tee shall also detil/sr a written liIccounting to any clilntingerrt beneficililry or remaihdermliln I.lpon written request of such pereon. If any pereon entitled to reoaive an aCCQunting is a minor or Is under iii disability, the accounting sI1s11 be delivered to his parents or the gUltI"dlan of hIs person if he i$ a minor or is under any disalJility. UnlesS any bsneficlaly, including parents, guardians. or COl'lservators of benefjcjlilries, shall deliver a written objectii)n to the Tl\I$tee within ninety (90) days after racaipt of the Trustee's account, the Iilccount shall be final and conclusive in respect to transactions disclosed In the account as to all beneficiaries of the trust, including unborn and unascertl3ined beneficiaries, in respect to transactions disclosed in this account, except fer the Trustee's Intentional wrongdoing or fraud. L. Succes\lor Trustee Upon the death or disability of th$ Settlor, GLENN E. GRANT and fRfC P. GRANT shall act as co- Tn.lst~ herein. In the event either fails to ad, the other shall aet as sole Tn.!stea. In the event l:1oth fail to $ct, each of them shall h.ave the power to nominate a successor to act in his place. Said Trustees shall not be required to verify any accounting or to reoonstrllct an accountin!} related to the administration Of the trust during the time th$t the Sattlor acted as TrulltlHil herein. M. Resionation of Trustee: successor TrustlHil AnY Trustee ml;lY resign from any trust created herein at any time upon giving written nqtice forty-five (45) days btJfQr9 such rBIlignation shall tako off$cllo all income beneficiaries and remaindermen, and to the parents, gUliIrdians, CQnservators, or other fiduciary or fiduciaries of the estates of any minor or inco",!>>tent Pen$ficiaries who may then be receiving or entitled to receive Income hereunder. The resigning ART. III, p, 3 1$- P .16'19 112 APR-16-2009 04:28P FROM:GRANT E 6196690140 TO: 13212068633 P.17/19 ~ ~ Trustee shall have the right to appoint a 5ucceslior Trustee, or the resigning Trustee or the beneficiary of a!'Iy trust may secure the appointment of a SYPCe$Sor Trustee by a court of competent jurisdiction, at the expense at the Trust Estate, if no other S~ssor Trustee is named herein. In additJon, any Trustee may designate III slJCCessor trustee, who shall succeed the deslgnaled Tru$tee upon the death at said Trust9$. The reslgnJnS Trustee, or the personal represe.ntalive of a deceased Trustee, shall transfer to the succeer:jing Trustee the then entire Trust Estate and shall thereupon be dlsd1argsd as Trustee herein, and t/)$ successor Trustee shall assume all Q,bljgatlons Of the resigning or deceased Trustee, whether as a sole Trustee or as a l>>" Tru$e. However, no succ:essor Trustee sllall ba liable for any act, omission, or defaUlt of the pred&cassor Trustee. Unless reque$led in writing within sixty (SO) days of oommencing to C1Ict as Tru$tee, no successor Tr\.lstee shall have any duty to investigate or review any action of the predeC&$sor Trustee, and may accept the accounting records of the predecessor Trustee shoWing assets on hand without further investigation and without ineufring any liability 10 any person claiming or having any interest in the lfl.lsl. N. Qigretionarv Termination If at any time ttte Trustee, in the Trustee's discretion, deems: that the best interests of any income beneficial)', who elso has a remainder intete$t. will be best served by distribution to suoh beneficiary of the entire principal of the share or $ubshsre then held for such beneficiary, due to the small size thereClf Clr for any other T1~aSOn, the Trustee may convey, transfer and pay Ol/er the same to such beneficiary, absolutely free of trust. O. Gy~r9ian or Cons~rv.tor Any elections or action required of the Settlor or of any beneficiary under this Declaration of Trust may be performed by their legally appOinted guardian or conservator. P. No Contest Claull~ If any beneficiary under this Declaration of Trust in any manner, qirectly or indirectly, contests this Declaration of Tfl.Jst or sny of its provi"ons in any 'esal proceeding that is designed to tf'tWBrt the Settlor's Wishes as expressed in this Daclaration ofTrust, any share or interest in the trust estate given to thet contesting beneficiary under this Declaration of Trust is relloked and shall be disposed of under the ~s of the Declaration of Trust as if that oontesting beneficiary had predeceased the Settlor Without issue. ~ ART. HI, r;i. 4 /6 113 APR-16-2009 04:28P FROM:GRANT E 61966901'10 TO: 13212068633 P.18'19 \-- ( c:ertlfy that I haYe read lI1e fcr~Olng Revocable DeClaration of Truat and Ihlll R correptlyslates the tellTlll and canditiOllll: und.r \\otllch thll Truat Estate Is 10 be held, mona!l!>d end dlapond of by th6 Truster.. I approve ihe ~'''"abl~ D~c1.",oti"" of Trust in all partlculelll and reqlJeBt that the Trustee execul& It. OATlW; September 15,1999 } .r-- 1 a. Certjflclltion To the sam.. ..f(ect as If il....r..lhs origin.l, lII1yon8 '"".I' rely upon .. capy of tills instrument C$rtiIled by II NOIary Pt$I~ to be " coYnl&~ of the Instrument (!I/1d of the wrlllngs, If any, end~ tIlareon or atlached therato). Anyone may rely upon eny stalem.en\ of fact certified py anYCne who appean from Iha original docurnent& or a certified copy to be e Trustee hilreL/ndsr. \..,., R. Exercise of '" PQW8f of APllDlnttnent Upon lhe exercise of llny power of IIppolntment craated by this Oeclaration of Tt\JS~ Inll TNlllae shall dlstrlbUlt the a_18 of tM trust Stlbjecl to such power of appoinbnent, as follows: (1) . Where e generlll power of appointment is crel!lted. to such one or more p"IllOns and entltilllllnCludlng ti'le b9fiaflClllry'I own a$18le, elthe banllflclery shall appoint; I!Ind (2) Where.ll sPlIcial or IImlled pQiNer of eppoinllll~'"tla. erNle<l. to such one or more p(lrlOllS llnd \!n1ft1es. al .Ied In Ihe proIIlslon Cfllellng Ihe pOWllt, as the beneficiary shall appoint. 1l1e appointtnant may ba made an such larms and ""ndiUons. ehher outrlgt:ll or In 1tUS~ lIIi the benerldery pO_ling 1111I pgwwr IIhIlIl direct !,I!herby fl Will or by a dOClJrnen1 ~Ilvered to Ihe Trustee speell'ical/y referring to anc! exertiling thl; power or appOinlmGnt, whether ~jd WJII or !fO(:I:J/lIII(lt ,. !ll(8CU\ldblfn or 811er Ihl! death of the Settlor. Unless wllhln nInety (90) dalys aftlll'the dIlalh oflhe blansliclal'jl posses$ing 1/1" poww or Ilf'poinlmant thct Trl.l1ll8e 1118 ~., nolille of thl exI.ienlle of a wnl or of probate pfOl;lledinlls and no """tten dob!Jm1ll1l purporilng to exert:)selhe power sl1all be aublequenliy located, the Trustee shall not be Ilable to the appointeel under that exerciSll. and lhe rights or the llflpi)1nteeJ al1d lhe P6/1On. lll!:elvinQ pmperty ilmllhe Trustee shall ba govam.d by applicll!>l.. law. . IN WITNESS WHEREOF, lhe Truslae 1WlWle1; lt1i5 R~ OBclBraticn of Trust, on Ihis 151h day of $eptemb!lr, 1999. et Los Anll'(!IS, California. ~ J- .-/7 - ART. III. P. 5 114 APR-16-2009 04:28P FROM:GRANT E 6196690140 TO: 13212068633 \...,., California, if livinl:'!, end if nQt, hia i!lhere ehelllepse end be distributed pro reta among the named residLlary beneficiaries. 't 5. If any beneficiary under this Declaration Of Tl\Jst is under age twenty-five (25). the Trustee sl1a1ll19tein his shElre, distributi!'lg as mu~ income snd principal as the Trustee, in the Trustee's sole discretion. shall d~ proper for that bent'lficia/)"s education ahd/or medical needs. Upon the be~llc/ery attaining Else twenty-five (25). the Trustee shall distribute to that beneficiary the entire, principal and any accrued Income of the beneficiery's shere, free of trust. L. ~ -(..- ART. I, p. 4 P .19'19 115 \.... \..- ~ DE P^Y~9i;,c;).N LIMITED LIABILITY COMPANIES Exhibit 1< - Authorization &. Agreements www.davidsonengineering.com Electronic Articles of Organization For Florida Limited Liability Company o Article I The name of the Limited Liability Company is: EMERGENT DEVELOPMENT GROUP II, LLC L08000011956 FILED 8:00 AM FebrLlar~ 01, 2008 Sec. Of state mthomas Article II The street address of the principal office of the Limited Liability Company is: 3055 TERRAMAR DR NAPLES, FL. US 34119 The mailing address of the Limited Liability Company is: 933 HONEYSUCKLE GRAPEVINE, lX US 76051 Article III The purpose for which this Limited Liability Company is organized is: ANY AND ALL LAWFUL BUSINESS. L Article IV The name and Florida street address of the registered agent is: JOHN p SULLIVAN 3055 TERRAMAR DR NAPLES, FL. 34119 Having been named as registered agent and to accept service of process for the above stated limited liability company at the place designated in this certificate, I hereby accept the appointment as registered agent and agree to act in this capacity. I further agree to comply with the provisions of all statutes relating to the proper and complete performance of my duties, and I am familiar with and accept the obligations of my position as registered agent. Registered Agent Signature: JOHN P SULLIVAN --- 116 ~ ~ -- Article V The name and address of managing members/managers are: Title: MGRM EMERGENT DEVELOPMENT GROUP, INC. 3055 TERRAMAR DR NAPLES, FL. 34119 US Title: MGRM OSMO A HAUTANEN 1304 CHATSWORTH CT E COLLEYVILLE, TX. 76034 US Article VI The effective date for this Limited Liability Company shall be: 02/08/2008 Signature of member or an authorized representative of a member Signature: JOHN P SULLIVAN L08000011956 FILED 8:00 AM Februar\f 01, 2008 Sec. Of state mthomas 111 ~ "WI ~ De PA'Wf~"9~ CONTRACT FOR PURCHASE AGREEMENTS Exhibit K - Authorization & Agreements www.davidsonengineering.colTI 64/21/2668 16:58 2396497686 ANNA ECKSTEIN PAGE 62 '-' OPTION PURCHASE AGREEMENT OPTION TERMS This contract for option and purchase (the "Agreement") is made by and between Emergent Development Group II, LLC., c/o Jolm P. Sullivan. with offices at 3055 Terramar Drive Naples, FL 34119 (hereinatl:er referred to as "Buyer" or "Ogtionee'') and Richard M & Anna V Eckstein, hus~d and wi.:e. "1th ad,dress of 245 18 St NE Naples, FL 34! 20-0412 (here~r J referred to as Seller"or Optionor). flN/J11 E. ksL.et..v ;5 /t L' c...t2JJSE '&a..t ~S-M+E StILE /)ssoc.iA-l€. I7.E. ~E- 1. OPTIONED PROPERTY. The premises to be optioned comprise the single family residence located at 2541 8th Street NE Naples, FL 34120-0412, with a legal description of GOLDEN GATE EST UNIT 23 N 150FT OF TR 127, referenced as FOUO NUMBER 37750120009, together with the land on which the building is situated (the "Optioned Property" or uPremises"). 2. OPTION TERM. The Option shall be for 24 months commencing on April 21, 2008 ("Beginning Date") and ending on April 20, 2010 ("Ending Dille"). During this Option Term, Optionor shall have full and exclusive use of the Premises, and Optionee agrees not to execute the Option prior to 18 months from the Execution Date of this Agreement. Optionee has no claim or right to physically occupy the property Wltil after the Option is exercised and thc Purchase of the Optioned Property by the Optionee is executed. 3. OPTION PAYMENT. The Optionee will make a non-refundable payment in the wnount of Fifteen Thousand DolI/lIll US ($15,000) (the "First Option Payment") within 15 days ~ of the Effective Dille of this Aarcement. and the Optionee wil11l18ke a non-refundable payment hi,L. - in the amount ofTWllRtj FbI "RlQullllllll Dol1m US ($35,000) (the "Second Option Payment") _, ,- I G within 80 days of the Effeetive Date of this Agreement Optionee has no claim to recover these -"Ve... b funds, except in the event the Option is exercised. and the Optionee proceeds with a purchase of Tf1 CU(SAM>! the Property per the tenns of this Agreement. in which case the Option Payment will be treated R.jE. 12.~ as a Deposit, and applied to the Purchase Price at Closing (see below Sections 2a, Sa, 5b of the Purchase Terms). 4. UTILITIES & SERVICES. The Optionor shall pay for the following services for the Optioned Property for the duration of the Option Term, up to the point of Closing if I when the Optionee exercises the Option to purchase the Property: (a) electricity; (b) all gas, water and sewage charges, If appropriate; (c) all other standard utilities that will be charged to the Optioned Property during the Option Term; 5. REAL ESTATE TAXES. Optionor shall be responsible for paying all property taxes during the Option Teno, up to the point of closing If / when the Optionee exercises the Option to purchase the Property. In addition, Optionor will be responsible for any past due, prior due or delinquent property taxes from prior years. 6. SALE ABILITY. The Optionee will have no right to publicly market for sale the Optioned Property during the tenns of the Agreement. However, this Option Purchase Agreement is assignable by the Optionee. ."("';.'> '- I' A.fi f2-i- 118 '-' '-" I 64/21/2668 16:58 2396497686 ANNA ECKSTEIN 7. OPTIONOR'S ALTERATIONS AND IMPROVEMENTS. The Optionor has the right to make those alterations and improvements to the Premises as he sees fit. The Optionor agrees to pay for aU such alterations and improvements and to indemnifY the Optionee for any costs arising there from. Any installations or modifications that are affixed to the real estate by the Optionor, including without limitation flooring, carpeting. shelving, fixtures, lawn care, landscaping, etc., shall become the property of the Optionee upon closing of the Purchase of the Premises by Optionee I Buyer. If the Option is not exercised and the Optionee docs not Purchase the Premises, Optionor maintains ownership of the entire Premises. including any and all alterations and improvements. 8. OPTIONOR'S AFFIRMATIVE COVENANTS. Optionee, during the Option Tenn, shall at Optionee's sole expense, have the right to order surveys and enviromnental tests on the Property. The Optionee will also have the right to engage with the county to consider any and all COutsell of action that could improve the value of the property, including zoning changes and Growth Management and Comprehensive Plan Amendments. During the pendency of the Option Tenn, Optionor agrees to cooperate with Optionee in regard to all proceedings related to the Property, including the possible combination or rezoning of the Property. 9. RENEWAL OPTION. There will be no extension or Renewal Option implied in this Agreement. 10. EFFECTIVE DATE. The Effective Date of this option shall be the date the last party executes this agreement. I J. EXECUTION OF OPTION. Execution by the parties to this option in one or more counterparts, which collectively evidence the signatures of all parties hereto shall constitute full and complete execution and delivery of this Agreement as if one docwnent had been signed by all parties. Delivery of e-mails or facsimiles (faxes) of this option evidencing the signatures of all parties shall constitute full and complete delivery of the option as if one document had been signed by all parties. 12. EXERCISE OF OPTION. At least one hundred twenty (120) day. before the expiration of the option period. Optionee may exercise this option by (I) delivering written notice to Optionor. 13. FAILURE TO EXERCISE OPTION. If Optionee does not exercise this option in accordance with its terms and within the option period, this option and the rights of Optionee shall tenninate automatically without notice, and Optionor shall retain tho consideration for this option. PURCHASE TERMS 1) SALE AND PURCHASE. Seller agrees to sell to Buyer, "as is", and Buyer agrees to purchase from Seller, "as is", pending the written notice of Buyem desire to execute his Purchase Option consistent with the terms of Ibis Agreemcnl, the l/IIId lUld residence with address of254 1 sf:; 2 PAGE 63 AE. ?~ 119 ~ 1 04/21/2008 16:58 23%497686 ANNA ECl<STEIN PAGE 04 II-E. 1Zt;:. J 8111 Street NE Naples, FL 34120-0412, with a legal description of GOLDEN GATE EST UNIT 23 N ] 50FT OF TR 127, referenced as FOLIO NUMBER 37750120009, (hereinafter referred to as the "Property"), together with all rights whatsoever, including riparian, oil, gas and mineral rights, privileges, easements, interests and appurtenances thereto, subject 10 the terms and conditions of this Agreement. 2) PURCHASE PRICE. The purchase price of the Property is One Million Two Hundred Fifty Thousand Dollors US ($1,250,000.00) ("Purchase Price"). The Purchase Price shall be paid as follows: a) Cash at Closinlt: On the Closing Date (as hereinafter defined) Buyer agrees to pay One Million Two Hundred Fifty Thousand Dollars US ($1,250,000.00) oitho Purchase Price, in certified United States funds. by wire tIansfer or other immediately available US federal funds less any Deposits or Option Payments previously paid and credited to the Purchase Price. 3) CLOSThlG &. EFFECTIVE DATE. For all purposes hCIein, The "Closing" or "Closing Date" shall be on or before April 20, 2010, or earlier if agreed to by both parties,-hut- nat pAw te V-BSR OjrtiQAQf 1/g~AtP.Jl th.... pt8:lni~~ jrlS-rial t() /"i'~;129, 2S] Q. The tlEffective Date" shall be the date the last party hereto executes this Agreement 4) PLACE OF CLOSING. Unless otherwise agreed upon, Closing shall be held at the offices of Quarles &. Brady located at 1395 Panther Lane II 300 Naples, FL 34109 (hereinafter the "Closing Agent). Neither party shall be required to be personally present, provided that he or she shall deliver all required documents at or prior to such Closing Date. 5) DEPOSITS. a) Option p""",..nt. Any and all Option Payments, as specified in Section 3 of the Option Terms, will be considered a Deposit in the event the Optionee decides to purchase the Property, and therefore deducted from the Purchase Price at Closing. b) Other DeDOsit. There will be no other Deposits aside from the Option Payment. 6) TITLE COMMITMENT AND POLICIES. No later than the fourteen (14) days prior to the Closing Date, Buyer shall provide all parties, at Buyers expense, with a title commitment from a reputable Florida title insurance company for title insurance covering the full Purchase Price of the Property, together with legible copies of all recorded documents referenced therein (the "Commitment"). Buyer shall have ten (10) days from the date of actual receipt of the Commitment in which to examine the Commitment and to give written notice to Seller, or Seller's attorney, of its disapproval in Buyer's sole discretion of any matter contained therein. Seller shall have fourteen (14) days from the actual receipt ofsuch notice of disapproval to cure the objections or defects so specified, and SeIler shall use reasonable diligence to cure same. If, after the exercise of reasonable diligence, Seller is unable to correct sucb objections or defects to the Buyer's satisfaction in Buyer's sole discretion, within said period oftirne, then Buyer shall have the right to terminate this Agreement or to waive such objections or defects in writing. Any such defect or objection waived in writing shall become a "Permitted Exception" to title. The Commitment shall be updated by the Title Company, at Buyer's expense, prior to the Closing S,P'" 3 II-E. ~E.J 120 04/21/2008 16:58 2396497686 ~..!::CKSTEIN PAGE 05 Date. Any title exception, other than a prior Permitted Exception hereunder shall be treated as a title defect hereunder. 7) CLOSING PROCEDURES. Buyer shall close on the Property, as set furtb in Paragraph 3 above, subject to the closing procedures of this Agreement. a) Convevance. Seller shall convey title that is marketable, insurable, and indefeasible. The Property conveyed by Seller hereunder to Buyer sball be by statutory or general warranty deed subject only to real estate taxes for the CUlTeot year and prior years. applicable zoning and governmental regulations, and any Pemritled Exceptions previously approved in writing by the Buyer, of which there were none. b) Move out Date: Seller shall have fuurteen (14) days from the Closing Date to vacate the premises. After this 14 days occupancy period, Buyer will have full rights to do with the property as he sees fit. c) Costs of Sale. i) Title Insurance. Alleasl fourtellll (14) days prior to the Closing Date, the Title Company shall provide, at Buyers expense, a title insurance commitment, and copies of restrictions, liens or encumbrances not previously approved as a Pennitted Exception on the Commibnent If title as shown on the updated commitment is defective or does not meet the S1andards set forth in this paragraph, then Seller shalI have fourteen (14) days to cure the defect, failing which Buyer shall have the option of: (I) accepting title as it then stands; or (2) curing the defect itself and utilizing closing proceeds to the extent necessary to cure such defect and deducting same from the cash portion of the Purchase Price as set forth in Paragraph 2 above; or (3) terminating this Agreement, based upon sllid Seller defanll. Any delay in closing occasioned by a title defect hereunder shall automatically tolI the Closing Date under Paragraph 3 above. The title insurance policy shall be issued by the Title Company promptly after the Closing Date. ii) Documentarv Stamost Intan210le Tax. The cost of documentary stamps on the warranty deed required hereunder shall be borne by the Buyer. iii) Costs of Record in". The cost of recording the warranty deed shall be borne by the Buyer. iv) Real Estate Taxes. Real estate taxes and assessments for the Property shall be prorated for the current year of the Closing. All delinquent taxes and fees for prior years, if any remain outstanding, unpaid and due at the time of closing, shall be borne by the Seller. d) Closing Documents. On the Closing Date, Seller shall deliver the following items: i) The stntutory or general WBrTallty deed duly executed in form for recordation; ii) Such further documents as may reasonably be required to vest title to the Property in the Buyer and to enable the Title Company to insure the title thereto, in accordance with the tenus of this Agreement. ....,.tC:" 4 1 f.+. E . Rb 121 ~ l,., I e4/21/2ee8 16:58 2396497686 PAGE e6 ANNA EO<STEIN 8) BUYER'S DEFAULT. Notwithstanding anything to the contrary contained in this . I ~. [ Agreement, Buyer shall not be in breach or default hereunder unless Seller is not in lielitHlt t-f fJ.'Tl:: ru 4- hereunder, and within seven (7) days after the Buyer's receipt of notice (i) Buyer fails to cure any B/?-J.?a. cf, material breach of any obligation of Buyer under this Agreement which is .et forth in such notice or (ii) Buyer fails to complete its purchase of the Property. If any such failure continues beyond 4, E. such cure period. the sole and exclusive remedy of Seller shall be to extinguish Buyer's rights hereunder, and to capture the Initial Deposit or any Option Payment made under this Ag=t. ~ L 9) SELLER'S DEFAULT. Seller shall be in default hereunder if: (i) any representation or warranty made by Seller herein is or becomes false in any material respect; (il) any covenant or obligation made or undertaken by Seller hereunder i. not performed in the time specified for such performance; (Hi) there is a failure oftit1e not cured by Seller or waived by Buyer after the initial Commitment is reviewed and Permitted Exceptions are established, if any; or (iv) Seller refuses to convey tide to any Property in accordance herewith or otherwise breaches any other provision of this Agreement when the Buyer is not in default hereunder, provided, however, that upon any event of default, Seller shall have seven (7) days within which to cure such default after receipt of written notice from Buyer. Upon Seller's defa.ult and failure to cure such default, the Buyer shall have the following remedies: a) To terminate this Agreemeot b) To remedy or cure the default c) Any other lawful remedies 10) spy Y RR'S AFFIRMATIVE COVENANTS Incident to Buyer's potential development of the Property, Seller covenants and agrees as follows: a) Seller's Coooeration. During the pendency of this Agreement and at all times before and after the Closing Date, Seller agrees to cooperate with Buyer in regard to all proceedings related to the Property, including the possible split, combination. and or rezone of the Property. b) Stl'ni"" and Other Materials Within twenty nne (21) days after the Effective Date of this Agreement, Seller shall provide Buyer with all copies or originals within its control or possession of all correspondence, reports and other documents involving the Property which are in the possession or control of Seller, including but not limited to all govemmeotal approvals; soils and potential wetland reports; floor plans, elevations and lor architectural drawings associated with any building permits; marketing or other studies; surveys and planning studies; flood plain analyses; all aerial photographs, topographical maps or studies; all oil, gas, mineral or water studies, analyses, evaluations or exploration reports; all engineering studies and plans, mylars, .episs; all abstracts of title, title opinions, title insurance poJicios and all other title document pertaining to the Properly and all other documents or instruments which relate to the condition or developability ofall or any portion of the Property. Seller to provide survey information, pennits and easement documents, environmental studies and all Declarations of p< Covenants and Conditions and association documents which eflCct or burden the property. .::,. 5 pt=:. (21- 122 v y , I I 1 ~4/21/2~~8 15:58 2395497585 ANNA ECKSTEIN PAGE ~7 Thereafter, Seller shall promptly provide Buyer with my such additional items or materials, or copies thereof, as may come into Seller's possession or control. Seller shall grant to Buyer bi- lateral communication with all of Sellers consullmlls md enginccrs, if appropriate. II) REPRESENTA TlONS AND WARRANTIES OF SELLER AND BUYER WITH RESPECT TO TIffi PROPERTY. Seller hereby represents and warrants to Buyer that, to the best of Seller's knowledge and belief; a) Seller has good, indefeasible and marketable title to the Property. b) No written or verbal commitments have been made to any governmental authority, utility company, school board, church or other religious body, or any homeowners association, or to any other organization, group, or individual, relating to the Property which would impose an obligation upon Buyer or their successors or assigns to make any contribution or dedications of money or land or to construct, install. or maintain any improvements of a public or private nature on or off the Property. c) All informationfumished to Buyer by or on behalf of Seller. and to Seller by or on behalf of Buyer. prior to the execution hereof or pursuant to the provisions of this Agreement is true and correct in all material respects and fairly and accurately reflects the condition or statement of facts reported to be described or represented thereby. d) Buyer is the sole contJacl Buyer of the Property, including all surface and mineral estates. e) There are no leases, oral or written, affecting the Property or any part thereof, nor any other right, title or interest in or to the Property granted to any other individual or entity and Seller covenants to deliver possession at Closings free of all tllllllJlCies and occupancies, or other rights, titles or interests. f) The parties acknowledge that the Property is currently zoned, and designated for use as residential single family. g) TIle person signing below on beha1f of the parties represents that he/she is duly authorized to execute this Agreement and to bind both Seller and Buyer. Both parties further represents that it has capacity to enter into this Agreement h) Seller shall deliver possession of the Property at Closing. i) There are no ad"""", or other parties in possession of the Property, or any part thereof. Each of the wauanties and representations contained in this paragraph and other paragraphs of this Agreement shall be deemed made as of the date of this Agreement and again as of the date of Closing. Representations and warranties set forth in this Paragraph 11 shall be continuing and aTe deemed to be material to the execution of this Agreement and Buyer'. performance of its obligations hereunder. ~.f::~ 6 fl.e. ~l:. 123 '-' ~ 1 64/21/2668 16:58 2396497686 ANNA ECK5TE1N PAGE 68 12) CAPTIONS. The captions contained herein are for convenience. only and are not a part of this Agreement. 13) ENTIRE AGREEMENT. This Agreement, including the Exhibits attached hereto, contains the entire Agreement between Seller and Buyer and all other representations, negotiations and agreements, written and oral, including any letters of intent which pre-date the Effective Date hereof, witb respect to the Property or any portion thereof, arc superseded by tbis Agreement and are of no force and effect. This Agreement may he amended and modified only by instrument, in writing, executed by all parties bereto. 14) SURVIVAL. Notwithstanding any presumption to tbe contrary, all obligations, covenants, conditions, representations, warranties and agreements of the Seller and Buyer contained in this Agreement shall be restated as true and correct as of each Closing and survive the Closings contemplated herein. 15) ASSIGNMENT. Either party may assign this Contract. 16) PARTIES BOUND. This Agreement shall be binding upon the parties, their successors and assigns, subject to the provisions and limitations on assignment set forth above. 17) APPLICABLE LAW. This Agreement shall be coostrued by and controlled under the laws of the State of Florida. 18) PARTIAL INVALIDITY. In the event that any paragraph or portion of this Agreement is determined to be unconstitotional, unenforceable or invalid, such paragraph or portion of this Agreement shall be stricken from and construed for all purposes not to constitute a part of this Agreement, and the .....m.ining portion of this Agreement shall reIIlIIin in full force and effect and shall, for all pmposes, constitute this entire Agreement. 19) CONSTRUCTION OF AGREEMENT. All parties hereto acknowledge that they have had the option to gain benefit of independent counsel with regard to tbis Agreement and that this Agreement has been prepared as 8 result of the joint efforts ofall parties. Accordingly, all parties agree that the provisions of this Agreement shall not be construed or interpreted for or against any party hereto based upon authorship. 20) COllNTERPARTS. This Agreement may be executed in any number of counle1parts, each of which when executed and delivered sball be an original, but all such counterparts shall constitute one and the same instrument. 21 ) PARTIES. The rights and obligotions hereunder shall be binding upon and inure to the benefit ofthc parties hereto, their heirs successors, .dm;n;<lln!lors, and lISlIigns (where assignment is pennitted). The use of any gender shal1 be deemed to refer to the appropriate gender, whether IIIllllcuJine, feminine or Deuter and the singular shall be deemed to refer to the plural where appropriate, and vice versa. 22) NO'IJr.F-S Notices hereunder shal1 be given to the parties set forth below and shall be made by hand de1ivety, facsimile, ovemlght dellvety, emaiI or by regnIar mail. If given by regu1ar mail, the notice sball be deemed to have been given within a required time if deposited in .-' f-' -' 7 Il.c. 12.t. 124 \.,., J ~ I i ~ 64/21/2668 15:58 2395497585 ANNA ECKSTEIN PAGE 69 the U.S. Mail, postage prepaid, within the time limit For the purpose of calculating time limits whicb run from ilie giving of a particular notice the time shall be calculated from actual receipt of the notice. Notices sball be addressed as fol1ows: l[to Buver: If to Seller: Emergent Development Group n, LLC. Richard & Anoa Eckstein C/O John P Sullivan 2451 8th Street NE 3055 Terramar Dr Naples. FL 34120-0412 Naples. FL 34119 239-649-7686 214-529-9636 23) ATTORNEY'S FEES. In the event litigation is required by either party to enforce the terms of this Agreement, each party shall be responsible for their own attorneys' fees incurred by reason of such action and all costs ofsuit and those incurred in preparation thereof at both the trial and appellate levels will be the sole responsibility of each party. 24) WANER OF BREACH. The failwe of any party hereto to enforce any provision of this Agreement shall not be construed to be a waiver of such or any oilier provision, nor in any way to affect the validity of all or any party of this Agreement or the riglrt of such party thereafter to enforce each and every such provision. No waiver of any breach of this Agreement shall be held to constitute a waiver of any other or subsequent breach. 25) BROKER'S COMMISSIONS. Both parties warrant and represent to each other that no real estate broker on behalf of either party was involved in this transaction. These wammties and representations shall survive delivery of the deed and closing of this transaetion. 26) F ACIMll..E SmNA lURES. Fax signatures shall be sufliclent to bind the parties. 27) ACCEPTANCE DATE. This instrument shall constitute an o1fer that shaI1 be open ror acceptance by both parties until 5 :00 pm Monday April 21", 2008. Acceptance by both parties shal1 be deemed to occur only if both Sel1er and Buyer shall have delivered to each other at least one counterpart of this Agreement proparly executed and such date of acceptance (as sbown 00 the signature page hereof) sball constitute the "Efrective Date" as such term is used herein. ....<p.;;. .;.J , 8 A.E. \<z: 125 \.,.., ~ '-' IN WITNESS WHEREOF, the parties below executed and entered into an Option Purchase Agreement, effective April 21, 2008, with signatures of the same date, and are reaffirming the validity of that Agreement with notarized signatures here. BUYER: By: Emergent Development Group II, LLC. 3 ~.ID-b STATE OF fjD()1'{IDIA\. COUNTYOF\0I.YVQ. nt Thlf foregoing instrument was acknowledged before me this \ l Q day of (\ {'AA ~ ,2009, by John P Sullivan, as authorized acting Member of Emergent Development Group II, LLC, a Florida I~ted liability company, who is U::lD:lJ personally known to me or has L:f.-J provided U\\)~ \, CO n~~ as identification. ~~, ,\~.v- ~A-., 0!ID{' Public Slgnatur~ 0;,-\-\-0. Y\ \ r" +-'DY"\-tY Notary Public Pri ted Name My Commission Expires: ~EM~ 8RITTANY V PORTER hi, commlnlOn explm Novemblr 8. 2012 SELLER: By: Anna V. Eckstein STATE OF FLORIDA COUNTY OF The foregoing instrument was acknowledged before me this day of ,2009, by Anna V. Eckstein, a married woman, who is <--:> personally known to me or has L-.J provided as identification. Notary Public Signature (SEAL) Notary Public Printed Name My Commission Expires: 1 126 '-" l,., '-' IN WITNESS WHEREOF, the parties below executed and entered into an Option Purchase Agreement, effective April 21, 2008, with signatures of the same date, and are reaffirming the validity of that Agreement with notarized signatures here. BUYER: By: Emergent Development Group II, LLC. John P Sullivan, Member STATE OF FLORIDA COUNTY OF The foregoing instrument was acknowledged before rne this day of ,2009, by John P Sullivan, as authorized acting Member of Emergent Development Group II, LLC, a Florida limited liability company, who is L--.J personally known to me or has L--.J provided as identification. Notary Public Signature (SEAL) Notary Public Printed Name My Commission Expires: SELLER: By: Anna V. Eckstein /ffvz--~y 15: 2001 ~ ~~~T~F~LO~:,/ ~~ /. ".- /Z '-- Th . Ji ego~ instrument was acknowledged before me this :5 day of -.... L.- , 2~~~? Anna V. Eckste', arried woman, who is L--.J own to me or has provided ; 0 as identific a ::.-e---<--< otary Pu~t]Jre .--/ a-~:d"<-I /' Notary Public Printed Name My Commission Expires: (SEAL) i'A' TAHlIII LLANO Notal'! Public. Stall 01 Florida Commlllionll 00702045 My aomm. allPim Aug. 05, 2011 I 127 SELLER: \....- By: Richard M. Eckstein ~A~~Lj- )5206~ ......, STATEOFFLORI~ //'/ COUNTY OF (U) / /I Q /,- f-r__ oreg.oi~ instrument was ac~owledged before me this . ..:J day of . . 0........r , 2~OVJ Richard M. Ec /' as Ii rnamed man, who 1S known to me or has . provided . ..' VI' as identifi , (SEAL) 1'1l' TAIIIlI LLANO I Notary Public, Stalll of AOIlda. Commlealont 00702045 My IXlmm. .lqlirt. Aug. 05. 2011 /;:j a No~.fjJbIir-%j,gnature '. '. . / aI.!;, /v / L .Lu .J?d. Notary Public Printed Name My Commission Expires: ~ .. 2 128 \.".f ~ ilI.f OPTION PURCHASE AGREEMENT This contract for option and purchase (the "Agreement") is made by and between Emergent Development Group II, LLC., C/O John P. Sullivan, with offices at 3055 Terramar Drive Naples, FL 34119 (hereinafter referred to as "Buyer" or "Optionee") and Joseph I & Alicia Cabal, husband and wife, with address of 1585 W 76th Street Hialeah, FL 33014-3314 (hereinafter referred to as "Seller" or "Optionor"). OPTION TERMS 1. OPTIONED PROPERTY. The premises to be optioned comprise the vacant parcel of land located on 8th Street NE in Naples, FL (No Site Address), with a legal description of GOLDEN GATE EST UNIT 23 S 180FT OF TR 127, referenced as FOLIO NUMBER 37750080000 (the "Optioned Property" or "Premises"). 2. OPTION TERM. The Option shall be for twenty-four (24) months commencing on February 25, 2008 ("Beginning Date") and ending on February 24, 2010 ("Ending Date"). During this Option Term, Optionor shall have full and exclusive use of the Premises. Optionee has no claim or right to physically occupy the property until after the Option is exercised and the Purchase of the Optioned Property by the Optionee is executed. 3. OPTION PAYMENT. The Optionee will make a onetime, non-refundable payment in the amount of $25,000.00 (the "Option Payment") upon acceptance by Optionor of this option. This Option Payment shall be by cashier's check or wire transfer to Optionor's account and shall be delivered to the Optionor within twenty-four (24) hours of the Effective Date of this Agreement. Optionee shall have no claim to a refund, rebate or recovery of the Option Payment, except in the event the Option is exercised, and Optionee proceeds with a purchase of the Property per the terms of this Agreement, in which case the Option Payment will be treated as a Deposit, and applied to the Purchase Price at Closing (see below Sections 2a and 4a of the Purchase Terms). 4. UTILITIES & SERVICES. The Optionor shall pay for the following services for the Optioned Property for the duration of the Option Term, up to the point of Closing if / when the Optionee exercises the Option to purchase the Property: (a) any and all standard utilities that will be charged to the Optioned Property during the Option Term; 5. REAL ESTATE TAXES. Optionor shall be responsible for paying all property taxes during the Option Term, up to the point of closing if / when the Optionee exercises the Option to purchase the Property. In addition, Optionor will be responsible for any delinquent property taxes from prior years. 6. ASSIGNABILITY. The Purchase Option Agreement is assignable by Optionee, but any such assignment shall not relieve the Optionee of its obligations hereunder. 7. ALTERATIONS AND IMPROVEMENTS. Neither party to this Agreement shall have the right to make physical alterations or improvements to the Premises during the Option Term. I :n:.. /fc- ..:!" I:> 129 '-" 8. OPTIONOR'S AFFIRMATNE COVENANTS. Optionee, during the Option Term, shall at Optionee's sole expense, have the right to order surveys and environmental tests on the Property. The Optionee will also have the right to engage with the county to consider any and all courses of action that could improve the value of the property, including zoning changes and Comprehensive Plan Amendments. During the pendency of the Option Term, Optionor agrees to cooperate with Optionee in regard to all proceedings related to the Property, including the possible combination or rezoning of the Property. 9. RENEWAL OPTION. There will be no extension or Renewal Option implied in this Agreement. 10. EFFECTNE DATE. The effective date of this option shall be the date the last party executes this agreement. 11. EXECUTION OF OPTION. Execution by the parties to this option in one or more counterparts, which collectively evidence the signatures of all parties hereto shall constitute full and complete execution and delivery of this Agreement as if one document had been signed by all parties. Delivery of e-mails or facsimiles (faxes) of this option evidencing the signatures of all parties shall constitute full and complete delivery of the option as if one document had been signed by all parties. 12. EXERCISE OF OPTION. At least forty five days before the expiration of the option period, Optionee may exercise this option by (i) delivering written notice to Optionor. \.f 13. FAILURE TO EXERCISE OPTION. If Optionee does not exercise this option in accordance with its terms and within the option period, this option and the rights of Optionee shall terminate automatically without notice, and Optionor shall retain the consideration for this option. PURCHASE TERMS 1) SALE AND PURCHASE. Seller agrees to sell to Buyer, and Buyer agrees to purchase from Seller, pending the written notice of Buyer's desire to execute its Purchase Option consistent with the terms of this Agreement, the vacant parcel of land located on 8th Street NE in Naples, FL (No Site Address), with a legal description of GOLDEN GATE EST UNIT 23 S 180FT OF lR 127, referenced as FOLIO NUMBER 37750080000, (hereinafter referred to as the "Property"), together with all rights whatsoever, including riparian, oil, gas and mineral rights, privileges, easements, interests and appurtenances thereto, subject to the terms and conditions of this Agreement. 2) PURCHASE PRICE. The purchase price of the Property is Two Hundred Sixty Thousand Dollars US ($260,000.00) ("Purchase Price"). The Purchase Price shall be paid as follows: a) Cash at Closino: On the Closing Date (as hereinafter defined) Buyer agrees to pay Two Hundred Sixty Thousand Dollars US ($260,000.00) of the Purchase Price, in certified ~ 2 .::Jt,1fc .:rt? 130 \..... ~ ~ United States funds, by wire transfer or other immediately available US federal funds less the Option Payment previously paid to Seller. b) CLOSING DATE. If the option is tinnely exercised by Buyer, the "Closing" or "Closing Date" shall be on or before February 24, 2010, or earlier if agreed to by both parties. 3) PLACE OF CLOSING. Unless otherwise agreed upon, Closing shall be held at the offices of Quarles & Brady located at 1395 Panther Lane # 300, Naples, Florida 34109 (hereinafter the "Closing Agent"). Neither party shall be required to be personally present, provided that he or she shall deliver all required documents at or prior to such Closing Date. 4) DEPOSITS. a) Ootion Pavment. The Option Payment, described in Paragraph 3 of the Option Terms, will be applied toward the Purchase Price at closing should Buyer decide to exercise its option and purchase the property. b) Other Deoosit. There will be no other Deposits aside from the Option Payment. 5) TITLE COMMITMENT AND POLICIES. No later than the twenty-one (21) days prior to the Closing Date, Buyer shall provide all parties, at Buyers expense, with a title commitment from a reputable Florida title insurance company for title insurance covering the full Purchase Price of the Property, together with legible copies of all recorded documents referenced therein (the "Commitment"). The Title Commitment shall be issued by a Florida licensed title insurer agreeing to issue Buyer, upon recording of the deed to Buyer, an owner's policy of title insurance in the amount of the purchase price, insuring Buyer's marketable title to the Real Property, subject only to matters contained in Paragraph 6 (a) and those to be discharged by Seller at or before Closing. Marketable title shall be determined according to applicable Title Standards adopted by authority of The Florida Bar and in accordance with law. Buyer shall have 5 days from date of receiving the Title Commitment to examine it, and if title is found defective, notify Seller in writing specifying defect(s) which render title unmarketable. Seller shall have 30 days from receipt of notice to remove the defects, failing which Buyer shall, within 5 days after expiration of the 30 day period, deliver written notice to Seller either: (1) extending the time for a reasonable period not to exceed 120 days within which Seller shall use diligent effort to remove the defects; or (2) requesting a refund of deposit(s) paid which shall be returned to Buyer. If Buyer fails to so notify Seller, Buyer shall be deemed to have aCcepted the title as it then is. Seller shall, if title is found unmarketable, use diligent effort to correct defect(s) within the time provided. If, after diligent effort, Seller is unable to timely correct the defects, Buyer shall either waive the defects, or receive a refund of deposit(s), thereby releasing Buyer and Seller from all further obligations under this Contract 6) CLOSING PROCEDURES. Buyer shall close on the purchase of the Property, as set forth in Paragraph 3 above, subject to the closing procedures of this Agreement. a) Convevance. Seller shall convey marketable and insurable title subject to: comprehensive land use plans, zoning, restrictions, prohibitions and other requirements innposed by governmental authority; restrictions and matters appearing on the plat or 3 :ft. Ire s~ 131 '--' otherwise common to the subdivision; outstanding oil, gas and mineral rights of record without right of entry; unplatted public utility easements of record; taxes for year of Closing and subsequent years; b) The Property conveyed by Seller hereunder to Buyer shall be by statutory or general warranty deed. c) Costs of Sale. i) Title Insurance. Shall be borne by Buyer. ii) Documentarv Stamos / Intanlrible Tax. The cost of documentary stamps on the warranty deed required hereunder shall be borne by the Buyer. iii) Costs of Recording. The cost of recording the warranty deed shall be borne by the Buyer. iv) Real Estate Taxes. Real estate taxes and assessments for the Property shall be prorated for the current year of the Closing. All delinquent taxes and fees for prior years, if any remain outstanding, unpaid and due at the tinne of closing, shall be borne by the Seller. d) ClosinlZ Documents. On the Closing Date, Seller shall deliver the following items: ~ i) The statutory or general warranty deed duly executed in form for recordation; ii) Such further documents as may reasonably be required to vest title to the Property in the Buyer and to enable the Title Company to insure the title thereto, in accordance with the terms of this Agreement. 7) BUYER'S DEFAULT. Buyer shall not be in breach or default hereunder unless after seven (7) days of Buyer's receipt of notice (i) Buyer fails to cure any material breach of any obligation of Buyer under this Agreement which is set forth in such notice or (ii) Buyer fails to complete its purchase of the Property. If any such failure continues beyond such cure<period, the Seller shall retain the Option Payment made under this Agreement and Seller, at Seller's option, may proceed in equity to enforce SeHer's rights under this Contract, including specific performance. 8) SELLER'S DEFAULT. If for any reason other than failure of Seller to make Seller's title marketable after diligent effort, Seller fails, neglects or refuses to perform this Contract, Buyer may seek specific performance. 9) SELLER'S AFFlRMA TIVE COVENANTS. Incident to Buyer's potential development of the Property, Seller covenants and agrees as follows: ~ 4 :fL .fl-c.. .:jf? 132 ~ ~ a. Seller's Coooeration. During the pendency of this Agreement and at all times before and after the Closing Date, Seller agrees to cooperate with Buyer in regard to all proceedings related to the Property, including the possible split, combination, and or rezoning of the Property. b. Seller's Reoresentations. Seller makes no representations, either express or implied, as to the current or future use or development of the subject property. Seller makes no representations, either express or implied, as to the potential, possibility or probability of rezoning the subject property. 10) REPRESENT A nONS AND WARRANTIES OF SELLER AND BUYER WITH RESPECT TO THE PROPERTY. Seller hereby represents and warrants to Buyer that, to the best of Seller's knowledge and belief: a. Seller has good, indefeasible and marketable title to the Property. b. Seller has complied with all applicable laws, ordinances, regulations, statutes, rules and restrictions pertaining to and affecting the Property. Performance of this Agreement will not result in any breach of, or constitute any default under, or result in the imposition of, any lien or encumbrance upon the Property under any agreement or other instrument to which Seller is a party or by which Seller or the Property might be bound. c. No written or verbal commitments have been made to any governmental authority, utility company, school board, church or other religious body, or any homeowners association, or to any other organization, group, or individual, relating to the Property which would impose an obligation upon Buyer or their successors or assigns to make any contribution or dedications of money or land or to construct, install, or maintain any improvements of a public or private nature on or off the Property. d. All information furnished to Buyer by or on behalf of Seller, and to Seller by or on behalf of Buyer, prior to the execution hereof or pursuant to the provisions of this Agreement is true and correct in all material respects and fairly and accurately reflects the condition or statement of facts reported to be described or represented thereby. e. Buyer is the sole contract Buyer of the Property, including all surface and mineral estates. f. There are no oral or written services, maintenance, landscaping, security, management or other similar contracts which affect the operation or maintenance of the Property. g. There are no leases, oral or written, affecting the Property or any part thereof, nor any other right, title or interest in or to the Property granted to any other individual or entity and Seller covenants to deliver possession at Closings free of all tenancies and occupancies, or other rights, titles or interests. h. The parties acknowledge that the Property is currently zoned, and designated ~ for use as residential single family. 5 ::r~ ;re- sf? 133 '- L ~ i. The person signing below on behalf of the parties represents that he/she is duly authorized to execute this Agreement and to bind both Seller and Buyer. Both parties further represents that it has capacity to enter into this Agreement. J. Seller shall deliver possession of the Property at Closing. k. There are no adverse or other parties in possession of the Property, or any part thereof. Each of the warranties and representations contained in this paragraph and other paragraphs of this Agreement shall be deemed made as of the date of this Agreement and again as of the date of Closing. Representations and warranties set forth in this Paragraph 10 shall be continuing and are deemed to be material to the execution of this Agreement and Buyer's performance of its obligations hereunder. 11) CAPTIONS. The captions contained herein are for convenience only and are not a part of this Agreement. 12) ENTIRE AGREEMENT. This Agreement, including the Exhibits attached hereto, contains the entire Agreement between Seller and Buyer and all other representations, negotiations and agreements, written and oral, including any letters of intent which pre-date the Effective Date hereof, with respect to the Property or any portion thereof, are superseded by this Agreement and are of no force and effect. This Agreement may be amended and modified only by instrument, in writing, executed by all parties hereto. 13) SURVIVAL. Notwithstanding any presumption to the contrary, all obligations, covenants, conditions, representations, warranties and agreements of the Seller and Buyer contained in this Agreement shall be restated as true and correct as of each Closing and survive the Closings contemplated herein. 14) ASSIGNMENT. Either party may assign this Contract. 15) PARTIES BOUND. This Agreement shall be binding upon the parties, their successors and assigns, subject to the provisions and limitations on assignment set forth above. 16) APPLICABLE LAW. This Agreement shall be construed by and controlled under the laws of the State of Florida. 17) P ARTlAL INVALIDITY. In the event that any paragraph or portion of this Agreement is determined to be unconstitutional, unenforceable or invalid, such paragraph or portion of this Agreement shall be stricken from and construed for all purposes not to constitute a part of this Agreement, and the remaining portion of this Agreement shall remain in full force and effect and shall, for all purposes, constitute this entire Agreement. 18) CONSTRUCTION OF AGREEMENT. All parties hereto acknowledge that they have had the option to gain benefit of independent counsel with regard to this Agreement and that this Agreement has been prepared as a result of the joint efforts of all parties. Accordingly, all 6 ;Jl.1fc:.- .::Sf'? 134 parties agree that the provisions of this Agreement shall not be construed or interpreted for or \.,.f against any party hereto based upon authorship. 19) COUNTERPARTS. Ibis Agreement may be executed in any number of counterparts, each of which when executed and delivered shall be an original, but aH such counterparts shall constitute one and the same instrument. 20) PARTIES. The rights and obligations hereunder shaH be binding upon and inure to the benefit of the parties hereto, their heirs successors, arlministrators, and assigns (where assignment is permitted). The use of any gender shall be deemed to refer to the appropriate gender, whether masculine, feminine or neuter and the singular shall be deemed to refer to the plural where appropriate, and vice versa. 21) NOTICES. Notices hereunder shall be given to the parties set forth below and shall be made by hand delivery, facsimile, ovemight delivery, email or by regular mail. If given by regular mail, the notice shall be deemed to have been given within a required time if deposited in the U.S. Mail, postage prepaid, within the time limit. For the purpose of calculating time limits which run from the giving of a particular notice the time shall be calculated from actual receipt of the notice. Notices shall be addressed as follows: ~ If to Buver: Emergent Development Group II, LLC. C/O John P Sullivan 3055 Terramar Dr Naples, FL 34119 214-529-9636 If to SeHer: Joseph I and Alicia Cabal 1585 W 76th St Hialeah, FL 33014-3314 305-351-6351 and David L. Margolesky, Esq. 10761 SW 104 Street Miami, Florida 33176 (305) 412-2100 22) ATTORNEY'S FEES. In the event litigation is required by either party to enforce the terms of this Agreement, each party shall be responsible for their own attorneys' fees incurred by reason of such action and all costs of suit and those incurred in preparation thereof at both the trial and appeHate levels will be the sole responsibility of each party. 23) WAIVER OF BREACH. The failure of any party hereto to enforce any provision of this Agreement shall not be construed to be a waiver of such or any other provision, nor in any way to affect the validity of all or any party of this Agreement or the right of such party thereafter to enforce each and every such provision. No waiver of any breach of this Agreement shall be held to constitute a waiver of any other or subsequent breach. 24) BROKER'S COMMISSIONS. Both parties warrant and represent to each other that no real estate broker on behalf of either party was involved in this transaction. These warranties and representations shall survive delivery of the deed and closing of this transaction. ~ 25) FACIMILE SIGNATURES. Fax signatures shall be sufficient to bind the parties. :R- 7 lie- sf5 135 \.,- ~ -- 26) ACCEPTANCE DATE. This instrument shall constitute an offer that shall be open for acceptance by both parties until 5:00 pm March 21, 2008. Acceptance by both parties shall be deemed to occur only if both Seller and Buyer shall have delivered to each other at least one counterpart of this Agreement properly executed and such date of acceptance (as shown on the signature page hereof) shall constitute the "Effective Date" as such term is used herein. IN WITNESS WHEREOF, the said parties have hereunto set their hands and seals. BUYER: By: Emergent Development Group II, LLC. Date: 3//~/ ~g SEL By: Joseph I. Cabal By: Alicia Cabal ~Ja~ ~'~ Date: ..H/;7/()g' -.J Date: ;3/'7;be I ' 8 :::J~ ;rc- cr1:f 136 L IN WITNESS WHEREOF, the parties have executed this Agreement as of the day and year first above written. BUYER: By: Emergent Development Group II, LLC. J_PS~<?;J STATE OF ~\~C>-0 COUNTY OF IO,Y'(C')SI-1 - r The for'{foing instrument was acknowledged before me this \ l (l day of ',l ;tt \. , 2009, by John P Sullivan, as authorized acting Member of Emerge t Development Group II, LLC, a Florida l~ted liability company, who is (DCJ:i) personally known to me or has ~ pr . \ as identification. (SEAL) o ~ ~ IRlnAm' V PORTEll My CDIIII\IIIIIon EIp/rII NlWIIIIbtr 8. 2012 Notary Public Printed Name My Commission Expires: SELLER: By: Joseph I. Cabal f~.~ J. C2~ 17 / STATE OF FLORIDA COUNTY OF t-?/A-/?/- :J:>A-?Ae , (SEAL) ~ 9 ~Az::- Sf:> 131 \.... \.,.. ~ SELLER: By: Alicia Cabal ~.f_~<- J " ~ - STATE OF FLORIDA COUNTY OF /"?//Jrl/- .z>/f~ e foreg . g instrument was acknowledged before me this -1a- day of _ ./ 2009, by Alicia Cab a 'e w , who is ~ perso y known to me or has l2:::::) provided . -: - as identification. (SEAL) 10 ~A-c- $5 138 """""""""""""""""""""""""""""""" Market-Conditions Study """""""""""""""""""""""""""""""" Randall Boulevard Sub-District Growth Management Plan Amendment Exhibit L Prepared For: Davidson Engineering Suite 301 3530 Kraft Road Naples, Horida 34105 Prepared By: Fraser &- Mohlke Associates, Inc. Post Office Box 2312 Naples, Horida 34106-2312 August 21, 2009 Randall Boulevard Sub-District Growth Management Plan Amendment Market-Conditions Study Exhibit L Table of Contents Section 1. Market Conditions 2. Existing Land Uses 3. Forecasting Commercial Demand 4. Problem Setting and Recommendations 5. Appendix 2. :3 Exhibit L ,.."-~ FOREWORD The Market-Conditions Study that follows is submitted in support of an ordinance establishing a "Randall Boulevard Sub-District" to be developed by Emergent Development Group, Inc. If approved, the Randall Boulevard Sub-District ("the subject site") will be designed to accommodate a compatible mix of retail commercial and an array of conditional uses including schools, recreational facilities, social and fraternal organiza- tions, churches, child and adult day care centers, and conva- lescent and rehabilitation centers. The proposed Sub-District is a unified site located on Randall Boulevard directly east of its intersection with Immokalee Road/County Road 846 (CR-846). Project location maps are provided on the following pages. The subject site is located in a transitional area between the multiple neighborhoods constituting the Orange Tree devel- opment immediately east of CR-846 and the ernerging resi- dential communities and commercial areas expected to de- velop in the adjacent Rural Lands Stewardship District. The purpose of the Market-Conditions Study is to examine the viability of the Sub-District amenities and assess the gods and services needs of neighboring residential communi- ties. Study contents include discussions of area population growth, transportation improvements, existing and projected residential and commercial development, a commercial de- mand analysis, and an evaluation of the present array of commercial goods and services available to area residents. 4 5 -.-"..-... ~ --, \ -,- -j 'rMOKAL~.~_...!_,___ I . I .),..- , o w+. s 1 MILE 011 WELL ROAD .0'1 :":=;ro,o--,- \ (/ 'i ;--W Z f- ~UJ ;1 ~ L!;; II lire \ RANDALL BOULEVARD - --! ~r p~ BEACH '0,,00(- L==_~_" CO UER -"---l.~.. M ~ f:" DAVIDSON ENGINEERING, INC. RAN DALL ... -~ 3530 KRAFT ROAD, SUITE 301 DAVIDSoN NAPLES, FL 34105 f N (0 I H F f r. I N G PHONE: 239-434-6060 DADE L ~ ~ ..... -' ;;) -0. '" VJ W. o " -' ~ 0: UJ .". UJ LEGEND _ RANDALL BOULEVARD GMPA SITE ._" MAJOR ROADWAYS COLLIER COUNTY MAINTAINED ROADS BOULEVARD GMPA SITE LOCATION MAP ~ 1 ~e. ~~~~~~i~g~~,~~T~~~~' RANDALL BOULEVARD GMPA SITE ..... NAPLES, FL 34105 0 TION Pti\;"t9~'?N~ PHONE: 239-434-6060 AERIAL L CA MAP B q .r. e... DAVIDSON ENGINEERING, INC. ... 3530 KRAFT ROAD, SUITE 301 DAV SON NAPLES, FL 34105 F N G I rt9 f Po I H G PHONE: 239-434w6060 RANDALL BOULEVARD GMPA SITE FUTURE LAND USE MAP 10 \ \ ~OQ ~~ ~.~m' "0 . ~z " ., ~zwc :I:~!ii~ or- 0 Zm~cn f!I!Jls;:o N."."Z ~r-~m J.t;uz W_O(i) "',,)>Z &<nOm ., - m g 1IIi!! 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Z l- e . . :c a . a . . . :) Z f = . . . " . . . . .. u e . ::e :) .. . . . . . . 0( ;: ~ : . . u e . . . . 0 i o. e ! i . ::e Q . . . " 0 u - IE ,.. i :!!! . IE r a:: z 0 ~ u a:: 0 u 0 . 0 II ~ . . w oJ z . ~ ~ i ~ . . " ~ 0 u. . e ~ ~ . z - Z e . . . . w Z oJ c . . . . . z . . 8 oJ ~ . . . . - .. . . 0 . . . . . " . . z 0 o. 0 . 0 . . u . . . I Z U ' , , , , -N .. "." 0( oJ 11. I: z ~ o o . ~ o z w z ,l.JNnO:;J 331 59. .L AlNOO::J Al;lGN3H I: z ~ , 0 0 " W ti N w - ~ SL-I 1.;;.1'1 5 ".. .1. 5 8.. .L UNnO::J Ol:l'liMO<l8 AlNno:) 30va " ~ ~ " .. If .. a: .. .. .. a: .. N .. . a: ..; " . " I: . z . ~ .. 0 , 0 in w 0 a: ~ z 0 ~ .. 0 .. a: - - - 6~~ of Me:x;iCO , " U"I:fS " " . " " ~ ~ 0 ~ . " '" ti " m ~ ~ " Gulf 5.t' J. 5 OS .1. 5 IS .L 525.1. \1 .. .. N a: .. It N a: .. ... N a: -' ~ . . ~o c" ~~ gbi .~ ~~ ". :;;!~ fi~~ . ~~~ I~ ~~~ .. !:!~~. ~ Z ~&~ et: 13~ !;~8 " 8~~ ~r: ~~~ .00 .. II N a: 5 ES.L Randall Boulevard Sub-District Market.Conditions Study I. MARKET CONDITIONS: STUDY AREA DEFINITION Exhibit L/Page I-I This analysis begins with an evaluation of population growth and transporta- tionj,nfrastructure development within the Corkscrew Planning Community District (PCl)' and the Rural Estates PCD, a collection of home sites and non-contiguous neigliborhoods within the platted Golden Gate Estates and the largely unplatted "Rural Fringe" and "Rural Stewardship" areas of Collier County west of State Road 29 (See map provided on the facing page). Table 1.01.01 demonstrates the emerging populations of the Corkscrew and Rural Estates planning communities mainly east of the urban boundary and south of neighboring Lee County. The two planning communities include much of the populated area north of Interstate 75 (1-75), except the lmmokalee PCD and devel- oped arc as surrounding lmmokalee, providing a context for assessing the future goods and services needs of current and future residents of these planning communi- ties. Throughout this analysis, these communities, in whole or in part, will be refer- enced as "the area under study" or the "study area". Planning Community Population Growth 2000-2015 By the year 2015, the permanent population of the Corkscrew PCD and the Rural Estates PCD is projected to grow 143.72 percent (%) from 19,834 in 2000 to 48,340 in 2015, an increase of 28,506 persons according to May 29, 2009, estimates provided by the Collier County Comprehensive Planning Department. Based on forecasting methodology employed in 2009, permanent-population projections for the area under study demonstrate the following growth patterns: Corkscrew PCD Rural Estates PCD Total Study Area Population Percent (%) share of the Unincorporated County 9.22% 12.15% 13.09% 15.09% % Of Collier County total 7.89% 10.67% 11.51% 13.31% Unincorporated Total 215,043 279,124 291,696 320,404 Collier County Total 251,377 317,788 331,800 363,300 Source: Collier Countv Permanent Pooulation Estimates and Proiections (2000-2015) Collier County Comprehensive Planning Department (May 29, 2009) Table 1.01.1 2009 Study Area Population Estimates and Growth Projections (As of April 1 of each year) 2000 2005 1,019 1,729 18.815 32.183 19,834 33,912 2010 2,118 36.057 38,175 2015 8,867 39.473 48,340 A previous Randall Sub-District market-conditions study for a Growth Man- agement Plan Amendment, submitted to Comprehensive Planning on April 24, 2008, \~ \~ Randall Boulevard Sub-District Market-Conditions Study Exhibit LlPage 1-2 employed a standard straight-line estimating methodology utilized in 2007 that forecasted greater population increases for the 2000-2015-study period. The 2007 estimates projected the permanent population of the Corkscrew PCD, and the Rural Estates PCD would grow 283.18 percent from 20,031 in 2000 to 76,756 in 2015, an increase of 56,725 persons as demonstrated below: Corkscrew PCD Rural Estates PCD Total Study Area Population Percent (%) share of the Unincorporated County 9.51% 12.44% 16.26% 19.12% % of Collier County total 8.15% 10.93% 14.49% 17.22% Unincorporated Total 221,139 283,283 342,910 401,284 Collier County Total 251,377 322,223 384,933 445,562 Source: Collier County Permanent PODulation Estimates and Proiections (2000-2015) Collier County Comprehensive Planning Department (June 21, 2007) Table 1.01.2 2007 Study Area Population Estimates and Growth Projections 2000 2005 2010 1,114 1,835 6,797 19.917 33.409 48.982 21,031 35,244 55,779 2015 11,907 64.081 76,756 Utilizing the source documents cited above, Table 1.01.3 below provides con- trasting population estimates for 2007 and 2009: Table 1.01.3 Comparison of Study Area Estimates and Projections: 2007 and 2009 2000 2005 2010 2015 Corkscrew PCD 2007 1,114 1,835 6,797 11,907 2009 1.019 1.729 2.118 8.867 Net decrease -95 -106 -4,679 -3,040 % Decrease -8.53% -5 78% -68.84% -25.53% Rural Estates PCD 2007 19,917 33,409 48,982 64,081 2009 18.815 32.183 36.057 39.473 Net decrease -1,102 -1 ,226 -12,925 -24,608 % Decrease -5.53% -3.67% -26.39% -38.40% Study Area 2007 21,031 35,244 55,779 76,756 2009 19.834 33.912 38.175 48.340 Net decrease -1,197 -1,332 -17,604 -28,416 % Decrease -5.69% -3.78% -31.56% 37.02% Unincorporated Area 2007 221,139 283,283 342,910 401,284 2009 215.043 279.124 291.696 320.404 Net decrease -6,096 -4,159 -51,214 -80,880 % Decrease -2.76% 1.47% -14.94% -20.16% 1.0 DADE COUNlT COWER COUKlY BROWARD COUNTY Z . ! CWJER COUNlY m ~ UJ " 'C lIJ .g ~ Q u.. 0 i5- ~ ~ p C W 0 (J 8 Cl .. II " D.. w ~ ffi -' S g - .... I N Gl 8 .... .., .... .., ... ~ ~ ~ 0 !:! .. "'''lr.l ~ ~ "'.... o;lt 0/.1 . 10 O,t 0 l'; ~ CD ... ~\ 0 0 .... .... ~ .., ~ .... ... ~i "vr!i\J.~ J-..\ ~~ U ~'" U ~ .... .., ... i o N ;;; m Ol CO'" ~~ .0 ..... .... ~>< ml5 dd ~~ . , ...... 00 .... .... ~~ !i ! '" .. ........ .... .... .... ;It \ t58~ :&l ~$. .... 02_ ~ ,.vdl~ ~ ~ U ffi ~ ~ '" iH g z'; 00 ~a ~'" ~III ~i ~z zO zE ~~~ ~O... <iD ~. Q' ~~, ~~lt ~~ m m tl1;~ ~~,... e."'1ii ",i!< ~oo Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page 1-3 Population Growth 2000-2015 in Postal ZIP Code 34120 Geographically, ZIP Code 34120 occupies the northern two-thirds of the study area that includes substantial parts of the Corkscrew and Rural Estates PCD's (See map on the facing page). An analysis of the population of ZIP Code 34120 will assist in further refining study area population estimates. At the time of the decennial census on April 1, 2000, the census-determined population of ZIP 34120 was 12,062 persons, or 5.61 percent of the 2000 Census population of unincorporated Collier County. Using standard estimating methodol- ogy and extrapolating from the base percentage of 5.61 percent provided by the 2000 Census, the population of ZIP 34120 would increase by 8,282 persons, or 68.66 per- cent, from 2000 to 2015 as demonstrated in Table 1.02.1 below: Table 1.02.1 Population Estimates and Growth Projections 2000 2005 2010 2015 Postal ZIP Code 34120 12,062" 15,659 17,551 20,344 Percent (%) share of the (+3,597) (+5,489) (+8,282) Unincorporated County 5.61%" 5.61% 5.61% 5.61% Corkscrew and Rural Estates 19,834 33,912 43,471 55,843 Percent (%) share ofthe (+14,078) (+23,637) (+36,009) Unincorporated County 9.22% 12.15% 13.89% 15.40% Unincorporated Total 215,043" 279,124 312,857 362,644 Source: Collier County Permanent Population Estimates and Proiections (2000-2015) "U. S. Bureau of the Census (data derived from the 2000 decennial census) However, if estimates for ZIP 34120 were calibrated to reflect percentage growth projected in 2009 for the area under study, as reflected above in Table 1.01.1, its population growth would be: Table 1.02.2 Population Estimates and Growth Projections Postal ZIP-Code 34120 Percent (%) share of the Unincorporated County 2000 12,062" 2005 33,912 2010 38,183 2015 48,349 5.61%" 12.15% 13.09% 15.09% Unincorporated Total 215,043" 279,124 291,696 320,404 Source: Collier County Permanent Population Estimates and Proiections (2000-2015) "U. S. Bureau of the Census (derived from the 2000 decennial census) Transportation Infrastructure Improvements Historically, county government's program to expand roadway capacity within any individual Planning Community District (PCD) can establish an area as having significant, long-term growth potential. z.~ 2J Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page I-4 The experience of recent years demonstrates that Collier County's Canital Imnrovements Proe:ram (CIP) for new roadway construction and/or roadway capacity improvements is both a reliable indicator of the location of future residential and commercial development and a predictor of population growth. Development of the Collier County 2030 Long Range Transportation Plan (LRTP) Update The Safe, Accountable, Flexible, and Efficient Transportation Equity Act: A Legacy for Users (SAFETEA-LU), enacted in 2005, provides the federal mandate by which the Collier County Metropolitan Planning Organization (MPO) must update its Lone: Rane:e Transnortation Plan (LRTP). Consequently, to ensure continuation of Federal revenues, including non-transportation dollars, to Collier County -- the MPO prepared and adopted an updated 20-year LRTP plan prior to July 1, 2007 that met the following minimum goals: . Preserved the existing transportation system; . Promoted efficient management and operation of the system; . Increased accessibility to the system; . Linked the existing system to new, improved roadways; and . Increased the system's safety and security. The LRTP reflects Collier County's growth in population and employment through use of an Urban Land Use Allocation Model (ULAM) that reflects develop- ment patterns and the impact on the transportation system of anticipated growth rates for the period 2010 to 2030. Forecasted land uses are programmed to account for previously announced development plans, future employment, school-enrollment projections, and estimates of traffic growth rates. The ULAM evaluated the existing transportation system in both Lee and Col- lier counties in 2005. Additionally, the ULAM accounted for the commitments both counties made to finance and construct an improved surface transportation network when the allocation model was developed. A model "Existing-PIus-Committed (E+C)" roadway network was created for Collier and Lee counties and matched against forecasted population, school- enrollment, and employment for the year 2030. The components of the 2030 Needs Plan are: . Highway; . Transit; . Pathways, bicycle and pedestrian; . Freight; and . Maintenance and operation of the Collier County transportation system. 2L\ 2S Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page 1-5 The focus of the analysis that follows addresses study area constituents of the Highway Component of the 2030 Needs Plan. The Highway Component is to identify Collier County's roadway needs for the period ending in 2030 ("plan year 2030") so that projected 2030 traffic will be carried at an acceptable Level of Service (LOS) on an identified 2030 roadway network. A detailed 2030 Highway Needs Network LOS Evaluation is provided below in Table 1.03 in the form of a 2015 Interim Plan. It identifies major roadway seg- ments located in the Corkscrew PCD, and Rural Estates PCD that provide access to the site on Randall Boulevard for the proposed Randall Boulevard Sub-District de- velopment ("the subject site"). Needed access-road improvements are illustrated by detailed project listings from the Florida Department of Transportation (FDOT) Draft Tentative Work Pro- e:ram. Fiscal Year iFy) 2009/2010-2013/2014, as illustrated in the "Attachment I-A" listing provided by the Collier Metropolitan Planning Organization (MPO). Table 1.03 below identifies each roadway segment by the existing number of lanes, the lanes needed for plan year 2030, lanes committed to be built before the interim plan year 2015, forecasted traffic volumes for 2015, the 2015 Annual Aver- age Daily Traffic (AADT), and a Volume-To-Capacity (V/C) Ratio to indicate whether the desired Level of Service (LOS) is met or not met. Roadways are shown in descendine: order from the highest V/C Ratio to the lowest. "E+C" Lanes are lanes on existing roads and road improvements under con- struction or programmed for construction. Numbers (2, 4, 6) represent the number of road lanes. The letter "R" designates a rural road, "L" a local road, "U" an undivided road and "D" a divided road. The "2015 Volumes" represent the total daily traffic that the improved road segment can carry and still maintain an acceptable LOS. The AADT is calculated from model volumes utilizing a seasonal adjustment factor for Collier County. A ratio of less than 1.00 is a forecast that the roadway Level Of Service (LOS) will be maintained properly. A ratio that is greater than 1.00, highlighted in bold, indicates that the fore- casted volume will exceed the adopted LOS standard for that roadway. Roadways below are shown in descendine: order from the highest V/C Ratio to the lowest. Roads in proximity to the subject site are also highlighted in bold. Ll.o 2.1 Randall Boulevard Sub-District Market-Conditions Study Exhibit LlPage 1-6 Road Number Table 1.03 2030 Long Range Transportation Plan (LRTP) LOS Evaluation 2015 Interim Plan: Volume-To-Capaclty Analysis Study Area Related Roadways (February 20, 2006) Link E + C 2030 2015 2015 2015 2015 Lanes Network Lanes Volumes AADT V/C Ratio Lanes CR-846 Immokalee Road 60 60 49,200 52,900 1.08 Wilson Boulevard to Randall Boulevard CR-846 Immokalee Road 60 60 53,500 46,400 0.87 CR-951 to Wilson Blvd. CR-846 Immokalee Road 60 60 49,200 28,200 0.57 Randall Boulevard to CR-858 CR-951 Collier Boulevard 60 60 53,500 28,000 0.52 Vanderbilt Beach Road To CR-846 CR-876 Golden Gate Boulevard 4D 40 35,700 13,700 0.38 CR-951 to Wilson Blvd. CR-862 Vanderbilt Beach Road .. 40 40 35,700 11,700 0.33 CR-951 to Wilson Blvd. Analysis of Roadway Capacity in Collier County The capacity calculations for roads listed in the 2015 Interim Plan detailed above have identified needed roadway-capacity improvements. The following exami- nation of actual roadway utilization focuses on both roadways accessing the Cork- screw and Rural Estates PCD's, as well as roads within the Corkscrew and Rural Estates planning communities. Two recent Collier County Evaluation for the Conl!estion Manal!emeilt Svs- tem, one for 2005 and another for 2008, analyzed roadway facility operational deficiencies and identified roadway segments that operate in excess of their adopted Level of Service (LOS). Deficient segments, for the most part, lack both a sufficient number of lanes to maintain their adopted LOS and the absence of parallel facilities to assist in limit- ing their service volumes. Well documented increases in population, lane miles, vehicle miles, and the percent of system utilization through to interim plan year 2015 have provided the basis for an extensive roadway construction program in the study area beginning in 2006 and extending to 2015. 2.~ 2...'\ Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page 1-7 Current Volume to Capacity (V/C) Ratios for roadway corridors providing ac- cess to the Corkscrew PCD and the Rural Estates PCD and principal roadways within both PCD's are listed below in Table 1.04.01 and Table 104.02. Each seg- ment's total peak-hour volume has been calculated and the remaining capacity for each segment has been listed. Table 1.04.1 Congestion Management System Roadway Links 2006 Volume-To-Capaclty Analysis Study Area Related Roadways (October 25, 2006) Road Link Number Roadways FromfTo Exiting Road Lanes 2006 Minimum Standard (LOS) Peak Hour Service Volume 2005 2005 Peak VIC Ratio Hour Volume 2005 Trip Bank CR-876 Golden Gate Boulevard 40 0 2,350 1,495 0.64 278 CR-951 to Wilson Boulevard (4.72 centerline miles) Total Volume: 1,763 (Peak Hour Volume + Trip Bank) Remaining Capacity: 587 CR-846 Immokalee Road 60 E 3,790 1,264 0.33 653 CR-951 to Wilson Boulevard (4.92 centerline miles) Total Volume: 1,917 (Peak Hour Volume + Trip Bank) Remaining Capacity: 653 . . . Table 1.04.2 Congestion Management System Roadway Links Volume-To-Capaclty Analysis Study Area Related Roadways (October 1, 2008) Road Link Exiting 2008 Peak 2008 2008 2008 Number Roadways FromfTo Road Minimum Hour Peak VIC Ratio Trip Lanes Standard Service Hour Bank (LOS) Volume Volume CR-876 Golden Gate Boulevard 40 0 2,350 CR-951 to Wilson Boulevard (4.72 centerline miles) Total Volume: 1,993 (Peak Hour Volume + Trip Bank) Remaining Capacity: 357 Current LOS = 0 1,693 0.72 300 CR-846 Immokalee Road 60 E 3,790 CR-951 to Wilson Boulevard (4.92 centerline miles) Total Volume: 1,819 (Peak HourVoiume + Trip Bank) Remaining Capacity: 1,971 Current LOS = B 1,401 0.37 418 Table 1.04.01 demonstrated peak-hour volume and other indices calculated for 2006 with the remaining volume to capacity (V/C) ratio listed in descending or- der. Table 1.04.02 demonstrated an identical calculation for 2008 with a remaining volume to capacity (V/C) ratio for each segment, again listed in descending order. ~a 3\ Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page 1-8 For comparison purposes, a summing of the three key indicators - Peak Hour Service Volume, Peak Hour Volume, and Remaining Capacity - for the two road- ways listed for 2005 and 2008, is illustrated below in Table 1.04.3: Table 1.04.3 Study Area Roadway System ComDarisons Peak Hour Peak Hour Remaining Service Volume Volume Capacity 2006 2008 6,140 2,759 1,240 ~ ~ ~ 0 +344 +1,088 (0.00%) (+12.51%) (+87.74%) Overall, the 87.74-percent increase in remaining capacity combined with a modest 12.51-percent increase in peak-hour volume over two years confirms that the additional capacity added to the study area roadway system has added significantly to the ability of these two major collector roads to manage successfully new traffic- demand increases. The accelerated study-area plan of roadway design, right-of-way (ROW) ac- quisition, and highway construction now incorporated in Collier County's current Transportation Improvement Program (see Table 1.05 below) will document that Collier County transportation planners have anticipated increased traffic demand on area roads for the foreseeable future and have programmed and will be constructing the roadways needed to serve the growing population of the area under study. . . . Collier County's public facilities Annual Undate Inventorv Renort (AillR), dated October 22, 2008, reported traffic volume increases countywide. The Collier County Transportation Services Division and the Florida Department of Transporta- tion (FDOT) have programmed pre-construction, road resurfacing, and construction activities in response to needed roadway improvements identified in the 2030 Needs Plan and the 2008 AUIR. The increased traffic volumes predicted by the 2015 Interim Plan, as demon- strated in Table 1.03 above, and current traffic volumes exhibited in the 2008 Evaluation for the Cone:estion Manae:ement Svstem, as demonstrated above in Table 1.04.2, documents the efforts of County transportation planners to plan sufficiently for capacity improvements for the roadway network in the area under study. De- tailed data derived from the Collier County Transportation Improvement Plan (TIP), as reported in the AUIR for 2007 and 2008, and applied generally to the study area, is listed below in Table 1.05. 32.. 3?> Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page 1-9 Programmed activities are listed by type, i.e. design, right-of-way acquisition (ROW), and construction. Estimated costs are provided as well as the Fiscal Year (FY) in which a pro- ject starts and the FY for the estimated time of completion. Base operations and maintenance budgets, and contingencies are not ac- counted for in the reported aggregate dollar amount covering the period from FY05 to FY13. Table 1.05 Study Area and Related MIi2I: Roadway Projects: Collier County Transportation Improvement Program (TIP) For the 5-Year Periods 2008/2012 and 2009/2013 (Published respectively on November 5, 2007 and October 22, 2008) PROJECT NAME YEAR 2007 2008 Immokalee Road (CR-846) CR-951 to 43"' Avenue NE Immokalee Road (CR-846) 1-75 to CR-951 2007 2008 Collier Boulevard (CR-951) CR-846to CR-876 2007 2008 Vanderbilt Beach Rd. (CR-862) 2007 CR-951 to Wilson Blvd. 2008 Oil Well Road (CR-858) 2007 CR-846 to Everglades Blvd. 2008 Oil Well Road (CR-858) 2007 Desoto Blvd. to Camp Keais 2008 Golden Gate Blvd. (CR-876) 2007 Wilson Boulevard to east of 2008 Everglades Boulevard Wilson Boulevard 2007 CR-876 to CR-846 2008 COST TYPE START COMPLETE $15,419,000 Construction FY06 FY09 Completed $23,694,000 Construction FY05 FY09 Under Construction $43,812,000 Construction FY07 FY09 Completed $58,021,000 Design/ROW FY08 FY12 $30,721,000 Design/ROW FY09 FY13 $48,000,000 Construction FY11 FY13 $46,000,000 Construction FY09 FY10 $17,901,000 Construction FY11 FY13 $0 $68,786,000 ROW/Design FY08 FY14 $54,170,000 Construction Unknown I $6,000,000 Design/ROW FY08 FY12 $12,940,000 ROW/Cons!. FY11 FY13 Total project costs For the Study Area: 2007 $281,633,000 2008 $143,831,000 Total Collier County Project Costs: 2007 $601,147,000 (46.84% applied to the Study Area) 2008 $278,155,000 (51.71% applied to the Study Area) ... 0~ 25 Randall Boulevard Sub-District Market-Conditions Study Defining a Support Area for Analysis Exhibit LlPage 1-10 Randall Boulevard Commercial Sub-District Growth Manal!ement Plan Amendment (GMPA): An earlier market-conditions study was submitted on April 25, 2008, in support of a petition to establish an "Randall Boulevard Sub-District" development to accommodate a variety of commercial uses on a 56.496-acre property ("the subject site") located on the south side of Randall Boulevard beginning at its intersection with Immokalee Road (CR-846). Presently, its zoning classification is Agricultural (A). The proposed market-support area is defined below. It will provide a context for assessing the commercial viability of uses to be located within the proposed commercial and retail center with a total of 390,950 square feet of commercial uses on the site, with a cap of 315,950 square feet reserved for retail development. Pro- posed uses include, but are not limited to, retail, medical-dental office, general office, and essential-services land uses. Methodolol!v Conventionallv Emploved in Defininl! a Support Area: Identifi- cation of a market-support area is required to assess the feasibility of the uses that are proposed for the subject site. Since 1994, the Metropolitan Planning Organiza- tion (MPO) has projected periodically the growth of dwelling units (both single- family and multi-family) by identifying the degree of "saturation" or "development potential" attainable for each Traffic Analysis Zone (TAZ) in Collier County. The data employed for the saturation analysis includes the quantity of vacant land within each TAZ and the land's suitability for residential and commercial uses as determined by the density indices and the other policy-driven measures provided for in Collier County's Growth Management Plan (GMP). The methodology utilized in projecting new population and resultant job growth within each TAZ employs an inventory of existing dwelling-unit and commercial development in the study area. This methodology forecasts future development on currently undeveloped parcels by calculating dwelling-unit saturation and related job growth likely to be attained by new-resident demand for basic goods and services. The "saturation" forecasts for individual TAZs utilize the most recent Census data, aerial maps, tax rolls, and planned-unit-development monitoring reports as well as other pertinent data sources. Undeveloped, agriculturally zoned parcels are analyzed to determine their development potential. Consistent with adopted compre- hensive-plan policies then in place, unit densities were assigned to these parcels. The saturation forecast of yet-to-be-developed dwelling units is totaled and added to existing units to obtain a potential total of dwelling units and the future population estimated to reside in these yet-to-be-developed units. Since the MPO's first use of this development potential method in 1994, TAZ forecasts have been subjected regu- larly to recalculations that account for urban- and suburban-area growth in Collier County generally and the area under study specifically. 3~ ~1 ~. <Xj "' ~ w 0 ~ "' '" 0 ct ~ en ~ i!", ~ o ~ <.') 0 !i ~CI)~~N Wit~~w!! C) ....l s: Z U fI) W5~5~~ .... ~ 0 u ~ <I( ...J Q: e::: Ci Z i!i ~ !:!:! w <C( ; ~ ~ ~ ~ ~ ~ ~ N M ~ ~ ~ ~ ~ m 0 ~ ~ M ~ ~ ~ ~ ~ W ~ m m ~ ~ ~ ~ $ ~ ~ M ~ ~ ~ ~ ~ ~ 8 ~ N M ~ ~ 0 ~ ~ ~ ~ ~ N N N N N N N N ~ ~ N ~ ~ ~ ~ N ~ ~ ~ ~ ~ ~ ~ ~ ~ M M ~ ~ M ~ M ~ ~ M ~ ~ ~ ~ II IDgnllnlllllllr~nlll .111111~IDllnlnDln.D nnn ~ z+~ i:< -L ."'.. '. ... '. '. " '. '.. ". " .... '. .... .... .... '.. ! .... "... ..... -- w -' ~ c) (Y) W t- - en ~ :E C)~ offi 0:=6 ~~ We... ...J~ ;:)::2: O~ aJ~ ..JO ...JS <( o z ~ 0_ zo -M .w el... z_ -:::l 0::", 0 w CD We-IonQ 2!:;<(oU? oo-"lt zo::~~ w.....J'" ZlLLLM 0<( .N (J) a:: UJ .. c~~~ ~g~~ OmZD. Z' Do: II)~ 9~~ >~ <(~ ^" Randall Boulevard Sub-District Market-Conditions Study Exhibit LlPage 1-11 Table 1.06.1 below provides important examples of anticipated increases in the study area's residential populations. The estimated population serves both as an example of significant population growth while illuminating a lesser contribution made by multi-family units when accounting for population growth. A map locating the referenced Traffic Analysis Zones employed in Table 1.06.01 and subsequent ta- bles is exhibited on the facing page. Appended Section I, Exhibit 2 provides the find- ings of the 2005 Build-Out Study. Table 1.06.1 Traffic Analysis Zones (TAZ) in the Sub-District Primary Trade Area (PTA) Estimated Build-Out Population Allocated By Dwelling Unit Type TAZ Single-Family Multi-Family Population Number (SF) (MFl (Build-Oull 214 2,088 16 2,104 215 2,275 27 2,302 216 2,085 145 2,230 217 1,659 879 2,538 393 3,091 48 3,139 394 4,707 46 4,753 / 395 1,808 31 1,839 396 3,676 106 3,782 398 3,115 1,107 4,222 399 6,167 2,211 8,378 400 4,066 0 4,066 402 905 Q 905 Total 35,642 4,616 40,258 Source: 2005 Residential Build-Out StudY, Collier County Comprehensive Planning Department Note: The PT A includes T AZ areas within 3.0-radial miles of the center of the proposed Randall Boulevard Sub-District. *** Fraser & Mohlke Associates undertook this revision of the Randall Boulevard Sub-District market-conditions study submitted on April 25, 2008, to account for changed conditions since 2008. Importantly, the "revised" study includes relevant findings and recommendations of the recently completed final report of the East of Countv Road 951 Infrastructure and Services Horizon Studv ("the Horizon Study") presented to the Board of County Commissioners (BCC) on September 29, 2008, and summarized below. Horizon Study Background On May 24, 2006 the BCC was presented the preliminary report of the Hori- zon Study. The purpose of the preliminary report was to identification three levels of service options for public infrastructure and service outlays for the Horizon Study area east of County Road 951 (CR-951). 4G L\\ Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page 1-12 During the 2006 presentation, the BCC provided staff with direction to in- clude a land use model, specifically a Collier County Interactive Growth Model (CIGM) into the study to refine infrastructure planning in areas lying east of CR-951 to determine population and its distribution over time to build-out. This would inte- grate the findings of the service-level options cited above and create such a growth model to address the future growth expected in that area. The CIGM study area in- cluded all lands east of CR-951, except Marco Island. The 2005 Collier County Residential Build-Out Study, compiled by the Col- lier County Comprehensive Planning Department, forecasted a year 2030 population of 688,489 for the study area. In 2005, Comprehensive Planning estimated the study area to have a population of 71,000 persons. However, subsequent land-cover data assembled in 2007 by a Horizon Study consultant forecast of a build-out population of 442,537 persons. Traditionally, Collier County has employed a straight-line forecasting method for estimated populations. This methodology had been sufficient until recently, when the County's 2005 Residential Build-Out Study projected a build-out scenario but did not forecast its timing. The 2005 Build-Out Study predicted what build-out conditions would be, but did not estimate the year or years when they would occur. The results of the Build- Out Study underscored the need for Collier County to develop a more robust, flexible method to keep pace with its growth. An improved approach was desired in order to link population growth with capital infrastructure expenditures, while balancing the growing demand for public services. To better gauge the timing and manner in which the area will develop and the necessary decisions related to public capital outlays for that development, the BCC directed Staff to incorporate a land-use component into the study. Following a search to select firms that provide land-use studies to municipalities and counties, the firm of Van Buskirk, Ryffel & Associates (VBR) was selected, due largely to VBR's trademarked and copyrighted product, the "Interactive Growth Model," could provide the modeling needed to address questions related to future growth in the area covered by the Horizon Study. The Interactive Growth Model employs population forecasting as the key element in predicting future need for essential public services. Over time, it can dis- tribute the population in five-year increments to a VBR predicted build-out in 2080. It can also be applied to commercial corridor allocation models, comprehensive plan updates, economic development, and Traffic Analysis Zone (TAZ) updates. The Interactive Growth Model can be used to determine the timing and loca- tion of utilities, school facilities, parks and recreation facilities, and fire stations among others. It can also be used to demonstrate "What If?" scenarios of alternative growth management policies and decisions of the community allowing the implica- tions and results of different planning decisions under study. l\~ L\~ Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page 1-13 For planning purposes, Collier County also selected seven sub-models of the Interactive Growth Model including: Commercial, IndustriallWholesale, School Fa- cilities, Open Space, Fire/EMS, Law Enforcement, and Mfordable Housing. These seven sub-models were used to determine the need and extent of each category, commensurate with population growth, and to assist in recommending their optimal locations. Overview of the Collier Interactive Growth Model The purpose of the Collier Interactive Growth Model (CIGM) was to forecast the spatial distribution of the County's population to build-out and to forecast the apportionment of land uses needed to meet the needs of the population in the most cost-effective manner. The specific goals of the Horizon Study included: . Forecasting accurately population growth to build-out in its study area; . Forecasting when and where growth will take place; . Determining if there will be sufficient land uses designated to support the goods and services needs of the population; . Determining the need for a supported land use by its type and intensity; and . Forecasting the timing and spacing of supporting facilities such as schools, parks, commercial centers and fire stations. When creating the CIGM, County planners and VBR made certain assump- tions in establishing the year 2007 baseline scenario that persisted throughout de- velopment of the CIGM as follows: . The study area consisted of lands lying east of CR-951, except Marco Island. . The study area was divided into 172 zone areas, each known as a Traffic Analysis Zone (TAZ). With some adjustments, each zone was inventoried for current development and potential development based on the Future Land Use Element (FLUE) policies in Collier County's Growth Management Plan (GMP). . The CIGM applied a series of algorithms to solve problems. Algorithms use procedures to solve a problem that may have many solutions (Once problem parameters are defined, a algorithm will produce a solution). . The parameters for the public school sub-model are current level of service, school plants by type, plant capacity, timing of plants and the students gen- erated by school plants over time in order to determine the timing and loca- tion of facilities. When sub-model parameters change, the CIGM is adjusted accordingly and all new data is processed through the software, making he CIGM a dynamic model; the 2007 CIGM baseline scenario is based on current levels of service, and as these change, resultant CI GM data sets change. . The parameters for the public recreation and park sub-model were the cur. rent level of service for existing community and regional parks. l.\~ L\5 Randall Boulevard Sub-District Market.Conditions Study Exhibit L/Page 1.14 . The parameters for the commercial sub-model were the Urban Land Institute (ULI) guidelines and the current market in the study area for neighborhood, community and regional commercial centers. . The parameters for the fire station sub-model were the ISO standards and requirements of fire stations to obtain a Class I rating. . The demographic model was developed applying the ratio method and regres- sion analysis using comparable counties in different stages of development. . The service area for schools, parks and fire stations, and the market area for commercial facilities were all within the Horizon Study area limits in 2007. The CIGM consists of data and formulas that forecast the distribution of growth. It can describe and explain the relationship of key demographic and eco- nomic variables. It is interactive, so that when key data changes, study findings and conclusions are influenced accordingly. The key objectives needed to address the goals ofthe study and the development ofthe CIGM include: . A current inventory of development and demographics by TAZ; . The creation of the build-out inventory of development by type and intensity and the forecasting of the demographics of future residents by TAZ; . The disaggregation of the study area into 172 TAZ areas that comprise ap- proximately 70,000 individual parcels of land, to facilitate the handling of an estimated one million bits of data: . An accurate population forecast (the Population Forecast Model); . The design and development of sub-models selected by County planners; . The design and development of criteria and formulas for the spatial distribu- tion of development over time; . Data output by TAZ in five-year increments to the time of build-out. The data that resulted from an analysis of these objectives were then trans- lated into graphs illustrating conclusions of the Horizon Study. Build-Out Model Population Forecasting Aggregate projected population for Collier County in five-year increments was the key component of the Collier Interactive Growth Model (CIGM). The CIGM had the capability to distribute that population by sub-area, over time to build-out. L\.~ 2000 Traffic Analysis Zones I, 422 :-'-'~'_ '"91 421 :' f ----J- I <130.1 :426.1 425.2 L 421.1 142'1--+::::+,.' 425.1 ."Ct:,1 r'~~6~ J ~---:420.2 _~N109- . i : 392.3~/,j ~ ltlO .~2,-- I 39'2.21 1388.21 i1t9.1!___~t;382.1 380 I <Ill CL,:!J921,f , LJ388.1_412 <IIl.l'392.1."....388.3-+=-1 I ~391 \ " t. ,389.1'381 31 84;~81 .' <II?l 1". I " \:-',911 381 i 383.1 i , 9 IF, f- "~"'22 J395 394,390 J','; ; J ,82.19 ',89 372. <113.2,-' - -- 390.2 i ~ 'I ~ltrr~~~'i~"f"' ..Ir, , 381.1 383.2t~"" 138 11 "115 M l _r-~393 3911' i I 386.1 . ._, 183 220 217 216 396 3864 IL i 378.1 129113 ~l 1._ I" 't!).J ""'172-182 I 219 I 21_5 .214213 I I \ " 131 e~~;!1sl~Bl ~'l71 241 I 23~ '~ "t6.~ r' 386 i 53~1,!t1 p.-,.191. 231..JJ.'li224 223.1 i r if123.169_194 ' 232 225 I i. " 1':' J, ,228 223 222~' ~ 152 rs-,~~- ~,ot 221.2 2i3.~L_386:k_.__.__ ~~215,'~,i5hti8 I I 56 ~4j -, 356 1 I /~:.J5' 362 361.1 i 314~~ltlr[~~'\:miJ62.1 "355',;'11' 313.? ~3, 309'! 3511':'1"11 -, "'< .A-:~<, 'f . I .., "~~%fP" '357.21'355 i 313.2 _:'----t--, I -, ,I .N '310.1", 343.2.r ">..ri,' I: - 0>_,--'-', J 313.2.e 343 343.3'''~' '--j r - ~~~:~~3/i/ 353 II""" I I, 3212\,,.,}: 326. ,,-~: 333 '., ~''''1328;,Q2'!i i 353.1 \.~~_;...~~ ~ 'of f'"' ~'""'"."~~J"'. 32'8'" I '-.....' '>if ,'~T " -328 ' "'!'ex;;.. ",,;:,__~i-'_. ',~, ''.J~I \~ 323\) "J~ "IS.</ ~ 378 I ---.---.-----l I ".--T--~ , I ! 354 352 341 I ,. i ----- , i ! ,/ --~ ". ----. , 351 '-",' " \ 350 " " ",\ 349\ "~. ~------------- ~---~-- -~~ -------- 348 i ',J Ci 4 o u 1 E~ 24 32 Miles w. s Legend I' I 2000 TraffiC AnalYSIS Zones L\1 Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page 1-15 Knowledge of the distribution of population over time creates the ability to de- termine when and where public and private support services and land uses need to be, and to provide them in tbe most efficient manner geographically. The benefits of an accurate build-out population model include: . Creating a benchmark build-out population scenario based on planned land uses and current zoning in order to test and compare alternative scenarios; . Disaggregating the study area into 172 manageable TAZ sub-areas that in- clude over 70,000 individual parcels of land, provided opportunities to test al- ternative scenarios to determine spatial development impacts; and . Testing the need at build-out, and in intervening years, to determine the ap' portionment of land uses, the coverage area for each use, and their geo- graphic distribution in order to determine and meet the need of residents. Collier County Population Forecasting Collier County has experienced significant growth since 1980. During that 26.year period, Collier County grew from a population of 85,971 in 1980 to an esti- mated pre-Horizon-Study population of 314,649 in 2006, a 365 percent increase. A principal goal of the Horizon Study was to determine if there are more accurate ap' plications and methodologies to forecast aggregate population growth than the typi- cal linear extrapolation that has been the basic forecasting method used in Collier County. Forecasting Methods The following methods were analyzed by VBR to determine which would be most applicable to forecasting the Collier County population for the short and long term. The analyzed forecasting methodologies included the following statistical techniques: . Cohort Component Model, . Simple Curve Fitting or Extrapolation Model, . Exponential Model, and . Sigmoid or Logistic model. The Sigmoid or Logistic model was chosen and the study area was disaggre- gated into the 172 Traffic Analysis Zones discussed previously. These analysis zones are those employed by Collier's Metropolitan Planning Organization (MPO) for local transportation modeling. The map on the facing page shows the location and identification number of each TAZ identifying each of the areas analyzed by the Horizon Study. ~~ L\~ Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page 1-16 Horizon Study Area Population Forecast: 2007 to Buildout* Year Population 2007 79,568 2010 89,910 2015 117,916 2020 153,631 2025 191,329 2030 230,283 2035 269,814 2040 308,560 2045 343,071 2050 371 ,180 2055 392,562 2060 407,970 2070 418,623 2075 430,524 2080 433,628 Buildout 442,537 Source: Van Buskirk, Ryffel, & Associates, Inc. (See VBR Table 2,01 at 90% of Build-out*). Horizon Study Commercial Service Sub-Model A commercial service model has been created to determine the demand for neighborhood, community and regional centers that include retail and other com- mercial uses. The sub-model helps determine their optimal locations, required as a function of time and population and the disposable incomes of the population. The sub-model provides guidelines for the apportionment of future land uses for commercial services and office space, and identifies deficiencies or surpluses of land designated for commercial use. This sub-model also provides important data sets that can be used to analyze proposed revisions to the County's Future Land Use Map (FLUM) series; a sub. model can be updated annually. A VBR sub-model table accompanied by supporting text from pages 45 through 49 of the CIGM Executive Summary is appended to Section I under Exhibit I-2B. The table indicates the location, by Traffic Analysis Zone in the general area under study, of optimally located commercial centers, existing and future, by type and the timeframe in which they will be needed to serve a growing study area popu- lation. 50. 5\ Randall Boulevard Sub-District Market.Conditions Study Exhibit L/Page 1-17 Overall Consultant Conclusions Derived From The Horizon Study The conclusions reached by consultant Van Buskirk, Ryffel & Associates are: . The Future Land Use Element (FLUE) of the County's Growth Management Plan (GMP) addresses successfully a wide range af development and envi- ronmental concerns important to the residents of Collier County. The adopted GMP implements multiple goals, objectives and policies designed to protect the public's interest and to preserve the natural environment. . The CIGM estimates that the population for the study area in 2007 was 79,568 and forecasted it to be 442,537 at build-out. The forecasted population at the time of buildout for some of the key sub. districts including the follow. ing: Rural Lands Settlement Area (RLSA) 210,632 persons; Rural Fringe Mixed Use District (RFMUD), 34,837 persons; Immokalee, 59,127 persons; and the Golden Gate Estates (GGE) 79,614 persons. There are sufficient opportunities provided in the FLUE for land uses desig- nated for schools, community parks, commercial centers, industrial develop- ment, fire and EMS stations and sheriff sub-statians to meet the needs of fu- ture populations with the exception of Immokalee. It is anticipated that the Immokalee Master Plan will address these land-use needs. . Golden Gate Estates (GGE) is a unique low-density residential development. One strategy to address its service(s) shortfalls is to distribute such land uses in the GGE as little as possible. Locating a public-service facility on its pe- riphery in which the facility's service area is sufficient to penetrate an area of the Estates' so its coverage provides residents with adequate service levels. . For each of the towns and villages developed in the RLSA, a level of specific- ity needs to be established in the development of their plans for land uses and the spatial distribution to ensure that the needs of future populations are met. For example, if there is a need for multiple elementary schools, it is im- portant that the future sites be spatially located to serve individual neigh- borhoods. The CIGM can provide the data needed to assist in this endeavor. . The FLUE does not have provisions for a regional center. Given the fore. casted build-out papulation of the RLSA and Immokalee af 269,759 persons, it can help determine the need for a regional center to. support a regional hospital, a regional shopping center, a regional park, and other critical serv- ice amenities. . The CIGM needs to be updated annually in order to manage growth, identify development and demographic trends, assist in the apportionment of land uses to meet the needs of future populations and to determine and monitor the impacts of growth. *** ~ Table 1.06.2 Selected Traffic Analysis Zones (TAZ) East of CR-951: Build-Out Population TAZ Single-Family Multi-Family Population Dwelling Persons Per Number (SF) (MFI (Total) Units Household 213 1,743 0 1,743 532 3.27 214 2,088 16 2,104 624 3.37 215 2,275 27 2,302 721 3.19 216 2,085 145 2,230 764 2.92 217 1,659 879 2,539 1,058 2.40 218/2181 1,757 27 1,784 599 2,98 234 1,943 36 1,979 620 3,19 235 964 14 978 315 3.10 236 1,426 23 1,449 447 3.24 390.1 1,186 2,199 3,384 889 3,81 391/391,1 4,710 0 4,710 1,504 3.13 393/393.1 3,091 48 3,139 1,019 3.08 394 4,707 46 4,753 1,625 2.92 395 1,808 31 1,839 637 2.87 396 3,676 106 3,782 1,262 3.00 397 5,451 2,294 7,744 3,149 2.46 398 3,115 1,107 4,222 2,462 1.71 399 6,167 2,211 8,378 4,629 1.81 400 4,066 0 4,066 1,287 3.16 402 905 Q 905 315 2.87 Subtotal 54,822 9,209 64,031 24,458 2.62 Source: 2005 Residential Build-Out Studv, Collier County Comprehensive Plannin9 Department (March 2005), Note: Detailed data demonstrating dwelling units and population for the Golden Gate Estates (GGE) east of CR-951 and the Rural Settlement Area, Rural Fringe Mixed Use District (RFMUD), and Rural Lands Stewardship Area (RSLA) Is provided later under Section I - Exhibit 2, Note 1: Primary Trade Area (PT A) Traffic Analysis Zone (TAl) areas are highlighted in bold, Remaining TAl areas not highlighted represent the Secondary Market Area (SMA), Note 2: The PT A includes T A.Z areas within 3.0-radial miles of the center of the proposed Randall Boulevard Sub.Distric!. The SMA includes a radial mile-wide area proximate to the PT A, The combined PT A and SMA include all TAl areas w~h two minor exceotions which are within a 4.0-mile radius oflhe orooosed Sub-District's center ooin!. S~ Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page 1-18 Employing CIGM Methods to Forecast the Primary Trade Area Population Persons-per-household (PPH) data employed in Table 1.07.1 below is derived directly from the 2005 Residential Build-Out Study. The sole purpose of Table 1.06.2 on the facing page is to calculate PPH for the defined Primary Trade Area only (See Table 1.06.1). The PPH reported for Collier County's Corkscrew and Rural Estates planning communities, derived from the 2005 Build-Out Study, is the latest household.size data readily available. The CIGM methodology limits its growth estimates to dwell. ing units only. Available PPH data has been employed as a multiplier to estimate future "plan-year" populations from dwelling unit projections. For the purposes of this analysis, Table 1.07.1 utilizes the referenced PPH data to estimate the base-year 2007 population for the Primary Trade Area (PTA). Table 1.07.1 . Primary Trade Area (PT AI Estimates of Dwelling Unit Projections East of CR-951 (PPH data derived from the 2005 Residential Build-Out Study . .. Dwelling Persons-Per- Total Persons TAZ Year Units IOU) Household IPPH) IOU x PPH) 214 2007 333 3.37 1,122 215 2007 452 3,19 1,441 216 2007 449 2.92 1,311 217 2007 80 2.40 192 393 2007 430 3,08 1,324 394 2007 521 2.92 1,521 395 2007 323 2,89 933 396 2007 663 3,00 1,989 398 2007 439 1,71 751 399 2007 676 1.81 1,224 400 2007 353 3,16 1,116 402 2007 121 2.87 347 Totals 2007 4,840 ... 13,271 . Estimates provided by Van Buskirk, Ryffel, & Associates, Inc. (VBR) " PPH calculations are derived from Table 1.06.2 on the facing page NOTE: Similar PPH data is employed in the calculations of retail demand analyzed extensively in Section III of this Market Study (See Table 3.01.3, excerpted from the Commercial Demand Studv for the Golden Gate Area. October 2003). 54- 6S Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page 1-19 The 2005 Residential Build-Out Study estimated year around resident popu. lation; the VBR projections of dwelling units does not account for the distinction be- tween residents and non-residents. Some "held-for-occasional-use" units occupied by non-residents could account, in some part, for differences between the 2005 Study and CIGM-based estimates. Collier Interactive Growth Model (CIGM) utilizes the Sigmoid or Logistic method to forecast population. Aggregate projected population for Collier County in five-year increments is the key component of the CIGM enabling it to distribute that population by sub-area, over time to build-out. Tables 1.09 through 1.11 project dwelling units and population for the Sub- District's Primary Trade Area (PTA) for the following forecasted years: 2007, 2010, and 2015. Tables provide detailed data for the forecasted year as well as projecting the number of dwelling units and the population at the time of build-out for each of the reported Traffic Analysis Zones. The analysis begins with U. S. Census accounting of PTA dwelling units and population in 2000 as demonstrated in Table 1.08: Table 1.08 Primary Trade Area (PTA) Estimates of Dwelling Units East of CR-951 Reported By Traffic Analysis Zone (TAZ) for U. S. Census Year 2000' TAZ' Total Dwelling' Total' U.S. Census DU% U.S.Census Net Units (DU) Build-Out Year (2000) Developed Year (2000) TAZ Year Acres At Build-Out PODulation DU ISF/MFI In 2000 PODulatlon 214 2000 1,224 702 2,200 251 35.75 854 215 2000 1,985 865 2,711 375 43.35 1,211 216 2000 1,953 817 2,561 390 47.74 1,213 217 2000 RFMUO' 1,058 1,894 71 6.71 176 393 2000 2,065 1,137 3,564 180 15.83 574 394 2000 3,305 1,730 5,423 125 7,23 368 395 2000 1,208 657 2,059 93 14.16 272 396 2000 3,358 1,470 4,607 416 29.57 1,295 398 2000 1,407 1,674 4.330 126 7,53 313 399 2000 1,397 1,874 4,847 229 12.22 637 400 2000 3,432 1,450 4,545 213 19.36 673 402 2000 Q.W 400 ~ .Q 0.00 .Q Totals 2000 26,437' 13,834 36,125 2,469 17.85 7,586 Source: 1) ZOATA1 File for Traffic Analysis Zones, 2000 U. S. Census 2) VBR Scenario Name: Baseline 2007 East of CR- 951 s~ '51 Table 1.09 Primary Trade Area (PTA) Dwelling Unit and Population Projections East of CR-951 Reported By Traffic Analyals Zone (TAZ) for Forecasted Year (FY) 2007 TAZ Total Dwelling Total Forecasted DU% Forecasted Net Units (DU) Build-Out Year (2007) Developed Year (2007) TAZ Year Acres At Build-Out PODulation DU ISF/MFI In 2007 PODulatlon 214 2007 1,224 702 2,200 333 47,18 1,038 215 2007 1,985 865 2,711 452 52.25 1,409 216 2007 1,953 817 2,561 449 54,96 1,400 217 2007RFMUO' 1,058 1,894 ... ... ... 393 2007 2,065 1,137 3,564 417 36.68 1,300 394 2007 3,305 1,730 5,423 521 30.12 1,624 395 2007 1,208 657 2,059 323 49.16 1,007 396 2007 3,358 1,470 4,607 663 45.10 2,067 398 2007 1,407 1,674 4,330 439 26.22 1,189 399 2007 1,397 1,874 4,847 676 36.07 1,831 400 2007 3,432 1,450 4,545 353 24.34 1,100 402 2007 5103 ~ 829 ill 30.25 ill Totals 2007 26,437' 13,834 36,125 4,747 34.31 14,156 Source: VBR Scenario Name: Baseline 2007 East of CR- 951 Table 1.10 Primary Trade Area (PTA) Estimates of Dwelling Unit Projections East of CR-951 Reported By Traffic Analysis Zone (TAZ) for Forecasted Year (FY) 2010 TAZ Total Dwelling Total Forecasted DU% Forecasted Net Units (DU) Build-Out Year (2010) Developed Year (2010) TAZ Year Acres At Build-Out PODulatlon DU ISFIMFI In 2010 PODulatJon 214 2010 1,224 702 2,200 380 54.13 1,185 215 2010 1,985 865 2,711 509 58.84 1,587 216 2010 1,953 817 2.561 502 61.44 1,565 217 2010 RFMUO' 1,058 1,894 ... ... ... 393 2010 2,065 1,137 3,564 490 43.10 1,528 394 2010 3,305 1,730 5,423 624 36,07 1,946 395 2010 1,208 657 2,059 367 55.86 1,144 396 2010 3,358 1,470 4,607 761 51,77 2,373 398 2010 1,407 1,674 4,330 521 31,12 1,409 399 2010 1,397 1,874 4,847 782 41,73 2,115 400 2010 3,432 1,450 4,545 429 29.59 1,337 402 2010 ~ ~ ~ m! 4.75 ~ Totals 2010 26,437' 13,834 36,125 5,504 39.79 16,409 Source: VBR Scenario Name: Baseline 2007 East of CR- 951 st 5C\. Table 1.11 Primary Trade Area (PTA) Estimates of Dwelling Unit Projections East of CR-951 Reported By Traffic Analysis Zone (TAZ) for Forecasted Year (FY) 2015 TAZ Total Dwelling Total Forecasted DU% Forecasted Net Units (DU) Build-Out Year (2015) Dsveloped Year (2015) TAZ Year Acres At Build-Out PODulatlon DU ISFfMFI In 2015 PODulation 1 214 2015 1,224 702 2,200 456 64.96 1,537 215 2015 1,985 865 2,711 598 69.13 1,908 216 2015 1,953 817 2,561 584 71,48 1,705 217 2015 RFMUO' 1,058 1,894 ... ... ... 393 2015 2,065 1,137 3,564 617 54.27 1,900 394 2015 3,305 1,730 5,423 812 46,94 2,371 395 2015 1,208 657 2,059 437 66.51 1,263 396 2015 3,358 1,4 70 4,607 923 62.79 2,769 398 2015 1,407 1,674 4,330 674 40.26 1,153 399 2015 1,397 1,874 4,847 968 51.65 1,752 400 2015 3,432 1,450 4,545 577 39,79 1,823 402 2015 ~ 400 829 11Q 42.50 488 Totals 2015 26,437' 13,834 36,125 6,816 49.27 18,669 Source: VBR Scenario Name: Baseline 2007 East of CR- 951 Note: 1) Based on Persons-Per-Household data reported in Table 106.2 *** Data derived from the above tables will be the basis for: . Estimating supportable acreage and square footage for commercial centers located in the PTA, and . Calculating commercial demand by providing evidence of the viability of pro- posed commercial activity based on population and economic growth in ana- lyzed geographic areas. *** The remainder of Section I will be devoted to: . Calculating the dimensions of total market area commercial development, . Documenting available source materials needed to verifY the analysis, and . Providing exhibits that map and illustrate PTA market conditions. ~o Table 107.2 Traffic Analysis Zones (TAZ) in the Sub-District Secondary Market Area (SMA) Estimated Build-Out Population Allocated By Dwelling Unit Type TAZ Single-Family Multi-Family Population Number (SF) eMF) (Build-Oull 213 1.143 0 1.743 218/218,1 1,757 27 1,784 234 1,943 36 1,979 235 964 14 978 236 1,426 23 1,449 390 7,397 89 7,486 391/391,1 4,710 0 4,710 397 5451 2.294 7.744 Totals 25,391 2,483 27,874 Source: 2005 Residential Build-Out Studv, Collier County Comprehensive Plan- ning Department (March 2005). Note: Detailed data demonstrating dwelling units and population for the Golden Gate Estates (GGE) east of CR-951 and the Rural Settlement Area, Rural Fringe Mixed Use District (RFMUD), and Rural Lands Stewardship Area (RSLA) is provided later under Section I - Exhibit 2, 235 236 390 391/391a 397 Table 1.12 Secondary Market Area CIGM Population Projections Reported By Traffic Analysis Zone (TAZ) for Build-Out TAZ Total Dwelling Total Net Units (DU) Build-Out Acres At Build-Out PODulation 1,292 586 1,836 646 263 824 1,368 657 2,059 839 359 1,125 1,151 492 1,542 5,556 2,979 9,338 2,153 1,180 4,878 3.871 3.149 5.637 16,876 9,665 27,239 TAZ 213 218 234 Totals Source: VBR Scenario Name: Baseline 2007 East of CR- 951 \n\ . Calculating the Dimensions of Total Market Area Commercial Development The International Council of Shopping Centers (ICSC) defines a Neighbor. hood Center as possessing a primary trade area of 3.0 miles or less and a Commu- nity Center as one possessing a primary trade area of 3.0-6.0 miles. ICSC also gives a site acreage range of 3.0 to 15.0 acres for Neighborhood Centers, and 10.0 to 40.0 acres for Community Centers. The Collier Interactive Growth Model (CIGM) advocates the use of the follow. ing guidelines in determining the number of persons required to ensure the viability of Neighborhood, Community and Regional commercial centers: . Neighborhood Center: 13,110 persons; . Community Center: 34,464 persons; and a . Regional Center: 157,324 persons. Further, the CIGM advocates the use of the following standards in determin- ing the acres and building area dimensions measured in square feet (sq. ft.) for Neighborhood, Community and Regional centers respectively: . Neighborhood Center: ] 1.0 acres and] 10,734 sq. ft. (8.45 sq. ft. per capita); . Community Center: 28.0 acres and 257,668 sq. ft. (7.48 sq. ft. per capita); and . Regional Center: 100.0 acres and 1,000,000 sq. ft. (6.36 sq. ft. per capita). The total of 14,156 persons the CIGM forecast for the PTA in 2007 in (See Table 1.09) translates to 8.45 square per capita; it equates to 119,618 square feet. Accounting for a Floor Area Ratio (FAR) of 20 percent, an 119,618.square-foot struc- ture if developed in 2007 would have required a developable property of 13.73 acres. The 36,125-person Primary Trade Area (PTA) population that the CIGM forecast for build-out in Table 1.09 translates to 7.48 square feet per capita; it equates to 301,130 square feet. Accounting for a Floor Area Ratio (FAR) of 20 per- cent, a 30l,130-square-foot structure at build-out would require a developable prop- erty of 34.56 acres. Table 1.07.2 demonstrates a 27,874-person population of the Secondary Mar- ket Area (SMA) for the Randall Boulevard Sub-District based on the findings of the 2005 Build-Out Study. Table 1.12 demonstrates a 27,239-person population for the Randall Boulevard Sub-District SMA based on the findings of the 2007 Collier In- teractive Growth Model (CIGM). The CIGM SMA population of 27,239 persons will be used to calculate the combined PTA and SMA population at build-out. The combined 36.125-nerson Primary Trade Area <PTA) and 27.239-nerson Secondarv Market Area (SMA) nonulation of 63.364 nersons forecast for build-out translates to a Communitv Center standard of 7.48 acres ner caoita eauatinlt to 473.963 sauare feet. Accountinlt for a Floor Area Ratio (FAR) of 20 nercent. a 473.963 -sauare.foot structure at build-out would reauire 54.40 acres. ~ ~~ Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page 1-20 Section I - Exhibit 3 that follows documents the number of approved dwelling units and permitted commercial development for each Planned Unit Development (PUD) within the general boundaries of the area under study; relevant components are highlighted in light grey. Other exhibits that follow include: . Collier MPO Transportation Work Program (2009/2010 to 2013/2014), . Collier ADIR Five.Year Work Program (2008), . Collier County Long Range Transportation Plan (2030), . Commercial/Service Sub-Model, CIGM Executive Summary (2008), and . Collier County Residential Build-Out Study (2005). * * * Additional Market-Conditions Analysis Section II of this Study will describe and analyze exiting zoned and/or devel- oped commercial property located in general proximity to the Sub-District site situ- ated on the south side of Randall Boulevard east of its intersection with Immokalee Road (CR-846). Section III: Analyzes retail demand. Section IV: Summarizes study findings and recommendations. Section V: Provides an Aooendix with supplementary documentation. *** \oL\ \0') Randall Boulevard Sub-District Market.Conditions Study Exhibit L/Page 1-21 Section I - Exhibit I-A Metropolitan Planning Organization (MPO) Draft Tentative Work Program Fiscal Year 2009/2010 to Fiscal Year 2013/2014 ~\o ~1 .-.., ~ ~ z b 0 ~ ~ ~ ~ < N ~ ~ ~ ~ 0 U ~ ~ 0 ~~ 0 ~ ~ <:> ~~ ~ <:> N ~ 0 z~ ~ . . ifJ N E-< ~ ~~ ..., ~ ~ ~~ j ~ ~ ~~ E-< ~ ~ -< U ~~ ifJ Q ~ ~ ,..- ~~ ~ 0 .. ffi ~ ;.... ~ ~~ ~ ~ fi3 ~ ~ E-- ~ ~ ~Q 0 0 ~ U ZN ~ ~ ...... 0 ifJ O~ ifJ ~ ~ ~~ ~ ~ ~ -< ~ ~ ~ U 0 ~ ~ ~ rJ1 0 ~ U ~ ~. ~ /"'\ < 1/....\ ; ~~.......)~ : " ".1\ ~1_____"J :--'l : i, . , . 'J' < ~\C----_'.J \fi~ioii___"", _ ln~ ~~ C.J \0 ... (J :-...',1 tl ~ e .~ ~)/J ~ ,~ ,I is e (' J ,-J , ~ e' P:: ,,J "_J S ~ t:: fU ~cJ ~ fj ",- :::: -'--. '" "J r.1 ~ ~ a ;...1 " ~-- flJ i- ,......-~ c 0 f ~J ~ j ~ !-< .... " g '" .,... I 8 :::; .~ .... ",- a " i t ... .. ~ i::l " ... f-< .C ~ ~I '--I r 'J .~I 'r.-J e' J I <(, V ,;> eU .~I . 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M , :> ~:) Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page 1-22 Section I - Exhibit I-B Collier County Annual Update and Inventory Report (AUIR) Fiscal Year 2008/09 to Fiscal Year 2012/13 ~~ '\'::> Attachment "0" AlHR Updllte 2001 fI V..r Work ProgramlCIE "~ (001..... ettown In ThouaancIe) Project Nlme FV.. FYI. FYl1 FY12 FYI' SUMMARV OF I'IlOJECTS _ount Amount Amount Good... Frank (PRR-GGPKWY) 'ioIcktn GIi. Pkwy Overpa.. Immob'" RdtColller Blvd -Urd Immoklllee RelIT, . Collier Blvd. R11lt1ean.n Polly to Collier Blvd A SBB Ph I Co1IPh I ROW 1,506 R SllRIlI s.m.,.. BlvdlPoIly 1,606 VUKlerbllt Bch RdlAlrport-Comer Blvd. Colli... BJvd.nmmk Rd-GG Blvd. Immob1M RdtUSC1..t71 - ) Collier BIYCf (US 41 10 OlIvia) Subtotal 1506 150. B Comer 8tvd (o.vis to N of GG Main CIIn.l) 10,01a en 12,H7 en 23.... Davil BouIeY.rd . Collier. RIIdio 21,100 en 21,100 Counly Bam RoIdlDlviI - CRa" 703 R ,.. V.nderblft BelIch RdICoIller Btvd..wll.on '.017 R 10,724 R 2,800 R 2.... R 11,100 R 30,721 I*' Golden Ga. 8IvcWII1ton E to Desoto 2.... R 10,110 R 3,100 R 38,100 en 54,170 I" Collier"" (GQII to _n) 2.... 8,715 R 23,400 en 32,1115 CoIl.... Blvd (N QG Can.1 . GrHn) 2.... R 27,000 DICII 21.... RlindllllBlvd 1,'" R 1,'" 171 Inl8n:hange. Ewrgbld.. o.vJ. BIYd UghUng Northbrooke WidanlngIV.6twood En ..... CNR ..... f sse - CDpplHiNlfto GrHI'l ',100 R 16,100 en 20,100 Ofl Well (Immk + 1.5 mile & Clmp Kel....1.15 mile) 24,'20 e 21,310 en 46,'" 011 w.l1 (Evergfad.. . E Desotol WlMon BIYd (OGB - Immk Rd) 1,'" D ',040 R 2,'" R 12,140 Golden Gate Pkwy Advanced CoMtruction ConUngency 11,'73 3,'76 ','" ..... ..... 28,112 Subtotal 86626 6$831 11100 79384 60600 303,641 7.... .. 32 . 831 11100 ,.... 10 "147 Ooer.tiona Imorovem&nl&lProo,.ms , 8rtcto- ~""mprovemen1s 2.... .,GOO ..... ','" G,OOO 22.... MaJor InbtlNc:tlon Improvementa 1,'" 1,'" 1,000 1,'" I_ ..... In181'Md1on ""lylCllpllctly Improve '50 1,710 1,710 1,750 1,710 1,760 Hew Traffic SIgHI. '50 710 '50 710 '50 3,780 ,- Should..- $aMy Program 50 .. 50 50 50 250 Tralftc CalmlnQlStudles 210 210 210 210 2.. 1,250 , PathwaysII~1b Bike Lanes 800 800 800 800 800 2,100 Tranatt FacUlty &. Tqn.r.,. SU.e TraMtt Enha~nls 1,750 1.... 1,260 1.... 1,'" 6,600 MaJoo'_Y RHuf1ll~nRruclton ~d "*furbtllhlng '" 100 100 ... 100 2'" Subtotal Op.ratIon. lmprovemltnb&lProgram* 71" 11.... 11160 ,.... ,.... .,... CoIMctor RoIdalMlnor AnenIIr Road. 1,102 1,IH 1,835 1,136 1,136 8,142 Advanced ROW l.fIOO 1,700 1.... 1.... 1,'" I,'" TraMf.,. to other fund. ','" ',300 4,'50 4,100 ..... 22,054 lmpilet F.. Refunds ..2 1,'" 1.... 1.... 1,'" 4,"2 Debt s.rv&ee Pymts Comm.rdll PII,.r 13~' ',800 t,U& 10,110 ",DOl o.bt ServIce P.ymMb, 13,174 13874 1:1874 1"74 11370 Total Fundfng ~u..t All Funck 117012 .. 12271. 1 I Rown_ ImPllet FMsICOA Rlvenue H,'" ...... ",000 35,000 40,'" 170,000 G.. Tn Revenue 17,10& 21,372 22,075 18,17' 24,067 104,618 . Granttm.lmbu,.emenla ',114 2,211 2,000 1,17. I,'" 23,117 Short Term LOIIn CommercJal Piper 22,170 1.,"8 1,132 ...... n...._ Carry Forward 34.112 .....2 Stormwlbtr Funding for ProJectI GfttMnI Fund 23,IOt 24,000 24.... 24.... 2',000 118,1011 Generll Fund Turn t.ck In......t Revenu. ItN4llVe 13,011' ~ Total 6 Year Revenu.. 11 71 "Of2 1.1 . GroM SurplualShortflll ".,~J . Proj&CI . ll6045 "'69 6208' 60001 63051 1lI061 """"2 10001 60001 60073 60101 "'68 60040 68056 6l1056Il 60065 ..... 60176 "'" 62081 60044 60044 60020 60027 68066 0606. 60016 " 360'0 61010 60173 TllD 10003 60171 Cumulllttve ~ S ~ StudV ,-0 . OMlOR ~MlUaation .. CoMtructlon R.ROW LS . Landtcapl 1.- AM . AcceA MIftageIIMnt LPa st8 Loan bplyment to ItlhI 23,'" ProductiOn Rudy UIY' alk>>w for ittting In FY2011 ...... SelMdute tau been adjuttltd baled on nMd Ilnd flnanctng Depending on acMI COltS for 011 Well Roed, ContingencY' In FYOI woukI be UMd for proJecta InclUding: . "'-1tWtIo "-'. ...1......... L.,<l_._.__o 7..ROW, taO,llOIl ~ . v............ "-l.~..................,....v._~.Il,.. '1'-,OID~ . ,..,.,..,.,............... _.......... v--..... .....1tOIIlI1tOW~. ~\,o 18 Last UpNled 1113101 Updl" for AUIR 08 Updlte C\\ Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page 1-23 Section I - Exhibit 2-A Collier County Residential Build-Out Study March 2005 <{<( q~ 2005 RESIDI!NT~a. PUII.D-OUT STU~'i The 2005 Residential Build-out Study entails an analysis of undeveloped lands to determine likely future residential development, combined with existing residential development, to project the total number of dwelling units and resulting permanent population. This Study reflects one plausible development scenario, one that neither reflects the maximum development potential nor the minimum development potential. There are an infinite number of possible scenarios due to the many variables involved and, therefore, a degree of conjecture is inherent in this type of analysis. The variables include future occupancylvacancy rates; future persons per household ratios; the type and density/intensity of future development requests and approvals; and possible future regulatory changes. Projections of future development location, type and density/intensity are made for general planning purposes; as such, these projections should NOT be relied upon as creating an absolute expectation of future development approvals. This Study is a planning tool, not a blueprint or vision for future development order approvals by the BCC. Due to the numerous variables involved in this build-out analysis, the data in this Study should not be used to predict dwelling unit or population totals at the level of individual Traffic Analysis Zones (TAZs); rather, the more TAZs that are aggregated, the greater the confidence in the resulting projections. This is especially true for sparsely developed areas of the county where there is little, if any, established development pattem The objective of this Build-out Study is to project what the dwelling unit and population counts will be, and their distribution, at build-out; it is not to predict when build-out will occur. However, if the countywide annual average growth rate since 2000 (5.05%) were to remain steady into the future, build-out could occur as soon as 2026. Staff does not anticipate that build-out will be achieved in about twenty years, for three reasons: 1) past experience has shown that the growth rate will vary over time, especially during cyclical economic downtums (think of the early 1990's - Collier County's growth slowed down, albeit not as significantly as most other parts of the country); 2) different areas of the county experience different growth rates; and, 3) as build-out is approached, the growth rate will decline significantly. Additionally, the latest population projections prepared by the Comprehensive Planning Department (in 2004) project the countywide permanent population in 2030 at 739,700. Attached is a spreadsheet depicting the projected dwelling units and population at build- out for the entire county and various sub-parts. A few observations: 1) The area lying east of Collier Boulevard, mostly rural lands and the semi-rural Golden Gate Estates, is projected to contain the majority of the county's population (almost 55%) at build-out. 2) The Immokalee urban area has a significant growth potential. Much of the Immokalee urban area is comprised of undeveloped land or land in agricultural uses, not unlike the coastal urban area 30 or so years ago. 3) Not surprisingly, the percentage of the county's population within the incorporated areas will continue to diminish in size (about 7% at build-out, barring significant annexations or incorporation of new cities). Method%av The Collier MPO, Metropolitan Planning Organization, adopted its version of the 2000 Census Traffic Analysis Zones in 2004. The MPO consultant produced a TAZ map with l()O lO\ accompanying dwelling unit and population data, the foundation of which is the 2000 Census. Graphics and Comprehensive Planning staff then split many of MPO's TAls into sub- T Als (so as to allow for the annual compilation of data by various geographies, e.g. Planning Communities, as required by the Future Land Use Element and the Inter- local Agreement with the Collier County School Board). This resulted in year 2000 dwelling unit and population counts by TAl. This also allowed staff to derive the ratio of persons per total dwelling unit (PPTDU) by TAl - simply divide the population of each TAl by the number of dwelling units in that TAl. For each TAl in which there were no dwelling units or population, staff assigned a PPTDU ratio from a comparable TAl. Next, Comprehensive Planning staff manually reviewed all residential building permits from 2000-2004 (roughly 15,000 permits) for which a Certificate of Occupancy was issued so as to identify the 2000 TAl location of each dwelling unit(s). These dwelling units were added to the 2000 data to derive a 2004 dwelling unit count by 2000 TAl, Using the PPTDU ratios, staff calculated the population for 2000-2004 by TAl, and then added that to the 2000 figures to derive the 2004 popUlation by 2000 TAl. This 2004 data is the base year data for the Build-out Study. Staff then reviewed each TAl to determine the number of approved but un-built dwelling units, using Property Appraiser aerials, parcel data, and assessment maps; zoning maps; and, the February 2005 PUD list. For urban-designated properties containing "unzoned" land - typically zoned A, Rural Agriculture, staff predicted the number of dwelling units, if any, that might be approved via a rezoning, based upon the assumptions noted below. For properties in the rural area, staff predicted the number of dwelling units that might be built, also using the assumptions noted below. Staff did not re-analyze the Immokalee community, the City of Naples, or the City of Marco Island. Instead, staff relied upon the build-out figures from: the 1991 Immokalee Area Master Plan for Immokalee, Phase I of the Urban Area Build-out Study (1994) for Naples, and the 1997 update to the 1994 Build-out Study for Marco Island. AssumDtions In preparing this Build-out Study, several assumptions were made for various areas of the County, as stated below. Coastal Urban area 1. Assume EAR-based Growth Management Plan amendments will be approved to eliminate some density bonuses within the Density Rating System, and to limit density to a maximum of 4 DUlA in the Coastal High Hazard Area. As a result, all properties to which the Density Rating System is applicable and for which a future rezoning is assumed, assign a density of 3 or 4 DU/A - no utilization of density bonuses is assumed. 2. In the Urban Residential Fringe, assume density capped at 1.5 DU/A; that is, assume no Transfer of Development Rights from the Rural Fringe Mixed Use District. 3. For most properties for which a future rezoning is assumed, and for PUDs where the dwelling unit type is unspecified, assume 50% will be single family and 50% will be multi-family. 4. Assume PUDs will develop at their maximum approved density (with only one exception). 5. Assume properties designated to allow commercial zoning will be rezoned to commercial, not residential. ? l0L \CJ :) Golden Gate Estates 1. For all parcels large enough to be subdivided, e.g. 5-acre tract, assume 75% will subdivide. 2. Assume properties designated to allow commercial zoning will be rezoned to commercial, not residential. Rural Frinae Mixed Use District IRFMUDl 1. Assume four Rural Villages will be developed, the maximum allowed. 2. Assume the Rural Village to develop in the Receiving area on the south side of Immokalee Road and west of Wilson Blvd. will be the minimum size allowed, 300 acres. 3. Assume the Rural Village to develop in the Receiving area on the east side of Immokalee Road and north of Golden Gate Estates will be the median size allowed, 900 acres (the mid point between the minimum of 300 acres and maximum of 1500 acres) . 4. Assume the Rural Village to develop in the Receiving area in North Belle Meade will be the median size allowed, 900 acres. 5. Assume the Rural Village to develop in the Receiving area on the north side of US- 41 East will be the median size allowed, 1400 acres (the mid point between the minimum of 300 acres and maximum of 2500 acres). 6. Assume all Rural Villages will be developed at the median density allowed, 2.5 DUlA (mid point between the minimum of 2 DUlA and maximum of 3 DUIA). 7. Assume the dwelling unit mix in each Rural Village will be 50% single family and 50% multi-family. 8. Assume the pending Growth Management Plan amendment (CP-2004-4) will be approved to create additional TDR bonuses. 9. Assume the pending Growth Management Plan amendment (CP-2004-2) will be approved to re-designate 232 acres from Neutral Lands to Sending Lands and Receiving Lands, located south of Immokalee Road and west of Wilson Blvd. Rural Lands Stewardshio Area IRLSAl 1. Stewardshio Sendina Area ISSAl Credit Assumotions: a. Assume 95% of Flow-way Stewardship Areas (FSAs), Habitat Stewardship Areas (HSAs), Water Retention Areas (WRAs), and Rezones will become SSAs. b. Credit calculations are based on mean values for each stewardship type. c. Credit calculations are based on layers removed to Ag 2 (on average). d. Restoration Credits for designation (R1) will encompass 75% of land area. e. Restoration Credits for completion (R2) will encompass 50% of land area. The above entitles 56,365 acres of Stewardship Receiving Area, approximately 76% of "open area" (20% in Area of Critical State Concern - ACSC). 2. Stewardshio Receivina Area (SRAl Assumotions: a. Assume Towns, Villages, Hamlets and Compact Rural Developments (CRDs) will develop at 3000,700,80 and 80 acres, respectively. ~ 16tf \tf) b. Assume Towns, Villages, Hamlets and CRDs will develop at densities of 3, 3, 1.5 and 1.5 DU/A. c, Assume the mix of SRA type by acreage will be 50% Town or Village, and 50% Hamlet or CRD. d. Assume a total of 5 Towns and 16 Villages. e. Assume the dwelling unit mix will be 50% single family and 50% multi-family. 3. Develooment outside SRAs: a. For "Open lands" outside of the ACSC, assume: 12% Agriculture and 12% Baseline development. b. For "Open lands" within the ACSC, assume 40% Agriculture and 40% Baseline Development. Assume no baseline development inside Flow-way Stewardship Areas, Habitat Stewardship Areas, or Water Retention Areas. RLSA BUILD-OUT SUMMARY SHEET Open Areas (not within ACSC): Acres DUl Ave Maria 4,995 11,000 4 Towns 12,000 36,000 16 Villages 11 ,200 33,600 Hamlets/CRD 26,115 39,173 Baseline 8,259 1,652 Aariculture 8.259 Subtotal 70,828 121 ,425 Open Areas (ACSC): Village 500 (2) 1,000 3,000 Village 300 (5) 1,500 4,500 HamleVCRD (10) 1,000 1,500 Baseline 6,765 1,353 Agriculture 6,765 Subtotal 17.030 10.353 TOTAL RLSA 87,858 131,778 d \tJ~ 2000 Traffic Analysis Zones :422 4\9 427 <130.1,426.\ 425.2 421.1 1421' '--'425.1 " ,,<130 I '----;.---,-,-, 426, ----'.- .-- -. ::420.2 -419 ,'.1-:::, _ ',' 382 392.3, -~. -- I - -~ ;-, -410 : -- , 39'2' 2:' I 38' 82-- ~9.1__; - ,.,.,1 <382.11 380 . i I . I" 412----.- 431 '_~ '..;392 I L -388.1 ~1.1Jg2.1" _388.3,: i I I i 389.1 '~391' I " ' 84c81 i 4l0.1r:J ,,' : -'389 I. :Jl7 . . - -'-~22' ,395,394:390 i ',82~19]89-,_-:,~'1.,~372~ 14)32., . ,-' I _.) : ,--- 390.2 _' _ I - - ".' -, :--14)0 i 398), i I 3871 3832 -,~,,",j.J"88 -'-37J'--~ 4l31~"""2' t--~--T-i390.1--,'. --::-. . 136111,-,.,.<-- ii, : " i jO j..... i ..'____ 393:. " , Y'~-MT'T., ,'I j "'I' I '3911" 386.1 138~d',~15"..I,~,L220 '217216' 396.: ,~64 318.1 12'9-113 _:- J t, 183, L__: _ ! '-1 i -.,', , -- -:-'-=-=;:-,', " '.:_1) -' 172=~182_1 'i-!:1~i _21~_,~~_,213_t'386:3' 131 .139,-- - I ; i 171 241 I 236 ,234 I ,;'_..' , - 158, 181',' ....--in, ,- ',":',' -- - I 53}~!j;.' - ~_ >=_:1~-:~_ ,_I - 237':'-:,-',224 223.1 ',123~169 ,194 "'232 : ',- 225 '2 ',. ,.." ":'" ,228 ,223: 22 47A~['25i264~~oc' 221.:i"Z23.2 , , 386.2 24::;'--): H ,..JU' I -. :':1 ~,-27!i "265.;,,245:-358 . I 5tW,\_i~4\-.'-~~:'_: --L.'" 356 ":"'c., ~305362'361.1_. 314 294.1 '; -, -, - -,.1 I I ';" - ~: -j 30~ :.)4: 362.1 355.2 313.3 313 30; 351 357.1: -. 31~.~2-'31~--:' 357.2_;355 ;1 31~.231o:1 ~:i. " ' 313.2 J_' 343, 343.3 :,i 343 -": " 322 . .-- 324 c',325'" 319 :,\;~.},;, '323132&_ r"'3270"lc. ", 333l ~', """328 ff~.'1 329,38 ' "" 328 32V " 328 363.1 381 I 319 386 318 354 352 341 353 353.1 351 , 350 348 349 ' o 4 E1 1", ~4 32 IvIlles W.N~b 1;- w S Legend 2000 Traffic j\,nalysls Zones \CJl GGE E. of 951 & Settlement Area GGE East of CR-951 & Rural Settlement Area 2000 EST. BID aus ES1 BID POP TAZ SFDU MFDU Total DUs SF Population MF Populatoon Total Population 212 289 - 289 897 - 897 213 532 - 532 1743 - 1743 214 618 3 621 2088 16 2104 215 711 5 716 2275 27 2302 216 648 58 706 2085 145 2230 218 237 - 237 707 - 707 218,1 352 5 357 1050 27 1077 221 217 12 229 638 29 667 222 4.256 79 4335 14 227 129 14356 225.1 32 - 32 95 - 95 231 247 9 256 646 33 679 232 285 7 292 834 28 862 234 590 15 605 1,943 36 1979 235 299 8 307 964 14 978 236 435 6 441 1426 23 1.449 237 946 2 948 2.875 - 2.875 238 249 - 249 782 - 782 238.1 337 8 345 1,058 29 1.087 238.2 30 - 30 94 - 94 239 201 - 201 519 - 519 240 297 - 297 915 - 915 241 193 7 200 618 17 635 241.1 34 - 34 109 - 109 390 2.774 18 2.792 7397 89 7486 391 1478 - 1.478 4629 - 4629 391.1 26 - 26 81 - 81 393 974 10 984 3,014 48 3062 393.1 25 - 25 77 - 77 394 1.593 16 1609 4,707 46 4.752 395 615 11 626 1808 31 1.839 396 1.218 22 1.240 3676 106 3782 398 1.254 604 1.858 3115 1107 4222 399 2217 1206 3423 6167 2211 8378 400 1,287 - 1,287 4,066 - 4,066 sum 25 496 2.111 21.IG7 77.321 4191 81.617 NOTES: SFDU = Single Family Dwelling Unit MFDU = Multi-Family Dwelling Unit GGE = Golden Gate Estates T AZ = Traffic Analysis Zone CR-951 a/k/a Collier Blvd. Data should not necessarily be considered accurate for a single T AZ; it is considered most reliable when multiple contiguous T AZs are aggregat Prepared by Collier County Comprehensive Planning Department, March 2005. 2005Build-autStudy.GGE+ T AZs,xls G, Camp, Buildaut Study 2005 dw/March 2005 \O~ \()~ RFMUD MUD , 2000 EST BID aus ESl HID POP TAZ SFDU MFDU Total DUs SF PopulatIon MF PopulatIon Total PopulatIOn 217 655 403 1058 1659 879 2539 219 108 3 111 332 7 339 223 335 - 335 994 - 994 223.1 44 - 44 131 - 131 223.2 112 - 112 332 - 332 224 180 12 192 534 16 550 224.1 60 2 62 178 3 181 225 1217 1.145 2362 3.610 1 561 5172 227 560 - 560 1.661 - 1661 227.1 59 - 59 175 - 175 227.2 81 - 81 240 - 240 228 104 9 113 314 12 327 228.1 128 - 128 387 - 387 229 362 9 371 944 11 955 229.1 75 - 75 196 - 196 230.1 - - - - - - 355 2856 1864 4720 13090 7100 20.190 355.1 15 - 15 69 - 69 355.2 - - - - - - 356 26 18 44 104 35 139 357.1 1523 291 1.814 4143 399 4.542 357.2 165 15 180 449 21 469 358.1 21 - 21 84 - 84 359.1 - - - - - - 360.1 38 1 39 152 1 153 361.1 20 - 20 47 - 47 362.1 - - - - - - 365 242 239 481 510 319 829 367 10 - 10 21 - 21 392.1 75 75 150 263 325 588 392.2 0 0 0 0 0 1 397 1898 1 251 3149 5451 2.294 7744 400.1 - - - . - - 400.2 40 - 40 126 - 126 401 - - - - - - 401.1 240 257 497 489 924 1413 402 315 - 315 905 - 905 402.2 - - - - - - 403.1 1138 1.137 2.275 3495 2653 6148 403.2 - - - - - ~ sum 12.702 6.131 19~3 4 f]iii5 11-11119 NOTES: SFDU = Single Family Dwelling Unit MFDU = Multi-Family Dwelling Unit _ T AZ = Traffic Analysis Zone Data should not necessarily be considered accurate for a single T AZ.. Prepared by Collier County Comprehensive Planning Department. March 2005. 2005Build-outStudy-GGE+ T AZs ,xis G, Comp, Buildout Study 2005 \ \() dw/March 2005 \\\ RLSA . 2000 ESl 8/0 DU~> i Sl BIO POP TAZ SFDU MFDU TotalDU" SF- Population MF PopulallOlI Total Population 378 32 3 35 49 3 52 378.1 1660 1656 3316 2554 1623 4177 379 927 924 1852 3014 1479 4493 380 76 79 155 343 158 501 381 2864 2869 5734 12890 6313 19203 382.1 1067 1061 2128 4802 2335 7137 383.1 14223 14214 28 436 49 779 31 270 81049 383.2 357 356 713 1249 783 2033 386 1956 1942 3897 3694 5825 9519 386.1 530 529 1059 1002 1588 2589 386.2 - - - - - . 386.3 1564 1564 3129 2955 4693 7648 386.4 955 954 1909 1803 2861 4665 387 6727 6727 13455 23 546 14800 38 347 387.1 138 138 275 481 303 784 387.2 148 148 296 518 326 844 387.3 127 127 255 446 280 726 388.1 1422 1422 2844 4977 3128 8106 388.2 1041 1041 2083 3645 2291 5936 388.3 55 55 110 193 122 315 389 3823 3823 7645 13 379 8410 21 789 389.1 - - - - - - 390.1 445 445 889 1186 2199 3384 390.2 2008 1526 3534 5355 7546 12901 392 1523 1547 3070 5331 6704 12035 392.3 607 607 1214 2124 2629 4753 409.1 849 849 1699 4065 2848 6913 419 2989 2983 5972 15443 8617 24 060 421.1 8588 8594 17 183 20 208 24 828 45 037 421.2 38 38 75 89 109 197 422 1672 1669 3341 4458 4821 9280 425.2 4265 4262 8526 13594 6974 20 567 426.1 98 98 196 462 330 792 426.2 16 16 33 78 55 133 427 2407 2407 4814 11370 8111 19481 430.1 1,205 1,205 2,409 5,690 4,059 9,749 sum 86 403 65.879 132 283 220.772 1 421 389.193 LSA NOTES: SFDU ~ Single Family Dwelling Unit MFDU ~ Multi-Family Dwelling Unit T AZ ~ Traffic Analysis Zone Data should not necessarily be considered accurate for a single T AZ.. Prepared by Collier County Comprehensive Planning Department, March 2005. 2005Build~outStudy-GGE+ TAZs.xls G, Comp, Buildout Study 2005 dw/March 2005 \\'2- \~ Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page 1-24 Section I - Exhibit 2-B CIGM Executive Summary Commercial/Service Sub-Model September 2008 \\~ \\c; ~ ~ ~ ~ ~ . . . . ~ . ~ ~ . . . . . . . . . . . . . . . . t t I I I I For a Class 1 rating, according to the Insurance Services Office (ISO), all sections of the study area with hydrant protection should be within 1.5 miles of a fully equipped engine company. The distance is measured along an all-weather road. At build-out, most areas in the study area with the exceptions of Preservation, Conservation and Golden Gate Estates, would be served by a public water supply. There are sufficient land uses in the towns and villages in the RLSA, in the villages of the RFMUD and in the activity areas to meet the needs for 27 fire stations for a Class 1 rating. However, those areas without a public water supply like Golden Gate Estates, have a Class 9 rating. There are several options available to provide them with fire protection, but in all probability they can be raised to a Class 8B rating. Most communities are co-locating their Fire Stations and their EMS Stations. The service area of a fire station on average in the study area, has a similar population size as an EMS station, therefore it makes good sense to co-locate. The CIGM co-located all future fire and EMS stations. CommerciaUService Sub-Model The commercial/service model was created to determine the demand for neighborhood community, and regional commercial centers, which includes retail and office space. This helps determine their optimal locations, required as a function of time and population and as a result of disposable incomes of the population. This sub-model provides guidelines for the apportionment of future land uses for commercial services and office space, and identifies deficiencies or surpluses of land designated for commercial use. This sub-model also provides important inputs to any revisions of the County's Land Use Plan and can be updated annually from data queries. 45 \ \ \. () \\\ , . . . . . . I . . . . ~ Table 10 indicates the location, by TAZ, of existing and future, optimally located commercial centers by type and the timeframe in which they will be needed to serve the growing population. Table 10 Study Area Commercial Centers 2007-Build-out By Type and T AZ Location Year TAZ Neighborhood Community Regional 2007 417 NC' 2007 396 NC 2007 359 NC 2007 408 NC 2007 357 1/2 NC' 2007 403 1/2NC 2007 232 1/2NC 2007 220 1/2NC 2007 345a CC' 2010 387 NC 2010 217 CC 2015 217 NC 2015 235 NC 2015 387 CC 2020 387 NC 2020 386d NC 2020 402 NC 2020 359 CC 2025 213 NC 2025 390 NC 2025 225 NC 2025 386d CC 2030 389 NC 2030 388a NC 2030 225 CC 2035 388b NC 2035 383a NC 2035 397 NC 2035 389 CC 2035 383a RC' 2040 397 NC 2040 383a 2NC* CC 2040 388 CC 2045 383a NC CC 48 \\ "'< IF . . . . . . . . . . . . . . . . . . .. .. .. .. . . . . . . . . . . . . . . . t . t . . l Year TAZ Neighborhood Comrr\tll1itv Ree:ional 2045 355 NC 2045 421a NC 2045 397 CC 2050 355 NC 2050 421a NC 2050 355 CC 2050 421a CC 2055* Total 28 13 1 Need 33 14 1 Shortfall 5 1 0 Source: Van Buskirk, Ryffe! and Associates, mc, 'NC = One Neighborhood Center, l~ NC = One half of a Community Center, 2NC = Two Neighborhood Centers, CC = One Community Center, RC = One Regional Center The categories of neighborhood, community and regional centers describe the commercial centers that serve the population. The size of the site and the market to support them was determined from an analysis of these commercial centers in Collier County. The CIGM demonstrates that the FLUE guidelines can provide 28 neighborhood commercial centers, 13 community commercial centers and 1 regional center. However, for the towns in the RSLA and the Villages in the RFMUD the spatial location of these centers need to be addressed as to specificity, in order to meet the needs of the market. The shortfalls have been identified to be in the Immokalee and Golden Gate areas by the CIGM. The commercial centers accow1t for 30% of the commercial land to meet the needs of the population. As Figure 8 demonstrates, there is a demand for 45.5 million square feet of commercial building area at build-out for the study area and a designated supply of 17.3 million square feet at built-out for the study area. However, the Towns in the RLSA have designated large town centers to include commercial uses but not the amount. If an amount was specified, it could meet a substantial part of this shortfall. 49 \\~ ~ ~ .. .. Map 2 Disa2luegation of the Study Area into T AZs .. .. III III III ~ ~ ~ iii ~ iii ~ ~ ~ ~ ~ ~ .. .. .. -- .. ~ " " " " " . . . . . . . ( t . . . l;,:r;., \f c! ~- , '''C''c~T "f.~~'W;~ ,/ .~! I' ,,~ , I 1 ._. If-J; - -J:' --;i -" i !J" =lJtTL~-l/' '~8T\.' . .. : J1t>iP1 1.1 I ]j I r i l? - N r t I i I L. /" ., ,; ) fJ- i ~\i:; " J',r V1: ( r~~ I 38[; I TAZ with 10 Number D Study Ar.. - County Boundary -- Coastline ,. - -. Major Roads This map 15 forptenning purposes only end does not represenleny commitment by Collier Counly 85 to 115 policies or resources There were several sources of data used both public and privete end Collier County cannot attest as to its accuracy orvelldlty, Wllle everyeffolt was mec19 to accurately depldthe informl!ltion on this map. errors and omissions mey occur. Therefore Collier County cannot be held liable for incidents thel mey result due 10 improper use of the information on thi' map. Please oonteotthe ColUer County Comprehensive Planning Department with any questions regl!lrding this ml!lp orto review the date used to create It Sotu'Ce: Vall Buskirk, Rytfel and. Associates, hlC. pj) \11 . t . . \ TtbleG CIGMBuiltl-out MllhrPlan/Over.y Ulbar Urten Urb.n RUTOI "" RFMUO Mlu\l tndu<hioo! Immohl!O Gold.~ GG,E Con..Mlion h\lll R..id Rt,i~ {J~ ,T ~.lIIenJtr,i U" Q.\l 11RP,Il Subd;,tr<(t Frln9' f'in". 1\.." RHid t- slet. ~ Subdidrw: Subd'~I';,' 6ubdi.l<i,j (MRS) ". Aeru 13'" 12386 1712-4 2eo~ 203589 88302 5" .", 21784 6<", 5.'" 641114 lQ9.43llll 'SF "" "" 470< ".. 48343 '''36 ,OS 0 10'" 2"" i27 '" 112957 .., 1712 ".. 10415 0 "'" ,.., '" 0 103-45 0 0 '" ...., SFlMfTobl\ "" 9'3" 16119 3648 102143 19115 "'" 0 2"" 2"" i27 1111 201816 IlIEllm 0 0 , , 7 , 0 0 , , 0 0 " fllhub fltm.Au," 0 0 10 11 .05 " 0 0 67 " 0 0 ,0< .." 0 0 . , 7 , 0 0 , , 0 0 " 8<hD ~I> Mid.Aun 0 0 " " 217 " 0 0 " " 0 0 ", .... 0 0 0 , 7 , 0 0 , 0 0 0 11 S.booll HlthAc,,, 0 0 0 " <20 110 0 0 " '" 0 0 70' C"'''lluntly 0 0 0 17 ,0< 90 0 0 " 30 0 0 '0< Park. Acrl , R.IioUAun " '" " " '51 " , " 33' " , . .02. 1""IIFt' \62806 1571427 495496 155127 3822390 8281$ ~2471 19&198 3652606 254826 "'" 84942 11198187 OffluAc... . 7S " . ... " , 10 '" " , , '" Of1lufr 87666 846163 266805 "'53 2Q61l2\O "'''' ,,,., 106722 ""'" 1372U '0<92 "'" 6029793 C.mlllor..1 23 '" 70 22 '" 117 , " '" " . " 1582 T'I. Au" C.IIl"'..~.1 250407 2417580 762300 239580 5980600 12U1~ 65340 304920 5619:240 392040 87120 13"" 17~7980 TNlBf' 1"~UlIriII 11 " " " '" '" 0 '" '23' 0 0 0 "" ..... Inllwltral8r' 143748 797146 182952 365904 4573SOO 18901860 0 10011216 16096708 0 0 0 346563~ H...~ 0 0 0 0 1300 '" " 0 31 , 18' 0 .m Mohl u... H,td , , 0 0 " , , , , , 10 0 65 loItl'l Au", ...."'a.!IoIl. 0 , . 0 , , , 0 , , , , " ~l.. tl8II,.. 0 , , 0 " 13 I 0 2 9 0 0 " AUII .., 0 12949 "" 0 ',"000 16357 m, 0 14833 "'"' 0 , iI'''' hilI" n' IIIlh.,", 2 , IflllIon, ,I""r" . , 8td," Au.. .",..11 7.')0 1104000 Ihohn n' . . . . . . . . . . . . a , . a , . , , . . . , , , , I AbllarvWIlID~ Used IrI TaM, &11_ lAd !ISlWhll'l I IISF "'F SFJMFTdal -=~m, S.hoof~ #Mid. Schools #High Schools RelaUIT DnioeFT1 CornmercitlFT? 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H~! !f~ ! !Ifi~ I'f!~ iij~lh II I ~l$n~gij, I lHfjUW! "~ HiH~t!.H ~: 1~5~mHH l I ! i j I . ! i j i i t 8 . ~ J j i I I I . 1 ~ H ') i {; i of , i' t iI ! .1 . ~H r!; t~ 'l ,l~~ h~! Ufl Hli "If !!i! lfh' ~iP! [~8t ! 1 ~ ~ I \l\\ Randall Boulevard Sub-District Growth Management Plan Amendment Market-Conditions Study Exhibit L Table of Contents Section 1. Market Conditions 2. Existing Land Uses 3. Forecasting Commercial Demand 4. Problem Setting and Recommendations 5. Appendix \L\ 1- \'-b L ..L M31AH3AO 'v'3~'v' SISA l'v'N'v' 13>....Nl/I.J 'Vdll\lD a~'V^31n08 11'VaN'V~ 961'60000 'ON "01 ANVdWO, ..~ ~ ~,~ I ') (I ~ 17809-M:17 (acz) XV~ 0909-17C17 (acz) 3NOHd ".0SalAVQ SOI17C VOlllOl~ 'S31dVN 10C 3.1I0S 'OVOll J.,lVlllt OCSC ~a 'ONI '9NI1l33NI9N3 NOSOIAVO ;;;;;;II OOO'<:~ 000'9 OOO'C 0 6 9 laa:! 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V €lG (; 8~G _.,.. ....t1.~'::~'- - .. - .. l =E: .. :: - .---- .. 9 I \: \ ~' <,t~', 9 98 98 1'8 88 Z8 Vi . 9'1: Stl38I^JnN l. 9Z 9<: a ~6f: 6Z << 9<: - .. .. .. - zz 'Z 0<: . ~'I lItl 0<: 6~ 1'<: 8Z H 9~ .. .. .. .. .. :; .. .. .. .. I- I .. .. - .. .. .. .. .. .. .. - .. II - - .. .. .. "11.-.. II IH...i.. II I"." I.,.r :; .. .. .. .. .. .. .. .. :; .. .. .. .. =:. 8' N 9~ 91 H . .-' L ~ O~ 6 9 L ., I H 9 V 9 06€ 9 ;<< 9 6 I: 8 V u H \ 68 30tJNO~ 81: \; 88 Z8 Ie 98 91: 1'8 G G- ~ ~ .. 66 tI\t Otl8 96 6Z oe 9Z 96 a a .. .. .. 06 .. 66 IZ 0<: 6~ . 1',6 86 <:Z ~<: . .. . .. .. .. 91 L~ 91 .. ,:- Randall Boulevard Sub-District Market-Conditions Study II. EXISTING LAND USES Exhibit L/Page II-1 Market conditions discussed in Section I of this Study, demonstrate clearly that growth in the permanent population of the Corkscrew Planning Community District (PCD) and the Rural Estates PCD will be sufficient to provide consumer support for the emerging population within the area under study ("the study area"). Section II will detail study area commercial uses. The predictable needs of an increasing study area population for goods and services forecasts steady development of undeveloped commercial parcels along the Immokalee Road (CR-846) and Randall Boulevard corridors. When growth does oc- cur on undeveloped land approved for residential units, it will enhance the viability of commercial uses proposed for the site proposed for the Randall Boulevard Sub- District. Additionally, office space; repair and wholesale facilities; hotels and motels; entertainment centers; and institutional uses -- such as churches, nursing homes, and schools (public and private) -- will need to be accommodated as well on land made available for non-residential development. Commercial Land-Use Inventory The 2005 and 2007 Collier County Commercial Land Use Study, prepared by the Comprehensive Planning Department as Appendix A-1 to the Future Land Use Element Support Document, provides a detailed inventory of the location of all C-1, C-2, C-3, C-4, and C-5 zoning, as well as PUD commercial, in Collier County. A list of applicable 2-digit designations from the Collier County Property Ap- praiser and Florida Department of Revenue (DOR) land use codes is displayed throughout Section II to identify and describe inventoried land uses; all relevant data is reported by Traffic Analysis Zone (TAZ), and by commercial land-use desig- nations in effect in Collier County at the time of this writing (See Table 2.01). Property-appraisal-based analysis presents certain difficulties in matching commercially zoned acreage with acreage classified according to Property Appraiser and DOR codes. Consequently, this analysis will limit the use of property-appraisal data to site-specific determinations of acreage and the square-foot dimensions of ex- isting structures only. Commercial acreage and structures, reported by the square- foot dimensions of a building "footprint," will be the basis for the following analysis. Characteristics of Commercial Land-Use in the Area Under Study In order to document the need for new non-residential uses - commercial, conditional-use, and public-service facilities -- within the study area, it is necessary to examine the study area's present pattern of non-residential development. Specific land use designations within the Corkscrew, Rural Estates, and Ur- ban Estates planning communities are listed beginning on page II-4. These designa- tions are taken from the 2005 and the 2007 Commercial Land Use Inventory. \~ ~ , E o E E o o o. o E e ~ c U ~ c ~ C ." . " E o " 0> C ." C ~ it "- CO <J) z o ;:: " w ~ o '" Q. 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C :::: M. e - Q. ~ g " c -' c ~ 5 0" t- ~ w" H z~ ::> e o ~ u~ II: : ~ , , \Y;\] Randall Boulevard Sub-District Market-Conditions Study Exhibit LlPage II-2 Land use designations are derived from appraisal records and Geographic In- formation Service (GIS) data provided by the Property Appraiser, Collier County's Planned Use Development (PUD) inventory, and zoning maps. Metropolitan Plan- ning Organization (MPO) documents provide additional information on each Traffic Analysis Zone (TAZ) located in planning communities. Section I has documented that non-residential land uses located in the study area will be supported by a growing area population estimated to increase by 28,506 persons, or 143.72 percent, between 2000 and 2015 (see Table 1.01.1). Planning Community populations as of April 1" for each year from 2000 to 2020 are exhibited on the facing page. Present land uses for the Corkscrew, Rural Estates, and Urban Estates plan- ning communities - derived from the 2005 and the 2007 Commercial Land Use In. ventory - are exhibited on the pages that follow, accompanied by commercial zoning and the acreage and square footage of existing non-residential land uses listed for the respective planning communities. Each land-use exhibit is accompanied by a facing-page listing of land-use designations provided by the Property Appraiser; listed land uses will assist the reader in identifying the current status of commercial activity for each listed parcel. As noted above, applicable 2.digit designations - derived from Property Ap- praiser and Florida Department of Revenue (DOR) codes - are provided to describe each land uses; all data is reported by Traffic Analysis Zone (TAZ) and commercial categories in effect in Collier County in 2005 and 2007 (See Table 2.01). The analysis provides substantial evidence that the present population of the Corkscrew and Rural Estates planning communities is underserved. The 2005 and 2007 commercial land.use inventories demonstrate that well. located shopping and personal-service vendors are presently unavailable to satisfy the household needs of area residents. The findings are persuasive in establishing that suburban Corkscrew and Rural Estates residents lack easy access to an equivalent array of non-residential commercial amenities readily available to residents of urban-commercial Collier County generally, and the Urban Estates specifically. * * * \ ~ <6 \4q Randall Boulevard Sub-District Market-Conditions Study Exhibit LlPage 11-3 Section II-Exhibit 1 2005 Commercial Land Uses: Corkscrew Planning Commnnity District Rural Estates Planning Commnnity District and the Urban Estates Planning Community District \50 \5\ Randall Boulevard Sub-District Market-Conditions Study Table 2.02.1 2005 Commercial Land Uses Corkscrew Planning Community District (PCD) and Rural Estates PCD General Summary: Study Area Square Feet Land Use Collier Countv Commercial Land Use Cateqorv "Vacant" 10 11 14 16 17 18 19 20 21 Stores Supermarkets Community Shopping Centers Office Buildings (Non-professional, one-story) Office Buildings (Non-professional, multi-story) Professional Services Buildings Airport and Marine Terminals, Piers, Marinas Restaurants, Cafeterias 22 Drive-in Restaurants 23 Financial Institutions 24 Insurance Company Offices 26 Service Stations 27 Automotive Sales 29 Wholesale Outlets 30 Florists/Greenhouses 32 Enclosed Theater, Auditorium 34 Cultural and Entertainment Enclosed Area 35 Tourist Attraction/Permanent Exhibits 39 Hotels, Motels Grand Total Exhibit LlPage 11-4.1 Total Acres 0 20.16 40,532 15.10 0 0 20,356 2.55 0 0 0 0 0 0 3,235 4.70 10,500 1.87 3,136 1.00 0 0 0 0 0 4.24 0 0 7,156 4.31 0 0 0 0 0 0 31,090 2.50 193.311 17.57 309,316 74.00 Non-Residential Land Use Inventory: 2005 Comparative Analysis Population. Commercial Square Feet 2005 Square Feet Per Capita 33,912 474,408 13.99 35,149 1,561,514 44.43 279,124 25,799,486 92.43 Study Area PCDs Urban Estates PCD Unincorporated Collier County \ 5 2.... Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page II-4.2 Table 2022 2005 Commercial Land Uses Urban Estates Planning Community District (PCD) Land Square Use Collier Countv Commercial Land Use CateQorv Feet Total Acres 10 'Vacant' 0 1.08457 11 Stores 33,475 5.55 14 Supermarkets 62,516 700 16 Community Shopping Centers 304,288 36.21 17 Office Buildings (Non-professional. one-story) 55,612 7.00 18 Office Buildings (Non-professional. multi-story) 5.096 0.90 19 Professional Services BUildings 0 0.00 20 Airport and Marine Terminals, Piers, Marinas 0 0.00 21 Restaurants, Cafetena 17,442 4.24 22 Drive-in Restaurants 25,370 4.73 23 Frnanciallnstitutions 20,195 5.86 24 Insurance Company Offices 0 000 26 Service Stations 4,270 1.83 27 Automotive Sales 28,471 6.38 29 Wholesale Outlets 0 0.00 30 Florists/Greenhouses 0 0.00 32 Enclosed Theater, Auditonum 0 000 34 Cultural and Entertainment Enclosed Area 0 0.00 35 Tourist Attraction/Permanent Exhibits 7,478 2.96 39 Hotels, Motels 337 940 19.62 Grand Total 902.153 1,18685 Study Area PCDs Urban Estates PCD Non-Residential Land Use Inventory: 2005 Comparative Analysis Population Commercial Square Feet 2005 Square Feet Per Capita 33,912 474.408 13.99 35,149 1.561,514 44.43 279.124 25.799,486 9243 Unincorporated Collier County \~3 Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page lI-5 NOTE: Each land-use exhibit is accompanied by a facing-page listing of land-use designations provided by the Property Appraiser; listed land uses will assist the reader in identifying the current status of commercial activity for each listed parcel. As noted above, applicable 2-digit designations - derived from Property Ap- praiser and Florida Department of Revenue (DOR) codes - are provided to describe each land uses; all data is reported by Traffic Analysis Zone (TAZ) and commercial categories in effect in Collier County in 2005 and 2007 (See Table 2.01). \5~ Randall Boulevard Sub-District Market-Conditions Study Exhibit LlPage II-6 Table 201 COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES Note: Three-digit numbers refer to Florida Land Use and Cover Classification Svstem, and two- digit numbers refer to Collier Countv Prooertv Aooraiset's Land Use Codes and Florida Deoart- ment of Revenue (DOR) Codes. 121 Retail Sales and Service 10 Vacant Commercial 11 Stores 12 Mixed Use (Store and Resident) 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 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 34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment Other Miscellaneous' 20 Airport and Marine Terminals, Piers, Marinas 28 Mobile Home Parks and Parking Lots 38 Golf Courses, Driving Ranges 40 Vacant Industrial 41-47 Developed Industrial including Manufactunng 48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing 60 Grazing Land, Class I 66 Orchard Groves. Citrus. etc. 88 Federal Government 91 Utility. Gas & Electricity, Telephone. Water/Sewer Service, RadiolTelevision "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. \5'0 ~ w 0:: () .'~ en ~ 0:: o () c - ~ Ii Q"u.. tII Ii. -'~ "8 .1_ ! .~ z~ 1ii :J etll I'll .. ll..0 I~ ~ c 0:8 ! ~ !!'S 'c e j~~ Q..QcC 0 ., .... .... 0 ., ~. ~ 0 <D 0 N '" 00 N '" "! N N '" "! N 0 '" to- '" to- ~ .... ~ ~ ..,: .; ~ ~ ..,: .... .... .... ~ N N .,; . 0) '" .... 10 N , u 1:' ., '" " '" > o ~ o o o o N .... to- '" N <D .... .... ";' 1; ~ S , ,g Ul ~ " 'lI;f'O(/) N '-' 1:' '" u '" > <D N o o o <ri '" o .... to- N to- N to- .... .... N , 1; l:;j S "':"N-g ~oU> o ::J 0- g~~ <6 CD ',..: . ~ ~ o ::J 0- W u ." 0- o o o co ~ co 0) to- ~ o 0) co .... .... ..... o 1; ~'?~- ~ U (I)..... \5\.0 00000 IIIIIo:: :;; :;; :;; :;;:;; > <l: cd: <C cd: <C 1:' '" (tI(Do;Mb~ u co C'\l 0 ..... ~ ~ ~ McD o l'.Om QCOCO ..... (!) 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Randall Boulevard Sub-District Market-Conditions Study Table 2.01 COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES Exhibit L/Page 1I-6 Note: Three-digit numbers refer to Florida Land Use and Cover Classification Svstem, and two- digit numbers refer to Collier Countv Propertv Appraiser's Land Use Codes and Florida Depart- ment of Revenue (OORl Codes. 121 Retail Sales and Service 10 Vacant Commercial 11 Stores 12 Mixed Use (Store and Resident) 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 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 34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment Other Miscellaneous' 20 Airport and Marine Terminals, Piers, Marinas 28 Mobile Home Parks and Parking Lots 38 Golf Courses, Driving Ranges 40 Vacant Industrial 41-47 Developed Industrial including Manufacturing 48 Warehousing. 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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 34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment Other Miscellaneous' 20 Airport and Marine Terminals, Piers, Marinas 28 Mobile Home Parks and Parking Lots 38 Golf Courses, Driving Ranges 40 Vacant Industrial 41-47 Developed Industrial including Manufacturing 48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing 60 Grazing Land, Class I 66 Orchard Groves, Citrus, etc 88 Federal Government 91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, RadiolTelevision "Miscellaneous" items are listed for reader Information only. 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Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page II.8 Table 2.01 COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES Note: Three-digit numbers refer to Florida Land Use and Cover Classification Svstem, and two- digit numbers refer to Collier Countv Propertv Appraiser's Land Use Codes and Florida Depart- ment of Revenue (OOR) Codes. 121 Retail Sales and Service 10 Vacant Commercial 11 Stores 12 Mixed Use (Store and Resident) 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 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 34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment Other Miscellaneous' 20 Airport and Marine Terminals, Piers, Marinas 28 Mobile Home Parks and Parking Lots 38 Golf Courses, DriVing Ranges 40 Vacant Industrial 41-47 Developed Industrial Including Manufacturing 48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing 60 Grazing Land, Class I 66 Orchard Groves, Citrus, etc 88 Federal Government 91 Utility, Gas & Electricity, Telephone. 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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 34 Bowling Alleys, Skating Rinks. Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment Other Miscellaneous' 20 Airport and Marine Terminals, Piers, Marinas 28 Mobile Home Parks and Parking Lots 38 Golf Courses, Driving Ranges 40 Vacant Industrial 41-47 Developed Industrial including Manufacturin9 48 Warehousing, Distribution & Trucking Terminals. Van & Storage Warehousing 60 Grazing Land, Class I 66 Orchard Groves, Citrus, etc. 88 Federal Government 91 Utility, Gas & ElectriCity, Telephone. 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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 I nsurance Company Offices 124 Hotel and Motel 39 Hotels, Motels 125 Cultural and Entertainment 34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment Other Miscellaneous' 20 Airport and Marine Terminals, Piers, Marinas 28 Mobile Home Parks and Parking Lots 38 Golf Courses, Driving Ranges 40 Vacant Industrial 41-47 Developed Industrial including Manufacturing 48 Warehousing, Distribution & Trucking Terminals, Van & Storage WarehOUSing 60 Grazing Land. Class I 66 Orchard Groves, Citrus, etc. 88 Federal Government 91 Utility. Gas & Electricity. 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Randall Boulevard Sub-District Market-Conditions Study Exhibit LlPage H-lI Table 201 COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES Note: Three-digit numbers refer to Florida Land Use and Cover Classification Svstem, and jlVo- digit numbers refer to Collier Countv Propertv Appraiser's Land Use Codes and Florida Deoart- ment of Revenue (OOR) Codes. 121 Retail Sales and Service 10 Vacant Commercial 11 Stores 12 Mixed Use (Store and Resident) 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 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 34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment Other Miscellaneous' 20 Airport and Marine Terminals, Piers, Marinas 28 Mobile Home Parks and Parking Lots 38 Golf Courses, DriVing Ranges 40 Vacant Industrial 41-47 Developed Industrial including Manufacturing 48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing 60 Grazing Land, Class I 66 Orchard Groves, Citrus, etc. 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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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 I nsurance Company Offices 124 Hotel and Motel 39 Hotels, Motels 125 Cultural and Entertainment 34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits. Other Entertainment Other Miscellaneous' 20 Airport and Marine Terminals, Piers, Marinas 28 Mobile Home Parks and Parking Lots 38 Golf Courses, Driving Ranges 40 Vacant Industrial 41-47 Developed Industrial including Manufacturing 48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing 60 Grazing Land. Class I 66 Orchard Groves, Citrus, etc 88 Federal Government 91 Utility. Gas & Electncity. Telephone. 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C o U . Ccororo~~~rorococorororororo~~corococooocooorororororo~rocorororororo~ooooroco O~~....~~~~~.~~~~..~....~~~~~~.~~~~~..~~~~. Z U; ::I o Q) c .!!! OJ lJ '" ::!E \"10 Randall Boulevard Sub-District Market-Conditions Study Table 201 COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES Exhibit LlPage 11-13 Note: Three-digit numbers refer to Florida Land Use and Cover Classification Svstem, and !wo- digit numbers refer to Collier Countv Propertv Appraiser's Land Use Codes and Florida Depart- ment of Revenue (OOR) Codes. 121 Retail Sales and Service 10 Vacant Commercial 11 Stores 12 Mixed Use (Store and Resident) 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 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 34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment Other Miscellaneous' 20 Airport and Marine Terminals, Piers, Marinas 28 Mobile Home Parks and Parking Lots 38 Golf Courses, Driving Ranges 40 Vacant Industrial 41-47 Developed Industrial including Manufacturing 48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing 60 Grazing Land, Class I 66 Orchard Groves, Citrus, etc. 88 Federal Government 91 Utility. Gas & Electricity, Telephone. 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""'.c: ~rnu f-. . : : ;t \13 Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page II-14 Section II-Exhibit 2 2007 Commercial Land Uses: Corkscrew Planning Commnnity District Rural Estates Planning Community District and the Urban Estates Planning Community District \'lL\ \16 Randall Boulevard Sub-District Market-Conditions Study Table 3.03 2007 Commercial Land Uses Corkscrew and Rural Estates Planning Community Districts General Summary: Study Area Square Feet Exhibit L/Page 11-9 Land Use Collier Countv Commercial Land Use Cateoorv Total Acres 10 "Vacant" 0 229.93 11 Stares 32,847 1164 12 Mixed Use (Store and Resident) 48,100 0.66 14 Supermarkets 0 0 16 Community Shopping Centers 20,356 2.55 17 Office Buildings (Non-professional, one-story) 0 0 18 Office Buildings (Non-professional, multi-story) 0 0 19 Professional Services Buildings 0 0 20 Marine Terminals, Piers, Marinas 3,235 5.30 21 Restaurants, Cafeterias 10,500 1.00 22 Drive-in Restaurants 3,136 9.24 23 Financial Institutions 0 0 24 Insurance Company Offices 0 0 26 Service Stations 0 4.24 27 Automotive Sales 0 0 28 Mobile Home Parks and Parking Lots 7,159 5.48 29 Wholesale Outlets 0 0 30 Florists/Greenhouses 3,454 3.57 32 Enclosed Theater, Auditorium 0 0 34 Cultural and Entertainment Enclosed Area 0 0 35 Tourist Attraction/Permanent Exhibits 15,090 0 39 Hotels, Motels 193.311 17.57 Grand Total 337,188 291.18 Study Area PCDs Urban Estates PCD Non-Residential Land Use Inventory: 2007 Comparative Analysis Population Commercial Square Feet 2007 Square Feet Per Capita 38,948 676,512 17.37 37,981 2,383,736 62.76 294,289 25,952,416 88.19 Unincorporated Collier County tile> Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page II-10 Table 2.01 COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES Note: Three-digit numbers refer to Florida Land Use and Cover Classification Svstem, and !Wo- digit numbers refer to Collier Countv Propertv Appraiser's Land Use Codes and Florida Depart- ment of Revenue (DOR) Codes. 121 Retail Sales and Service 10 Vacant Commercial 11 Stores 12 Mixed Use (Store and Resident) 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 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, Mptels 125 Cultural and Entertainment 34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment Other Miscellaneous* 20 Airport and Marine Terminals, Piers, Marinas 28 Mobile Home Parks and Parking Lots 38 Golf Courses, Driving Ranges 40 Vacant Industrial 41-47 Developed Industrial including Manufacturing 48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing 60 Grazing Land, Class I 66 Orchard Groves, Citrus, etc. 88 Federal Government 91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, Radiorrelevision "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 \11 ~ ~ LL. 00 g g 00 cid w 8 38 <( c;; i> ~al o :e ai o .,; ~~~~~~~~~~~~~~~~~~~~~~~~~~~ wwwwwwwwwwwwwwwwwwwwwwwwwww ~~~~~~~ococ~ocococ~ocococococococococococococ ~ - ~ ~ ~ . . . . . * ~ ~ . ~ * * . ~ ~ ~ ~ * . * ~ - .. .3 Q 15) 'i ll. u. <; o o o .. 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'" .. ~ ~ ~ ~ ~ ~ co co co 00 co co co 00 00 co co 00 co co co co 00 00 co 00 00 "It "It v v v '<t "It '<t '<t "It v '<t '<t "It '<t '<t '<t "It '<t '<t '<t 3: w l3 ~ !!Lr~.... .... .... =E j; s;1 S~ oJii!~T-~~N~~cry (JI:Oc(~u~!;tu~'ltU J! oJII :0:0 ~J- \1 () Randall Boulevard Sub-District Market-Conditions Study Table 2.01 COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES Exhibit L/Page II-ll Note: Three-digit numbers refer to Florida Land Use and Cover Classification Svstem, and !Wo- digit numbers refer to Collier Countv Propertv Appraiser's Land Use Codes and Florida Depart- ment of Revenue (OOR) Codes. 121 Retail Sales and Service 10 Vacant Commercial 11 Stores 12 Mixed Use (Store and Resident) 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 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 34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas 35 Tourist Attractions. Permanent Exhibits, Other Entertainment Other Miscellaneous' 20 Airport and Marine Terminals, Piers, Marinas 28 Mobile Home Parks and Parking Lots 38 Golf Courses, Driving Ranges 40 Vacant Industrial 41-47 Developed Industrial including Manufacturing 48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing 60 Grazing Land, Class I 66 Orchard Groves, Citrus, etc. 88 Federal Government 91 Utility. Gas & Electricity, Telephone. Water/Sewer Service, RadiolTelevision . "Miscellaneous" items are listed for reader information only. 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(j) ~<( ~ m~.9 " .Q <J) ~~ ~ IE ., " ~.,~ ~~() , , , , , 'It Randall Boulevard Sub-District Market-Conditions Study Table 2.01 COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES Exhibit L/Page Il-13 Note: Three-digit numbers refer to Florida Land Use and Cover Classification Svstem, and !Wo- digit numbers refer to Collier Countv Propertv Appraiser's Land Use Codes and Florida Depart- ment of Revenue (DOR) Codes. 121 Retail Sales and Service 10 Vacant Commercial 11 Stores 12 Mixed Use (Store and Resident) 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 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 34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment Other Miscellaneous' 20 Airport and Marine Terminals, Piers, Marinas 28 Mobile Home Parks and Parking Lots 38 Golf Courses, Driving Ranges 40 Vacant Industrial 41-47 Developed Industrial including Manufacturing 48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing 60 Grazing Land, Class I 66 Orchard Groves, Citrus, etc. 88 Federal Government 91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, RadiofTelevision "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. \~j .. f 9 ~ li.J '8 l II. ! }! 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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 34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment Other Miscellaneous' 20 Airport and Marine Terminals, Piers, Marinas 28 Mobile Home Parks and Parking Lots 38 Golf Courses, Driving Ranges 40 Vacant Industrial 41-47 Developed Industrial including Manufacturing 48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing 60 Grazing Land. Class I 66 Orchard Groves, Citrus, etc. 88 Federal Government 91 Utility. Gas & Electricity. 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III .. .=~ . . . . \~~ Study Area PCDs Urban EstatesPCD Randall Boulevard Sub-District Market-Conditions Study Table 2.03.1 2007 Commercial Land Uses Corkscrew and Rural Estates Planning Community Districts General Summary: Study Area ~~ ~~~ Use Collier County Commercial Land Use Cateaorv Feet Total Acres 10 "Vacant" 0 229.93 11 Stores 32.847 11.64 12 Mixed Use (Store and Resident) 48.100 0.66 14 Supermarkets 0 0 16 Community Shopping Centers 20,356 2.55 17 Office Buildings (Non-professional, one-story) 0 0 18 Office Buildings (Non-professional, multi-story) 0 0 19 Professional Services Buildings 0 0 20 Marine Terminals, Piers, Marinas 3,235 5.30 21 Restaurants, Cafeterias 10,500 1.00 22 Drive-in Restaurants 3,136 9.24 23 Financiai Institutions 0 0 24 Insurance Company Offices 0 0 26 Service Stations 0 4.24 27 Automotive Sales 0 0 29 Wholesale Outlets 0 0 30 Florists/Greenhouses 3,454 3.57 32 Enclosed Theater. Auditorium 0 0 34 Cultural and Entertainment Enclosed Area 0 0 35 Tourist AttractionlPermanent Exhibits 15,090 0 39 Hotels, Motels 193.311 17.57 Grand Total 330,029 285.70 Increase 2005-2007 +20,713 (+6.70%) +211.70 Non-Residential Land Use Inventory: 2007 Comparative Analysis Population Commercial Square Feet 2007 Square Feet Per Capita 38,948 676,512 17.37 37,981 2,014,656 53.04 294,289 25,952,416 88.19 Exhibit L/Page Il-15.1 Unincorporated Collier County \9D Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page 11-16 Table 2.03.2 2007 Commercial Land Uses Urban Estates Planning Community District (PCD) Land Square Use Collier Countv Commercial Land Use Cateaorv Feet Total Acres 10 "Vacant" 0 1,134.32 11 Stores 286,231 3806 14 Supermarkets 62.516 700 16 Community Shopping Centers 468,480 64.66 17 Office Buildings (Non-professional. one-story) 75,322 10.08 18 Office Buildings (Non-professional, multi-story) 37,512 5.79 19 Professional Services Buildings 0 0.00 20 Airport and Marine Terminals. Piers, Marinas 0 000 21 Restaurants, Cafeterias 19.114 4.52 22 Drive-In Restaurants 11,304 3.21 23 Financial Institutions 43,064 12.11 24 Insurance Company Offices 0 000 26 Service Stations 5,830 2.84 27 Automotive Sales 28,471 6.38 29 Wholesale Outlets 0 0.00 30 Florists/Greenhouses 0 0.00 32 Enclosed Theater, Auditorium 0 0.00 34 Cultural and Entertainment Enclosed Area 0 000 35 Tourist Attraction/Permanent Exhibits 7,998 10.92 39 Hotels, Motels 337.940 19.62 Grand Total 1,383,782 1,319.51 Increase 2005-2007 +481,629 (+5339%) +132.66 Unincorporated Collier County Non-Residential Land Use Inventory: 2007 Comparative Analysis Population Commercial Square Feet 2007 Square Feet Per Capita 38.948 676,512 17.37 37.981 2,014,656 53.04 294,289 25,952,416 88.19 Study Area PCDs Urban Estates PCD \ ~\ Randall Boulevard Sub-District Market-Conditions Study Table 2.01 COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES Exhibit L/Page II-17 Note: Three-digit numbers refer to Florida Land Use and Cover Classification Svstem, and !wo- digit numbers refer to Collier Countv Propertv Appraiser's Land Use Codes and Florida Depart- ment of Revenue (OOR) Codes. 121 Retail Sales and Service 10 Vacant Commercial 11 Stores 12 Mixed Use (Store and Resident) 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 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 34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment Other Miscellaneous' 20 Airport and Marine Terminals, Piers, Marinas 28 Mobile Home Parks and Parking Lots 38 Golf Courses, Driving Ranges 40 Vacant Industrial 41-47 Developed I ndustrial including Manufacturing 48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing 60 Grazing Land, Class I 66 Orchard Groves, Citrus, etc. 88 Federal Government 91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, RadiolTelevision . 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"<t "<t Randall Boulevard Sub-District Market-Conditions Study Table 201 COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES Exhibit L/Page 11-18 Note: Three-digit numbers refer to Florida Land Use and Cover Classification Svstem, and !wo- digit numbers refer to Collier Countv Prooertv Aooraiser's Land Use Codes and Florida Deoart- ment of Revenue (DOR) Codes. 121 Retail Sales and Service 10 Vacant Commercial 11 Stores 12 Mixed Use (Store and Resident) 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 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 34 Bowling Alleys, Skating Rinks. Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment Other Miscellaneous' 20 Airport and Marine Terminals, Piers, Marinas 28 Mobile Home Parks and Parking Lots 38 Golf Courses, Driving Ranges 40 Vacant Industrial 41-47 Developed Industrial Including Manufacturing 48 Warehousing. Distribution & Trucking Terminals, Van & Storage Warehousing 60 Grazing Land, Class I 66 Orchard Groves, Citrus. etc. 88 Federal Government 91 Utility, Gas & Electricity. Telephone. Water/Sewer Service, Radio/Television . 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() : : :h: Randall Boulevard Sub-District Market-Conditions Study Table 201 COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES Exhibit LlPage H-19 Note: Three-digit numbers refer to Florida Land Use and Cover Classification Svstem, and !Wo- digit numbers refer to Collier Countv Prooertv Aooraiser's Land Use Codes and Florida Deoart- ment of Revenue (OOR) Codes. 121 Retail Sales and Service 10 Vacant Commercial 11 Stores 12 Mixed Use (Store and Resident) 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 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 34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment Other Miscellaneous' 20 Airport and Marine Terminals, Piers, Marinas 28 Mobile Home Parks and Parking Lots 38 Golf Courses, Driving Ranges 40 Vacant Industrial 41-47 Developed Industrial including Manufacturing 48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing 60 Grazing Land, Class I 66 Orchard Groves, Citrus, etc. 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. \~1 Ii'" 9 '-15 Of!! .2 :. '0 IL 1:1 ra -- ~~I ;1 IlL UJ it S~ 11 Ii Z'G ';0 J~ Il..O I~ ji en w I- ~ en w ..r:: ::J a::: f fl. 0:: .. 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Permanent Exhibits, Other Entertainment Other Miscellaneous' 20 Airport and Marine Terminals, Piers, Marinas 28 Mobile Home Parks and Parking Lots 38 Golf Courses, Driving Ranges 40 Vacant Industrial 41-47 Developed Industrial including Manufacturing 48 WarehOUSing, Distribution & Trucking Terminals, Van & Storage Warehousing 60 Grazing Land, Class I 66 Orchard Groves, Citrus, etc. 88 Federal Government 91 Utility, Gas & Electricity. Telephone, Water/Sewer Service, RadiolTelevision . "Miscellaneous' items are listed for reader information only. 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Clwoocococococococooocooooo ~'<t~'<t'<t'<t~~'<t~~'<t'<t~ Randall Boulevard Sub-District Market.Conditions Study Table 201 COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES Exhibit L/Page II-21 Note: Three-digit numbers refer to Florida Land Use and Cover Classification Svstem, and !wo- digit numbers refer to Collier Countv Prooertv Appraiser's Land Use Codes and Florida Depart- ment of Revenue (OOR) Codes. 121 Retail Sales and Service 10 Vacant Commercial 11 Stores 12 Mixed Use (Store and Resident) 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 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 34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment Other Miscellaneous' 20 Airport and Marine Terminals, Piers, Marinas 28 Mobile Home Parks and Parking Lots 38 Golf Courses, Driving Ranges 40 Vacant Industrial 41-47 Developed Industrial including Manufacturing 48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing 60 Grazing Land, Class I 66 Orchard Groves, Citrus, etc. 88 Federal Government 91 Utility. Gas & Electricity, Telephone, Water/Sewer Service, RadiolTelevision . 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Randall Boulevard Sub-District Market-Conditions Study Table 201 COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES Exhibit L/Page 1I-22 Note Three-digit numbers refer to Florida Land Use and Cover Classification Svstem, and )wo- digit numbers refer to Collier Countv Propertv Appraiser's Land Use Codes and Florida Depart- ment of Revenue (DOR) Codes. 121 Retail Sales and Service 10 Vacant Commercial 11 Stores 12 Mixed Use (Store and Resident) 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 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 34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment Other Miscellaneous' 20 Airport and Marine Terminals, Piers, Marinas 28 Mobile Home Parks and Parking Lots 38 Golf Courses, Driving Ranges 40 Vacant Industrial 41-47 Developed Industrial including Manufacturing 48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing 60 Grazing Land, Class I 66 Orchard Groves, Citrus, etc 88 Federal Government 91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, RadiolTelevision . 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U ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ rn rn ro m rn rn rn m rn m ro m rn m rn rn m m ~~~~~n:~~~~~o:~~~c::n:~ -..ltI:">::~..ltI:~">::~..ltI:..ltI:~..>::~..>::..>::~~~ E e ~ e ~ ~ ~ ~ ~ ~ e ~ ~ ~ ~ ~ ~ ~ .~~~~~~~~~~~~~~~~~~ c'm'~ Om"m"m"m'm -m"m"m -~ 'm'~ "ro-ffi Offi 'm :J ~ ::I ~ ~ :J :J ~ ~ ~ :J :J ~ :J :J ~ :J ~ Ioaooooooaoaoooooo ~~~~~-~-~-~~~~~~~- t-t-t-t-t-t-t-t-~~~t-~t-~t-t-t- MMMMMMMMMMMMMMMMMM 000000000000000000 NNNNNNNNNNNNNNNNNN ~~~~~~~~~~~~~~~~~~ roCOIDCOroroCOCOrocococororocorocoro '<t~'<t~"<t~'<t"<t'<t'<t~~'<t'<t~~~'<t MMMMMMMMMMMMMMMMMM UJUJWUJUJwWUJUJwwwwWUJUJWW ~~~~~~~~~~~~~~~~~~ Randall Boulevard Sub-District Market-Conditions Study Table 201 COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES Exhibit L1Page 1I-23 Note: Three-digit numbers refer to Florida Land Use and Cover Classification Svstem, and !Wo- digit numbers refer to Collier County Property Appraiser's Land Use Codes and Florida Depart- ment of Revenue (OOR) Codes. 121 Retail Sales and Service 10 Vacant Commercial 11 Stores 12 Mixed Use (Store and Resident) 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 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 34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits. Other Entertainment Other Miscellaneous' 20 Airport and Manne Terminals, Piers, Marinas 28 Mobile Home Parks and Parking Lots 38 Golf Courses, Driving Ranges 40 Vacant Industrial 41-47 Developed Industrial including Manufacturing 48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing 60 Grazing Land, Class I 66 Orchard Groves, Citrus, etc. 88 Federal Government 91 Utility. Gas & Electricity, Telephone, Water/Sewer Service, RadiolTelevision . "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. \ /~~ l~ ....< c ~.- ~'i 'c; e i~! 1.00.......(0 0"10>0,.... 00.........: ., - 000 ::>::>::> Clt o..CL.c... N f II .......(()O~ ~ ~ ~.~ ClIlfl......... > '" 3~~~~ o ::> Q. = " o o :U IE$ ~t n o::i :Q '5 o u ~5:o .,<J)::> ~m~ '<3"E= W E "co ~8a ~ - . ~ ~ m :Q:Q:Q =.......... ~ ~ ~ ~ 00 ~ ro ro ro ~~~ a.a.Q. mmro N N N ro ro ro a:: a:: 0:: x x x ~ ~ ID ~ ~ ~ (Juu "roro'iij 000 000 ..: ~~ t::r::t:: '" '" M ~i III;! 000 NNN .. "''''''' NNN ~~~ .,,,,, OLOOCO<DO)I.OM o (")co (01.0 o.....cc o.ri.....:.oo..........:...j."'Ii ~ N OOOOOClO :J::l:J:J::):J::l 0..0.0.0..0..0..0... 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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 34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment Other Miscellaneous' 20 Airport and Marine Terminals, Piers, Marinas 28 Mobile Home Parks and Parking Lots 38 Golf Courses. Driving Ranges 40 Vacant Industrial 41-47 Developed Industrial including Manufacturing 48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing 60 Grazing Land, Class I 66 Orchard Groves, Citrus, etc. 88 Federal Government 91 Utility, Gas & Electricity. 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MMMMMMMMMC<)(,,)(,)(,) WLUWWWWWWLUWWWW ~~~:::>:::>:::>~:J~:::>:::J:=I~ Randall Boulevard Sub-District Market-Conditions Study Table 2.01 COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES Exhibit LlPage 11.25 Note: Three-digit numbers refer to Florida Land Use and Cover Classification Svstem, and two- digit numbers refer to Collier Countv Propertv Appraiser's Land Use Codes and Florida Depart- ment of Revenue (DOR) Codes. 121 Retail Sales and Service 10 Vacant Commercial 11 Stores 12 Mixed Use (Store and Resident) 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 33 Nightclubs, Cocktail Lounges, Bars 122 Wholesale Sales and Services 29 Whoiesale 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 34 Bowling Alleys, Skating Rinks, Pool Halls. Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment Other Miscellaneous' 20 Airport and Marine Terminals, Piers. Marinas 28 Mobile Home Parks and Parking Lots 38 Golf Courses, Driving Ranges 40 Vacant Industrial 41-47 Developed I ndustrial including Manufacturing 48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing 60 Grazing Land. Class I 66 Orchard Groves, Citrus, etc. 88 Federal Government 91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, RadiolTelevision . '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. I.J:::'~ ]i o !~ 11 tn 1~0 ~:5 Ii; i l1j :I_-.:t lI:..~ ,1:5 J ~ lliio '" o ~ Z <D N C ::> ~ ~ ]! - w w 1ii '" o w '" "0 '" I~o; " = J;!i~ .. !.c ~ 1-'" IlOo; :; 'I & _51 l1.u.c "0 ~o '<iM "' ~~.. "'~~ r- Nai o~ ::>. Q.O -'" 0.. ~~- rn.. >"' -,..,.. e",,,, ~ O.q rnNN >~- 0,.. :;: 1:5 ~ t- e o i' o Q M ~ C " vi ~ o. ";; Q.w rn ~ ~(ij 0:'" 6 ffi "~ <';;0 "'''' ~ ~~ ~O> ,..,.. '" 0. 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Svstem, and !Wo- digit numbers refer to Collier Countv Propertv Appraiser's Land Use Codes and Florida Depart- ment of Revenue roOR) Codes. 121 Retail Sales and Service 10 Vacant Commercial 11 Stores 12 Mixed Use (Store and Resident) 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 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 34 Bowling Alleys, Skating Rinks. Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment Other Miscellaneous' 20 Airport and Marine Terminals, Piers, Marinas 28 Mobile Home Parks and Parking Lots 38 Golf Courses. Driving Ranges 40 Vacant Industrial 41-47 Developed Industnallncluding Manufacturing 48 Warehousing, Distribution & Trucking Terminals. Van & Storage Warehousing 60 Grazing Land, Class I 66 Orchard Groves, Citrus, etc. 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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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 34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas 35 Tourist Attractions, Permanent Exhibits, Other Entertainment Other Miscellaneous' 20 Airport and Marine Terminals, Piers, Marinas 28 Mobile Home Parks and Parking Lots 38 Golf Courses, Driving Ranges 40 Vacant Industrial 41-47 Developed Industrial including Manufacturing 48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing 60 Grazing Land, Class I 66 Orchard Groves, Citrus, etc. 88 Federal Government 91 Utility, Gas & Electricity. Telephone. Water/Sewer Service, RadiolTelevision . "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. "(.\3 c 0- w " r il.: CD "' +, 5' !!C "ll " , . ,., ? \1..\ . . . en to to .., .. a ii l> ." ." to " Q. x' l> , . 0- ~ ,... " " Q. C .. to m >< ." iii " " ... o' " "' c .. '5 ~ J:,..l>,-:>'.l>,J:,.J:>..,to.J:,. 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II :1:1., rJ; Ii. if t' Randall Boulevard Sub-District Market-Conditions Study Exhibit LlPage 11-28 Supportable Commercial Uses and Land Use Recommendations Future residential construction, supported by the area's expanding roadway network, will likely accelerate demand for accessible, well-located commercial-use centers providing for the household and personal service needs of current and new residents. Growing consumer pressures generated by future residents should foster ad- ditional demand for new commercial and conditional-use space, likely exceeding the demand generated by additional residents absorbed within existing study area neighborhoods. In order to evaluate commercial and conditional uses presently available to serve the needs of the area's growing neighborhoods, this Study has applied the fol- lowing standards likely to be employed during the plan-amendment or rezoning process to determine the viability of locating the Randall Boulevard Sub-District on the subject site: 1. Adequacy of available infrastructure capacity (Section 1); and 2. The amount, type and location of existing zoned and developed commercial uses in proximity to the subject site (Section II). In sum, the subject site is well situated for development of a retail facility clearly compatible with adjacent residential neighborhoods. Located near two large "suburban" communities - Orange Tree and Ave Maria -- the site is suitable for lim- ited retail commercial providing convenience services. A summary of area Planned Unit Development (PUDl activity - developed and permitted but undeveloped as of August 1, 2009 - is provided on the facing page. At the time of this writing, 4.18 acres of the 1,049 acres available for devel- opment has been developed; correspondingly, 33,500 square feet of the available 1,747,500 square feet is presently developed and now providing goods and services to area residents and the traveling public. Section III of this Market-Conditions Study will be devoted to an analysis of commercial demand in the area under study. Developed commercial acreage will be compared "supportable" acreage based on an analysis of study area population and economic growth. Data provided in Section II is confined to demonstrating existing development only. In sum, the subject site is well situated for use as a commercial and condi- tional mixed-use facility that would allow land uses compatible with the needs of the residents of adjacent developments. 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" o 3 3 ~ n ~ i c . < . o 1 Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page Il-29 Listed below are recommended land uses identified with an employment category number obtained from the Standard Industrial Classification Manuel (1987). Land Use Reeommendations 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 as commercial uses for development on the subject site: Business services (SIC groups 7311, 7312, 7334, 7338, and 7342-7389); Educational services (SIC groups 8249, 8221, and 8331); Engineering, accounting, research, management and related services (SIC groups 8711-8748); Depository institutions (SIC group 6021, 6022, and 6091); Eating and drinking places (SIC groups 5812 and 5813); Insurance carriers (SIC groups 6311, 6321, 6324, 6321, and 6331); Membership organizations (SIC groups 8611, 8631, 8641, and 8699); Miscellaneous retail (SIC groups 5912, 5921, 5942, 5992, 5993, 5994, and 5999); Personal services (SIC groups 7231, 7241, 7291, and 7299); Professional offices (SIC groups 6311-6399, 6411, 6531, 6540, 6552, 6553, 6712-6799, and 8111); . Real estate (SIC groups 6531, 6541, and 6552); Social services (SIC group 8311); and Any other commercial use or professional service that is compatible in nature with the foregoing list of permitted principal uses, as may be determined by the Board of Zoning Appeals (BZA). Note: The Randall Boulevard Sub-District location is situated ideally to accommodate the relocation plans of retail-convenience outlets that would be well served by an easily visible, freestanding facility at a high-traffic location like the subject site. 2X\ Randall Boulevard Sub-District Market-Conditions Study Exhibit LlPage II-30 The following Standard Industrial Classification (SIC) groups representing conditional uses that can be considered both consistent with the purpose and intent of applicable zoning standards and appropriate uses for development on the subject site: . Child Day Care Services (SIC Group 8351); . Individual and Family Social Services (SIC Group 8322); . Membership organizations (SIC groups 8641 and 8699); . Religious organizations (SIC Group 8661); . Social services (SIC group 8399); and . Any other public-service use that is compatible in nature with the foregoing list of permitted principal uses, as may be determined by the Board of Zoning Appeals (BZA). * * * Neighborhood Center Sub.Districts in the Study Area In support of this Market-Conditions Study, Davidson Engineering reviewed the Golden Gate Area Master Plan (GGAMP) and zoning maps of the general area under study. Existing and proposed Neighborhood Center Sub-District (NCS) devel- opments were investigated and their acreage and the corresponding square footage of structures -- both developed andJor permitted but undeveloped - were reported. The principal finding of the investigation was that portions of each NCS were not fully developed. As appropriate, maps locating these properties are appended. To determine a maximum development potential for a NCS, Project Planner Fred Hood, AICP, a member of the professional staff of Davidson Engineering, cre- ated a "development potential ratio" by examining the partially developed Wil- son/Golden Gate Boulevard Neighborhood Center Sub-District. His findings can be summarized as follows: . The level of existing development of individual NCS quadrants yielded a maximum square-foot-per-acre ratio of 3,779 square feet (SF) per acre (AC). o The 14,550 SF Walgreen's retail store building, housed on 3.85 gross acres in the Sub-District's SW quadrant, equals 3,779 SF per AC; it is the cited example of maximum NCS utilization. . Currently, a total of 16.23 acres of the NCS 66.40 acres available for devel- opment have been developed. Applying this square-foot-per-acre ratio of 3,779 SF per AC to the 50.17 acres of undeveloped NCS' lands remaining would yield approximately 189,592 SF of net commercial utilization, the maximum achievable according to Mr. Hood's well- documented analysis. L\Y '0\'\ Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page 11-31 Neighborhood Centers proximate to the Randall Boulevard Sub-District in- clude the following: Wilson/Golden Gate Boulevard Neil?;hborhood Center Sub-District: . Northeast (NE) Quadrant: o Commercial Acreage: 8.45 total, 2.65 developed, 6,113 SF built, and 21,918 SF on 5.80 acres available for development; . Northwest (NW) Quadrant: o Commercial Acreage: 4.98 total, none developed, and 18,819 SF avail- able for development; . Southeast (SE) Quadrant: o Commercial Acreage: 5.00 total, 3.63 developed, 17,928 SF built, and 5,117 SF on 1.7 acres available for development; . Southwest (SW) Quadrant: o Commercial Acreage: 11.78 total, 3.85 developed, 14,550 SF built, and 29,967 SF available for development. Golden GatelEverl?;lades Boulevard Neil?;hborhood Center Sub-District: . Northeast (NE) Quadrant: o Commercial Acreage: 5.46 total, none developed, and 20,633 SF avail- able for development; . Northwest (NW) Quadrant: o Commercial Acreage: 5.46 total, none developed, and 20,633 SF avail- able for development; . Southeast (SE) Quadrant: o Commercial Acreage: 5.46 total, none developed, and 20,633 SF avail- able for development; . Southwest (SW) Quadrant: o Commercial Acreage: 5.46 total, none developed, and 20,633 SF avail- able for development. ImmokaleelEverl?;lades Boulevard Neighborhood Center Sub-District: . West Section: o Commercial Acreage: 5.15 total, none developed, and 19,633 SF avail- able for development; and . East (SE) Quadrant: o Commercial Acreage: 9.20 total, none developed, and 11,715 SF avail- able for development on 3.10 AC; also 6.10 AC and 24,000 SF reserved for Chestnut Place MPUD. The fractional acreage available for development within the three above listed Neighborhood Sub-Districts may also represent fractional ownership(s). This makes them unlikely candidates to provide a unified development plan desired by commercial end-users appealing to those residing in the Randall Boulevard Sub- District's Primary Trade Area (PTA) or its Secondary Market Area (SMA). 219 1.000 2.000 , /1'" :" Dei,'i";' DAVIDSON ENGINEERING, INC. · ""', ,,' '<' 3530 KRAFT ROAD, SUITE 301 NAPLES, FLORIDA 34105 W . PHONE (239) 434...060 FAX (239) 434....94 P.h~tl?,srqJ~ COMPANY 10. NO. 00009496 IMMOKALEE ROAD \ RANDALL BLVD VICINITY 1-1) Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page II-32 Even collectively, the three Neighborhood Center Sub-Districts are not likely to compete successfully in any effort in attracting end-users wanting to locate in the Randall Sub-District's PTA or SMA. Other Sub-District Secondary Market Area (SMA) Commercial Zoning A total of 16.11 acres of Commercial Planned Unit Development (CPUD) and C-3 zoning are located in the southern portion of the Randall Boulevard Sub- District's SMA. It includes the Snowy Egret Plaza CPUD (4.19 acres), the Wilson Boulevard Center CPUD (5.00 acres), a C-3 parcel (6.92 acres) located south and west of the Snowy Egret CPUD as follows: . Snowy Egret Plaza CPUD: 4.19 acres, a building under construction with a total of 14,500 SF permitted; . Wilson Boulevard Center CPUD: 5.00 acres, 17,928 SF developed out of a permitted total of 42,000 SF; and . C-3 parcel: 6.92 acres, no developed property, and no record of permitted SF. The size and location of these properties outside the Randall Boulevard Sub- District's PTA suggests they must be accounted for in competitive market planning for the Sub-District when site development activity has begun but not before. Study Area Planned Unit Development Commercial Activity Eight properties representing 155.22 acres of commercial zoning are located in ZIP Code Tabulation Area 34120 and not included in any of the above listed Neighborhood Centers or the assembled properties to be included in the Randall Boulevard Sub-District GMPA submission. They include the Mir Mar PUD (2.38 acres), the Orange Tree PUD (22.00 acres), the Orange Blossom Ranch PUD (44.00 acres), a C-2 parcel located at the SW corner of Platt and Immokalee Road (4.24 acres), a C-2 parcel located at the NE cor- ner of Golden Gate Boulevard and Wilson Boulevard (4.34 acres), the Big Bear Plaza CPUD (4.76 acres), and the Heritage Bay PUD (73.50 acres). Because Heritage Bay PUD commercial areas are fully five miles from the site of the Randall Boulevard Sub-District, they will not be counted for the purpose of calculating acreage com- peting with the Sub-District for commercial tenants. Excluding the Heritage Bay PUD, the remaining 81. 72 acres include: . Mir Mar PUD: 2.38 acres, 19,000 SF built, and 20,000 SF permitted; . Orange Tree PUD: 22.00 acres and 60,000 SF permitted; . Orange Blossom Ranch PUD: 44.00 acres and 200,000 SF permitted; . C-2 parcel: 4.24 acres and no information on permitted SF; . C-2 parcel: 4.34 acres, 6,113 SF built, and no permitted SF information; and . Big Bear Plaza CPUD: 4.76 acres and no information on permitted SF. ?Q. Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page II-33 This concludes the Section II delineation of existing commercial and a com- plementary examination of competing commercial zoning to be accounted for during the zoning application process following approval of the Randall Boulevard Sub- District Growth Management Plan Amendment (GMPA). * * * Subsequent sections will conclude the analysis ofthe study area as follows: Section III: Forecasts commercial demand, Section IV: Summarizes study findings and recommendations, and Section V: Provides an Appendix with supplementary documentation. 7.J--'!J Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page 1I-34 Section II-Exhibit 3 Golden Gate Boulevard/Wilson Neighborhood Center Sub-District 7L~ 7.)5 DE DAVIDSON ENGINEERING, INC. . 3530 KRAFT ROAD, SUITE 301 NAPLES, FLORIDA 34105 PHONE (239) 434-6060 FAX (239) 434-6064 Pl\\"ll?~F~~ COMPANY 10. NO. 00009496 GOLDEN GATE BLVD \ WILSON BLVD NEIGHBORHOOD CENTER SUBDISTRICT G't~ 2. z.. '1 Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page 1I-35 Section II-Exhibit 3 Golden Gate Boulevard/Everglades Boulevard Neighborhood Center Sub-District 72.r 2(.'1 De. ., DAVIDSON ENGINEERING, INC. , 3530 KRAFT ROAD, SUITE 301 NAPLES, FLORIDA 34105 PHONE (239) 43...060 FAX (239) 434".84 P.~,{19p,q,,~ COMPANY ID. NO. 00009496 GOLDEN GATE BLVD \ EVERGLADES BLVD NEIGHBORHOOD CENTER SUBDISTRICT 7'21"\ c:~\ Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page 1I-36 Section II-Exhibit 3 Immokalee Road/Everglades Boulevard Neighborhood Center Sub-District LS~ 233 DE" DAVIDSON ENGINEERING, INC. , '3530 KRAFT ROAD, SUITE 301 NAPLES, FLORIDA 34105 .. PHONE (239) ...-6060 FAX (239) ...-60.. P:f.."Yt9~qJ'?J COMPANY ID. NO. 00009496 IMMOKALEE ROAD \ EVERGLADES BLVD NEIGHBORHOOD CENTER SUBDISTRICT J1.L\.. J~'S Randall Boulevard Sub-District Market-Conditions Study Section II-Exhibit 3 Immokalee Road/Plat Road C-2 Zoning Corkscrew '/'ZI. Exhibit L/Page 11-37 ?1....., De! DAVIDSON ENGINEERING, INC. . 3530 KRAFT ROAD, SUITE 301 NAPLES, FLORIDA 34105 PHONE (239) 43441060 FAX (239) 434-6084 P'h".'r9~~O,}'~ COMPANY ID. NO. 00009496 IMMOKALEE ROAD \ PLAT ROAD 1<)(--- )~~ Randall Boulevard Sub-District Growth Management Plan Amendment Market-Conditions Study Exhibit L Table of Contents Section 1. Market Conditions 2. Existing Land Uses 3. Forecasting Commercial Demand 4. Problem Setting and Recommendations S. Appendix 7'-\ tl 7 t.\, \ Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page III-I Ill. FORECASTING COMMERCIAL DEMAND The analysis of retail demand reported in Section III for application to the subject Primary Trade Area (PTA) commences with population and household-size projections derived from the Collier Interactive Growth Model (CIGM). A recent example of the standard retail demand methodology demonstrated in the Section III Appendix applies specifically to the Rural Estates Planning Com- munity District (PCD) in the form of a Commercial Demand Studv for the Golden Gate Area (October, 2003), conducted by the Collier County Comprehensive Plan- ning Department; it included all of the geographic areas incorporated in the Golden Gate Area Master Plan (GGAMP) Restudy completed in 2003. The 2003 Demand Study is a model example of retail-demand forecasting techniques. It reassessed an earlier Collier County study completed in May 1988. Appended commercial demand calculations from it that apply to the general area under study begin on page 111-7. The purpose of appending the 2003 Demand Study in this analysis is to pro- vide an independent, county-sponsored assessment of commercial demand done in order to establish whether forecasted retail capacity can be considered a predictable measurement the commercial goods and services needs of area households. Matching forecasted demand against minimum growth in study-area com- mercial outlets reveals an acreage deficit existed in two components of the area un- der study at the time of the 2003 Demand Study was being conducted; the relevant are components are GGAMP Study Area 2 and GGAMP Study Area 3. The commercial inventory for the study area reported in Section II appears to confirm that that deficit continued to 2005, two years following publication of the Demand Study. Calculating Commercial Demand for the Primary Trade Area (PTA) Analysts examining the retail-demand calculations that follow should be mindful of the important definitions provided below. Demand calculations are based upon documented sales-per-square-foot (SPF) for commercial space and a density determination, expressed as a floor-area ratio (FAR), to predict the acreage requirement for the entire area under study. Per-canita-income (PCl): PCI data is derived from Woods & Poole Economics, Inc. and PCI forecasts are in "constant" dollar amounts. Generally, the PCI in the study areas are upwards of one-third lower than the countywide PCI. Expenditure estimates are incorporated into a step-by-step analysis of commercial acreage and square footage required to satisfy forecasted demand. ,1..\1- 'L~2l Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page III-2 Sales Per Sauare Foot (SPF): An earlier estimate of sales per square foot was determined to be $220.87 according to calculations made by the County's Compre- hensive Planning Department 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 in the 2003 Demand Study reflects property-appraiser defined land uses that correspond closely to the U. S. Census definition of retail- sales outlets. The 2003 Study determined the SPF to be $223.56 based on retail sales of $3,431,270,000 and a countywide commercial square-footage estimate of 15,348,589 square feet. For the purposes of the retail-demand calculations that fol- low, the SPF is rounded up to $225.00, leading to a more conservative demand fore- cast. Floor Area Ratio (FAR): The FARis defined as the percent of lot coverage, or the ratio of retail floor area to overall land area. The Comprehensive Planning De- partment determined that the FAR for the GGAMP study area ranged from 18.82 percent to 21.65 percent depending on whether hotels/motels and theaters are in- cluded or excluded from the analysis. Correspondingly, a FAR of 20 percent was utilized as a divisor in calculating the conversion of supportable square feet to sup- portable commercial acreage. For the purposes of this analysis, a FAR of 0.2000 will be used for the years 2000 to 2015. Twenty percent of any subject site or parcel will be considered to be the floor space of a commercial structure and the remaining 80 percent will be de- voted to secondary uses, i.e. open space, parking, and stormwater management. Dwelline Units (DU): An estimate calculated by dividing projected population by persons-per-dwelling-unit (pPDU) data for the period 2000 to 2015. Dwelline Unit Income (DUI): Calculated by multiplying per capita income by PPDU data. Total Area Income (TAl): An estimate calculated by multiplying by dwelling- unit income estimates by the number of dwelling units. Retail Exvenditure (RE) Forecast: Determined by the 2003 Demand Study.to be 35 percent of total personal income. The 35-percent share of personal income is applied to TAl to forecast retail expenditures for each of the analyzed time periods: 2000, 2005, 2010, and 2015. Retail Demand Calculation (RDC): Calculation of the acreage required to sat- isfy forecasted retail demand as measured by sales per square foot and the ratio of retail floor area to overall land area, or FAR, is determined by application of the fol- lowing procedures to complete the RDC calculation: 244- '2<15 Randall Boulevard Sub-District Market-Conditions Study Exhibit LlPage III-3 1. Dividing projected sales by sales per square foot to determine supportable square feet; 2. Multiplying supportable square feet by 1.05 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) to determine the acreage requirement for the ana- lyzed geographic area. Commercial Demand Exhibited in ZIP Code 34120 Geographically, ZIP Code 34120 occupies the northern two.thirds ofthe study area and includes substantial parts of the Corkscrew and Rural Estates communi- ties. A demand analysis of ZIP Code 34120 will add another dimension to study-area estimates of commercial acreage required by new study area households. In 2000, 12,062 persons resided there, or 5.61 percent of population of unincorporated Collier County. However, if estimates for ZIP 34120 reflected the augmented percentage growth projected by County planners for the Corkscrew and Rural Estates its pro- jected population growth would be significantly greater, and more likely representa- tive of actual resident growth in ZIP 34120. Below, demand analyses have been cal- culated using both a "static" growth rate and an augmented growth rate as demon- strated in the following tables: Table 3.01.1 COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2015) Estimated Population Growth in Zip Code Area 34120 (See Section i, Table 1.02.1) (Estimates Based on a Static Base of 5.61% of the Unincorporated County Population 11 2000 2005 2010 2015 Population Projections 12,062 15,659 17,551 20,344 Per Capita Income2 $20,306 $23,005 $26,062 $29,526 Persons Per Dwelling Unit" 3.15 3.15 3.15 3.15 Dwelling Units2 3,823 4,429 4,964 5,754 Dwelling Unit Income $63,964 $72,466 $82,095 $93,007 Total Area Income $244,534,372 $320,951,914 $407,519,580 $535,162,278 Retail Demand Forecast: Retail Expenditures $85,587,030 $112,333,170 $142,631,853 $187,306,797 Sales Per Square Foot $225.00 $244.00 $264.00 $285.00 Supportable Square Feet 380,387 460,382 540,272 657,217 Supportable Square Feet 399,406 483,401 567,286 690,078 Floor Area Ratio (FAR) 0.2000 0.2000 0.2000 0.2000 Supportable Acreage 45.86 55.49 65.12 79.21 Zoned Commercial Acreage 44.103 40.454 47.864 ** Developed Acre Surplus (Deficit) 1.76 (15.04) (17.26) ** 2'-\ ~ 'L1..\'l Randall Boulevard Sub-District Market.Conditions Study Exhibit LlPage III-4 Table 3.01.2 COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2015) Estimated Population Growth in Zip Code Area 34120 (See Section I, Table 1.02.2) (Estimates Based on Population Increases for Corkscrew PCD and Rural Estates PCD ') Population Projections Per Capita Income2 Persons Per Dwelling Unit" Dwelling Units2 Dwelling Unit Income Total Area Income Retail Demand Forecast: Retail Expenditures $85,587,030 $267,859,699 Sales Per Square Foot $225.00 $244.00 Supportable Square Feet 380,387 1,097,786 Supportable Square Feet 399,406 1,152,675 Floor Area Ratio (FAR) 0.2000 0.2000 Supportable Acreage 45.86 132.31 Zoned Commercial Acreage 44.103 40.454 Developed Acre Surplus (Deficit) 1.76 (91.86) Undeveloped Commercial Acreage ... ... Sources: 1) Section I, Table 102.1 and Table 102.2. 2) Derived from ZIP Code 34120 Tabulation Area, 2000 U. S. Census. 3) Zoned acreage derived from the 2003 Demand Study. 4) Zoned acreage derived from the 2005 and 2007 Commercial Land Use Inventory, excluding "Vacant" acreage (DOR 10) and Hotels, Motels (DOR 39), and adding 4.18 PUD-commercial acreage reported in August 2009. 5) Section II describes undeveloped commercial acreage in ZIP Code Area 34120. 2000 12,062 $20,306 3.15 3,823 $63,964 $244,534,372 2005 33,912 $23,005 3.15 10,561 $72,466 $765,313,426 2010 38,183 $26,062 3.15 10,800 $82,095 $886,626,000 $310,319,100 $264.00 1,175,451 1,234,223 0.2000 141.67 47.864 (93.81) 162.005 2015 48,349 $29,526 3.15 15,349 $93,007 1,427,564,443 $499,647,555 $285.00 1,753,149 1,840,806 0.2000 211.30 ... .** ... A calculation of retail demand has been applied to the Primary Trade Area (PTA) only. The following Table 3.02 employs the same methods as evidenced in the 2003 Demand Study for the GGAMP and the analysis provided above for ZIP 34120. Supporting data has been carefully footnoted. Calculated demand estimates a PTA-acreage deficit of 15.81 acres in 2007, a 27.85-acre deficit in 2010, and a 41.17-acre deficit in 2015. The 41.17-acre deficit in Table 3.02 for the year 2015 translates to support for an additional 358,673 square feet of commercial development (41.17 acres times 43,560 square feet per acre divided by a Floor Area Ratio of .2000). 2.l.I, I(' 'LI..\'\ ,.-- ~ ........ -.... .......... ...... ~ 5' o w '" ~ a if ~ ~ ~ :;: ~ (/J Z !:!:.. ~ z~OJ " o ~ z N w ~ c '" ~ " ~ Ul '" 0. z ~"i::w_" w W G; ;! z <.> ~ W :I: "w :JO::lo~-'o I- -' o-<<.>~<(" m~~i1~~ roo z'" N"8m_~N ~ '" ffi 0 <( I- ~ ~ ~ ~ ~ " ~ 0 ~ :>; :J ~ 0 i:: :g i!\ ill ~ ill ~ ~ ~, '. . ~ n ~.~!t ~.~.i '1[J.I.~i I '0. II !l.J~g: -'. N '" ~ $ r- R ..... gj N <"> ~ ..... 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Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page IH-5 Table 3.02 COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2015) Estimated Permanent Population and Economic Growth Randall Boulevard Sub-District Primary Trade Area (PTA) 2000 2007 2010 2015 Population Projections 7,586' 14,1563 16,4093 18,6693 Per Capita Income (PCI) $20,306' $23,005 $26,062 $29,526 Persons Per Dwelling Unit (PPDU) 3.07' 2.984 2.984 2.744 Dwelling Units (DU) 2,469' 4,7474 5,5044 6,8164 Dwelling Unit Income (DUI) $62,339 $68,555 $77,665 $80,901 Total Area Income (TAl) $153,914,991 $325,430,110 $427,466,839 $551,422,852 Retail Demand Forecast: Retail Expenditures (RE) $53,870,247 $113,900,539 $149,613,394 $192,997,998 Sales Per Square Foot (SPF) $225.00 $244.00 $264.00 $285.00 Supportable Square Feet (SPF) 239,423 466,805 566,717 677,186 Supportable Sq. Ft 5% vacancy) 251,394 490,146 595,053 711,045 Floor Area Ratio (FAR) 02000 02000 02000 0.2000 Supportable Acreage (SA) 28.86 5626 68.30 81.62 Zoned Commercial Acreage 44.10' 40.456 40.456 40.456 Developed Acre Surplus (Deficit) 1524 (15.81) (27.85) (41.17) Sources: 1) ZDATA1 File for Traffic Analysis Zones, 2000 U. S. Census. 2) Per capita income derived from ZIP Code 34120 Tabulation Area, 2000 Census. 3) Population derived from VBR Scenario Name: Baseline 2007 East of CR- 951. 4) Dwelling Units derived from VBR Scenario Name: Baseline 2007 East of CR- 951. 5) Derived from Commercial Demand Study for the Golden Gate Area (October, 2003): Zoned Commercial Acreage in Study Area 2 and Study Area 3. 6) Derived from 2007 Commercial Land Use Inventory. L~'2... 2.:53 Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page III-6 Section III Appendix Commercial Demand Study Golden Gate Area (October 2003) "2..:5~ GOLDEN GATE AREA MASTER PLAN STUDY AREAS COLLIER COUNTY, FLORIDA HENDRY CO COLLIER CO. STUDY AREA / ~ LAKE 0 TRAFFORD IMMOKAlEE CITY or NAPLES - C.R. 846 " " " LEE co. COLLIER co. ~ 75 "- c;, '" g o o ;1 N SCALE A~[NDW - OC108EIl ~6 20C~ O...j,No.2004-71 ~hlENDED - OCTOBER H 2008 (Ord,No.:!Ooe-59, '"' 10MI ~REP"'flED BY GRAPHICS AND TECHNICAL SUPPORT SECTION COM~UNITY DEvtLOPMENT AND ENVIRONMENTAL SERVICES DIVISION FilE: GGMP-98-2D06-1.DWG DATE: 10/2008 2:5\0 Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page III-7 Section III Appendix The 2003 Commercial Demand Studv for the Golden Gate Area concluded: Currently, Study Area 1 (Urban Estates) contains most of the avail- able commercial land for the entire area, Approximately 84% of the total existing commercial acreage is located in Study Area L Accord- ingly, Study Area 1 is the only sub-area to possess a surplus of com- mercial space in 2005 (25.06 acre surplus). On the other hand, study areas 2-4 are all characterized by deficient amounts of commercial acreage (bold added). A map describing the boundaries of these study areas faces page III-7. It includes the Rural Estates Planning Community District (PCD), represented by Study Area 2, Study Area 3, and Study Area 4. The first of the commercial land-use calculations is demonstrated below for the Ur- ban Estates PDC (Study Area 1). . . . Table 3.00.1-A COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2015) Estimated Growth in Study Area 1 (Urban Estates) Population Projections Per CapRa Income (PC I) Persons Per Dwelling Unit (PPDU) Dwelling UnRs (DU) Dwelling UnR Income (DUI) Total Area Income (TAl) 2000 27,719 $28,117 2,46 11,285 $69,064 $779,376,532 2005 39,492 $30,541 2,46 2010 46,089 $33,041 2,46 2015 53,090 $35,566 2.46 21,614 $87,361 $1,888,198,769 16,078 $75,019 $1,206,115,477 18,763 $81,158 $1,522,797,855 Retail Demand Forecast: Retail ExpendRures (RE) $272,781,786 $422,140,417 Sales Per Square Foot (SPF) $225,00 $244.00 Supportable Square Feet(SSF) 1,212,363 1,727,267 Supportable Sq. Ft (5% vacant) 1,272,982 1,813,630 Floor Area Ratio (FAR) 0,2000 0.2000 Supportable Acreage (SA) 146,12 208,18 Zoned Commercial Acreage +233.24 +25,06 Source: Collier County Comprehensive Planning Department, Commercial Demand Study for the Golden Gate Area (October, 2003) $532,979,249 $660,869,569 $264.00 $285,00 2,015,804 2,322,036 2,116,594 2,438,138 0,2000 0,2000 242,95 279,86 (9,71) (46,62) '2..'ST'l GOLDEN GATE AREA MASTER PLAN STUDY AREAS COLLIER COUNTY, FLORIDA HENDRy CO. COLLIER CO. STUDY AREA // ~ / ./ LAKE 0 TRAFFORD ~ C.R. 846 \ LEE CO COlliER CO. ~ ~ 1 C.R. 846 CITY S.R, 84 75 OF NAPL[S_ ;n m [5 m N 'i' ~I c;, '" '" ~ '" " 0 0 " N SCALE AMENDEO-OCTOBER2620:)4 Ord. No. 2004-7T Ar.lENDED ~ OCTOllER 14, (Q,d,NO.20065S o 5"' 10MI. PREPARED BY GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY O[VLLOP~ENT AND ENVIRONMENTAl SERVICES DIVISION FILE: GGMP-SB-2006-1.DWG OAT[: 10/2006 2.s~ Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page III-B Table 3.00.2-A COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2015) Estimated Growth in Study Area 2 Population Projections Per Cap~a Income (PCI) Persons Per Dwelling Un~ (PPDU) Dwelling Units (DU) Dwelling Un~ Income (DUI) Total Area Income (TAl) Retail Demand Forecast: Retail Expend~ures (RE) Sales Per Square Foot (SPF) Supportable Square Feet (SSF) Supportable Sq, Ft (5% vacancy) Floor Area Ratio (FAR) Supportable Acreage (SA) Zoned Commercial Acreage 2000 2005 2010 2015 5,278 $25,451 3,04 1,734 $77,476 $134,331,689 $47,016,084 $225,00 208,960 219,408 0,2000 25,18 1.79 7,520 $27,645 3,04 2,470 $84,156 $207,883,479 $72,759,218 $244.00 297,708 312,593 0.2000 35,88 (34,09) 8,776 $29,908 3,04 2,883 $91,044 $262,486,175 10,109 $32,194 3,04 3,321 $98,002 $325,445,894 $91,863,161 $113,906,063 $264,00 $285,00 347,440 400,221 364,812 420,232 0,2000 0.2000 41.87 48,24 (40.08) (46.45) . . . Table 3,00.3-A COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2015) EsUmated Growth In Study Area 3 Population Projections Per Cap~a Income (PC I) Persons Per Dwelling Un~ (PPDU) Dwelling Un~s (DU) Dwelling Un~ Income (DUI) Total Area Income (TAl) 2000 7,640 $26,705 2,90 2,632 $77,516 $204,026,155 2005 10,885 $29,007 2,90 3,750 $84,199 $315,738,405 2010 12,703 $31,381 2,90 4,376 $91,080 $398,639,910 Retail Demand Forecast: Retail Expend~ures (RE) $71,409,154 $110,508,442 Sales Per Square Foot (SPF) $225,00 $244.00 Supportable Square Feet (SSF) 317,374 452,166 Supportable Sq, Ft (5% vacancy) 333,243 474,774 Floor Area Ratio (FAR) 0,2000 0,2000 Supportable Acreage (SA) 38,25 54,50 Zoned Commercial; Acreage 42,31 (12,19) Source: Collier County Comprehensive Planning Department, Commercial Demand Study for the Golden Gate Area (October, 2003) 2015 14,633 $33,780 2,90 5,041 $98,052 $494,295,015 $139,523,969 $173,003,255 $264,00 $285.00 527,700 607,865 554,085 638,259 0,2000 0,2000 63,60 73,26 2S01 (21.29) (30,95) GOLDEN GATE AREA MASTER PLAN STUDY AREAS COLLIER COUNTY, FLORIDA HENDRY CO. COLLIER CO. STUDY AREA / / ~ LAKE 0 TRAFFORD IMMOKALEE C.R. 846 " o LEE CO. COLLIER CO ~ ~ , C.R. 846 ~ CITY S.R. 84 75 OF NAPLES --- '" rn ~ u "- c;, '" '" G:~, g S 9, rn N )' (;RAPHICSANDTECHNIC/lJ.SUPPORTSECTION COMMUNITY DEVELOPMENT AND ENVlRONMENTIU.SERVlCES DIVISION FIlL' GGMP~ge-2008-l.DWG DATE: 10/2008 2~o l Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page III-9 Table 3.00.4-A COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2015) Estimated Growth In Study Area 4 2000 2005 2010 2015 Population Projection6 1,000 1,425 1,663 1,915 Per Capita Income (PCI) $26,069 $28,316 $30,634 $32,975 Persons Per Dwelling Unit (PPDU) 3,12 3,12 3,12 3,12 Dwelling Units (DU) 321 457 534 615 Dwelling Unit Income (DUI) $81 ,230 $88,233 $95,454 $102,749 Total Area Income (TAl) $28,068,763 $40,342,424 $50,934,888 $63,156,901 Retail Demand Forecast: Retail Expenditures (RE) $9,124,067 $14,119,848 $17,827,211 $22,104,915 Sales Per Square Foot (SPF) $225,00 $244,00 $264,00 $285,00 Supportable Square Feet (SSF) 40,551 57,774 67,425 77,668 Supportable Sq, Fl, (5% vacancy) 42,579 60,663 70,796 81,551 Floor Area Ratio (FAR) 0,2000 0,2000 0,2000 0.2000 Supportable Acreage (SA) 4,89 6,96 8,13 9,36 Zoned Commercial Acreage 0,00 (6.96) (8,13) (9,36) . . . Table 3.00.5-A COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2015) Aggregated Retail Growth for the Entire Golden Gate Estates Study Area (Incorporates Study Area 1, Study Area 2, Study Area 3, and Study Area 4) 2000 2005 2010 2015 Population Projections Average Per Capita Income (PCI) Persons Per Dwelling Unit (PPDU) Dwelling Units: Study Area Total Dwelling Unit Income (DUI) Total Area Income (TAl) 41,637 $26,586 2,88 15,972 $76,560 $1,222,788,260 59,321 $28,878 2,88 22,755 $83,161 $1,892,312,362 69,230 $31,241 2,88 26,556 $89,967 $2,369,165,267 79,747 $33,629 2,88 30,590 $96,843 $2,962,454,210 Retail Demand Forecast: Retail Expenditures (RE) $400,331,092 $619,527,925 $782,193,590 $969,883,802 Sales Per Square Foot (SPF) $225,00 $244.00 $264,00 $285,00 Supportable Square Feet (SSF) 1,779,249 2,534,915 2,958,368 3,407,790 Supportable Sq, Ft (5% vacant) 1,868,212 2,661,661 3,106,286 3,578,180 Floor Area Ratio (FAR) 0.200 0,200 0.200 0,200 Supportable Acreage (SA) 214.44 305,52 356,55 410,72 Zoned Commercial Acreage 277.34 (28,18) (79,21) (133,38) Source: Collier County Comprehensive Planning Department, Commercial Demand Study for the Golden Gate Area (October, 2003) lk\ Llol. Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page III-lD The 2003 Demand Study states further that: In short, these findings suggest that population and income growth can support additional commercial space within the Golden Gate area, However, other factors deserve careful consideration when interpret- ing these results, Namely, availability of real estate immediately ad- jacent to the study areas is recognized in helping to serve retail needs, Nonetheless, even when considering these adjacent retail cen- ters, each study area is of adequate size to support what is typically characterized as a neighborhood and/or community shopping center (bold added), An overall expression of retail demand can account for zoned commercial acreage in the study area and calculate its net commercial acreage deficit and supportable square footage. For the summary table provided below, non-conforming commercial uses are not included in the calculation. Only Traffic Analysis Zones exclusive to the area under study are included when accounting for the Zoned Commercial Acreage. Table 3.01-A below demonstrates overall area retail demand for the area covered by the GGAMP, It provides an estimate of the net deficit in commercial acreage, and calculates the supportable square feet of retail, Table 3.o1-A OVERALL COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2015) 2000 2005 2010 2015 Population Projections 28,775 50,780 76,564 98,769 Average Per Capita Income (PCI) $26,586 $28,878 $31,241 $33,629 Persons Per Dwelling Unit (PPDU) 2,88 2,88 2,88 2,88 Dwelling Units: Study Area Total 9,991 17,632 26,585 34,295 Dwelling Unit Income (DUI) $76,568 $83,169 $89,967 $96,852 Total Area Income (TAl) $764,990,888 $1,466,435,808 $2,391,772,695 $3,321,539,340 Retail Demand Forecast: Retail Expenditures (RE) $267,746,811 $513,252,533 $837,120,443 $1,162,538,569 Sales Per Square Foot (SPF) $225,00 $244,00 $264,00 $285.00 Supportable Square Feet (SSF) 1,189,986 2,103,494 3,170,911 4,079,083 Supportable Sq, F\, (5% vacant) 1,249,485 2,208,669 3,329,456 4,283,037 Floor Area Ratio (FAR) 0,200 0,200 0,200 0.200 Supportable Acreage (SA) 143.42 253,52 382,17 491.62 Zoned Commercial Acreage .. 96.43 96.43 96.43 Commercial Acreage Deficit .. (157.09) .. .. The demand calculation demonstrated above establishes the net deficit in commercial acreage within the Urban Estates and Rural Estates planning communi- ties is 157.09 acres for the year 2005 only. L~:S z.sA Randall Boulevard Sub-District Market.Conditions Study Exhibit L/Page III-ll 2003 Demand Study Market-Conditions Summary Section II of this Market-Conditions Study analyzed exiting zoned and/or de- veloped commercial and industrial property located in general proximity to the Sub- District site situated on the south side of Randall Boulevard east of its intersection with Immokalee Road (CR-846). Section II documented that no material changes in the inventory of developed retail acreage took place adjacent to the subject site dur- ing the period 2005 to 2007. Table 3.00,3-A of this market-conditions analysis demonstrates that the Golden Gate Area Master Plan (GGAMP) Study Area 3 - the general location of the Randall Boulevard Commercial Sub-District .- could support 54.50 acres of retail commercial totaling 474,774 square feet in 2005. It should be noted that Study Area 3 excluded the four square miles of the "Settlement Area," a large subdivision that includes the Orange Tree and Water- ways neighborhoods. * * * 2..~S L.~~ Randall Boulevard Sub-District Growth Management Plan Amendment Market-Conditions Study Exhibit L Table of Contents Section 1. Market Conditions 2, Existing Land Uses 3, Forecasting Commercial Demand 4. Problem Setting and Recommendations S. Appendix L~'l l ~R,I'~<~~:~::~~:~~'S:~~GN~ TIOH I OVl!IIl..AY'ANP SPEOlALFEUURU il !i if !! il II LEGEND E5UUSOESIOtlAnON URSAN DESIGNATIOtl W"", Ill" ~'.T1"CT o """""Em<"AA..5UOO=OCl .." '''SlIT'''''''''''" '"""~"'.~l l -om.~O."=1[R<""""'~'L""D1""'" ....."....~"'~Ol D...,,,"_U"lA...~I"'''Cl ""-,""......"""",, GOLDEN GATE AREA FUTURE LAND USE MAP 0''''""""""",,,,''''''''''''"<1''.'' """"""""'<1''''''''''''''''''-'' ~"......<,., "'TOOO' '" ~ ~ '" ~l~n:~~. ," \ \ "../ t._",""'"'.""<TYCD.1<R.....",,.." ",~D~,"'- D=Tf"'<D O ""'-""'''TE.....'',""""''''''- ,"flW-~ 0"""',....."', "'''"'''O<<l ,.jOO"""" ~ll~~n~""IH[~~"="T """""'ELI"M'"TH'''''"'.) ~'""'""'"G.'It._....'''"O''''''ON'' D."["ID"'.O""...""U"..~" '! I L:: :::::::: ,.,-" 0 ....~ ,~-, "-."', .."-,, , O~=~';[5"m D~,J,'Jligo'f"-'tO""[R~" III! "" .."._,._~._,_OO_ ~."""",_""",..._IIlIt<O[5""'""" "'C1lOt<U'll4/".....!>'.,.."...."WIoS1tli"-'" IMMOKALBE ROAD J 1- o . < ~ . " II '" '" ~ '" .. . VANDERBILT BEACH ROAD PINE RIDGE RD. '" Q < ~ 0 ~ . 0 0 '" " > , . . " G.G. PKWY . " < . . 0 . " " < . < . " < DAVIS BOULEVARD tf.l s,n. B4 en 0 ~ '" IMMOKALEE ROAD RANDALL BOUL.EVARD z ~ ;; ~ . . . , ~ 8 . o o > , " < 8 . GOLDEN O^TE BOULEVAIlIJ WHITE liL\'D Q . < 0 > . . . < 0 > i " 5 0 . ~ 0 < " ~ 0 ~ . . ~ 0 II--'~ --.J ...-.... , I t , -----< IN7'ERSTAT.E..n S.R.84 c-=I I o . < > . " " g ~ " ~ [.) j 8 Q ~ ~ " c . ~ . m . > . GOUlEtlGAn RJTUOUlLAlllllWli"""P ~~~ FtIIRU~RY, ,R" "M~NDE!l IoI"Y'..I&R' .....EN01:D MAY~, 'I.~ AAlENOfll .lJl-Y ;0. '""~ ~~. "~RIl12, ,g9. ~~~ "'ARCH,....., .....E""ED OCTU""",'.'7 .~. /.PRlL".l'O' ......>.!l00 SO'TEWB:ERe,'99E AWENOm rEORU,,"Y2:l,I'.' , I ~~~ "'AV9.2000 -, "'ENDED WARC"'3,2DDt o ~ > . " 8 '" :;; '" M.lDODED NAY'4,20D2 ""'LmII:D Sl:F'TEI,lBE:R'O,'DoJ MO. ~C. :>OD'_'" I.I.!ENDtD O<;ITlllER'E,1DO< 0Il(>. NO. 200<_71 (;) "~"'OED '''NlJARY 2', 2005 090. NO. 2005 ~ ...,NOEl> ....NU^"Y.Z.2007 am. NO. 2007 ,~ AMENDEll OrCE/.!BER4,2007 OIlD. NO. 200717 AMO'.'DEtJ _ OCTOBER"2"D. llIiD,NC.2DDB_5. SCALE 1"'-, , , a 1MI 2MI 3MI I 4MI 5Mi PRJ;PAAW By, GIS/CAD MAPP'NG SECTlO~ COI.l"UNITY08l(lOl'MtNTANDENI1RONMENTA.lS[R"CtSOiVlSIDN OATE ,0I20DE FllE"OGI'LU-2005_2_'_DWG H 26 E R 27 E R 28 E 2~% Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page IV-1 PROBLEM SETTING AND RECOMMENDATIONS Previous sections of this study have reviewed the emerging goods and service needs of the growing population of the Golden Gate Estates and Rural Fringe com- munities located east of the County's urban boundary, south of neighboring Lee County, and north of 1-75. Section IV will focus on an assessment of the merits of the petitioner's pro- posed Growth Management Plan (GMP) amendment in the specific context of the site proposed for the petitioner's Randall Boulevard Sub-District and prospective uses proposed for location on the subject site, Collier County's Corkscrew Planning Community District (peD) and the largely platted Rural Estates PCD, containing the Golden Gate Estates subdivision and the surrounding "Rural Fringe" area, have provided the general context of this market-conditions analysis. The platted Golden Gate Estates can be defined as a very large assemblage of low-density, semi-rural residential lots. Opportunities for non-residential commer. cial and conditional uses are limited, Typical lots are 2,25 acres in size. As reported in Section I, the permanent population of the Corkscrew PCD and the Rural Estates PCD is projected to grow 143,72 percent from 19,834 in 2000 to 48,340 in 2015, an increase of 28,506 persons according to May 29, 2009, esti- mates provided by the Collier County Comprehensive Planning Department. As reported in Section III, the analyzed area under study has a deficit of sup- portable commercial land uses intended to service area households with basic goods and services. The specific subject of this Section IV analysis is a unified site located on Randall Boulevard immediately east of its intersection with Immokalee Road (CR- 846), The subject parcel is zoned "Golden Gate Estates" and must submit to the provisions of the Golden Gate Area Master Plan (GGAMP), adopted originally as Ordinance 91-15 on February 5, 1991, and amended subsequently seven times. The "Golden Gate Future Land Use Map" on the facing page illustrates land uses permitted for the mapped area, The map's Legend cautions that, "This map cannot be interpreted without the Goals, Objectives, Policies and Land Use Description Section of the Golden Gate Area Master Plan," L~'\ c'1a Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page IV-2 The GGAMP is quite specific in stating, "Intensifying residential density shall not be permitted." The Estates Designation can also accommodate "future non- residential uses including: . Conditional uses and essential serVIces as defined m the Land Development Code, . Parks, open space and recreational uses, . Group Housing shall be permitted 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 community centers to the extent possible." The GGAMP provides for Neighborhood Centers located along major road- ways distributed within Golden Gate Estates according to commercial demand esti- mates, The centers are designed to concentrate all new commercial zoning, and con- ditional uses, as allowed in the Estates Zoning District, in locations where traffic impacts can be readily accommodated and to avoid strip and disorganized patterns of commercial and conditional use development, Established Neighborhood Centers are provided for in the Estates Zoning District; they include: . Wilson Boulevard and Golden Gate Boulevard Center, . Everglades Boulevard and Golden Gate Boulevard Center, and the . Immokalee Road and Everglades Boulevard Center, The GGAMP is clear that the Neighborhood Center designation does not guarantee that non-residential zoning will be granted. The designation merely provides the opportunity to request non-residential zoning, Neighborhood Center "locations are based on the intersection of major roads and spacing criteria." A major premise of this analysis is that the non-residential-use criteria appli- cable to Neighborhood Center commercial that are cited below will apply equally to non-commercial conditional uses. Selected criteria for the development neighborhood-center nodes as desig- nated in the GGAMP include: c'\\ C '"11... Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page IV-3 . "Commercial uses shall be limited to intermediate commercial so as to pro- vide for a wider variety of goods and services in areas that have a higher de- gree of automobile traffic. These uses shall be similar to C-l, C-2, or C-3 zon- ing districts outlined in the Collier County Land Development Code (Ordi- nance 91-102, adopted October 30,1991), except as prohibited below. . The Neighborhood Center located at the intersection of Pine Ridge Road and Collier Boulevard may be developed at 100 percent commercial and must provide internal circulation, Any rezoning is encouraged to be in the form of a PUD, This Neighborhood Center may also be utilized for single-family resi- dential or conditional uses allowed in the Estates zoning district such as churches, social or fraternal organizations, childcare centers, schools, and group care facilities. . Parcels immediately adjacent to commercial zoning within the Neighborhood Centers located at the intersections of Golden Gate Boulevard and Wilson Boulevard, Golden Gate Boulevard and Everglades Boulevard, and Ever- glades Boulevard and Immokalee Road may qualify for Conditional Use un- der the transitional conditional use provision of the Conditional Uses Sub- District of this Master Plan Element, . A single project shall utilize no more than 50 percent of the total allowed commercial acreage, This percentage may be increased at the discretion of the Board of County Commissioners, . The project shall make provisions for shared parking arrangements with ad- joining developments, . Access points shall be limited to one per 180 feet commencing from the right- of-way of the major intersecting streets of the Neighborhood Center. A maximum ofthree curb cuts per quadrant shall be allowed, . Driveways and curb cuts shall be consolidated with adjoining developments, whenever possible. . Driveways accessing parcels on opposite sides of the roadway shall be in di- rect alignment, except when the roadway median between the two parcels has no opening, . Projects shall provide a 25-foot wide landscape buffer abutting the external right-of-way. A minimum of 50 percent of the 25-foot wide buffer area shall be comprised of a meandering bed of shrubs and ground covers other than grass. Water retention/detention areas shall be allowed in this buffer area if left in natural state, and drainage conveyance through the buffer area shall be allowed if necessary to reach an external outfalL 2~~ L l t.\- Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page IV-4 . All buildings shall have tile roofs, 'Old Style Florida' metal roofs, or decora- tive parapet walls above the roofline, The buildings shall be finished in light, subdued colors, except for decorative trim, . Building heights shall be limited to one story, with a maximum height of 35 feet. This provision only applies east of Collier Boulevard, . All lighting facilities shall be architecturally-designed, and shall be limited to a height of 25 feet. Such lighting facilities shall be shielded from neighbor- ing residential land uses, . Commercial uses shall encourage pedestrian traffic through placement of sidewalks, pedestrian walkways, and marked crosswalks within parking ar- eas. Adjacent projects shall coordinate placement of sidewalks so that a con- tinuous pathway through the Neighborhood Center is created, . All buildings and projects within any single specific quadrant of the Sub- District shall utilize a common architectural theme, This theme shall be ap- plicable to both building design and signage, . No building footprint shall exceed 5,000 square feet, unless the project is submitted in the form of a PUD. Walkways or courtyards shall connect adja- cent buildings, This provision only applies to the area east of Collier Boule- vard, . Fences or walls may be constructed on the commercial side of the required landscape buffer between adjacent commercial and residential uses. If con- structed, such fences or walls shall not exceed five feet in height, Walls shall be constructed of brick or stone. Fences shall be of wood or concrete post or rail types, and shall be of open design (not covered by slats, boards or wire), . Projects directly abutting residential property (property zoned E-Estates and without an approved conditional use) shall provide, at a minimum, a 75-foot wide buffer in which no parking uses are permitted, Twenty-five (25) feet of the width of the buffer along the developed area shall be a landscape .buffer, A minimum of 50 feet of the buffer width shall consist of retained native vegetation and must be consistent with subsection 3.9.5,5.6 of the Collier County Land Development Code (LDC), . Projects within the Neighborhood Center Sub-District that are submitted as PUDs shall provide a functional public open-space component. Such public open-space shall be developed as green space within a pedestrian-accessible courtyard, at the time of PUD approvaL 2''\5 1,'1~ Randall Boulevard Sub-District Market-Conditions Study Exhibit LlPage IV-5 . The following principal permitted uses, listed below by Standard Industrial Classification (SIC) designation, are prohibited within Neighborhood Centers: . Drinking Places (5813) and Liquor Stores (5921) . Mail Order Houses (5961) . Merchandizing Machine Operators (5962) . Power Laundries (7211) . Crematories (7261) . Radio, TV Representatives (7313) and Direct Mail Advertising Services (7331) . NEC Recreational Shooting Ranges, Waterslides, etc, (7999) . General Hospitals (8062), Psychiatric Hospitals (8063), and Specialty Hospitals (8069) . Elementary and Secondary Schools (8211), Colleges (8221), Junior Col- leges (8222) . Libraries (8231) . Correctional Institutions (9223) . Waste Management (9511) . Homeless Shelters and Soup Kitchens." Requests for conditional uses are subject to the following locational and spac- ing criteria as listed the GGAMP: "a) Essential Services Conditional Uses shall be allowed anywhere within the Estates Zoning District, and are defined as follows: electric or generating plants; effluent tanks; major re-pump stations; sewage treatment plants, including percolation ponds; hospitals and hospices; water aeration or treatment plants; government facilities (see LDC Section 2.6,9); public water supply acquisition withdrawal or extraction facilities; public safety service facilities; and other similar facilities," "d) Conditional uses may be granted in Transitional Areas. The purpose of this provision is to allow conditional uses in areas adjacent to non-residential uses generally not appropriate for residential use, The conditional use will act as a transitional use between non-residential and residential areas." "The following criteria shall apply for Transitional Conditional Use requests: L"\~ 'L,\I{ Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page IV-6 . Site shall be directly adjacent to a non-residential use (zoned or devel- oped); . Site shall be 2.25 acres, or more, in size or be at least 150 feet in width and shall not exceed 5,00 acres; . Conditional uses shall be located on the allowable acreage adjacent to the non-residential use; . Site shall not be adjacent to a church or other place of worship, school, so- cial or fraternal organization, child care center, convalescent home, hos- pice, rest home, home for the aged, adult foster home, children's home, rehabilitation centers; . Site shall not be adjacent to parks or open space and recreational uses; . Site shall not be adjacent to permitted Essential Service, as identified in Section 2,6.9 of the Land Development Code, except for libraries and mu- seums; and . Project shall provide adequate buffering from adjacent properties allow- ing residential uses." Application of Transitional Conditional Use Criteria As stated previously above, the Golden Gate Area Master Plan (GGAMP) rec- ognizes the "need to provide basic goods and services to Estates residents" in desig- nated Neighborhood Centers "designed to concentrate all new commercial zoning in locations where traffic impacts can be readily accommodated and to avoid strip and disorganized patterns of commercial development." Further, Neighborhood Center "locations are based on the intersection of major roads and spacing criteria." Also, the GGAMP advocates that its defined conditional uses shall be limited to Neighborhood Centers so long as "the project shall provide adequate buffering from adjacent properties," and "projects shall coordinate access management plans with other projects within the Neighborhood Center nodes to facilitate a sound traf- fic movement pattern." The GGAMP provides that, "Conditional uses may be granted in Transitional Areas. And, "the purpose of this provision is to allow conditional uses in areas adja- cent to non-residential uses generally not appropriate for residential use, The condi- tional use will act as a transitional use between non-residential and residential ar- eas," The matrix provided below reviews each of the criteria cited above that shall apply for a Transitional Conditional Use request for the subject site: 1..1'1 'L~CJ Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page IV-7 Criteria Auulication To Subject Site 1) "Site shall be directly adjacent to a 1) Site is located directly adjacent to non-residential use (zoned or developed)," available but undeveloped parcels south and east of the site with no known plans for the development of these vacant parcels. A Planned Unit Development (PUD), designated as a "community shop- ping center" of 20,356 square feet on 2.55 acres, is west of the subject site, 2) "Site shall be no closer than 1/2 road- 2) The closest Neighborhood Center is mile from the intersection of a Neighbor- approximately 4,0 miles south of the hood Center." subject site at the intersection of Wilson Boulevard and Golden Gate Boulevard. 3) "Site shall be 2,5 acres in size and shall 3) The site is a parcel larger than 5,0 acres not exceed 5,0 acres," located on Randall Boulevard in the Golden Gate Estates, 4) "Conditional uses shall be located on 4) A development site plan could be the allowable acreage directly adjacent designed that could locate the to the non-residential use," allowable conditional-use acreage well away from any residential property located near the northern border of the sub- ject site. 5) "Site shall not be adjacent to a church or 5) None of the conditional uses listed other place of worship, school, social or are located adjacent to the subject fraternal organization, child care center, site. convalescent home, hospice, rest home, home for the aged, adult foster home, children's home, (or) rehabilitation center." 6) "Site shall not be adjacent to parks or 5) The subject site is not adjacent to open space and recreational uses." any parks or open space and/or recreation uses, 7) "Site shall not be adjacent to Essential Ser- vices except for libraries and museums," 7) The subject site includes two uses defined as Essential Services, 8) "Project shall provide adequate buffering from adjacent properties allowing residential uses," 8) Adequate buffering will be provided that would screen conditional uses from adjacent residential properties north of the subject site. *** Additionally, other standards referenced in the GGAMP can be cited as sup- port for the designation of the subject parcel as a Transitional Conditional Use Area as follows: 2.. ~\ L~L Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page IV-8 Standards Characteristics of the Subject Site Standards Auulication To Subiect Site 1) Accommodate transitional-condition ai-use 1) Projected traffic volume increases zoning to provide for a wider variety of along the length of Randall Boulevard basic goods and services in areas that have to Immokalee Road (CR-846) can be well a higher degree of automotive traffic. accommodated on an improved Boule- vard. Immokalee Road from Wilson Boule- vard to Randall Boulevard has been im- proved and is now a 6-lane divided high- way with a daily trip capacity of 49,200 cars. Randall, will be improved from a 2-lane undivided roadway to a 4-lane divided collector, estimated currently to occur by 2015. 2) Concentrate all new commercial zoning 2) The segment of east of Immokalee Road in locations where traffic impacts can be to Everglades Boulevard is at the final readily accommodated, Design Stage at the time of this writing, 3) Avoid strip centers and disorganized 3) The subject site should be considered patterns of commercial development. as a single-use site and would not have any of the undesirable characteristics of a strip center or exhibit any evidence of dis- organized development. 4] Allow conditional uses in areas adjacent 4] The subject site is on what will be a well- to non-residential uses that are generally traveled roadway and its appropriateness not appropriate for residential use, for residential use appears problematic, *** Analysis of Conditional Uses in the Golden Gate Estates Appendix 1 of the Golden Gate Area Master Plan (GGAMP) under the head- ing "Conditional Use Approvals and Locations" defines Conditional Uses as "uses that would not be appropriate generally or without restriction within a particular zoning district unless they are controlled as to number, area, location or relation to the neighborhood. " Further, "before conditional uses can be approved, they must be found in com- pliance with the Growth Management Plan, have adequate and safe access, and be compatible with adjacent properties." Appendix 1, page I, stipulates, "Permitted Conditional Uses to include such uses as: LY.3 L~~ Randall Boulevard Sub-District Market-Conditions Study schools, Exhibit L/Page IV-9 recreational facilities, social and fraternal organizations, churches, owner-occupied day care centers, and convalescent and rehabilitation centers." Appendix 1 further stipulates, " . ' . problems related to conditional uses are primarily limited to the Estates area, Concerns related to Conditional Uses include: a. Proliferation and expansion of Conditional Uses into residential areas, b, Conditional Uses encourage additional Conditional Uses, and c. Conditional Uses are not always in appropriate locations," For the purposes of the GGAMP, a study area was defined that is represented in maps and supplementary tables that are included in various sections of this Mar- ket-Conditions Study and selectively in the Appendix under Tab 5, The referenced maps and tables under Tab 5 summarize the type and the lo- cation of Conditional Uses existing at the time of recent amendments GGAMP by the adoption of Ordinance No, 2005-25 on June 7, 2005, The Conditional Uses presented in the referenced maps and supplementary tables were those obtained from the Collier County Comprehensive Planning De- partment, with the proviso that the referenced Conditional Uses may not reflect all those "granted due to grandfathered uses which do not appear on the Zoning Atlas," Existing and Potential Conditional Uses The existing 79 existing and/or potential Conditional Uses delineated under the heading "Approved ProvisionaVConditional Uses" on pages 2,3,4,5, and 6 of the previously referenced Appendix 1 are summarized in Table 4,01, Table 4,02 and Ta- ble 4.03 below, Those Conditional Uses determined to be located east of Collier Boulevard (CR-951) are analyzed in detail following Table 4,03, *** 1.<(S '2-~~ Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page IV-IO Table 4.01 Summary of Existing Conditional Uses in the Golden Gate Estates Existina Conditional Use Churches and Child Care Facilities Fraternal Organizations/Clubs Fire Stations Institutional/Rehabilitation Centers School/Child Care Government Uses Model Home Commercial Uses Communications Towers Lake Excavation Earth Mining Total Source: Golden Gate Area Master Plan, Appendix 1, page 6 . . . Total Number of Uses 28 8 4 3 7 9 7 12 3 1 ~ 84 Table 4.02 Potential Acres of Conditional Uses Meeting GGAMP Criteria Areas With Potential For Locatina Conditional Uses Essential Services Golden Gate Parkway West Side of Collier Boulevard (CR-951) Neighborhood Center Neighborhood Center "Tran/CU" Transitional Use Activity Center at Pine Ridge/l-75 Total Source: Golden Gate Area Master Plan, Appendix 1, page 6 ... L~"1 Potential Acres Unlimited 2.21 4,00 69,86 115,58 76,42 33.79 301,86 'L<{I( Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page IV-Il Table 4_03 Potential Sites For Conditional Uses Meeting GGAMP Criteria {Refer to Maps GG CU-1, GG CU-2, and GG CU-3] Sites With Potential For Locatina Conditional Uses Tr. 53 & 54, U9 Tr.1,U12 Tr. 72, U23 Tr. 125 and Tr. 127, U23 Nly 380' Tr, 1, Tr. 2 and So, 105' Tr. 3, U14 E75' of W180' Tr. 97, all Tr. 98, U29 Tr. 76, 93, 108, U535 All Tr. 105, U2 Tr, 16 & 18, U13 & Tr. 124 & 126, U12, Tr. 3, 35, U14 & Tr. 14 & Tr. 142, 143, U11 Tr. 143 and S165, Tr. 144, U28 Tr. 106, 1074, & 108, U26 Tr. 98 & 99, U80, Tr. 94 & 95, U81 - Tr. 2 & 3, U77 - Tr. 127 & 129, U76 W1/2 Tr. 65, Tr. 159, U43 Tr. 66 & W165 Tr. 75, U30 E 165 Tr. 60, 65 & W165, Tr. 76, U30 S165, Tr. 109, 110 & U26 Tr.15, 17& 114 U46-Tr.105, 127 & 130, U47 E 180', Tr. 86, U29 Tr. 60 less E30' of S275' les S15', Tr. 61, 76, 77, 92, 93, 108, U35, and Tr. 10, 25 & 26 of U33 (AlC 10) Total Source: Golden Gate Area Master Plan, Appendix 1, page 6 MaD Site Acres A 9,60 B 4,86 C 5,00 D 8,00 E 5,00 F 2.00 H 4.00 I 57.64 J 7.50 K 31,50 L 63.25 M 6,25 N 7.50 0 10,00 P 2.73 Q 33,05 R 2,21 S 33,79 301.86 Location of Conditional Uses East of the Urban Boundary A careful review of Table 4.03 listing the potential sites for Conditional Uses meeting the adopted criteria of the Golden Gate Area Master Plan (GGAMP) demon- strates that the potential locations identified by the GGAMP limit the types of uses appropriate to these locations. Table 4.04 below demonstrates the very limited number of active Conditional Use sites located east of Collier Boulevard (CR-951) at the time of this writing. L~'\ 'Lqa Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page IV-12 Table 4.04 General Location of Sites For Conditional Uses Meeting GGAMP Criteria (Refer to Maps GG CU-2, and GG CU-3) Site Number Acres Location Of Conditional Uses East of CR-951 MaD GG CU-2 Golden Gate Fire Control and Rescue District Collier County Pumping Station Florida Homes Model Home Golden Gate Estates Library EMS and Sheriff Office Substation Holland & Knight Communications Tower Development Services Communications Tower Wilson Boulevard Neighborhood Center Subtotal 19 30 37 48 60 64 66 77 MaD GG CU-3 Corkscrew Baptist Church Forestry Station Big Corkscrew Fire Control & Rescue District Collier County Sheriff Office Firing Range Randall Boulevard Neighborhood Center G's General Store Neighborhood Center Voice Stream Wireless Communications Tower Ron Beaver Lake Excavation Maloney & Sons Earthmining Creative Homes Earthmining MIR-MAR Planned Unit Development (PUD) Big Corkscrew Fire Control & Rescue District Subtotal Grand Total Source: Gate Area Master Plan, Appendix 1, pages 2-4 14 18 20 32 43 54 63 67 68 69 74 75 2.50 2,25 2,27 2,08 2.57 0,08 2,58 5,00 19,33 2,50 5.46 2.50 6,77 5.00 2,12 2,30 6,60 5,00 5,00 2.38 4.07 49,70 69.03 Undeniably, the selection of the above-described sites as Conditional Uses appears wholly dependent on the land uses surrounding the sites listed in Table 4.04. 2'\\ 7...-'\1.... Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page IV-I3 Sites deemed appropriate for schools, recreational facilities, social and fraternal organizations, churches, owner-occupied day care centers, and convalescent and rehabilitation centers may not always meet the GGAMP criteria as suitable locations for Conditional Uses. Summary of Findings 1. This market-conditions study contends that it is in the interest of those living within the Primary Trade Area (PTA) and Secondary Market Area (SMA) de- fined in Section I that well-located, well-designed facilities be developed that can provide enhanced commercial and conditional-use services to meet the needs of area residents, 2, Permitting conditional uses in a desirable location may give sufficient incen- tive to a willing landowner to agree to certain regulatory and design stan- dards when developing their property, 3. Eastward expansion of needed public-service facilities available to residents of the Study Area will likely be driven by the proposed development's per- ceived impact on: a) Surrounding residential development(s); b) Plans of other land owners to develop parcels now earmarked by owners, but currently undeveloped, for new or expanded residential, commercial and/or conditional uses; and c) Capacity improvements on the existing road network to accommodate new traffic, 4. The Golden Gate Area Master Plan (GGAMP) provides that conditional uses may be granted in Transitional Areas. The purpose of this provision is to al- low conditional uses in locations such as the subject site, not appropriate for residential use; such conditional uses are intended to act as a transition be- tween non-residential and residential areas. 5, The GGAMP recommends as appropriate that conditional uses to provide for a wider variety of essential services in such Transitional Areas having a higher degree of automotive traffic. 6. Considering the petitioner's ultimate purpose to provide well-located and needed services to area residents, the subject site recommends itself as ap- propriate for a full array of Conditional Uses designed to serve the family needs of a rapidly growing area population. 2'\?J L'\~ Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page IV-14 Recommendations L If additional documentation is required to support an application designating the subject site as a conditional-use area, the development of such documen- tation and the petitioner's application should proceed in a timely manner to ensure that no conversion to "Residential" of the contiguous undeveloped par- cels west, south and east of the subject site take place before the Randall Boulevard Sub-District obtains such a designation, 2. The subject site recommends itself as an appropriate site for the full array of Conditional Uses: schools, recreational facilities, social and fraternal organi- zations, churches, owner-occupied child and adult day care centers, and con- valescent and rehabilitation centers, 3. The petitioner should be mindful of the requirement of the Golden Gate Area Master Plan (GGAMP) Policy 1.1.5 that stipulates that "Conditional Use re- quests shall be approved by the Board of County Commissioners by a Super Majority (4/5) vote," The documentation provided in this market-conditions study can be employed by the petitioner to demonstrate that the site will be employed to provide a full array of needed, but presently unavailable, public- and private-sector services for area residents entirely complementary to re- tail and other the commercial purposes engaged in by the petitioner and should not be constrained by the site-dimension standards promulgated by the GGAMP. 4, A plan should be developed that will, at a mlmmum, anticipate the re- sponse(s) of those living in adjacent neighborhoods to proposed development on the subject site, and address neighborhood concerns likely to be expressed at future public hearings held to consider a Growth Management Plan Amendment (GMPA) and a subsequent zoning application. 1-QS L~~ Randall Boulevard Sub-District Growth Management Plan Amendment Market-Conditions Study Exhibit L Table of Contents Section 1. Market Conditions 2. Existing Land Uses 3. Forecasting Commercial Demand 4. Problem Setting and Recommendations S. Appendix 2"\~ L.q~ WILSON BOULEVARD/GOLDEN GATE BOULEVARD CENTER Collier County, Florida IMMOKALEE ADOPTED - SEPTEMBER 10, 2003 (Ord, No, 2003-44) AMENDED - JANUARY 25, 2007 (Ord, No. 2007-'9) AMENDED - DECEMBER 4, 2007 (Ord. No. 2007-76) AMENDED - OCTOBER 14, 2008 (Ord, No. 2008-59) LEGEND ~ GOLDEN GATE ESTATES ~ SETTLEMENT AREA I I I o 1/2 MI 1 MI, D NEIGHBORHOOD CENTER PREpARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVlCES DIVIS!ON FILE: GGMP~43-2008-4.0WG DATE: 10/2008 '2~q ~ IMMOKALEE ROAD/EVERGLADES BOULEVARD CENTER Collier County, Florida IMMOKALEE ROAD IMMOKALEE AMENDED - SEPTEMBER 10, 2003 (Ord. No. 2003-44) AMENDED - OCTOBER 26, 2004 (Ord. No. 2004-71) AMENDED - JANUARY 25, 2007 (Ord. No. 2007-19) AMENDED - OCTOBER 14, 2008 (Ord. No. 2008-59) LEGEND ~ GOLDEN GATE ESTATES ~ SETTLEMENT AREA I o I '/2 MI. I 1 MI. D NEIGHBORHOOD CENTER PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVlRONMENTAL SERVICES DIVISION FILE: GGMP-44-2008-1.oWG DATE: 10/2008 ~a\ ~~L I GOLDEN 1\1AP 14 l , GATE BOULEVARD/EVERGLADES BOULEVARD CENTER Collier County, Flor-ida \ I I I I ~~ GOLDEN GATE ,.//< [STATES I ~~ 5ETTLEME" I ~ AREA I I Ij LEGEND ADOPTED ~ SEPTEMBER 10, 2003 (Old No. 2003-44) AMENDED - JANUARY 25, 2007 (Old No, 2007-19) D NEIGHBORHOOD CEN TER I 1'=, l 0 1/2 MI 1 MI PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION FILE: GGMP-45-2Q07.DWG DATe 2/2007 I ] II , ?,(J3 ~'-'t COMMERCIAL WESTERN ESTATES INFILL SUBDISTRICT Collier County, Florido ~ ~ NAPLES-IMMOKALEE ROAD '" .. -< .. en '" '" .. '" COMMERCIAL WESTERN ESTATES INFILL SUBDISTRICT T BEACH ROAD EXT\ " .. -< ;> '" "' lS "' '" '" ::; "' C " AMENDED - SEPTEMBER 10, 2003 (Ord. No. 2003-44) AMENDED - OCTOBER 26, 2004 (Ord. No. 2004-71) AMENDED - JANUARY 25. 2007 (Ord. No. 2007-19) AMENDED - OCTOBER 14, 2008 (Ord. No. 2008-59) LEGEND ~ GOLDEN GATE ESTATES I I I o 1/2 M'- 1 MI. PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DE\lELOPI,ilENT AND ENVIRONMENTAL SERVICES DIVISION FILE: GGMP-48-2008-1.QWG DATE: 10/2008 30S 'b(:::,~ APPENDIX CONDITIONAL USE APPROVALS & LOCATIONS ~al ?j:J~ 1. Conditional Uses Conditional uses are defined as uses that would not be appropriate generally or without restriction within a particular zoning district unless they are controlled as to number, area, location or relation to the neighborhood. Before conditional uses can be approved, they must be found in compliance with the Growth Management Plan, have adequate and safe access, and be compatible with adjacent properties, Permitted conditional uses include such uses as schools, recreational facilities, social and . fraternal organizations, churches, owner-occupied day care centers, and convalescent and rehabilitation centers, Problems related to conditional uses are primarily limited to the Estates area, Concems related to Conditional Uses include: a, Proliferation and expansion of conditional uses into residential areas; b, Conditional uses encourage additional conditional uses; and c, Conditional uses are not always in appropriate location, The following tables and maps summarize the type and location of existing Conditional Uses located within the Study Area, The Conditional Uses presented were obtained from the most recent update of Collier County's Land Development Code. The list may not reflect all conditional uses granted due to grandfathered uses which do not appear on the Zoning Atlas. SCJ'1 3\CJ MAP (,( CU-I APPROVED CONDITIONAL USES AND POTENTIAL AREAS FOR CONDITIONAL USES r.~~..... -1/>>~ @ @)@ \ 6 ~+- ',,""" J I~rlt- . , r- 8m i (.;;;\ e' " \~ ~ : CUI N .~ <t ~~ -, i i S" . ~" E \ ~ \ ,- AIr .,.( \\~l:'.~ ,IL"L 1+ ~,l "!NE ~IOOC ~ffiNERS LEGEND ~ ,[ .. , " ~ , 1-- - ~ ,............u ROAO '~.A_ &<il - , , , , ' ,- " 3 ~ . "Jr s. ...l,)-s. I I, 7 ~\\ ~."..... ~ '"I !I I If : Ii Ii: Ii! ~ , I: Ii , , , '" , ,. J'.l, ~~, , , LVH,k " , , ~ 1 !.H HtS ,. II!.- I " . r< t ~. r? 1'1- \IH. ,'So '... , , CE? I , , I ,I ! , I i 1 ! " h~i~ t,' W U , Ii , ~4 ! i , , ,""' '" , ! l- i I- ~, ~ I- ]I I i- i-- I- , h ,~-k , I , . i - , " .J I 6t " ;'-"" I~ i 1"0'11.[;' , ~ i" , " 1.(2 J_ Z H ..J... 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'2 \ 1- Ap (lj) , ~~ " ~ I Z z~ - CO ~~ Uw ......<.:. ~5 ~o OW 0" ~~ . z ~gg j w",1 . < :;;!~~i < w w. 0 Z 1J ",iEc: ~~wi ~~e. 2<<:~ ~ :.; w~, D:=~: ~-'~ 0< ~wCi < g 5,: ~~ '$~o CO ""~<.:. .....,.,"" _Z i .~ 0",,", ~~~ ::;0--=<.:> , Cl c::> !::~= </>.....:;:-: z c....) ; C)~' ~-'~ W '--'~ .0. ::'..< <...)z~ : " g~: o'"~ ~~~ r~~! w \!o'z<.; Cc,.:Lol -, ~~l ~~~ .... c' ,-~ : [ "0 Ct:-'I' ;:::'" '--~ ~'7 w< .wz ~o.r ., !1lI ~ [] O>--w ~~,;~ w::;:w n:c.~ 0-<...'4- .--1 "\\~ ,c u '---+--;: ., \ ~" ~ ....."''''''''.n._ ---- "....., -- -~.:.:;;... -- -- -- -- -_.__._- "' 01 "' ;:> '" -< Z en 0 ~ E= ~ c; '" z i 8 o "' 1= 0 c; ~ Z en o -< o 01 '" ~ <t: > '" o -< g: E= 0. Z < ~ o 0. o Z -< --.--" , , dl .. ;j~ , , , "1 I :0 U ,', (3 Q <{ '" 1..\ c;, , ~:', +;; i 'I! r . j ~~~ ~Ct:~ -' l.l ~~ co, rr;: :::: 15-' ~q~ -'~< "-' ~~~ ::>5(;> <;::z e9~ :< c' ~ -"_'0 . " 0.5 ;:,,, ~~ ~~ ~~8 i~~ " . z < w " :::::CtC:: ~o~ ~~~ ,., ~.82 i~~ ~B~ =~ :~~ il~ ~'" ' iJ,~ii lt~ "-{...... , _/ Z Iffi " w ~ . ~,~ =: VI ~=> ~: :;i <.:.1'5 e~ !::!o YO w" " 1 , ~ [l c -:?\~ _:TI~ $fiJ :'.>" USIf,.; I'II.:.~;/f~~.' ~~~ I'., ....7''''';:,,;; "SlifE' ,.'#,.,]: - h':::""'" FiLM' I.. ".,.. , .", ",' >P',' . PU-76-4C 1 Messiah Churc,h 7/27/76 Tr, 81, U30 5 YES 2,400 YES Lutheran Church PU-77-3C 2 Grace Bible Church 5/31/77 Tr. 85, U29 5,15 YES 5,945 YES Church PU-90-20 2 Grace Bible Church 1/29/91 W150,Tr.86, U29 2,27 YES 18,000 YES Ch, Expan, PU.77-5C 3 David Ment Hlth 4/19/77 Tr. 43, U30 5 YES 8,450 YES Lawrence Center PU-85-13C :3 David MentHlth 8/27/85 W165,Tr.50,U30 2,5 YES Arch ived YES Lawrence File Exoan, PU-86-18C 3 David MentHlth 1/13/87 E165,Tr. 50, U30 2,3 YES Archived YES LawrencE! File Exoan, PU-78-3C 4 Naples School' 4/18/78 S150,Tr.115, 9,9 YES 22,000 YES Christian U30 , Acad, . PU-78-9C. 5 Hardy Pre- Pre-Sch, 7/11/78 E150,Tr. 28, U30 224 'r>ES 4,000 YES School . PU-79-22C 6 Knights of Soc/Frat 12/18/7 Tr. 33, U30 2,6 YES, 1,600 YES Columbus . .. ' 9 . , ,,-' I':Y-80-1C 7,' Bethel AME Church 4/13/82 Tr. 97,U29 2,27 YES 2,400 YES ' , , Church .' " vU-94'5 7 Bethel AME Church 7/26/94 Tr, 97, U29 2,27 16;260 YES Expansion , PU-80-4C 8 Naples Bridge Soc/Frat 7/8/80 E150',Tr.75, U30 2,34 YES 2,160 YES Club "CU-93-13 8 Bridge Club Soc/Frat 6/14/94 E150'Tr. 75, 2,34 . 6,698 YES Expansion U30 PU-81-8C 9 Naples Church 10/20/8 Tr, 6 & 7, U33 7+ YES Archived NO Evangelical 2 File Ch, 'CU-97-27 10 Assemblies of Church 4/28/98 West 520 fl, Tr. 5.7 YES 41,337 YES God Ch, 150, West 520 fl, of South 150 fl, , of Tr 149, U28 PU-82-10C 11 The Rock Ch urch 7/13/82 Tr. 113, U1 2,7 YES 7,200 YES Christian Ch, PU-82-21C 12 VFW Soc/Frat 8/19/82 N180,Tr,109, 2.7 YES 4,200 YES U26 PU-82-23C 13 Golden Gate Church 11/9/82 Tr. 113, U30 9+ YES 8,260 YES Ch, of Christ PU-82-25C 14 Corkscrew Church 11/9/82 Tr. 119, U46 2,5 YES 3,600 YES Baptist Church PU-84-1C 15 Naples Church Church 3/20/84 Tr, 59, U30 5 YES Archived YES of God File PU-86-3C 16 Kingdom Church 5/6/86 E180,Tr4, U26 2,7 YES 4,000 YES Hall,Jehovah Wit ,86-4C 17 Central Fellow, Church 5/6/86 S150, 2,5 YES Archived YES I Baptist Tr.107,U30 File APPROVED PROVISIONAUCONDITIONAL USES, POTENTIAL AREAS FOR CONDITIONAL USES, PUD'S COMMERCIAL ZONING AND NON-CONFORMING COMMERCIAL USES IN GOLDEN GATE ESTATES ? 6\1 '''-",--",~-"...._.,-_.. '^'-.''-"'._.""",-..",." '6W m1;!Q/Il1t,~ ~~~'" UU'. '~I!' ~1'l~< A~' :(1)li!VEL. $l'TE:I"'isA-N "Wi~'!-: ./~~;:r~ <,,,"....1.:/'>' ',','" ',". c' -',..;', .,....-".. ::.:",f;"-'- ',,-,.'. '-,' .,..' .....,.......,.,. .. PU-86-12C 18 Forestry Gov. 9/16/86 Tr. 126, U23 5.46 YES Arch ived YES Station File PU-86-17C 19 GGFC&RD Gov, 12/23/86 W75,Tr.53,S165 3.75 YES 2,700 YES Tr.52 U9 PU-86-20C 20 Big Gov, 12/23/86 W165,Tr. 54, 2,5 YES Archived NO Corkscrew U23 File FC&RD PU-86-28C 21 Step by School 4/7/87 E150, Tr.75, 2.2 YES Archived YES Steo School U30 File "CU-93-2 21 Step by School 5/25/93 E150, Tr.76, . 2,2 YES 9,020 YES Steo Exoan, U30 PU-86-31 C 22 1 st Baptist Church 5/26/87 Tr, 163,164, 9.12 YES 3,850 YES Ch, of GG U27 PU-87 -3C 23 NNFC &RD Gov, 6/23/87 W165,Tr.111, 1.32 YES 5,200 YES U97 PU-88-21C 24 Church Church 5/26/87 S180, Tr. 2,72 YES 4,000 YES 114,U1 PU-89-4 25 North Naples Church 8/22/89 Tr. 7, U97 5 YES Archived YES Baotist Ch, File PU-89-8 26 Temple Temple 8/14/90 Tr. 65 & 68, U26 9 YES 18,000 YES Shalom "C U-93-6 26 Temple Child Care 7/27/93 Tr. 65& 68, U26 9 YES Arch ived YES Shalom File " Exoan. -89'13 27 Fraternal Soc/Frat 10/9/90 1::180, Tr. 125, 272 YES 10,000 YES Order of U26 Eaoles PU 90-3 28 Water Gov, 4/30/91 Tr. 1, U26 5 YES 1,820 YES Storage Tank 'PU-90-24 29 St Monica's Church 12/10/91 Tr. 130,131, 7.7 YES 32,000 YES E165 Tr.111,U97 "CU-94-12 29 Sl. Monica's Church 9/27/94 Tr. 130, 7.7 YES 32,000 YES Expansion 131,E165 Tr111 U97 PU-90-11 30 Pumping Gov, 7/24/90 Tr. 1, U12 2.25 YES Arch ived NO Station I File "CU-94-21 30 Collier Gov, 4/25/95 Tr,1, U12 2,25 YES N/A YES County Utilities 'PU-90-26 31 Unity Faith Church 2/5/91 Tr. 165, U27 5 YES 8,024 YES Mission. Baot 'CU-93-1 32 CCSO Firing Gov, 4/13/93 E150,Tr.65 & 6,77 YES 1,400 YES Ranoe Tr.80, U43 'CU-92-12 33 Naples Temple 3/9/93 E150, Tr.109, 2,25 NO Arch ived YES Baptist U97 File Temole 'CU-93-17 34 Faith Bible Church 1/25/94 Tr.19 &W4T 5+ NO 18,000 YES Church Tr.20, U97 ,79-16C 35 City Water Gov. 10/23/79 TO, U29 5 YES Archived YES I Treatment File PI. APPROVED PROVISIONAl/CONDITIONAL USES, POTENTIAL AREAS FOR CONDITIONAL USES, PUD'S COMMERCIAL ZONING AND NON-CONFORMING COMMERCIAL USES IN GOLDEN GATE ESTATES , 'b\~ 31-0 Pi:TltIOlil# ..~fI;J; '..~.. f)'~"'T'-"...,' '" " '. "xT!~r~"'/' ~ ' . Di:'I!L. . " ''''''';'"/ l~lJ1T,< ,,' " .,', TE ,,' ., .'.,. '",," R-75-39C 36 First Spanish Church 3/2/76 W180,Tr,60, 2.72 YES Archived YES Christ Ch, U30 File *C U-95-13 37 Florida Mod,Home 11/14/95 E150, Tr.81 , U8 2,27 YES 1,870 YES Homes *CU-95-16 38 James Smith Church & 1/9/96 Tr. 97, U4 5,545 YES 13,700 YES Child Care *CU-96-12 39 Kingdom Church 10/22/96 N650, Tr. 81, U4 4.994 NO 5,512 YES Hall, Jehovah Wit 40 Eagles Nest Church, 6/10/97 Tr. 91 & 110, 4,54 NO 25,000 YES *CU-97-8 Worship Ctr. School & U97 Day Care *CU-97 -23 41 Faith Church 11/25/97 Tr, 15 & PI. Tr. 4.99 NO Archived YES Community 16, U97 File Church R-96.2 42 Nervo Comm, 5/28/96 S345' Tr 110 3,86 YES Missing YES Trust/Go less S75'/E225' File? Times. tr 110 less s75' PUD 43 Randall Comm, 6/17/86 E165, Tr. 54, 5 YES 21,000 YES Blvd. Ctr. U23 PUD . J'UD 44 Astron Plaza Comm. 9/11/90 Tr. 10,25 &26, 7,6+ NO 115,000 YES U33 . ,.,UD 45 FPL Utility 8/24/82 E180,Tr. 12.35 YES Archived YES 102,121,122, File U26 PUD 46 Naples Comm, 6/18/85 Tr. 29,44,&45, 13.45 NO 63,075 YES Gatewav U35 PUD 47 Naples Fraternal 5/13/75 W165', Tr. 2,73 YES 35,000 YES Javcees 113,U29 E-Ncin, ConI. 48 Golden Gate library 6/28/90 N350' Tr. 52, U9 2.08 YES 6,000 YES librarv PUD 49 Cambridge Comm, 11/10/98 Tr. 28, U35 12,79 YES 35,000 YES Sa, PUD 50 Angileri PUD Comm, 4/22/97 S225' Tr. 61, 477 YES 198,056 YES less S15', U35 . PUD 51 Pine Ridge Comm, 6/23/98 Tr. 77, U35 4.38 YES 12,000 YES Corners PUD 52 Clesen PUD Comm. 2/10/98 Tr. 92, less RIW, 4,17 YES V ACAN YES U35 C-2 53 Porky's BBQ Restaur. N150', Tr. 2,5+ YES Arch ived YES 144, U28 File C-2 54 E's General Con, Store S330', Tr.1, U14 2,12 YES 38,827 YES Store E-Non, ConI. 55 The Bingo Comm. E150', Tr. 55, 2,5 YES Arch ived YES Hall U29 File E. Non, 56 Mini-Mall Comm, Tr36, U29 5+ VACANT 37,800 YES ConI. ')-98-3 57 Marvin Model 6/9/98 N180' of Tr 117, 3.27 YES 4,550 YES I Developmen Home U30 t APPROVED PROVISIONAL/CONDITIONAL USES, POTENTIAL AREAS FOR CONDITIONAL USES, PUD'S COMMERCIAL ZONING AND NON-CONFORMING COMMERCIAL USES IN GOLDEN GATE ESTATES 4 ~c\ ~?L. ~ :,#;:~ 'USE';' ....,~~, ;~~~~i, :;',,, ,~~~' I':,r~; ~ ~;~ GC'>?, ".':"'i.',::,-.;:,.,' PAmt' . ->;'t;c>::\i:'::-}_ r ;",.' I:,",',~ I:i'," ';i..:,?: :t;:::-:i:'.,:',:::~:;:::.~:"" 'CU-98-5 58 Foundation Fraternal 6/9/98 All of Tr 43, and 955 I YES 70,284 YES Mental Org, & Care W 150 ft, of Tr 'CU-98-6 59 Kay Homes Ex!. TU 6/9/98 N180'ofTr151, 2,72 YES 118,800 YES Permit for U27 'CU-2000-2 60 FlaggrT aylor EMS & 3/14/00 N _ofTr51, U9 2.57 YES No Dwg, YES Sheriff Referen, Offir.A Suh- . 'CU-2000-12 61 American Model 11/28/00 N _ofTr 119, 5,00 YES 1,780 YES Dream Home U26 Builders 'CU-2000-13 62 Bethesda Child Care 11/14/00 S180 F!. Tr 114, 2,73 YES 1,833 YES Pentacostal U1 Church . 'CU-2000-17 63 Voice Comm, 3/13/01 Tr 54, U23 2.30 YES N/A YES Stream Tower 'CU-2000-19 64 Holland & Comm, 4/24/01 Tr 138, U93A 0.08 YES N/A YES Knig.ht Tower 'CU-01-478 65 VoiceStream Comm, 6/26/01 Tr 115, U4 2,37 YES N/A YES Wireless Tower . 'CU-01-1255 66 Commica. Comm, 2/12/02 S _ ofTr 51, U9 ~.58 YES N/A YES Dev. Srvcs, Tower -CU-02-2366 67 Ron Beaver Lake 10/22/02 Tr 144, U67 6.60 YES N/A YES . Excavation 'CU-02-2476 68 Maloney & Earthmining 1/14/03 Tr 119, U45 500 YES N/A YES Sons 'CU-02-2866 69 Creative Earthmining 4/22/03 W180/E150 5,00 YES N/A YES Homes Tr 73,U67 'CU-02-2354 70 Faith Comm, ChildCare 12/16/03 W300' of E600' 2.27 YES 10,044 YES Church PreSchool Tr 15 & 16, U97 'CU-()3-4799 71 American Model 2/10/04 Tr 119, U26 5,00 YES N/A YES Dream Home Builders Sign 'CU-03-4583 72 Kaye Homes Model 2/10104 N180' of 2,85 YES 1,770 YES Home Tr 151, U27 'CU-03-4249 73 Kenmark Model 5/25/04 N180' of 2.70 YES 1,872 YES Homes Home Tr 151, U27 PUD-98-4 74 MIR-MAR PUD 9/8/98 E1/2 Tr 54, U23 2,38 YES 18,960 YES 'CU-O 1-990 75 Big Fire Station 11/13/01 Tr 129,U47 4,07 YES 7,295 YES Corkscrew Island PUD 00-06 76 Ragge PUD 2/27/01 Less E30' of 4.49 YES VACAN YES S275' Tr 60 PUD-00-13 77 Wilson Blvd. PUD 11/14/00 E150' of W200' 5,00 YES 42,000 YES Center Tr 17, W1/2 Tr APPROVED PROVISIONAl/CONDITIONAL USES, POTENTIAL AREAS FOR CONDITIONAL USES, PUD'S COMMERCIAL ZONING AND NON-CONFORMING COMMERCIAL USES IN GOLDEN GATE ESTATES 'i ~Z3 ~'L'-\ PUD-03- 78 Colonades PUD 5/24/05 TR 112, U30 6,83 YES 35,000 YES 4332 at Santa Barbara ~,97-2 79 Napa Ridge C1/T 1/13/98 Tr 41, U33 2,31 YES ?? YES Properties EXISTING CONDITIONAL AMOUNT POTENTIAL CU SITES' MAP SITE ACRES USE Church/Chiid Care 28 Tr. 53 & 54, U9 A 9.6C Fraternal Organization/Club 8 Tr. 1, U12 B 4,8E Fire Station 4 Tr, 72, U23 C 5,0 I nslitutional/Rehab, Centers 3 Tr. 125 & 127, U23 D 8,01 School/Child Care 7 Nly 380' Tr. 1 ,all of Tr. 2,&S105' Tr. 3, E 50( U14 Governmental Use 9 E75' of W180' Tr. 97, All Tr. 98, U29 F 2,O( Model Home 7 Tr, 76,93,108,U35 G 7,91 Commercial Uses 12 All Tr. 105, U2 H 4,0 Communication Towers 3 Tr. 16,& 18, U13 & Tr. 124 & 126, U12, I 57,6< Tr. 3, 35, U14 & Tr. 142, 143, U11 Lake Excavation 1 Tr, 143 & S165, Tr. 144, U28 J n Earth Mining 2 Tr. 106, 107 & 108, U26 K 31,5C TOTAL 84 Tr. 98 & 99, U80, Tr, 94, & 95, U81 ~ Tr, L 63,2 2 & 3, U77 - Tr. 127 & 129, U76 ADDITIONAL EXISTING AMOUNT W 1/2 Tr. 65, Tr. 159, U43 M 6,2: CONDITIONAL USE PUDS 14 Tr, 66 & W165 Tr. 75, U30 N 7t TOTAL 14 E165 Tr, 60, 65 & W165 Tr. 76, U30 0 1{ S165 Tr. 109, U26 P 2,7 Tr.. 15, 17 & 114 U46 - Tr. 105, 127 & Q 33,0 130,.U47 E 180', Tr, 86, U29 R 2.21 Tr. 60 Less E30' of S275' iess S15', Tr. S 33.7f 61,76,77,92,93, 108, U35 and Tr. 10, 25 & 26 of U33 (Potential acres in AlC 10) GGAMP CRITERIA POTENTIAL TOTAL 301.84 NOTATIONS ACRES Essential ServIces Golden Gate Parkwa Collier Boulevard Ma 15 Neighborhood Center Unilmlte 221 4,0 '*69,8 =" These are combined and reflected above in letter"S" =" These are combined and reflected above in letters "I, K, L & a", Neighborhood Center Tran/CU Transitional Use 76.4 AlC at Pine Ridge/I-75 33.7 TOTAL 301.8 *The actual sites eligible depend, in somE! cases, upon the development or zoning approval on adjacent property. Also, the sizenegal description of the adual site may vary from that indicated depending on parcel splits or aggregation. SOURCE: Coflier County Comprehensive Planning Department March 2006 "115,5 1\ j?5 1'Uo De DAVIDSON ENGINEERING CIVIL ENGINEERING. PLANNING. ENVIRONMENTAL. LAND DEVELOPMENT SERVICES ENVIRONMENTAL IMAPCT STATEMENT (EIS) RANDALL BOULEVARD COMMERCIAL SUBDISTRICT GROWTH MANAGEMENT PLAN AMENDMENT SECTION 27 TOWNSHIP 48 SOUTH, RANGE 27 EAST APPROXIMATELY 46.49 ACRES Presented to: COLLIER COUNTY ENVIRONMENTAL SERVICES DEPARTMENT 2800 NORTH HORSESHOE DRIVE NAPLES, FL 34104 Dated: April 21,2008 Revised: April 20, 2009 Revised: August 18, 2009 :i530 Kraft Roan, Suite 301 - N<lples, Florida 34109 Phone: 239.434.6060 - FilX: 239.434.6084 \V\II.'vv.d a v i dso 11 erll~i n eeri ng. co m De DAVIDSON ENGINtERrl'lG LIST OF FIGURES Figure 1 - Site Location Map Figure 2 - 2008 Aerial w / FLUCCS Mapping Figure 3 - FLUCCS Mapping Figure 4 - Topographic Mapping Figure 5 - NRCS Soils Mapping Figure 6 - Jurisdictional Wetlands Figure 7 - Proposed Preserve Figure 8 - Collier County Zoning Map Figure 9 - Florida Panther Information Figure 10 - Wood Stork Information APPENDIX OF EXHIBITS Resume FLUCCS Mapping Master Concept Plan Preserve Management Plan SFWMD Approved Jurisdictional Protected Species Survey Historicalj Archaeological Probability Correspondence Exhibit M - Environmental Impact Statement Page 3 Page 5 Page 5 Page 6 Page 7 Page 14 Page 23 Page 24 Page 32 Page 33 Exhibit M-1 Exhibit M-2 Exhibit M-3 Exhibit M-4 Exhibit M-5 Exhibit M-6 Exhibit M-7 \vvvw.d avi d so n e ngi necri ng. co 111 De DAVIDSON ENGINEERING ENVIRONMENTAL IMPACT STATEMENT 10.02.02 Submittal Requirements for All Applications a. Applicant information. i. Responsible person who wrote the EIS and his/her education and iob related environmental experience. The author of this Environmental Impact Statement is: Jeremy Sterk, B.S., Biology Director of Environmental Services Davidson Engineering, Inc. 3530 Kraft Road, Suite 301 Naples, Florida 34105 Phone: 239-434-6060 Email: ieremy@davidsonengineering.com Jeremy Sterk has been an environmental consultant in Southwest Florida since 1994. A resume for Mr. Sterk is included as Exhibit M-1 and can be found in the Appendix of Exhibits. ii. Owner(sl/agent(s) name, address, phone number & e-mail address. Owner: Emergent Development Group, Inc. 933 Honeysuckle Grapevine, TX 76051 Emergentgroup 1 (dlyahoo.com Agent: Tim Hancock, AICP Davidson Engineering, Inc. 3530 Kraft Road, Suite 301 Naples, Florida 34105 Phone: 239-434-6060 Email: tim@davidsonengineering.com b. Mapping and support graphics. Exhibit fv1 Environmental Impact Statement 2 \NV\I\'\'. da vi d so n e ngi ne eri ng.co III -""-"'-~~---- "~"""-""""''''------" DE DAVIDSON ENGINEERING i. General location map PROJECT LOCATION: The Randall Boulevard GMPA Site is located just east of Immokalee Road and immediately south of Randall Boulevard in Section 27 Township 48 South, Range 27 East, in Collier County, Florida. See (Figure 1). T +-1- I I -+-- ~~-- - \ '] I I I I I I I 'jrLWElLR'A I, I L'-L '~~'kALEl'::~l-J RA~>JDALl B_?~~~~~ ___ , , r---1- t--- - --1 -- o =-+ - r -~ LEGEND _SITEBOIJl~CWlY _MAJORROADWAYS COlliER COUNTY MAlUTAlNED RO"OO ,- i i N W+E S o 1 MILE Figure 1. Site Location Map THE IMMEDIATE AREA AROUND THE RANDALL BOULEVARD GMPA SITE: NORTH: Randall Boulevard WEST: Canal Exhibit M - Environmental Impact Statement :< VI,I\^JW.O a vidso n e ngi nee ri ng.co 111 DE DAVIDSON ENGINEERING SOUTH: Golden Gate Estates Unit 23 EAST: 8th Street NE \ Golden Gate Estates Unit 23 ii. Native habitats and their boundaries identified on an aerial photograph of the site extending at least 200 feet outside the parcel boundary. This does not mean the applicant is required to go on to adjoining properties. Habitat identification consistent with the Florida Department of Transportation Florida Land Use Cover and Forms Classification System (FLUCCS) shall be depicted on an aerial photograph having a scale of one inch equal to at least 200 feet when available from the County Other scale aerials may be used where appropriate for the size of the project, provided the photograph and overlays are iegible at the scale provided. A legend for each of the FLUCCS categories found on-site shall be included on the aerial Native communities were mapped according to the Florida Department of Transportation Florida Land Use Cover and Forms Classification System (FLUCCS) and their boundaries are depicted below in (Figure 2) & (Figure 3). Figure 2: FLUCCS overlain on 2008 aerial at a scale of 1"=400' Figure 3: FLUCCS mapping at a scale of 1"=400' Included as Exhibit M-2 (found in the Appendix of Exhibits) is the FLUCCS mapping overlain on a 2008 aerial at a scale of 1"=100' (24"x36") All three maps detail FLUCCS mapping within 200 feet of the property boundary. This additional mapping outside the boundary of the project was done through aerial interpretation. Exhibit M Environm~ntaj Impact Statement 4 www.david$onengincering.com _.._.._---~.<=-_.'_." DE DAVIDSON "NGINEE~ING 1----------- 2008 Aerial with FLUC~S Mapping "" ~A7 ,~ ,~ m '" ,~ 23.~ 411.El '" ,~ ~.~f It.E' on 411.fl ,@ lHI 0.90 411_E'1 7.u 2.7e o.~7 '310 HII ....., w z "' w ~ " ~ L ,,+. , 0'"'-""''' fLUCCS'MPl'INO 0"0.'''"''''.'....'''''..''0..'''''''''',,,, '.0.0"'""'"""""....."'..".".0, I ""c,CV"","Nl^,<'''^,,, .",.""......0.0"."."'-<1 .,,,,,.,,,,,,.,.m,,,,.,.,.,,.,,,c. CJ "'""1. P'", >LAlVo'?"O' (~,,~ ",'."" ",v^"", c"<<" , _'''.C'''''''''K, _"""".C"""'~~<X"'lKl"V'O<C"U"'" _"'.....,.O.^'".O.,"...".....H~"''''..,'''','~,,~ ",G'" 'N'O'O,'" ,"C, ~,..o"""...~"',,..,,",<, _....""'"O","'''.''^C, .""'''''''''''''''''''0' 56,49ACTOTAL i, 411-El "" 411.El "~ '00 FEET Figure 3. FLUCCS Mapping Exhibit M - Environmental Impact Statement 5 WVV w.<1 a vid so n engi neeri ng. co rn DE DAVIDSON eNGINEERING iii Topographic map and existing drainage patterns if applicable. Where possible, elevations within each of FLUCCS categories shall be provided. Site elevations vary from approximately 11.5 feet NGVD at to 14.7 feet NGVD. Currently drainage appears to be to the south and southwest. See (Figure 4). Figure 4. Topographic Mapping iv Soils map at scale consistent with that used for the Florida Department of Transportation Florida Land Use Cover and Forms Classification System determinations. Soils lines have been digitized from the Natural Resources Conservation Service (NRCS) map of Collier County. A map detailing the soil types found on the subject property is shown below in (Figure 5). The Natural Resource Conservation Service (NRCS) maps four soils types on the property: NRCS 03, Malabar fine sand, limestone substratum (listed as hydric) NRCS 07, Immokalee fine sand (listed as non-hydric) NRCS 14, Pineda fine sand, limestone substratum (listed as hydric) NRCS 16, Oldsmar fine sand (listed as non-hydric) Exhibit fVl - Environmental Impact Statement (; \^/ww.d a vi d so ne ngi ne e ri ng. co m De DAVIDSON ENGINEERING Specific details for each soil type are below: NRCS 03-Malabar fine sand This soil is nearly level and poorly drained. The surface layer is typically dark fine sand about 2 inches thick. The subsurface layer is light brownish-gray fine sand. The permeability is slow or very slow. According to NRCS, typical vegetation might include slash pine, cypress, cabbage palm, wax myrtle, and saw palmetto. NRCS 07-lmmokalee fine sand This soil is generally level and poorly drained. The surface layer is typically dark fine sand about 6 inches thick. The subsurface layer is light gray fine sand. The permeability is moderate. According to NRCS, typical vegetation might include slash pine, wax myrtle, creeping bluestem, and saw palmetto. NRCS 14-Pineda fine sand. limestone substratum This soil is nearly level and poorly drained. The surface layer is dark gray fine sand. The subsurface layer is light brown-gray fine sand. The permeability is slow or very slow. According to NRCS, typical vegetation might include slash pine, cypress, cabbage palm, and saw palmetto. NRCS 16-Boca fine sand This soil is generally level and poorly drained. The surface layer is gray-brown fine sand. The subsurface layer is fine sand. The permeability is slow or very slow. According to NRCS, this soil is generally found in tlatwoods and typical vegetation might include slash pine, cabbage palm, and saw palmetto. NRCS 27-Holopaw fine sand This soil is generally level and poorly drained. The surface layer is dark gray fine sand. The subsurface layer is fine sand. The permeability is moderate to moderately slow. According to NRCS, this soil is generally found in tlatwoods and typical vegetation might include slash pine, cabbage palm, and saw palmetto. Exhibit M - Environmental impact Statement 7 www.davidsonp.ngineering.com DE DAVIDSON ENGINEERING Figure 5. NRCS Soils Mapping v. Proposed drainage plan indicating basic flow patterns, outfall and off-site drainage. See proposed Master Concept Plan provided by Davidson Engineering, included as Exhibit M-3 (found in the Appendix of Exhibits). Specifics of drainage will be developed during the SDP process. As can be seen from the plan, the site will utilize a combination of detention areas and ponds for water management. vi. Development plan including phasing program, service area of existing and proposed public facilities, and existing and proposed transportation network in the impact area See proposed Master Concept Plan provided by Davidson Engineering, included as Exhibit M-3 (found in the Appendix of Exhibits). Public Facilities: Public facilities are already in place in the vicinity of the Randall Boulevard GMPA Site. The Randall Boulevard GMPA Site is not proposing construction of any additional public facilities. Traffic Network: lmmokalee road is located just west of the Randall Boulevard GMPA Site and will be the major road corridor to which the property connects. The connection is made by way of Randall Boulevard, which is existing and forms the entire northern boundary of the property. The Randall Boulevard GMPA Site is not proposing any additional transportation network changes other than internal roads within the site. vii. Site plan showing preserves on-site, and how they align with preserves on adjoining and neighboring properties. Include on the plan locations of proposed and existing development, roads, and areas for Exhibit J\.1 - Environmental Impact Statement fJ www.davldsonengineering.com De DAVIDSON ENGINEER'NG storm water retention, as shown on approved master plans for these sites, as well as public owned conservation lands, conservation acquisition areas, major flow-ways and potential wildlife corridors. The proposed CPUD Master Concept Plan is attached as Exhibit M-3 (found in the Appendix of Exhibits). The Randall Boulevard GMPA Site is mostly surrounded by Estates zoned parcels that are either undeveloped or contain single family homes. The Randall Boulevard GMPA Site proposes a preserve along the entire southern property line that incorporates a variety of habitats, including one of the wetlands. There don't appear to be any identified preserves on adjacent properties to align to. The property is not adjacent to any public owned conservation lands, conservation acquisition areas, major flow-ways, or potential wildlife corridors. viii. For properties in the RLSA or RFMU districts, a site plan showing the location of the site, and land use designations and overlays as identified in the Growth Management Plan. Not Applicable. The Randall Boulevard GMPA Site is not located in the RLSA or the RFMU. c. Project description and GMP consistency determination. i. Provide an overall description of the project with respect to environmental and water management issues, CURRENT PROJECT DESCRIPTION The GMP amendment application seeks to extend the existing commercial Randall Boulevard Commercial Subdistrict including the existing Big Corkscrew Island Fire Control station, shopping center and gas station to the west bounded by the Corkscrew Canal and the Collier County Forestry parcel to the east bordered by 8th Street NE. The GMPA will provide retail uses and services currently in demand by the existing and future residents of the area. The extension of the Subdistrict's Boundary will allow for the rezone of the subject property for limited commercial uses identified in the amendment application. The proposed amendment to modify the boundary of the Randall Boulevard Commercial Subdistrict is consistent with a number of provisions in the Collier County Growth Management Plan. Following the approval of this application the applicant will be submitting a rezone application for to change the zoning to CPUD. The proposed plan of development is to construct a neighborhood retail shopping center and professional and medical office uses with outparcels to serve the needs of the community. ENVIRONMENTAL ISSUES: Due to the high degree of development in the general area, environmental issues on the Randall Boulevard GMPA Site parcel are limited. The potential issues are discussed below: Exhibit M - Environmental Impact Statement 9 www.davidsonengineering.com DE DAVIDSON ENGINEH<ING FLORIDA PANTHER (Felis cune%r eoryij: The Randall Boulevard GMPA Site lies in the USFWS current (and former) "Panther Focus Area". BIG CYPRESS FOX SQUIRREL ($eiurus njaer avicennia.): The parcel does contain habitat which might support fox squirrels. GOPHER TORTOISE (Go,pherus polyphemus): Gopher tortoise burrows were documented on the property during the protected species survey. WOOD STORK (Mycteria americanal: The parcel falls within the core foraging area (estimated at 18.6 miles) of 3 wood stork colonies in Collier County. LISTED PLANT SPECIES: Several Wild Pine (Tillandsia spp.) and Butterfly Orchids were observed. WETLANDS: There are two small cypress areas on the property. The first is isolated and adjacent to the Forestry facility. The second falls along the southern property line and continues offsite to the south onto adjacent Estates zoned lots. A formal wetland jurisdictional and site visit has been completed by the SFWMD. NATIVE VEGETATION: The proposed use for the property is commercial and therefore it is subject to a 15% preservation requirement. The calculations are as follows: 56.49 (site acreage) - 1.00 (existing home) - 4.18 (Existing Commercial Developments) - 3.43 (Governmental-DOF-Fire Station) - 0.47 (Canal ROW) - 0.17 (Disturbed Lands) - 0.25 (Road ROW) - 3.82 (FPL) = 43.17 acres existing indigenous. 43.17 acres existing indigenous X 15% = 6.48 acres native vegetation required on the Randall Boulevard GMPA Site. WATER MANAGEMENT ISSUES\DESCRIPTION: The following is a description of the proposed water management system: The Randall Boulevard GMPA Site is located at Section 27, Township 48 South, and Range 27 East in Collier County, Florida within FEMA zone 'X'. No water management storage or conveyance system is currently on-site. A conceptual water management system comprised of a series of lakes and dry pretreatment areas will be utilized in the future. The site will be bermed at the 25 year, 3 day storm stage elevation to help control storm water. This water will be piped and treated via the detention areas until quality control is reached. At that time or during storm surge, water will be stored in the inter-connected lakes which will be bermed at the 100 year, 3 day storm stage elevation. After treatment, storm water will conceptually discharge through a series of pipes and structures into the Exhibit M Environmental Impact Statement 10 www.davidsonengineering.com --~<~-~-,----~~ De DAVIDSON ENGINEERING existing Randall Boulevard roadside storm water swale at a rate not to exceed 0.15 cubic feet per second per acre per Collier County Ordinance No. 2001-27. ii. Explain how the project is consistent with each of the Objectives and Policies in the Conservation and Coastal Management Element of the Growth Management Plan, where applicable Policy 2.2.2 In order to limit specific and cumulative impacts of storm water run-off, storm water systems should be designed in such a way that discharged water does not degrade receiving waters and an attempt is made to enhance the timing, quantity and quality of fresh water to the estuarine system. Non-structural methods such as discharge and storage in wetlands are encouraged. The stormwater management system for the Randall Boulevard GMPA Site will be designed according to SFWMD rules and criteria. Issuance of the ERP by the SFWMD or approval of the water management system by Collier County will deem the project in compliance with this policy. Policy 2.2.3 Chemical spraying for aquatic weed control should be conducted with extreme caution. The use of appropriate bioiogical and mechanical (use of harvesting equipment to remove vegetation) controls in both the canal system and storm water detention ponds is encouraged. Manufacturers guidelines for chemical use in aquatic habitat will be followed Any aquatic areas created in conjunction with this project will be subject to and will adhere to this policy. GOAL 6: THE COUNTY SHALL IDENTIFY, PROTECT, CONSERVE AND APPROPRIATELY USE ITS NATIVE VEGETATIVE COMMUNITIES AND WILDLIFE HABITAT. OBJECTIVE 6.1 The County shall protect native vegetative communities through the application of minimum preservation requirements The following policies provide criteria to make this objective measurable. These policies shall apply to all of Collier County except for the Eastern Lands Study Area, for which policies are required to be adopted by November 1,2002. Policy 6.1.1 For the County's Urban Designated Area, Estates Designated Area, Conservation Designated Area. and Agricuitural/Rural Mixed Use District, Rural-Industrial District and Rural-Settlement Area District as designated on the FLUM, native vegetation shall be preserved on. site through the application of the following preservation and vegetation retention standards and criteria.. The proposed use for the property is commercial and therefore it is subject to a 15% preservation requirement. The calculations are as follows: Exhibit M - Environmental fmpart Statement 11 \vvvw.d a vi d so ne ngi n e eri ng. co 111 DE DAVIDSON fNGIN~ERII~G 56.49 (site acreage) - 1.00 (existing home) - 4.18 (Existing Commercial Developments) - 3.43 (Governmental-DOF-Fire Station) - 0.47 (Canal ROW) - 0.17 (Disturbed Lands) - 0.25 (Road ROW) - 3.82 (FPL) = 43.17 acres existing indigenous. 43.17 acres existing indigenous X 15% = 6.48 acres native vegetation required on the Randall Boulevard GMPA Site. The native vegetation requirement is being met by providing preserve areas totaling 6.08 acres. The preserves provide a variety of habitats, including FLUCCS 310, FLUCCS 321, FLUCCS 411, FLUCCS 621, and FLUCCS 624. The preserve are representative of the habitats on the property and incorporate the wetland on the property that continues offsite to the south (FLUCCS 621). The master plan delineates 6.08 acres of preserve or 94% of the required amount for the subject property. The LDC requires the master plan to show the location of at least 75% of the proposed preserve at the time of PUD. The additional 0.40 acres of preserve necessary to meet the site indigenous vegetation requirement will be provided during SDP review. As required by the LDC, the additional preserve will be provided contiguous to what is currently proposed. Policy 6.1.4: Prohibited invasive exotic vegetation shall be removed from all new developments. (1) Applicants for development permits shall submit and implement plans for invasive exotic plan removal and long-term control. (21 Maintenance plans shall describe specific techniques to prevent re-invasion by prohibited exotic vegetation of the site in perpetuity (3) The County shall maintain a list of prohibited invasive exotic vegetation in the Land Development Code and update it as necessary The Randall Boulevard GMPA Site does contain exotic and nuisance vegetation. Ear leaf acacia and Brazilian pepper are the species with the greatest presence. Exotic densities vary from 0 to approximately 50% in some communities. All exotics will be removed from the site according to the attached Preserve Management Plan (PMP), Exhibit M-4 (found in the Appendix of Exhibits). The site will be maintained free of exotic and nuisance vegetation in perpetuity. Policy 6.1.7: The County shall require native vegetation to be Incorporated into landscape designs in order to promote the preservation of native plant communities and to encourage water conservation. The Randall Boulevard GMPA Site will utilize native species for landscaping wherever possible, including perimeter buffers. Policy 6.1.8: Exhibit M - Environmental Impact Statement 12 wvvw. d av i d so n e ngi 11 ee ri ng. co III De DAVIDSON FNGINEE~ING An Environmental Impact Statement (EIS) is required, to provide a method to objectively evaluate the impact of a proposed development, site alteration, or project upon the resources and environmental quality of the project area and community and to insure that planning and zoning decisions are made with a complete understand of the impact of such decisions upon the environment, to encourage projects and developments that will protect, conserve and enhance, but not degrade, the environmental quality and resources of the particular project or development site, the general area and the greater community. Please refer to this document OBJECTIVE 6.2: The County shall protect and conserve wetlands and the natural functions of wetlands. The following policies provide criteria to make this objective measurable. These policies shall apply to all of Collier County except for the Eastern Lands Study Area, for which policies are required to be adopted by November I, 2002. Policy 6.2.1: As required by Florida Administrative Code 9j5-5.006( 1)(b), wetlands identified by the 1994-95 SFWMD 'and use and land cover inventory are mapped on the Future Land Use Map series. These areas shall be verified by a jurisdictional field delineation, subject to policy 6.2.2 of this element at the time of project permitting to determine the exact location of wetland boundaries. The wetlands on the property are shown on the Wetland ID map below (Figure 6). The wetlands total approximately 1.37 acres. The wetlands on the property were delineated by the SFWMD in 2008 as part of a formal wetland determination. See attached determination from the SFWMD. The formal wetland determination covered the entire parcel, except the forestry property. This parcel was added to the project after the determination was completed. The wetland on the Forestry parcel has been flagged using the same methodology as the approved determination. Exhibit M - Environmental Impact Statement 13 www.davidsonenginecring.com DE DAVIDSON ENGINEER'NG Figure 6. Jurisdictional Wetlands. Policy 6.2.2: Wetlands shall be defined pursuant to Section 373.019 Florida Stltutes. The location of jurisdictional wetland boundaries are further described by the delineation methodology in Section 373.421 Florida Statutes. A formal wetland jurisdictional has been completed by the SFWMD. (Figure 6) above illustrates the locations of the onsite wetlands. Policy 6.2.3: Collier County shall implement a comprehensive process to ensure wetlands and the natural functions of wetlands are protected and conserved......Where permits issued by such state or federal agencies allow for impacts to wetlands within the Urban and Estates designated areas and require mitigation for such impacts, this shall be deemed to preserve and protect wetlands and their functions... Exhibit M - Environmental Impact Statement 14 WV\lw.d a vi d so n e ngi ne eri ng, co 111 DE DAVIDSON ENGINEERING The Randall Boulevard GMPA Site contains two small wetlands. The northern, isolated wetland is proposed for impact. The proposed wetland impacts will be approved and mitigated for through the SFWMD. Policy 6.2.4: Within the Urban Designated area, the County shall rely on the wetland jurisdictional determinations and requirements issued by the applicable iurisdictional agency.. A formal wetland jurisdictional has been completed by the SFWMD. (Figure 6) above shows the locations of onsite wetlands. The approved formal wetland jurisdictional is included as Exhibit M-5 (found in the Appendix of Exhibits). Policy 6.2.6: Within the Urban Designation and Rural Fringe Mixed Use District, [required] wetland preservation, buffer areas, and mitigation areas shall be dedicated as conservation and common areas in the form of conservation easements and shall be identified and platted as separate tracts; and, in the case of a Planned Unit Development (PUD), these areas shall also be depicted on the PUD Master Plan... The proposed preserve will be placed under a conservation easement at time of SDP approval. All preserves, buffers, and common areas on the Randall Boulevard GMPA Site will be maintained according to the included Preserve Management Plan (PMP). It is included as Exhibit M-4 (found in the Appendix of Exhibits). GOAL 7: THE COUNTY SHALL PROTECT AND CONSERVE ITS FISHERIES AND WILDLIFE. OBJECTIVE 7.1 The County shall direct incompatible land uses away from listed animal species and their habitats. These policies shall apply to all of Collier County except for the Eastern Lands Study Area, for which policies are required to be adopted by November I. 2002 Policy 7.1.1 Incompatible land uses are directed away from listed species and their habitats by the following mechanisms: (1) Conservation Designation on the Future Land Use Map The overall purpose of the Conservation Designation IS to conserve and maintain the natural resources of Collier County and their associated environmental, recreational and economic benefits. These areas have been demonstrated to have high wildlife value The allowed land uses specified in the FLUE's Conservation Designation will accommodate limited residential development and future non-residential development. These limitations help direct many incompatible land uses away from listed species and their habitats contained in this Future Land Use Designation (Reference FLUE: Future Land Use Designation, Description Section.) (2) Big Cypress Area of Critical State Concern Overlay (ACSC) Exhibit M Environmental Impact Statement 1.) wvvw. d avirls 0 n engi nceri ng.co m DE DAVIDSON E'I~G-INEE'RING The land development regulations contained in the ACSC Overlay district provide standards that facilitate the goai of directing incompatible land uses away from listed species and their habitats {Reference FLUE: Future Land Use Designation, Description Section.} (3) Natural Resource Protection Areas (NRPAs) The purpose of Natural Resource Protection Areas (NRPAs) is to support State and Federal agencies' efforts to protect endangered or potentially endangered species and their habitats (Reference CCME: Objective 1.3). These areas describe large, intact and relatively unfragmented habitats important for many listed species. Allowable land uses, vegetation preservation standards, development standards, and listed species protection criteria within NRPAs are specified in the FLUE. (Reference the FLUE for the specific requirements.) The NRPA Overlay is intended to direct incompatible land uses away from listed species and their habitats. ( 4) Sending Lands (Transfer of Development Rights 1 Sending Lands are those lands that have a high degree of environmental value and sensitivity and generally include wetlands, uplands, and habitat for listed species. Due to their high environmental value, Sending Lands are targeted for preservation and conservation either through acquisition or through incentives for private property owners. Privately owned lands within the Rural Fringe Mixed Use District that have a Natural Resource Protection Area (NRPAl Overlay are considered to be Sending Lands. Allowable land uses within Sending Lands are specified in the FLUE: Future Land Use Designation. Description Section, B. Rural Fringe Mixed Use District These limitations help direct many incompatible land uses away from listed species and their habitats (5) Habitat Stewardship Areas (HSAs) Listed animal and plant species and their habitats shall also be protected through the establishment of Habitat Stewardship Areas (HSAs) within the RLSA Overlay. HSAs are privately owned agricultural areas, which include 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 and 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 01 protection measures. (6) All other policies supporting Objective 7. I of this element Not Applicable. The site will have no negative effect on Conservation Areas, ASCS's, NRPAs, Sending Lands, or HSAs. Policy 7.1.2: Within areas of Collier County, excluding the lands contained in the RLSA Overlay, non-agricultural development, excluding individuai single family residences, shall be directed away from listed species and their habitats by complying with the following guidelines and standards: (1) A wildlife survey shall be required for all parcels when listed species are known to inhabit biological communities similar to those existing on site or where listed species are directly observed on the site. The survey shall be conducted in accordance with the requirements of the Florida Fish and Wildlife Conservation Commission (FFWCC) and US Fish and Wildlife Service (USFWS) guidelines. The County shall notify the FFWCC and USFWS of the existence of any listed species that may be discovered. Exhibit M - Environmental Impact Statement l(i \,\1 ww. d a vi d so n engi ne eri ng. co 111 DE DAVIDSON ENGINEErING (2) Wildlife habitat management plans for listed species shall be submitted for County approval. A plan shall be required for all projects where the wildlife survey indicated listed species are utilizing the site, or the site contains potential habitat for listed species. These plans shall describe how the project directs incompatible land uses away from listed species and their habitats. (3) The County shall, consistent with applicable GMP policies, consider and utilize recommendations and letters of technical assistance from the Florida Fish and Wildlife Conservation Commission and recommendations from the US Fish and Wildlife Service in issuing development orders on property containing listed species. It is recognized that these agency recommendations, on a case by case basis, may change the requirements contained within these wildlife protection policies and any such change shall be deemed consistent with the Growth Management Plan. See below for discussions of each guideline\standard: (1) Wildlife Survey: The most recent wildlife survey for the Randall Boulevard GMPA Site is included as attachment to this EIS. The protected species survey is included as Exhibit M-6 (found in the Appendix of Exhibits). See listed species section 10.02.02.4g.iii on page 21 for summary of listed species discussions. (2) Wildlife Management Plans: Gopher tortoise were observed during the protected species survey. It is anticipated that the applicant will manage the small population of gopher tortoise on the property through either onsite or offsite relocation. The relocation permit will be sought during the Site Development Plan process through FWC. As discussed in 10.02.02.4g.iv below, the applicant is willing to relocate Tillandsia and butterfly orchids. (3) Technical Assistance from FWC and USFWS: The applicant will be seeking a gopher tortoise relocation permit from the FWC. Guidance will be sought from the FWC regarding whether the property will qualify for an onsite or offsite relocation. The relocation permit for gopher tortoise will be sought during the SDP process. The applicant will seek technical assistance from the USFWS during the ERP process. Policy 7.1.4: All development shall comply with applicable federal and state permitting requirements regarding listed species protection. The applicant will be seeking a gopher tortoise relocation permit from the FWC. Exhibit 1\1 - EnvironlTlPlltal Impact Statcm('>.nt 17 W\'\Tw.n avi d so n engi n e eri n g. com De DAVIDSON ENGINEERING The applicant will seek technical assistance from the USFWS during the ERP process. d. Native vegetation preservation. i. IdentiJ'y the acreage and community type of all upland and wetland habitats found on the project site, according to the Florida Land Use Cover and Forms Classification System (FLUCCS). Provide a description of each of the FLUCCS categories identified on-site by vegetation type (species), vegetation composition (canopy. midstory and ground cover) and vegetation dominance (dominant, common and occasional) The following FLUCCS communities are present on the subject property. See FLUCCS mapping in (Figure 2) for specific locations. Name: Single Family Residential ~ FLUCCS 110 Acreage: 2.38 Acres Description: The property includes an existing single family home and other associated improvements such as septic system, landscaping, and driveway. The rear portion of this lot has been fenced and mostly cleared of vegetation. Name: Commercial Services Code: FLUCCS 140 Acreage: 4.18 Acres Description: This portion of the property includes an existing fuel station\convenience store and a small retail center. Name: Governmental (Division of Forestry & Fire Station) ~ FLUCCS 175 Acreage: 3.43 Acres Description: This portion of the property contains and existing building, parking, and tower utilized by the Florida Division of Forestry. It also includes an existing fire & EMS station on a parcel near the canal. Name: Dry Herbaceous ~ FLUCCS 310 Acreage: 8.47 Acres Description: This community is found along Randall Boulevard and in a swath running southwest to the southern property line. Canopy vegetation is very sparse and limited to scattered cabbage palm. Groundcover is dominated by grapevine and various disturbed site vegetation species. Other vegetation present includes poison ivy, lantana, bahia, smilax, Spanish needles, thistle, and Caesar's weed. Name: Palmetto Prairie ~ FLUCCS321 Acreage: 6.93 Acres Description: This community is found in the western portion of the property. Canopy contains widely scattered slash pine or cabbage palm. Midstory is Exhibit M Environmental Impact Statement Hi VVVVW. d avi d so n engi ne eri ng.co 111 DE DAVIDSON ENGINEERING dominated by often dense saw palmetto. Other vegetation present includes rusty lyonia, pennyroyal, myrsine, southern sumac, grapevine, poison ivy, and buckthorn. Name: Pine Flatwoods (0-25% Exotic Invaded) ~ FLUCCS 411-E1 Acreage: 23.66 Acres Description: This community is dominated by slash pine in the canopy and makes up the majority of the site. Midstory includes scattered saw palmetto, myrsine, wax myrtle, and buckthorn. Other vegetation present includes often dense grapevine, occasional cypress, cabbage palm, penny royal, poison ivy, Caesar's weed, and smilax. NAME COMMON NAME STRATUM 411-El, Pine Flatwoods (0-25% Exotic Invaded) Common Piloblephis rigido Pinus el/iotti pennyroyal pine (slash pine) cabbage palm smilax Caesar weed muscadine grape poison ivy ground cover canopy Sabal palmetto Smilax spp. Urena lobata Vitis rotundifolia canopy vine ground cover vine Toxicodendron radicans vine Occasional Serenoa repens Schinus terebinthifolius* saw palmetto Brazilian pepper mid-story mid-story *invasive exotic Name: Canal ~ FLUCCS500 Acreage: 0.47 Acres Description: A canal and associated maintenance easement forms the western border of subject property. Name: Cypress (25-50% Exotic Invaded) !.&.de.; FLUCCS 621- E2 Acreage: 1.37 Acres Description: This community is found along the southern property line and continues offsite onto the adjacent parcel to the south. Another small isolated wetland is found on the Forestry parcel. Canopy vegetation includes cypress, cabbage palm, and dahoon holly. Other vegetation present includes Brazilian Exhibit M - Environmental Impact Statement 10 VVWW. rl Cl vi d so n c ngi n ec ri n g.co m De P!iYU?~R~~ pepper, Caesar's weed, grapevine, swamp fern, smilax, poison ivy, and lantana. This community is suffering from severely reduced hydro-period, but would likely be classified as a jurisdictional wetland. SCIENTIFIC NAME STRATUM COMMON NAME 621-E2, Cypress (25- 50% Exotic Invaded) Common Taxodium ascendens Sabol palmetto Urena lobata Smilax spp. Schinus terebinthifolius* Toxicodendron radicans Vitis rotundifolia Occasional Pinus elliotti Ilex cassine Myrsine floridana Blechnum serrulatum *invasive exotic pond cypress cabbage palm Caesar weed Smilax Brazilian pepper poison ivy muscadine grape pine ( slash pine) dahoon holly myrsine swamp fern canopy canopy ground cover vine midstory vine vine canopy mid-story mid-story ground cover Name: Drained Pine-Cypress-Cabbage Palm (25-50% Exotic Invaded) !&\k;. FLUCCS 624D-E2 Acrea~e: 1.36 Acres Description: This community is found in two small patches on the property. Canopy vegetation includes slash pine, cypress, cabbage palm, and dahoon holly. Other vegetation present includes Caesar's weed, grapevine, buckthorn, smilax, poison ivy, and wax myrtle. This community was likely a historic wetland, but is suffering from severely reduced hydro-period and thus does not meet current criteria for wetland classification. SCIENTIFIC NAME STRATUM COMMON NAME 6240 -E2, Drained Pine/Cypress/Cabbage Palm (25-50% Exotic Invaded) Common Vitis rotundifolia Pinus elliotti Sabol palmetto Schinus terebinthifolius* Smilax spp. Exhibit M - Environmental Impact Statement muscadine grape pine (slash pine) cabbage palm Brazilian pepper Smilax 20 vine canopy canopy mid-story vine \'V\,VW. rl avi d so ne ngi n eeri ng. co In DE DAVIDSON ENGINEERING Toxicodendron radicans poison ivy vine OccQ<;innal Schinus terebinthifolius' Acacia auriculiformis* Myrica cerifera Taxodium ascendens !lex cassine Myrsine floridana Brazilian pepper Earleaf acacia wax myrtle pond cypress dahoon holly myrsine midstory mid-story mid-story canopy mid-story mid-story *invasive exotic Name: Disturbed Lands ~ FLUCCS 740 Acreage: 0.17 Acres Description: A limerock driveway runs north-south through the portion of the parcel that borders the canal. Name: Roadway Code: FLUCCS 814 Acreage: 0.25 Acres Description: The property includes a portion of 8th Street NE, which is existing. Name: FPL Easement J:&.d.f.;, FLUCCS 832 Acreage: 3.82 Acres Description: The entire northern property line is encumbered by a Florida Power & Light (FPL) easement. A portion of the easement makes up the roadside swale for Randall Boulevard, while the remainder of the easement contains vegetation similar to that listed in the FLUCCS 310 community. ii. Explain how the project meets or exceeds the native vegetation preservation requirement in Goal 6 of the Conservation and Coastal Management Element of the Growth Management Plan, and Chapters 4 and 10 of the Land Development Code. Provide an exhibit illustrating such Include calculations identiJ'ying the acreage for preservation and impact, per FLUCCS category 56.49 (site acreage) - 1.00 (existing home) - 4.18 (Existing Commercial Developments) -3.43 (Governmental-DOF-Fire Station) - 0.47 (Canal ROW) - 0.17 (Disturbed Lands) - 0.25 (Road ROW) - 3.82 (FPL) = 43.17 acres existing indigenous. 43.17 acres existing indigenous X 15% = 6.48 acres native vegetation required on the Randall Boulevard GMPA Site. The native vegetation requirement is being met by providing preserve areas totaling 6.08 acres. The preserves provide a variety of habitats, including FLUCCS 310, FLUCCS 321, FLUCCS 411, FLUCCS 621, and FLUCCS 624. The preserve are representative of the habitats on the property and incorporate the wetland on the property that continues offsite to the south (FLUCCS 621). Exhibit M Environmental Impact Statement n \lVVV"\!. day j dso nc: n gi n eeri ng. co m De DAVIDSON ENGINEERING The master plan delineates 6.08 acres of preserve or 94% of the required amount for the subject property. The LDC requires the master plan to show the location of at least 75% of the proposed preserve at the time of PUD. The additional 0.40 acres of preserve necessary to meet the site indigenous vegetation requirement will be provided during SDP review. As required by the LDC, the additional preserve will be provided contiguous to what is currently proposed. The following table provides a breakdown of each FLUCCS community in existing and proposed conditions: Existing Conditions Proposed Conditions Entire Parcel Entire Parcel FLUCCS Existing Existing Proposed Impact Preserve Code Acrea2e Percent Acrea2e Percent Percent 110 2.38 4.21% 0.00 100% 0% 140 4.18 7.40% NA NA NA 175 3.43 6.07% 0.00 100% 0% 310 8.47 14.99% 0.49 95.8% 4.2% 321 6.93 12.27% 0.81 88.4% 11.6% 411-E1 23.66 41.88% 3.67 82.1% 17.9% 500 0.47 0.83% NA NA NA 621-E2 1.37 2.43% 0.72 0% 100% 624D-E2 1.36 2.41% 0.39 71.3% 28.7% 740 0.17 0.30% 0.17 100% 0% 814 0.25 0.44% 0.00 100% 0% 832 3.82 6.76% 0.00 100% 0% Totals: 56.49 100% 6.08 Exhibit M - Environmental Impact Statement 22 VVW w. d J. vi d so n e n gi nee ri ng.co 111 DE DAVIDSON ENGINEERING Figure 7. Proposed Preserve iii. For sites already cleared and in agricultural use, provide documentation that the parcel (s) are in compliance with the 25 year rezone limitation in Policy 6.1.5 of the Conservation and Coastal Management Element of the Growth Management Plan and Chapters 4 and 10 of the Land Development Code. For sites cleared prior to January 2003, provide documentation that the parcel (s) are in compliance with the lO year rezone limitation previously identified in the Growth Management Plan and Land Development Code. No portion of the property appears to have been utilized agriculturally. The only development or on the property is a single family home. The remainder of the parcel is wooded and undeveloped. iv. Have preserves or acreage requirements for preservation prevIOusly been identified for the site during previous development order approvals? If so, identify the location and acreage of these preserves, and provide an explanation if they are different from what is proposed. No previous preserve requirements have been established for the Randall Boulevard GMPA Site. v. For properties with Special Treatment "ST" overlays, show the ST overlay on the development plan and provide an explanation as to why these areas are being impacted or preserved. Exhibit M - Environmental Impact StatelTlent C'3 \VWW. d avid s one n gi nee ri ng. co III DE DAVIDSON Et~G1NrtRING e. Wetlands. The Randall Boulevard GMPA Site does not contain any "ST" overlays. A zoning map is included below as (Figure 8). I CIII~<,,'j ~ :t=-.' "' " 'I'~ ~i_'~T I' , , - I" -- " . -:;, J - " -, :- ~ r- -~', I., , . ,t \" 'cllid" ["'_: _ T L" _-.1 .., .1_ _1:-__ ' . cd :r~!1 k~iC}r:~ll :: " .. f'I'-~. I--~-- I ~- - ~.,- ." ,. r;~ \ 1\-,. I . I IU I. ~ I '1.1'--;"1" ,.1.,'" 'f'" '1"\' I..~----'---------. _~--,------ ,L.' '-'" I '"If!f-~r~f'--l ::-I~- :t:---I~I ,-'I I II.. r- -'--I. ,-_:": I .' l' I I" \' :-----1['-: I: I :: f -EJ' '-', ,.~IE'- .'. I <-. -J ,- 'I I"'I! '~I,'-'-~-- 1--' I ' \'\, '.li_ j- !~ ~-B:-- .~~- -_:~ ;1 '-/' Ii '. "e', . ~I~I' "."'_'_ ',' _, ' 1- " , 11-'--+ ' . I - '_ ' - . >1 - "1" "" . , "II, ".-'' '-----:-;-:- I 'lil"l-:-;T-'I~' 'I "II--:--'-~', I ~-l" , --', I' 1---- -- - lu-- .'. . _I,r .........L.---.- -- . - .1- I I'~~',~;,~ ':"t:;;- '~:~,' /.~ ;:',~~~r;',,~~.i;,~~~'~:~~ ;~~,~~'~: ,'" ~~,i ~ '''" / ;:.,,, I. ~; ;j'~ ! !",' II: ~," '.I~ I ,.-" Ii Ii,'. ~,'.. 1,'; :' ~.' !Iipni~ " , - , i ' ii' , I;, , I' . - i I ' I ~!! I ~~, I I,.'~'...J IIH' V): : _":~ --<j-]Hl Figure 8, Collier County Zoning Map i. Define the number of acres of Collier County jurisdictional wetlands (pursuant to Policy 6.2.1 and 6.2.2 of the Conservation and Coastal Management Element of the Growth Management Plan) Exhibit )\" - Environmental Impact S\;'ltPl11ent 24 \NVVW .ria vi d so n engi llceri ng. co m De DAVIDSON ENGINErRING according to the Florida Land Use Cover and Forms Classification System (FLUCCS). Include a description of each of the FLUCCS categories identified on-site by vegetation type (species), vegetation composition (canopy, midstory and ground coverl and vegetation dominance (dominant, common and occasional). Wetland determinations are required to be verified by the South Florida Water Management District or Florida Department of Environmental Protection, prior to submission to the County. WETLANDS: See (Figure 6) for wetland location. Name: Cypress (25-50% Exotic Invaded) ~ FLUCCS 621-E2 Acreage: 1.37 Acres Description: This community is found along the southern property line and continues offsite onto the adjacent parcel to the south. Another small isolated wetland is found on the Division of Forestry parcel. Canopy vegetation includes cypress, cabbage palm, and dahoon holly. Other vegetation present includes Brazilian pepper, Caesar's weed, grapevine, swamp fern, smilax, poison ivy, and lantana. This community is suffering from severely reduced hydro-period, but would likely be classified as a jurisdictional wetland. SCIENTIFIC NAME STRATUM COMMON NAME 621-E2, Cypress (25- 50% Exotic Invaded) Common Taxodium ascendens Sabal palmetto Urena lobata Smilax spp. Schinus terebinthifolius* Toxicodendron radicans Vitis rotundifolia Occa~ionaJ Pinus elliotti lIex cassine Myrsine floridana Blechnum serrulatum *invasive exotic pond cypress cabbage palm Caesar weed Smilax Brazilian pepper poison ivy muscadine grape pine (slash pine) dahoon holly myrsine swamp fern canopy canopy ground cover vine midstory vine vine canopy mid-story mid-story ground cover ii. Determine seasonal and historic high water levels utilizing lichen Imes or other biological indicators. Indicate how the project design improves/affects predevelopment hydroperiods. Provide a narrative addressing the anticipated control elevation(s) for the site Exhibit M - Environmental Impart Statcnwnt 15 WVVW. riav i d so nengi neeri n g.co III De DAVIDSON E'HGINEERI~IG Site elevations vary from approximately 11.5 feet NGVD to 14.7 feet NGVD. Currently drainage appears to be to the south and southwest. See (Figure 4). The project control elevation for the Randall Boulevard GMPA Site has not been determined, but it will be based on adjacent properties and biological indicators in the cypress wetland. The control elevation will be established during SDP approvals and ERP permitting. Biological indicators will be evaluated during the site visit for the formal wetland jurisdictional. iii Indicate the proposed percent of defined wetlands to be impacted and the effects of proposed impacts on the functions of these wetlands. Provide an exhibit showing the location of wetlands to be impacted and those to be preserved on-site. Describe how impacts to wetlands have been minimized. Wetland Summary Table Wetland FLUCCS Acreage Percent Quality Isolated? ID Exotics #1 621-E2 0.65 25-50%% Fair Y #2 621-E2 0.72 25-50% Fair Y Total 1.37 Wetland Impact Table Of the 1.37 acres of wetlands on the subject property, 0.65 acres are proposed for impact. WL WL&SW WL&SW WL&SW ID &SW SIZE Not PERMANENT WL & SW IMPACTS Mitigation TYPE Impacted WL &SW IMPACT IMPACT TYPE SIZE CODE WL ID #1 621-E2 0.65 0.0 621-E2 0.65 F Offsit. Miti~ation WL ID #2 621-E2 0.72 0.72 PROJECT 1.37 0.72 ac 0.65 Fill 3,630 cy TOTALS: Wetland Type: from the Department of Transportation Florida Land Use, Cover and Forms Classification System Impact Type: D=dredge; F=fill; H=change hydrology; S=shading; C=clearing; R= relocation, O=other iv Indicate how the project design compensates for wetland Impacts pursuant to the Policies and Objectives in Goal 6 of the Conservation and Coastal Management Element of the Growth Management Plan. For sites in the RFMU district. provide an assessment. based on the South Florida Water Management District's Uniform Mitigation Assessment Method that has been accepted by either the South Florida Water Management District or the Florida Department of Environmental Protection. For sites outside the RFMU district, and where higher quality wetlands are being retained on-site, provide iustification based on the Uniform Mitigation Assessment Method. The project will compensate for onsite wetland impacts through offsite mitigation at an approved wetland mitigation bank in the same drainage basin. Specifics of the mitigation plan will be finalized during ERP permitting with the SFWMD. Exhibit ]\:1 - Environmental !mpact Statement 26 \-\'W\t\/ .davi d so nengi n ee ri n g.co III DE DAVIDSON EHGINEERING f. Surface and ground water management. i Provide an overall description of the proposed water management system explaining how it works, the basis of design, historical drainage flows, off-site flows coming in to the system and how they will be incorporated in the system or passed around the system, positive outfall availability, Wet Season Water Table and Dry Season Water Table, and how they were determined, and any other pertinent information pertaining to the control of storm and ground water Water Management System Issues \ Description The following is a description of the proposed water management system: The Randall Boulevard GMPA Site is located at Section 27, Township 48 South, and Range 27 East in Collier County, Florida within FEMA zone 'X'. No water management storage or conveyance system is currently on-site. A conceptual water management system comprised of a series of lakes and dry pretreatment areas will be utilized in the future. The site will be bermed at the 25 year, 3 day storm stage elevation to help control storm water. This water will be piped and treated via the detention areas until quality control is reached. At that time or during storm surge, water will be stored in the inter-connected lakes which will be bermed at the 100 year, 3 day storm stage elevation. After treatment, storm water will conceptually discharge through a series of pipes and structures into the existing Randall Boulevard roadside storm water swale at a rate not to exceed 0.15 cubic feet per second per acre per Collier County Ordinance No. 2001-27. ii. Provide an analysis of potential water quality impacts of the project by evaluating water quality loadings expected from the project (post development conditions considering the proposed land uses and storm water management controls) compared with water quality loadings of the project area as it exists in its pre- development conditions. This analysis is required for projects impacting five (5) or more acres of wetlands. The analysis shall be performed using methodologies approved by Federal and State water quality agencies. N.A. The project is proposing less than 5 acres of wetland impact. iii. Identify any WelIfield Risk Management Special Treatment Overlay Zones (WRM-ST) within the project area and provide an analysis for how the project design avoids the most intensive land uses within the most sensitive WRM-STs. The Randall Boulevard GMPA Site does not contain any "WRM-ST" overlays. See zoning map above in (Figure 8). g. Listed species. i. Provide a plant and animal species survey to include at a minimum, listed species known to inhabit biological communities similar to those existing on-site, and conducted in accordance with the guidelines of the Florida Fish and Wildlife Conservation Commission and the U.S. Fish and Wildlife Exhibit M. Environmental Impact Statement 27 wv.,rW. d a vi d s on engi neeri ng. co 111 DE DAVIDSON E~lGINEERING Service State actual survey times and dates, and provide a map showing the location(s) of species of special status identified on-site. The most recent wildlife survey for the Randall Boulevard GMPA Site is included as Exhibit M-6 (found in the Appendix of Exhibits). See the protected species survey for specific details. See the table in item (B.) below for listed species which.!l!.i.gbj; reside in habitat similar to what exists on this property. The survey was conducted on the following dates & times: March 27, 2008 1:00pm 3:00pm 2 Species Survey April 7, 2008 11:00am 1:30pm 2.5 Species Survey April 8, 2008 1:15pm 5:15pm 4 Species Survey January 28, 2009 9:00am 12:00pm 3 Species Survey February 6, 2009 10:30am 3:30pm 5 Species Survey August 17, 2009 9:30 am 11:30 am 2 Total 18.5 The following listed species were observed on the property during this survey: Reptiles Gopher Tortoise (Gopherus polv.phemusl Gopher tortoise burrows were documented on the property. Nine (9) active, one (1) inactive, and four (4) abandoned gopher tortoise burrows were documented on the property and flagged in the field. It is estimated 90 % of the site was intensively surveyed. This results in the following estimated tortoise density calculations: 9 active + 1 inactive burrows = 10 burrows @ 90% coverage Estimated 12 active or inactive burrows @ 100% coverage (10 burrows\0.90) Estimated burrow occupancy rate of 0.614 for all active and inactive burrows (FWC criteria) 12 burrows x 0.614 = 7.37 (8) tortoise that may reside on the property Occupied habitat = 15.4 acres (FLUCCS community 321 & 310) Therefore, tortoise density on the property is approximately 0.52 tortoise per acre (8 tortoise\15.4 acres of occupied habitat) Plants The site does contain wild pine (Tillandsia fasciculate) & Florida butterfly orchids (EncycIia tampensis). ii. Identify aU listed species that are known to inhabit biological communities similar to those existing on the site or that have been directly observed on the site. Exhibit M - Environmental Impact Statement 28 www.davidsonengineering.coln DE DAVIDSON f.NOINIOE~ING Potential protected species list for the Randall Boulevard GMP A Site according to FLUCCS category: 110 & 140 NONE 175 NONE 310 Burrowing Owl Speotyto cunicularia SSC Florida Sandhill Crane Crus canadensis pratensis T 321 Audubon's Crested Caracara Polyborus plancus audubonii T T Beautiful Pawpaw Deeringothamnus pulchellus E E Burrowing Owl Speotyto cunicularia SSC Curtis Milkweed Asclepias curtissii E Fakahatchee Burmannia Burmanniaj/ava E Florida Black Bear Ursus americanus j70ridanus T Florida Coontie Zamiaj/oridana C Florida Sandhill Crane Crus canadensis pratensis T Gopher Frog Rana capito SSC Gopher Tortoise Gopherus polyphemus SSC Eastern Indigo Snake Drymarchon cora is couperi T T Southeastern American Kestrel Falco sparverius paulus T 411 Beautiful Pawpaw Deeringothamnus pulchellus E E Big Cypress Fox Squirrel Sciurus niger avicennia T Eastern Indigo Snake Drymarchon corais couperi T T Fakahatchee Burmannia Burmanniaj/ava E Florida Black Bear Ursus americanus floridanus T Florida Coontie Zamia j/oridana C Florida Panther Felis concolor coryi E E Gopher Frog Rana capito SSC Gopher Tortoise Gopherus polyphemus SSC Red-Cockaded Woodpecker Picoides borealis T E Satinleaf Chrysophyllum oliviforme E Southeastern American Kestrel Falco sparverius paulus T Twisted Air Plant Tillandsiaj/exousa E 500 American Alligator Alligator mississippiensis SSC T(S/A) Everglades Mink Mustela vison evergladensis T Limpkin Aramus guarauna SSC Little Blue Heron Egretta caerulea SSC Reddish Egret Egretta rufescens SSC Roseate Spoonbill Ajaia ajaja SSC Snowy Egret Egretta thula SSC Tricolored Heron Egretta tricolor SSC 621 American Alligator Alligator mississippiensis SSC T(S/A) Everglades Mink Mustela vison evergladensis T Florida Black Bear Ursus americanus jloridanus T Florida Panther Felis concolor caryl E E Gopher Frog Rana capito SSC Limpkin Aramus guarauna SSC Little Blue Heron Egretta caerulea SSC Exhihit M - Environmrntal Impan Statf'l1wnt 2'1 W\vw. d 3 vid so n (' ngi n ee ri n g.co 111 De DAVIDSON eNGINEERING 624D Snowy Egret Tricolored Heron Wood Stork American Alligator Everglades Mink Florida Black Bear Florida Panther Gopher Frog Little Blue Heron Snowy Egret Tricolored Heron Wood Stork NONE NONE Egretta thula Egretta tricolor Mycteria americana Alligator rnississippiensis Mustela vison evergladensis Ursus americanus j70ridanus Felis concolor coryi Rana capito Egretta caerulea Egretta thula Egretta tricolor Mycteria americana SSC SSC E SSC T T E SSC SSC SSC SSC E E T(S/A) E E 814 832 Abbreviations: AQ'encie~ FWC:=Florida Fish and Wildlife Conservation Commission FDA~Florida Department of Agriculture and Consumer Services USFWS<United States Fish and Wildlife Service StanIs E=Endangered T;;:Threatened T(SfA)<ThreatenedfSimilarity of Appearance SSC<Species of Special Concern According to the most recent wildlife survey, the following species were observed on the property: Black Vulture Coragyps atratus DV N Cattle Egret Bubulcus ibis DV N Common Ground-Dove Colurnbina passerina DV N Red-Bellied Woodpecker Melanerpes carolinus DV,HV N Mourning Dove Zenaida macroura DV,HV N Northern Cardinal Cardinalis cardinalis DV N Northern Mockingbird Mirnus polyglottos DV,HV N Swallow- Tailed Kite Elanoides forficatus DV N Mammals Eastern Gray Squirrel Sciurus carolinensis DV N Nine-banded Armadillo Dasypus novemcinctus OH N Exhibit M - Environment;:!] Impact Statement 30 \,\I\,\IW. d a vi d so n engi n e eri ng. co m DE DAVIDSON ENGrNEERING Brown Anole Anolis sagrei ~lJ&~~!~'i;'~i~lfj;qf'l;.~lji! , Six- Lined Racerunner Cnemidophorus sexlineatus sexlineatus Southern Black Racer Coluber constrictor priapus DV :,':j)illl~C, :." DV N :;i .' 1"$lJ~ N DV N NONE Plants ~~~i!ii\.~;:1 = Listed Species Abbreviations: A2"encies FWC:::Florida Fish and Wildlife Conservation Commission FDA=Florida Department of Agriculture and Consumer Services FWS=United States Fish and Wildlife Service Sillus T=Threatened SSC=Species of Special Concern E=Endangered T(Sj A)=Threatened/Similarity of Appearance CE=Commercially Exploited Observations DV=Direct Visual OT=Observed Tracks HV=Heard Vocalization OH=Observed Hole\Burrow C=Cavity MT=Marked Tree iii. Indicate how the proiect design minimizes impacts to species of special status. BIG CYPRESS FOX SQUIRREL (Sciurus niaer avicennial: No Big Cypress Fox Squirrels or signs of fox squirrels were observed during the protected species survey. FLORIDA PANTHER: The Randall Boulevard GMPA Site lies in the USFWS current (and former) "Panther Focus Area". The property is mapped as secondary panther habitat. The panther focus area map is found as (Figure 9) below. The location of the Randall Boulevard Exhibit M - Environmental Impact Statem{~nt 31 W\VW. d a v i d so n e ngi ne eri ng.co In De DAVIDSON ENGINoERING GMPA Site is indicated on the map to illustrate where it falls in the focus area. Despite being mapped as secondary panther habitat there have not been any recorded panther telemetry points within 2 miles of the property in the last two years-in fact the nearest recorded panther telemetry point is many miles away. The high degree of development in the vicinity of the Randall Boulevard GMP A Site, including a large number of single family homes makes the site very undesirable for panther use. The applicant will seek technical assistance from the USFWS during the ERP permitting process. _S'TEBQl~'DARY :::::2M""R'di"'oIf'ropo~v _M.lorRQadW3~'S -Oth.'Ro~<!>."'~" L....i USF'9 P'''~l~' C;,,",ul",IIO" A'~, . PMth~r T~I.m.t,.,. P~I"" <007 & 2008 USFW$ panlher HabltatZon..s k:::. Pnm,,,,Po'ttlerH"bi\;lt I":.::: S.CO"O"lPanlh~rH'llita' _1l.porsaIHobna1 mN","oAroo kJ.., G~t 60 v.. d I o 1 Mile .r. GULF OF MEXICO ..s-':-" _____r ",' '.' " "'. ., ,., .. .~,..,. ..: '. i' ' , .,,, , ~ . , .. .....: .". ;;)\ .. .. . Figure 9. Florida Panther Information. Exhibit I'v1 - Environmental Impact Statement 32 W\A/W. d avi dso nen gi 11 ee ri ng, co 111 DE DAVIDSON F'NGINEERING GOPHER TORTOISE (Gc)Dherus po(yphemwi): Gopher tortoise burrows were documented on the property during the protected species survey. The survey estimates eight (8) tortoise may be present. It is anticipated that the applicant will manage the small population of gopher tortoise on the property through an offsite relocation. The relocation permit will be sought during the Site Development Plan process through FWC. WOOD STORK (Mvcteria americanQ): The parcel falls within the core foraging area (estimated at 18.6 miles) of 3 wood stork colonies in Collier County. See (Figure 10) below for wood stork colony and foraging information as it relates to the Randall Boulevard GMPA Site. The severely drained nature of the onsite wetland probably precludes wood stork foraging as water does not appear to stand in the wetland for any length of time. '.~~~ . ,~.f I OJ o 2 ! Miles j .--.---j--.----- L"!l"nd _SllESO'Ji~"",RY . "'-1i,.W,odS",,'Coloo.....O:lobor20l"l [:J'8"MI"CO"ForoPlng~r"" -c",.'~OM',W. _M,.i('rRoo,,",'.~" ~";:" MII'''1l''_'l,,"o, ~ ..u.."'" U,,'/ -RlOTT~~i\O!':.S '" HENDR~ IL I!:A,C GULF OF Ml!)CleO ML Figure 10. Wood Stork Information. Exhibit 1\1 - Environmental Impact Sta.tcment 33 \VW w.d a vi d so ne ngi neeI' j ng. co 111 DE DAVIDSON ENGINEERING LISTED PLANT SPECIES: Prior to clearing the site will be re-surveyed for Tillandsia and other listed epiphytic plants such as Florida Butterfly Orchids (EncycJia tampensis). Any individuals observed during the survey that can be reasonably reached will be relocated to the preserve areas on the property. iv. Provide habitat management plans for each of the listed species known to occur on the property. For sites with bald eagle nests and/or nest protection zones, bald eagle management plans are required, copies of which shall be included as exhibits attached to the PUD documents, where applicable. LISTED PLANTS: The site does contain wild pine (Tillandsia fasciculate) and Florida Butterfly Orchids (Encyclia tampensis). Prior to clearing the site will be re-surveyed for listed epiphytic plants. Any individuals observed during the survey that can be reasonably reached will be relocated to the preserve areas on the property. v. Where applicable, include correspondence received from the Florida Fish and Wildlife Conservation Commission (FFWCC) and the U.S. Fish and Wildlife Service (USFWS), with regards to the project Explain how the concerns of these agencies have been met. At this early stage in the project's permitting, no correspondence has been sought or received. As stated above, both wildlife agencies will be involved in future permitting of the project during the SDP process. h. Other. i. For multi-slip docking facilities with ten slips or more, and for all marina facilities, show how the project is consistent with the marina siting and other criteria in the Manatee Protection Plan. ii. Include the results of any environmental assessments and/or audits of the property If applicable, provide a narrative of the cost and measures needed to clean up the site. Not Applicable. The project is not located adjacent to the Gulf of Mexico. Iii. For sites located in the Big Cypress Area of Critical State Concern-Special Treatment (ACSC-ST) overlay district, show how the proiect is consistent with the development standards and regulations established for the ACSC-ST Not Applicable. The project is not located within the Big Cypress Area of Critical State Concern. iv. Soil sampling or ground water monitoring reports and programs shall be required for sites that occupy old farm fields, old golf courses or for which there is a reasonable basis for believing that there has been previous contamination on site. The amount of sampling and testing shall be determined by the Environmental Services staff along with the Pollution Control Department and the Florida Department of Environmental Protection. The subject property is classified as GGE (Golden Gate Estates) and has never been developed. The majority of the property is wooded. There is no reasonable basis for believing there has been previous contamination on the site. Exhibit M Environmental Impact Statement 34 \iV\'VW. d a vi d so n e ngi nee rill g. rom De DAVIDSON ENGINEERING v. Provide documentatIOn from the Florida Master Site File, Florida Department 01 State and any printed historic archaeological surveys that have been conducted on the project area, Locate any known historic or archaeological sites and their relationships to the proposed project design. Demonstrate how the project design preserves the historic/archaeological integrity of the site No historical or archaeological surveys have been conducted on the subject property; however, a letter was submitted to the Division of Historical Resources requesting that they review the Florida Master Site File. A response was received that states no historical properties or significant historical resources are expected on the property. See attached letter as Exhibit M-7 (found in the Appendix of Exhibits). Exhibit M - Environmental Impact Stat-ement 35 www.davidsoIlengineerjng.com De DAVIDSON ENGINEERING APPENDIX OF EXHIBITS Exhibit M - Environmental Impact Statement ww \".i.d av i d so n engi n ee ri ng.cl\ 111 DE DAVIDSON ENGIN~ERII~G RESUME Exhibit 1\1-1 E1S Author's Resume vVWW. d a vi d so n e ngi n ee ri ng. co m De DAVIDSON ENG'NEEP'NG JEREMY STERK Education St. Cloud State University, B.S., Magna Cum Laude, Aquatic Biology, 1994. Professional Affiliations Florida Association of Environmental Professionals Work Historv September 2007 to Present Director of Environmental Services\ Project Manager Davidson Engineering, Inc. Naples, Florida December 2002 to September 2007 Environmental Consultant \ Land Planning Consultant Hoover Planning & Development, lnc. Naples, Florida September 1994 to December 2002 Environmental Consultant Boylan Environmental Consultants, Inc. Ft. Myers, Florida Professional Experience . Vegetation & Habitat Mapping . Environmental Assessments . Protected Species Surveys (PSS) . Species Management Plans . Wetland Assessments \ Delineation . Wetland jurisdictional Determinations . Environmental Impact Statements (EIS) . Post Permit Compliance . GIS / GPS Mapping Environmental Resource Permitting (ERP) Environmental Land Use Planning Bald Eagle Monitoring Native Vegetation Restoration Plans Gopher Tortoise Permitting \Relocations Incidental Take Permitting . . . . . . Experience in Lee, Collier, Charlotte, Glades, DeSoto, and Hendry Counties. Other Professiona 1 Experiences 1994. Wrote & published commercial computer software for the rapid identification of freshwater algae, Computer Assisted Algal Recognition (CAAR). 1996. Headed a field research project using telemetry tracking to study the swimming speed oflemon sharks in the Bahamas. 1998. Wrote an ecological assessment computer model for the South Florida Water Management District as part of the South Lee County Watershed Study. 2009. Member of the Conservation Collier Land Acquisition Advisory Committee. Puhlications Sundstrom, L.F., j. Sterk, & S.H. Gruber. 1998. Effects of a speed-sensing transmitter on the swimming speed of lemon sharks. Bahamas j. Sci. 6 (1): 12-22. Exhibit M-1: EIS Author's Resume ''''\IV w.d a vi d so ne n gi neeri ng.co m DE DAVIDSON ~NGINEER'N(" Exhihit H 2 FLUCCS Mapping FLUCCS MAPPING VVVv'W .da vi d so n e ngi n ee ri ng, co 111 RANDALL BLVD GMPA AERIAL MAP THE 2009 AERIAL MAP WITH FLUCCS MAPPING CAN BE FOUND ON FILE IN THE BOARD'S MINUTES AND RECORDS DEP ARTMENT De DAVIDSON ENGINEERING Exhibit M-.3: Conceptual Site Plan MASTER CONCEPT PLAN \II/WVV, d a vi d so J1 c ngi n eeri n g.co 111 De DAVIDSON ENGINfERING Exhibit M-:!: Conceptual Site Plan , :~. 'I: ili .. :n .~. I 1 I i ~. I' !,! , ~~: ~.- I'~- {V ~; II ~ ~i .j h 0' , -.~ il i '03lI'I.lfl31'id013hi1o __ro iDNl1S1l1" ~ NOll"'lBJ:JRu.IlID~"OM.lBDla .w,","',,, ."",, ',' ~""''''''...'~'''~'_'''''' ""...,,",,"~ ,....,~._" I......~."''"*',..,,'"'' c . ~""O"" ! ~ : i;; ~I , .. ~ ~ ' ~ ~ . ,!~, ~ i; II, ~ ~ ~ ;2- ~ ~ ~, , ~ t: ~ ~ ~ ~ ~ ~ E ~ u ;;; oil, ; ~ ~ in c.i Z~ -:.~ I:I~ !~ ll:"~ W~ III~ Z~_ - -!l C~~ Zl!!~ 1113"! z:'<~~ O~~d cnll: _z cat::g:<:i -~"-~ ~~~:: ..~O. Q~f8 WZ. O' .; ....,~ o. A~-~ "0: , ! ! ~ u: o @ o - ~ g~ '" ~ ~~. ffi Q.~!i;! a~ ~~ ~ ~g " z w o " w > w 2 www.davidsonengineering.com De DAVIDSON FNGINEERING PRESERVE MANAGEMENT PLAN Exhibit M-4 Preserve Management Plan vvww.d avi d so n engi neeri ng.co 111 DE DAVIDSON ENGINEERING CIVIL ENGINEERING. PLANNING. ENVIRONMENTAL. LAND DEVELOPMENT SERVICES RANDALL BOULEVARD GMPA SITE Preserve Management Plan The follow activities will be performed on the property to ensure long term health of preserves within the project: Installation of protective barriers and signage. All protective barriers shall be installed and maintained for the period of time beginning with the commencement of any phase of land clearing or building operations and ending with the completion of that phase of the construction work on the site, unless otherwise approved to be removed by the development services director's field representative. All protective barriers shall be installed pursuant to the Tree Protection Manual for Builders and Developers, division of forestry, State of Florida or other methods approved by the Development services director. Signage shall be placed around the preserve areas to identify and protect the preserve during construction. The boundary of the Preserve shall be posted with appropriate signage denoting the area as a Preserve. Sign( s) should note that the posted area is a protected area. The signs shall be no closer than ten feet from residential property lines; be limited to a maximum height of four feet and a maximum size of two square feet; and otherwise comply with Section 2.5.6. Maximum sign spacing shall be 300 feet. Exotic Vegetation Removal, Non-native Vegetation, and Nuisance or Invasive Plant Control. All preserves, open space areas, and undeveloped portions of the property will be walked and all Category 1 exotic and nuisance plants, and prohibited exotics as defined by the LDC, shall be killed. These plants will be killed in a manner consistent with current exotic and nuisance plant removal practices while ensuring that neighboring plants are left unharmed and the soil left as undisturbed as possible. All non-native vegetation will be removed from Preserves. All Category I Exotics shall be killed in all preserves. All exotics within every preserve shall be physically removed, or the tree cut down to grade and the stump treated. The stump shall be treated with an U.S. Environmental Protection Agency approved herbicide and a visual tracer dye shall be applied. The removal method may not involve mechanical removal, whereby machinery is used to remove the exotics. Annual Maintenance. All preserves, open space areas, and undeveloped portions of the property will be walked and inspected at least once yearly for the presence of exotic vegetation. Exotic vegetation will be maintained at zero percent cover. The maintenance program will be conducted in perpetuity. General Maintenance. Preserves shall be maintained in their natural state and must be kept free of refuse and debris. Monitoring. An annual monitoring report will be provided to Collier County for 1 year documenting the exotic removal activities and overall preserve health. The monitoring will be ""_'_"__.~'~_~~""'_' _._~_~....~...__.....,~___"..""~_.,,~.,__~.__.~,,~. _'.'A'._.",.,,~..,~. ',"~'''''h'',_''_'_?'_.~_'''' "..~-__..~ 3530 Kraft Road, Suite 301 - Naples, Florida 34109 - Phone: 239.434.6060 - Fax: 239.434.6084 YI.'\vw.d ,1 v idso nengi n eeri Be,com De !?hYL9~,,~~ according to the approved Collier County plan as part ofthe project's approved Site Development Plan. Designation of a Preserve Manager. A Preserve Manager shall be identified to help ensure that the owner complies with Preserve Management Plan. The developer\owner shall also be identified. The owner shall be responsible for annual maintenance of the preserve, in perpetuity. Preserve Manager: Jeremy Sterk Davidson Engineering, Inc. 3530 Kraft Road, Suite 301 Naples, FL 34105 Owner: Emergent Development Group, lnc. 933 Honeysuckle Grapevine, TX 76051 Wildlife Habitat Management. Gopher tortoise burrows were observed on the property. Tortoise will be managed through onsite or offsite relocation, which will be permitted through the Florida Fish & Wildlife Conservation Commission (FWC). Specific details will be determined during the SDP process and an appropriate management plan developed. No other wildlife management is proposed. Allowable Uses Within Preserve Areas. Passive recreational uses such as pervious nature trails or boardwalks are allowed within the preserve areas, as long as any clearing required to facilitate these uses does not impact the minimum required vegetation, and is approved by the County. For the purpose of this section, passive recreational uses are those uses that would allow limited access to the preserve in a manner that will not cause any negative impacts to the preserve, such as pervious pathways, benches and educational signs are permitted in the preserve. Fences may be utilized outside of the preserves to provide protection in the preserves in accordance with the protected species section 3.11.3.1.C. Fences and walls are not permitted within the preserve area. INSPECTIONS SHALL BE RQUlRED FOR ALL PRESERVES. The preserve areas shall be inspected in accordance with the following schedule: . Prior to preliminary acceptance of the phase of the required subdivision improvements; . Within the associated phase of the final site development plan prior to the issuance of a certificate of occupancy. Exhibit M-4: Preserve Management Plan 2 www.davidsonengineering.com De DAVIDSON ENGINEERING SFWMD JURISDICTIONAL LETTER Exhibit M-5: SFWMD Jurisdictional Letter WVI,! \IV .da vi d so n engi need ng.co m De P~,{~l?~Rg,.~ "<LJVn./.:C"'_.'="'''- ll' ;~ g E: " ~1 ::J' . SoUTH FWRIDA WATER MANAGEMENT D1STIUCT February 1 B, 2009 "" i\..i ~. c' W ~::' Osvaldo Otero 1600 Tamiaml Trail, Ste. 200 Port Charlotte, FL 3394B If-E0, 2 ({! 20Q~ I~Jl ~ ~ ~B Dear Appllcents: ~ S9 II!. Petition for Formal Determination of WeUandsand Suriace Waters Application No. OB0428-21, Innovative GMP Amendment Collier County- S27ff48S1R27E SUbject; 'n' [IJ !9' 'if Enclosed Is e copy of fhe District's intended agency action regarding your petition for a fonnal wetland/surface water detennination. It is requested that you read this intended agency action thoroughly and understand its contents. The District will publish its notice of Intended agency action in a newspaper of general clroulalion. If no pe1ftion requesting an administrative hearing is timely filed with the District Clerk. the Executive Director will then take final agency action on your petition in accordance wllh the intended agency action. You will receive notification of the final agency action. Should you wish to object to the intended agency action, you must file a petition in conformance with Rule 40E-1.521, Florida Administrative Code (attach): Elizabeth Veguilla, Deputy Clerk South Florida Water Management District Post Office Box 24680 West Palm Beach, Florida 33416-46BO The attaohed "Notice of Rights" addresses your rights under Florida law should you wish to contest the intended agency action. However, the referenced "Noticed of Rights" should not be used as your sole source of information. To be fully advised of your legal rights, you should seek legal counsel. Please confact lhe District If you have any questions concerning this process. CERTIFICATE OF SERVICE I HEREBY CERTIFY that a "Notice of Rights" has been mailed to the addressee and the persons listed in the attached distribution list no later than 5:00 p.m. this 1B'" day of February 2009. AW/dr CERTIFIED MAIL 7007 3020 0000 2072 6963 RETURN RECEIPT REQUESTED 3301 Gun Club Road, West Pil.lm BE'ach, Floridn 33406 . (561) 6B6-8800 . FL WAlS IM80o-43,'2~2045 Mailing Address: P,O. Box :z..16BO, Wl'St Palm Beadl, FL 33416.4680 . 'WWVo'.sfwmd.gov Exhibit M-5: SFWMD Jurisdictional Letter 1 VVW w.d a vi d so n engi ne eri ng. com De DAVIDSON ENGINEERING -, , NOTICE OF RIGHTS As required by Sections 120.569(1), and 120.60(3), Fla. Stat., following Is nofice of the opportunllles which may be available for administraUve hearing or judicial review when the substanlial inlerests of a party are determined by an agency. Please note thatlhls Notice of Rights is not intended to provide legal advice. Not alllhe legal proceedings detailed below may be an applicable or appropriate remedy. You may wish to consull an attorney regarding your legal rights. RIGHT TO REQUEST ADMINISTRATIVE HEARING A person whose substanUallnteresls are or may be affected by Ihe South Florida Water Management District's (SFWMD or Dislrict) action has the right 10 request an administrative hearing on that acllon pursuant to Secllons 120.569 and 120.57, Fla. Stat. Persons seeking a hearing on a District decision which does or may determine Iheir substanllallnterests shall file a peUtion for hearing wllh the District Clelk within 21 days of recaipt of writtan notice of Iha decision, unless one of tha following shorter Ume periods apply: 1) within 14 days of the noUce of consolidated Inlentlo grant or deny concurrently reviewed applications for environmental resource permits and use of sovereign submerged lands pursuant to Secllon 373.427, Fla. Stat.; or 2) wIlhin 14 days of seNlce of an Administrative Oidar pursuant to Subsecllon 373.119(1), Fla. Stat. "Receipt of written notice of agency decision' means receipt of either written notice through mail, or electronic mall, or posting that the District has or intends to take final agency action, or publication of notice that the District has or intends 10 lake final agency action. Any person who receives written noUce of a SFWMD decision and falls to file a wrillen request for hearing within the Iimeframe described above waives the right to request a hearing on that decision. Filing Instructions The Petition must be filad with Ihe Office of the District Clerk of Ihe SFWMD. Filings with the District Clelk may be made by mall, hand.dellvery or facslmlle. Filings bye-mail will not be accepted. Any person wiShing to receive a clerked copy with the date and time stamped must provide an additional copy, A petilion for admlnistraUve hearing is deemed filed upon receipt during normal business hours by the District Clerk et SFWMD headquarters in West Palm Beach, Fiorida. Any document received by the office of the SFWMD Clerk after 5:00 p.m. shall be filed as of 8:00 a.m. on the naxt regular business day. Addllional filing Inslrucfions are as follows: . Filings by mail must ba addressed to the Office of the SFWMD Clerk, P.O. Box 24680, West Palm Beach, Florida 33416. . Filings by hand.delivery must be delivered to the Office of the SFWMD Clerk. Delivery of a petilion to the SFWMD's security desk does not consOlute filing. To ensure proper filing, It will be necessary to request the SFWMD's security officer to contae! the Clerk's office. An employee of the SFWMD's Clerk's office will receive and file the petltlon. . Filings by facsimile must be transmitted to the SFWMD Clerk's Office at (561) 682.6010. Pursuant to Subsections 28-106.104(7), (8) and (9), Fla. Admin. Coda, a party who flies a document by facsimile represents that ihe original physically signed document will be retained by thai party for the duration of that proceeding and of any subsequent appeal or subsequent proceeding in that cause. Any party who elects to me any document by faoslmlle shall be responsibla for any delay, disruption, or interruption of the electronic signals and accepts the full risk Ihatthe document may nol be properly filad wlih the clerk as a result. The filing date for a document filed by facsimile shall be the dale ihe SFWMD Clerk receives the completa document. Rev. 10/31/07 Exhibit M-5: SFWMD Jurisdictional Letter 2 V'\"\^./ W .da vid so n engi 11 ee ri ng. co 111 De DAVIDSON ENGINfERING /1 l> '" Z Tl Cl -' "0) :0 ..) :l :' .(1 '" )."/ ~, r.JJ CJ Xl Initiation of an Administrative Hearing Pursuant to Rules 28-106.201 and 28-106.301, Fla. Admin. Code, initiation of an administrative healing shall be made by wlitlen petition to the SFWMD In legible form and on 8 and 112 by 11 inch white paper, All petitions shall contain: 1 , Identification of the action being contested, including the permit number, application number, District file number or any other SFWMD identification number, if known. 2. The name, address and lelephone number of the petitioner and petitioners representative, if any. 3. An explanation of how the petitioners substantial interests will be affected by the agency determlnalion. 4. A statement of when and how the petitioner received notice of the SFWMD's decision. 5. A statement of all disputed issues of material fact. If there are none, the petillon must so indicate. 6. A concise statement of the ultimate facls alleged, including the specltic facts the pelilloner contends warrant reversal or modification of the SFWMD's proposed acllon. 7. A statement of the specific rules or slatutes the pelilioner conlends require reversal or modlllcation of the SFWMD's proposed acllon, 8. If disputed issues of matelial fact exist, Ihe statement must also include an explanalion of how the alleged facts relate to the specific rules or statutes. 9_ A statement of the relief sought by the pelilioner, stating precisely the action the petitioner wishes the SFWMD to take with respect to the SFWMD's proposed action. A person may file a request for an extension of time for filing a petillon. The SFWMD may, for good cause, grant the request. Requests for extension of lime must be flied with the SFWMD plior 10 the deadline for filing a petilion for hearing. Such requests for extension shall conlain a certificate that the moving party has consulted with all other parties concerning the extension and thaI the SFWMD and any other parties agree to or oppose to the extension. A timely request for extension oftime shall tofl the running of the lime period for filing a pelition until the request is acted upon. If the District's Governing Board lakes acllon with substanliaily different impacts on water resources from the notice of intended agency decision, the persons who may be substantiaily affected shall have.an additional point of entry pursuant to Rule 28-106.111, Ra. Admin. Code, unless otherwise providad by law. Mediation The procedures for pursuing mediation are selforth In Section 120.573, Fla. Stal., and Rules 28-106.111 and 26-106.401-.405, Fla. Admin. COde, The SFWMD is not proposing mediation for this agency action under Section 120.573, Fla. Stat., at this time. . RIGHT TO SEEK JUDICIAL REVIEW Pursuant to SecUons 120.60(3) and 120.6B, Fla. Sial., a party who is adversely affected by final SFWMD action may seek judicial review of the SFWMO's final decision by RUng a notice of appeal pursuant to Flolida Rule of Appellate Procedure 9.110 in !he Fourth Dismct Court of Appeal or in the appellate district where a party resides and filing a second copy of the nollce wilh the SFWMD Clerk wllhin 30 days of rendering of the final SFWMD action. Rev. 10/31107 2 Exhibit M-5: SFWMD Jurisdictional Letter 1 \^lVVW. davi d so n e ngi n eeri ng.com De DAVIDSON ENGINEE!<ING 1'1 /-J erp_stafcreport.rdf )0. L oZ, m {:) o i'oJ ..... (0 {\J o o 1.JJ o (p 'on t.w v ;0 Last Date For Agency Action: 2SMMAR-09 INDIVIDUAL FORMAL WETLAND DETERMINATION STAFF REPDRT Project Name: Innovative Gmp Amendment - Formal Wetland DetermInation Permit No.: 11.Q0019-F Application No.; 080428-21 Application Type: New Formal Wetland Determlnatlon Location: Collier County, S27rr48SJR27E Appltcant: Osvaldo Otero Project Area: 36.06 acres Project Land Use: Wetland Determination Special Oralnage District: NA Conservation Easement To District: No Sovereign Submerged Lands: No I'\llliilll$tFURilQ,S;O:'_ ."-.c."'''' -. .."."..-" """'";""';-';''''. This application Is a request for an approximate formal determination of the boundary of wetlands and other surface waters, pursuant to subsection 40E-4.042 FAC, for a 36.06 acre parcel known as Innovative GMP Amendment Formal Wetland Determination. App.no. ; oe042B.21 Page 1 of4 Exhibit MooS: SFWMD Jurisdictional Letter \ft,lww.davidsonengineering.com De DAVIDSON EelGll"EcRINO 'n ;,;erp_stafCreport.rdf :to z m Q PROJECT EVALUATION: ':' [\) PROJB,CJ SI1'-I: DESCRIPTION: ,~ (lJ The subject properly encompasses approximately 36.06 acres and is located just southeast of the '" Intersection of Immokalee Road and Randall Boulevard in Collier County. This property Is bound by a I'.) Randall Boulevard and residentIal development on the north. commercial development and undeveloped U lands fa the west, and single family homes to the south and east. A locatlon map Is aUached as Exhibit () 1.0. Ij) '." CoJ There is one cypress wetland community located along the southeast portion of the site thai extends offsite to the south. This wetland will be described in the Wetland Description seclion of this report. The uplands consist of pine flatwoods with a dominance of saw palmetto in the understory and mixed forested uplands. The mixed forested uplands consist of pine, cabbage palm with an open subcanopy. The groundcover of the uplands includes Caesar weed, muscadine grape vine, and other obligate and facultative species. A FLUCCS map Identifying the vegetative communities is attached as Exhibit No. 2.0. () (0 o :0 I'R.OUP!iJ'f'~CKGRO)JNO: '-, . On April 28, 2008. the District received a request for an approximate formal determinatIon of wetlands and other surface water boundaries localed within the subject property. A field InspecUon the property was conducted on June 23, 2008 by Jewelene Harris, Environmental Analyst 4, of the Natural Resources Management Division. The methodologies utilized to delineate wetlands and surface waters were conslslent with Rule 62-340, FAG and Chapter 373.421(2). Florida Slalules (FS). Pursuantlo Sectlon 4.5.2(b)2. of the Basis of Review for Environmental Resource Pennit Applications, the weUands were approximated via clear vegetative expressions and physical signatures that were verified by groundtruthing the wetland boundaries depicted In the attached aerial photograph and survey of the wetland attached as Exhibit Nos. 2.1 and 2.3, respectively. ~E'i'~NIiI;;: Wetland Description: An aerial photograph depicting the location of the approximate jurisdictional wetland boundaries is allached es ExhlbIl2.1. The wetland is approximately 0.72 acres and is located In the southeast comer of the site and extends offslts to the south. This wetland contains approximately 25%R50% coverage by exotic vegetation. The canopy vegetation includes cypress, cabbage palm, and dahoon holly. The wetland also contains Brazilian pepper. Caesar weed, grapevine, swamp fern, smilax, polson ivy, and lantana. Based on the vegetation in the wetland it appears that the wetland ;s becoming transitional due to a reduced hydroperiod as a result of surrounding developments and roadways. The site contains both hydric salls and non-hydric soils as shown on ExtUbit No. 2.2. The majority of lhe site contains non-hydrIc soils such as Immokalee Fine Sand and Oldsmar Fine Sand. The central portion of the sile is mapped 85 (he hydric soli Malabar Fine Sand. Based upon soli lest pits, the solis did not Gontaln hydric soil indicators. In addition, the vegetation in this area consisted of pine fJatwoods with a dominance of saw palmetto. WETLAND DELINEATION: Based on the site visits and other site information. this 36.06 acre site contains approximately 0.72 acres of wetlands as defined by Rule 62-340 Florida Administrative Code (FAC). The red ouUlne indicates (he App.no. : OB0428.21 Page 2 oJ 4 Exhibit M-S: SFWMD Jurisdictional Letter 5 www.davidsonengineering.colll De DAVIDSON ENGINEERING t:~erp sLaff report.rdf II - - jo. 111 Q o f',) project boundary and the area considered wetland was approximated and Is shown on the attached aerial (Exhibit 2.1) with a red cross-hatch pattem. The site contains both hydrip soils and non-hydric soils. The soils map is attached as Exhibit 2.2. -, >-, (D " i~J o Co .j) Cl (:0 t!\ i,..l G Al App.no. : Oa042B-21 Page3of4 Exhibit M5: SFWMD Jurisdictional Letter b wwvv. davi d so n engi n ceri ng. co 111 De DAVIDSON ENGINEERIN'; 1:'-1 ,"'-; erp_stafCreport.rdr ]0 z m C' o r',) >-' (0 r.) o Co II; o 0:1 :)1 VI ~J ::D STAFF RECOMMENDATION: The Staff recommends that the following be issued: An approximate fonnal determination of the extent of wetlands and other surface waters. pursuant to Rule 40E4.042 FAC for a 36.06-8cre parcel known as Innovative GMP Amendment Formal Wetland Detennination. The site contains approximately 0.72 acres of jurisdIctional wetlands. Based on the information provided, Dismct rules have been adhered to. Staff recommendatIon is for approval subject to the attached Special Conditions. STAFF REVIEW: NATURAL RESOURCE MANAGEMENT APPROVAL ENVIR~_NMENTAL.zOURCE PERMITTING DIVISION DIRECTOR: ;Jx2L =I! "i~ / DATE: Anita R Baln 02 /J7 IIY} SPECIAL CONDITIONS 1. The Formal determination shall be binding for five years provided the physical condition on the property does not change so as to alter the boundary of the wetlands and other surface waters during that period. The permit shall expire five years from the date of permit issuance. App.no, : 080428.21 Paga4of4 Exhibit MS: SFWMD Jurisdictional Letter 7 wvvw.d a vi d s () n e ngi net" ri ng. com De DAVIDSON eNGINEERING I . . I . I , " OIL WELl. HOAU Fe'.. I ~ . -- I :! I i I I 1 I. 1 _., 1 ::~Of(All* dOAD ~~l_ ___I. _ _.L~-~ -, - ~ - Z 1- _ _ _-ll1._ IW I go. I~ t 1 , I ..{;l 51 "' ;:J " L1 m m .lg__ 5 '" ~ * I ,,;,r'JDAl.l60UlEVARD --,- -- j 1 o 1 MILE . i' i ~ . J =_,,-1... . " LEGEND I _IIIIlOVAlIVEOEVELOPI.IElll lOllE I - .- I,l"JOR RO"OW:'VG I COLLIER COurllYl.V,llITAlNED 1I0ADS , 1 !' 1--- f::""j , ,- I 1_- _ __ ~BROWAR \' ~t<,,, ;~ ..,~ - --- ,,/ *"" ~'~~ij~ -'C~ DADE ~ r\ MONROE I I J"" I ,1':.__'~:_ DAVIDSON ENGINEERING, INC. iJ ~Ir(;.,-", 353. KRAFT ROAD. SUITE 3.' iCL-;!-" lJt:ji.ii"~'; NAPl.ES. FL34105 P,~YI,9~'?!i'l PHONE: 239434.6060 INNOVATIVE DEVELOPMENT LOCATION MAP Exhibit No. 1.0 Application No. 080428-21 Page 1 of 1 Exhibit M.S: SFWMD Jurisdictional Letter 8 VVV\"W .da vi d so nengi nee ri ng,co III De DAVIDSON ~N(;INEE~'NG .~QJ ,0 :gflil) ~~I~ ~~~i ~...:!i tlf",!l! g;....OGl :i1:i1U Q ~; ii1p ll:z ~p z z o ~ ,,'-l r- c:< gm ~o ;pm :g< zm G)r= o "tI 3: m Z -I 0000000000 ~ In HH~!~Hr$~P~ Hid~'~,~ ~<~fii.d,p ~ , i~8~n" ; b ~ gill.. ~ ~ H ~ m I" ~~s ~ m ~ ~ ~ ~ ~ .. ~ .. 0 o .. . ~ i i . Ft. ill" " I .-1 'THSrREE'NE-' I I Exhibit M-S. SFWMD Jurisdictional Leiter . I. ~\~ (J \ " T! i '" I I '\'~J I" I I I . ~ ~ :~ ~ ,~ ,0 ,0 i~ "1\'J I I ...................1 ~ I ~ " ~ ; . ;l '" \, '\ .~ 't 1> N o o -n o >l o -n -n '" ~ o -n :Ii o " m :0 :< Exhibit No. 2.0 Application No. 080428..21 Page 1 012 9 \^lWW. d avi dso n e ngi nee ri ng.co 111 De DAVIDSON eNGINEERING ~li'.1 ;~W ~lfib ~n~ ~gll I~IJ ~. ~~ "',0\, , OIITJIDODOOlnn J:i=I'JI:l!.:J:f~::gg ~. u~;iPif ff'lf"f~1 ~"~ H ~ ,mn J ~j~ U ~ " ~ ~ rm ~ - ~ ~ n j z ~z ".' . "0 ~'I;' .... !:ijo .,i,' ~ '. II'h-li ~ )! i'I':,"' ! /!-::! "or' ,,< .,,', " . =1m 'j: "'0 '.' ~~ ~r- ,,0 ""ll zs: "m z -I Exhibit No. 2,0 Application No. 080428-21 Page 2 of2 Exhibit M-S, SFWMD Jurisdictional Letter 10 www.davidsoncngineering.com DE DAVIDSON ENG'NEfRFNG z ",z ~O 15~ e.... "'- m< gm ~c om ~~ ::1r- ~~ 03: "'m z .... ~ ~IJ iHj i ~ II . I "C ~ " m I Exhibit No. 2.1 Application No. 080428-21 Page 1 of 1 11 \,\TVVW. d avid son e ngi nefTi ng.co In Exhibit M-5: SFWMD Jurisdictional Letter De DAVIDSON EI,<:;-INEEP.ING l.';.. j"';.'J e- .~. ',; DAVIDSON ENGINEERING,INC. . i'~ r..:"'" 3"0 KRAFT ROAD, SUITE 301 -....-.,.. NAPLSS.FI.3411DII PAY,I,I?.5:9,~ PHONE: 230-434-6060 lIlgcnd ......t ~..ac!:~D....il~""'nl~tll HRCS SOl1.6111APPING l' --lllnC::S:l.~"Il.b.>'Fi..h,.,.orldne;1 L...JNRCS1,1"'=Ial..FIna~.""I"'.'HIIl~" I ,IIIICS 14.Pill<""F".6"~,"""'lIarI.5~b!.lr"I""(II,..lIr-J IV r. lrmCSlli,Ol<IJ.n,.,F...s"."I'II:n41r>/<1::1 j'.: fI! 'i"mF~~ INNOVATIVE DEVELOPMENT NRCS Soils Mapping Exhibit M-5: SFWMD Jurisdictional Letter 12 Exhibit No. 2.2 Application No. 080428-21 Page 1 of 1 W V'lw.d avi d so nengi nee ri ng.com De DAVIDSON ENGINEERING lJ1 n :p nl Q .:> j-..) ~ 0> " f'<) () () 'j) Co (D IJl (,oj C' Ai Ilil -~!l Iii' u' i'il I I I ii!!!"w.imili~i' !ill!, "ll'I~I! 'Ill I'BI l[n Ii .....Jt~~U'.U' iiiHi'iii~iiiiki llii(IIi'tjII,!, !I!IlII'IlI~IlII.I!!I!I!II!1 I!!:'I~'" ,.I.'l-I.ilf ;:,. ,nit lilt 3, 'Ii" '~I' '8. Iml jal ~Illl lal II . ! . 1IlIlIIIilllllll!l!'I~II!lI'IP.I'1 I~"II' ""Iif 111'IIQ" flil, ,II 1;,1' 1'1' 1~llidl rl~'1 ~ ill! I , 1:1 wi I ...,11 "'II' I! IlIlll !lI1j i :i: ii " I 1"'- ~I I -"" III'" .!19 ~ill ,1*1 t.~ I I~ {1U J' Ii ~! I ~ ,i'll/I: '~.~I f i" III I!. f,' I III . R ~ ~~ Exhibit M.S: SFWMD Jurisdictional Letter m I1J ',Il~ .....'...IM>...''"'' ~ ~\1 ~b ._n>.r ......1I'l - tiff r! '" ! 00 !' b :" i7<;-" ______-1 ill I I I ill ---------~-.fI)-------~ I : . I I ______---l \ ! i !--I m . I ~ ---------I-1It-----:i -- -- - ~ - -- - j( !I'fI ! !~ ~ ill ---------:-JIL------L h L!.I I II ! : . - I ll-------i ., I I I ill ------n-:-ill--n---~ I : -_..:_---{- m\ 1m i ~ &1 ; l!J J _B~ 11!1 ;"1 .6l1'{'~'~'-~N!1 -' r UQI{' ",~OO' _N: . i lj Ii ! iliJ!1 ii . I l! , I "I I ~\ I If ____ _1J.O:!l.\r.I....:l..~ " -r - ),.,__. ll( h 00 ill .".';i~l'ius I" .,; $ I!:! ~ " ell:'1 I ~;I i J!:i[ ~ !i~ [ I'i~ I ,~ · 'i ~ l~ Exhibit No. 2.3 Application No. 080428-21 Page 1 of 1 wwvv .rIa vi d so ne ngi nee ri 11 g.co In DE DAVIDSON ENGINE"""NG ,:); n :P ~. rn t:.t f:l h,i " ... (1:) bJ o L' 11) o (0 V' (JJ Q ;;rJ STAFF REPORT DISTRIBUTION LIST INNOVATIVE GMP AMENDMENT - FORMAL WETLAND DETERMINATION Application No: 080428-21 Permit No: 11-00019-F INTERNAL DISTRIBUTION EXTERNAL DISTRIBUTION X JeWelene S. Harris - 2261 X Laura Layman ~ 4270 X J. Golden - 421 0 X Permit File X Permittee - Osvaldo Otero X Agent - Davidson Engineering loc GOVERNING BOARD MEMBERS GOVERNMENT AGENCIES Mr. Charles J Dauray Mr. Eric Buermann Mr. Michael Collins Mr. PatrIck Rooney. Jr. Mr. Paul C Huck, Jr. Mr. Robert Montgomery Ms. Melissa Meeker Ms. Shannon A. Eslenoz X Collier County Development Services Environmenlal Services Dept. X Collier County Property Appraiser X FOEP, Eric Hickman Envlronmenlal Administrator X USACE, Tunis McElwain Section Chief 14 wvvw.d rt vi d son enginee ri ng.co In Exhibit MS: SFWMD Jurisdictional Letter DE DAVIDSON ENGINEERING CIVIL ENGINEERING. PLANNING. ENVIRONMENTAL. LAND DEVELOPMENT SERVICES PROTECTED SPECIES SURVEY (PSS) EXHIBIT M-6 RANDALL BOULEVARD COMMERCIAL SUBDISTRICT GROWTH MANAGEMENT PLAN AMENDMENT SECTION 27 TOWNSHIP 48 SOUTH, RANGE 27 EAST APPROXIMATELY 56.49 ACRES PREPARED FOR: COLLIER COUNTY ENVIRONMENTAL SERVICES DEPARTMENT 2800 NORTH HORSESHOE DRIVE NAPLES, FL 34104 April 9, 2008 UPDATED: February 26,2009 UPDATED: August 19, 2009 3530 Kr<ift Road, Suite 301 - Naples, Florida 34109 Phone: 239.434.6060 Fax: 239.L134.6084 \"'\IV\'" cb v i ds on e ngin ee rl JJ g.co III De DAVIDSON FNGINEERING INTRODUCTION The purpose of this report is to detail results of an update to a March \April 2008 protected species survey by personnel from Davidson Engineering, lnc. The fieldwork for the updated survey was conducted in January and February 2009. Additional fieldwork was conducted on August 17, 2009. LOCATION The Randall Boulevard property is located immediately south of Randall Boulevard, just east of lmmokalee Road in Section 27 Township 48 South, Range 27 East, Collier County, Florida. A location ma is below Fi ure 1 . ti I I I __L \11 I Lc, I J /~. J _J J~' I OIVlLEE OA OiL WELL ROA . ~ J , \ RAr~OALL BOUlE~ARD -..- -----r- ,:, " + t I ~ L I I i , i I i I ! \ i i LEGEND . SHE BOUhJDARY _MAJORROADWAVS COLLI~RCOUNTYMAlIHAlNEDROADS 1 MilE N w+" , u__.._._____ Nwu .#' .__ ..'.._. Figure 1. Site Location Map. SPECIES SURVEY MATERIALS & METHODS The species survey was conducted using a methodology similar to that discussed in the Florida Fish & Wildlife Conservation Commission (FWC) publication "Ecology and Habitat Exhibit M-6: Protected Species Surve.v 2 WW\V .da v j dso n e n gi n eeri ng. co III De DAVIDSON ENGINECRING Protection Needs of Gopher Tortoise (Gopherus polyphemus) Populations Found on Lands Slated for Large-scale Development in Florida." This methodology is as follows: Existing vegetation communities or land-uses on the subject site are delineated on a recent aerial photograph (Collier County 2007) using the Florida Land Use, Cover and Forms Classification System (FLUCCS). FLUCCS mapping for this property is detailed below in (Figure 2). Then the resulting FLUCCS codes are cross-referenced with a list of protected plant and animal species. The lists were obtained from two agency publications: + A list of animals and birds was obtained from the FWC publication "Florida's Endangered Species, Threatened Species & Species of Special Concern-Official Lists", Publication Date: January 29, 2004. + A list of protected plant species was obtained from the publication "Notes on Florida's Endangered and Threatened Plants", Florida Department of Agriculture and Consumer Services, Division of Plant Industry, Bureau of Entomology, Nematology & Plant Pathology-Botany Section, Contribution 38, 4th Edition- 2003). The result is a composite table that contains the names of the protected species which have the highest probability of occurring in each particular FLUCCS community. See table 1 of this report for the species list that applies to this property. In the field, each FLUCCS community is searched for listed species or signs of listed species. This is accomplished using a series of transects throughout each vegetation community. If necessary, transect integrity is maintained using a handheld GPS in track mode. Signs or sightings of all listed and non-listed species are then recorded. Listed species locations are typically flagged and located by GPS. Based on the habitat types found on this parcel of land, particular attention was paid to the presence or absence of gopher tortoise, Big Cypress fox squirrels, and red-cockaded woodpecker (RCW). EXISTING SITE CONDITIONS Temperatures during the fieldwork for this survey were in the mid 80's. Cloud cover varied from party cloudy to absent. Approximately 18.5 man-hours were logged on the property during this species survey and subsequent updates. Table 3 details dates and times spent in the field. The 56.49 acre Randall Boulevard property is bordered by a variety of uses: West Canal North Randall Boulevard South Golden Gate Estates Unit 23 East 8th Street NE \ Golden Gate Estates Unit 23 Listed below are the FLUCCS communities identified on the site. The following community descriptions correspond to the mappings on FLUCCS maps in (Figure 2) & (Figure 3). See Exhibit M-6: Protected Species Survey 3 \I\TWVV .da vid so nen gi neeri n g.co rn De DAVIDSON ENGINEER1NG Florida Land Use, Cover and Forms Classification System (Department of Transportation, Surveying & Mapping Geographic Mapping Section, 1999) for definitions. Specific vegetation present is further detailed in Table 4. Sinule Familv Residential. FLUCCS 110.2.38 Acres The property includes an existing single family home and other associated improvements such as septic system, landscaping, and driveway. The rear portion of this lot has been fenced and mostly cleared of vegetation. Commercial Services. FLUCCS 140.4.18 Acres This portion of the property includes an existing fuel station\convenience store and a small retail center. Governmental. FLUCCS 175.3.43 Acres This portion of the property contains and existing building, parking, and tower utilized by the Florida Division of Forestry. It also includes an existing fire & EMS station on a parcel near the canal. Dry Herbaceous. FLllCCS 310.8.47 Acres This community is found along Randall Boulevard and in a swath running southwest to the southern property line. Canopy vegetation is very sparse and limited to scattered cabbage palm. Groundcover is dominated by grapevine and various disturbed site vegetation species. Other vegetation present includes poison ivy, lantana, bahia, smilax, Spanish needles, thistle, and Caesar's weed. Palmetto Prairie. FLUCCS 321.6.93 Acres This community is found in the western portion of the property. Canopy contains widely scattered slash pine or cabbage palm. Midstory is dominated by often dense saw palmetto. Other vegetation present includes rusty lyonia, pennyroyal, myrsine, southern sumac, grapevine, poison ivy, and buckthorn. Pine Flatwoods (0-25% Exotic Invaded). FLUCCS 411-El. 23.66 Acres This community is dominated by slash pine in the canopy and makes up the majority of the site. Midstory includes scattered saw palmetto, myrsine, wax myrtle, and buckthorn. Other vegetation present includes often dense grapevine, occasional cypress, cabbage palm, penny royal, poison ivy, Caesar's weed, and smilax. Canal. FLUCCS 500. 0.47 Acres A canal and associated maintenance easement forms the western border of subject property. Cvpress (25-50% Invaded). FLllCCS 621-E2. 1.37 Acres This community is found along the southern property line and continues offsite onto the adjacent parcel to the south. It is also found as a small isolated wetland adjacent to the Forestry complex. Canopy vegetation includes cypress, cabbage palm, and Exhibit M-6: Protected Species Survey 4 WW\'II.d a vi d so ne ngi 11 e eri n g. co m De DAVIDSON ENG'NEE~'NG dahoon holly. Other vegetation present includes Brazilian pepper, Caesar's weed, grapevine, swamp fern, smilax, poison ivy, and lantana. This community is suffering from severely reduced hydro-period, but would likely be classified as a jurisdictional wetland. Drained Pine-Cvpress-Cabba~e Palm. FLUCCS 624D-E2. 1.36 Acres This community is found in two small patches on the property. Canopy vegetation includes slash pine, cypress, cabbage palm, and dahoon holly. Other vegetation present includes Caesar's weed, grapevine, buckthorn, smilax, poison ivy, and wax myrtle. This community was likely a historic wetland, but is suffering from severely reduced hydro-period and thus does not meet current criteria for wetland classification. Disturbed Lands. FLUCCS 740. 0.17 Acres A limerock driveway runs north-south through the portion of the parcel that borders the canal. Roadwav. FLUCCS 814.0.25 Acres The property includes a portion of 8th Street NE, which is existing. FPL Easement. FLUCCS 832. 3.82 Acres The entire northern property line is encumbered by a Florida Power & Light (FPL) easement. A portion ofthe easement makes up the roadside swale for Randall Boulevard, while the remainder of the easement contains vegetation similar to that listed in the FLUCCS 310 community. The following table is summary of FLUCCS communities and corresponding acreages: 110 140 175 310 321 411-El 500 621-E2 624D-E2 740 814 832 Totals: Exhibit M,6: Protected Species Survey 2.38 4.18 3.43 8.47 6.93 23.66 0.47 1.37 1.36 0.17 0.25 3.82 56.49 5 4.21% 7.40% 6.07% 14.99% 12.27% 41.88% 0.83% 2.43% 2.41% 0.30% 0.44% 6.76% 100% vvww. da vi dso ne ngi n peri n g. co III De DAVIDSON ENGINEERiNG Figure 2. Aerial with FLUCCS Mapping. Exhibit M-6: Protected Species Survey (, WWV\l. da vi d so nen gi n eeri n g. co m ."~...~~-_._.-. De DAVIDSON ENG'NEER'NG - I o 140 163 , 140 I ,1,1; 2.35' 4H.El 4.15 411-E1 14.90 ~~' ~:. ',. ,--:~ , . ~- ~}'- -, l1Q 2.. 0:: 07.j 1.~i 9O'i 41l-El 740 2.76 0017 ., " l~cl :2ll' 310 ",-J' -::0,4 2 411-E1 0.95 ""'""" c::JSITEBO""O~"Y fLUCCSMAPPING s CZl"0'""'Gl.6-F~,""RESIDENTII'LI,.e"c; I.... .~I14~_ cOM'_5RC",cSE"VICES "'t~~, D'1,.GOVf"N"'alT^'i3,~'A('i _""_ORY~E~B'CEOU"i.."7AC' .O:;I.PM"'ETTOPR~,IRIE(6BlACi D"'_E1.P"'Efl.ATW;)o~srO-""'ExoTIC'HvAD<D'i2:1."'A(', _",~.CAN"L.':O.'7AC) _52H2.CYPREssr:;5-..,.,.Hc,ncINvADf.D,!U]AGi _ 62<O.E2. DRAI~Et> ~INt.cYPRESS-CA'''''''' ~AU',"'-~'" EXOTIC 'NADED) IU6Aq ~740,DISWR"E{)l"N~S<017AC' _,,,,"C>MW"\'iO,~bAC) _M', FPLEASE:M.,H';"OAC; 56.49ACTOTAL N W+E o 400 FEET Figure 3. FLUCCS Mapping. RESULTS' DISCUSSION The various protected species which ~ occur in the corresponding FLUCCS communities are shown in Table 1. All animal species observed on the subject parcel are detailed in Table 2. Within Table 2, any protected species observed are specifically noted. See (Figure 3) below for representative survey transects and approximate listed species observation locations (if applicable). Gopher Tortoise (Gopherus JJo{vJJhemu~) Gopher tortoise burrows were documented on the property. Nine (9) active, one (1) inactive, and four (4) abandoned gopher tortoise burrows were documented on the property and flagged in the field. It is estimated 90 % of the site was intensively surveyed. This results in the following estimated tortoise density calculations: 9 active + 1 inactive burrows = 10 burrows @ 90% coverage Exhibit M"6: Protected Species Survey 7 \^/W\/",I. d a vi d so ne n gi n ee ri ng. co m De DAVIDSON ENG'NEER".j(;. Estimated 12 active or inactive burrows @ 100% coverage (10 burrows\0.90) Estimated burrow occupancy rate of 0.614 for all active and inactive burrows (FWC criteria) 12 burrows x 0.614 = 7.37 (8) tortoise that may reside on the property Occupied habitat = 15.4 acres (FLUCCS community 321 & 310) Therefore, tortoise density on the property is approximately 0.52 tortoise per acre (8 tortoise\15.4 acres of occupied habitat) All documented burrows were flagged in the field and their location taken by GPS. See (Figure 4) below for specific locations. Abandoned burrows flagged may include "old" tortoise burrows or armadillo holes. Red-Cockaded Woodpecker (Picoides borealis) Slash pines on the parcel were searched "tree-to-tree" with binoculars to look for RCW cavity trees. None were observed, which is consistent with knowledge regarding RCW populations in Collier County. Bi~ Cypress Fox Squirrel (Sciurus ni"er avicennia) Although the parcel has habitat which might support fox squirrels, no fox squirrels or signs of fox squirrels such as nests or day beds were observed. An eastern gray squirrel was observed on the property. Wood Stork (Mvcteria americana) The parcel falls within the core foraging area (estimated at 18.6 miles) of 3 wood stork colonies in Collier County. See (Figure 5) below for wood stork colony and foraging information as it relates to the Randall Boulevard property. The severely drained nature of the onsite wetland probably precludes wood stork foraging as water does not appear to stand in the wetland for any length of time. However, this issue may need to be addressed during permitting if impacts to the onsite wetland are proposed. Florida Panther (Felis con color corvO The parcel is mapped as secondary panther habitat by the USFWS. See (Figure 6) below for Florida panther information as it relates to the Randall property. As illustrated by Figure 6, no panther telemetry points have been recorded within 2 miles of the Emergent Development property in the last two years. Wild Pine (Tillandsia fasciculataJ Several common wild pine (Tillandsia [asciculata) were observed in trees throughout the parcel. Butterflv Orchids (Encvclia tamoensis.J Several common butterfly orchids (Encvclia tampensis) were observed in the FLUCCS 411 & FLUCCS 624D communities. Exhibit M-6: Protected Species Survey 8 vvww. da victso n e ngi neeri n g.com De DAVIDSON ENGINEERING ^,- ! >- " w . ii: , => " II '" ~ ~ '" ! w g ~ , .. ~ '" ~ " ! Q ~ " ~ ~ I!! ~ . ~ ~ ! , " . j ~ I!! . ~ < " 0 ~ 0: 8"exo .. 0 Figure 4. Protected Species Survey Map. Exhibit M-6: Protected Species Survey 9 \VWVI!. d a vidso n e n gi n eeri n g.com De DAVIDSON ENG'NEEP1NG o ---'- , \ " \;-- '. '. Legend _ SITE BOUI~DARY . ActJ'Je'Nc,odSlorkColonies-October2006 r:::i 186 M;leCore Forat:JingAreas OlherRoamwys Major Roadway> i$f;1:i: ManagedLands ~ GULF OF MEXICO GUl.F of MExIQ:O Figure 5. Wood Stork Information. D Provided USF -M:A:FIT1N-~" Exhibit M-6: Protected Species Survey 10 WW\^/. d avi dso n en gi n ecri n g.co m De DAVIDSON tNG'N~ERlNG LEGEND _ SITE BOUNDARY :: ..:~ 2 Mile Radius of Propeny _MajorRoad\"I"Ys -Ot~rRoactways ...-. L....; USFS Panther Consultation Area Panther Talemelry Points 2007 & 2000 USFWS Panther Habitat Zones ~PrimaryPantherHabltat [lEi Secondary Panther Habitat _DispersalHabital _NOrthArea ~ Ide Gat 80 leva d o 1 Mile -l~ \. , ,{,~ GULF OF MEXICO I IL. y I".. , ~,,:\ Figure 6. Florida Panther Information. Exhibit M-6: Protecterl Species Survey 11 WW\I\'. davi dso n e n gi n eeri n g.com De DAVIDSON ENGINEERING Table 1. Protected species list according to FLUCCS category. 110 & 140 NONE 175 NONE 310 Burrowing Owl Speotyto cunicularia ssc Florida Sandhill Crane Grus canadensis pratensis T 321 Audubon's Crested Caracara Polyborus plancus audubonii T T Beautiful Pawpaw Deeringothamnus pulchel/us E E Burrowing Owl Speotyto cunicularia SSC Curtis Milkweed Asclepias curtissii E Fakahatchee Burmannia Burmanniaflava E Florida Black Bear Ursus americanus floridanus T Florida Coontie Zamiafloridana C Florida Sandhill Crane Grus canadensis pratensis T Gopher Frog Rana capito SSC Gopher Tortoise Gopherus polyphemus SSC Eastern Indigo Snake Drymarchon corals couperi T T Southeastern American Kestrel Falco sparverius paulus T 411 Beautiful Pawpaw Deeringothamnus pulchel/us E E Big Cypress Fox Squirrel Sciurus niger avicennia T Eastern Indigo Snake Drymarchon cora is couperi T T Fakahatchee Burmannia Burmanniaflava E Florida Black Bear Ursus americanus floridanus T Florida Coontie Zamiafloridana C Florida Panther Felis concolor coryi E E Gopher Frog Rana capito SSC Gopher Tortoise Gopherus polyphemus SSC Red-Cockaded Woodpecker Picoides borealis T E Satinleaf Chrysophyl/um oliviforme E Southeastern American Kestrel Falco sparverius paulus T Twisted Air Plant Tillandsia f1exousa E 500 American Alligator Alligator mississippiensis SSC T(S/A) Everglades Mink Mustela vison evergladensis T Limpkin Aramus guarauna SSC Little Blue Heron Egretta caerulea SSC Reddish Egret Egretta rufescens SSC Roseate Spoonbill Ajaia ajaja SSC Snowy Egret Egretta thula SSC Tricolored Heron Egretta tricolor SSC 621 American Alligator Alligator mississippiensis SSC T(S/A) Everglades Mink Mustela vison evergladensis T Florida Black Bear Ursus americanus j70ridanus T Florida Panther Felis concolor coryi E E Gopher Frog Rana capito SSC Limpkin Aramus guarauna SSC Little Blue Heron Egretta caerulea SSC Exhibit M- 6: Protected Species Survey 12 WWVI! .davi dso n e n gi nee ri ng.co III De DAVIDSON ENGINEERING 624D Snowy Egret Tricolored Heron Wood Stork American Alligator Everglades Mink Florida Black Bear Florida Panther Gopher Frog Little Blue Heron Snowy Egret Tricolored Heron Wood Stork NONE NONE Egretta thula Egretta tricolor Mycteria americana Alligator mississippiensis Mustela vison evergladensis Ursus americanus floridanus Felis concolor coryi Rana capito Egretta caerulea Egretta thula Egretta tricolor Mycteria americana 814 832 Abbreviations: AQ'endes FWC=Florida Fish and Wildlife Conservation Commission FDA=Florida Department of Agriculture and Consumer Services fWS;United States fish and Wildlife Service S!iWIs E;Endangered T;Threatened T(Sj A);ThreatenedjSimilarity of Appearance SSC=Species of Special Concern C=Commercially Exploited SSC SSC E SSC T T E SSC SSC SSC SSC E Table 2. Birds, Mammals, Amphibians, Reptiles, & Plants Observed on the Subject Property. Birds E T(S/A) E E Black Vulture Cattle Egret Common Ground.Dove Red-Bellied Woodpecker Mourning Dove Northern Cardinal Northern Mockingbird Swallow-Tailed Kite Coragyps atratus Bubu/cus ibis Columbina passerina Melanerpes carolinus Zenaida macroura Cardinalis cardinalis Mimus po/yglottos Elano/des [orf/catus DV DV DV DV,HV DV,HV DV DV,HV DV Mammals N N N N N N N N Eastern Gray Squirrel Nine-banded Armadillo Sciurus carolinensis Dasypus novemcinctus DV OH N N Exhibit M-6: Protected Species Survey 13 \'\IW"''!. cIa v i d so n en gi n eeri n g.com De DAVIDSON ~NG'NE"I!ING Brown AnDIe Anolis sagrei !1~!;~i1Ji~Wi1_~jt;::..:,~c"., Six- Lined Racerunner Cnemidophorus sexlineatus sexlineatus Southern Black Racer Coluber constrictor priapus DV "~' "';'.' "'-'. ,-,-.",. ." .i.....; DV N '.,,"",h~: N DV N NONE Plants .~I = Listed Species Abbreviations: AQenries FWC=Florida Fish and Wildlife Conservation Commission FDA=Florida Department of Agriculture and Consumer Services FWS=United States Fish and Wildlife Service ~ T=Threatened SSC=Species of Special Concern E=Endangered T(SjA)=ThreatenedjSimilarity of Appearance CE=Commercially Exploited Observations DV=Direct Visual OT=Observed Tracks HV=Heard Vocalization OH=Observed Hole\Burrow C=Cavity MT=Marked Tree Table 3. Field time spent on the subject property. March 27, 2008 April 7, 2008 April 8, 2008 January 28, 2009 February 6, 2009 August 17, 2009 1:00pm 11:00am 1:15pm 9:00am 1O:30am 9:30 am Total 3:00pm 1:30pm 5:15pm 12:00pm 3:30pm 11:30 am Exhibit M"6: Protected Species Survey 14 2 2.5 4 3 5 2 18.5 Species Survey Species Survey Species Survey Species Survey Species Survey Species Survey www.davidsonengineeri11g.com De DAVIDSON ENGINEERING Table 4. Representative vegetation by native FLUCCS community on the subject property. 310- Dry Herbaceous f:nmmon Smilax spp. Urena lobata Vitis rotundifolia Toxicodendron rodicans OccQ"iional Lantana camara Sabal palmetto Cirsium horridulum Serenoa repens smilax Caesar weed muscadine grape poison ivy lantana cabbage palm purple thistle saw palmetto vine ground cover vine vine ground cover canopy ground cover mid-story 321 - Palmetto Common Lyoniajerruginea Piloblephis rigida Rhus copallina Serenoa repens Smilax spp. Vitis rotundifolia Occasional Bumelia celastrina Lantana camara Pinus elliotti Sabal palmetto rusty lyonia pennyroyal southern sumac saw palmetto smilax muscadine grape buckthorn lantana pine (slash pine) cabbage palm mid-story ground cover midstory mid-story vine vine mid-story ground cover canopy canopy Exhibit [vt-6: Protected Species Survey 15 WW\f\I ,davi d so ne n gi n e cri ng. co m De DAVIDSON ENGiNEE~'NG Table 4 (continued). Representative vegetation by native FLUCCS community on the subject property. 411-El, Pine Flatwoods (0-25% Exotic Invaded) Common Piloblephis rigida Pinus e/liotti Sabol palmetto Smilax spp. Urena lobata Vitis rotundifolia Toxicodendron radicans Occasional Serenoa repens Schinus terebinthifolius* pennyroyal pine (slash pine) cabbage palm smilax Caesar weed muscadine grape poison ivy saw palmetto Brazilian pepper ground cover canopy canopy vine ground cover vine vine mid-story mid-story 621-E2, Cypress (25- 50% Exotic Invaded) Common Taxodium ascendens Sabol palmetto Urena lobata Smilax spp. Schinus terebinthifolius* Toxicodendron radicans Vitis rotundifolia Occa~ional Pinus elliotti !lex cassine Myrsine jloridana Blechnum serrulatum pond cypress cabbage palm Caesar weed Smilax Brazilian pepper poison ivy muscadine grape canopy canopy ground cover vine midstory vine vine canopy mid-story mid-story round cover Exhibit M. 6: Protected Species Survey J(-j '^/WVv'. da vi ds 0 nc ngi n ee ri ng.co III De DAVIDSON ENGINEERING Table 4 (continued). Representative vegetation by native FLUCCS community on the subject property. 6240 -E2, Drained Pine/Cypress/Cabbage Palm (25-50% Exotic Invaded) Common Vitis rotundifolia Pinus elliotti Sabal palmetto Schinus terebinthifolius' Smilax spp. Toxicodendron radicans Occafiional Schinus terebinthifolius' Acacia auriculiformis* Myrica cerifera Taxodium ascendens J/ex cassine Myrsine floridana muscadine grape pine (slash pine) cabbage palm Brazilian pepper Smilax poison ivy Brazilian pepper Earleaf acacia wax myrtle pond cypress dahoon holly myrsine vine canopy canopy mid.story vine vine midstory mid-story mid.story canopy mid-story mid-story Exhibjt M-6: Protect.ed Species S\lr~rey J7 wwvv. d a vi dso n e n gi neeri ng.co ITl De DAVIDSON ENGINEERING HISTORICAL/ARCHAEOLOGICAL PROBABILITY CORRESPONDENCE Exhibit M-7: Historical/Archaeological Probability Correspondence VI,IVvVv.d a vi dson e ngi n e eri 11 g.co m DE DAVIDSON ENG'NfERING April 20, 2009 ~Florida yMaster .~ Site~ e File~' Mr. Jeremy Sterk Davidson Engineering, Inc. 3530 Kraft Road, Saite 301 Naples, Florida 34105 Dear Mr. Sterk: In response to your inquiry of April 7,2008 the Florida Master Site File lists no previously recorded cultural resources in the following parcel of Collier County: Township 48 South, Range 27 East, Section 27 When interpreting the results of this search, please consider the following information: . This search area may contain u"recorded archaeological sites, historical structures or other resources even if previously surveyed for cuJtural resources. . Federal, State and local laws require formal environmental review for most projects. This search DOES NOT constitute such a review. If your project falls under these laws, you should contact the Com pliance and Review Section of the Division of Historical Resources at 850-245.6333. Please do not hesitate to contact us if you have any questions regarding the results of this search. Kind Regards, ,~~~ Lindsay Hafford Historical Data Analyst Florida Master Site File Ibhaffordra>.dos.state.f1.us 500 South Bronaugh Street. Tallahassee, FL 32399-0250 . www.flheritage.comlpreservation/sitefile 850.245-6440 ph I 850-245-6439 fax i S;teF;le@dos.state.fl.us Exhibit M-7: Historical/Archaeological Probability Correspondence W\I\J\I'l .eta. v j ct so n e ngi nee ri ng. co 111 ~n:~~!!~~.~~ Traffic Impact Statement Randall Boulevard Commercial Sub-District GMPA Comprehensive Plan Amendment Petition CP-2008-2 Collier County, FL 9/9/2009 Prepared for: Prepared by: Emergent Development Group Trebilcock Consulting Solutions, PA Trebilcock Consulting Solutions, PA. 6660 Mangrove Way. Naples, FL 34109 Ph. 239.566.9551 Fx. 239.566.9553 www.trebilcock.biz Randall Blvd Commercial Sub-District GMPA TIS-September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2 Statement of Certification ~,_..._-_._--,-_...._._--- ..---- --_.,- ..-... ----_.,.._.,-._...~..__.,--~"_..._- I certify that this Traffic Analysis has been prepared by me or under my immediate supervision and that I have experience and training in the field of Traffic and Transportation Engineering. tf/v(f)!<1 '-tlc~oCj I . Norman J. TrebilcDck, AICP, P.E. FL Registration No. 47116 Trebilcock Consulting Solutions, PA 6660 Mangrove Way Naples, FL 34109 CDmpany Cert. of Auth. No. 27796 2 Randall Blvd Commercial Sub-District GMPA TIS-September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2 Table of Contents Pa~e Project Description 4 Trip Generation (Internal Capture; Pass-By Capture) 5-7 Trip Distribution and Assignment 8 Background Traffic 9 Existing and Future Roadway Network 10 Project Impacts to Area Roadway Network--Roadway Link Analysis and Intersection Analysis 11-12 Improvement Analysis 13-14 Mitigation of Impact 14 Appendix A: Initial Mtg. Checklist (Methodology Meeting) (5 Sheets) Appendix B: Project Site Location Map, Trip Distribution Map, Existing Background Traffic Map, Project Build out Traffic Maps (5 Sheets) Appendix C: Project Master Concept Plan (1 Sheet) Appendix 0: 2015 and 2030 Collier County Roadway Network Financially Feasible Plans (2 Sheets) Appendix E: Big Cypress Concept Plan and Information (2 Sheets) Appendix F: Excerpts from Horizon Study Master Committee Presentation (2 Sheets) Appendix G: Trip Generation Calculations (4 Sheets) Appendix H: Internal Capture Summary Exhibits (3 Sheets) 3 Randall Blvd Commercial Sub-District GMPA TIS-September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2 Project Description The Randall Boulevard Commercial Sub-District Growth Management Amendment (GMPA) project is located on the south side of Randall Blvd, just east of the intersection with Immokalee Road (CR 846) in northeastern Collier County. The project is located on numerous parcels totalizing approximately 56.5 +/- acres. The project is located in Sections 26/27, Township 48S, Range 27E, Collier County, FL. Refer to Appendix Band C for site maps and a project master concept plan, respectively. The Randall Blvd Commercial Sub-District GMPA would allow a mixed commercial development of shopping center, medical office and general office uses. There is existing development on this property, which include the Forestry Department site (to be redeveloped), an 8 pump gas station with convenience store (to remain), a 21,000 sf retail shopping area (to remain), 2,800 sf Big Corkscrew Island Fire Control District offices and 3 bay fire station (to be redeveloped). The areas to remain are excluded from the proposed development program. Table i-Development Program Land Use Sh." center Medical-Dental Office Ge/'leral Gffjee hii~l'I ITE land Use Code 820 720 Total Size 3i1.5,950 sf 50,000 sf 25,000 sf Build-Out Year 2014 2014 2014 Note: The 8 pump existing gas station and 21,000 sf of retail to remain are not included, since these uses are not proposed changes. An external site circulation system would anticipate three accesses (one exists to remain) to Randall Blvd to the north and a single access to 8th Street NE to the east (Appendix C). The existing access with emergency signal to the fire station on Immokalee Road would be eliminated when this part of the property is redeveloped. The properties within the proposed GMPA would be interconnected and be served by a reverse frontage road. This analysis conservatively places all of the project traffic on the Randall Blvd accesses. 4 Randall Blvd Commercial Sub-District GMPA TIS-September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2 Trip Generation (Internal Capture; Pass-By Capture) The project's site trip generation is based on the Institute of Transportation Engineers (ITE) Trip Generation Manual. 8th Edition. The software program Trip Generation by Microtrans (Rev. 11/08) is used to create the raw unadjusted trip generation for the project. The ITE equations and rates were used for the estimated trip generation as identified in Table 2A. More detailed calculations of the project's trip generation can be found in Appendix G. Table 2A-Project Trip Generation (Unadjusted)-Average Weekday 24 Hour Two-Way Volume AM Pk Hour PM Pk Hour ITE Equation vs. Rate Used 22,200 sf 419 Enter Ellit Enter ellit 185 118 674 701 ITE Equation 91 24 47 12(; ITE Rate 50 7 18 86 ITE Equation 326 14' Land Use Shopping Center Size 315,950 sf Volume 14,345 Medical-Dental Office BuildlftS General Office Building Total 50,000 sf 1,807 3$,150 16,571 Table Notes: A zero indicates no data available. Trip Generation by Microtrans. The General Office Building area is reduced by 2,800 sf, which is the existing office area within the GMPA area to be redeveloped (part of existing background traffic). The Fire Station and Forestry Department trips are negligible and are not proposed to be deducted in the redevelopment. The existing 8 pump gas station and 21,000 sf of retail to remain are not included, since these uses are part of the background traffic 5 Randall Blvd Commercial Sub-District GMPA TIS-September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2 The internal capture for the project is based on Chapter 7 of the ITE Trip Generation Handbook and limited by the Collier County TIS Guide (11-03-06.1). The internal capture accounts for a reduction in external traffic because of the interaction between the multiple land uses in a site (i.e. a person working at an office may go to the shopping center for lunch). For this project, the ITE Trip Generation Handbook, 2nd Edition, Chapter 7 procedure for estimating multi-use trip generation internal capture was used (aka "triangle method"). The resulting internal capture rates are well below the county limits. . For the PM Peak Hour, the overall project internal capture calculates to 6% for the three land uses. The detailed results of the internal capture calculations can be found in Appendix H. The pass-by capture for the project is limited to the retail use. The pass-by trips account for traffic that is already on the external roadway network and stops at the project on the way to a primary trip destination (i.e. someone on their way home from work stops by the grocery store for a gallon of milk). The pass-by capture has been calculated based on the FOOT Site Impact Handbook (pg. 58), the ITE Trip Generation Handbook (pg. 47) and the Collier County TIS Guide (11- 03-06.1). The ITE fitted curve equation for average pass-by trips for a Shopping Center (820) is: Ln(T) = -0.29 Ln(X) +5.00, where T is the average pass-by trip percentage and X is the square footage of the shopping center (in thousands). For this project, X = 315.9 and solving for T results in 28% pass-by capture rate. The County TIS Guide has a pass-by capture rate upper limit of 25% based on the recommendation of the FOOT Site Impact Handbook. The County TIS Guide also limits the pass-by trips to not more than 10% of the adjacent street traffic during the peak hour. County staff has also determined that the 2008 AUIR traffic volume be used. The adjacent street is Randall Blvd and this street has an estimated 2008 peak hour peak direction traffic volume of 686 vph. This would limit the project peak hour peak direction pass-by reduction volume to not more than 69 vph. Table 2B provides a summary of the net new trips for the project, accounting for internal capture and pass-by capture. 6 ,.'O,".....__.........".<_..,,~. Randall Blvd Commercial Sub-District GMPA TIS-September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2 Table 2B-project Trip Generation (Adjusted for Internal Capture and Pass-by Capture)-Average Weekday Land Use (ITE Code) Daily Intensity Volume (vpd) 2-1Ns" enw,,' bit 14,345 185 118 En_ 674 AM Peak (vph) PM Peak (vph) Shopping Center (820) 315,950 sf Internal Capture 413 8 2. Pass-By (1) 3,483 45 69 28 25% New1illtemal 579 Medical-Dental Office Building (720) 50,000 sf 47 Int.rnal ca,ture 16 Pass-By (1) o 0% New EX1l!N'n!li1 General Office Building (710) 22,200 sf 18 Internal Capture 7 Pass-By (1) o Total Project New External Trips 12,246 263 105 621 Exit 701 21 69 611 126 14 o 112 86 14 o 72 795 Notes (1)--lnternal Capture Calculated per ITE "Triangle" Methodology. (2)--Peak hour volume cannot exceed 10% of projected adjacent street peak hour volume. 7 Randall Blvd Commercial Sub-District GMPA TIS-September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2 Trip Distribution and Assignment The traffic generated by the development was assigned to the adjacent roadways using the knowledge of the area and as directed by Collier County Transportation Planning Staff. The site-generated trip distribution is shown in Table 3 and is graphically depicted in Appendix B. Table 3-project Traffic Distribution for Peak Hour/Peak Direction (New External Trips) 10# Roadway Link Roadway Link Location Distribution of Proiect Traffic Proiect Traffic Project Traffic Buildout Buildout Projected PM Projected PM Peak Hr, Peak Peak Hr, Peak EnterinE Volume Exitin2 Volume Immokalee Road N. of Randall Blvd 20% 124 159 45 46 N. of Oil Well Rd 5% 31 40 45 S. of Randall Blvd 20% 124 159 44 W. of Wilson Blvd 15% 93 119 43.2 W. of Collier Blvd 10% 62 80 132 Randall W.ofsite 40% 248 318 Boulevard 132 E. of Site 60% 373 477 132 W. of Everglades Blvd 50% 311 398 133 E. of Everglades Blvd 40% 248 318 119 Oil Well Road E. of lmmokalee Rd 15% 93 119 120 E. of Everglades Blvd 10% 62 80 121 E. of Desoto 5.0% 31 40 135 Everglades Blvd N. of Randall Blvd 5.0% 31 40 135 S. of Randall Blvd 5.0% 31 40 135 N. of Golden Gate Blvd 3.0% 19 24 138 Desoto Blvd N. of Randall Blvd 2.5% 16 20 138 S. of Randall Blvd 2.5% 16 20 8 Randall Blvd Commercial Sub-District GMPA TIS-September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2 Background Traffic Average growth rates were estimated for the segments of the roadway network in the study area using the Transportation Planning Staff Guidance of a 3% to 5% growth rate, a review of the nearby Orange Blossom Ranch PUD TIS, and a review of the Collier County Traffic Operations Department 2008 AUIR. Table 4 illustrates the application of projected growth rates to generate the projected background (without project) peak hour peak direction traffic volume for the year 2014. Table 4-Background Traffic without Project (2008 and 2014) 10# Roadway Link Roadway Link location 2008 AUIR Peak Hr, Projected 2014 Projected Peak Hr, Peak Oir Traffic Annual Peak Oir Background Traffic Background Traffic Growth Rate Volume w/out Project Volume Immokalee Road N. of Randa1l81vd 1,597 3.3% 2,005 45 46 N. of Oil Well Rd 262 3.0% 322 45 5. of Randall Blvd 1,597 3.3% 2,005 , 44 W, of Wilson Blvd 1,401 3.3% 1,758 43.2 W. of Collier Blvd 1,399 3.2% 1,744 132 Randall W.ofsite 686 5.0% 965 Boulevard 132 E. of Site 686 5.0% 965 132 w, of Everglades Blvd 686 5.0% 965 133 E. of Everglades Blvd 686 5.0% 965 119 Oil Well Road E. of immokalee Rd 525 3.3% 659 120 E. of Everglades Blvd 337 3.3% 423 121 E. of Desoto 337 3.3% 423 135 Everglades Blvd N. of Randall Blvd 330 3.3% 414 135 S. of Randall Blvd 330 3.3% 414 135 N, of Golden Gate Blvd 330 3.3% 414 138 Desoto Blvd N. of Randa1l81vd 109 3.3% 137 138 S. of Randall Blvd 109 3.3% 137 9 Randall Blvd Commercial Sub-District GMPA TIS-September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2 Existing and Future Roadway Network The existing roadway conditions are extracted from the 2008 AUIR and the 2014 roadway conditions are based on the Collier County Metropolitan Planning Organization 2015 Financially Feasible Highway Network, which was last updated in the MPO 2030 Long Range Transportation Plane (See Appendix D for Graphic Maps of 2015 and 2030 CC MPO Financially Feasible Plans). The future roadway network improvements include: Immokalee Rd four-Ianing north of Oil Well Rd and the four-Ianing of Oil Well Rd east of Immokalee Rd. No improvements to Randall Boulevard are assumed for this study, although an improvement to this roadway would be anticipated with the pending Big Cypress project. Randall Blvd and Oil Well Rd are the two main access roadways to the proposed Big Cypress project (See Appendix E for description of project). The existing and future roadway conditions are illustrated in Table 5. Table 5-Existing and Future Roadway Conditions 10# Roadway Link Roadway link location Exist Exist Min Exist Peak Dir, Future Roadway LOS Std Peak Hr Capacity 2014 Volume Roadway Immokalee Road N. of Randall Blvd 60 E 3,670 60 45 46 N. of Oil Well Rd 2U 0 860 40 45 S. of Randall Blvd 60 E 3,670 60 44 W. of Wilson Blvd 60 E 3,790 60 43.2 W. of Collier Blvd 60 D 3,629 60 132 Randall Boulevard W.ofSite 2U D 900 2U 132 E. of Site 2U D 900 2U 132 W. of Everglades Blvd 2U D 900 2U 133 E. of Everglades Blvd 2U D 900 2U 119 Oil Well Road E. of Immokalee Rd 2U D 1,010 4D 120 E. of Everglades Blvd 2U D 1,010 40 121 E. of Desoto 2U D 1,010 4D 135 Everglades Blvd N. of Randall Blvd 2U D 900 2U 135 5. of Randall Blvd 2U D 900 2U 135 N. of Golden Gate Blvd 2U D 900 2U 138 Desoto Blvd N. of Randall Blvd 2U D 900 2U 13B S. of Randall Blvd 2U D 900 2U Table Notes: 2U = 2-lane undivided roadway; 4D = 4-lane divided roadway; 6D = 6-lane divided roadway. 10 Randall Blvd Commercial Sub-District GMPA TIS-September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2 Project Impacts to Area Roadway Network--Roadway Link Analysis and Intersection Analysis The Collier County Transportation Planning Services developed Level of Service (LOS) volumes for the roadway links impacted by the project were evaluated to determine the project impacts to the area roadway network in the future (2014). Without any proposed improvements, the existing 2-lane Randall Boulevard is projected to operate below the minimum LOS with or without the project in the future. Table 6 illustrates the roadway link LOS impact with the project and whether the minimum LOS is exceeded with or without the project. The two signalized intersections to be reviewed as part of this project are the intersections of Randall Boulevard/lmmokalee Road and Randall Boulevard/Everglades Boulevard. The Randall Boulevard/lmmokalee Road signalized intersection was recently under construction as part ofthe six-Ianing improvements of Immokalee Road. Empirically, the project is estimated to create a significant delay at this intersection that would warrant modifying the Randall Boulevard lane configuration geometry (additional turn lanes) at this intersection that would in turn bring this intersection to an improved service level. The Randall Boulevard/Everglades Boulevard signal is currently under a flash mode and improvements to this intersection would include modifying the signal operations and the intersection geometry (dedicated turn lanes). 11 Randall Blvd Commercial Sub-District GMPA TIS-September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2 Table 6-Roadway Link Level of Service (LOS)-With and Without the Project in the Year 2014 10# 2014 Peak % Min LOS 2014 Projected Min LOS Oir, Peak Capacit exceeded Hr Peak Hr, Peak Dir without exceeded Roadway Link Roadway Link Location Traffic Volume y with Project? Capacity with Project Project Project? Yes/No Volume Impact Yes/No Immokalee N. of Randall Blvd 3,670 2,164 4.3% No No 45 Road 46 N. of 011 Well Rd 2,179 362 1.8% No No 45 S. of Randall Blvd 3,670 2,164 4.3% No No 44 W. of Wilson Blvd 3,790 1,877 3.1% No No 43.2 W. of Collier Blvd 3,629 1,824 2.2% No No 132 Randall W.ofsite 900 1,283 35.3% Yes Yes Boulevard 132 E. of Site 900 1,442 53.0% Yes Yes 132 W. of Everglades Blvd 900 1,363 44.2% Yes Yes 133 E. of Everglades Blvd 900 1,283 35.3% Yes Yes 119 011 Well Road E. of Irnmokalee Rd 2,179 778 5.5% No No 120 E. of Everglades Blvd 2,179 503 3.7% No No 121 E. of Desoto 2,179 463 1.8% No No 135 Everglades N. of Randall Blvd 900 454 4.4% No No Blvd 135 5. of Randall Blvd 900 454 4.4% No No 135 N. of Golden Gate Blvd 900 438 2.7% No No 138 Desoto Blvd N. of Randall Blvd 900 157 2.2% No No 138 S. of Randall Blvd 900 157 2.2% No No Table notes: LOS capacity volumes for future 4-lane conditions of Immokalee Rd north of Randall Blvd and Oil Well Road east of Immokalee Rd are based on countywide average capacity of similar roadways (2,179 vph) from the AUIR. 12 Randall Blvd Commercial Sub-District GMPA TIS-September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2 Improvement Analysis Randall Boulevard is not proposed to be improved to either 4 or 6 lanes in the project horizon of 2014. This roadway, with or without the project will reach LOS failure by 2014. Consideration should be given to 4-lane this facility in order to accommodate the combination of non-site and site generated traffic. Table 7 illustrates that a 4-lane improved Randall Boulevard would have a satisfactory LOS with or without the project in the year 2014. Furthermore consideration should be given to master planning Randall Boulevard as a 6-lane facility to accommodate the potential growth to the east (Big Cypress Community). Table 8 illustrates that a 6-lane improved Randall Boulevard would have a satisfactory LOS with or without the project in the year 2014 and the percent capacity of the project would be reduced very significantly. Table 7-Randall Boulevard Link Level of Service (LOS) Under a 4-Lane Improvement Scenario-With and Without the Project in the Year 2014 Randall Boulevard Roadway Link Location 4-Lane Improved Capacity Volume % Capacity Project Impact 2014 Projected Peak Hr, Peak Dir Background Traffic Volume w/out Project Min LOS exceeded without Project? Yes/No 2014 Projected Peak Hr, Peak Dir Traffic Volume with Project Min LOS exceeded with Project? Yes/No W.~fE~8/!Il:I~i.. . BhId E. of Everglades Blvd Table notes: LOS capacity volume for future 4-lane condition of Randall Blvd is based on countywide average capacity of similar roadways (2,179 vph) from the AUIR. 111.3% W.Df $l~ E. of Site 2,179 21.9% 2,179 14.6% 965 No 1,283 No 13 Randall Blvd Commercial Sub-District GMPA TIS-September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2 Table 8-Randall Boulevard Link Level of Service (LOS) Under a 6-Lane Improvement Scenario-With and Without the Project in the Year 2014 2014 Projected Min LOS 2014 Peak Hr, Min LOS Randall Boulevard 6- Lane % Peak Dir exceeded Projected exceeded Roadway Link Improved Ca pacity Background without Peak Hr, Peak with Project? Location Capacity Project Traffic Project? Dir Traffic Volume Impact Volume Volume with Yes/No w/out Yes/No Project Project W..,Sft;e . 3A~2 9,1% 9'5 No li~33 No E. of Site 3,492 13.7% 965 No 1,442 No W..fEver.ail~ 3,4~2 11.4% 965 No 1,363 No . BlVd . . E. of Everglades 3,492 9.1% 965 No 1,283 No Blvd Table notes: LOS capacity volume for future 6-lane condition of Randall Blvd is based on countywide average capacity of similar roadways (3,492 vphl from the AUIR. Mitigation of Impact The developer will to enter into a Developer Contribution Agreement (DCA) with Collier County in order to improve Randall Boulevard to accommodate the future six-Ianing. The DCA will address additional ROW, water management accommodation for the roadway on the project site, and access management commitments in order to aid and assist in the construction of the Randall Boulevard roadway improvements. The DCA will also address access management improvements to Immokalee Road and 8th Street NE. The proposed project commercial land use has the potential benefit of reducing trip lengths, which was a benefit identified in the tlorizon Study Master Committee presented to the CCBCC on September 29, 2008. Refer to applicable excerpts in Appendix F. 14 Randall Blvd Commercial Sub-District GMPA TIS-September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2 Appendix A: Initial Meeting Checklist IMethodology Meeting}.J5 Sheetsl 15 APPENOIX A INITIAL MEETlN(; CHECKLIST Suggestion: Use this Appendix as a worksheet to ensure that uo impol.tant elements are ovel'iooked. Cross out the items that do not applv. Dale: ;\Dril L:;008 Time IJU()an_, It'l'atioll. ~.'olli("r (aunt\' TransDortalion Services People Attending: Name, Organization, and Telephone Numhers I ) .Vlichael (jreen. Collier ~~ountv Transportation, 774-8/9') :! I John P.QdczcJ}vi]lstL_C'Qllier COIJ]lly'Iransportation. 774-8] 92 -') Jack Sullivan. Innovative DevdoDment GroUI!. 941-979-4600 4) Tim I /ancock. Davidson Engineering, 434-(,(1(,(1 5l'}'lcd Ik1l..Id. DUV;d.:HJlI LI.:..:iI1UilrilHl~ 134 496f+ '6Af)> 6) Norman Trebilcock, Trebilcoek Consulting Solutions. 566,,9551 Stud\' l'repa,-er: Preparer's Name and Title: Nonnan J. Trebilcock. AICP. P.E. ()rganiI.3tion: 'J"rchi Icock Consultil1!:!: Solutions. P A Address & Telephone Number: (,660 Mal}gl'ove Way, Nap"'~,--'-J-,)J II)');. 5.gs),'12o~J Jlfc; ,248-)88] l1}Q!:> Re\,iewer(s): Rcviewer's Name & Title: John Podczerwinskv, Proiect Manager Co/lieI' County Transportation Planning Department Apolicant: Applicant's Name: innovative De\;'!;lopment of Southwest Florida. Ino. Address: 16(JO Tamian1i Trail. Suite 200. Port Charlotte. FL 33848 Telephone Number: 941-979-4600 I'roposed Develonment: Name: Randall BoulevardGMP;\ Location: 36 acres on the south silk 11f Randall Blvd. iust east of 1111mokalee Sections 26/27 S. Township 43S. Range "710 Land Use Type: Shopping Center. General Office and :Vledlcal Ot1icc ITE Code #: 320. 710. 720 respective1\ Rd. 'l" .\ Proposed number of developmenlunits ____ S c. I~\ e?' V , Other 225.000 sf Shoppilll( Cenler: 75J2.00 sf OflllJ' <.' ., (( J c-.'-, oJ I Description: -' "he proiect is for a Urowth ManaQemcnt Plan Amendment with a nl,umed Commercial Planned Unit Development. Zunin~ Existing: E--Estate COtnprehcnsivc plan n;I;Oll1111cnJalioll. Reqllested: ~ommcrcialPlanned Unit Development Findings orthe Preliminary Study: Study Tvnc: MillOI' X.IS. o [l Small Scale TIS l .1 \\ Maic)['TIS x Study Area: Boundaries: , \ -' / Additional intersections to be analyzed: &ill!tJ;1Jl Blv~l/JJnI!)SJJ.:.'~Q.ad . i .:: S YR- ~. -' _n U,r1 \ 7 v~ i,.---q r )-1 ;.--........7 \ lIorizoll Year(s):. ~;. \3,..; \.~ Analysis Time Period(s): __ Future Off-Site Developments: Ri011 of Wav: Turn Lane Improvements Source nf Trip (,eneration Rates: ITE Trip Generation. 7'" Edition Reductions in '[!'in Generation Rates: None:- - ' -----;-... "j / -:>7 _ \ I '> ~v '.T.,:,;u ve=:, .- \ Pass-by tnps: .--.2lI" l 0..... "-"'-- . L..- i' ., Internal tnps (PUD): ~ Transmit use: Other: Horizon Year Roadwav Network Imnrovements: ",t.v' .#:,')' / ~ \/ , /"" ,I - " ' , :J$) ,\' / (7:."</ :,: S:,',,,: \ r~ "\_'~ e,5\.;"': / / / J l' (-t. .' c' L: Methodolol!V & Assumptions: Non-site traft~c estimates: _~ Site-trio !!cncration: I Trip dj~l;jbllti()lll11ethod~.__ I'rnffic ilssignmcnll1lcthod: Tratlic gn)\\.th rale: ., /' v' / J ',~~) /<) /' . -" ~{.,,'.2..._ .""' r ('\ ,-' C'\-) I [/ v ~ "____________ :--- J:~)I / i-1 \ ,_~ 1/10_ ~ Sllccial Features; ( th'll1 preliminJry study or prior experience) Accidents locations: Sight distanc~: Queuing: ~ --,' _-r;'_ I~ /\ccess !oc3tlon & '..:unlisuf:1tion:~' l;) I \L.- ['ramc control. \ Sil.!,nal system l\lcatj(lJl & 1)I~n2.r(;jsj\,ln llceJ.s: '- " "- On-site parking needs: Data SDun.:es: Base maps: ~ \ Prior study reruns. _. \.'-\ccc;:;;s noli';':\ ~l1d lurisdJcth)Jl. I .. . Revie\\' prol't'ss' Requirements. I\1isccllnncoLl~' , ..L51\1 i7jf'JDA VL r:{J\$\~ (LAc'" !, VI\'.$AL,. LL.JU ~N'r Lw'{_ (:0 --------------_.~----- -- ----.----------...------'--.. ------ .-- --- .---... --.. .. ___________.____"---_"---'-'-..c.."---_"---'-.___::...-"-. _ u s~nllR~J) I!.r,~--('" '\ I. ,~j\~~)\,. Study Prep;lreV ./ ,,' .-' /. ~/ "~ ';,. :::;:------::-------"'::_- Re\.lev.-ers --~- Fcc _~I " .r, _ J'::,.' ) . ::J:':-> '1/_ Trebilcock Consulting Solutions, P A Planning and Engineering 6660 Mangrove Way Naples, FL 34109 Tel (239) 566-955] . Fax (239) 566-9553 www.trehilcock.biz Dale: Project Kf\.J Ci\L-I~ hr1VfL__ _..-----^.~ ~ ~-----~--------- ~~~--~ Prepared By: . l"RW ~lq\2.l.5l1T\lJl) G"*,. .~'" \I'-^\ \"'10\( rzb -~~~~ , '"'"._"----:' '1M J,-,\ C) \c,:. R$ Oil.- WD-I- (~(). ~, ;r. fv!fi!! \ , 1;. (~Rj%:;1 i r,:..\jr\ ;t.. Q (, +-' .---. .../ {J (.?" -' (',' \ f . (S~. :YE'T --oft'\ ...- ,-~ t\-\~ i ) '" C. v..' ~n1cie.~~Ib:t>". CHui: ! &:' / ~ ~\ I , , , r ~ ~ A -zt: \ .' / /1':\ \ ___~p~lil ~\ '2.170% \ .J' \ "' I \ .~ cf\:~ " \ \.J\\- -' Q'o"0(3\ f)~ \ Q f~ \r- \ tJ 'f- \:'.,0.- \V7i 'C/<O ~ , I ! ~Q{O./ , //1 ,Ii YJ /' J 1/7 I I / ~\j \ \!- l;i{;t1i:f'/ /~/ ~y \ \\JY \ Randall Blvd Commercial Sub-District GMPA TIS-September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2 Appendix B: Project Site location Map, Trip Distribution Map, Existing Background Traffic Map, Project Build out Traffic Maps 35 Sheets} 21 ..... " 1 . f #: " .1' . '" , " , w ." ~ -z. \A ~ t '''~'.I i" .:'~'''' t-.,,__ ..:;c<'l,1,..,;.,....,\,I : --'~I' '~.-'1~lro ~l~":',-~.. ,.. -~:I=' l(~"S ...... o (]) '--' o ~ 0... 'V ,t"llT::'\!.3j'jH:"f;t;I 'c ~ t, ~ " r .0 ,c", '1".'" - t It' ~"I -~ ''fi;~''''"' , . 1, j J.tltt , {/"l. .~ Ii- .11J~ "j' >. !'-;j ;:u 1ii~! ~~ ,,~I , ~.~lJI. I. II'i_c ~ .' " '" ..if ti' L ~l " q c' ,,,:r~ ~ -l> <.<':>: " r,~ ",p,O\'{ -..oJ1&! 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N~ Ie t.L .;': . "' , " - ~' ,': - .!: Q. ~ > .!: (") ~ Q. 0 > ~ <0 ~ ~ 0 (") ,- I.{) ~ ,- ,- ~ ~ - . " ';. :. ,. . l: , ~ ~-i ! , < . , ., . , j ,. ~ ,. ;:" '" , (-; j! ~ , . I " 'Ii . . . '" - .!: Q. >~ ~O I.{)~ ~~ 1:, ~.c Q. >~ o ! I"- N I.{) , ,- N ,; . . "~"'O-Pl fJ;~~ ~. "C' ,r. it ~ " . . . " . ;; '.II . '. J; .-, . . . . 5, .c Q. >~ 000 I"-~ 1"-1.{) " ~ :,; (j ,- I:." ;~'- .,.q~ <;., ': \ , c:::h-j t,. ~ . .!: Q. > (") ~ 00 0 N ..- ..- m -.;: .!: Q. > (") 00 N ~ o ..- ... l;.o t ,- m l:....t:<,J\~O:t-':: 8.',I<.~ ',~ ' 0 CO N L.. N (]) 0 U ~ , o.! ' .c..!! 3!'1 00;1 "!;:~Jj. ~.; .g:., ';:' !: "}r ..>'".Jl:,:}!,," .:. - .!: Q. > l"- I.{) ..- ~ o N N ~ o l"- N .!: Q. > 00 (") ,~ . """,~:-..[,n ibl't/I'j ~ , Qc t", ~.;\ ~ i',ILd'!.'1 ~ ., '.lI:: ( a:I ~ Q) '" a.. ,:" -: s:: 01 ~: 7i :e E a.."'C I s:: 0.0 a:lU :E I' "'C (.) > ,u lE m ~ta_ !5 ...._ ~ I- a:I , _ "'C ~'~s::, ..~ 0 a:I "'Co:: - '5 ~ aJ a:I ,,-, '" .r:. ..J ~ :!:: CD -""~ ~ ::: 1--' 'z "0 CJ I ~' t: _~ 'e ~ 0 o "- ,,-a.. C)~ ~.c a:I- ~ aJ CJ :;. CO '; ~ Q. I~~ E ,0_ ~N .. . " . <( a.. :E Q.' a:I ,C) U "0_ ~ 0 aJ~ o ~i' - .- CJ, a:I - co~ "'C "- ~ g O::J: :~ Randall Blvd Commercial Sub-District GMPA TIS-September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2 Appendix C: Project Master Concept Plan 11 Sheetl 27 r.-.-.-.-L-- '-' . . : ~:'. ~; ~"--O"""'- i ....-..-------- - .__nO.._.___ <!> ~! ~ ! II Q;: z :-; l 0" ~ ~. , o~ ~ Ii ,! ~ .,' z :1; r ;;:"':; -ii' ~ ;;! : '!l ~ ~, . i~i ~~ :1. '~ J ,I; ~ 0 ~~ I ". ~u. Lf:~ .._.____ 'I ~ 2 '.r-- '"'i-- I I . , : : : : I . . U ' , . . Zll I -..~ l:I~ z- -9 I < ei~1 l~ III.. -i Z~_ I h - -~ 0" c:J$;e o~ ZIU~ Z III~~I J " !~ il~~ i' zo! .< oa . '''' : ! fl)fE::!..g i '!! at:Gld ~ _~l!~ , . 'JJ >~~: . , 1'1'. oC~o. . , a~~g ,I.., . WZ ( " ~: ''Jr d , " a , ~>' "'. "I lU ~ Y3I!'I_dOU^llQ --~ -- .. ..~ NOIl"~fl .L:lIlI.l.SICJ 3IIl:I '9IIJ.hl3 J . ~ ~ .; ;; 0: l I 5 " r>: II ~g~ ~ UJ ~ '" . ~ ~~~ ~ .0,7 d -l~;r; " . ,""'".... I I ~::l~ "]W7li==-~~--=ii1ll r" j~. ~'F'--=~ ! Jm~""'''''uJJ<''''''''''''''''''_,........_..__"............"'_....~......,,''',.."''''''....'''' Randall Blvd Commercial Sub-District GMPA TIS-September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2 Appendix 0: 2015 and 2030 Collier County Roadway Network Financially Feasible Plans (2 Sheetsl 29 lfllO I.(IIt:.; J<mlge T"i111SI'Ortatioll I'lau m~ HglIHe 12-7 2111!' I'inllllcillll) reil~iblt' IIlgh"'t1\ I'blll t',." !,_l~~~!!.~j iliA CMlt D\ . i Vffi , .... i' ~ lNIIlID.lt!!'.2 Wilr . ~ '-1 f "...._ no" I ._V'"~v. i / { ~I J - - - I ~l ~-r1 I"'D~oIltU. 1ItD' . ,_,__,~""^-"'r" >...--.....'1 ,- ; i j ~. ~ rtt-' ; ; I ! _, ,ll.2!.mJU'.m.R ~ , . S ! , .' . \ .' . , . " ~ ~ a !.!t, -10 tmmo~l!Ile(l Affll~ / Legend Number of Lanes by Color . "" --4 e' ~ I I' :.! "' 8J i _~' 6 --H """,,",,"" '"V'~-''''' .',.,~, I".".}.,' 'I~{)"""",,"'.'.m,,-"'}I~' '(,; I ~ 1 .1{ I I.' 20,10 I rlllX HllHKl' rrCH'fi,HH'tllfiml Phm m~ hgun' 12-4 llUtl (UII<;lrnhwd and ((lntingl'1I1 Hnllndnll~ l<ul<;ibll' Viall l~t1~ ---1. J-~ ~-- -.\- \ ~ '-", t---' .C\ i.I.1 ' i i h--L. i p; : r'- -rr ..'j -- a..'--~- ... -v- I / ----Sf ./ , , 'i 4~::q i " \ "', . ( , ~~l('~ I '. i "~ I . i """ ! '-V- Number of lanes by Cole, _4 ._....,._" 1-. -p, 1(; ;:'.',1\'1.1(11' \1""',..111>1;11<' -l- ! - T " ! I I , _L._____ I f I I r' ! , ....".--.------ i , , ....L _ ._____+. '~-r" ,.- ~"r , I _Jj..l.. "....- I ...~"..- T~'~--"- -1 I !.--< ._ ..-1,-- i i ~ I,' I" -\,t<1l*>d.llIl"'~ "1"'" Randall Blvd Commercial Sub-District GMPA TIS-September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2 Appendix E: Big Cypress Concept Plan and Information (2 Sheetsl 32 Collier Enterprises I Page I of2 Home _1_1_1_1.1_1 CorpOJat~ Rcsp~)miblllt) Town of Big Cypress At a Glance Location E<lstern Collier County, near OJ! Well Road, between Golden Gate Estates and Ave Maria t . ~ i fj Concept Development of 2)\00 acres to include no more than 9,000 residential units and about 270 aGTCS of commerCIal space Preservation of 7,OGO 10 11,000 acres Amenities and Services Schools, health facilities, parks, shopping, library, restaurants, entertainment, recreation, arts and cultural activities, government services, youth pTOgrams, sports facilities .~.____,., ,__....__~,~.u,..,....-.-._~~ .,-~. .,.-"'.'-"~" ................_.,,, -,-.'" ,-", ' l , I I j 1 I 1 I .. ~-' _ce, .. ~ .. .. .. .. a::-_ .. BIG cYPRESS ...,_._p"r"" .. - _~_.~.~~....,.,,........,..,~,_,.~~.,_ ,_.,...,....,~_~,.........,."...,~___,..,.....--~..._._~~'~..._.,_..- ,v'__" ._~_.~" Hi\! Cvoress Site and LocatIOn Man . - - pisclairnerl ~on(act Us 3003 T AMIAMll RAII._ NOR1H, SUIlE 400 '- NAPLES FlORIDA 34103 2392614455 Copyriqhl0 2001 Collier Enterprises Management Inc All rigllts reserved http://www.collierenterprises.com/index. php?page~BigCypressAtAG lance 9/8/2009 ~ - ,- r ~ ~ < < ~ . . ; , ! I ~ Ie 5 . 0 0 " . 8 ~ . 5 ~ ! 5 , i g , A III Ii:} I I '-- ,_ L.. ~ I i , I I . ~ ~ , ~ ! . . ~ I ~ , " ~ I ~ . ~! 1111i! " " , " " " ~ .. -,,1 , , . , c ~ Vlz Vl5 UJO- a:::~ a..z Ci8 ~ <( z 1.9;l CO~ Randall Blvd Commercial Sub-District GMPA TIS-September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2 Appendix F: Excerpts from Horizon Study Master Committee Presentation $2 Sheetsl 35 .,~_..~.......,-~,~~-,---...,,,_._-- ,._._..........^~~-~<,;--,~.'_.,.----.._.'.- ..--- --- o = = '+- o ."'C en "- "- co CO 0) 0 o e 0 CO.Q N 0) ~ "' ..c.- 0') +-IEN BE cO 00 .- +-I~ co +-I +-Ie e::] 0)0 ~o "- a.. 0) ~"- 1.0::] +-I 0)0 f/) rv'::]~ca u... l:i"'C :E CD o en::] CD '+- co..- ~~ o~(/) ,,~ +-I e e :::s E en - ... co~~CI)E UJ en.C c: 0 "-0)0 00 .~ (.) I N - -- -- -(:: I.. 80) 0 (/) J: I.. CD ~ ~ '- 0) ..c E 0) ..- c.. Q) (/) '- CJ) ID.+oJ .+oJ C CJ) .- co 0 ~a.. C C o .Q .- ~ .+oJ .- CO CJ) 0.0 . (3 a... .- t Q) CO Q) a..;:: .- .~ E .c E ::s 0 a..() - "'OQ)~ C ...c I'l"l ro +J \V 00 _ ~ 00 ro .- Q) . c'- Q) 0 - +J Q)OO eJ);:!:::C.r:. ~ro +J "'OcQ)O) c ._ '- C .- +J ro ~ 'U .~ 00 a. C C eJ) +"" .- coeJ)~~ .2 - co 00 'U ~ .~.r:. C ~ e.~ ro co o Q).r:. "'0 C Q. E ~o E .Q E - en t/) ococQ) C o~oO) ca '+- co :.j:j C ~ 0 ~~ 8 C 'U 0 0 o .a 0..- ._ 00 00 ~ oQ)c~ E.r:.~+J o+J+JQ) '-C+JO 0.'- C ~ Q) Q)eJ) ~ ~ ,- '- L... ~ 00 ::J 0 I-~O+J . o N Q) C '- .- o 00 E Q) +J '- ~ ~ e C "'0 0 Q):t:J Q) co c ~ o co co > Q) "'O~ Q) 0 ~ C Q) Q) . ,-0)0) o.'-C X Q) .- Q) E C Q) ~ 00 '+- Q.. co 0 .r:. ~ C co o 0 ~ ._'- "T""\: _ +J ....., .c co co ~ '- 0 0.Q),- "'0 .- Q) Q) 00 '- ,- c ~ ~o+J 1-02 . Randall Blvd Commercial Sub-District GMPA TIS-September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2 Appendix G: Trip Generation Calculations J4 Sheets} 38 Randall Blvd C;MPA Summar.'y of Multi-Use Trip GeneraL] on Averaqe Weekday Dliveway Volllmes September 07, 2009 Land Use ;-;lL.e Shopping Center 315.9') Th.:-;q.i;'t L7\ Medical-Dental Office Ruildinq :JO Th..sq. Ft. CFIJ.. General OiEjce BIJjJdj~g 2).) Th.:-;q.i.t 'Ff, Tol~al Driveway Volume TctJl PQ~): HCJr P-'CS IJ}' ~r [':" )4 Hour ,\M Pk Hour i-'ti Pk !lOllr Tv..; 0 -Way \/0 jlJffiF' i":nter F:xi I ELter Exi t 'I ,~ '34 :; 1W) 118 91 so 3.?E) 1). Tol].l ~12.::LJ: Ho Ir '/01. 7\dd;:;d '~c l\dl.Jc~,nt.g';:.ru;+~c .J..&.€- ..:J....4..9- l G (] ! 419 16 I') 7-] Note: A zero indicates nc' ddta vail~jhle. TRIP GENERi''',TIUN HY HICHCJTRANS ,,74 24 49 139 Q. +aa ~ "iCl1 /17 ]26 1 " iH; 913 ~ +P Randall Blvd GMPA Surrunary of Trip Generation Calculation Fo:::- 31~J.CJ5 Th.Sq.Ft. GLA of Shopping Center September 02, 2009 Avg. Weekday )-Way Volume 7-9 AM Peak HClur Ent_pr 7-9 AM Peak HOlle Exit 7-9 AM Peak Hour 1'otal 4-6 [-'M Peak HOllI L':ntel 4-6 PM Peak H'Jur Exit 4-6 PM Peak H~Jur 'l'ol.al AM Pk Hr, Cenerator, r:nter AM Pi< Ii" Cencrator, F,xit AM Pk Hr, Generator, Tutal Pt--i Pk Hr, Ceneratc.r, fIlt(~r PM Pk He, Generat.or, EXIt PM Pk Hr, Generater, Total ~:;aturday 2-Way Vol\lmE' Sa turday Peak BOll T r~lli er Saturday Peak HOIJr Exit Saturday Peak Hall! TCllaJ Sunday 2-Way Volume Sunday Peak Hour Ent_~r Sunday Peak HOlle Exit Sunday Peak Hour Total - _~_____n~_ _ __.________ _______n___ --- Average Starldard RatE' DeviatioTI Adjustment Factor Driveway' Vo 1',l[l1P Li::, . 4 () D.UCJ 1.1)(J 14-)4 r'; () . ~j 9 0.00 1.()[) 18 LJ (J.3"/ 1l.0II 1 .1I1l 1](, Cl.9b O.IlO 1 .00 ~-) 0 i~ i, L :~ (). or) I.OIl 6"/ ,1 ~ . 7::' (J,O(J 1 .00 )01 4 . 3~, 0.00 1.01l 3 7 ~) 0.00 0.00 1.00 0 J.()(J 0.00 1 . (1)' () D.DO 0.00 I .00 () O.OIJ 0.110 1.1l0 () Il.OIl 1l.1l0 1.1l1l () Il.OO 1l.01l 1.00 l' 60.3"7 1l.01J 1.00 ] gll) J 2.9H D.OO I .00 94 ': :2 . '1.'l 1l.0O 1.00 869 ".71 0.1l1l 1. 00 1811l ~ 8.97 0.00 1.00 91 ~:) j 1l.1l1l 1l.00 J.lla () (J.OO 1l.01l 1.00 () 0.00 0.00 1 .Oll I) -- -- ------- ----- ---_._,------------- Note: A zero il1dicJLHS no dala available. The above rates wen.:' (~alculnted from these equations: 24-Hr. )-Way Volume: 7-9 AM Peak Hr. 'r'ot~l: 4-6 PM Peak Hr. Tota!: AM Cerl Pk Hr. 'rotal: PM Gen Pk Hr. Total: Sat. )-Way VOl\lme: Sat. Pk Hr. Total: Sun. 2-Way volume: Sun. Pk Hr. Total: .65LN(X) 0 :l. 83, R"2 u. ') 8 .S9LN{X) + 2.32 0.52 , 1I.6J t;nter f D. 39 Exjt .67LN(XI 0 3.]7 a. 0] 0.49 Enter, (). ~d Exi t- LN (1') ~ LNITI R"~o LN(TI F'2 Il R'2 Il R') LNIT) LN IT) ~ R'2 l' ~ Il R'2 () r~nter I (j Exit Il o Rnter, 0 Exit .63LN(X) + 6.23, R'? .65LNIX) 0 3.76 0.83, ().52 Enter, 0.48 Exit I"J.63(X) + 4?14.4fJ, R^2 '--""" 0.52 II 0.82 () Enter, Il Exit () , Source: Institute 0 Transportation Engineers Trip C~enerat:i(JIl, 8th EditioD, 2008. TRIP GENERATION BY MICROTRANS Randall Blvd GMPA Summary at Tr~.p Gener01tlon Calculation For :)0 Th.~;q.Fl. GYA of Medical-Dental Office 13uildinq September 02, 2009 Av,,'raqe Hale Stalldard [)pvi d.t j (HI Ad.lusLmE-,r,t F';lctn r- [)rj VPhld'j Vnl1HTlC' Avtj Weekday )-Way volurne 16 l] 1 0 I H ] UO 1801' 7~9 AM Peak Hou r Enter 1 S) C DU ] 00 91 7- 9 AM Peak Huur Ex I t O. 4f) [) UII 1 00 ') ,~ 7-9 AM Pea k Hour '~'() t a 1 2 JC 1 SlJ ] 110 1 1 ~) 4-6 pr1 PeaK Hi)\] r Enter O. 91 O. 00 1 00 47 4-6 PH Feak l-:iuur Ex I I 2 '):1 II UII 1 on -L 2 \~ " 4-6 rr~ Peak Hour 'rota 1 I. 4 (, 2 50 1 00 ] 7] AM Pk H r, Cenerator ji,n ter 2 _~ 9 0 00 1 O() 120 AM PK Hr Gl'nerd tor Exl t 1 7:) CI. OIJ ] DO' r r, , , 0/ AM Pk HI , Generator, Total 3 6/' 2 38 1 DO ] 8 ] PM Pk HI, GeneratoY, En ! cr ] ") H O. CIl 1 I]() C) PM Pk Hr, Generat<:;r I Exit 2 6 [) IJIJ ] CO 1]4 PM Pk Hr, C;encc;rator, 'rotaJ 4 4'0 2. SI] ] DO 2) .j ~-)aturda'/ ;( -!(.)ay \To 1 UffiC' H 9() 9 1/ I 110 Ij 48 Saturday Pea k Hour Enter' , Oi O. 01] 1 no ] C3 , Saturday Peak Hour Ex I t ; 5(J II 00 1 DO In 'saturday Peak llour Tela 1 3. 6) 1 9 J ] 00 (8) Sunday 2-Way Volume ] :)') ] 80 I 00 '7 H Sunday Peak Hour Enter O. )1. 0 II!] 1 00 1 1 Sunday [Jpak Hour Exl t 0 , <J 0 00 1 ilO 10 SLnday Peak Hour Total " 40 0. IJD 1 00 20 u. Note: A zero indicates no data avail,lble. SO\lrce: fnstJt\lte of Transportation Enqineers Trip Gencratic'n, 8th Edition, '200B. TRlP GENERATION BY MICROTRANS Randall Blvd GMPA Surnrnary of Trip Generation Calculation For 22.2 Th.Sq.Ft. GFA of General Offi(~0 Building September 02, 2009 Avg. Weekday 2-Wa':l Vu 1 UIne 7-9 AM Peak Hour Enter 1-9 AM Peak Hour Exit 7-9 AM Peak HOllr Tot~J 4-6 PM Peak Hour Enter ~-6 PM Poak Hour Exit 4-6 PGl Peak Hour TotaL AM Pk Hr, Generator, Enter AM Pk Hr, Generator, Exi l AM Pk Hr, Generator', ~otal PH Pk Hr, Generator, Enter PM Pk Hr, Generator, Exit PM Pk Hr, Gellcrator, Tutal Saturday 2-Way Volume Salurday Peak Hour Enter Saturday Peak HOllr Exit Saturday Peak Hour Total Sunday 2-Way Volume Sunday Peak Hour Enter Sunday Peak Hour Exit Sunday Peak HO\lr Total Average-.: naty 18.86 2.:i 1 O.3D 2.5 j 0./9 -3.3d 4.61 2.21 0.30 2.53 0."19 3.88 ~ . 67 2.97 O.7i 0.23 0.49 0.88 O.l4 O. J 0 0.24 St dndard Adlllslrnent Drivpway [)evjatjon I' <"ctor Vi; I mIlC (I.()() 1 .00 419 G.II() I .UO :)0 0.00 I .Oll ! Cl.CO 1 .C)D ~6 Cl.OO .uo 18 0.00 1. CJO i36 0.00 I .00 J 0 4 0.00 1.00 :)() D.DO I .00 7 O.O:J i . DO 56 0.01) lIO U~ 0.00 1 .00 86 O.DU I .00 10' O. ()O I .00 66 0.0:] l.OO 6 O. 00 1. OC ') (1. 00 1.00 I I 0.00 1 .00 20 0.00 1 .00 1 D.DO 1 .00 2 0.00 1 .00 ~\ Note: A zero indicates no data availahle. The above rates were calculated froITI these equati()ns: 24-Hr. 2-Way Volurne: LNIT) . 77LN (XI ; -( . 6~) , R^J' D.H 7-9 AM Peak Hr. Total: LN(T) . 8LN (X) + 1 . 5~) R^2 0.83 , (i. 8 [I Snter, O. J 2 Exi I 4- 6 PM Peak Hr. Total: T ~ 1.] 2 IX) 78.8] W'2 0.82 , 1).]'1 I,',nt cr, O. H ~1 Exit Al1 Gen Pk Hr. Total : LNITI ~ .8LN(XI + 1.~5 R^2 0.81 , (i. 88 F:nter- , 0.1 L F;xi t P11 Gen Pk Hr. Total : T = 1.12(X) 78.81 W2 0.8) , U.17 l'~nter, 0.1<1 Exit Sat. 2-Way Volume: T = 2. ] 4 IX) + 18.47, fI^2 - 0.66 Sat. Pk Hr. Total: LNITI .8] LN IX I + -.1) R^2 ~ 0.59 , () . ~) 4 I';nter, 0.46 Exit Sun. 2-Way Volume: LN(T) . B6LN (X) + .31, H.^ 2 0.5 Sun. Pk Hr. Total: LN(TI . 6lLN (X) + -.23 R^2 - 0.56 , 0.58 Enter, 0.42 Exi t SOllrce:---inst-i'i-:ute c;T Transpo-rtat.ionEnqi neer-s Trip Generation, 8th Edition, 2008. 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'" ~ ;; ~ " ,..... , 0: 0 i" ~ >; -' ;:: -, '. 1 [2 ~' -- - " i-": - I t c: Ql , , E CO i . Co lJ.J . I .S2 CO ! t :0 \\ h ..1- Ql ~ > 1.--1' ,~ ' . Ql :5 -r ", " Cl : I' Ql 1/1 ::l I . E ! ::::J m t Z lJ.J t ... CO -l "I~ .E :0 ~ ~'. ." I 1/1 ---j 'J_ Co "i ,'- '. .;:: I- - I I Cll c: ... Ql I - I ! >< <l: 8 , W UJ 1'l' - '" Ql '" Z a ), () ;;, :s t \ (" I I 11-'- Q.l i:(:tt1 ir. ";;: liJ'o lJ.J UJ f-. ;;; ~ c ~ " '" :::> . ' ," ! I c, tgj I , I !B- 2 - , 0, H' E . ,f >< '- Uj \}." g ~ ~ ,7, !np Generation Handbook. 2nd I:::dltlon Chapter 7 . ITE 109 I ' j ~ ! I r~ 'I ~!~~~ 0 .""- '\ Ii: OJ ; I , W I J,>_, Ul " t:::hH, ., ::> ~ -) " " ". (,)!-.. Cl '" '" \' Z 0 V; ..: u I -" ::J ~ ;Z1~1'* -J " ~ C lJ.J ,- '- PETITION CP-2008-2 LAND RECORD SURVEY MAP CAN BE FOUND ON FILE IN THE BOARD'S MINUTES AND RECORDS DEP ARTMENT DE DAVIDSON r,.t('; ,JffRINI_' Adopted Level of Service (LOS) Impacts from the Proposed Project The project as proposed includes "=56.496 acres in total. Only new development will be considered in determining the potential LOS impacts that result from the project. These impacts include all lands within the proposed amendment, excluding parcels 3774404000 I, 3774512000 I and 37745180009 which constitute the existing Randall Blvd Commercial Subdistrict totaling"= 7 .66 acres. The balance of the proposed Subdistrict totals "=48.84 acres and the proposed maximum level of development includes the following: Retail Development General Office Development Medical Office Development 315,950 square feet 25,000 square feet 50,000 square feet The property being added to the proposed Subdistrict includes the following existing and future land uses: Single-Family Homes Fire Station Forestry Service 13 1 I Under the current Estates zoning, the existing vacant parcels could yield up to 13 single- family residences. While Conditional Uses may be possible on some of the sites, single- family development is the most common type of development in the immediate area. In order to determine the potential LOS impact from the proposed project, the development of the existing and permittable land uses under the current zoning for the parcels not located within the existing Subdistrict will be differentiated from the proposed development. For purposes of this analysis, the existing Fire Station and Forestry service building are excluded since their relative impacts are minimal. The Capital Improvement Element of the Growth Management Plan establishes Levels of Service for the following: Arterial and Collector Roads Surface Water Management Systems Potable Water Systems Sanitary Sewer Systems Solid Waste Disposal Facilities Parks and Recreation Facilities Public School Facilities Each of the areas will be examined in this summary report. E),hibit P - LOS Cnmpariitive AJli..d.'Ysis WVI" w.dJvidsol1tllgi neeri ng. cOin .~.."._.._"" '..~-' '"""",-"~-,.~~",,,". Ile DAVIDSON f H {' . r~ ~ E" II_J ('. Arterial and Collector Roads The project's traffic impacts are detailed in the required Traffic Impact Statement (TIS) included as Exhibit N in the application. In summary, lmmokalee Road will continue to operate at an acceptable level of service through project build-out with or without the development of this project. Randall Boulevard however will fail by 2014 with or without the proposed development. Widening of Randall Boulevard to a 4-lane configuration is currently under design and will be necessary whether this project is approved or not. Should Randall Blvd be widened by 2014, it will function at an acceptable LOS through project build-out. The property owners have come together and continue to work with the Transportation Department in developing the necessary design alternatives to accommodate the future expansion of Randall Boulevard. The project, if approved, will also provide much needed transportation funds through the payment of impact fees that will far exceed the amount that could be collected under the current land use designation. The increase in trips generated from the site as a result of this land use change is identified in the TIS (Exhibit N). Surface Water Management Systems The surface water management system will be designed and approved according to criteria established by the South Florida Water Management District (the District). District standards for commercial development far exceed those for residential development and will require that storm water run-off meet minimum pre-treatment criteria established by the District. It is worth noting that the pre-treatment criteria have been increased for commercial developments in the past year to reduce nutrient loading resulting from run-off. The site will be limited by a maximum discharge rate intended to mirror historical discharge rates in the pre-development stage, therefore no LOS issues are created. By virtue of meeting the District design criteria for water management systems, the project will be in compliance with Collier County Policies associated with Water Management System requirements. Potable Water Systems The project will be served by a private utility provider, Orangetree Utilities. Currently the site is served by individual well systems. The increase in demand for Potable Water is estimated to be as follows: Existing Land Use Residential Ouantity 13 Units Greatest Daily Demand (Gallons Per Day) 3,900 GPD Exhibit P -- ] ,os COI11]1dr;:ltivc Ancilysis VI/VVW ,dC1 vid so nengi n cc ri ng,coJ11 De DAVIDSON "".' C I ~: f f ~ I ,'J G Proposed Land use Office Medical Office Shopping Center Ouantitv 25,000 sq. ft 50,000 sq. ft 315,950 sq. ft Greatest Dailv Demand (Gallons Per Dav) 3,750 GPD 5,440 GPD 31,595 GPD The net difference in demand for potable water is an estimated 36,885 GPD. This amount must be available at the time of development of each phase for permits to be issued. A utility availability letter has been requested from Orangetree Utilities and will be provided upon receipt. As a private utility, Orangetree does not have an adopted LOS since it is not part of the public infrastructure. Absent availability of utilities from Orangetree Utilities, the project will provide on site potable water through private wells. Sanitary Sewer Systems The project will be served by a private utility provider, Orangetree Utilities. Currently the site is served by individual well systems. The increase in demand for Potable Water is estimated to be as follows: Existing Land Use Residential Quantitv 13 Units Greatest Dailv Demand (Gallons Per Dav) 3,900 GPD Prooosed Land use Office Medical Office Shopping Center Quantitv Greatest Dailv Demand (Gallons Per Dav) 25,000 sq. ft. 3,750 GPD 50,000 sq. ft. 5,440 GPD 315,950 sq. ft. 31,595 GPD The net difference in demand for potable water is 36,885 GPD. This amount must be available at the time of development of each phase for permits to be issued. A utility availability letter has been requested from Orangetree Utilities and will be provided upon receipt. As a private utility, Orangetree does not have an adopted LOS since it is not part of the public infrastructure. Absent availability of utilities from Orangetree Utilities, the project will provide on site waste-water treatment facilities in accordance with FDEP regulations. Solid Waste Disposal Facilities Solid waste is provided by Waste Management, a private contract provider. Commercial accounts are charged by the service provider directly with rates set by the Board of County Commissioners through contract negotiation with the provider. The proposed change would result in an increase in solid waste as follows: Exhibit P - LOS Comparative Analysis \,vVv li\.: ,david so nengi neeri ng.co rn De DAVIDSON fC!C'"'f'Rfl4C Existing Land Use Residential Ouantitv \3 Units Dailv Trash Generation 1271bs. Proposed Land use Ouantitv Greatest Dailv Demand Office (Medical and General) 75,000 sq. ft. 3,250Ibs. Shopping Center 315,950 sq. ft. 1,896 lbs. This change in land use would permit an increase in daily trash generation of 5,0 19 lbs. per day. Currently, the current AUIR (2008) identifies the Level of Service Standard as having Two years of lined cell capacity at the previous three years average tons per capita disposal rate. In 2008, the average tons per capita rate was reduced based on increased recycling and diversion of materials within the waste stream which resulted in an extension ofthe life of the landfill from 2033 to 2036. The landfill with the planned expansions will maintain a minimum surplus oflined cell capacity of 1.2 Million tons through 2031. The annual projection of916 tons per year as an increase in demand on solid waste production resulting from this project represents .07% of the projected surplus capacity through 2031, a more than 20 year window. Therefore, this project has a de minimis impact on the LOS and no LOS issues are projected until 2034. Parks and Recreation Facilities This project is proposed to have no impact on Parks and Recreation Facilities. Public School Facilities This project is proposed to have no impact on Public School Facilities. Exhihit P - LOS CCLrnparati,:e Analysis VV'\.\'\N_d;l vi d so ne ngi neeri n g,COlll Z:' O~ V:I' Cl: :;::. 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'" 0 :c ., ~ .. 0 0 ~ ~ 0 '" 0 "< - N ri ~ on 0 0 0 0 '" - a> '" '" 0 on ~ N 0 '" ;;; - c '" COCO E ~ 00 c. .0 0 o ' l 0 '" 0 '" .c u.. ; 00 u..u.. 0 0 00 00 ;;: 0 - - ~ :g, " Cl - "- c " c. C '0; E '" ~ 0:: ~ , '" & ., - ::) " .. "tl ~ .~ c '" j E ]j E "tl " '" ~ c 0 ., ~ ~ 0 c. ... 0 .. ~ - .\1 c I>. '" 'tj (,) ~ OJ .E; ~ .c U) '" ''is ., '" ~ :I: 'E "g.2l>> j;;: ~ ClO "tlc- CI) "! ~ ~ - CD c."'o o E - '" 1>.0:: ,., '" e ..c: ., l!! t- .. N > Ol - (j) en 0 , - (j) 0 , S .,; ~I ., '" c := 0 :!! 15 '0 Ol Ul "e- - a. .e ~ Cl 0 l 0 CO ::> 'c ;; " 0 ~ c N III ..J '0 0 " Ol " " " Ul ti ~ 0 C. III Q. 0 - 0 - Q. 0: Q. E s en > '" '" Cl c .5 CO :; -;; ~ -;; '~ 'x " w rn E W .. <( oJ, ,g '" Q. :it " ::2: " (!) c ~ f - en :! Ol !!!. Q ~ ~ :5 - 't: ... " - .i 0 0 ..c: , OJ 1:: 0 0 z <( '0 Q. ~ ::2: ~ (!) '0 ..c: - ~ '" > S Ol :; 0 0 ~ III :!2 ""ffi '0 '0 Ul CO C '" 0 0:: " 0:: " on en III tl rn Ol '0' - Q. Ol .<:: tl ::> N t[.e DAVIDSON ['.IC;',EEClr.'''o. UTILITY A V AILABILITY A formal request has been made to Orangetree Utilities seeking the availability of services. Upon receipt of an availability letter from Orangetree Utilities, the correspondence will be forwarded to the Collier County Comprehensive Planning Department for inclusion into the GMP A application binders. Exhibit Q lJl-ilil.V Avaibbility SlcllflllPtll V,I\,vvv.cLlvidsollpngillcPJ'illg.('())ll -"~'--"--,__,_~_",__,_"_".",~,.-,,,__, "'_"""~_'_'"""'""H~.><_",,-,,~.__.._____.____..,