Loading...
CCPC Agenda 08/19/2008 GMPAGENDA COLLIER COUNTY PLANNING COMMISSION WILL MEET AT 8:30 A.M., TUESDAY, AUGUST 19, 2008, IN THE BOARD OF COUNTY COMMISSIONERS MEETING ROOM, ADMINISTRATION BUILDING, COUNTY GOVERNMENT CENTER, 3301 TAMIAMI TRAIL EAST, NAPLES, FLORIDA: NOTE: INDIVIDUAL SPEAKERS WILL BE LIMITED TO 5 MINUTES ON ANY ITEM. INDIVIDUALS SELECTED TO SPEAK ON BEHALF OF AN ORGANIZATION OR GROUP ARE ENCOURAGED AND MAY BE ALLOTTED 10 MINUTES TO SPEAK ON AN ITEM IF SO RECOGNIZED BY THE CHAIRMAN. PERSONS WISHING TO HAVE WRITTEN OR GRAPHIC MATERIALS INCLUDED IN THE CCPC AGENDA PACKETS MUST SUBMIT SAID MATERIAL A MINIMUM OF 10 DAYS PRIOR TO THE RESPECTIVE PUBLIC HEARING. IN ANY CASE, WRITTEN MATERIALS INTENDED TO BE CONSIDERED BY THE CCPC SHALL BE SUBMITTED TO THE APPROPRIATE COUNTY STAFF A MINIMUM OF SEVEN DAYS PRIOR TO THE PUBLIC HEARING, ALL MATERIAL USED IN PRESENTATIONS BEFORE THE CCPC WILL BECOME A PERMANENT PART OF THE RECORD AND WILL BE AVAILABLE FOR PRESENTATION TO THE BOARD OF COUNTY COMMISSIONERS IF APPLICABLE. ANY PERSON WHO DECIDES TO APPEAL A DECISION OF THE CCPC WILL NEED A RECORD OF THE PROCEEDINGS PERTAINING THERETO, AND THEREFORE MAY NEED TO ENSURE THAT A VERBATIM RECORD OF THE PROCEEDINGS IS MADE, WHICH RECORD INCLUDES THE TESTIMONY AND EVIDENCE UPON WHICH THE APPEAL IS TO BE BASED. 1. PLEDGE OF ALLEGIANCE 2. ROLL CALL BY SECRETARY 3. PLANNING COMMISSION ABSENCES 4. ADVERTISED PUBLIC HEARINGS: ADOPTION HEARINGS FOR 2006 CYCLE OF GMP AMENDMENTS AND ONE NON -CYCLE 2007 GMP AMENDMENT: A. CP -2006-5, Petition requesting an amendment to the Golden Gate Area Master Plan (GGAMP), to change the Conditional Uses Subdistrict by adding the 3.54± subject site, as an exception to the conditional use locational criteria for conditional uses so as to allow expansion of the existing church use on the adjacent property onto the subject property, located on the west side of Santa Barbara Boulevard, 1/3 mile north of Golden Gate Parkway (CR 886), in Section 29, Township 49 South, Range 26 East, Collier County, Florida consisting of 3.54± acres. [Coordinator: Thomas Greenwood, AICP, Principal Planner] B. CP -2006-7, Petition requesting an amendment to the Future Land Use Element, including the Future Land Use Map and Mal) Series (FLUE/FLUM), to change the Urban Residential Subdistrict designation in order to establish the Italian American Plaza and Clubhouse Commercial Subdistrict in the Urban Commercial District, for a 20,000 square foot clubhouse and up to 34,000 square feet of gross leasable area for financial institutions, schools, professional and medical offices, and personal and business services consistent with the General Office (C-1) Zoning District of the Collier County Land Development Code, for property located at the southwest comer of the intersection of Airport -Pulling Road (CR 31) and Orange Blossom Drive, in Section 2, Township 49 South, Range 25 East, Collier County, Florida consisting of 5± acres. [Coordinator: Corby Schmidt, AICP, Principal Planner] TO BE CONTINUED C. CP -2006-8, Petition requesting an amendment to the Future Land Use Element, including the Future Land Use Mal) and Mao Series (FLUE/FLUM), to change the Urban Residential Subdistrict designation in order to establish the Airport/Orange Blossom Commercial Subdistrict in the Urban Commercial District, for up to 40,000 square feet of gross leasable area for financial institutions, professional and medical offices, adult and child day care, personal and business services, and senior housing in the form of an assisted living facility and/or continuing care retirement center, or other similar housing for the elderly, consistent with the General Office (C-1) Zoning District of the Collier County Land Development Code, for property located on the west side of Airport -Pulling Road (CR31), approximately 330 feet south of Orange Blossom Drive and immediately south of the Italian American Club, in Section 2, Township 49 South, Range 25 East, Collier County, Florida consisting of 5t acres. ]Coordinator: Corby Schmidt, AICP, Principal Planner] TO BE CONTINUED D. CPSP-2006-12, Staff petition requesting an amendment to the Future Land Use Element and Future Land Use Map (FLUE/FLUM), to change the FLUM designation from Urban -Mixed Use District/Urban Coastal Fringe Subdistrict to Conservation Designation, and make a corresponding text change to reference a new map of the site, for the County -owned Mar -Good Park property located in Goodland, adjoining Pettit Drive, Pear Tree Avenue, and Papaya Street, in Section 18, Township 27, Range 52, consisting of 2.5+ acres. ]Coordinator: Tom Greenwood, AICP, Principal Planner) E. CPSP-2006-13, Comprehensive Planning Department staff petition requesting amendments to the Future Land Use Element and Future Land Use Map and Map Series (FLUE/FLUM), Transportation Element (TE) and Maps. FLUE/FLUM), to change the allowance for model homes in Golden Gate Estates; to expand an area excepted from the conditional use locational criteria along Golden Gate Parkway within Golden Gate Estates; to extend the Transfer of Development Rights early entry bonus in the Rural Fringe Mixed Use District; and, to make corrections of omissions and errors and other revisions so as to harmonize and update various sections of these elements of the Growth Management Plan. ]Coordinator: David Weeks, AICP, Planning Manager] F. CPSP-2007-6, A petition requesting an amendment to the Potable Water Sub -Element of the Public Facilities Element, to amend Policy 1.7 to add a reference to and incorporate the County's "Ten-year Water Supply Facilities Work Plan." ]Coordinator: Carolina Valera, Principal Planner] TO BE CONTINUED S. ADJOURN 08 19,08 CCPC AgcndaDW/mk Agenda Items 4. A., B., C., D., E. STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION, COMPREHENSIVE PLANNING DEPARTMENT HEARING DATE: AUGUST 19, 2008 SUBJECT: 2006 CYCLE OF GROWTH MANAGEMENT PLAN AMENDMENTS (ADOPTION HEARING) ELEMENTS: FUTURE LAND USE ELEMENT (FLUE) AND FUTURE LAND USE MAP AND MAP SERIES; GOLDEN GATE AREA MASTER PLAN (GGAMP) ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES; TRANSPORTATION ELEMENT AND MAPS; RECREATION AND OPEN SPACE ELEMENT; AND, ECONOMIC ELEMENT Transmittal hearings on these amendments were held on March 17 and 28, 2008 (CCPC), and on April 15 and 29, 2008 (BCC). The respective Transmittal recommendations/actions are presented below, following each petition number and title. Note: This amendment cycle began with seven petitions at Transmittal hearings but only includes five at Adoption; one was continued to the 2007 cycle by the BCC at their 4/29/08 Transmittal hearing (CP -2006-9), and one is not being considered at Adoption per request of the petitioner (CP -2006-10). The remaining five petitions approved for Transmittal by the BCC are addressed herein, except that staff is requesting a continuance of two petitions: CP -2006-7 and CP -2006-8. For those two petitions, additional time is needed: (1) to review and evaluate the market analysis for each respective petition, required at transmittal to be submitted in time for review prior to adoption hearings (submitted in late June and early July); (2) to review and evaluate the traffic impact study for each respective petition, required at transmittal to be submitted in time for review prior to adoption hearings (combined study submitted in mid -late July); (3) to allow each respective petitioner to conduct a second neighborhood information meeting (NIM), necessitated because each petitioner proposed revisions (in June and July) deemed significant by staff, thus, per the LDC, triggering the requirement for a second NIM; (4) to review and evaluate these proposed changes; and, (5) to prepare a response to the ORC Report Objection applicable to these two petitions (see below). Each CCPC staff report from the Transmittal hearings, which provides staffs detailed analysis of each petition, is located behind the petition number tab, e.g. CP -2006-5, and in front of the petition package. After review of Transmitted GMP amendments, the Florida Department of Community Affairs (DCA) renders an Objections, Recommendations and Comments (ORC) Report. Only Objections can form the basis of a non-compliance determination, unless the adopted amendments vary significantly from those transmitted. If an Objection is not adequately addressed when adopted, then the DCA may (presumably will) find the Words underlined are added; words s"Glk threugh are deleted. Agenda Items 4. A., B., C., D., E. amendment to be "Not in Compliance" with Florida Statutes, and issue a Notice of Intent (NOI) to indicate such noncompliance. The County may respond to the ORC Report in one of four ways at Adoption: 1. not modify the amendment, but provide additional explanation of what the amendment is about, its purpose, what it will achieve [appropriate if we believe DCA simply does not understand/has misunderstood the amendment] and/or provide additional data and analysis to support the amendment; or 2. modify the amendment, so as to address the ORC issue; or, 3. modify the amendment, and provide additional explanation and/or provide additional data and analysis; or, 4. not adopt the amendment. In their July 14, 2008 ORC Report for the 2006 cycle of GMP amendments, DCA offers five Objections; three pertain to petition CP -2006-10, one pertains to both petitions CP - 2006 -10 and CPSP-2006-13, and one pertains to both petitions CP -2006-7 and CP - 2006 -8. Additionally, there are two Comments in the ORC Report; the first pertains to petition CP -2006-10, and the second pertains to petition CPSP-2006-13. These Objections and Comments are set forth below following each petition - and are contained in the attached 7/14/08 Objections, Recommendations and Comments (ORC) Response" document, along with staff response - except for the two petitions to be continued, and except for petition CP -2006-10 which, as previously noted, is not included in this adoption hearing. The entire ORC Report, which includes comments from other state and regional review agencies, is included in the CCPC binder. A. PETITION CP -2006-5 Petition requesting an amendment to the Golden Gate Area Master Plan (GGAMP), to change the Conditional Uses Subdistrict by adding the 3.54 -acre subject site as an exception to the conditional use locational criteria so as to allow expansion of the existing church use on the adjacent property onto the subject property, located on the west side of Santa Barbara Boulevard, 1/3 mile north of Golden Gate Parkway (CR 886), in Section 29, Township 49 South, Range 26 East, Collier County, Florida consisting of 3.54± acres. [Coordinator: Tom Greenwood, AICP, Principal Planner] TRANSMITTAL HEARING STAFF RECOMMENDATION: Transmit to DCA. The Transmittal staff report is located in the CCPC binder behind the petition number tab immediately preceding the petition itself. CCPC RECOMMENDATION and COMMENTS: Transmit to DCA (vote: 6/0), subject to two text changes: (1) remove 'church -related" in the phrase "Church -related day care use shall not be allowed"; and, (2) add the sentence "Development shall be limited to a maximum of 12,000 square feet of floor area" based upon application materials that indicated this was the maximum development proposed on the site. There were no speakers. NOTE: At the CCPC Transmittal hearing, staff did not object to the first change when asked by CCPC. After further consideration, staff recommended to the BCC not to Words underlined are added; words are deleted. Agenda Items 4. A., B., C., D., E. approve the second change. The proposed amendment identifies the subject site as an exception to the locational criteria for conditional uses (CUs) as allowed in the E, Estates zoning district, but for one use only — church. Therefore, there is no need to identify any other [freestanding] "E" district CUs, such as day care, as those CUs are not excepted in this amendment. However, there is a need to identify "church -related" day care as that is a use that is associated with a church use and might otherwise be allowed. BCC ACTION: Transmit to DCA, subject to the CCPC's second modification only (vote: 4/0). ADOPTION HEARING STAFF RECOMMENDATION: That the CCPC forward petition CP -2006-5 to the BCC with a recommendation to adopt as transmitted. PROPOSED AMENDMENT B. PETITION CP -2006-7 Petition requesting an amendment to the Future Land Use Element including the Future Land Use Mao and Mao Series (FLUE/FLUM), to change the Urban Residential Subdistrict designation in order to establish the Italian American Plaza and Clubhouse Commercial Subdistrict in the Urban Commercial District, for a 20,000 square foot clubhouse and up to 34,000 square feet of gross leasable area for financial institutions, schools, professional and medical offices, and personal and business services consistent with the General Office (C-1) Zoning District of the Collier County Land Development Code, for property located at the southwest corner of the intersection of Airport -Pulling Road (CR - 31) and Orange Blossom Drive, in Section 2, Township 49 South, Range 25 East, Collier County, Florida consisting of 5t acres. [Coordinator: Corby Schmidt, AICP, Principal Planner] STAFF IS REQUESTING THIS PETITION BE CONTINUED. PROPOSED AMENDMENT C. PETITION CP -2006-8 Petition requesting an amendment to the Future Land Use Element and Future Land Use Map (FLUE/FLUM) and Map Series, to change the Urban Residential Subdistrict designation in order to establish the Airport/Orange Blossom Commercial Subdistrict in the Urban Commercial District, for up to 40,000 square feet of gross leasable area for financial institutions, professional and medical offices, adult and child day care, personal and business services, and senior housing in the form of an assisted living facility and/or continuing care retirement center, or other similar housing for the elderly, consistent with the General Office (C-1) Zoning District of the Collier County Land Development Code, for property located on the west side of Airport -Pulling Road (CR 31), approximately 330 feet south of Orange Blossom Drive and immediately south of the Italian American Club, in Section 2, Township 49 South, Range 25 East, Collier County, Florida consisting of 5t acres. [Coordinator: Corby Schmidt, AICP, Principal Planner] STAFF IS REQUESTING THIS PETITION BE CONTINUED. Words underlined are added; words strask threugh are deleted. Agenda Items 4. A., B., C., D., E. PROPOSED AMENDMENT D. PETITION CPSP-2006-12 Staff requesting an amendment to the Future Land Use Element and Future Land Use Map (FLUE/FLUM) and Map Series, to change the FLUM designation from Urban -Mixed Use District/Urban Coastal Fringe Subdistrict to Conservation Designation, and make a corresponding text change to reference a new map of the site, for the County -owned Mar -Good Park property located in Goodland, adjoining Pettit Drive, Pear Tree Avenue, and Papaya Street, in Section 18, Township 27, Range 52 East, Collier County, Florida consisting of 2.5+ acres. [Coordinator: Tom Greenwood, AICP, Principal Planner] TRANSMITTAL HEARING STAFF RECOMMENDATION: Transmit to DCA. CCPC RECOMMENDATION and COMMENTS: Transmit to DCA, as recommended by staff (vote: 6/0), subject to, by Adoption hearings: (1) petitioner to provide evidence that the agreement between Collier County and the State of Florida is still valid; (2) petitioner to provide any proposed deed restrictions for the site; and, (3) petitioner to explain the funding source for purchase of the site and site improvements beyond grant money received. (These stipulations were not included in the actual amendment text as it was not appropriate to do so.). There were no speakers. BCC ACTION: Transmit to DCA, per CCPC recommendation (vote: 5/0). ADOPTION HEARING STAFF RECOMMENDATION: That the CCPC forward petition CPSP-2006-12 to the BCC with a recommendation to adopt as transmitted, and transmit to DCA. The Parks and Recreation Department has responded to the above -noted CCPC stipulations from their transmittal hearing; please see attached document titled "Responses to Mar -Good CCPC-06-12 Hearing Questions on March 28, 2008." PROPOSED AMENDMENT E. PETITION CPSP-2006-13 Comprehensive Planning Department Staff requesting various amendments to the Transportation Element and Maps, Recreation and Open Space Element, Economic Element, Future Land Use Element and Future Land Use Map and Map Series (FLUEIFLUM), Golden Gate Area Master Plan and Golden Gate Future Land Use Map and Map Series, to include: a change to the allowance for model homes in Golden Gate Estates; an expansion of an area excepted from the conditional use locational criteria along Golden Gate Parkway within Golden Gate Estates; extension of the Transfer of Development Rights early entry bonus in the Rural Fringe Mixed Use District; and, making corrections of omissions and errors and other revisions so as to harmonize and update various sections of the various elements of the Growth Management Plan. [Coordinator: David Weeks, AICP, GMP Planning Manager] TRANSMITTAL HEARING STAFF RECOMMENDATION: Transmit to DCA. Words underlined are added; words strasktpreugh are deleted. Agenda Items 4. A., B., C., D., E. CCPC RECOMMENDATION and COMMENTS: Transmit to DCA (vote: 6/0), subject to two changes: (1) extend the early entry TDR bonus by a period of two years, not five years as proposed (FLUE) (vote: 5/1); and, (2) for model homes along Collier Blvd. in Golden Gate Estates, cap them at five years, then allow subsequent conditional uses to be requested but each such request would be limited to a maximum of five years at a time. (vote: 6/0) There were no speakers. BCC ACTION: Transmit to DCA, per CCPC recommendation (vote: 5/0), except: (1) extend the early entry TDR bonus by a period of three and one-half (3yz) years (FLUE); (2) remove locational criteria and time limitations for model homes in Golden Gate Estates so as to allow them to simply be subject to the LDC provisions for model homes (GGAMP), and staff to possibly initiate a subsequent LDC amendment to impose time limit for model homes in Golden Gate Estates located along arterial and collector roads; and, (3) make correction to an LDC reference, as requested by staff (GGAMP). DCA ORC Report Objection: "B. The Department has identified the following objections to Amendments CP -2006-10 and CP -2006-13 (text amendments to the comprehensive plan): Objection 4: The Collier County Comprehensive Plan does not have a consistent time frame. The Future Land Use Map includes the years 2006-2016, while the Rural Lands Stewardship Area (RLSA) Overlay Program has a planning time frame to 2025 (according to proposed FLUE, RLSA Policy 4.2) and the proposed text amendment will change the Transportation Element Map TR-3A's, Collier 2030 Functional Classification Map, planning time frame to year 2030. Pursuant to Rule 9J - 5.005(5)(a), F.A.C., the required elements and any optional elements shall be consistent with each other and where data are relevant to several elements, the same data shall be used, including population estimates and projections and public facility analysis. [Section 163.3177(2) & (5)(a), F.S. and Rule 9J-5.005(4) and 9J -5.005(5)(a), F.A.C.] Recommendation: Revise the comprehensive plan to have a consistent planning time frame." DCA ORC Report Comment: "Comment 2: The term Florida Intrastate Highway System (FIRS) should be replaced with the Strategic Intermodal System (SIS) in Transportation Element Policy 1.5 A. and 1.5 B." [Amendment CPSP-2006-13] See staff response to the Objection and Comment in the attached document titled "7/14/08 Objections, Recommendations and Comments (ORC) Response. ADOPTION HEARING Subsequent to Transmittal hearings, staff requested authorization from the BCC to add to this petition an amendment to the GGAMP pertaining to an exception to the locational criteria for conditional uses along that portion of Golden Gate Parkway within Golden Gate Estates. In short, during a past County -initiated amendment, staff proposed, and the BCC adopted, an incorrect acreage figure. This added amendment will correct that Words underlined are added; words stFUGk threugh are deleted. Agenda Items 4. A., B., C., D., E. acreage figure to reflect property ownership (which is the same today as it was at the time of that incorrect acreage figure adoption) of the specific church referenced in the GGAMP, and make related organizational and clarification changes. Please see attached Executive Summary to BCC for their July 22, 2008 hearing for further details. The added amendment is depicted below. Golden Gate Area Master Plan A. Estates -Mixed Use Subdistrict +++ +++ +++ +++ +++ +++ +++ +++ +++ +++ +++ +++ 3) Conditional Uses Subdistrict a) Essential Services Conditional Use Provisions +++ +++ +++ +++ +++ +++ +++ +++ +++ +++ +++ +++ b) Golden Gate Parkway and Collier Boulevard Special Provisions [page 31.1] b) Golden Gate Parkway and Collier Boulevard Special Provisions: • Conditional uses above) shall not be permitted on those parcels immediately adjacent to the west side of Collier Boulevard within the Estates Designated Area unless except where the parcel is directly bounded by conditional uses on two (2) or more side yards with no intervening rights -of -ways or waterways: and, except described in paragraph a), above. Recognizing the existing residential nature of the land uses surrounding the planned 1-75 interchange at Golden Gate Parkway, there shall be no further conditional uses for properties abutting Golden Gate Parkway, between Livingston Road and Santa Barbara Boulevard, except as permitted within the Golden Gate Parkway Institutional Subdistrict; and, except as provided in subparagraph 1., below: and, except for essential services, as described in paragraph a). above. Further, no properties abutting streets accessing Golden Gate Parkway, between Livingston Road and Santa Barbara Boulevard, within the above defined -segment shall be approved for conditional uses except as permitted within the Golden Gate Parkway Institutional Subdistrict; and except as provided in subparagraph 1., below: and, except for essential services, as described in paragraph a), above. In consideration of the improvements associated with the proposed interchange at Interstate 75 and Golden Gate Parkway, the existing conditional use (church and related facilities) located at the southeast corner of Golden Gate Parkway and 66`h Street S.W. may be expanded in acreage and intensity along the south side of Golden Gate Parkway to the east of 66" Street S.W., but the total project area shall not exceed approximately 9.22 8-.24 acres (see Golden Gate Parkway Interchange Conditional Uses Area Map 15). 2. The parcel located immediately south of the Commercial Western Estates Infill Subdistrict, on the west side of Collier Boulevard, and at the southwest quadrant of the intersection of Vanderbilt Beach Road and Collier Boulevard, shall be eligible for a transitional conditional use designation. Words underlined are added; words skask-through are deleted. Agenda Items 4. A., B., C., D., E. STAFF RECOMMENDATION: That the CCPC forward petition CPSP-2006-13 to the BCC with a recommendation to adopt as transmitted, LESS the Transportation Element map and text amendments as noted in the ORC Response document, and PLUS the modification of three Transportation Element policies as noted in the ORC Response document, and PLUS the addition noted above modifying the GGAMP, and transmit to DCA. STAFF RECOMMENDATION OVERALL: That the CCPC forward petitions CP -2006-5, CPSP-2006-12, and CPSP-2006-13 of the 2006 cycle of GMP amendments to the BCC with a recommendation to adopt - with modifications to CPSP-2006-13 since Transmittal hearings, as noted in this Staff Report - and to transmit to the Florida Department of Community Affairs; and, continue petitions CP -2006-7 and CP -2006-8 to a subsequent CCPC hearing (date to be determined). Prepared By:<��� �`� ^'� Date: David Weeks, AICP, Planning Manager Comprehensive Planning Department Reviewed By: Date: Randall Cohen, AIC , Director Comprehensive Planning Department i + M Reviewed By: ,L.; A�: r..o Date: 8I Il C -)B MarjoriL4 Stud nt-Stirling, Assistant C my Attorney T County Attorney Office Approved By: Date: f- &Zf$ eph K. Schmitt, Administrator 0 mmunity Development and Environmental Services Division COLLIER COUNTY PLANNING COMMISSION: MR. MARK STRAIN, CHAIRMAN 2006 cycle GMP amendments - Adoption (petitions CP -2006-5, 7, 8; CPSP-2006-12 and 13). Staff Report for August 19, 2008 CCPC hearing. NOTE: This petition has been scheduled for the September 25, 2008 BCC hearing. CCPC Staff Repod Adoption 2006 cycle G ComprehensivKomp Planning GMP DATA1Comp Plan Amendments12006 Cycle Petitions dw18-7-08 7114108 Objections. Recommendations and Comments (ORC) Response Below are excerpts from the July 14, 2008 ORC Report from the Florida Department of Community Affairs (DCA) pertaining to the 2006 cycle of GMP amendments approved for transmittal in April 2008, followed by County staff response. ❖ DCA ORC Report Objection: B. The Department has identified the following Objections to Amendments CP - 2006 -10 and CP -2006-13 (text amendments to the comprehensive plan): Objection 4: The Collier County Comprehensive Plan does not have a consistent time frame. The Future Land Use Map includes the years 2006-2016, while the Rural Lands Stewardship Area (RLSA) Overlay Program has a planning time frame to 2025 (according to proposed FLUE, RLSA Policy 4.2) and the proposed text amendment will change the Transportation Element Map TR-3A's, Collier 2030 Functional Classification Map, planning time frame to year 2030. Pursuant to Rule 9J - 5.005(5)(a), F.A.C., the required elements and any optional elements shall be consistent with each other and where data are relevant to several elements, the same data shall be used, including population estimates and projections and public facility analysis. [Section 163.3177(2) & (5)(a), F.S. and Rule 9J-5.005(4) and 9J -5.005(5)(a), F.A.C.] Recommendation: Revise the comprehensive plan to have a consistent planning time frame. Staff Response to Objection: Below are the specific statutory and Rule references. Florida Statutes Chapter 163.3177 Required and optional elements of comprehensive plans; studies and surveys. *** *** *** *** *** *** *** *** *** *** *** *** (2) Coordination of the several elements of the local comprehensive plan shall be a major objective of the planning process. The several elements of the comprehensive plan shall be consistent, and the comprehensive plan shall be financially feasible. Financial feasibility shall be determined using professionally accepted methodologies. *** *** *** *** *** *** *** *** *** *** *** *** (5)(a) Each local government comprehensive plan must include at least two planning periods, one covering at least the fust 5 -year period occurring after the plan's adoption and one covering at least a 10 -year period. Florida Administrative Code Rule 9J-5.004(4) Planning Timeframe. Each local government comprehensive plan shall include at least two planning periods: one for at least the first five-year period subsequent to the plan's adoption and one for at least an overall ten-year period. *** *** *** *** *** *** *** *** *** *** *** *** Rule 9J -5.005(5)(a) Internal Consistency. The required elements and any optional elements shall be consistent with each other. All elements of a particular comprehensive plan shall follow the same general format (see "Format Requirements"). Where data are relevant to several elements, the same data shall be used, including population estimates and projections. Discussions with DCA staff regarding the above Objection reveals their reading of the statutory and Rule requirement that comprehensive plan elements be consistent includes planning time frames - that all elements, plans, programs, etc. contained within the GMP must reflect the same time period. One way to resolve this Objection would be for the County to modify all such elements, plans, etc. to reflect the same time period — either by reducing all to the minimum required ten-year period, as reflected in the CIE (2007-2017), or by extending all to the same more distant period, such as out to 2025 or 2030. However, doing either has risks (of a non-compliance finding by DCA) if not adequately supported by appropriate data and analysis. County staff is of the opinion that there simply isn't adequate time to compile and/or create such data and analysis at this time, nor is it a prudent use of limited resources to attempt to do so. Most particularly, if the time period was advanced to 2025 or 2030, more significant data and analysis would be necessary, and one or more new policies might be needed committing to conducting future studies to assess adequacy of land availability (especially non- residential) to support the necessary future population in the County to coincide with long term transportation maps, water and wastewater plans, the RLSA program, etc. While County staff does not necessarily agree with DCA's reading of the statute and Rule, and maintains that our elements, plans, etc. are consistent with one another in that they are all based upon the same population estimates and projections, the same 2005 build -out study, etc., we recommend not engaging this issue with DCA at this time. Instead, staff recommends an alternative approach to address the Objection: simply 10). There is no harm in taking this non -action; the Transportation Element year changes are mere housecleaning revisions so as to reflect the latest dates contained in MPO documents, and the petitioner for CP -2006-10 has already requested this amendment not be adopted at this time. DCA has advised that should a future GMP amendment propose an increase in intensity or density, we should expect DCA to raise this inconsistent planning timeframe Objection again. The County will eventually need to address this issue directly - the staff recommended "not to adopt" option serves to postpone this issue to another time when it can be addressed more thoroughly. :• DCA ORC Report Comment., Comment 2: The term Florida Intrastate Highway System (FIHS) should be replaced with the Strategic Intermodal System (SIS) in Transportation Element Policy 1.5 A. and 1.5 B. [Amendment CPSP-2006-13] Staff Response to Comment., Though the referenced policy (incorrectly stated as 1.5A. and B. — should be 5.4A. and B.) was not proposed for amendment as part of this petition, staff has no objection to DCA's recommended changes; staff recommends the DCA -recommended text 1.4, and 5.4), as depicted below. TRANSPORTATION ELEMENT Policy 1.3 [page 13] County arterial and collector roads as well as State highways not on the Strategic Transportation Element except for the roadways listed below that have been widened to six (6) lanes and cannot be widened any further. The County will also adopt FDOT's LOS on roadway segments where the County has entered into a TRIP (a national transportation research group) agreement for funding TRIP eligible facilities and SIS facilities are identified on Map TR -8 and Map TR -9 Policy 1.4 [page 13] Collier County sets and adopts the LOS standards for State Roads with the exception of are as follows: Policy 5.4 [page 16] Pursuant to Rule 9J -5.0055(6)(a)3., Florida Administrative Code and the Urban Infill and Urban Redevelopment Strategy contained in the Future Land Use Element of this Plan, the South U.S. 41 Transportation Concurrency Exception Area (TCEA) is hereby designated. Development located within the South U.S. 41 TCEA (MapTR-4) may be exempt from transportation concurrency requirements, so long as impacts to the transportation system are mitigated using the procedures below: A. Any proposed development within the concurrency exception area that would reduce the LOS on Strategic Intermodal System (SIS) Flerida intrastate Highway System (F=l4&4 roadways within the County by 5% or more of the capacity at the adopted LOS standard shall meet the transportation concurrency requirements specified in Capital Improvement Element, Policy 5.3. B. Any proposed development within the concurrency exception area that would reduce the LOS on LSI €IHS roadways within the County by less than 5% of the capacity at the adopted LOS standard and meets the requirements identified below in Policy 5.6 are exempt from the transportation requirements of Capital Improvement Element, Policy 5.3. Words underlined are added; words skask through are deleted. 7-14-08 ORC Rpt Response Doc G: ComprehensivelConnp Planning GMP DATMConnp Plan AnnendmentM2006 Cycle Petitions dw/8-6-08 Responses to MgrvCood CCiPC-06-12 Hearing QuSitionp on March 28a 2008 Q. According to the Grant, SDP was supposed to be submitted in July 2006 and completed by July 2007. Where are you with that? A SDP submittal for this project is tentative scheduled on September 22, 2008. Q. Agreement for funding expired in June 1, 2005 unless extended by demonstration. Do you have any evidence that this agreement was extended? A. The extension was granted for reimbursement to the County for the grant funds. Grant contract has been closed out since the County received their reimbursement from FCT. Q. Park was supposed to create deed restrictions for the property in line with the grant before it was enacted. Did you draft these deed restrictions? A. Yes. Deed restrictions were created and recorded in the Final Declaration of Restrictive Covenants dated March 2, 2006, Official Records of Collier County, book 3991 page 1737. Q. Park was supposed to have staffed Nature Center with 17 items required in the grant. Confirm that Parks can accommodate to budget these items. A. These 17 items are listed on page 9 to 11 of the Grant Contract under Section VIII- Special Management Conditions. Parks & Recreation Department was obligated to meet the requirements of the grant. These items will be addressed and implemented as the project progresses. Q. If the project cost exceeds the value of the grant, how do we fund the balance? A. The grant from FCT purchased the land and the P & R has budgeted $1.3 million to renovate the site. This dollar amount is the anticipated cost to complete the planned renovation submitted to FCT for this grant. If cost exceeds the allowed cost estimate, Parks & Recreation will have to go to the BCC for approval for additional funding. EXECUTIVE SUMMARY Recommendation to the Board of County Commissioners to direct staff to add to the existing GMP amendment petition CPSP-2006-13 the revision of an acreage figure in the Golden Gate Area Master Plan pertaining to the Center Point Church Conditional Use, and text recognizing two existing exceptions to Conditional Use locational restrictions. OBJECTIVE: For the Board of County Commissioners (BCC) to consider directing staff to add a proposed amendment to the 2006 cycle of amendments to the Collier County Growth Management Plan (GMP). CONSIDERATIONS: Staff has become aware of an erroneous acreage figure in the Golden Gate Area Master Plan (GGAMP). Research reveals the County listed an incorrect acreage figure during a County -initiated GMP amendment in 2004, as explained below. Also, staff is aware of an apparent conflict in text that restricts the location of Conditional Uses in Golden Gate Estates and text that sets forth two exceptions to that restrictive text. During the first phase of the GGAMP Restudy -based GMP amendments, an exception to a prohibition on conditional uses for parcels not bounded by conditional uses on two or more side yards (an infill provision) was included as part of the Golden Gate Parkway and Collier Boulevard special provisions under the Conditional Uses Subdistrict for the existing Conditional Use (Grace Bible Church n/k/a Center Point Community Church and related facilities), and this exception allowed the church use to expand, but not exceed 21 acres, between 66`h Street S.W. and 64`h Street S.W. Subsequently, during the second phase of GGAMP Restudy -based GMP amendments, the infill provision was deleted and the paragraph containing the exception for the Grace Bible Church was proposed for minor text changes. At the Planning Commission meeting held on May 20, 2004 to consider the second phase of the GGAMP Restudy -based GMP amendments, the Planning Commission recommendation was for staff to "look at adjusting Conditional Use for Grace Bible Church to omit the east 5 acres.". Based upon review of the hearing transcript, staff concludes the basis for the Planning Commission recommendation was a public speaker's indication that the owner of the five acres east of the church's ownership did not give consent to include such parcel in the 21 -acre church expansion area. As a result of the Planning Commission recommendation, staff changed the acreage from 21 acres to 8.21 acres (there were/are two ±5 -acre parcels east of the church's ownership) and the Board of County Commissioners approved this change without discussion. However, the church owned approximately 9.21 acres instead of 8.21 acres. Therefore, staff is now seeking authorization to add an amendment to the 2006 cycle of GMP amendments to correct this acreage figure to reflect the church's ownership. This request is made now, after transmittal hearings so that the amendment would only be heard at adoption hearings for the 2006 cycle of GMP amendments, because the church is now seeking a Conditional Use to allow expansion onto the balance of their property to include all ±9.21 acres. The paragraphs to be amended are shown below. b) Golden Gate Parkway and Collier Boulevard Special Provisions: • Conditional uses (except essential services, as described in Paragraph a), above) shall not be permitted on those parcels immediately adjacent to the west side of Collier Boulevard within the Estates Designated Area unless the parcel is directly bounded by conditional uses on two (2) or more side yards with no intervening rights -of -ways or waterways. [Amendment: insert exception for paragraph 2., below] • Recognizing the existing residential nature of the land uses surrounding the planned 1-75 interchange at Golden Gate Parkway, there shall be no further conditional uses for properties abutting Golden Gate Parkway, between Livingston Road and Santa Barbara Boulevard, except as permitted within the Golden Gate Parkway Institutional Subdistrict. Further, no properties abutting streets accessing Golden Gate Parkway within the above -defined segment shall be approved for conditional uses. This provision shall not be construed to affect the area described in Paragraph a), above. [Amendment: insert exception for paragraph 1., below] 1. In consideration of the improvements associated with the proposed interchange at Interstate 75 and Golden Gate Parkway, the existing conditional use (church and related facilities) located at the southeast corner of Golden Gate Parkway and 66`h Street S.W. may be expanded in acreage and intensity along the south side of Golden Gate Parkway to the east of 66h Street S.W., but the total project area shall not exceed 8.21 acres (see Map 15). [Amendment: revise the acreage figure] 2. The parcel located immediately south of the Commercial Western Estates Infill Subdistrict, on the west side of Collier Boulevard, and at the southwest quadrant of the intersection of Vanderbilt Beach Road and Collier Boulevard, shall be eligible for a transitional conditional use designation. FISCAL IMPACT: The fiscal impact to Collier County is minimal, just the staff time to add this amendment to the existing petition CPSP-2006-13. LEGAL CONSIDERATIONS: The decision of the Board to direct Comprehensive Planning Staff to proceed with the above -referenced Growth Management Plan amendment is a policy decision. However, it should be noted that the previous decision of the Board to adopt the prior plan amendment discussed above was based upon staff error. This item is legally sufficient for Board action. (MMSS) GROWTH MANAGEMENT IMPACT: If the BCC grants the requested authorization, the proposed amendment will be drafted by staff and incorporated into the 2006 GMP amendment cycle during which this amendment will be heard and vetted through the required advertised (adoption) public hearings before the Collier County Planning Commission and BCC, scheduled for August and September 2008. STAFF RECOMMENDATION: That the BCC authorize staff to add the proposed amendment to the 2006 cycle of GMP amendments. PREPARED BY: Beth Yang, Principal Planner Comprehensive Planning Department, CDES Division DATE: August 11, 2008 TO: Planning Commissioners FROM: Marcia R. Kendall/Senior Planner RE: CCPC Advertisement Affidavit for 2006 Growth Management Plan Amendments Adoption Cycle Please be advised that due to the timeframe a copy of the advertisement affidavit is not available at this time. As soon as received, a copy of the affidavit will be placed in the notebooks prior to delivery for the Department of Community Affairs. Thank you. 1'dgLIC io'0i IVIiLI[VOJ(T PUI1111 Vr/HLF "9LIC VVIILC yU@4C Ou"' PIT OL1C UUTICL NOTICE OF PUBLIC HEARING Notice anddhapy given that a public hearing will be held by the Collier County Planning Commission on Tuesday, August 19, 21108 at 030 A.M. in the Board Of County Commissioners Meeting Roam, 3' Floor Administration Building, County Government Can,., East Naples Floritla. The purpose of the hearing Is to consider adoption of amendments tit the Transpodalion Element and Maps. Recreation and Open Space Element, Economic Element Future Land Use Element and FUture Land Use Map and Map Series, and the Golden Gate Area Master Plan and Golden Gate Area Mester Plan Future Land Use Map and Map Series, of the Growth Management Plan. The Ordinance ekes are as follows'. ORDINANCE N0.08 - AN ORDINANCE AMENDING ORDINANCE NO. 09-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY PROVIDING FOR AN AMENDMENT TO THE GOLDEN GATE AREA MASTER PLAN, PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. + OP -2008-5, Petition requesting an amendment to the Q"gn Gate Area Master Plan (CURVE). to change the Conditional Uses Subdistrict by adding the 3.54, subject site, as an exception to the conditional use locational criteria for conditional uses so as to allow expansion of the existing church use on the adjacent property onto the subject property, located on the wast side of Santa Barbara Boulevard 1/3 mile north of Golden Gate Parkway (CR 8861, in Section 29, Township 49 South Range 26 East, Collier County, Florida sisting .13 54P acres. [Cmadinetw: Thomas Greenwood, AICP, Ponytail Plawarmi ORDINANCE NO 08-. AN ORDINANCE AMENDING ORDINANCE NO. 89 05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY FLORIDA BY PROVIDING FOR AN AMENDMENT TO THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. CP -2008-7, Petition requesting an amendment to the Fu ure. Land Use Element. Indy-gid L LhQ Future Land Use Mao and Mao Strue (FLUE/FLUM), to cull a the Urban Residential S ggeter i¢t designation In order to establish the Italian American Phase and Clubhouse Commercial Sebdiatiml In the Urban Commercial Gamin for a 20,000 square foot clubhouse and up to 34,000 square feet of gross leasable area for headlined institutions. schools, professional and medical oR¢as, and personal and business aarvices consistent with the General Gen. G-1) Zoning District of the Collier Courtly Land Development Code, for prepeM located at southwest Corner of the intersection of Airport Pulling Road (CR 31) and Orange Blossom Drive, in Section 2, Township 49 South, Range 25 East Collier County. Florida consisting of 5_ acres [Coordinator Corby Schmidt, AICP, Principal Planner] ORDINANCE NO. OB-_ AN ORDINANCE AMENDING ORDINANCE NO. 89- 05, ASAMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY. FLORIDA BY PROVIDING FOR AN AMENDMENT TO THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE CP-200iF8, Petition requesting an amendment to the Fes. Land Use Plenum.'ngiP29 the FuNre Land Use Mao and Mao Seri (FLUE/FL UM), to change the Urban Residential Subdistrict designation in order to establish the AlrpoNOrange Blossom Commercial Subdistrict in the Urban Commercial District for up to 40.000 square feet of gross leasable area for financial Institutions, professional and medical offices adult and child day care, personal and business ervices and senior mousing In the form of an assisted ving facility and/or continuing care retirement center, or other smiler AD 1) Zoning for the elderly, consistent wi o the amoral eOffice lop Cod Zoning Districtr/the Collier County Land Development Codefor property located330 few IDs west side of Airport -Pulling Road (GRID, approximately 9f t feN fen A ct Orange Blossom Drive and immediately South R of the Italian American Club, ie. Section 2, Township 49 Soum, Range 25 East Collier County,Florida consisting of Er acres. [Coordinator: Corday Somali All Principal Planner] ORDINANCE NO. 08 AN ORDINANCE AMENDING ORDINANCE NO. MH 05. AS AMENDED, THE COLLIER COUNTY GRC W M MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY FLORIDA BY PROVIDING FOR AN AMENDMENT TO THE FUTURE LAND USE ELEMENT FUTURE LAND USE MAP AND MAP SERIES, PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. CPSP-2008-12, Comprehensive Planning Depadment staff petition requesting an amendment to the Ft h chit lea Element cud'9g the Future Land Use Mao g qMu C$ id (FLUE/FLUM), to change the F[_UM designation from Urban -Mixed Use Dow,ke011rban Coastal Fringe Subdistrict to the Conservation Destination, antl to make a corresponding text change to reference a new map of the site for the CountyownedMar-Good Park property located In Goodland adjoining Petit Drive, Pear Tree Avenue, and Papaya Street In Section 18, Township 27, Range 52, Collier County, Fronda consisting of 2.5,x acres. [Comminatoc Tom Coromandel All Principal Planner] ORDINANCE NO. 08 AN ORDINANCE AMENDING ORDINANCE NO. 89- 05, AS AMENDED, THE COLLIER COUNTYGROVOTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY FLORIDA BY PROVIDING FOR AMENDMENTS TO THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES. TRANSPORTATION ELEMENT AND MAPS, RECREATION AND OPEN SPACE ELEMENT ECONOMIC ELEMENT AND GOLDEN GATE AREA MASTER PLAN AND GOLDEN GATE AREA MASTER PLAN FUTURE LAND USE MAP AND MAP SERIES. PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. CPSP-2005-13, Comprehensive Planning Department staff petition requesting amendments to the FurlLand Use E Ment and Futu e Land Ute M3Rand Man Ser es FLUELFl4lMl, T an GGdat ontElement 20Qmi1P5 Racreaton and Ooan Sigglnfln Eco me FlfSSjd_ ani Areal a ter Plan Element and Go daRGet, Area Master Plan Fgylre Land USlid and Mpg TL@& to change the allowance for model homes in Golden Gate Estates i to expand an area excepted from the Conditional use locational sultana along Golden Gate Parkway wilmn Golden Gate Estates, to extend the Transfer of Development Rights early entry bonus in the Rural Fringe Mixed Use Distant and to make corrections Of omissions end errors and other revisions sit as to harmonize and update various sections of these elements of the Growth Management Plan. [Commitment: David Weeks, AICP, PlannNg Manager] All Interested pathos are invited to appear and be heard. Copies of the proposed amendment are available Icor Inspection At the Comprehensive Planning Section, 2800 N. Horseshoe Cry, Napla3, Florida between the hours of 0:00 A . and 5'. 00 PM., Monday through Friday Any questions pertaining to these documents should be directed to the Comprehensive Planning Depadment (239-2522400). WnHen comments filed with the Comprehensive Planning Section ploy to August 19, 20(1 will M reed and considered at the public M1earing. If a person decides to appeal any derision made by the Collier County Planning Commission with respect to any mafter considered at such meeting or hearing, he will need a record of that proceeding, and for such purpose he may need to ensure that a verbatim record of the proceedings Is made, which record includes the testimony and evidence upon which the appeal is to be based. Mark P Strain. Chairman Collier County Planning Commission _--, us CWIIR Merrill. rill. 1 rs. _ �ruL� L � - O ORDINANCE NO. 08 - AN ORDINANCE AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY PROVIDING FOR AN AMENDMENT TO THE GOLDEN GATE AREA MASTER PLAN, PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, Collier County, pursuant to Section 163.3161, et. sea., Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Local Government Comprehensive Planning and Land Development Regulation Act of 1985 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and WHEREAS, Dwight Nadeau of RWA, Inc., requested an amendment to the Golden Gate Area Master Plan, to change the Conditional Uses Subdistrict by adding the subject site as an exception to the conditional use locational criteria so as to allow expansion of the existing church use on the adjacent property onto the subject property, located on the west side of Santa Barbara Boulevard, 1/3 mile north of Golden Gate Parkway (CR 886), in Section 29, Township 49 South, Range 26 East, Collier County, Florida consisting of 3.54± acres; and WHEREAS, Collier County did submit this Growth Management Plan amendment to the Department of Community Affairs for preliminary review on May 12, 2008; and WHEREAS, the Department of Community Affairs did review the amendment to the Golden Gate Area Master Plan to the Growth Management Plan and transmitted its findings in writing to Collier County within the time provided by law; and WHEREAS, Collier County has 60 days from receipt of the Objections, Recommendations, and Comments Report from the Department of Community Affairs to adopt, adopt with changes or not adopt the proposed amendment to the Growth Management Plan; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and did hold a public hearing concerning the adoption of this amendment to the Golden Gate Area Master Plan to the Growth Management Plan on September 25, 2008; and Words underlined are additions; words GV+wk Bred are deletions t WHEREAS, Collier County has gathered and considered additional information, data and analysis supporting adoption of this amendment, including the following: the Collier County Staff Report; the document entitled Collier County Growth Management Plan amendment, and other documents, testimony and information presented and made a part of the record at the meeting of the Collier County Planning Commission held on August 19, 2008, and the Collier County Board of County Commissioners held on September 25, 2008; and WHEREAS, all applicable substantive and procedural requirements of law have been met. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH MANAGEMENT PLAN The Board of County Commissioners hereby adopts the amendment to the Golden Gate Area Master Plan, in accordance with Section 163.3184, Florida Statutes. The text of the amendment is attached hereto as Exhibit "A" and is incorporated by reference herein. SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION THREE: EFFECTIVE DATE. The effective date of this amendment shall be the date a final order is issued by the Department of Community Affairs or Administration Commission finding the amendment in compliance in accordance with Section 163.3184, Florida Statutes, whichever occurs earlier. No development orders, development permits, or land uses dependent on this amendment may be issued or commence before it has become effective. If a final order of noncompliance is issued by the Administration Commission, this amendment may nevertheless be made effective by adoption of a Resolution affirming its effective status, a copy of which Resolution shall be sent to the Department of Community Affairs, Bureau of Local Planning, 2555 Shumard Oaks Blvd., 3rd Floor, Tallahassee, Florida 32399-2100. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this day of , 2008. Words underlined are additions; words strdsk thFeugh are deletions 2 ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, Clerk COLLIER COUNTY, FLORIDA BY: TOM HENNING, CHAIRMAN Approved as to form and legal suffiency: Marjorie M. Student -Stirling Assistant County Attorney Petition CP -2006-5 - Golden Gate Area Master Plan Words underlined are additions; words struek threegh are deletions Exhibit A CP -2006-5 Golden Gate Area Master Plan: [pages 42,431 e) Special Exceptions to Conditional Use Locational Criteria: 1. Temporary use (TU) permits for model homes, as defined in the Collier County Land Development Code, may be allowed anywhere within the Estates -Mixed Use District. Conditional use permits submitted for the purpose of extending the time period for use of the structure as a model home shall not be subject to the locational criteria of the Conditional Uses Subdistrict, and may be allowed anywhere within the Estates -Mixed Use District. Temporary Use permits for model homes shall have a duration of three (3) years from the date of approval. No subsequent issuance of a Conditional Use permit shall be for a duration exceeding two (2) years. The total time period for Temporary Use and Conditional Use permits together shall not exceed five (5) years. 2. Conditional Use permits for excavation, as provided for in the Estates zoning district, are not subject to the locational criteria for Conditional Uses and may be allowed anywhere within the Estates -Mixed Use District. 3. Conditional Use for a church or place of worship as allowed in the Estates zoning district is allowed on Tract 22, GGE Unit 97. 4. area. CP -06-5 ExhlW A Transmittal - par BCC G1ComprehenslvelComp. Planning GMP DATA1Comp. Plan AmendmentAM6 Cycle PeODWExhibitA Transmittal - as approved by BCC 4-15 8 4-29-06 - only those modified from CCPC dw14-30-06 Words underlined are added; words stPjGk4hFeuO are deleted. ORDINANCE NO. 08 - AN ORDINANCE AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY PROVIDING FOR AN AMENDMENT TO THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, Collier County, pursuant to Section 163.3161, at. sea., Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Local Government Comprehensive Planning and Land Development Regulation Act of 1985 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and WHEREAS, Robert L. Duane of Hole Montes and Associates requested an amendment to the Future Land Use Element and the Future Land Use Map and Map Series to change the Future Land Use Map (FLUM) designation from the Urban Residential Subdistrict to a new subdistrict entitled the Italian -American Plaza and Clubhouse Commercial Subdistrict, within the Urban Commercial District, and to make a corresponding text change to allow for a 20,000 square foot clubhouse, and up to 34,000 square feet of gross leasable area for financial institutions, schools, professional and medical offices, and personal and business services consistent with the General Office (C-1) Zoning District of the Collier County Land Development Code, for property located at the southwest corner of Airport -Pulling Road (CR 31) and Orange Blossom Drive, in Section 2, Township 49 South, Range 25 East, Collier County, Florida consisting of 5t acres; and WHEREAS, Collier County did submit this Growth Management Plan amendment to the Department of Community Affairs for preliminary review on May 12, 2008; and WHEREAS, the Department of Community Affairs did review the amendment to the Future Land Use Element and Future Land Use Map and Map series, to the Growth Management Plan and transmitted its findings in writing to Collier County within the time provided by law; and Words underlined are additions; words s#w6k thFaugh are deletions 1 WHEREAS, Collier County has 60 days from receipt of the Objections, Recommendations, and Comments Report from the Department of Community Affairs to adopt, adopt with changes or not adopt the proposed amendment to the Growth Management Plan; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and did hold a public hearing concerning the adoption of this amendment to the Future Land Use Element and Future Land Use Map and Map Series to the Growth Management Plan on September 25, 2008; and WHEREAS, Collier County has gathered and considered additional information, data and analysis supporting adoption of this amendment, including the following: the Collier County Staff Report; the document entitled Collier County Growth Management Plan amendment, and other documents, testimony and information presented and made a part of the record at the meeting of the Collier County Planning Commission held on August 19, 2008, and the Collier County Board of County Commissioners held on September 25, 2008; and WHEREAS, all applicable substantive and procedural requirements of law have been met. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH MANAGEMENT PLAN The Board of County Commissioners hereby adopts this amendment to the Future Land Use Element and Future Land Use Map and Map Series, in accordance with Section 163.3184, Florida Statutes. The text and maps of the amendment are attached hereto as Exhibit "A" and are incorporated by reference herein. SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION THREE: EFFECTIVE DATE. The effective date of this amendment shall be the date a final order is issued by the Department of Community Affairs or Administration Commission finding the amendment in Words underlined are additions; words sNask thrsegh are deletions compliance in accordance with Section 163.3184, Florida Statutes, whichever occurs earlier. No development orders, development permits, or land uses dependent on this amendment may be issued or commence before it has become effective. If a final order of noncompliance is issued by the Administration Commission, this amendment may nevertheless be made effective by adoption of a Resolution affirming its effective status, a copy of which Resolution shall be sent to the Department of Community Affairs, Bureau of Local Planning, 2555 Shumard Oaks Blvd., 3rd Floor, Tallahassee, Florida 32399-2100. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this day of ATTEST: DWIGHT E. BROCK, Clerk 2008. BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA BY: TOM HENNING, CHAIRMAN Approved as to form and legal suffiency: Marjorie M. Student -Stirling Assistant County Attorney Petition CP -2006-7- Future Land Use Element and Future Land Use Element Future Land Use Map and Map Sedes Words underlined are additions; words 6tFesk4hFewgp are deletions 3 Exhibit A CP -2006-7 Proposed Future Land Use Element Text Amendment: C. Urban Commercial District 11. Italian American Plaza and Clubhouse Commercial Subdistrict [Page 63] cmena: a. Rezones are encouraged to be in the form of a Planned Unit Development and must contain development standards to ensure that all uses will be compatible with neighbonno residential and institutional uses b. Pedesti west m design. C. M e. reueveiopment of the site Words underlined are additions, Words 64eek4hreuo are deletions -1- Proposed f f. F1 h. Exhibit A CP -2006-7 July 21, ZUU8. Policy 1.1 [Page 12] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: C. URBAN — COMMERCIAL DISTRICT 11. Italian American Plaza and Clubhouse Commercial Subdistrict • add the new Subdistrict in the FLUE policy that lists all Designations/Districts/Subdistricts. FUTURE LAND USE MAP SERIES [added next in order] Italian American Plaza and Clubhouse Commercial Subdistrict • include a new inset map depicting the Subdistrict, in addition to revision to the respective FLUM. Do NOT number the inset map, only provide map title. 1. URBAN DESIGNATION [Page 27] Italian American Plaza and Clubhouse Commercial Subdistrict • add name of that inset map in FLUE text where various Subdistricts that allow non- residential uses are listed (in FLUE, Urban Designation, I(b)(12), p. 27). FUTURE LAND USE MAP SERIES Italian American Plaza and Clubhouse Commercial Subdistrict [Page 1241 • add name of that inset map in respective Element where FLUM Series is listed. Words underlined are additions, Words strbisk through are deletions - 2 T 46 S t 47 S �T4 g S ■ a M.P 0 a a a r on 5 at 1 Nunn 0 an 1� - -Z9 S T 50 S T 51 S ---TE2- s Is 1 S Z9 1 ■ a M.P 0 a a a r S RV I 5 at 1 S as 1 s Is 1 S Z9 1 EXHIBIT A PFTITVIAI P. Inn. m ITALIAN AMERICAN PLAZA AND CLUBHOUSE COMMERCIAL SUBDISTRICT QN� COLLIER COUNTY, FLORIDA 11, D LEGENl _ - J - ED -Illw PREPARED BY. GRAPHICS AND TECHNICAL SUPPORT SCC➢ON COMMUNITY DEVELDILENi —2 ENVIRONMENTAL SFRNCES DI VISIOF paTE 2/2009 RIE. CP-2006—OIapWc o won. moo'T L ORDINANCE NO. 08 - AN ORDINANCE AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY PROVIDING FOR AN AMENDMENT TO THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, Collier County, pursuant to Section 163.3161, at. sea., Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Local Government Comprehensive Planning and Land Development Regulation Act of 1985 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and WHEREAS, Parks and Recreation Department staff initiated an amendment to the Future Land Use Element and Future Land Use Map and Map Series, to change the Future Land Use Map (FLUM) designation from Urban -Mixed Use District/Urban Coastal Fringe Subdistrict to the Conservation Designation, and to make a corresponding text change to reference a new map of the site for the County -owned Mar -Good Park property located in Goodland, adjoining Pettit Drive, Pear Tree Avenue, and Papaya Street, in Section 18, Township 27 South, Range 52 East, Collier County, Florida consisting of 2.5t acres; and WHEREAS, Collier County did submit this Growth Management Plan amendment to the Department of Community Affairs for preliminary review on May 12, 2008; and WHEREAS, the Department of Community Affairs did review the amendment to the Future Land Use Element Future Land Use Map and Map series to the Growth Management Plan and transmitted its findings in writing to Collier County within the time provided by law; and WHEREAS, Collier County has 60 days from receipt of the Objections, Recommendations, and Comments Report from the Department of Community Affairs to adopt, adopt with changes or not adopt the proposed amendment to the Growth Management Plan; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and did hold a public hearing concerning the adoption of this Words underlined are additions; words stwsktgreugh are deletions t amendment to the Future Land Use Element Future Land Use Map and Map Series to the Growth Management Plan on September 25, 2008; and WHEREAS, Collier County has gathered and considered additional information, data and analysis supporting adoption of this amendment, including the following: the Collier County Staff Report; the document entitled Collier County Growth Management Plan amendment, and other documents, testimony and information presented and made a part of the record at the meeting of the Collier County Planning Commission held on August 19, 2008, and the Collier County Board of County Commissioners held on September 25, 2008; and WHEREAS, all applicable substantive and procedural requirements of law have been met. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH MANAGEMENT PLAN The Board of County Commissioners hereby adopts this amendment to the Future Land Use Element and Future Land Use Map and Map Series in accordance with Section 163.3184, Florida Statutes. The text and maps of the amendment are attached hereto as Exhibit "A" and are incorporated by reference herein. SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION THREE: EFFECTIVE DATE. The effective date of this amendment shall be the date a final order is issued by the Department of Community Affairs or Administration Commission finding the amendment in compliance in accordance with Section 163.3184, Florida Statutes, whichever occurs earlier. No development orders, development permits, or land uses dependent on this amendment may be issued or commence before it has become effective. If a final order of noncompliance is issued by the Administration Commission, this amendment may nevertheless be made effective by adoption of a Resolution affirming its effective status, a copy of which Resolution shall be Words underlined are additions; words etraslFthmugh are deletions 2 sent to the Department of Community Affairs, Bureau of Local Planning, 2555 Shumard Oaks Blvd., 3`d Floor, Tallahassee, Florida 32399-2100. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this day of ATTEST: DWIGHT E. BROCK, Clerk 2008. BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA BY: TOM HENNING, CHAIRMAN Approved as to form and legal suffiency: Marjorie M. Student -Stirling Assistant County Attorney Petition CPSP-2006-12 - Future Land Use Element Future Land Use Map and Map Series Words underlined are additions; words StFUek through are deletions 3 Exhibit A FUTURE LAND USE MAP SERIES 1page 1241 Future Land Use Map Mixed Use & Interchange Activity Center Maps Properties Consistent by Policy (5.9,5.10,5.11,5.12,5.13,5.14,5.15) Maps Collier County Wetlands Map Collier County Wellhead Protection Areas and Proposed Wellfields and ASRs Map Rivers and Floodplain Map Estuarine Bays Map Soils Map Existing Commercial Mineral Extraction Sites Map Bayshore/Gateway Triangle Redevelopment Overlay Map Stewardship Overlay Map Rural Lands Study Area Natural Resource Index Maps North Belie Meade Overlay Map Existing Public Educational Plants (Schools) and Ancillary Plants (Support Facilities) Map Existing Sites for Future Public Educational Plants and Ancillary Plants Plantation Island Urban Area Map Copeland Urban Area Map Railhead Scrub Preserve — Conservation Designation Map Lely Mitigation Park — Conservation Designation Map MarGood Park - Conservation Designation Mao Urban — Rural Fringe Transition Zone Overlay Map Orange Blossom Mixed Use Subdistrict Map Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Map Davis Boulevard/County Barn Road Mixed Use Subdistrict Map Goodlette/Pine Ridge Commercial Infill Subdistrict Map Henderson Creek Minced -Use Subdistrict Map Buckley Mixed -Use Subdistrict Map Livingston/Pine Ridge Commercial Infill Subdistrict Map Vanderbilt Beach Road Neighborhood Commercial Subdistrict Map Livingston Road/Eatonwood Lane Commercial Will Subdistrict Map Livingston Road Commercial Infill Subdistrict Map Words underlined are added; words struck -through are deletions NA5_ O N d y a U � D �4w O � w N Ll wo 2 s to N V i s � in Z co 5 m n.M Ll a o� k7� z�r W?B ;gd aim o� S� N T 46 S T 47 S c, T 48 9 C� \\d/%\/ Ix co \|on��/�\\�/\\\ \ }}� \� \ /\ / \\ \ \ won m I Du c, Mc \\ \\d/%\/ \ rza± c, Mc ORDINANCE NO. 08 - AN ORDINANCE AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY PROVIDING FOR AMENDMENTS TO THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, TRANSPORTATION ELEMENT AND MAPS, RECREATION AND OPEN SPACE ELEMENT, ECONOMIC ELEMENT, AND GOLDEN GATE AREA MASTER PLAN AND GOLDEN GATE AREA MASTER PLAN FUTURE LAND USE MAP AND MAP SERIES, PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, Collier County, pursuant to Section 163.3161, et. sea., Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Local Government Comprehensive Planning and Land Development Regulation Act of 1985 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and WHEREAS, Comprehensive Planning Department staff initiated amendments to the Future Land Use Element and Future Land Use Map and Map Series, Transportation Element and Maps, Recreation and Open Space Element, Economic Element, and Golden Gate Area Master Pian and Golden Gate Area Master Plan Future Land Use Map and Map Series, to change the allowance for model homes in Golden Gate Estates; to expand an area excepted from the conditional use locational criteria along Golden Gate Parkway within Golden Gate Estates; to extend the Transfer of Development Rights early entry bonus in the Rural Fringe Mixed -Use District; and, to make corrections of omissions and errors and other revisions so as to harmonize and update various sections of these various elements of the Growth Management Plan; and WHEREAS, Collier County did submit this Growth Management Plan amendment to the Department of Community Affairs for preliminary review on May 12, 2008; and WHEREAS, the Department of Community Affairs did review the amendments to the Future Land Use Element and Future Land Use Map and Map Series, Transportation Element and Maps, Recreation and Open Space Element, Economic Element, and Golden Gate Area Master Plan and Golden Gate Area Master Plan Future Land Use Map and Map Series to the Words underlined are additions; words stwsk!hFeu@h are deletions t Growth Management Plan and transmitted its findings in writing to Collier County within the time provided by law; and WHEREAS, Collier County has 60 days from receipt of the Objections, Recommendations, and Comments Report from the Department of Community Affairs to adopt, adopt with changes or not adopt the proposed amendment to the Growth Management Plan; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and did hold a public hearing concerning the adoption of the Future Land Use Element and Future Land Use Map and Map Series, Transportation Element and Maps, Recreation and Open Space Element, Economic Element and Golden Gate Area Master Plan and Golden Gate Area Master Plan Future Land Use Map and Map Series to the Growth Management Plan on September 25, 2008; and WHEREAS, Collier County has gathered and considered additional information, data and analysis supporting adoption of these amendments, including the following: the Collier County Staff Report; the document entitled Collier County Growth Management Plan amendment, and other documents, testimony and information presented and made a part of the record at the meeting of the Collier County Planning Commission held on August 19, 2008, and the Collier County Board of County Commissioners held on September 25, 2008; and WHEREAS, all applicable substantive and procedural requirements of law have been met. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: ADOPTION OF AMENDMENTS TO THE GROWTH MANAGEMENT PLAN The Board of County Commissioners hereby adopts these amendments to the Future Land Use Element and Future Land Use Map and Map Series, Transportation Element and Maps, Recreation and Open Space Element, Economic Element and Golden Gate Area Master Plan and Golden Gate Area Master Plan Future Land Use Map and Map Series in accordance with Section 163.3184, Florida Statutes. The text and maps of the amendments are attached hereto as Exhibit "A" and are incorporated by reference herein. Words underlined are additions; words strusli fteugh are deletions 2 SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION THREE: EFFECTIVE DATE. The effective date of these amendments shall be the date a final order is issued by the Department of Community Affairs or Administration Commission finding the amendment in compliance in accordance with Section 163.3184, Florida Statutes, whichever occurs earlier. No development orders, development permits, or land uses dependent on this amendment may be issued or commence before it has become effective. If a final order of noncompliance is issued by the Administration Commission, these amendments may nevertheless be made effective by adoption of a Resolution affirming its effective status, a copy of which Resolution shall be sent to the Department of Community Affairs, Bureau of Local Planning, 2555 Shumard Oaks Blvd., 3rd Floor, Tallahassee, Florida 32399-2100. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this day of ATTEST: DWIGHT E. BROCK, Clerk 2008. BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA BY: TOM HENNING, CHAIRMAN Approved as to form and legal suffiency: Marjorie M. Student -Stirling Assistant County Attorney Petition CPSP-200613 - Future Land Use Element and Future Land Use Map and Map Series, Capital Improvement Element, Transportation Element and Maps, Recreation and Open Space Element, Economic Element and Golden Gate Area Master Plan and Golden Gate Area Master Plan Future Land Use Map and Map Series Words underlined are additions; words stFUGI( thFOugh are deletions 3 EXHIBIT A CPSP-2006-13 TRANSPORTATION ELEMENT Policy 1.3 [page 13] County arterial and collector roads as well as State highways not on the Strategic Intermodal System (SISI shall be maintained at Level of Service "D" or better as addressed in the Implementation Strategy of the Transportation Element except for the roadways listed below that have been widened to six (6) lanes and cannot be widened any further. The County will also adopt FDOT's LOS on roadway segments where the County has entered into a TRIP (a national transportation research group) agreement for funding. TRIP eligible facilities and SIS facilities are identified on Map TR -8 and Map TR -9. Policy 1.4 kkk #kk #kk kkk kk# #kk [page 13] Collier County sets and adopts the LOS standards for State Roads with the exception of those on the Strategic Intermodal System (SISIFIGF;da InlFastate Highway System (FiHS). In Collier County FDOT sets the LOS standards for 1-75. The standards for 1-75 are as follows: wa# aaa }w} +ww ##w +++ +++ aaa x}a +ka aa+ aa+ Policy 5.4 [page 161 Pursuant to Rule 9J -5.0055(6)(a)3., Florida Administrative Code and the Urban Infill and Urban Redevelopment Strategy contained in the Future Land Use Element of this Plan, the South U.S. 41 Transportation Concurrency Exception Area (TCEA) is hereby designated. Development located within the South U.S. 41 TCEA (MapTR-4) may be exempt from transportation concurrency requirements, so long as impacts to the transportation system are mitigated using the procedures below: A. Any proposed development within the concurrency exception area that would reduce the LOS on Strategic Intermodal System (SIS) Systea-(F1kd.S) roadways within the County by 5% or more of the capacity at the adopted LOS standard shall meet the transportation concurrency requirements specified in Capital Improvement Element, Policy 5.3. B. Any proposed development within the concurrency exception area that would reduce the LOS on (SIS) F4148 roadways within the County by less than 5% of the capacity at the adopted LOS standard and meets the requirements identified below in Policy 5.6 are exempt from the transportation requirements of Capital Improvement Element, Policy 5.3. Words underlined are added; words e -t are deleted Row of asterisks (*** *** ***) denotes break in text. KUUKIMA I NUN AMD UPEM 5PAGE ELEMENT RECREATION AND OPEN SPACE ELEMENT Policy 1.4.2 [page 41 Collier County shall continue to coordinate the provision of recreational facilities and activities with other governmental jurisdictions that own or operate such facilities and activities within, or adjacent to, Collier County. Said governmental entities shall include, but not necessarily be limited to: Miami -Dade County, Florida ### w## ww# aaw wwF a## w#a #ww ### #}} #a# ### Policy 34.6 3.1.7 (second listed policy 3.1.6) [page 6] By the year 2010, the Parks and Recreation Department and the ... [no further changes] ECONOMIC ELEMENT Policy 3A4 3.13 Collier County will continue to support programs designed to FUTURE LAND USE ELEMENT Table of Contents, Section II. aaa #wF www www w4# aaa w#w waw [page 4] [no further changes] [page 1] ##a ##w www ww# 11. 'IMPLEMENTATION STRATEGY page ' GOALS, OBJECTIVES AND POLICIES 11-25 FUTURE LAND USE DESIGNATION DESCRIPTION SECTION 26-124 Urban Designation Density Rating System Agricultural/Rural Designation Estates Designation Conservation Designation Overlays and Special Features # FUTURE LAND USE MAP SERIES 125 • Future Land Use Map • Mixed Use S Interchange Activity Centers Maps ' Properties Consistent by Policy (5.9, 5.10, 5.11) Maps • Collier County Platural-Reseursee._ Wetlands Mao • Collier County Wellhead Protection Areas and Proposed Wellfields and ASRs ISP ' Rivers and Floodplain Map ' Estuarine Bays Mao Words underlined are added; words sE�e are deleted. 2 Row of asterisks (*** *** ***) denotes break in text. S01IS Mao ' ExIstino Commercial Mineral Extraction Sites Mao ` Bayshora/Gateway Triangle Redevelopment Overlay Map ' Stewardship Overlay Map Rural Lands Study Area Natural Resource Index Maps ' North Belle Meade Overlay May Existing Sites for Future Public Educational Plants and Ancillary Plants Mao ' Existing Public Educational Plants (Schools) and Ancillary Plants (Support Facilities) Mao ' Copeland Urban Designated Area Mao ' Plantation Island Urban Designated Area Mao ' R_ailhead Scrub Perserve - Conservation Designation Mao ' Le1v.Mitioation Park - Conservation Designation Mao ' Urban - Rural Fringe Transition Zone Overlay Mao ' Orange Blossom Mixed Use Subdistrict Mao ' Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Mao ' Davis Boulevard/County Bam Road Mixed Use Subdistrict Mao Goodlette/Pine Ridoe Commercial Infill Subdistrict Mao ' Henderson Creek Mixed Use Subdistrict Mao ` Bucklev Mixed Use Subdistrict Mao ' LivinostoNPine Ridge Commercial Infill Subdistrict Mao ' Vanderbilt Beach Road Neighborhood Commercial Subdistrict Map " Livingston Road/Eatonwood Lane Commercial Infill Subdistrict Mao ' Livingston Road Commercial Infill Subdistrict Mao ' Livingston RoadNeteran's Memorial Boulevard QgniMprciall Subdistrict Mao ' Corkscrew Island Neighborhood Commercial Subdistrict Mao ' Collier Boulevard Community Facility Subdistrict y" aaw awa wag aaw aaw wwa aaw wag aaa w++ ++a aaa OVERVIEW, C. UNDERLYING CONCEPTS, Attainment of High Quality Urban Design, second paragraph, fourth line [page 61 OVERVIEW C. UNDERLYING CONCEPTS Attainment of High Quality Urban Design aaa aaa aaa aaa waw waw waw wag +ww aaa aaw aaa " .. level and it relates to aesthetics and sense of place. Within the Transportation Element ...". [no further changes] OVERVIEW, D. SPECIAL ISSUES, Coordination of Land Use and Public Facility Planning, fourth paragraph, second line [page 61 OVERVIEW D. SPECIAL ISSUES Coordination of Land Use and Public Facility Planning was aaa waw +++ aa+ aaa aaa www aww waw +ww aaa " .. and through process oriented commitments. First, the Transportation Element includes an ...." [no further changes] B. DENSITY RATING SYSTEM, 2. Density Bonuses, e. Roadway Access, second line [page 491 B. DENSITY RATING SYSTEM 2. Density Bonuses e. Roadway Access Words underlined are added; words et- uek -t-kt c}k are deleted Row of asterisks (*** *** ***) denotes break in text. If the project has direct access to two 2 or more arterial or collector roads as identified in the TFa#iG GiFOUlatien Transportation Element, one 4 residential dwelling ...." [no further changes] D. Urban Industrial District, seventh line [page 63] !F* F+R RR* R!F RFa *RF *aF FRh FFF aF* *aa RFF .. classified as an arterial or collector in the Transgortation Element, or access may be ...." [no further changes] Overview, E. FUTURE LAND USE MAP, second paragraph [page 101 Overview E. FUTURE LAND USE MAP !rr aRa x*+ «wa wxx wwa wax xRR aww wxF a+x *wR The Future Land Use Map series includes additional map series: North Belle Meade Overlay Map Future Land Use Map - Mixed Use Activity Centers and Interchange Activity Centers Future Land Use Map - Properties Consistent by Policy (5.9, 5.10, 5.11) Future Land Use Map - NatarafResear Collier County Wetlands; axa ara «!r wRR aRx xww *ww a+x Rrw aaa xwa x*F Policy 1.1 [page 11] A. URBAN - MIXED USE DISTRICT 1. Urban Residential Subdistrict aaa wwa xwa aaa Rw! «Ra rxR rww a*F *xw wwa waa 17. Collier Boulevard Community Facility Subdistrict. Policy 1.2 [page 12] A. AGRICULTURAL/RURAL- MIXED USE DISTRICT 1. Rural Commercial Subdistrict 2. Corkscrew Island Neighborhood Commercial Subdistrict Policy 2.4 [page 131 Pursuant to Rule 9J -5.0055(6)(a) 3., Florida Administrative Code and the Urban Infill and Urban Redevelopment Strategy contained in this Element, development located within the South U.S. 41 Transportation Concurrency Exception Area (TCEA) (See Map TR -4) may be exempt from transportation concurrency requirements, so long as impacts to the transportation system are mitigated using the procedures set forth in ReAsies Policy 5.5 and 6.6 of the Transportation Element. Words underlined are added; words e4-- tt are deleted. 4 Row of asterisks (++x +++ +++) denotes break in text. Uensity mating System of this Element. Developments within the South U.S. 41 TCEA that do not obtain certification pursuant to Policy 5.5 of the Transportation Element shall meet all concurrency requirements. Whether or not a concurrency exception is requested, developments shall be subject to a concurrency review for the purpose of reserving capacity for those trips associated with the development and maintaining accurate counts of the remaining capacity on the roadway network. 3. Urban Coastal Fringe Subdistrict [page 31] The purpose of this Subdistrict is to provide transitional densities between the Conservation designated area (primarily located to the south of the Subdistrict) and the remainder of the Urban designated area (primarily located to the north of the Subdistrict). The Subdistrict comprises those Urban areas south of US 41, generally east of the City of Naples, and generally west of the Rural Fringe Mixed Use District Neutral Lands, but excludes Section 13, Township 51 South, Range 26 East, and comprises approximately 11,354 acres and 10% of the Urban Mixed Use District. The entire Subdistrict is located seaward of the Coastal High Hazard Area Boundary. In order to facilitate hurricane evacuation and to protect the adjacent environmentally sensitive Conservation designated area, residential densities within the Subdistrict shall not exceed a maximum of 4 dwelling units per acre, except as allowed in the Density Rating System to exceed 4 units per acre throuah provision of Affordable Housing and Transfers of Development Rights. and except as allowed by certain FLUE Policies under Objective 5, and except as provided in the Bayshore Gateway Triangle Redevelopment Overlay. New rezones to permit mobile home development within this Subdistrict are prohibited. Rezones are recommended to be in the form of a Planned Unit Development. d. Residential In -fill [page 491 To encourage residential in -fill in urban areas of existing development outside of the Coastal High Hazard Area, a maximum of 3 residential dwelling units per gross acre may be added if the following criteria are met: (a) The project is 20 acres or less in size; (b) At time of development, the project will be served by central public water and sewer; (c) The project is compatible with surrounding land uses; Words underlined are added; words :_-___ _lire_gli are deleted Row of asterisks (*** *** ***) denotes break in text. (d) The property in question has no common site development plan with adjacent property; (e) There is no common ownership with any adjacent parcels-., (f) The parcel in question was not created to take advantage of the in -fill residential density bonus and was created prior to the adoption of this provision in the Growth Management Pian on January 10, 1989. ; (g) Of the maximum 3 additional units, one (1) dwelling unit per acre shall be transferred from Sending Lands: (h) Projects qualifying under this provision may increase the density administratively by a maximum of one dwelling unit per acre by transferring that additional density from Sending Lands. a. Traffic Congestion Area [pages 50-51] If the project lies within the Traffic Congestion Area, an area identified as subject to long range traffic congestion, one dwelling unit per gross acre would be subtracted from the eligible base density of four dwelling units per acre. The Traffic Congestion Boundary is shown on the Future Land Use Map and consists of the western coastal Urban Designated Area seaward of a boundary marked by Airport -Pulling Road (including an extension north to the Lee County boundary), Davis Boulevard, County Barn Road, and Rattlesnake Hammock Road consistent with the Mixed Use Activity Center's residential density band located at the southwest quadrant of the intersection of Rattlesnake Hammock Road and County Road 951 (including an extension to the east, but exclusive Island, and Chokoloskee). Properties adjacent to the Traffic Congestion Area shall be considered part of the Traffic Congestion Area if their only access is to a read road forming the boundary of the Area; however, if that property also has an ... [no further changes] rrr aaa aaa aaa a## rra aaa aaa aaa a## rra aaa II. AGRICULTURAL/RURAL DESIGNATION, third paragraph [page 64] ### ### The following uses and densities are generally permitted under this Designation — but may not be permitted in all Districts and Subdistricts, and may be subject to specific criteria, conditions, development standards; permitted densities may be greater, or lesser, than that stated below, in some Districts and Subdistricts. Alternatively, the Rural Lands Stewardship Area Overlay contains specific provisions for uses, intensities and residential densities for Stewardship Receiving Areas participating in the Stewardship Credit System. a. Agricultural uses such as farming, ranching, forestry, bee -keeping; I. Commercial uses as principal uses, as provided for within the Rural Commercial Subdistrict Corkscrew Island Neiahborhood Commercial Subdistrict and Rural Villages within the Rural Fringe Mixed Use District, and based upon the criteria set forth therein, respectively; Words underlined are added; words et*ue4� are deleted Row of asterisks (*** *** ***) denotes break in text. Early Entry TDR Bonus [page 76] C) Sending Lands YY* YH *w* Y*4 *YT 4** hye* **ye y*k *** *** #k* 6. Early Entry TDR Bonus: An Early Entry TDR Bonus shall be available in the form of an additional one TDR Credit for each base TDR Credit severed from Sending Lands from March 5, 2004, onward for a period of thFee six and one-half years after the adoption of the LDC amendment implementing this provision-. , or until March 27 2012 Early Entry TDR Bonus Credits may be used after the termination of the bonus period. Policy 5.5, 2.a.1.4 of the Rural Lands Stewardship Overlay [page 115] D. Rural Lands Stewardship Overlay Policy 5.5, 2.a.i. 4. Ecology and Development -Related Habitat Requirements of the Florida Scrub Jay (Aphelocoma coerulescens), Technical Report No.8, Florida Game and Fresh Water Fish Commission, 1991. kkk #kR yekf kk# *kk kk* kkk kkk kk* *kk kkk #}k Future Land Use Map Series list [page 124] FUTURE LAND USE MAP SERIES Future Land Use Map Mixed Use & Interchange Activity Center Maps Livingston Road Commercial Infill Subdistrict Map FUTURE LAND USE MAP (countywide) Make modifications to the Future Land Use Map, as described or depicted below. • Modify Future Land Use Map to add interchange symbol to the countywide FLUM map for the new Golden Gate Parkway/1-75 interchange. • Modify Future Land Use Map to expand Incorporated Areas to reflect City of Naples annexations of Moorings Park PUD and portion of Wilderness Country Club PUD commercial tract. Words underlined are added; words st-�are deleted. 7 Row of asterisks (*** *** ***) denotes break in text. • In Future Land Use Map legend, under Overlays and Special Features, add the word "Overlay" after three entries so as to read: Area of Critical State Concern Overlav, Natural Resource Protection Area (NRPA) Overlav, and Airport Noise Area Overlay. • In Future Land Use Map legend, delete second note: • In Future Land Use Map legend, relocate and re -number fourth note as second note, and modify to read: (4) IQ The Future Land Use Map series includes numerous maps in addition to this Countywide Future Land Use Map. ; These maps are listed and located at the end of the Future Land Use Element text." • In Future Land Use Map legend, add new third note to read: (3) Most Subdistricts as • In Future Land Use Map legend, re -number existing third note as the fourth note: (3) (4) The Conservation designation is subject to change as areas are acquired and may include outparcels. Stewardship Overlay Map. Amend the Stewardship Overlay Map to add all nine approved Stewardship Sending Areas, as required by Policy 1.6 of the Rural Lands Stewardship Area Overlay. Livingston Road/Veteran's Memorial Boulevard Commercial Infill Subdistrict Map. Create a new Livingston Road/Veteran's Memorial Boulevard Commercial Infill Subdistrict Map for inclusion in the Future Land Use Map Series. FUTURE LAND USE MAP — MAP SERIES Make modifications to the following maps, as described below. Map 5A, Goodlette/Pine Ridge Commercial Infill Subdistrict Map. Amend to delete "Map 5A" and to depict the City of Naples boundary as result of Moorings Park PUD annexation in 2005 (located on east side of Goodlette Road, south of Pine Ridge Road, and north of Solana Road). Map FLUE -10, Consistent by Policy Map. Amend to depict the City of Naples boundary as result of previous annexation of Royal Poinciana Golf Course (located east of Goodlette Road, west of Poinciana subdivision, and north of Grey Oaks PUD [Estuary]), Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract (site of Eagle View Professional Park, located on east side of Goodlette Road and north of Golden Gate Parkway). Map FLUE -11, Consistent by Policy Map. Amend to depict the City of Naples boundary as result of previous annexation at southeast corner of US -41 East and Sandpiper Street. Activity Center Index Map. Amend to depict the City of Naples boundary as result of previous annexations at southeast corner of US -41 East and Sandpiper Street, Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Rivers and Floodplain Map. Words underlined are added; words 6+� are deleted Row of asterisks (*'* *** ***) denotes break in text. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Estuarine Bays Map. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Soils Map. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Existing Commercial Mineral Extraction Sites Map. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. GOLDEN GATE AREA MASTER PLAN iii. Affordable -workforce Housing Bonus [pages 18-19] Table of Contents, LIST OF MAPS [page 11 Table of Contents LIST OF MAPS 4- Golden Gate Area Master Plan Study Areas 3 Golden Gate Area Future Land Use Map 3 High Density Residential Subdistrict 4 Urban Mixed Use Activity Center 6 Golden Gate Urban Commercial Infill Subdistrict and Golden Gate Estates Commercial Infill Subdistrict 6 Activity Center and Pine Ridge Road Mixed Use Subdistrict Words underlined are added; words StEueli tliEeegk are deleted Row of asterisks (*** *** ***) denotes break in text. 7 Santa Barbara Commercial Subdistrict 8 Golden Gate Parkway Professional Office Commercial Subdistrict 9 Golden Gate Estates Neighborhood Centers 48 Wilson Boulevard/Golden Gate Boulevard Center 44 Collier Boulevard/Pine Ridge Road Center 42 Golden Gate Boulevard/Everglades Boulevard Center 43 Immokalee Road/Everglades Boulevard Center 44 Randall Boulevard Commercial Subdistrict 45 Golden Gate Parkway Interchange Conditional Uses Area 48 Commercial Western Estates Infill Subdistrict 47 Downtown Center Commercial Subdistrict 48 Collier Boulevard Commercial Subdistrict Introduction, first paragraph [page 21 I. INTRODUCTION As part of the revised Growth Management Plan, the County adopted the original Golden Gate Area Master Plan (GGAMP) in 1991. The GGAMP was further revised in 1997. The Golden Gate Area Master Plan provides growth management regulations for the designated Golden Gate Area (see Golden Gate Area Master Plan Study Areas Map 4). 2. High Density Residential Subdistrict [page 19] To encourage higher density residential and promote mixed uses in close proximity to Activity Centers, those residential zoned properties permitting up to 12 dwelling units per acre which were located within and consistent with the Activity Center designation at Golden Gate Parkway and Coronado Parkway established by the 1989 Collier County Growth Management Plan and subsequently removed by the creation of a new Activity Center via the adoption of the Golden Gate Area Master Plan are recognized as being consistent with this Master Plan and are outlined on the High Density Residential Subdistrict Map 3. 3. Downtown Center Commercial Subdistrict [page 19] The primary purpose of the Downtown Center Commercial Subdistrict (see Downtown Center Commercial Subdistrict Map 47) is to encourage redevelopment along Golden Gate Parkway in order to improve the physical appearance of the area and create a viable downtown district for the residents of Golden Gate City and Golden Gate Estates. [no further changes] 1. Mixed Use Activity Center Subdistrict [page 22] The Activity Center designated on the Future Land Use Map is intended to accommodate commercial zoning within the Urban Designated Area. Activity Centers are intended to be mixed-use (commercial, residential, institutional) in character. The Activity Center concept is designed to concentrate new and existing commercial zoning in locations where traffic impacts can readily be accommodated, to avoid strip and disorganized patterns of commercial development, and to create focal points within the community. The size and configuration of the Activity Center is outlined on the Urban Mixed Use Activity Center - Golden Gate Parkway and Coronado Parkway Map 4-. Words underlined are added; words o6 are deleted. 10 Row of asterisks (*** *** ***) denotes break in text. 2. Golden Gate Urban Commercial Infill Subdistrict [page 22] This Subdistrict is located at the southwest quadrant of C.R. 951 and Golden Gate Parkway. Due to the existing zoning and land use pattern in proximity to the Commercial In -fill Subdistrict (see Golden Gate Urban Commercial Infill Subdistrict and Golden Gate Estates Commercial Infill Subdistrict Map g) and the need to ensure adequate development standards to buffer adjacent land uses, commercial uses shall be permitted under the following criteria: [no further changes] 3. Santa Barbara Commercial Subdistrict [page 231 The boundaries of the Subdistrict are hereby expanded to include the former Commercial Subdistrict and also to extend approximately one (1) block to the east of the former boundary (see Santa Barbara Commercial Subdistrict Map 7). The intent of the Santa Barbara Commercial Subdistrict is to provide Golden Gate City with an area that is primarily commercial, with an allowance for certain conditional uses. The types of uses permitted within this Subdistrict are low intensity retail, offices, personal services, and institutional uses, such as churches and day care centers. Such development is intended to serve the needs of residents within the Subdistrict and surrounding neighborhoods and persons traveling nearby. [no further changes] 4. Golden Gate Parkway Professional Office Commercial Subdistrict [page 24] The, provisions of this Subdistrict (see Golden Gate Parkway Professional Office Commercial Subdistrict Map 8) are intended to provide Golden Gate City with a viable professional office district with associated small-scale retail as identified under item A, below. This Subdistrict has two purposes: • to serve as a bona -fide entry way into Golden Gate City; and • to provide a community focal point and sense of place. 5. Collier Boulevard Commercial Subdistrict [page 25] The primary purpose of the Collier Boulevard Commercial Subdistrict (see Collier Boulevard Commercial Subdistrict Map 48) is to encourage redevelopment along Collier Boulevard in order to improve the physical appearance of the area. This Subdistrict is intended to allow a mix of uses, including heavy commercial within those areas presently zoned C-5. [no further changes] 2. ESTATES DESIGNATION A. Estates Mixed Use District 2. Neighborhood Center Subdistrict, paragraph b, and first bullet point [pages 27-28] 2. Neighborhood Center Subdistrict b) Locations [no further changes] Neighborhood Centers are located along major roadways and are distributed within Golden Gate Estates according to commercial demand estimates. (See Golden Gate Words underlined are added; words __.___-.`. are deleted. 11 Row of asterisks (*** *** ***) denotes break in text. Estates Neighborhood Centers Map 8). The centers are designed to ... [no further changes] www www www www www www www ww4 www +++ www +++ • Wilson Boulevard and Golden Gate Boulevard Center. This center consists of all four quadrants at the intersection of Wilson and Golden Gate Boulevards (See Wilson Boulevard/Golden Gate Boulevard Center Map 4-0). The NE and SE quadrants ... [no further changes] www wwx ww# www www www www ### w#w www #+k wk# • Collier Boulevard and Pine Ridge Road Center. The center at Collier Boulevard and Pine Ridge Road is located on both sides of the intersection. Tracts 109-114, Unit 26, Golden Gate Estates are included in this center as eligible for commercial development. (See Collier Boulevard/Pine Ridge Road Center Map 44). The E1/2 of Tract 107, Unit 26 is also ... [no further changes] ww+ kkw www kww w-ww www www www www www www www • Everglades Boulevard and Golden Gate Boulevard Center. This Center consists of all four quadrants at the intersection of Everglades and Golden Gate Boulevards (See Golden Gate Boulevard/Everglades Boulevard Center Map 42). The NE quadrant ... [no further changes] kfk kk* kkw ##k 4kk #kk krt kk# kkk 4Yt* #kk k44 3. Conditional Uses Subdistrict www #ww #ww #ww www www www wwk wsrt www wsrt www b. Golden Gate Parkway and Collier Boulevard Special Provisions [page 31.1] • Conditional uses above) shall not be permitted on those parcels immediately adjacent to the west side of Collier Boulevard within the Estates Designated Area unless except where the parcel is directly bounded by conditional uses on two (2) or more side yards with no intervening rights -of -ways or waterways; and, except as provided in subparagraph 2 below and except for essential services as described in Paragraph a). above. • Recognizing the existing residential nature of the land uses surrounding the planned 1-75 interchange at Golden Gate Parkway, there shall be no further conditional uses for properties abutting Golden Gate Parkway, between Livingston Road and Santa Barbara Boulevard, except as permitted within the Golden Gate Parkway Institutional Subdistrict: and, except as provided in Paragraph a). above. • Further, no properties abutting streets accessing Golden Gate Parkway. between Livingston Road and Santa Barbara Boulevard , w6th'R the abeve defined Words underlined are added; words see-E}xe}k are deleted. 12 Row of asterisks (*** *** ***) denotes break in text. segrmenE shall be approved for conditional uses except as permitted within the In consideration of the improvements associated with the prepesed interchange at Interstate 75 and Golden Gate Parkway, the existing conditional use (church and related facilities) located at the southeast corner of Golden Gate Parkway and 66th Street S.W. may be expanded in acreage and intensity along the south side of Golden Gate Parkway to the east of 660' Street S.W., but the total project area shall not exceed approximately 9.22 8-.24 acres (see Golden Gate Parkway Interchange Conditional Uses Area Map 46). 2. The parcel located immediately south of the Commercial Western Estates Infill Subdistrict, on the west side of Collier Boulevard, and at the southwest quadrant of the intersection of Vanderbilt Beach Road and Collier Boulevard, shall be eligible for a transitional conditional use designation. 1. Interchange Activity Center Subdistrict [page 331 On the fringes of the Golden Gate Area Master Plan boundaries, there are several parcels that are located within the Interchange Activity Center # 10 at 1-75 and Pine Ridge Road as detailed in the County -wide Future Land Use Element (FLUE). Parcels - within this Activity Center are subject to the County -wide FLUE and not this Master Plan. See Activity Center and Pine Ridae Road Mixed Use Subdistrict Map 6 for a detailed map of this Activity Center. 2. Pine Ridge Road Mixed Use Subdistrict, bottom of page, last line [page 34] www :� www www www www www www www www www www See Activity Center and Pine Ridge Road Mixed Use Subdistrict Map 6 for a detailed map of this Subdistrict. 3. Randall Boulevard Commercial Subdistrict, first paragraph [page 35] Recognizing the unique development pattern and characteristics of surrounding land uses, the Randall Boulevard Commercial Subdistrict has been designated on the Golden Gate Area Future Land Use Map. The Subdistrict is comprised of the following properties: Tract 71, Golden Gate Estates, Unit 23; and the East 165 feet of Tract 54, Golden Gate Estates, Unit 23. See Randall Boulevard Commercial Subdistrict Map 44. 4. Commercial Western Estates Infill Subdistrict, paragraph a [pages 35-36] a) Size and Location: The Subdistrict includes a 6.23 -acre parcel, located at the southwest corner of Vanderbilt Beach Road and Collier Boulevard (see Commercial Western Estates Infill Subdistrict Map 46). The parcel is identified as Tract 105, Unit 2, Golden Gate Estates. Words underlined are added; words et� are deleted. 13 Row of asterisks (*** *** ***) denotes break in text. 5. Golden Gate Estates Commercial infill Subdistrict, first paragraph [page 37] This subdistrict consists of two infill areas. The two areas are located at the northwest corner of Collier Boulevard and Green Boulevard and at the northwest corner of Santa Barbara Boulevard and Golden Gate Parkway. Due to the existing zoning and land use pattern in proximity to the Estates Commercial In -fill Subdistrict (see Golden Gate Urban Commercial Infill Subdistrict and Golden Gate Estates Commercial Infill Subdistrict Map S) and the need to ensure adequate development standards to buffer adjacent land uses, commercial uses shall be permitted under the following criteria: [no further changes] ESTATES DESIGNATION, second paragraph [page 26] +a} w}} rww a+a }ar aaa aaw rww aaw aa4 a}} ww} Generally, the The Estates Designation also accommodates future non-residential uses, including: • Conditional uses and essential services as defined in the Land Development Code..-, except as prohibited in the Neighborhood Center Subdistrict Also refer to the Conditional Uses Subdistrict. wwa aar «aa }«a aar wrr wow 4ww 3. Conditional Uses Subdistrict, paragraph a) wwr aa} aa4 a+a [page 31] 4aw www 44a rwr wa4 aw4 a44 www kwa w++ }aw aaa a) Essential Services Conditional Use Provisions: Those Essential Services Conditional Uses, as identified within Section 2.6:9.2 2.01.03G. of the Collier County Land Development Code, may be allowed anywhere within the Estates Zoning District, except as prohibited in certain Neighborhood Centers, and are defined as: [no further changes] 4Yi }}4 }Y4 {}4 a}} Y44 41Y 44i 44Y a44 444 ti} 3. Conditional Uses Subdistrict, paragraph a), 7"' bullet [page 31.1] a) Essential Services Conditional Use Provisions: aa} war aaw wrr waw aww aar rww xaa aaa +aa aww • governmental facilities (except for those Permitted Uses identified in Section 2-6 9 2.01.03 of the Land Development Code) ww+ aaa 44r w44 4{4 44w aww a» +rw www +wa aa+ LAND USE DESIGNATION DESCRIPTION SECTION 1. URBAN DESIGNATION: URBAN MIXED USE DISTRICT AND URBAN COMMERCIAL DISTRICT. [first three lines at top of page 18] Words underlined are added; words are deleted. 14 Row of asterisks (*** *** ***) denotes break in text. 1. URBAN DESIGNATION: URBAN MIXED USE DISTRICT AND URBAN COMMERCIAL DISTRICT. ..Collier County Land Development Code (Ordinance No. 9 �,tee 8611ebeF30, 1991 04-41. adopted June 22. 2004. effective October 18 2004) and consistent with locational requirements in Florida Statutes (Chapter 419.001 F.S.) 2. ESTATES DESIGNATION, third bullet point [page 261 • Group Housing shall be permitted subject to the definitions and regulations as outlined in the Collier County Land Development Code (Ordinance No. 91 !02; adopted AstebeF39 4894 04-41. adopted June 22 2004 effective October 18 2004) and consistent with locational requirements in Florida Statutes (Chapter 419.001 F.S.). 2. Neighborhood Center Subdistrict, paragraph c, first bullet point [page 281 c) Criteria for land uses at the centers are as follows: • Commercial uses shall be limited to intermediate commercial so as to provide for a wider variety of goods and services in areas that have a higher degree of automobile traffic. These uses shall be similar to C- 1, C-2, or C-3 zoning districts outlined in the Collier County Land Development Code (Ordinance No. 01 102, adapted QGteber 30, 3884, 04-41. adopted June 22. 2004. effective October 18 2004), except as prohibited below. [no further changes] e) Special Exceptions to Conditional Use Locational Criteria [page 32] 1. Temporary use (TU) permits for model homes, as defined in the Collier County Land Development Code, may be allowed anywhere within the Estates -Mixed Use District. Conditional use permits submitted for the purpose of extending the time period for use of the structure as a model home shall not be subject to the locational criteria of the Conditional Uses Subdistrict, and may be allowed anywhere within the Estates -Mixed Use District. TeaaperaFy Use Words underlined are added; words et� are deleted. 15 Row of asterisks i*** *** ***) denotes break in text. axx xxx xax xxa xxx wax axx aaa axa xxa xxx NEW Future Land Use Map Series list [Page 40] GOLDEN GATE AREA MASTER PLAN MAP SERIES Make modifications to the following maps, as described below. Golden Gate Parkway Professional Office Commercial Subdistrict Map. Amend map to remove property that was added to the Mixed Use Activity Center via a small scale GMP amendment in 2004 (petition CPSS-2004-1); property is now zoned Zone PUD and is described as Lot 1, Block 201, Golden Gate Unit 6. Map 1, Study Areas. Amend map to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, portion of Wilderness Country Club PUD commercial tract, Royal Poinciana Golf Course, and US-41/Sandpiper Street. Revise the Golden Gate Estates Neighborhood Centers Map. Revise this map to reflect the approval of petition CP -2005-2 that expanded the southwest quadrant of the Wilson/Golden Gate Boulevards neighborhood center. Golden Gate Future Land Use Map. Amend map to remove RSF-3 property at northeast corner of the Mixed Use Activity Center to correlate with same change previously made to the Activity Center map in GGAMP and Activity Center #15 Map in the FLUE, and remove the Santa Barbara Words unl derlined are added; words sue-tkcsag33 are deleted. 16 s Row of aterisks (*** *** ***) denotes break in text. Square commercial plaza at northeast corner of Golden Gate Parkway/Santa Barbara Blvd. from the Golden Gate Parkway Professional Office Commercial Subdistrict to be consistent with the map for that Subdistrict. All Existing GGAMP Maps. Amend map to remove map number on each respective map: flap 4 Golden Gate Area Master Plan Study Areas Map -2 Golden Gate Area Future Land Use Map Map 3 High Density Residential Subdistrict 1989 Boundaries of Activity Center Map 4 Downtown Center Commercial Subdistrict Map 6 Urban Mixed Use Activity Center/Golden Gate Parkway and Coronado Parkway Map& Golden Gate Urban Commercial Infill Subdistrict and Golden Gate Estates Commercial Infill Subdistrict Map 7 Santa Barbara Commercial Subdistrict Map Golden Gate Parkway Professional Office Commercial Subdistrict Map 8 Collier Boulevard Commercial Subdistrict Map 40 Pine Ridge Road Interchange Activity Center and Pine Ridge Road Mixed Use Subdistrict Map 44 Golden Gate Estates Neighborhood Centers Mapes Wilson Boulevard/Golden Gate Boulevard Center Map 13 Collier Boulevard/Pine Ridge Road Center Map 44 Golden Gate Boulevard/Everglades Boulevard Center Map 16 Immokalee Road/Everglades Boulevard Center Map 46 Randall Boulevard Commercial Subdistrict Mapes Commercial Western Estates Infill Subdistrict Mapes Golden Gate Parkway Interchange Conditional Uses Area CPSP-06-13 Exhibft A Tmnsmittal - per BCC GACanpiehenslvekComp. Planning GMP DATMCanp. Plan Amendments006 Cycle Pet onslExhbh A Transmittal - as approved by BCC 4-15 & 4-29-08 - only Nose modified from CCPC tg-dw/4-30-08 and mk-d*/8-7-08 Words underlined are added; words =____-_ _---__-.`. are deleted. 17 Row of asterisks (*** *** ***) denotes break in text. i Legend Number of Lanes by Color — 2 — 4 —8 — 10 2030 LRTP Minot Update 2030 Long Range Transportation Plan wpu TR -1 Collier County 2030 Constrained Financially Feasible Pian c i o.wo.urr as '.. o.,.u.•... � / x r > Immohalee Area Adopted June a, 2007 Legend Number of Lanes by Color 2 4 2030 Long Range Transportation Plan TR -2 Collier County 2030 Highway Need, Plan T aioo ---------- ImmokaleeAwa L L 2M LRTF Mln*r Update Adop,edJdtteg, 2007 EXHIBIT "A" T 49 9 T N S i E9 S T 09 S T-50 S i 3 PETITION CPSP-2006-13 I ¢ , r I W a w a 'I W H a Pte ° N w N Q ? 6 ■ dc e-. d v O ■ ri ■ ._ POW 0 ¢I S 9t 1 5 [p 1 _ 9 B6 1 S 60 1 9 OS 1 5 l5 1 5 IS 1 - P a i g t ■■,a ■ —; ■ I +� i a I¢ e �.p zi mE _ PETITION CPSP-2006-13 I ¢ , r I W a w a 'I W H a Pte ° N w N Q ? 6 ■ dc e-. d v O ■ ri ■ ._ POW 0 ¢I S 9t 1 5 [p 1 _ 9 B6 1 S 60 1 9 OS 1 5 l5 1 5 IS 1 Le is T 499 5 OS 1 _ EXHIBIT 'N' CPSP-2008-13 COLLIER COUNTY RURAL & AGRICULTURAL AREA ASSESSMFNT EXHIBIT "A" CPSP•2006.13 R 25 E R 25 E J coon• c ___.___ /20 N cn. em .. „ „ N � • /:a cR. es cR. ew t 11 0 ;/I " a a cR e.2 13 10 12 - CR. B96 C.P. 096 •I 1_-A YB 15 „ v L ✓`�"' CA. 856-15 O \ SR. p{ 9 5R N X15 17N N F •• m u " ,v " f MIXED USE 6 INTERCHANGE - ACTIVITY CENTER a " INDEX MAP .. le AMENDED - JANUARY 25, 2005 (Ord No. 2005-03) N AMENDED - JUNE ], 2005 y� (Ora. No. 2005-25) IA PREPAPEo e+: GRAPMcs .Wo rzP1mCAL sUPV T WCPQA YQ MLMTY DEWLOC ERT AND O,NRWUENTLL SE.MUE frN4. TRE: ALVEss-I 0 N-2Doe.orrt DATE: 3/ 009 R 25 6 R 2s 5 /\j\§ COUNTY DADE 2\ \2�wal \/#§� ! z �\« )\} \�\!!! }§j \ : !| )§ \ � . ! �, ° \ Z, � !§ |„ §; , \/} ! !,! �\� /\j\§ \2�wal \/#§� BROWOD CWNTY owe CWN.r Oa <QOC z N N �i �a moo �b oma^ $ nz EXHIBIT "A" FUTURE LAND USE MAP SOILS Western Collier County, Florido O SCALE 0~�5M1. SOURCE. U 5. DEPARTMENT OF AGRCULTURE SOL CONSERVATION SERVICE, JUNE 1988 PREPARED BY GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENMRONMENTAL SERNCES DINSION OATS: 3/2008 FILELU-94-2008.DM E:PCV_DMR_ AENJm COumY EACH AREA OUTLINED ON THIS MAP CONSISTS OF MORE THAN ONE KIND OF SOIL. THE MAP IS THUS MEANT FOR GENERAL PLANNING RATHER THAN A BASIS FOR DECISIONS ON THE USE OF SPECIFIC TRACTS k—«k ) BROWARD COUNTY DADE COUNTY . _Y COLLIER . COUNTY Y\ { \ /° TED 9»} ( cl§ \0 §\ // /\\ |.) `^ {� /- �- � IN �_|»��_ � �! Dc ! §! In. \!( \§ }\ { EXHIBITA GOODLETTE/PINE RIDGE COMMERCIAL INFILL SUBDISTRICT COLLIER COUNTY, FLORIDA i 4 � Y i PINE RIO. ROAD (GR -996) PME RIOCE ROAD (GR.-B9B) DPo. WAN. ORI. A(Pte �y LASTRADA LANE I POMPEI LANE e 01 I 9 QQCR1OLE A.NUE Y I ry9 s I I MSTLARE BLw. 9E„� LEGEND R vm TT. .w FT. GOOOLETTE/PINE RIDGE FFr COMMERCIAL INFILL PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION SUBDISTRICT COMMUNITY DEKLOPMENT AND ENVIRONMENTAL SERVICES DINSION CATS: 3/2008 FILE'. CPSP-2006-13A.C91'G EXHIBIT A PETITION CPSP-2DOS-1: LIVINGSTON ROAD / VETERANS MEMORIAL BOULEVARD COMMERCIAL INFILL SUBDISTRICT COLLIER COUNTY, FLORIDA �4? A 4b �3Ar� 4 y b r.rr �rtw m 5 e a L.„, c & i a .m�rsn. y O .Fn�aan. mem. al Tl C"T wmA vsrtn..s .sw�.s ewC.aro Krz..ws .wmir eou�v.w SUBJECT BER 7SUBDISTRICT]] PREPARED R9: GRAPHICS AND TECHNICAL SUPPORT SCCiION� ffM! DAT, NITY312 0EbELOILENT -2 EN V3A-2D SC SERNCES DINSIDN pniE: J/2p08 FILE: CP-30DJ-]A-1p08.pwG JOo n Soo ri EXHIBIT 'A' _ CPSP-2000-13 GOLDEN GATE AREA MASTER PLAN LEE CO. COLLIER CO. ERY OF NAPLES -+ STUDY AREAS COLLIER COUNTY, FLORIDA HENDRY CO. COWER CO MARCO ISLAND IN 9 a �YFxpm - OCIOKR ]6.63W� SCALE 5M1. IOY1. LEGEND GOLDEN GATE AREA FUTURE LAND USE MAP ■ ..., .... ..�... IamoRn�ee novo , T vnNDlRtlIL] tlRnpl POnU Pill I il 11 n 11 U3 h' 'S r � � t +. ■ R 26 E I R 27 E T EXHIBIT 'K HIGH DENSITY RESIDENTIAL SUBDISTRICT 1989 BOUNDARIES OF ACTIVITY CENTER roc. 1� — PREPARED BY. GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENMRONMENTAL SERVICES DIVISION FILE. GGMP-613-1008,13M DATE. 3/2008 CENTER o w.T .mon S N (L U) a U Ll�-,-L- z 0 s o� VW OW 7a0 ✓ZO Q�\ To -W VS~ Ww0 r` �a Uwo ago ado >a m>u 2U wEw tt0-� � 011 .. ::. UNION go .. ■ ■■■■■■■■■■■ ■ Ll�-,-L- z 0 s o� VW OW 7a0 ✓ZO Q�\ To -W VS~ Ww0 r` �a Uwo ago ado >a m>u 2U wEw tt0-� URBAN MIXED USE ACTIVITY CENTER GOLDEN GATE PARKWAY AND CORONADO PARKWAY COLLIER COUNTY, FLORIDA AMENDED — JANUARY 25, 2005 Ord. No. 2005-3 AMENDED — JANUARY 25, 2007 (Ord. No. 2007-19) PREPARED BY. GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENNRONMENTAL SERVICES OWSION FILE: CPSS-2006-18-2008.OWC DATE. 3/2008 RRwx wren Ns[ AcnWrr ccxrzR cuoeN crrc vMxRry M+o caxaxAv0 vAVltxAr LEGEND ACTITY .V£ scCEniER r BWNpARIES EXHIBIT 'A' roco-onncii GOLDEN GATE URBAN COMMERCIAL INFILL SUBDISTRICT AND GOLDEN GATE ESTATES COMMERCIAL INFILL SUBDISTRICT COLLIER COUNTY, FLORIDA a s 8a c„ � s rco8 ej a ry �z z eW ,o W o B 0 ILx Ado - �o �D D OD D � OCA❑ c o `�m �w= QQIJULJ000 � , � V N © Z N „ Ph �n ��2 115 94 99 95 98 96 9] 9 101 106 LOT I I LOT 2 EXHIBIT W b 91 9 9 Y 1 2 — d cme+ wrz ru.AAr 9 � 113 m F PREPMEO BY fp WCS AND TECHNICAL SWPORT SECTION COMMON TY DEKLCPMENT ANO E VRONMENUL YANCES DIN90N FllC'. CPSD-200/->6-2W XW D41E. £12WO rcco-Onru l 5l�AEMµ Y>Nx 5[iOx ® O]L AMENDED - OCTOBEP 25, 2004 (aa. NO. 2004-w) AMEN(ad No 005-25)005 sAWA u.MAU MINNE IAL d fSrR LEGEND SUBDISTRICT £XPANSIDN ® ORfGNA, ® SUBDISTRICT EXHIBIT "A" GOLDEN GATE PARKWAY PROFESSIONAL OFFICE COMMERCIAL SUBDISTRICT Cox,« COU,t , norma caoxno rwxw.r roco_onnc n I PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION aE COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION--{�� FILE: CPSP-2004-7F-20OB.D`NG DATE: 3/2008 0IT .ovT AMENDED - JANUARY 25, 3005 (O.dDED. No. 2005-03) LEGEND AMENDED MF (O.d. No. 2005 -JUNE 25) 005 ® PBOFESSONAL OFOCE SUBDISTRICT EXHIBIT "A" COLLIER BOULEVARD COMMERCIAL SUBDISTRICT COLLIER COUNTY. FLORIDA CPSP-2006-13 Aorwsj aaoa � LEGEND s. zw 9) COLLIER BOULEVARD COXM£P.OAL PREPARED 61. GRAPHICS ANO TECHNICAL SDPPORI SEC il01V �\ SUBD/STPJLT CDMMUMTr DE VELpFMENT ANG EN VIPONM1111, SEPNCES D:'di SipN � _ � FLLE. GGMP-SIA-20D6.DWG PATE. 3/2008 n mnT .oar -- \ � . \ \\z\ ' !! !§ . �. �� } ^ !, | e !k \ \\ G ) \{ EXHIBIT "A" rocia a. .e GOLDEN GATE ESTATES NEIGHBORHOOD CENTERS Collier County, Florida IMMOKALEE ROAD AMENDED - (Ord. SEPTEMBER 10, 2003 No, 2003-.Q AMENDED (Ord. - OCTOBER 26, 2004 N. 2000-71) AMENDED - (Ord. JANUARY 2S, 2007 No. 2007-19) PREPARED BY, GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENNRONMENTAL SERVICES DIVISION FILE: GCMP-47-2008,DWG DALE: 3/2008 GOLDEN GAI IST.1. NEIG.Inal p CENIEGS LEGEND NEIGWBORH000 CENTERS 0 1 MI 2 MI EXHIBIT W CPSP-200R-13 WILSON BOULEVARD/GOLDEN GATE BOULEVARD CENTER Collier County, Florida IMMOKALEE ADOPTED — (Ord. SEPTEMBER 10, No. 2003-44) 2003 AMENDED (Ord. — JANUARY 25, No. 2007-19) 2007 AMENDED (Ord. — DECEMBER 4, No. 2007-76) 2007 0 1/22 W 1 MI. PREPARED BY. GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENMRONMENTAL SERMCES DtVISIGN FILE GGMP-43-2008.UNG DATE: 3/2006 LEGEND GOLUEN GATE ESTATESTA lES NEIGHBORHOOD CENTER AREA SETTLEMENT AREA EXHIBIT 'A' GOLDEN GATE BOULEVARD/EVERGLADES BOULEVARD CENTER Collier County, Florido 1MMOHALBE ADOPTED — SEPTEMBER 10, 2003 (Ord. No. 2003-44) AMENDED — JANUARY 25, 2007 (Ord. No. 2007-19) 0 112 MI. 1 MI, PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT MO ENMRONMENTAL SERNCES OIVSION FILE: OCMP-4S-2008.DWG GATE: 312008 LEGEND GOLDEN GATCm SETTLEMENT ESTATES AREA NEIGHBORHOOD CENTER EXHIBIT "A' CPSP-2008-13 IMMOKALEE ROAD/EVERGLADES BOULEVARD CENTER Collier County, Florida IMMOKALEE ROAD m L/—LG1_ Z IMMOKALEE LEGEND AMENDED - SEP iEMBER 10, 200J (or". 2003-44) AMENDED - OCTOBER 26, 2004 GOLDEN GATE SETTLEMENT (Ord. No. 2004-71) AMENDED - JANUARY 25, 2007 (Ord. Na. 2007-19) F r"I 0 112 MI. 1 MI. PREPARED BY: GRAPHICS AND TECHNICAL SLIPPORT SECTION COMMUNITY DEVELOPMENT AND ENMRONMENTAL SERMCES OIVI90N FILE: OCMP-44-20C8.DYIG DATE: 3/1008 ESTATES AREA NEIGHBORHOOD CENTER EXHIBIT 'A" RANDALL BOULEVARD COMMERCIAL SUBDISTRICT Collier County, floridu IMMOEALEE AMENDED — SEPTEMBER 10, 2003 (Ord. No. 2003-44) AMENDED — JANUARY 25, 2007 (Ord. No. 2007-19) �T- 0 1/2 Ml. 1 MI. PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERMCES DINSIGN 9LE: OGMP-21-2009.OWG DATE'. 3/2008 LEGEND GOLDEN CATS SETTLEMENT ESTATES AREA EXHIBIT "A" CPSP.9MR_1q COMMERCIAL WESTERN ESTATES INFILL SUBDISTRICT Collier County, Florida h NAPLES-IMMOKALEE ROAD F ❑ F � COMMERCIAL WESTERN ESTATES m INFILL SUBDISTRICT 3 J O T BEACH ROAD EXT. O L s PINE RIDG 0 E UkEYA < h w U AMENDED - SEPTEMBER 10, 2003 (Ora. No. 2003-44) AMENDED - OCTOBER 26, 2004 (Ord. No. 2004-71) AMENDED -- JANUARY 25, 2007 (Ord. No. 2007-19) 0 112 MI, 1 ML PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENMRONMENTAL SERMCES DIVISION FILE: GGMP-48-2O08.GWG GATE: 3/2008 IL LEGEND GOLDEN GATE ESTATES EXHIBIT •A• yr .1 .v IA GOLDEN GATE PARKWAY INTERCHANGE CONDITIONAL USES AREA Collier County, Florida ADOPTED -SEPTEMBER 10, 2003 (Ord. No. 2003-44) AMENDED - JANUARY 25, 2007 (Ord. No. 2007-19) 0 1/2 MI. i MI. PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENMRONMENTAL SCRMCES OIMSION FILE: COMP-49-2008.D0IG DATE: 3/2008 LEGEND GOLDEN GATE ESTATES A O PINE RIDGE ROAD n V R F G1 > m a a RJ GOLDEN GATE PARKWAY 4m F a x o a i GOLDEN GATE PARKWAY INTERCHANGE CONDITIONAL USES AREA F� RADIO ROAD 0 0. m_ a DAVIS BOULEVARD EXT. ADOPTED -SEPTEMBER 10, 2003 (Ord. No. 2003-44) AMENDED - JANUARY 25, 2007 (Ord. No. 2007-19) 0 1/2 MI. i MI. PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENMRONMENTAL SCRMCES OIMSION FILE: COMP-49-2008.D0IG DATE: 3/2008 LEGEND GOLDEN GATE ESTATES EXHIBIT 'A' cPBP-1(Vtti1-1 COLLIER BOULEVARD/PINE RIDGE ROAD CENTER Collier County, Florida VIV�4T BEACH ROAD EXT. a O J PINE RIDG !TE V R j m F m a m m m F O Z < y LEGEND ADOPU4) 10, 2003 4) AME5, 2007 cDLDEN cat[ NEIGHBORHDOD 9) ESTATES CENTER 0 1/2 MI_ 1 MI. PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENNRCNMENTAL SERWCES DIASION FILE. CGMP-46-2006.On DATE: 3/2008 Agenda Item 4 C STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION, COMPREHENSIVE PLANNING DEPARTMENT HEARING DATE: MARCH 17, 2008 RE: PETITION NO. CP -2006-05: FIRST BAPTIST CHURCH OF GOLDEN GATE GROWTH MANAGEMENT PLAN AMENDMENT [TRANSMITTAL HEARING] AGENT/APPLICANT/OWNERS: Agent: Dwight Nadeau _ Planning Manager RWA, Inc. 6610 Willow Park Drive Naples, FI. 34109 Applicant First Baptist Church of Golden Gate and Owner 2741 Santa Barbara Blvd. Naples, FL, 34116 GEOGRAPHIC LOCATION: The subject property: • contains 3.54+/- acres • located on the west side of Santa Barbara Blvd. directly north of the existing First Baptist Church of Golden Gate facility, addressed as 2741 Santa Barbara Blvd.; • approximately 0.30 miles north of Golden Gate Parkway; • within the west portion of Golden Gate Area Master Plan (GGAMP) and described as follows: The North 180 feet of Tract 107, Unit 30, Golden Gate Estates, located in Section 29, Township 49, Range 26. • lies within the Golden Gate Planning Community 1 Agenda Item 4 C REQUESTED ACTION: According to the petitioner, this petition seeks to add language to allow a future Conditional Use petition to permit an addition to the existing church facility (completed in 1991 with second floor build out in 1998), as it would otherwise be prohibited under the Estates — Mixed Use District, Conditional Uses Subdistrict. The applicant has indicated its intent to expand the present 7,675 square foot facility by approximately 12,000 square feet to include an activity room or multi-purpose room, fellowship hall, Sunday school classrooms and meeting rooms and remodel its current facility for use solely as a worship center. However, if approved, this amendment will not limit the size of the church expansion, rather will simply allow church use, i.e. church expansion or new church use. The proposed text addition is shown designated with a single underline. This text is also reflected in the Resolution Exhibit A. d) Transitional Conditional Uses: Conditional uses may be granted in Transitional Areas. A Transitional Area is defined as an area located between existing non-residential and residential areas. The purpose of this provision is to allow conditional uses in areas that Agenda Item 4 C are adjacent to existing non-residential uses and are therefore generally not appropriate for residential use. The conditional use will act as a buffer between non-residential and residential areas. e) Special Exceptions to Conditional Use Locational Criteria: 1. Temporary use (TU) permits for model homes, as defined in the Collier County Land Development Code, may be allowed anywhere within the Estates -Mixed Use District. Conditional use permits submitted for the purpose of extending the time period for use of the structure as a model home shall not be subject to the locational criteria of the Conditional Uses Subdistrict, and may be allowed anywhere within the Estates - Mixed Use District. Temporary Use permits for model homes shall have a duration of three (3) years from the date of approval. No subsequent issuance of a Conditional Use permit shall be for a duration exceeding two (2) years. The total time period for Temporary Use and Conditional Use permits together shall not exceed five (5) years. 2. Conditional Use permits for excavation, as provided for in the Estates zoning district, are not subject to the locational criteria for Conditional Uses and may be allowed anywhere within the Estates -Mixed Use District. Conditional Use for a church or place of worship as allowed in the Estates zoning district is allowed on Tract 22, GGE Unit 97. 4. Conditional Use for a church or place of worship as allowed in the Estates zoning district is allowed on the north 180 feet of Tract 107, Unit 30, Golden Gate Estates. SURROUNDING LAND USE, ZONING AND FUTURE LAND USE DESIGNATION: Subject Site: The existing church is developed on the south 2.60 -acre portion of Tract 107, Unit 30, Golden Gate Estates directly south and adjacent to the subject 3.54 -acre property. The subject site is undeveloped, owned by the church, and planned for an expansion of church facilities. The current Future Land Use Designation is Estates - Mixed Use District, Residential Estates Subdistrict for both parcels. The zoning is E, Estates. Surrounding Lands: North: Existing Land Use: undeveloped tracts of land immediately north of the subject property and single family residential development beyond. FLUM: Estates Designation, Estates Mixed Use District, Residential Estates Subdistrict Existing Zoning: E, Estates South: 0 Existing Land Use: existing single family residential development. Agenda Item 4 C FLUM: Estates Designation, Estates Mixed Use District, Residential Estates Subdistrict. • Existing Zoning: E, Estates East: • Existing Land Use: existing two family ranch style dwellings along the east side of Santa Barbara Blvd. • FLUM: Urban Commercial District, Santa Barbara Commercial Subdistrict and within the Residential Density Band of the Downtown Center Commercial Subdistrict. • Existing Zoning: Residential Multiple Family -12 - RMF -12, Santa Barbara Commercial Overlay District West: • Existing Land Use: single family residential immediately west of the subject property. • FLUM: Estates Designation, Estates Mixed Use District, Residential Estates Subdistrict • Existing Zoning: E, Estates STAFF ANALYSIS: Comprehensive Plan Amendment Data and Analysis Requirement Chapter 9J-5, Florida Administrative Code, "Minimum Criteria for Review of Local Government Comprehensive Plans and Plan Amendments, Evaluation and Appraisal Reports, Land Development Regulations and Determinations of Compliance" sets forth the minimum data and analysis requirement for comprehensive plan amendments. More specifically, Section 9J-5.005 "General Requirements" delineates criteria for plan amendments in sub -section 9J-5.005 (2) "Data and Analysis Requirements." Sub -section 9J-5.005(2) states in part that "All goals, objectives, standards, findings and conclusions within the comprehensive plan and its support documents, and within plan amendments and its support documents, shall be based upon relevant and appropriate data and analysis applicable to each element. To be based upon data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue... ....the Department will review each comprehensive plan [amendment] for the purpose of determining whether the plan [amendment] is based on data and analyses described in this Chapter and whether data were collected and applied in a professionally acceptable manner." It is incumbent upon all applicants requesting comprehensive plan amendments to provide supporting data and analyses in conjunction with any relevant support documents. It is not the responsibility of Collier County staff to generate data and analysis for the applicant, although it is staff's responsibility to identify any shortcomings in the data and analyses during the consistency review process and to request additional information that is deemed essential in the review of the submitted request for a plan amendment. Any outstanding deficiencies with respect to data and analyses that may remain at the time of any requisite public hearing are the responsibility of the applicant. rd Agenda Item 4 C A detailed synopsis of the adequacy of the data and analysis for the subject plan amendment is set forth with specificity below. Environmental Impacts: The environmental report submitted by Arrison Environmental, Inc. with this application is revised as of December 20, 2007. Exhibit V.C.2. under Summary on page 5 of 6 it states "Based on the results of this preliminary site assessment, it is the opinion of Arrison Environmental, Inc. that no Environmental Resources Permits from the South Florida Water Management District or the U.S. Army Corps of Engineers will be required." The Environmental Services Department stated that it will confirm the applicant's statement above at the next development order on whether or not permits from these above agencies will be required. Further, the applicant has indicated, based upon field surveys conducted on March 29 2006 and December 19, 2007, that there are no listed species on the site. Data provided in the application also indicates that there are no significant archaeological or historical sites recorded for the site and not considered likely to be present within the site. Public Facilities Impact, Including Traffic Impacts: This petition seeks to build a 12,000 square foot church facility with completion in approximately 2012. Information provided by the petitioner explained the impacts of developing the subject property with such a facility, as follows: • Impact on arterial and collector roads. A traffic impact analysis report has been prepared by Vanasse Daylor, dated February 28, 2008. This report's Summary of Findings, Conclusions and Recommendations are as follows: "The analysis indicated that the estimated First Baptist Church of Golden Gate site -generated trips are projected to be less than 2% on Santa Barbara Boulevard, and that the estimated trips will have no adverse impact on the roadway link. All roadway segments are projected to operate within SF max. No roadway or intersection improvements were identified as being needed in order to accommodate the background traffic. The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are issued for the proposed project." The Transportation Division March 6 comments about the TIS report are as follows: "The First Baptist Church of Golden Gate GMPA application, CP -2006- 5, can be considered consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan [GMP]. The proposed amendment would create 8 PM peak hour, peak direction trips. Santa Barbara Boulevard has a service volume of 1,940 trips, with a remaining capacity of approximately 349 trips between Green Boulevard and Golden Gate Parkway; and will be LOS "C" upon completion of construction in CY2009, as stated by the 2007 AUIR. The proposed trips can be accommodated in the remaining capacity of the adjacent roadway within the 5 year planning period." • Stormwater Drainage. The project is designed to comply with 25 -year, 3 -day storm routing requirements and on-site treatment prior to discharge into Santa Agenda Item 4 C Barbara Blvd. right -of way will be provided and negligible impact is expected to occur. Potable Water and Sanitary Sewer There are no LOSS impacts, as the church facilities will continue to use the existing private water well and septic system. The subject site is within the service area of, but is not presently served by, the Florida Governmental Utilities Authority. The Public Utilities Division has responded to this application as follows: `The project does not impact the Collier County Water - Sewer District. Per the 2005 Water & Wastewater Master Plan Updates, the project location is not within Collier County Water and Sewer Service Area. This project is within the FGUA Service Area. Any portions of this project to be developed shall be required to comply with current Ordinance 2007- 60." Solid Waste. Level of Service Standard is 0.75 tons/year/capita and impact is expected to be negligible. Community and Regional Park facilities. Impact should be neutral or positive as the result of this amendment will be to allow the same density as presently allowed (1 dwelling unit) or a reduction by eliminating that density and replacing it with a non-residential use. Appropriateness of Chanae: Generally, conditional uses (CUs) are permitted throughout the County on most residentially and agriculturally [the "E" zoning district, while principally allowing a single family dwelling, is classified as an agricultural zoning district] zoned land. As early as 1991, the residents of Golden Gate Estates expressed their concerns regarding the scattered approvals of non-residential conditional uses, with little or no discretionary criteria. The people in the Estates wanted County Planning policies and zoning provisions to provide a more appropriate amount of specificity and certainty as to where conditional uses could be expected and would be considered. They crafted GMP language which provided the certainty expected, with the adopted result being the Conditional Use provisions written into the Golden Gate Area Master Plan when it was adopted in 1991. These were subsequently revised in 2003-2004 based upon recommendations of the GGAMP Restudy Committee, a BCC -appointed citizen committee. That Committee evaluated the areas encompassed by the GGAMP and recommended greater restrictions on conditional uses in some areas, and additional allowances for other areas, as reflected in the current GGAMP. The subject property was not identified as an area appropriate for Conditional Uses nor as an area in which there was a particular need for Conditional Uses. The "Conditional Uses Subdistrict' in the Estates — Mixed Use District within the GGAMP contains specific provisions for Essential Services CUs, CUs on Golden Gate Parkway and Collier Boulevard, Transitional CUs adjacent to Neighborhood Centers, Transitional CUs [as buffers between residential and certain non-residential uses], and, Special Exceptions to CU Locational Criteria [for certain excavation activities and temporary model homes]. Agenda Item 4 C -- The existing land use designation of the subject site is "Estates" and is excerpted below from the Golden Gate Area Master Plan. "2. ESTATES DESIGNATION This designation is characterized by low density semi -rural residential lots with limited opportunities for other land uses. Typical lots are 2.25 acres in size. However, there are some legal non -conforming lots as small as 1.14 acres. Residential density is limited to a maximum of one unit per 2.25 gross acres, or one unit per legal non -conforming lot of record, exclusive of guesthouses. Multiple family dwelling units, duplexes, and other structures containing two or more principal dwellings, are prohibited in all Districts and Subdistricts in this Designation. The Estates Designation also accommodates future non-residential uses including: • Conditional uses and essential services as defined in the Land Development Code, • Parks, open space and recreational uses, • Group Housing shall be 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 I-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. Group Housing includes the following type facilities: • Family Care Facility if occupied by not more than six (6) persons shall be permitted in residential areas. • Group Care Facility, • Care Units, • Adult Congregate Living Facilities, and • Nursing Homes. All of the above uses shall be consistent with all of the Goals, Objectives and Policies of the Golden Gate Area Master Plan. " The proposed amendments would allow an existing church to expand directly adjacent to and north of its existing church facility onto undeveloped land that it has owned since 1993, or allow a new church. Specific conditions could be made a part of the future conditional use, via public hearing process, to provide protections to safeguard the residential properties which directly abut the property to the north, west, and south. Further, church use is generally considered compatible with residential development. Also, during the NIM the applicant stated that they will not have a day care/child care center because of its concerns for compatibility with the neighborhood. This commitment needs to be made a part of the proposed text of the Growth Management Plan amendment as required by Section 10.03.05 of the Land Development Code. Agenda Item 4 C Staff notes that, with the exception of Transportation Facilities, there are no LOSS impacts at issue. Also, the petitioner has presented adequate data and analysis to demonstrate need for this amendment. Neighborhood Information Meeting (NIM) Synopsis: The synopsis of the NIM is provided by Thomas Greenwood, Principal Planner, and Dwight Nadeau of RWA, Inc., consultant for the applicant, as follows: 1. Time and Location. The Neighborhood Information Meeting required by LDC Section 10.03.05 F was conducted at the First Baptist Church of Golden Gate, 2741 Santa Barbara Blvd., beginning at 5:30PM on January 28, 2008, after the agent/applicant duly noticed and advertised the meeting. 2. Attendance. Approximately 20 persons attended the NIM, including the applicant and applicant's consultants, and a sign up sheet was created for those attending the NIM. 3. Purpose of NIM. It was explained by Thomas Greenwood that the purpose of the NIM is to comply with the LDC, but more importantly is to provide a convenient time to inform those having an interest in the application to understand the application and to raise any early questions, comments or concerns so that they may be addressed prior to the hearings required by the State of Florida and Collier County. 4. Applicant/Agent/Developer Discussion of the Project and Application. Dwight Nadeau, AICP of RWA spoke and described the project as follows: • The project will consist of a 12,000 square foot expansion of the church's social facilities from the existing 7700 square foot building and conversion of the existing building into a worship center. • He stated that this NIM is the first in many meetings, including two transmittal hearings and two adoption hearings before the Planning Commission and the Board of County Commissioners, and that another NIM and similar hearings will be required when the church applies for a conditional use, which would not likely be until 2009 or 2010. 5. Remarks. Concerns. and Questions Vetted: Major issues/contentions; positive comments/approvals were provided as follows: • The Marsh's to the immediate south asked about access to the church property to which Mr. Nadeau stated that the main access will likely be the single driveway onto Santa Barbara and the secondary access over the easement the church possesses onto Painted Leaf Lane to the south. • The Marsh's stated that they were concerned that the proprerty onto which the church plans to expand would become commercial use to which Mr. Nadeau stated that this would require a separate and another lengthy process and is not the intent of the church at all. 6. Agent/applicant/developer statements of commitment: • Mr. Nadeau stated that the church will not have a day care/child care center because of its concerns for compatibility with the neighborhood. • Mr. Nadeau stated that the subject site would not be able to be used for commercial use under the language authorization proposed as part of this amendment to the GGAMP. 7. Conclusion of NIM: The NIM concluded at approximately 5:55 PM. Please note, that the NIM letter notices [and on-site signage for the transmittal public hearing] referenced a 6.14+/- site size (both church -owned parcels of land), as initially ri Agenda Item 4 C suggested by staff. However, the application and the exhibits all refer to an amendment for the 3.54+/- undeveloped site only. Staff subsequently advised the applicant that the transmittal hearing recommendation would be limited to the 3.54+/- acre site for which the applicant has provided data and analysis. FINDINGS AND CONCLUSIONS: 1. Compatibility with surrounding properties. The proposed uses will allow development generally compatible with uses on surrounding properties. 2. Access to Collector Road. The subject property abuts one collector road — Santa Barbara Boulevard. 3. Public Facility Impacts, except for Transportation. As a result of this amendment there are no significant impacts to public facilities, as defined in the Capital Improvement Element with respect to Stormwater Drainage, Potable Water, Sanitary Sewer, Solid Waste, Community and Regional Parks facilities. 4. Transportation Impact. The Transportation Division was able to recommend that GMP Amendment application CP -2006-5 can be found consistent with policy 5.1 of the Transportation Element of the GMP. 5. Future Requests. Approval of this petition may lead to other similar future requests. 6. Data and Analysis. The applicant has provided adequate data and analysis to document the need for this Growth Management Plan amendment. A. Geographic Area from which congregation is drawn The applicant has advised that the church's congregation is geographically bounded by Pine Ridge Road to the north, Collier Boulevard (CR -951) to the east, Radio Road to the south, and Livingston Road to the west. The geographic boundaries of the church, after expansion, are not expected to expand. The church hopes that their congregation expands from individuals residing in Golden Gate City. B. Availability of existing sites within the above geographic area which are available for use as a conditional use or permitted use without requiring an amendment to the GGAMP The applicant has addressed the availability [lack thereof] of existing church sites within the geographic area of the church's congregation. Staff finds, following review of the most recent county zoning and areal photo maps, that there are a limited number of other possible vacant sites which may be available for church purposes within the church's congregational geographic area. Further, the applicant states that churches are permitted as a conditional use in the C-1 zoning district and not allowed in the C-2 through C-5 districts. In fact, churches are permitted in the C-1 through C-5 zoning districts and these same available commercial properties are located within the geographic area of the congregation, though staff acknowledges that these sites may be too costly for the purposes of this church. C. Availability of national standards of the Baptist Church which document the need for facilities and floor space based upon the number of church members. The applicant has provided national standards ["rules of thumb"] of the Baptist Church as further documentation of the need for facilities and floor space based upon number of church members. LEGAL CONSIDERATIONS: This Staff Report has been reviewed and approved by the County Attorney's Office. Agenda Item 4 C STAFF RECOMMENDATION: That the CCPC forward Petition CP -2006-5 to the Board of County Commissioners with a recommendation to the Florida Department of Community of Affairs with revisions to the petitioner's text as outlined below, shown in double underline, to reflect the petitioner's commitment made at the NIM. e) Special Exceptions to Conditional Use Locational Criteria: Prepared By: �r r% Date: Thomas Greenwood, AICP, Principal Planner Comprehensive Planning Department J) Reviewed By: ' Date: f T David C. Weeks, AICP, Planning Manager Comprehensive P n 'n Department / Reviewed By: Date: l '710 Randall J. Cohe , AICP, Director Comprehensive Planning Department Reviewed By: M;LN Date: Marjorie M1Student-Stirling, Assistant County Attorne Office of Collier County Attorney -/ Approved By: .�•-• �--+f� Date: C 7 OY Schmitt, Administrator o munity Development and Environmental Services Division PETITION NO. CP -2006-5 Staff Report for the March 17, 2008 CCPC Meeting. NOTE: This petition has been scheduled for the April 15, 2008 BCC Meeting. COLLIER COUNTY PLANNING COMMISSION: Mark P. Strain, Chairman 10 First Baptist Church of Golden Gate Growth Management Plan Amendment CP -2006=5 PUTAEngineers, CONSULTING Surveyors&Mappers, Z t ♦ ♦ 1 1 Planners, & Project Managers 6610 Willow Park Drive, Suite 200, Naples, Florida 34109 • (239) 597-0575, fax: (239) 597.0578 • www,consult-rwa.com First Baptist Church of Golden Gate Growth Management Plan Amendment (CP -2006-5) Collier County, FL TABLE OF CONTENTS GMP Amendment Application Form Affidavit/Letter of Authorization Basis for Approval Letter Dated January 10, 2008 EXHIBIT V.A.1 - Vicinity Map EXHIBIT V.A.2 - Aerial Photo of Subject Property EXHIBIT V.A.3 - Existing Zoning and Land Use Map EXHIBIT V.B.1 - Future Land Use Map EXHIBIT V.C.2 — Preliminary Environmental Assessment EXHIBIT V.C.3 - Historical/Archeological Probability Map State Division of Historical Resources Letter Collier County Historical Archaeological Probability Map EXHIBIT V.D.S — Suitability of Proposed Land Use EXHIBIT V.E.I — Traffic Impact Analysis Report Dated February 28, 2008 EXHIBIT V.E.2 — Public Facilities Map Warranty Deed Sufficiency Response Letter Dated January 10, 2008 APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN PETITION NUMBER DATE RECEIVED, PRE -APPLICATION CONFERENCE DA DATE SUFFICIENT PLANNER ASSIGNED: COMMISSION DISTRICT: [ABOVE TO BE COMPLETED BY STAFF] This application, with all required supplemental data and information, must be completed and accompanied by the appropriate fee, and returned to the Comprehensive Planning Section, 2800 North Horseshoe Drive, Naples, Florida 34104. Phone: (941) 403-2300; Fax: (941) 643- 6869. The application must be reviewed by staff for sufficiency within 30 calendar days following the filing deadline before it will be processed and advertised for public hearing. The applicant will be notified, in writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the deficiencies. For additional information on the processing of the application, see Resolution 97-431 (attached). If you have any questions, please contact the Comprehensive Planning Section at 239-403-2300. SUBMISSION REQUIREMENTS GENERAL INFORMATION A. Name of Applicant(s) First Baptist Church of Golden Gate Cindy Crytzer — (239) 280-6713 Paul Beatty — (239) 597-0575 Company N/A Mailing Address 2741 Santa Barbara Blvd. City Naples State FI. Zip Code 34116 Phone Number 239-455-6682 Fax Number B. Name of Agent* Dwight Nadeau, Planning Manager Company RWA, Inc. Mailing Address 6610 Willow Park Drive, Suite 200 City Naples State FL Zip Code 34109 Phone Number 239-597-0575 1 02/2002 E-mail Address dhn(o)consult-rwa.com THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. C. Name of Owner(s) of Record First Baptist Church of Golden Gate Mailing Address 2741 Santa Barbara Blvd. City Naples State FI. Zip Code 34116 Phone Number 239-455-6682 Fax Number D. Name, Address and Qualifications of additional planners, architects, engineers, environmental consultants and other professionals providing information contained in this application. Agent/ Planning Consultant Traffic Consultant Environmental Consultant Dwight Nadeau, Planning Manager RWA, Inc 6610 Willow Park Drive, Suite 200 Naples, Florida 34109 Reed Jarvi, Vanasse & Daylor LLP 12730 New Brittany Blvd., Ste. 600 Fort Myers, FL 33907 Julie Anne Arrison, Ecologist Arrison Environmental, Inc. 12380 Eagle Point Circle Fort Myers, FL 33913 II. DISCLOSURE OF INTEREST INFORMATION: A. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest. (Use additional sheets if necessary). Name and Address Percentage of Ownership B. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each, and provide one copy of the Articles of Incorporation, or other documentation, to verify the signer of this petition has the authority to do so. Name and Address, and Officers Percentage of Stock 2 02/2002 A First Baptist Church of Golden Gate, Inc. NON PROFIT CORPORATION 100% 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 If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners. Name and Address Percentage of Ownership E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contact purchasers below, including the officers, stockholders, beneficiaries, or partners, and provide one copy of the executed contract. Name and Address Percentage of Ownership If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership or trust. Name and Address G. Date subject property acquired (X) leased ():12/l/1993 Terms of lease yrs/mos. If Petitioner has option to buy, indicate date of option:_ and date option terminates: _, or anticipated closing date — H. NOTE: Should any changes of ownership or changes in contracts for purchase 02/2002 occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. III. DESCRIPTION OF PROPERTY A. Legal Description The North 180 feet of Tract 107, Unit 30, Golden Gate Estates, according to the Plat thereof recorded in Plat book 7. Page 58 of the Public Records of Collier County Florida. B. Section: 29 Township: 49 Range: 26 C. Tax I. D. Number (Folio #) 38169640001 D. General Location West of Santa Barbara Boulevard, north of Golden Gate Parkway in Section 29, Township 49 South, Range 26 East, Collier County, Florida E. Planning Community Golden Gate F. TAZ 193 G. Size in Acres ±3.54 acres H. Zoning E, Estates Present Future Land Use Map Designation (s) Estates Designation 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(s) _ of the GGAMP Element As Follows: ( Use 6ressthFeaghs to identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: LAND USE DESIGNATION DESCRIPTION SECTION 2 ESTATES DESIGNATION 3 CONDITIONAL USES SUBDISTRICT e) Special Exceptions to Conditional Use Locational Criteria: 4. Conditional Use for a church or place of worship as allowed in the Estates Zoning District is allowed on the N 180' of Tract 107, Golden Gate Estates Unit 02/2002 C. Amend Future Land Use Map(s) designation, FROM: N/A District, Subdistrict TO: District, Subdistrict [If new District and/or Sub -district proposed, include Future Land Use Map with legend depicting it]. D. Amend other Map(s) and Exhibits as follows: (Name & Page #) E. Describe additional changes requested: V. REQUIRED INFORMATION Note: All Aerials must be at a scale of no smaller than 1" = 400'. At least one copy reduced to 8'/z x 11 shall be provided of all aerials and/or maps. A. LAND USE 1. Exhibit V.A,1 Provide general location map showing surrounding developments (PUD, DRI'S, existing zoning) with subject property outlined. 2. Exhibit V.A.2 Provide most recent aerial of site showing subject boundaries, source, and date. 3. Exhibit V.A.3 Provide a map and summary table of existing land use and zoning within a radius of 500 feet from boundaries of subject property. B. FUTURE LAND USE DESIGNATION 1. Exhibit V. B.1 Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands, with acreage totals for each land use designation on the subject property. C. ENVIRONMENTAL 1. Exhibit V.A.2 Provide most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FDOT-FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEMM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AEIRAL IN "A" ABOVE. 2. Exhibit V.C.2 Provide a summary table of Federal (US Fish & Wildlife Service) and State (Florida Fish and Wildlife Conservation Commission) listed plant and animal species known to occur on the site and/or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.). 3. Exhibit V.C.3 Identify historic and /or archaeological sites on the subject property. Provide copy of County's Historical/Archaeological Probability Map and correspondence from Florida Department of State. 02/2002 D. GROWTH MANAGMENT Reference 9J-11.006, F.A.C. and Collier County's Capital Improvement Element Policy 1.1.2 (Copies attached). INSERT "Y" FOR YES OR "N" FOR NO IN RESPONSE TO THE FOLLOWING: 1. N Is the proposed amendment located in an Area of Critical State Concern? (Reference 9J-11.006(1)(a)7.a, F.A.C.) If so, identify area located in ACSC. 2. N Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380, F.S.? 3. N Is the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163.3187(1)(c), F.S.? (Reference 9J-11.006(1)(a)7.b, F.A.C.) 4. N Does the proposed amendment create a significant impact in population which is defined as a potential increase in County -wide population by more than 5% of population projections? (Reference Capital Improvement Element Policy 1.1.2). If yes, indicate mitigation measures being proposed in conjunction with the proposed amendment. 5. Y Does the proposed land use cause an increase in density and/or intensity to the uses permitted in a specific land use designation and district/subdistrict identified (commercial, industrial, etc.), or is the proposed land use a new land use designation or district/subdistrict? (Reference Rule 9J-5.006(5) F.A.C.). If so, provide data and analysis to support the suitability of land for the proposed use, and compatibility of use with surrounding land uses, and as it concerns protection of environmentally sensitive land, ground water and natural resources. (Reference Rule 9J- 1.007, F.A.C.). Please see Exhibit V.D.S., Suitability of Proposed Land Use. PUBLIC FACILITIES Provide the existing adopted Level of Service Standard (LOS, and document the impact the proposed change will have on that Standard, for each of the following public facilities: a) Potable Water: No impact. On well system. b) SanitarySewer: No impact. On septic tank system. c) Arterial & Collector Roads - Name of specific road and LOS Fvhihit V F 1 r — Traffr. Imnnnt AnalvGic Rennrt d) Drainage: e) Solid Waste: LOS 0.75 tons/yr/capita 273,727 tons/yr. Available capacity 3.E f) Parks - Community and Regional N/A If the proposed amendment involves an increase in residential density, or an increase in intensity for commercial and/or industrial development 6 02/2002 that would cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capital Improvement Element Policy 1.1 .2 and 1.1.5). 2. Exhibit V.E.2 Provide a map showing the location of existing services and public facilities that will serve the subject property (i.e. water, sewer, fire protection, police protection, schools and emergency medical services). 3. N/A Document proposed services and public facilities, identify provider, and describe the effect the proposed change will have on schools, fire protection and emergency medical services. OTHER Identify the following areas relating to the subject property: 1. "X' Flood zone based on Flood Insurance Rate Map data (FIRM). Flood Zone "X" 2. N/A Location of wellfields and cones of influence, if applicable. (Identified on Collier County Zoning Maps). 3. N/A Traffic Congestion Boundary, if applicable 4. N/A Coastal Management Boundary, if applicable 5. N/A High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable (Identified on Collier County Zoning Maps). G. SUPPLEMENTAL INFORMATION 1. X $16,700.00 non-refundable filing fee, made payable to the Board of County Commissioners, due at time of submittal. 2.— $9,000.00 non-refundable filing fee for a Small Scale Amendment, made payable to the Board of County Commissioners, due at time of submittal. 3. X Plus Legal Advertisement Costs (Your portion determined by number of petitions and divided accordingly) 4. X Proof of ownership (Copy of deed). 5. X Notarized Letter of Authorization if Agent is not the Owner (see attached form). 6. X 1 Original and 5 complete, signed applications with all attachments, including maps, at time of submittal. After sufficiency is completed, 15 copies of the complete application will be required. Additional copies may be required. . Maps, aerials, sketches shall include: North arrow; name and location of principal roadways; shall be at scale of 1" = 400' or at a scale as determined during the pre -application meeting; identification of the subject site; legend or key, if applicable. All oversized documents and attachments must be folded so as to fit into a legal -size folder. For all oversized exhibits, at least one copy must be submitted at 8-1/2 x 11 inches. All exhibits and attachments to the petition must include a title and exhibit # or letter, and must be referenced in the petition. 02/2002 AFFIDAVIT I, Cynthia Smith Crvtzer. Trustee of First Baptist Church of Golden Gate. Inc., being first duly swom, depose and say that First Baptist Church of Golden Gate_ Inc. is the property owner of the property described herein, and which is the subject matter of the proposed hearing; that all the answers to the questions in this application, including the disclosure of interest information, all sketches, data, and other supplementary matter attached to and made a part of this application, are honest and true to the best of my knowledge and belief. I understand that the information requested on this application must be complete and accurate and that the content of this form, whether computer generated or County printed shall not be significantly altered. Public hearings will not be advertised until this application is deemed complete, and all required information has been submitted. As Trustee of First Baptist Ch ch of Golden Gate, Inc. I further authorize Dwight Nadeau, Planning Manager of RWA, I . to ct as agent in any matters regarding this Petition, t iSgnatfrl of Property Owner / Contra chaser Cynthia Smith Crvtzer- Trustee Typed or Printed Name of Property Owner/Contract Purchaser The foregoing instrument was acknowledged before me this JL day of December 2007, by C3MIWa Smith Crytzer, who is personally known to me or-�zzd azo -dentificat 00. / State of Florida County of Collier Wt&tEVANS (Print, Type, or „• W COMM" DD 827085 gimme my� 201f 02/2002 First Baptist Church of Golden Gate 2741 Santa Barbara Blvd. Naples, Florida 34116 (239) 455.6682 January 10, 2008 Collier County Board of County Commissioners Collier County Government Center 3301 E. Tamiami Trail Naples, Florida 34112 Dear Commissioners: Subject: Growth Management Plan Amendment Application CP -2006-5 First Baptist Church of Golden Gate, Proposed "Golden Gate Area Master Plan" In April, 2006, First Baptist Church of Golden Gate, Inc. filed an application for an amendment to the Golden Gate Area Master Plan. This letter is to explain our plans for the subject property. First Baptist Church of Golden Gate was incorporated in March, 1989. Our original facility, which consisted of a one story building, was completed in 1991. The buildout of the second floor was completed in1998. The square footage of our current facility is approximately 7,675. Average attendance for Sunday services is 149. Services are provided in both English and Spanish. English Services are held as follows: Sunday School - Sunday 9:30 am Morning Worship - Sunday 10:45 a.m. Evening Worship - Sunday 7:00 p.m. Youth Group - Sunday 7:00 p.m. Bible Study - Wednesday 7:00 p.m. Spanish Services are held as follows: Sunday School - Sunday 1:00 p.m. Morning Worship - Sunday 2:00 p.m. Evening Worship - Wednesday 7:00 p.m. Bible Study - Friday 8:00 p.m. Collier County Board of County Commissioners January 10, 2008 Page 2 Through the week there are miscellaneous meetings and bible studies held during the day and in the evenings, usually at 7:00 p.m. We have no gatherings scheduled during peak travel times. The current church facility is too small to accommodate our growing needs and we expect attendance to increase 10% within the next 12 months. Our goal is to expand by adding a Family Life Center on the property immediately adjacent to our facility. At this time, our growth is limited only by the size of our facility. We are proposing a facility of approximately 12,000 square feet, consisting of an activity room or multi-purpose room, fellowship hall, Sunday school classrooms and meeting rooms. With the additional space in the new building to be used as mentioned above, our current facility would be remodeled and used solely as a worship center. This additional facility would allow us to have more spiritual and social events for people of all ages. A gymnasium or multi-purpose room would provide a space for the young people in Golden Gate to safely assemble and enjoy the activities our church could offer. Additional office and meeting space give us the opportunity to provide additional counseling opportunities for the residents of Golden Gate. We have several grocers who provide us with canned goods, cereal, miscellaneous food items, and baked goods to distribute to those in need in our community. A larger facility would allow us to support this community service much more efficiently. Thank you for considering our request. If you have any questions regarding our application, feel free to contact me at your convenience. C;;9 rytzer, Tru e r` W Q U) w z 20 GOLDEN GATE ESTATES UNIT 31 I SUBJECT PROPERTY COLONADES AT SANTA BARBARA 29 \ GOLDEN GATE ESTATES SIT 30 BERKSHIRE �wvry a. ]OOI •+p W f\A'OTO WAS00.00 �n� Bx�4� dvm [vim\ -mor dwvr [wvv.'rvvvr\N:Y"mtVo�.e.p INC. "DIXTAVminion CONSULTING Civil Engineering 1 t v 11 1 S9aveying &Mapping 6610 Willow Pah Drive. Suite 200 Naples, Flonda 34109 Phoee:(239) 597-0575 FAX: (239)597-0576 GREEN BLVD PUD 21 GOLDEN GOLDEN GATE FOUNDERS VILLAS PLAZA PARKWAY ZONE 0,10 ASHLEY ASHLEY PROMENADE P JACARANDA `o\O� �P�l C I l CENTER Cj QPM FOUNDERS PLAZA PARKWAY PLACE PARKWAY CENTER "' MA/_TeP►[fll LAKES HERON PONE (DRI) LAKES INTERSTATE - 75 AM DEC., 2007 C"E"T FIRST BAPTIST CHURCH I" = 1600' OF GOLDEN GATE I" AWNTITLE: P.. W.B. FBCGG GMP AMENDMENT .HE`KEeB4 EXHIBIT V.A.1: VICINITY MAP D.H.N. % (� �( 29 495 26E NUMBER? 070293.00.00 NUMBER: 1 OF 1 HEET NIUMBER! 02,30000„01 FLUCFCS LEGEND: 6425, E2 - PINE/CYPRESS/CABBAGE PALM, DRAINED AND MOWED 62495 - PINE/CYPRESS/CABBAGE PALM, DRAINED (25-50% EXOTICS) DATE FLOWN: JANUARY 2007 AREIAL SOURCE: COLLIER COUNTY APPRAISERS OFFICE T TTA INC. DEC., 2007 CLIENT: FIRST BAPTIST CHURCH AITASCALE:'— 400' OF GOLDEN GATE iONsiiiJL DRAWN PWB TITLE: FBCGG GMP AMENDMENT 66,aVVIIIPark Drive, Sao ""`° L' EXHIBIT V.A.2: AERIAL PHOTOGRAPH Naples, FlMOa 34109 34109 FAX: (P39)Phone; DALN SEC: SEC: TNv: ace 29 495 26E PROJECT 0702�Z 00 OO NUMBER: JJ SHEET 1 NUMBER: OF I FILE NUMBER70293oo00Xo2 D J m CORONADO m m m m z 0 EXISTING ZONING & LAI 500' OF SUBJEC 500• AREA (AC.) E, ESTATES 31.40 RMF—I2—SBCO 3.20 RMF -6 4.58 OF E, ESTATES o GATE s o• 1" = 400' J a z w N i vi W U w ~ F— n C) M< N �2' i °AWP°we TITLE: FBCGG GMP AMENDMENT 6610 Willow Park Drive, Sure 200 E. ESTATES SUBJECT PROPERTY o E, P.U. LAND USE MAP E, ESTATES D.H.N. 29 (� 070293.00.00 1 I 495 26E N UM BER: NUMBER: OF 0 EXISTING ZONING & LAI 500' OF SUBJEC ZONING AREA (AC.) E, ESTATES 31.40 RMF—I2—SBCO 3.20 RMF -6 4.58 PARKWAY 9 DATE DEC., 200 CLIENT: FIRST BAPTIST CHURCH �jT TAINC- `/�SCA`E: OF GOLDEN GATE V> 1" = 400' CONSULTING Vsi ii i s � °AWP°we TITLE: FBCGG GMP AMENDMENT 6610 Willow Park Drive, Sure 200 DECKED SY: EXHIBIT V.A.3: EXISTING LAND USE MAP Naples, Florida 34109 FAX: (239)5970578 FAX: (239) D.H.N. 29 (� 070293.00.00 1 I 495 26E N UM BER: NUMBER: OF NIUMeER702930000X03 Q H Z Q SUBJECT N PROPERTY G.G. PKWY. LEGEND ❑ 0 ❑ ESTATES DESIGNATION ■ J m Q OF ry GATE Q m TITLE: FBCGG PROFESSIONAL OFFICE 0■ Q m Q H Z Q SUBJECT N PROPERTY G.G. PKWY. LEGEND ❑ INFILL COMMERCIAL ❑ ESTATES DESIGNATION ■ ACTIVITY CENTER DITT A//\planning i°`EI- 600' OF GOLDEN GATE GOLDEN GATE PARKWAY RESIDENTIAL TITLE: FBCGG PROFESSIONAL OFFICE 0■ DENSITY AND COMMERCIAL SUBDISTRICT EXHIBIT V.B.1 FUTURE LAND USE MAP SANTA BARBARA D. H. N. COMMERCIAL SUBDISTRICT Phone: (239)597-0575 FAX: (299J 5970576 SEC: T P: RCE: NOTE THIS MAP CANNOT BE INTERPRETED WITHOUT THE GOI ❑ URBAN RESIDENTIAL OBJECTIVES, POLICIES AND -AND USE DESIGNATION DESCRIPTION 29 49S 2BE SECTION OF THE GOLDEN GATE AREA MASTER PUN. TTAA INC. DEC., 2007 CLIENT: FIRST BAPTIST CHURCH DITT A//\planning i°`EI- 600' OF GOLDEN GATE i�Si Ti i &fig °"AWP.W.B.B TITLE: FBCGG GMP AMENDMENT 6610NiloWPark Drive, Su9e200 CHEERED BY: EXHIBIT V.B.1 FUTURE LAND USE MAP Naples, Florida %109 I D. H. N. Phone: (239)597-0575 FAX: (299J 5970576 SEC: T P: RCE: PROJECT Z SHEET '� 29 49S 2BE NUMBER:07O29Z.00.00 NUMBER: OF NUMBER702930000XO4 Exhibit V.C.2 FIRST BAPTIST CHURCH OF GOLDEN GATE UNIT 30, TRACT 107, N180' PRELIMINARY ENVIRONMENTAL ASSESSMENT Revised December 19, 2007 March 29, 2006 INTRODUCTION On March 29, 2006 and December 19, 2007, Arrison Environmental, Inc. went on-site to conduct a preliminary environmental assessment of Unit 30, Tract 107, N180' (parcel). The assessment included vegetation mapping as well as reviewing the soils on the property to delineate potential U.S. Army Corps of Engineers (COE) and Florida Department of Environmental Protection (FDEP) jurisdictional wetlands. In addition to the mapping, a cursory review for listed plant and wildlife species was conducted. The assessment did not address any subsurface environmental issues. The parcel is 3.54± acres in size and is located in Section 29, Township 49 South, Range 26 East, Collier County. More specifically, the parcel is found on the west side of Santa Barbara Boulevard between Copper Leaf Lane and Painted Leaf Lane. The parcel's surrounding land uses are an undeveloped single-family lot to the north, single-family residences and Santa Barbara Boulevard to the east, a single-family residence to the west, and First Baptist Church of Golden Gate to the south. CURRENT CONDITIONS Vegetation — The vegetation mapping consisted of delineating all major upland and potential wetland communities on-site based on photo interpretation and ground actualization conducted in March 2006 and December 2007. Lines were drawn in the field on 2007 Collier County Property Appraiser aerials (scale 1" = 200') and classified based on the Florida Land Use, Cover and Forms Classification System (FLUCFCS), Level III and IV (FDOT 1999). Level IV was used to indicate hydric communities or areas of disturbance (i.e., physical disturbance, hydrologic alterations, exotic plant species invasion, etc.). Two vegetative communities were delineated on the project and are depicted on Figure 1. A brief description of each of the FLUCFCS codes is as follows: This potential upland is found on the majority of the property. There are some wetland species present in this habitat but there are no signs of hydrology above ground or signs of hydric conditions within the soils. The majority of the wetland species are found in the canopy (cypress), indicating that this area may be experiencing drainage, most Arrison E-nvironmental, Inc. 1 of 6 #06FBC326 Revised 12/20/2007 Exhibit V.C.2 likely due to Santa Barbara Boulevard to the east and surrounding development. The canopy contains slash pine (Pinus elliotti/), live oak (Quercus virginiana), cypress (Taxodium distichum), and cabbage palm (Sabal palmetto). The sub -canopy is open. The ground cover contains mowed saw palmetto (Serenoa repens), wiregrass (Aristida stricta), earleaf acacia (Acacia auriculiformis), pinewoods dropseed (Pityopsis graminifolia), swamp fern (Blechnum serrulatum), frog -fruit (Phyla nodiflora), St. Augustine grass (Stenotaphrum secundatum), beggar -ticks (Bidens alba), beaksedge (Rhynchospora sp.), broomsedge (Andropogon virginicus), bracken fern (Pteridium aquilinum), little blue maidencane (Amphicarpum muhlenbergianum), dogfennel (Eupatorium capillifolium), poison ivy (Toxicodendron radicans), grapevine (Vitis rotundifolia), and greenbriar (Smilax sp.). Pine/Cypress/Cabbage Palm Drained (25 — 50% Exotics) (FLUCFCS Code 6245 E2) This potential upland is found on the majority of the property. There are some wetland species present in this habitat but there are no signs of hydrology above ground or signs of hydric conditions within the soils. The majority of the wetland species are found in the canopy (cypress), indicating that this area may be experiencing drainage, most likely due to Santa Barbara Boulevard to the east and surrounding development. The canopy contains slash pine, cypress, and cabbage palm. The sub -canopy contains Brazilian pepper (Schinus terebinthifolius), carrotwood (Cupaniopsis anacardioides), winged sumac (Rhus copallinum), and myrsine (Rapanea punctata). The ground cover is dominated by vines such as poison ivy, grapevine, and greenbriar but also contains saw palmetto, wiregrass, pennyroyal (Piloblephis rigida), earleaf acacia, pinewoods dropseed, swamp fern ceasar weed (Urena lobata), beggar -ticks, broomsedge, bracken fern, little blue maidencane, and dogfennel. Soils — Soils for this project area were mapped the Natural Resource Conservation Service (NRCS). The NRCS soil delineations are general in character but do provide a guideline as well as a precursory review regarding possible presence of wetlands on- site based on their hydric or non -hydric status. The soil classifications for the site include Boca Fine Sand (Soil No. 21) and Pineda Fine Sand, Limestone Substratum (Soil No. 14). Boca Fine Sand is classified as a non -hydric soil type while Pineda Fine Sand, Limestone Substratum is classified as a hydric soil type by the Hydric Soils of Florida Handbook (Carlisle 2000). Hydrology — The site was reviewed for signs of hydrology. Recording signs of hydrology is required during the wetland determination process for the regulatory agencies. Signs of hydrology indicate the habitat contains standing water or has saturated soils during the wet season (i.e., June to October). Some signs of hydrology include inundation; saturated conditions within the soil's upper 12 inches; algal mats on the ground; water stains, moss collars, and/or lichen lines on vegetation; buttressing at the base of tree trunks; and remnant crayfish chimneys on the ground. There were no signs of hydrology or hydric conditions in the soils. Cypress trees were present but appeared to be in poor condition. The bases of the cypress trees were decaying and no cypress knees were present. Arrison Environmental, Inc. 2 of 6 #06FBC326 Revised 12/20/2007 Exhibit V.C.2 WETLANDS It is the opinion of Arrison Environmental, Inc. that there are no jurisdictional wetlands or jurisdictional "Other Surface Waters" on the subject property. Although there is wetland vegetation present, the majority is present in the canopy, indicating that there is drainage occurring. The wetland species present (cypress) appear to be in poor condition. No signs of hydrology were present above ground and it was noted that cypress knees were not present indicating long-term drainage of the site. In addition, no hydric conditions were observed in the soils (salt and pepper to >6"). LISTED SPECIES Field surveys were conducted on March 29, 2006, with additional observations made on December 19, 2007 to determine whether the project was being utilized by state or federal listed species. The listed wildlife species survey included, but was not limited to, Florida scrub jay (Aphelocoma coerulescens), red -cockaded woodpecker (Picoides borealis) (RCW), Southeastern American kestrel (Falco sparverius paulus), bald eagle (Haliaeetus leucocephalus), wood stork (Mycteria americana), Big Cypress fox squirrel (Sciurus niger avicennia), Florida black bear (Ursus americanus floridanus), Florida panther (Fells concolor coryi), gopher tortoise (Gopherus polyphemus) and their commensals, such as the Eastern Indigo snake (Drymarchon corgis coupes) and gopher frog (Rana areolata). The listed plant species survey included species typical to forested upland and wetland habitats in this geographical region, as well as listed epiphytes and terrestrial orchids common in Southwest Florida. The survey was conducted by walking meandering transects through all suitable habitat within the project area. Transects were spaced 15 to 25 feet apart depending on habitat and visibility due to the density of the vegetation. Habitats were inspected for listed plant and wildlife species. At regular intervals the ecologist stopped, remained quiet, and listened for wildlife vocalizations. The listed species review also included a literature search of available information on listed species in the project's geographical region. The literature sources reviewed included Florida's Endangered Species, Threatened Species and Species of Special Concern, Official Lists (FFWCC 2007b); the Florida Fish and Wildlife Conservation Commission's Eagle Nest Locator (FFWCC 2007a); Florida Atlas of Breeding Sites for Herons and Their Allies (Runde et al. 1991); Status and Distribution of the Florida Scrub Jay (Cox 1987); and the Florida Panther Habitat Preservation Plan (HPP) (Logan et al. 1993). There were no listed wildlife species observed on site. Species that have the potential to occur on the project site are listed in Table 1. Information used in assessing the potential occurrence of these species included Rare and Endangered Biota of Florida Volume I. Mammals (Humphrey 1992), Volume III; Amphibians and Reptiles (Moler Arrison rnvironmcntal, Inc. 3 of 6 #06FBC326 Revised 12120/2007 Exhibit V.C.2 1992); Volume V. Birds (Rodgers at al. 1996); and personal experience and knowledge of the geographic region. Table 1. Listed Wildlife That Could Potentially Occur on the First Baptist Church of Golden Gate Property Scientific Name Common Name Designated Status Habitat (FLUCFCS Code) FWCC USFWS Birds Falco sparverius paulus Southeastern American Kestrel T Inflated Wild Pine 6245E2/62495 Haliaeetus leucocephalus Bald Eagle T T 6245E2/62495 Picoides borealis Red -cockaded Woodpecker T E 6245E2/62495 Mammals Sciurus niger avicennia Big Cypress Fox T 6245E2/62495 Squirrel Fells concolorcoryi Florida Panther E E 6245E2/62495 Ursus americanus floridanus Florida Black Bear T 6245E2/62495 FWCC — Florida Fish and Wildlife Conservation Commission USFWS — U.S. Fish and Wildlife Service T — Threatened E — Endangered Listed plant species that were not observed but which have the potential to occur on the project site are listed in Table 2. Information used in assessing the potential occurrence of these species included personal experience and knowledge of the geographic region. Table 2. Listed Plant Species That Could Potentially Occur on the First Baptist Church of Golden Gate Property Scientific Name Common Name Designated Status FDA I USFWS Habitat (FLUCFCS Code) Lilium catesbaei Catesb 's Lily T - 6245E2/62495 Tillandsia balbisiana Inflated Wild Pine T - 6245E2/62495 Tillandsia fasciculata Common Wild Pine E - 6245E2/62495 Tillandsia flexuosa Twisted Air Plant E - 6245E2/62495 Tillandsia pruinosa Fuzzy-vvuzzy air plant E - 6245E2/62495 Tillandsia utriculata Giant Wild Pine E - 6245E2/62495 Ze hyranthes sim sonii Sim son's Ze h r Lil T 6245E2/62495 FDA — Florida Department of Agriculture USFWS — U.S. Fish and Wildlife Service T — Threatened E - Endangered Amison )_nvironmental, Inc. 4 of #06FBC326 Revised 12/20/2007 Exhibit V.C.2 SUMMARY The results of the preliminary assessment for the Unit 30, Tract 107, N180' parcel identified two vegetative communities or cover types within the project limits. There are no jurisdictional wetlands on the property due to drainage, most likely caused by development surrounding the property. No listed species were found during the cursory survey of the site. Based on the results of this preliminary site assessment, it is the opinion of Arrison Environmental, Inc. that no Environmental Resource Permits from the South Florida Water Management District or the U.S. Army Corps of Engineers will be required. Arrison F nvironmental, Inc. 5 of 6 #06FBC326 Revised 1212012007 Exhibit V.C.2 REFERENCES Carlisle, Victor W. Professor Emeritus. March 2000. Hydric Soils of Florida Handbook. Florida Association of Environmental Soil Scientists. Third Edition. Cox, Jeffrey A. 1987. Status and Distribution of the Florida Scrub Jay. Florida Orinithological Society, Gainesville, Florida. Florida Department of Transportation. 1999. Florida Land Use, Cover and Forms Classification System. Procedure No. 550-010-001-a. Third Edition. Florida Fish and Wildlife Conservation Commission. 2007a. http://www. myfwc. com/eagle/eagle nests/Defau It. asp#crite ri alocator. Florida Fish and Wildlife Conservation Commission. 2007b. Florida's Endangered Species, Threatened Species and Species of Special Concern. Florida Fish and Wildlife Conservation Commission. Tallahassee, Florida. Humphrey, S.R. 1992. Rare and Endangered Biota of Florida. Volume 1. Mammals. University Press of Florida, Gainesville, Florida. Logan, Todd, Andrew C. Eller, Jr., Ross Morrell, Donna Ruffner, and Jim Sewell. 1993. Florida Panther Habitat Preservation Plan South Florida Population. U.S. Fish and Wildlife Service; Gainesville, Florida. Moler, Paul E. 1992. Rare and Endangered Biota of Florida. Volume III. Amphibians and Reptiles. University Press of Florida, Gainesville, Florida. Rodgers, J.A., H.W. Kale, and H.T. Smith. 1996. Rare and Endangered Biota of Florida. Volume V. Birds. University Press of Florida, Gainesville, Florida. Runde, D.E., J.A. Gore, J.A. Hovis, M.S. Robson, and P.D. Southall. 1991. Florida Atlas of Breeding Sites for Herons and Their Allies, Update 1986 - 1989. Nongame Wildlife Program Technical Report No. 10. Florida Game and Fresh Water Fish Commission, Tallahassee, Florida. Arrison F nvironmental, Inc. 6 of #06FBC326 Revised 12/20/2007 GOLDEN GATE PARKWAY SUBJECT PROPERTY nor COMNfOTVVSn-TH n 1P 0 \ MOn/gRCH CIR '-- cal sttes "M _. � L.. _79T7tAVE Sw 19TH PL w _20TH P(S U✓ � 1 21ST Avq ,9 � 7P Legend — Collier County Major Roads Collier County Roads tit data based on information from 0 1,200 2,400 3,600 Jivision of Historical Resources. Feet First Baptist Church of G.G. A Exhibit V.C.3 Historical/Archeological Probability VIVA CONSULTING 1 \ I Il JL ,Planning .V'mWi7anion Prepared By: WPellegrino Printing Date: January 10, 2008 File: T:\Projeca\2007\070293.00.00 m w m m r il21 ST PLS Legend — Collier County Major Roads Collier County Roads tit data based on information from 0 1,200 2,400 3,600 Jivision of Historical Resources. Feet First Baptist Church of G.G. A Exhibit V.C.3 Historical/Archeological Probability VIVA CONSULTING 1 \ I Il JL ,Planning .V'mWi7anion Prepared By: WPellegrino Printing Date: January 10, 2008 File: T:\Projeca\2007\070293.00.00 FLORIDA DEPARTMENT OF STATE Kurt S. Browning Secretary of State DIVISION OF HISTORICAL RESOURCES January 15, 2008 Mr. Dwight Nadeau, Planning Manager RWA, Inc. 6610 Willow Park Drive Suite 200 Naples, Florida 34109 Exhibit V.C.3 Re: Proposed Comprehensive Plan Amendment for First Baptist Church of Golden Gate Collier County / DHR Project File No. 2008-0061 Dear Mr. Nadeau: According to this agency's responsibilities under Sections 163.3177 and 163.3178, Florida Statutes, Chapter 9J-5, Florida Administrative Code, and any appropriate local ordinances, we reviewed the proposed comprehensive plan amendment for the First Baptist Church of Golden Gate. A review of the Florida Master Site File indicates that no significant archaeological or historical sites are recorded for or considered likely to be present within the project area. Furthermore, because of the project location and/or nature, it is considered unlikely that historic properties will be affected. Therefore, it is the opinion of this office that the proposed project will have no effect on historic properties listed, or eligible for listing in the National Register of Historic Places, or otherwise of historical or archaeological value. If you have any questions concerning our comments, please do not hesitate to contact Susan Harp at (850) 245-6333. Thank you for your interest in protecting Florida's historic resources. Sincerely, Frederick P. Gaske, Director 500 S. Bronough Street • Tallahassee, FL 32399-0250 • http://www.flheritage.com 0 Director's Office O Archaeological Research J Historic Preservation O Historical Museums (850) 245-6300 • FAX: 245-6436 (850) 245-6444 • FAX: 245-6452 (850) 245-6333 • FAX: 245-6437 (850) 245-6400 • FAX: 245-6433 0 Southeast Regional Office 0 Northeast Regional Office 0 Central Florida Regional Office (561) 416-2115 • FAX: 416-2149 (904) 825-5045 • FAX: 825-5044 (813) 272-3843 • FAX: 272-2340 EXHIBIT V.C.3 RNC 261 RNG V TWP 48 IWP 49 _ wourzs .xcas ar mnoxrr../Mc..cwiomcu Pxoaawn * .m:urzz msmnc Smurnnc 1. To �tJ • ixx..,a uec,..�o�,,xsw� �xm ro sw.y jv-� nmr..rzs msmnx wrmer P 49 P 50 BELLE MEADE NW QUADRANGLE AMA5 OE HI TORIC /AR HA 0 OGICAL A PRDBAD TY O EXHIBIT V.D.S SUITABILITY OF PROPOSED LAND USE The subject property is in the Estates Designation as depicted on the Golden Gate Area Master Plan, Future Land Use Map. The subject property is located adjacent to the existing First Baptist Church of Golden Gate church facilities. The existing church was Permitted though a Provisional Use (now known as Conditional Use) that was adopted by resolution by the Collier Board of County Commissioners in 1986. The proposed amendment would provide for an exception to the locational criteria for conditional uses as set forth in the Golden Gate Area Master Plan. This amendment is appropriate based on the relatively low intensity of the church operations, both existing and proposed. The existing and proposed church operations and functions do not occur during peak travel times during the weekdays, and no child care facilities are currently in operation, or are proposed. Conformance with the setback and buffering provisions of the Collier County Land Development Code will provide adequate assurance that the proposed facilities will be compatible with the surrounding single-family, estate type land uses. Additionally, adherence with the native vegetation preservation requirements of the Collier County Land Development Code will ensure that native habitats and functions of preserved vegetation will continue in perpetuity, and could be used by local flora and fauna It should be noted that no "listed species" were found to occur on the subject property. \\dfs-naples\07-08\2007\070293.00.00 First Baptist Church CPA\0002 CPA Application Support\BXHIBIT V. D3.doc V. E 1 C.. TRAFFIC IMPACT STATEMENT FIRST BAPTIST CHURCH OF GOLDEN GATE FEBRUARY 28, 2008 Santa Barbara Boulevard Collier County, Florida Prepared For: First Baptist Church of Golden Gate 2741 Santa Barbara Boulevard Naples, Florida 34116 Job # 81134.02 Prepared By: Vanasse & Daylor LLP 12730 New Brittany Boulevard, Suite 600, Fort Myers, Florida 33907 r 239.431.4601 r 239.431.4636 w vanday.com Table of Contents INTRODUCTION AND SUMMARY........................................................................................ I SUMMAR Y OF FINDINGS, CONCLUSIONSAND RECOMMENDATIONS ........................... I AREAROADWAY SYSTEM..... .......................................................................................... 2 COMMITTED ROADWAY IMPROVEMENTS.................................................................. 2 TRIPGENERATION................................................................................................................... 2 TRIP DISTRIBUTION AND ASSIGNMENT.............................................................................. 4 SIGNIFICANCE TEST ANALYSES ................................ ......... ....._.................................... 4 BACKGROUND AND TOTAL TRAFFIC VOLUMES............................................................... 6 CAPACITY AND LEVEL OF SER VICE ........ ............................................................................ 7 LINKANALYSES................................................................................................................. 7 List of Tables Table 1 Site Generated Trip Generation estimate Table 2 Traffic Distribution Table 3 Significance Test Table 3A Significance Test for Sunday Peak Hour Table 4 Background Traffic Volume Table 5 Projected Growth rate and Background traffic volumes Table 6 Link LOS Analysis Results List of Exhibits Exhibit I Location Map and Study Area and Studied Intersections Exhibit 2 Traffic Distribution Exhibit 3 AM Peak Hour Trip Assignments Exhibit 4 PM Trip Assignments Exhibit 5 Sunday Peak Hour Trip Assignments Appendix First Bapbst Church of Golden Gate CPA TIS Page i Table of Contents INTRODUCTION AND SUMMARY Vanasse & Daylor LLP (VanasseDaylor) is providing this Comprehensive Plan Amendment Traffic Impact Statement for the expansion of First Baptist Church of Golden Gate. The purpose of this study is to provide Collier County with sufficient information to assure that traffic -related impacts are anticipated and that effective mitigation measures are identified for the proposed development. The First Baptist Church of Golden Gate is located on Santa Barbara Boulevard, approximately 1/3rd mile north of the Golden Gate Parkway & Santa Barbara Boulevard intersection in Collier County (see Exhibit 1). The existing church consists of approximately 7,700 sf. When complete the proposed First Baptist Church of Golden Gate expansion may consist of up to 12,000 square feet of church use. Thus, when complete, the church area will consist of about 19,700 sf. There is no plan to include day-care uses on this site. The following Land Use program is proposed for the project: Church (LU 560): 12,000 SF The site will have one right in/right out (RI/RO) access onto Santa Barbara Boulevard. Only traffic generation, distribution, AM and PM traffic assignments, significance test and roadway link analyses are prepared in this study. Due to this being a "small scale" TIS, no intersections are studied or analyzed. For purposes of this evaluation, the Buildout Year was assumed to be consistent with the Collier County 2013 planning horizon. SUMMARY OF FINDINGS, CONCLUSIONS AND RECOMMENDATIONS The analysis indicated that the estimated First Baptist Church of Golden Gate site -generated trips are projected to be less than 2% on Santa Barbara Boulevard, and that the estimated trips will have no adverse impact on the adjacent roadway link. All roadway segments are projected to operate within SF,nx First Baptist Church of Golden Gate CPA TIS Page I 19Projects\811\811347raffc\81134CPATIS_OLdoc No roadway or intersection improvements were identified as being needed in order to accommodate the background traffic. The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are issued for the proposed project. AREA ROADWAY SYSTEM The description of the existing environment of the site and the surrounding study area, as well as the committed improvements, provides a basis for the analysis of the build -out alternative that provides a determination of the proposed project impacts. The study area for this development was determined to be Santa Barbara Boulevard north and south of the main access. Santa Barbara Boulevard Santa Barbara Boulevard in the study area is a north -south four -lane urban collector roadway between Green Boulevard and Golden Gate Parkway under county jurisdiction. Santa Barbara Boulevard has a speed limit of 45 mph. the roadway alignment is fairly level and tangent. COMMITTED ROADWAY IMPROVEMENTS Santa Barbara Boulevard south of Golden Gate Parkway is currently under construction to expand the laneage from four lanes to six lanes. TRIP GENERATION The potential number of site -generated trips was estimated using rates from the Institute of 'Transportation Engineers' Trip Generation (7°i Edition) and the previously presented land development program. The trip generation equations shown below were used for this report. Church (LU 560): ADT: (T) = 9.11 (X) AM Peak Hour: (T) = 0.72 (X) PM Peak Hour: (T) = 0.66 (X) SUNDAY DAILY: ADT: Ln(T) = 0.59 Ln(X) + 4.77 SUNDAY PEAK HOUR: Peak Hour: (T) = 9.59 (X) + 73.65 First Baptist Church of Golden Gate CPA TIS Page 2 h\Prolects\81 l\8l l34\Trafr¢\8l l34CPATIS_Dl.doc The above equations were used with the land use data provided to generate the estimated trip generations for the project as shown in Table 1. Table I SITE GENERATED TRIP ESTIMATE Existing Site AM Peak PM Peak LAND USE Size Unit ADT Total Enter Exit Total Enter Exit Church (LU560) 7,700 SF 70 6 3 3 5 3 2 SUNDAY Pk Hr of Gen LAND USE Size Unit ADT Total Enter Exit Church (LU560) 7,700 SF 393 147 74 74 Existing and Proposed Site AM Peal< PM Peak LAND USE Size Unit ADT Total Enter Exit Total Enter Exit Church (LU560) 19,700 SF 179 14 8 6 13 7 6 SUNDAY Pk Hr of Gen LAND USE Size Unit ADT Total Enter Exit Church (LUS60) 19,700 SF 684 263 132 132 Proposed Site Oil AM Peak PM Peakk LAND USE Size Unit ADT Total Enter Exit Total Enter Exit Church (LU560) 12,000 SF 109 8 5 3 8 4 4 SUNDAY Pk Hr of Gen LAND USE Size Unit ADT Total Enter Exit Church (LU560) 12,000 SF 291 116 58 58 * Sunday Peak Hour of Generation trip estimates were shown for information purpose oniv and not used in any subsequent analyses First Baptist Church of Golden Gate CPA TIS Page 3 I:\Projects\811\81 134\Traffic\81134CPATIS_Ol.doc TRIP DISTRIBUTION AND ASSIGNMENT The traffic generated by the development was assigned to the adjacent roadways using the information on the area. The proposed site -generated trip distribution is shown in Table 2. Since the site access is a RI/RO on Santa Barbara Boulevard, all exiting trips with destinations north of the access and entering trips with origins south of the access were assigned to adjacent U-turns on Santa Barbara Boulevard. Exhibit 2 presents the trip distribution on the roadway network. Table 2 TRAFFIC DISTRIBUTION Exhibits 3, 4 and 5 graphically present the AM, PM and Sunday Peak Hour site -related traffic assignments. SIGNIFICANCE TEST ANALYSES According to Collier County Land Development Code (LDC) Section 6.02.02: "M. Significance Test: Impact for the impact traffic analysis purposes for a proposed development project will be considered significant: I. On those roadway segments directly accessed by the project where project traffic is equal to or greater than 2% of the adopted LOS standard service volume; 2. For those roadway segments immediately adjacent to segments which are directly accessed by the project where project traffic is greater than or equal to 2% of the adopted LOS standard service volume; or 3. For all other adjacent segments where the project traffic is greater than 3% of the adopted LOS standard service volume. Once traffic from a development has been shown to be less than significant on any segments using the above standards, the development's impact is not required to be analyzed further on any additional segments." In other words, a project will have a significant and adverse impact on a state or regionally significant roadway only if both of the following criteria are met: (1) the project will utilize 2 percent or more of the maximum peak hour service volume at the adopted level of service standard for the adjacent and next to adjacent link, 3 percent for the other links; and (2) the roadway is projected to operate below the adopted level of service standard. First Baptist Church of Golden Gate CPA TIS Page 4 I:\Projects\811\81134\Traffic\81134CPATIS_0 1doc Traffic Roadway segment Distribution. Santa Barbara Boulevard N of Copper Leaf Lane 50% Santa Barbara Boulevard N of Project Access 100% Santa Barbara Boulevard S of Project Access 100% Santa Barbara Boulevard S of 26th Avenue SW 40% Exhibits 3, 4 and 5 graphically present the AM, PM and Sunday Peak Hour site -related traffic assignments. SIGNIFICANCE TEST ANALYSES According to Collier County Land Development Code (LDC) Section 6.02.02: "M. Significance Test: Impact for the impact traffic analysis purposes for a proposed development project will be considered significant: I. On those roadway segments directly accessed by the project where project traffic is equal to or greater than 2% of the adopted LOS standard service volume; 2. For those roadway segments immediately adjacent to segments which are directly accessed by the project where project traffic is greater than or equal to 2% of the adopted LOS standard service volume; or 3. For all other adjacent segments where the project traffic is greater than 3% of the adopted LOS standard service volume. Once traffic from a development has been shown to be less than significant on any segments using the above standards, the development's impact is not required to be analyzed further on any additional segments." In other words, a project will have a significant and adverse impact on a state or regionally significant roadway only if both of the following criteria are met: (1) the project will utilize 2 percent or more of the maximum peak hour service volume at the adopted level of service standard for the adjacent and next to adjacent link, 3 percent for the other links; and (2) the roadway is projected to operate below the adopted level of service standard. First Baptist Church of Golden Gate CPA TIS Page 4 I:\Projects\811\81134\Traffic\81134CPATIS_0 1doc Significance was estimated according to Collier County's 2/2/3 rule using the adopted link - specific performance standard maximum service flowrate (SF,,,,,,,) contained in the AUIR in accordance with Collier County practice, and the links were evaluated to determine whether projected operation would be within County standards. The data resources used for this analysis are shown in the Appendix. Table 3 presents the significance test results. Table 3 SIGNIFICANCE TEST Sunday PK HR AM PEAK HOUR PM PEAK HOUR Peak AM Peak Project PM Peak Project LOS Std Peak AUIR Project Traffic as % Project Traffic as % Road Segments From To Dir. LOS Std Traffic of LOS Std Traffic of LOS Std Santa Barbara Green Boulevard Project Site Access NB 1,930 4 0.2% 4 0.2% Boulevard SB 1,930 5 0.3% 4 0.2% Santa Barbara Project Site Access Golden Gate Parkway NB 1,930 4 0.2% 4 0.2% Boulevard SB 1,930 3 0.2% 4 0.2% To address Sunday traffic, the project's significance for Sunday peak hour is shown in Table 3A. As can be seen, the Sunday peak hour traffic could be considered significant on the adjacent roadway system. However, the Collier County Transportation Concurrency Management System and the Annual Update and Inventory Report are based on weekday pm peak hour traffic. Therefore, it is our opinion that this project should not be based on Sunday traffic for level of service purposes. However, it would be reasonable to base tum lane requirements at the project access on Sunday peak hour traffic. Also, if the turn lane requirements are based on Sunday peak hour traffic, they should be based on the entire combined project size of approximately 19,700 sf or whatever is built at the time of SDP approval. Table 3A SIGNIFICANCE TEST FOR SUNDAY PEAK HOUR Sunday PK HR AM Peak Project Peak AUIR Project Traffic as % Road Segments From To Dir. LOS Std Traffic of LOS Std Santa Barbara Green Boulevard Project Site Access NB 1,930 58 3.0% Boulevard SB 1,930 58 3.0% Santa Barbara Project Site Access Golden Gate Parkway NB 1,930 58 3.0% Boulevard SB 1,930 58 3.0% First Baptist Church of Golden Gate CPA TIS Page 5 l:\Projects\811\81 134\Traffic\81134CPATIS_Ol.doc BACKGROUND AND TOTAL TRAFFIC VOLUMES Background traffic volumes were developed using multiple sources. Specific Link volume data were provided by the Collier County Transportation Department. Data reviewed included Collier County AUIR for 2007. The Appendix contains copies of the applicable data used. The Collier County AADT data on Santa Barbara Boulevard north of Golden Gate Parkway shows negative growth in 2007. Per Collier County TIS guidelines a 2% growth rate were used in background traffic projection analysis for Santa Barbara Boulevard. Buildout year 2013 background through traffic volumes on Santa Barbara Boulevard were projected from AUIR 2007 peak hour volumes and used in link LOS analysis in this report. This is the methodology that is currently in use by Collier County for tracking the availability of reserve capacity on specific roadway links as part of their concurrency management efforts. Table 4 presents the link -specific background traffic data with the information contained in the Collier County AUIR table for 2007 and used in the link LOS analyses. Table 4 BACKGROUND TRAFFIC VOLUMES Based on Collier County AUIR Table for 2007 Road Segments From To Santa Barbara Boulevard Green Boulevard Golden Gate Parkway The background traffic with a growth rate of 2% were computed for the link and is shown in Table 5. Table 5 presents the growth rate computational results. Table 5 PROJECTED GROWTH RATE AND BACKGROUND TRAFFIC VOLUMES Based on Historical ADT Lmk From To Santa Barbara Boulevard Green Boulevard Golden Gate Parkway Hlsmrical ADT date used tram Collier County Traf¢ C.— 3007 Growth DPK Hr Vol REM PCT of Rate 2007 2013 CAPY CAPY CAPY 2.0% 1.410 1.588 1,930 342 82.3% First Baptist Church of Golden Gate CPA TIS Page 6 (:\Projects\el 1\81134\Tmfic\81134CPATIS_Ol.doc LOS Directional # LOS Max PK Hr Trip Total Remaining Lanes STD Service Volume Bank Volume Capacity 4D D 1,930 1,410 171 1,581 349 The background traffic with a growth rate of 2% were computed for the link and is shown in Table 5. Table 5 presents the growth rate computational results. Table 5 PROJECTED GROWTH RATE AND BACKGROUND TRAFFIC VOLUMES Based on Historical ADT Lmk From To Santa Barbara Boulevard Green Boulevard Golden Gate Parkway Hlsmrical ADT date used tram Collier County Traf¢ C.— 3007 Growth DPK Hr Vol REM PCT of Rate 2007 2013 CAPY CAPY CAPY 2.0% 1.410 1.588 1,930 342 82.3% First Baptist Church of Golden Gate CPA TIS Page 6 (:\Projects\el 1\81134\Tmfic\81134CPATIS_Ol.doc CAPACITY AND LEVEL OF SERVICE LINK ANALYSES Link Levels of Service were evaluated for both Background and Total Traffic conditions for this project. The Performance Standard Maximum Service Flowrates (SF,,,,,t) for different roadway segments were provided by the Collier County Transportation Planning Department with the AUIR Table. Copies of these data are contained in the Appendix. Table 6 presents the link analysis results. Table 6 LINK LEVEL OF SERVICE ANALYSIS RESULTS Road Segments From To Santa Barbara Boulevard Green Boulevard Project Access Santa Barbara Boulevard Project Access Golden Gate Parkway PM PEAK W/I Std BKGD Project Total AUIR W/1 Std BKGD+ Traffic Traffic Traffic LOS Std BKGD Project 1,588 4 1,592 1,930 Y Y 1,588 4 1,592 1,930 Y y The analysis indicates that the estimated First Baptist Church of Golden Gate expansion site - generated trips are projected to be less than the 2% of the SFina< of Santa Barbara Boulevard, and that the estimated trips will have no adverse impact on any adjacent roadway link for the weekday scenario. Sunday traffic is undefined at the County level but is generally much lower during the Sunday peak hour than it would be during the weekday pm peak hour. Therefore, we do not believe there is or will be any level of service issues with this project's Sunday peak hour traffic. Based on this analytical result, no further analyses are required. Appropriate turn lanes and the two U-turn movements should be analyzed during the SDP process for this project. The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are issued for the proposed project. First Baptist Church of Golden Gate CPA TIS Page 7 IAProjecu\811\81134\Traffic\81134CPATIS_0 Ldoc APPENDIX Collier County AUIR for 2007 Collier County Traffic Count Data 2007 Concurrency Segment Table dated 08/08/2007 First Baptist Church of Golden Gate CPA TIS Appendix Collier County Average Daily Traffic (ADT) Counts (Five Year History Listed Alphabetically) NOTES: Largest Decrease in 2007 traffic -28.79% 1 No ADT is listed for stations having an anomaly. Average Change In 2007 traffic -7.63% 2 No percentage Change 2000-07 is listed for Stallons having an anomaly. Largest Increase In 2007 traRlo 18.01% NOTES: 1. All stations with an anomalle do not show an ADT; reference the Quarterly Report. Pages 3.8 of 15 2. The Chang. 0"7 Is not shown as station shows an anomalia. January. 2008 a%p W��www�wwwwwwwww mmmmmmmmmmmmmmm Z 2 N Z Q Z Z N Z Z Z 2zZ Z Z Z ou UUVU~~ rr rQQrrrE� �� zzzzwwww mmaww�`��u�im ododd00000000doo yy��00 ����pp.JJ pp j�j���r��rjj 0m1�m�p mry {� ;i4 OK t0 c0�d0 �en-Nmm�NNtO��nmp�� 88OpOp O^d^6OO pOp �6�pp �OIGGOO NyN�G�yN�G���NGG SN�I1 AN�GG AN�GG AN�GG NT�NGG AN�GG ��QGy NTNG �N0 T0..000..000 G1m1WW0Of doboo `m mAmNl�ml(]m910 N mIWG IOm . . . . . . . . . . . . . . . . O O O O O O O O O O O O O O O O �mmlGNmmLL)NmNmNmN S 2202 8'S S.o oo S'ooSoPi' 000O00g0q 000�o�yyomdQcmtiee N tONmShAm� OYi CJ� °OOmOWWWWW°❑mm°° mt- N N N N Q m m m m m Q Q Q Q Q Q B amp�gB a' NmG�d$mm� mTT p�p �N.��J�Na~S�NOUVd wwwwww3�wwwww3ww.3 wwwwww33wwwww mmmmmmmmmmmmmmmmmmmmmmmmmmmmmm ZZZZZZNNZZZZZNZZNZZZZZZNm22ZZZ 6 r � rrr�r Gl IU -Y Z2ZZZ f o$�wn�m�amm�Yi "'m'dmro�Fi .n&ma `�ommmn$ m m mnmmmmnommmNrym�mn bmnmm oddd0000d0000.-000000b00000000c Q C1 t0 (O Nop NSOmin O[ONm nm00 O-StO`nl mqn ym O Nmy� N. MWNM "N!--N�NNNNN�NNNi^J{V O OOm..N-�.mAQ.mm NQQPNN.. Sm Oo GOOOOosppOmspQ 0O 0O1 QOQ n0M1Om.NCOIO�44O�bG!OQ Om 9 OmOOSoO omO Gni ^m�-On �l[INNNCS�Nm.Q-1S LY [1I�NNN(V tgiN{&N V �Q�yyNNQQNNQQ�yQyy N1N1N�N11(Qy�N N�[N1 �N0 jQ� VNl N1N�1N�NyN�N�NG ANG yN� �f%mN Nm NmR WmN CR OI OiN .G1 .G. .NWGl N Ol Ol6 mmw ood000dd0000b000d000doodoobood m�<0 �9;; yQV Ni�pp �G 1�yyyp y mNbbmN mfG�N mN1mG 1m0� Vmfm Y]N mIGNm O O O O OO O O O O O O O O O O O O O O O O O nmm 00. ..2$20.82.00. M� 8..8�$o$o m 20 0000000000 000d00000eood00000000000000000 ��Iry�vry�gym$`m`m mm `m �n �(�(VV �t��tgqO0i��iG �rm�rl1m`mOyOy� t���vm00im a��0��jjjj va {r�{0� NNNN6I���O�Cml btm�IQ�N�Q��NV�ONmOQtn7h WVUUUUUUUUWWWWWWUVUWWWWWWWWWWm mNmmNmNmmm��i1GSNNOOnY Nm MOyOOy uu3 yo yn {tOy�mOm nnnnmm�nnn g Nm Rnl i7��mNmmC'Im RI Cl t7�n mNNN(JY�NNryNW W00t°GmNNNt°G0f°G °mml°p N1°D WbtJV a B a � B E E��� m°°9 ca ms uLL �Nro.B TiA ��A'S .W; g9ym�v�._Oo cr�i'2 E2 ET: �448v OU=UUZUNNNUO�m UVJ Vm1�� E>U�N(S L9 Mw B m °� rc E E BO5 oo qq N N Z U E G ¢ q 4 W m N U m G� N m N N R V NJmmm O pSNO1 D UUo U UV(D 3: 0�N m rrrrrrrrrrrrrrrrrrr5 E E E yE yE EEE 9BPJiCRi3sIPJ�mEEE��E11 EEE� o wwwm/�NNVmINGmf F-12 ITiT rrr�r��F FF ITP P O N n Q N m n m nm `m tO tO tOmmmmm W W OpIm m01N Gi � 1 M � of Copper Leaf Lahr,do 3 .� IF l6t�tAv$nLiq C f Ete Van as se Orm Phnniag Inky Fr%g Mmgg Wdsup dmdeame Pmraa W Sum, neev�eru row First Baptist Church nece xms First Baptist Church of Chd 1gmenq it ldd of Golden Gate Golden Gate Expansion �^�, 1 1 a y� l o VV CA f V IllA Rz ednv� &,Irene i� mo t„ c/en FI n9m 2741 Santa Barbara Blvd Naples, Florida 34116 Trak Distribution r 1195111601 0➢4:714636 February 2008 EXHIBIT 2 anasse Ul Pluming Inti, Fngie9enng Ladiapekditmrtlow.aW8imce rafivuu me ecce my First Baptist Church of First Baptist Church rr�1�� ^ ay o CA tkgmanog fl 766 17710 Ne. 6"', 9^ 1 ,�d. i"', 6H of Golden Gate 2741 Santa Barbara Blvd Golden Gate Expansion AM Peak Hour Trip Assignment D i I 139', cl 1395'Naples Florida 34116 . 779.<1L1601 ,119.41146]6 February 2008 EXHIBIT 3 Ulba j Lud P Am n Ealcrnniq rRnaer���r cn,�ro�l<�I,I s�irnr< PWI VW ti t First Baptist Church of V � � � S S � a First aaprist cnurcn Baptist C u W1 cegnr4 E 9L 766 J o r IIDa xe, h w,7 m,k,A Swu 600 VVV1 1+7 of Golden Gate 2741 Santa Barbara Blvd Golden Gate Expansion PM Peak Hour Trip Assignment CAV Z+a a ;-i io„ 1r P 33907 y Naples, Florida 34116 x719.4314601 r 23943?4631 February 2008 EXHIBIT t ,>hy"m ri c�^ Urban k" 3nRie Euei"eerine h"diap. A.Aneawe Emimnmmul evr:mv mx mar t First Baptist Church of a 1 1 aJ J e p First Baptist Church 7 3 r] �/ I d� b o L 366 [nB [vql""""a FL 366 121H Nr, ewunl aeric„�e. i,'. 600 of Golden Gate 2741 Santa Barbara Blvd Golden Gate Expansion Sunday Pk Hr Trip Assignment CLI t ;,. i Fyr sten fi 11901 Naples, Florida 34116 -' eMA31460Ir13943146A February 2008 ry EXHIBITS WESTPORT LN SEA GRASS LN SUBJECT PROPERTY GOLDEN GATE PAEM AY 0 First Baptist Church of G.G. Exhibit V.E.2 Public Facilities Map NAPLES CHRISTIAN ACADEMY 1,200 2,400 19TH AI/E 3w 19TH PL Sty 20TH PL yw �' 1ST�� 9 SAINT \ ELIZABETH ANN SETON SAINTJOHN NEUMANN HIGH SCHOOL 175 3,600 ::3 Feet \ J 21ST PL SWI GOLDEN GA LIBRARY GOLDEN GATE MIDDLE SCHOOL Legend Collier County Major Roads Collier County Roads © EMS Stations © Library tSchools E] Seer Treatment Facility w XA TA INC CONSULTING 1 \ I tl a •Engn=nng •Surveying •Planning •visuWintim Prepared By: VJPellegrino Printing Date: January 10, 2008 File: T.\Pmjects\200T070293.00.00 Baptist Churst of GG\AmheologlcaLmzd Ilia: '*' 2466552 OR: 2538 PG: 1443 '* In" "M U11111111117]k 1Ra►u u ter On= umm of mule cam, It m HIS Jill= ►1Y M 11122111" at 11:11" MM 1. IMm, CLM ww It HH1 WARRANTY DEED (STATUTORY FORM -SECTION 689.02 F.S.) THIS INDENTURE, Made this _�L day of � 1999 BETWEEN FIRST BAPTIST 'CHH'U�RCH OF BONITA SPRINQSs INC. a Florida Corporation whose post office address is AO'1 i Gnlff t grantor* and FIRST BAPTIST CHURCH OR UOLDEN GATE, INC., a Frerichs Corporation, grantee- whose post office address is 2741 Santa Barbara Blvd., Naples, Florida 34116. WITNESSETH, Thai said grantor, for and in consideration of the sum of Ten Dollars, said other good and valuable considerations to said grantor in hand paid by said grantee, the receipt whereof is hereby acknowledged, has granted, bargained and sold to the said grantee, and grantee's heirs and assigns forever, the following described land, situate, lying and being in Collier County, Florida, to wit: The South 150 feet of Tract 107, Unit 30, Golden Gate Estates, according to the Plat thereof recorded in Plat Book 7, Page 58 of the Public Records of Collier County, Florida: and said grantor does hereby fully warrant the title to said land, and will defend the some against the lawful claims of all persons whomsoever. —Grantor" and "Grantee" are used for singular or plural, as context requires. IN WITNESS WHEREOF, First Baptist Church of Bontia Springs, Inc., a Florida Corporation, Grantor has hereunto set grantor's hand and seal the day and year fust above written. Signed, sealed and delivered FIRST BAPTIST CHURCH OF BONTIA in our presence: SPRINGS, INC., A FLORIDA CORPORATION /"'tau,` a ,�. ✓ BY: — WTTNESS s„w.l N. iter„,;. Y1lsstee (print or type name) ' (witness W to alp ✓, �, , ,Trustee ,� Lu 1 /BY: i WITNESS L A f”- L.c:', � k.. 1 Trustee (print or type name) (witness as to alp STATE OF FLO)L1D e - - ✓ COUNTY - LG 1 HEREBY CERTIFY that on this day before me,.,im officer duly qualified to take aekpo ` Bysp arils, Pers Ily appeared � d rTQ i and Trustees of First Baptist Church or Bontia Springs, Inc., a Florida Corporation to me well known to be the persons described in and who executed the foregoing instrument and acknowledged before me that they executed the some !1 WITNESS my hand and official seal in the County and State last afore -said this I day a/ of f t-Yhr-1 I 1999, (SEAL) ✓ tory Public -State of Florida wWM mi ALAut aWIELL ✓ V,e1 r. A is e. Ria e f ! DTIV: ars 21. =,mo,.a/yr core Wawa rv.w o vo,.r nes., wetwaaonasstrsttas tj P., y wa — OR rima i THIS INSTRUMENT WAS PREPARED BY: CYNTHIA SMITH CRYTZER, TRUSTEE FIRST BAPTIST CHURCH OF GOLDEN GATE 2741 Santa Barbara Blvd., Naples, Florida 34116 Diamond Title, Inc. >5 Jaeger Rd Suite B Naples, FL 34109 GratoUSSa S9—Its-S Grantee S. S.q Property Appraiser Folio No.. 38169600009 rnp ` 01767450 930EC-9 AM10:45 -4k5,pD COLLIER COUNTY RECORDED WARRANTY DEED REC PR DOWA INT �THIS INDENTURE, made this I/' -'day of , 1993, O .�1 :-� "' between CHRIST L. RALAVRITINOS, as to an undivided 29.9988 � ALO p0 interest; JAHES L. EAVRITINOS, as to an undivided 29.9988 _ ;IA interest; CHRISTOPHER J. EALAVRITINOS, as to an undivided 23.3348 m CO interest; and LOUIS J. EALAVRITINOS, as to an undivided 16.6706 interest, as tenants in common, whose post office address ie: 545 � IV Riviera Drive, Naples, Florida 33940, of the County of Collier, State of Florida, Grantors, and FIRST BAPTIST CHURCH OF GOLDEN GATE, INC., a Florida not for profit religious corporation, whose poet office address is: 2741 Santa Barbara Boulevard, Naples, Florida 33999, of the County of Collier, State of Florida, Grantee, WITNESSETH: That said Grantors, for and in consideration of the sum of Ten O and No/100 Dollars ($10.00), and other good and valuable .� O consideration to said Grantors in hand paid by said Grantee, the D receipt whereof is hereby acknowledged, has granted, bargained and O to sold to the said Grantee, and -Grantee a heirs and assigns forever, [ari the following described lai—jk,ati`ets, lying and being in Collier County, Florida, to wita, �• --- ' The North 180 of Tract 107, Unit•3Q ., fi. according to,thefCj;t thereof recorded in\LDEN GATE ESTATES,Plat Book 7, Page 58, of the p6blic gec--of-..Collier Countg, Florida. Subject to �aeeulenta �'an .� reetU,ri5tia s Common to the subdiviei07(; oiY r," g& �nd� ,�je sl , tlI As of record if any; zoning and se1Fe, tions i p8eodl�-y'� vernmental authority; taxes for the, cur,�,�tl The subjecti operty is mvaeant Iand and f:ot ,ithe homestead of any of the Grh ttora herein. t A Property LD Number: 38169640041 j�% r - rran�^ . he title to said land, and said Grantors do ams: dd-=fnily a la�.a ul claims of all persona and will defend the same�,atg$i:Rgtr �'._., whomsoever. - ---- IN WITNESS WHEREOF, Grantors have hereunto set grantor's hand and seal the day and year first above written. Signed, sealed ya slivered in our prase y _ CHRIST L. KALA- VVRIICT.IINNOOS%c'1 V Ira I ' and Y'sGrDck (Printed name of Witness) y :RALPH A. RICHARDSON 27725 Old 41 Rd. S.E. P.O. Box 1779 ' Bonita Spring%, Florida 33959 10� JAMES L. KALAVRITINOS Received $ 3f3, pocumentary Stamp Tax Received $�11��11 Class 'C' Intanglhi; 1i(-Q_Personal Property I".t DWIGHT E. BP CR REP' r CIFCUIT COR.'� BY . COINS ULTI iV C3 1 ` 1 T 1 1997-2007 ` 3 2 0 111111 January 10, 2008 Mr. Thomas Greenwood, AICP Principal Planner Collier County Cormnunity Development 2800 Horseshoe Drive Naples, FL 34104 The consultant team for the above referenced zoning petition has thoroughly reviewed the items raised staff's sufficiency review letter dated November 21, 2007. Please find below the response to each of the issues raised. We are confident that we. have addressed all matters and comments raised in your most recent sufficiency letter. We are anxious to be scheduled for public hearings and, assuming an expeditious review of this resubmittal, ask that you confirm hearing dates for the CCPC and BCC. The following are specific responses to the most recent sufficiency letter from Collier County. Stuff Comment: III- On page 3, change the lettering directly under "G" to "I"...(not B, as currently shown) Response: Application has been revised accordingly. Staff Continent: 1V.B: On page 4, remove the added 5.C) grid d) on page 4. Staff advises that, rather than create a new conditional uses subdistrict, as proposed in the application, that the application be a amended to request an amendment to the Estates Designation/Estates-Mixed Use District/Conditional Uses Subdistrict/"Special Exceptions to Conditional Use Location Criteria" and add the following: S Conditional Use for an existing church and proposed related uses of offices, a youth activity room a gymnasium locker rooms storage, and a kitchen, not including a day care facility or a school is allowed in the Estates zoning district on the north 180 feet and the south 150 feet, less the south 60 feet of the west 256.24 feet of Tract 107 of Golden Gate Estates, Unit 30. Response: Application has been revised accordingly. VafS-nnpms'naos�2oo]•:0]oa93.00.0o Pinl Baptist Chinch CPA�0002 CPA Application Suppor02oos-01-10 Stiff Resp Lmdoc Planning • Visualization • Civil Engineering • Surveying * Mapping 6610 Willow Park Detre, Suite 200, Naples, Florida 34109 • (239)597-0575, fax: (239) 597.0578 rnwcconsult-mama) RW c First Baptist Church of Golden Gate CP -2006-05 - l51 Resubmittal January 10, 2003 Page 2 of 5 Staff Comment: 1V.C: On page 4, remove the repeated text change language raider "C" as this section is in reference to a Map change, which this is not. Leave blank and indicate "not Applicable". Response: Application has been revised accordingly. Staff Comment: V.A.I. On page 5, please change flee wording of "Exhibit A" to Exhibit V.A.1; change the reference on Exhibit A to Exhibit V.A.1; and Exhibit V.A.1 mast contain some indication of approved developments in the surrounding area. The use of the base map without reference to surrounding existing developments is not sufficient to address this required information. Please add the existing surrounding development to this exhibit. Response: Application and exhibit have been revised accordingly. Staff Comment: V.A.2. On page 5, please change the wording of "Exhibit B" to Exhibit V.A.2; change the reference on Exhibit B to Exhibit V.A.2; and Exhibit V.A.2 should capture the Januarv, 2007 aerial photo available on the County web site (close up would be better than the large area shown) and show the boundary of the property in question with source and date shown. Response: Application and exhibit have been revised accordingly. Staff Comment: V.A.3. On page 5, please change the wording of "Exhibit C" to Exhibit V.A.3; change the reference on Exhibit C to Exhibit V.A.3; and Exhibit V.A.3 needs to sununarize in tabular form existing land use, existing zoning, and acreages related to each within 500 feet of the subject property. Response: Application and exhibit have been revised accordingly. Staff Corntnent: V.B.l: On page 5, please change the wording of "Exhibit D" to Exhibit V.B.I. This exhibit must include the Collier County Future Land Use Map for the property and adjacent lands, with acreage totals for each land use designation on the subject property. This exhibit shows an area of 3.32 acres while Ill G shows an area of 3.54 acres. Please correct to the 3.54 acreages, if appropriate. Response: Application and exhibit have been revised accordingly \`dfs-naples\07-05\2007\070293.00.00 First Baptist Church CPA\0002 CPA Application Suppon\209A1-10 SuffResp Ltr.doc Designing the future one decade at a time. RM' First Baptist Church of Golden Gate CP -2006-05 - 1" Resubmittal January 10, 2005 Page 3 of 5 Staff Comment: V.C.1: On page 5, change "Exhibit B" to Exhibit V.C.1 and Arrison Environmental, hic. submittal as Exhibit V.C.I. Response: Application and exhibit have been revised. Please see Exhibit V.A.2 for aerial map with FLUCCS codes. Staff Comment: V.C.2: On page 5, refer to Exhibit V.C.2 which cxlubit must include a summary table of US Fish and Wildlife Service and Florida Fish and Wildlife Conservation Commission listed plant and animal species known to occur on the site and/or known to inhabit biological communities similar to the site (e.g: panther or black bear range, avian rookery, bird migratory route, etc.). Also provide information on site visit by consultant including date, weather and time of visit, transects for listed species survey, length of time spent on site, etc. If there are not listed species or historic/archaeological on property, then respond here as "not applicable" on the application form. This portion of the application is deemed insufficient in its present submittal. Response: Please see Exhibit V.C.2 —Preliminary Environmental Assessment. Staff Continent: V.C.3: On page 5, refer to Exhibit V.C.3 which exhibit must identify historic/archeology sites. Provide copy of County's Historic/Archeological Probability Map and correspondence from Florida Dept of State. This portion of the application is deemed insufficient in is present submittal. Response: Application and exhibit have been revised accordingly. Staff Comment: V.D.5: On page 6, please reference Exhibit V.D.S in the application and provide and label as Exhibit V,D,S an appropriate response. Response: Please reference the new Exhibit V.D.S. Staff Comment: V,E.l.a (Potable Water) and V.E.I.b (Sanitary Sewer) on page 6. The information provided for this project is found sufficient. The project does not impact the Collier County Water — Sewer District. Per the 2005 Water & Wastewater Master Plan Updates, the project location is not within Collier County Water and Sewer and Service Area. This project is within the FGUA Service Area. Any portions of this project to be developed shall be required to comply with current Ordinance 2007.60. 11,16-naplcs107-09 2007`070293.00:00 First Baptist Chwch CPA' NO2 CPA Applinlion S,lppo,NOOS-01-10 SWr Reap LvA.o Designing the future one decade at a time. RW,NN`- First Baptist Church of Golden Gate CP -2006-05 - 1" Resubmittal January 10, 2008 Page 4of5 Response: Acknowledged. Staff Comment: V.E.I.c. On page 5, please correct to read as "Arterial and Collector Roads: Name specific road and LOS". Then reference as Exhibit V.E.I.c in the application and attached an Exhibit V.E. Lc providing the appropriate information as required. GMP Amendment application CP -2006-05; First Baptist Church of Golden Gate, should be considered Insufficient for review purposes. The application contains no TIS. The TIS that is required must include updated background traffic shown throughout the 5 -year planning period (from present date) to demonstrate consistency \with policy 5.1 of the Transportation Element to the Growth Management Plan; and must also be written in compliance with the guidelines established by the TIS Guidelines & Procedures, located at htin:!ha ww.colliereoc.uetlbrdcs.asp�'?paste=56(i. Response: TIS has been provided as Exhibit V.E. Le Staff Comment: Letter of Authorization. The letter of authorization, although signed and notarized, does not list an agent to act on behalf of the applicant. Retaining an agent is hiht advisable, from both the technical and a single -point of contact aspects as this application moves through the process of transmittal and possible adoption hearings. Kindly complete the authorization four for these reasons and identify who will be the single point of contact for this application. Response: Revised Affidavit/Agent Letter has been provided at the end of the application document, naming Dwight Nadeau of RWA, Inc. as authorized agent. Staff Comment: Mapping. As called for in the application (very last paragraph on page 7), kindly see that the maps, aerials, sketches, etc conform to the standards outlined. This is very important as this document will be reviewed by others in hearings and in Tallahassee who have limited familiarity with this site. For copying purposes, the use of large maps is usually inappropriate and not user friendly. Use 8 %2" x 11" or 11" x 17" size documents where at all possible. Response: Acknowledged. Pdrs-naplts'07-0M20071A70293.00.00 First naptist Church CPA\0002 CPA Application Support4003-01-10 SutrResp Lades Designing the future one decade at a time. RW, NNC. First Baptist Church of Golden Gate CP -2006-05 - 1" Resubmittal January 10, 2008 Page 5 of 5 In closing, we trust that we have responded comprehensively to your sufficiency findings and ask that this letter and the attached documents be distributed to the appropriate staff members for their expeditious review. We are enclosing the following items for distribution and review: Attachments/Exhibits: 5 COPIES Staff s Sufficiency Letter - November 21, 2007 5 COPIES Sufficiency Review Response Letter 5 COPIES Application Cover Letter 5 COPIES Revised GN/IPA Application 5 COPIES Consultant Team List 5 COPIES Exhibit V.A.1 - Location Map 5 COPIES Exhibit V.A.2 — Aerial Map with FLUCCS Codes 5 COPIES Exhibit V.A.3 — Existing Land Use Map 5 COPIES Exhibit V.B.I — Future Land Use Map 5 COPIES Exhibit V.C.2 — Preliminary Environmental Assessment 5 COPIES Exhibit V.C.3 — Historical/Archeological Probability 5 COPIES Exhibit V.D.S — Suitability of Proposed Land Use 5 COPIES Exhibit V.E. Lc — Traffic Impact Analysis Report 5 COPIES Exhibit V.E.2 — Public Facilities Map Sincerely, Dwight Nadeau Planning Manager cc: Cindy Crytzer, First Baptist Church Paul Beatty, First Baptist Church File \Idfsanples107-03�2007�070293.00.00 Hn,t I opIzSI Clmmh CPA\0002 CPA Appikwwn Supp nAM Resub Docs m CmmbR DOS 01-10 Sa17Resp LhAcc Designing the future one decade at a time. Italian American Plaza & Clubhouse __ er Co-r-rnty STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING COMMISSION Agenda Item 4D FROM: COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION, COMPREHENSIVE PLANNING DEPARTMENT HEARING DATE: MARCH 17, 2008 RE: PETITION NO. CP -2006-7, ITALIAN AMERICAN PLAZA AND CLUBHOUSE COMMERCIAL SUBDISTRICT GROWTH MANAGEMENT PLAN AMENDMENT [TRANSMITTAL HEARING] AGENT/APPLICANT/OWNERS: Agent: Richard D. Yovanovich, Esq. Goodlette, Coleman & Johnson, P.A 4001 North Tamiami Trail, Suite 300 Naples, FL 34103 Agent: Robert Duane, AICP Hole Montes, Inc. 3800 Via Del Rey Bonita Springs, FL 34134 Applicant and Owner: Naples Italian American Club 1580 East 40'" Terrace SW Naples, FL 34116 GEOGRAPHIC LOCATION: The subject property contains approximately 5.0 acres and is located at the southwest comer of the intersection of Airport Road (CR 31) and Orange Blossom Drive. The property has approximately 660 feet of frontage on Orange Blossom Drive and 330 feet of frontage on Airport Road North (a.k.a., Airport -Pulling Road). The property lies within the North Naples Planning Community in Section 2, Township 49 South, Range 25 East. REQUESTED ACTION: This petition seeks to amend the Future Land Use Element (FLUE) and Future Land Use Map (FLUM) of the Collier County Growth Management Plan to change the Urban Residential Subdistrict designation in order to establish the Italian American Plaza and Clubhouse Commercial Subdistrict in the Urban Mixed Use District, for a 20,000 square foot clubhouse and Italian American Plaza & Clubhouse Agenda Item 4D up to 26,000 square feet of commercial uses consistent with the General Office (C-1), Commercial Convenience (C-2), Commercial Intermediate (C-3), and General Commercial (C-4) zoning districts of the Collier County Land Development Code. The proposed text change adds new Subdistrict language in the Urban Mixed Use District [showing the petitioner's proposed amendments in strike-through/underline format, while current Growth Management Plan language appears in plain text] as follows (this text is reflected in the Resolution Exhibit A; staff -recommended alternative text is located at the end of this Report): Proposed Future Land Use Element Text Amendment: B. Urban Mixed Use District— [page 52] 12. Italian American Plaza and Clubhouse Commercial Subdistrict This Subdistrict is located on the southwest corner of Orange Blossom Drive and Airport -Pulling Road, and consists of approximately 5 acres The purpose of this Subdistrict is accommodate existing institutional uses such as the Italian American clubhouse and supporting neighborhood office and retail to serve the nearby community. Approximately 26,000 s f of floor area may be created for retail -office uses in addition to up to 20,000 s f for the clubhouse facility. The retail and office uses shall be those in the C-1 through C-4 zoning districts The uses are not an entitlement. Such uses will be further evaluated at the time of rezoning approval to ensure appropriateness in relationship to surrounding properties Such uses are intended to serve the Drive to minimize the impacts on the local street system PURPOSE / DESCRIPTION OF PROJECT: The purpose of this project is to establish the "Italian American Plaza and Clubhouse Commercial Subdistrict" so as to accommodate a future rezone to allow a larger clubhouse and commercial development. The petitioner proposes to provide a new clubhouse of 20,000 square feet in area, and 26,000 square feet for office, retail, and personal services typically found in the C-1, General Office through C-4, General Commercial zoning districts. SURROUNDING LAND USE, ZONING AND FUTURE LAND USE MAP DESIGNATION: Subject Site: The subject property is currently the location of the Naples Italian American Club and zoned A, Rural Agricultural District, with a PU, Provisional Use for "social and fraternal organization". The Naples Italian American Club clubhouse has occupied the subject property for more than 30 years. The current Future Land Use Designation is Urban, Urban Mixed Use District, Urban Residential Subdistrict. The site is located within the Traffic Congestion Area, as identified on the FLUM. Also, the site is within the Northwest Transportation Concurrency Management Area (TCMA), as identified in the Transportation Element of the GMP. 2- Italian American Plaza & Clubhouse Surrounding Lands: Agenda Item 4D N - ZONING: Across Orange Blossom Drive: A, Rural Agricultural, with an essential services Conditional Use (CU) for governmental uses; beyond, the Buckley Mixed -Use PUD for small-scale mixed-use development with pedestrian orientation; EXISTING LAND USE: Across Orange Blossom Drive, North Collier Government Services Center and Collier County Library headquarters; beyond, the Buckley Mixed Use MPUD. Emerald Lakes residential subdivision lies approximately 500 feet to the northwest of the subject property, vacant land (formerly a plant nursery) comprising a portion of Longview Center PUD lies adjacently northeast, and the Greek Orthodox Church lies approximately 600 feet to the northeast; FLUM DESIGNATION: Urban Designation, Urban Mixed Use District, Urban Residential Subdistrict; beyond, the Buckley Mixed -Use Subdistrict for small- scale mixed-use development with pedestrian orientation; S- ZONING: A, Rural Agricultural [also the subject site for CP -2006-08]; beyond, Conditional Use for the Carlisle at Naples; EXISTING LAND USE: Undeveloped and vacant; beyond, the access road to The Carlisle at Naples ALF; Residential Land Uses beyond; FLUM DESIGNATION: Urban Designation, Urban Mixed Use District, Urban Residential Subdistrict; E - ZONING: Across Airport Road: Longview Center PUD; EXISTING LAND USE: Across Airport Road: Longview Center PUD/Tree Wizard commercial nursery; beyond, Residential land uses; FLUM DESIGNATION: Urban Designation, Urban Mixed Use District, Orange Blossom Mixed Use Subdistrict; W - ZONING: A, Rural Agricultural, with a Conditional Use (CU) for The Carlisle (ALF) at Naples; EXISTING LAND USE: Across Carlisle Court: Residential (ALF) Land Uses; FLUM DESIGNATION: Urban Designation, Urban Mixed Use District, Urban Residential Subdistrict. STAFF ANALYSIS: Comprehensive Plan Amendment — Data and Analysis Requirement Chapter 9J-5, Florida Administrative Code, "Minimum Criteria for Review of Local Government Comprehensive Plans and Plan Amendments, Evaluation and Appraisal Reports, Land Development Regulations and Determinations of Compliance" sets forth the minimum data and 1911 Italian American Plaza & Clubhouse Agenda Item 4D analysis requirement for comprehensive plan amendments. More specifically, Section 9J-5.005 "General Requirements" delineates criteria for plan amendments in sub -section 9J-5.005 (2) "Data and Analysis Requirements." Sub -section 9J-5.005(2) states in part that "All goals, objectives, standards, findings and conclusions within the comprehensive plan and its support documents, and within plan amendments and its support documents, shall be based upon relevant and appropriate data and analysis applicable to each element. To be based upon data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue... the Department will review each comprehensive plan [amendment] for the purpose of determining whether the plan [amendment] is based on data and analyses described in this Chapter and whether data were collected and applied in a professionally acceptable manner." It is incumbent upon all applicants requesting comprehensive plan amendments to provide supporting data and analyses in conjunction with any relevant support documents. It is not the responsibility of Collier County staff to generate data and analysis for the applicant, although it is staff's responsibility to identify any shortcomings in the data and analyses during the consistency review process and to request additional information that is deemed essential in the review of the submitted request for a plan amendment. Any outstanding deficiencies with respect to data and analyses that may remain at the time of any requisite public hearing are the responsibility of the applicant. A detailed synopsis of the adequacy of the data and analysis for the subject plan amendment is set forth with specificity below. Environmental Imoacts: The petitioner prepared an Environmental Assessment which was submitted with this petition. Application materials describe the subject property as "urban land in transition", and indicate the predominant soils are primarily Ft. Drum and Malabar fine sands, with Urban Lands along the western property line (according to the Collier County Appraiser GIS mapping source). No listed species habitats have been identified on the site. Environmental review specialists with the Collier County Environmental Services reviewed the assessment and found the proposal to be consistent with [applicable environmental provisions in] the Growth Management Plan. Historical and Archaeological Impacts: Historic or archaeological resources have not been identified as present on the subject property, based on a review of the Collier County Index of Historic/Archaeological Maps, and the site is not identified on County Historical and Archaeological Probability Maps. Traffic Capacity/Traffic Circulation Analysis: The firm of TR Transportation Consultants, Inc. conducted a Comparative Traffic Analysis which was submitted with this petition, including the analyses typically provided in a Growth Management Plan Amendment application. The subject property is located at the southwest corner of Airport Road and Orange Blossom Drive and proposes 26,000 square feet of office and retail space, and a 20,000 square foot clubhouse facility. Levels of Service determinations were made based on Peak Hour, Peak -4- Italian American Plaza & Clubhouse Agenda Item 4D Direction Service Volumes presented in the AUIR. Traffic generated by existing club activities is estimated to be 174 daily gross trips (2 -way) and 18 PM Peak Hour gross trips. Proposed commercial uses and club activities would produce 2,296 daily gross new trips (2 -way) and 211 PM Peak Hour gross new trips. The findings concluded that surrounding the project site is significant. "Significant impact' is defined in Capital Improvement Element (CIE) Policy 1.1.2 as any amendment to the Comprehensive Plan that will generate a volume of traffic equal to or greater than 2% of the LOS of the impacted roadway. Additionally, at least one segment will operate below its LOS standard and lacks peak hour capacity sufficient to accommodate the projected trip generation for the subject property. The Collier County Transportation Planning Department reviewed the traffic statement and provided the following comments: "Transportation staff has reviewed GMPA CP -2006-7, American Italian Plaza and Clubhouse Commercial Subdistrict, and we have been unable to find the application consistent with policy 5.1 of the Transportation Element of the GMP. The adjacent roadway network has insufficient capacity to accommodate this project throughout the five-year planning period. • Orange Blossom Drive west of Airport Road currently has a service volume of _._ 850 vehicles, with a remaining capacity of 53 trips between Goodlette-Frank and Airport Road; and is currently operating at LOS "E" as stated in the 2007 Annual Update and Inventory Report (AUIR). Orange Blossom Drive east of Airport Road currently has a service volume of 920 vehicles, with a remaining capacity of approximately 123 trips between Livingston Road and Airport Road; and is currently operating at LOS "D" as stated in the AUIR. Both segments are shown by the traffic analysis to be over capacity within the five-year planning period. The proposed GMP Amendment would produce 211 PM peak -hour trips, of which 22 will make use of the portion of Orange Blossom Drive west of Airport (11 trips to the east). The adjacent roadway network is shown to have insufficient capacity throughout the five- year planning window to accommodate this project." Policy 5.1 of the Transportation Element of the GMP states, "[t]he County Commission will review all rezone requests, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall County- wide density or intensity of permissible development, with consideration of their impact on the overall system, and shall not approve any such request that significantly impacts a roadway within the five year planning period, unless specific mitigating stipulations are approved. Traffic analyses to determine significant project impact shall use the following to determine the study area: [emphasis added] -5- Italian American Plaza & Clubhouse Agenda Item 4D a. On links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; C. For all other links the project traffic is considered to be significant up to the point where it is equal to or exceeds 3% of the adopted LOS standard service volume." Staff is not in the practice of recommending that mitigating stipulations be approved to accommodate unplanned development. Nonetheless, specific mitigating stipulations would be required if the approval of the new Commercial Subdistrict is considered. The petitioner has proposed specific mitigation language for one such stipulation, as follows: The subiect property cannot be issued certificates of occupancy until the property owner enters into a Development Contribution Agreement with the Collier County Board of Commissioners to pay a proportionate share of improvements to Orange Blossom Drive intersection and the local network. Other factors must be considered: CP -2006-7 is not the only GMP amendment presently proposed where commercial development introduces unplanned traffic onto Airport Road, or into the intersection of Orange Blossom and Airport. Both proposed amendments to the FLUE (06-7 and 06-8) are experiencing difficulty accessing the adjacent roadway network that has insufficient capacity to accommodate the projects throughout the five-year planning period. These complications are entirely avoidable if commercial land uses are developed where they are planned and sufficient traffic capacity can accommodate the project. Public Facilities Impact: The petitioner prepared Public Facilities calculations which were submitted with this petition. Application materials provided a peak water demand and sewer use figure of 5,925 gallons per day, and; an average demand of 3,950 gpd. The Italian American Plaza and Clubhouse Commercial Subdistrict property is in the Collier County Water & Sewer District. Potable water and sanitary sewer services will be provided by the District's systems. According to application materials, the 3,950 gpd figure is comparable to an average residential population of 21, or 8.5 dwelling units. In comparison, the subject property could qualify for up to 16 units per acre, or 80 dwelling units total under the Urban Residential Subdistrict in which it currently lies. Therefore, the proposed land uses constitute reductions in potential potable water and sanitary sewer impacts. The County's Density Rating System is applicable to the subject property. Staff points out the subject property may actually qualify for up to 3 units per acre, or 15 dwelling units total under the Urban Residential Subdistrict in which it currently lies. Even this adjusted base density of 3 residential dwelling units per gross acre is not an entitlement, but may be allowed (4 du/ac base density — 1 du/ac Traffic Congestion Area = 3 du/ac adjusted base density). The base level of Italian American Plaza & Clubhouse Agenda Item 4D _ residential density [of 4 du/ac] may be adjusted through density bonuses depending on the location and characteristics of the property. These density bonuses are discretionary, not entitlements, and are dependent upon meeting specific bonus criteria. Bonus density may be added for projects: providing affordable -workforce housing [for up to 8 more residential dwelling units per gross acre]; developed as a residential in -fill project [for up to 3 more residential dwelling units per gross acre]; and, for meeting other bonus criteria. Comparing the application's residential equivalency figure of 8.5 dwelling units, to the adjusted base residential density of 15 dwelling units, would result with a significantly lesser increase in potential potable water and sanitary sewer impacts. Facilities review specialists with the Collier County Public Utilities Services reviewed the calculations and provided the following comment: "No objection; per the 2005 Water & Wastewater Master Plan Updates, the project location is within Collier County Water -Sewer District. Based on a review of the County's GIS system there are an existing 12 -inch water main and 24 -inch force main on Orange Blossom. In addition, there are in existing 16 -inch water main and 20 -inch force main on Airport Road to serve this project. Hydraulic analysis connecting to the County water and sewer system will be required at the time of the Rezone, Site Development Plan or similar processes." This petition will result in increased impacts upon some other Category A public facilities besides roads (potable water, sanitary sewer, drainage, and solid waste), but these impacts will not be "significant" (generating potential for increased County -wide population greater than 2% of the BEBR medium range population projections for Parks, Solid Waste, Water, Sewer and Drainage facilities, as defined in Policy 1.1.2 of the CIE and other applicable Growth Management Plan Elements). For water and sewer, the proposed development will demand 3,950 gallons per day. However, for some public facilities, such as park facilities, the impacts will be lessened since this is not a residential project. Utilizing the level of service standards identified in the CIE, the proposed uses will not result in a significant impact on Category A public facilities, besides roads. Appropriateness of Change: The practicality of the petitioner's proposed Subdistrict is to be established through an evaluation of population growth, commercial inventory and infrastructure development in the surrounding areas to ascertain sufficient need for the proposed land use, and that this is the appropriate location to meet that need. Commercial Development A trend toward commercial development is evident in the area immediately surrounding the proposed commercial Subdistrict. Plus, commercial activities are evident at a more -distant radius' planning area from the proposed Subdistrict, as follows: ♦ Longview Center PUD (14.73 acres/143,500 sq. ft. of commercial) in the Orange Blossom Mixed Use Subdistrict [immediately east] — 100% undeveloped -7- Italian American Plaza & Clubhouse Agenda Item 4D ♦ Buckley Mixed Use PUD (22.84 acres/171,300 sq. ft. of C-1 through C-3 commercial) in the Buckley Mixed Use Subdistrict [0.125 mile north] —100% undeveloped ♦ Fountain Park PUD, Walgreen's PUD and Venetian Plaza PUD (10.14 acres/72,000 sq. ft. of commercial) in the southwest quadrant of the Mixed Use Activity Center Subdistrict (MUAC 11) [0.50 mile north at the Vanderbilt Beach — Airport intersection] — 99% developed ♦ Vineyards PUD/DRI (75.86 acres/600,000 sq. ft. of commercial) in the southeast quadrant of the Mixed Use Activity Center Subdistrict (MUAC 11) [0.50 mile north at the Vanderbilt Beach — Airport intersection] — 82% developed ♦ Pelican Marsh PUD/DRI (80 acres/331,400 sq. ft. of commercial) in the northwest and northeast quadrants of the Mixed Use Activity Center Subdistrict (MUAC 11) [0.75 mile north at the Vanderbilt Beach — Airport intersection] — 100% developed ♦ Pine Air Lakes PUD/DRI (104.29 acres/1,075,000 sq. ft. of commercial in the Pine Air Lakes DR[) in the Mixed Use Activity Center Subdistrict (MUAC 13) [0.75 mile south at the Naples Boulevard — Airport intersection] — 43% undeveloped ♦ Carillon PUD (24 acres/319,000 sq. ft. of commercial) in the Mixed Use Activity Center Subdistrict (MUAC 13) [1.25 miles south at the Pine Ridge — Airport intersection] — 84% developed ♦ 221 additional acres of commercially zoned land, industrially zoned land and commercial PUDs in the four quadrants of Mixed Use Activity Center Subdistrict 13 [from Corporation Boulevard south to the Pine Ridge — Airport intersection] Source: March, 2008 Planned Unit Development (PUD) Master List (prepared and maintained by the Collier County Engineering Department). 'Mixed Use Activity Centers', 'Mixed Use Subdistricts' and 'Commercial Subdistricts' are commercial components of the Future Land Use Element and are counted toward the inventory of land available for development, even if they are not yet zoned commercial. Commercial Demand Analysis: The firm of Fraser and Mohike Associates, Inc. conducted a Market Conditions Study analyzing market conditions within the Central Naples, North Naples and Urban Estates Planning Communities (PCDs). This analysis provided an overall context for assessing the basic goods and services requirements of the emerging population within an area beginning at the Gulf of Mexico shoreline, extending easterly along the Lee -Collier County line to 1-75, then the boundary turns south to run along 1-75 to Radio Road, then turns west to run along Radio Road to the Gulf, then north along the shoreline to complete the boundary — the "North/Central Collier" area. The findings of the study are as follows: 1. Growth in North/Central urban Collier County is projected to increase to approximately one and one-half (1.5) times the population of the Central Naples, North Naples and Urban Estates PCDs during the period 2005 to 2015. This area is projected to grow 57.9 percent from 112,807 persons in 2005 to 178,134 persons in 2015 — an increase of !lde Italian American Plaza & Clubhouse Agenda Item 4D — 65,327 persons, according to October, 2005 estimates and projections provided by the County's Comprehensive Planning Department. 2. There is a clear demonstration of potential market support from an emerging population within a Primary Trade Area (PTA) extending to approximately a two mile radius — along Livingston and Airport Roads, generally to Immokalee Road (N), 1-75 (E), Pine Ridge Road (S), and Airport Road (W) — estimating that 6,421,642 Supportable Square Feet (SSF) on 737.10 Supportable Acres (SA) will be needed to provide the personal services of future residents. [Please note that Collier County generally follows the Urban Land Institute (ULI) guideline of a radial 1.5 mile distance to describe "Neighborhood" market areas.] Further, the market conditions study utilized land -use data from the 2005 Collier County Commercial Land -Use Inventory to document the need for new commercial facilities near the studied North/Central Collier residential communities by examining the present pattern of commercial development along the 2.0 mile Pine Ridge Road corridor, from Airport Road east to its intersection with 1-75. The inventory demonstrated: 1. Commercial buildings with floor areas totaling 570,282 square feet are located along the 2 -mile Airport Road corridor, approximating one-sixth the 3,723,671 square feet of commercial space recorded for the entirety of the North/Central Collier area in 1995. 2. Substantial new residential construction, supported by the area's expanding roadway network, is accelerating demand for accessible, well -located commercial centers providing for the personal service and office needs of future residents. _ 3. Land uses consistent with the purpose and intent of the Subdistrict and applicable zoning standards have been identified as appropriate for Subdistrict development. The study summarized: • The study demonstrates that this [commercial development] is in the best interest of those living within the primary trade area, and that a convenience center be developed on available acreage adjacent to the present site of the Italian American Club; • The site on Orange Blossom Drive can provide expanded shopping opportunities not only for local residents and the traveling public, but also to those persons visiting the Collier County Main Library and the adjacent North Naples Satellite Branch Office; • The study contends that in instances where conventional C-4 zoning is permitted within already developed shopping centers proximate to the primary trade area, it may be appropriate to permit a limited array of C-4 uses outside existing centers; and, • Expansion of commercial development to provide needed goods and services to residents of the primary trade area will likely be driven by the spacing requirements of supermarket and drug store chains; the impact of other surrounding commercial and residential development; the unannounced plans of land owners to develop parcels now earmarked, but currently undeveloped, for commercial uses; and whether the road network can continue to accommodate increased automotive traffic. _ It should be noted that IZ The population figures are no longer Italian American Plaza & Clubhouse Agenda Item 4D valid based on change in 2006 to 2007 market conditions, as compared below. Although some observers have characterized growth with saying `more people [are] leaving than coming' [to Collier County], and has "stagnated", it is more accurate to say that the rate of growth has notably declined. The anecdotal evidence seems overwhelming. Related to this real estate market stagnation and growth decline is the number of vacant dwelling units being carried for a longer period. Both the growth rate and vacancy rates effectively depress the results reported in this Market Conditions Study, and postpone or eliminate the need for additional commercial space. Staff has provided comparison data taken from the 2007 Commercial Inventory data, which was not available prior to submission of this petition. The findings of the updated reference sources are as follows: The Central Naples, North Naples and Urban Estates Planning Community Districts presently supply an inventoried 12,683,223 developed GLA [over 6,421,642 PTA Supportable Square Feet (SSF)] and an inventoried 1,892.26 developed commercial acres [over 737.10 PTA Supportable Acres (SA). Commercial Inventory data indicates that 10,374,579 square feet of all developed GLA provide C-1 through C-4 commercial uses plus the commercial portions of PUDs. The number of developed GLA is 2,936,708 square feet when inventorying only the C-1 through C-4 uses. Finally, the number of developed GLA is 1,166,006 square feet when inventorying only the C-1 through C-3 commercial uses. Not only is there a sufficient amount of commercial land available to support the emerging population, it would appear the rate of growth is lower than could be projected using 2005 data, as follows: 1. Growth in north -central urban Collier County is projected to increase to only about one and one-quarter (1.25) times the population of the Central Naples, North Naples and Urban Estates Planning Community Districts (PCD) during the period 2005 to 2015, [and to 2020]. This area is projected to grow 27.2 percent from 112,127 persons in 2005 to 142,704 persons in 2015 — an increase of just 30,577 persons, according to October, 2007 adjusted estimates and projections provided by the County's Comprehensive Planning Section. [This area is projected to increase by another 14,111 persons by 2020, to 156,815 persons in 2020 — about 9 percent growth.] *The population projection methodology used in the CIE has been revised from using high - range BEBR figures to medium -range (in the adopted EAR -based GMP amendments). 2. Recently prepared BEBR figures indicate a further decrease reflecting a population growth slow -down, lowering these growth projections by a simple extrapolation. This area is projected to grow 25.2 percent from 112,127 persons in 2005 to 140,420 persons in 2015 — an increase of just 28,293 persons, according to February, 2008 adjusted estimates provided by the County's Comprehensive Planning Section. [This area is projected to increase by only another 13,885 persons by 2020, to 154,305 persons in 2020 — again, just 9 percent growth.] Staff has provided additional current comparison data for a one -mile radius from the subject property. Within one mile, more than 181 acres and 1.2 million square feet of gross leasable floor area in existing commercial development are present. Another 94 acres of approved commercial land is vet to be developed. These figures show a surplus of active and available W(i2 Italian American Plaza & Clubhouse Agenda Item 4D commercial land and floor space, and renders amendments to the FLUE to create greater surplus unnecessary. Permanency of Boundary of "Italian American Plaza and Clubhouse Commercial Subdistrict" if the requested amendment to the Urban Mixed Use District is granted: The granting of this amendment would create a permanent rectangular Commercial Subdistrict boundary in the southwest quadrant of this intersection. This Subdistrict boundary would be surrounded with urban density residential development, civic and commercial land uses. These commercial properties are either vacant or not fully developed for the purposes allowed by their approved zoning. Approval of this amendment will likely have the affect of encouraging future requests for amendments and rezones to allow commercial development on vacant residential properties in this quadrant of the Airport Road/Orange Blossom Drive intersection. The segment of Airport Road between Vanderbilt Beach Road and Pine Ridge Road is anchored at each of these intersections by Mixed Use Activity Center (MAUC) Commercial Subdistricts. The MUACs in urban Collier County are judiciously planned to provide for ample commercial development opportunities. They are purposely sized, arranged and separated to discourage and avoid over commercialization strip development. Other Considerations: Staff has provided a statement in previous reports for other Subdistrict requests [including CP - 1999 -4, Orange Blossom Mixed Use Subdistrict and CP -2001-2, Buckley Mixed Use Subdistrict] expressing their concern about unplanned commercial development, stating "In staffs opinion, approval of this amendment may result in nearby properties seeking higher densities, or non- residential uses, for compatibility purposes". Their position was accurate, as evidenced by CP - 2006 -7. The previous statement is reiterated here, and emphasized, adding that the approval of commercial development or other non-residential uses where none is planned is in direct conflict with the creation and purposes of the Urban Residential Subdistrict and MUAC designations. Staff does not believe this is an appropriate location for the proposed commercial uses. The existing FLUM designation allows for viable uses on the subject site, including the existing use. Allowable uses include residential development, a variety of community facility uses, recreation and open space uses, and institutional uses, e.g., child care facilities, churches and places of worship, assisted living facilities, adult care facilities, nursing homes, social and fraternal organizations [existing use], private schools and essential services. Sufficient commercial land to serve neighborhood residents' needs is approved in the immediate area but has yet to be developed, on properties with fewer limitations and better vehicular access. Neighborhood Information Meeting Synopsis: The Neighborhood Information Meeting (NIM) required by LDC Section 10.03.05 F was conducted February 11, 2008, after the agent/applicant duly noticed and advertised the meeting. Eighteen people attended the NIM, held in the Naples Italian American Club clubhouse, and heard the following information: 11- Italian American Plaza & Clubhouse Agenda Item 4D The subject property has been used as a club facility for a fraternal organization since the early 1970s. The petitioner proposes to replace the existing clubhouse with new construction, and provide a maximum of 26,000 square feet for office, retail, and personal services typically found in the C-1 through C-4 commercial zoning districts. The new two-story clubhouse would be situated near the site's westerly entry/exit from Orange Blossom Drive, while the new single - story commercial building would be situated near the site's present easterly exit from Orange Blossom. This easterly access point is expected to be removed. The southerly abutting five -acre property was mentioned as another GMPA proposal for creating a commercial subdistrict. At least one speaker thought commercial activities should be more limited, as these proposals could be indicative of unwanted strip commercial development. Discussion took place about the potential intensity of commercial land uses. More discussion surrounded traffic concerns, as the subject property is located at the Airport — Orange Blossom intersection. Attendees also identified awkward traffic maneuvers created by the median design along Airport Road, particularly for traffic using the small number of southbound turn lanes to perform u -turns to proceed northbound and access the larger number of driveways to businesses and developments on the east side of Airport Road. Petitioner's transportation consultant was present, but he was not asked to address any direct questions. Petitioner's agent explained that addressing these problems may include any number of methods to accommodate the new commercial traffic. Differences were discussed between traffic patterns generated by activities on the subject property if not integrated with the southerly abutting property and the traffic patterns if they were integrated as one development. One speaker pointed out that the southerly abutting property [owners] may not be able to partner with the subject property to provide access or interconnection points. Alternative proposals to commercial development were discussed. If the new clubhouse was not built, then the club would maintain their forty -year old facility for a longer time. [Synopsis prepared by C. Schmidt, AICP, Principal Planner] LEGAL CONSIDERATIONS: This Staff Report has been reviewed and approved by the County Attorney's Office. FINDINGS AND CONCLUSIONS: Based upon total existing commercial inventory in the primary trade area, staff believes there is a not a need for additional commercial development to serve the surrounding communities, and over -saturating the market is not in their "best interest". More than 314,000 square feet of approved gross leasable floor area in the immediate vicinity have yet to be developed. The magnitude and scale of this project (26,000 square feet of gross leasable floor area of C-1 to C-4 uses) is similar to neighborhood commercial development at or below the lower limits of size, but above the typical limits in intensity. Italian American Plaza & Clubhouse Agenda Item 4D - • The closest commercial zoning (and future development) is across Airport Road to the east (Longview Center PUD in the Orange Blossom Mixed Use Subdistrict). These new businesses along with those to be developed in the Buckley Mixed Use PUD are already positioned to provide the "expanded shopping opportunities' to potential customers. • The proposed uses will allow development generally compatible with uses on surrounding properties, but should not develop more -intensely than those otherwise - compatible neighbors. • The subject site has residential development options of up to 16 units per acre utilizing the available density bonuses, and is eligible for institutional uses (adult living facilities, child care, churches, private and public schools), social and fraternal organizations, parks and recreational facilities, agricultural uses, and other uses generally allowed throughout the Urban Mixed Use District. • Any expansion of commercial development should be driven by the policies and provisions of the Future Land Use Element of the Growth Management Plan, not by speculative development eager to meet the spacing requirements of supermarket and drug store chains. • The subject site abuts a principal urban arterial road and a minor urban collector road - Airport Road and Orange Blossom Drive, respectively. Certain segments cannot provide sufficient capacity to accommodate additional commercial development, and cannot "continue to accommodate increased automotive traffic". • The Market Study conducted by the firm of Fraser and Mohlke Associates, Inc., substantiates the need for well -located commercial centers providing for the personal service and office needs of the emerging resident population in the Primary Trade Area, but has grown outdated and less relevant. • The practicality of the proposed Subdistrict is not sufficiently nor compellingly established. STAFF RECOMMENDATION: That the CCPC forward Petition CP -2006-7 to the BCC with a recommendation not to transmit to the Florida Department of Community of Affairs, for the reasons stated above. However, if the Planning Commission determines that a recommendation of approval is warranted, staff recommends modifications to the proposed language, noted below in double strike-through/double underline format, as follows: C. Urban Commercial District 11. Italian American Plaza and Clubhouse Commercial Subdistrict [Page 63] This Subdistrict consists of ammroximately 5 acres and is located on the southwest corner of 13 - Italian American Plaza & Clubhouse Agenda Item 4D further evaluated at the time of rezoning ew@*94 to ensure aaereariaiaaaseia alar' t9 compatibility with surrounding properties SI ak Wass am Wandeg to ---•- M - a -C- El fi. I1��" •f 11"1 � 1 1 1" •• 1. 1- •1111.1 •1.•- ..1• � • 1• Policy 1.1 [Page 12] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: C. URBAN — COMMERCIAL DISTRICT 11. Italian American Plaza and Clubhouse Commercial Subdistrict • add the new Subdistrict in the FLUE policy that lists all Designations/Districts/Subdistricts. 14 - Italian American Plaza & Clubhouse Agenda Item 4D FUTURE LAND USE MAP SERIES Italian American Plaza and Clubhouse Commercial Subdistrict [added next in order] include a new inset map depicting the Subdistrict, in addition to revision to the respective FLUM. Do NOT number the inset map, only provide map title. 1. URBAN DESIGNATION Italian American Plaza and Clubhouse Commercial Subdistrict [Page 27] add name of that inset map in FLUE text where various Subdistricts that allow non- residential uses are listed (in FLUE, Urban Designation, I(b)(12), p. 27). FUTURE LAND USE MAP SERIES Italian American Plaza and Clubhouse Commercial Subdistrict [Page 124] • add name of that inset map in respective Element where FLUM Series is listed. A SECOND ALTERNATIVE, preferred by staff if the Planning Commission determines that a recommendation of approval is also warranted for CP -2006-8, is that these two petitions be combined into a single Subdistrict comprised of a northerly and a southerly `tract'. The requested uses and square footage for each tract could remain the same as recommended in staff's alternative text, including the clubhouse use and square footage for the subject site, or, the northerly tract. However, commercial uses intensity for both tracts would be limited to C-1 through C-3, those uses most often associated with neighborhood commercial uses. -15- Italian American Plaza & Clubhouse Agenda Item 4D Prepared By: Date: (�S C k 08 Corby L. Sch idt, AICP, Principal Planner Comprehensi a Planning Department Reviewed By: -F C �--- Date: 5 0917e David C. Weeks, AICP, Planning Manager Comprehen-ssivee%Planning epartment Reviewed By: Date: S d Randall J. Cohe , AICP, Director Comprehensive Planning Department Reviewed By: I J � vpgj u tle �i' Date: Marto ' M. Student -Stirling �= Assistant County Attorney Office of the Collier County Attorney Approved By: Date: ph K. Schmitt, Administrator munity Development and Environmental Services Division PETITION NO.: CP -2006-7 Staff Report for the March 17, 2008 CCPC Meeting. NOTE: This petition has been scheduled for the April 15, 2008 BCC Meeting. COLLIER COUNTY PLANNING COMMISSION: P. Strain. Chairman 16- _ Re: Naples Italian American Club Attachment Policy 1.1 [Page 12] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: C. URBAN — COMMERCIAL DISTRICT 11. Italian American Plaza and Clubhouse Commercial Subdistrict • add the new Subdistrict in the FLUE policy that lists all Designations/Districts/Subdistricts. FUTURE LAND USE MAP SERIES [added next in order] Italian American Plaza and Clubhouse Commercial Subdistrict • include a new inset map depicting the Subdistrict, in addition to revision to the respective FLUM. Do NOT number the inset map, only provide map title. I. URBAN DESIGNATION [Page 27] Italian American Plaza and Clubhouse Commercial Subdistrict • add name of that inset map in FLUE text where various Subdistricts that allow non-residential uses are listed (in FLUE, Urban Designation, I(b)(12), p. 27). FUTURE LAND USE MAP SERIES [Page 124] Italian American Plaza and Clubhouse Commercial Subdistrict • add name of that inset map in respective Element where FLUM Series is listed. IRM HOLE MONTES ENGINEERS - PLANNERS SURVEYORS LANDSCAPE ARCHITECTURE 950 Encore Way • Naples. Florida 34110 • Phone. 239.254.2000 • Fax 239.254 2099 Revised August 5, 2008 Revised February 22, 2008 April 28, 2006 Corby Schmidt, AICP, Principal Planner Collier County - CDES 2800 N. Horseshoe Drive Naples, Florida 34104 RE: Proposed Comp Plan Amendment Naples Italian American Club (CP -2006-7) Hole Montes Number 2006.019 Dear Mr. Schmidt: Please find enclosed one original and five copies of a petition to amend the Future Land Use Element and Future Land Use Map of the Collier County Growth Management Plan, to change the land use designation from the Urban Residential Subdistrict to a new Sub -district that would allow Institutional uses, such as the Italian American Club clubhouse retail/office facilities on the f5 acre Italian American Club property located on Airport Pulling Road N. on the southwest corner of Orange Blossom Drive. (See attached location map.) Pre -application minutes and a check in the amount of $16,200 (filing fee less $250 pre -application fee) to process the petition, are also provided. 1. BACKGROUND The Naples Italian American Club is located on a f5 acre parcel at 7030 Airport Pulling Road North, on the southwest corner of Orange Blossom Drive. The clubhouse was built prior to 1982 re -zoning, which rendered it a legal non -conforming use in an "A" zone. The clubhouse required a Provisional Use Permit in 1986 in order to expand the facility to its present size of approximately 6500 s.f. The clubhouse and parking are located on the easterly 3 acres 1; adjacent to Airport Pulling Road, and the remaining f2 acres are cleared and vacant. The property, although zoned for agriculture, is designated "Urban Residential' on the Future Land Use Map, and surrounded by intensified uses and/or PUDs. The Carlisle Developments to the west and south of the property, Library on the north side, Buckley Mixed Use PUD north of the Library on Airport Road and Longview Center PUD to the cast are in the immediate vicinity, but also the residential communities surrounding Orange Blossom Drive create a market for neighborhood services, and the underutilized Italian American Club site offers an opportunity for efficient infill to serve these needs with minimal impacts on public facilities_ 11 A2006r2006019`,WP'X ump Plan AmendmenI4 aInin American ( 4iK080222 Revised from 000428 Iransmfttal [ elter.doc Naples • Fort Myers • Venice Corby Schmidt Page 2 of 3 Revised August 5, 2008 Revised February 22, 2008 -- April 26, 2006 Re: Naples Italian American Club HM No. 2006.019 2. PROPOSED USES By creating a special Subdistrict, optimum use can be made of this unique site, relative to its function in the community. ]'he proposed Subdistrict suggests the property could support a total of up to 46,000 s.f. of floor area, of which 20,000 s.f. would be reserved for clubhouse facilities and 34,000 s.f. would be for gross leasable area for financial institutions, schools, professional and medical offices and business services allowed by right or Conditional Use in the C -I district. 3. COLLIER COUNTY GMP/FLUE The subject property is currently in the Urban Residential Subdistrict, which purpose "is to provide for higher densities in an area with fewer natural resource constraints and where existing and planned public facilities are concentrated." Mixed-use developments are generally encouraged in the vicinity, but, as the area has developed, there are more concentrations of residential than neighborhood commercial. While the subject property is not large enough to provide a mixed-use development which includes residential uses, it can provide some of the neighborhood commercial needed to serve the surrounding concentrations of residential development. By contributing services in a convenient location, longer -trips may be avoided, for the traffic benefits envisioned by the GMP. 4. MARKET ANALYSIS The market study prepared by Fraser & Mohlke Associates, submitted with this application, finds there is sufficient market demand in the immediate vicinity to support the proposed development. 5. TRANSPORTATION In order to address traffic concerns at the intersection of Airport Road and Orange Blossom Drive, the proposed GMP Amendment is limited to 171 total P.M. peak net new trips, as enumerated in the attached Traffic Impact Statement (TIS). Furthermore, the Italian American Clubhouse will enter into a DCA with the Collier Comity Board of Commissioners to pay their proportionate share of improvements to Orange Blossom Drive. When this agreement is implemented, the proposed request can be found consistent with Policy 5.1 of the transportation element. 6. ENVIRONMENTAL The Soils overlay of the Property Appraisers maps indicates predominant soil types to be Ft. Drum and Malabar fine sands with 12.5% Urban Lands along the western property line. No habitats have been identified on the site. 11 \2000A20060I9AWPAComp Plan Amen dmen t-IIaIIan American ClubA080222 Revised Gom 000428 1ran smfIla I I.elte, doc Corby Schmidt Page 3 of 3 Revised August 5, 2008 Revised February 22, 2008 April 26, 2006 Re: Naples Italian American Club HM No. 2006.019 7. ARCHEOLOGICAL RESOURCES The subject property has not been identified as having historic/archaeological resources based on a review of the Collier County Index of Historic/Archaeological Maps. 8. GMP COMPLIANCE The proposed development will be compatible with and complimentary to the surrounding land uses in accordance with Policy 5.4 of the FLUE and by utilizing infill opportunities such as this parcel provides, the goal of minimizing urban sprawl may be realized, as expressed in Policy 5.3 of the FLUE. In summary, the proposed FLUE and FLUM amendment is in conformance with the goals and objectives of the GMP, creates infill development, avoids urban sprawl and will be of benefit to the neighborhood in which it is located. A copy of Policy 1.1 of the FLUE, which is proposed to be amended, is attached for your reference. If you have any questions, of if we can provide any additional information, please let us know. Very truly yours, HOLE MONTES, INC. Robert L. Duane, AICP Planning Director RLD/mmn/jlc Enclosures: Completed Application I I'2006A2006019AwPAComp Flan AmendmenI-IlaIian American ('IohVOR0222 Revised from 060428 Transmittal Letter_doc Print Map Page I of 1 Italian American Club o20 C.11— 6nunry Pmv.M Appraise. Wile ine CO." Coimry Ap..as.... .ncamvmviWnA ibc nmst acoueie aiul uteiu-aaro imomiatun. im w�namic¢ rrpreseJ o�bry6N me ryoraM http://maps.collierappraiser.com/webmiphnapprint.aspx?title=Italian%20American%20C... 12/28/2007 Metal Is Page I of I Property Record I Aerial Sketches Current Ownership Folio No. 00237960007 Property Address 7037 AIRPORT RD N — Owner Name NAPLES ITALIAN Addresses AMERICAN CLUB INC ---- ? 7035 AIRPORT PULLING RD N City NAPLES _ State FL Zip 34109 -1709 Legal2 49 25 COMM SE CNR, N - 1708.10FT, W100.07FT, N330 FT _ TO POB, W660FT, N330FT, E660FT, S330FT TO POB 5 AC OR 1 -Fou- more than four lines of Legal Description please call the Property Appraiser's Office. Section Township Range Acres Ma No. Stra No. C P� 02 49 25 - 5 —_ -�f 1 4A02 1492502040.0004A02 Sub No. 100 ACREAGE HEADER f ,ri Millage Area Millage '6 Use Code 77 INSTITUTIONAL _ _ .133 —�I 11 1362 2007 Final Certified Tax Roll Latest Sales History (Subject to Change) If all Values shown below equal 0 this parcel was created after the Final Tax Roll Date Book - Page Amount E04 / 1973 519_ 963 g p.00 svti = "Save Our Homes" exempt value due to cap on assessment increases. N9Mr S48fCh; The Information is Updaled Weekly. http://www.collierappraiser-com/Recordl)etail.asp?Map- &Folioll) 0000000237960007 1/2/2008 11a1- ur Do rr:u4a collier Co. ADDRESSING 941-659-5724 P.1 02/28/2006 16 32 TEL 92542099 H N LAHO DEVELOPMENT ® 001/001 ADDRESSING CHECKLIST Please complete the following AND FAX (239-659-5724) OR SUBMIT IN PERSON TO THE ADDRESSING SECTION. FORM MAST BE SIGNED BYADDRES 17VG PERCONNEL PRIOR T APPLICATION MEETING. Not all items will apply to every project. Items in bold type are required. 1. Legal description of subject property or roperties (copy gflengrhy description may be attached) Section 2 Township 49 Range 25 He - c-c_j q.o 2. Folio (Property ID) number(s) of above (attach to, or associate with, legal description if more than one) 00237960007 3. Street address or addresses (as applicable, if already assigned) 7035` Airport Rd. North 4. Location map, showing exact location of project/sitc in relation to nearest public road right-of-way (attach) 5. Copy of survey (NEEDED ONLY FOR UNPLATTED PROPERTIES) 6. Proposed project name (if applicahle) 7. Proposed Street names 8. Site Development Plan Number (FOR EXISTING PROJECTSlS SDP ITES ONLY) - Co a separate Addressing Checklist for each Petition Type) 9. Petition Type — ❑ ❑ SDP (Site Developmem Plan) SDPA ❑ PPL (Plans $ Plat Review) ❑ (SDP Amendment) SDPI ❑ PSP (Preliminary Subdivision Plat) (SDP Insubstantial Change) ❑ FP (Final Plat) ❑ SIP (Site Improvement Plan) ❑ LLA (Lot Line Adjustment) ❑ SIPI (SIPI Insubstantial Change) ❑ BL (Blasting Permit) ❑ ❑ SNR (Street Name Change) Vegetation/Exotic ❑ ROW (Right -of -Way Permit) (Veg. Removal Permits) ❑ EXP (Excavation Pemtit) ❑ Land Use Petition (Variance, Conditional Use, ❑ VRSFP (Veg. Removal & Site Fill Pem)it) ® Boat Dock Ext., Rezone, PUD rezone, etc.) Other - Describe: GMP (] TDR (Transfer of Development Rights) Amendment 10. Project or development names proposed for, or already appearing in, condominium documents (if applicable; indicate whether proposed or existing) 11. Please Check One: ® Checklist is to be Faxed Back ❑ Personallycked U Pip 12. Applicant Name Robert L. Duane. AICP Phone 239 254-2049 Fax 239 254-2099 13. Signature on Addressing Checklist does not constitute Project and/or Street Name approval and is subject to further review by the Addressing Section. FOR STAFF USE ONLY Primary Number Address Number Address Number Address Number A roved b PP Y ti ..„ .,i �✓)if`;2��, Date MEETING NOTES COLLIER COUNTY COMPREHENSIVE PLANNING DEPARTMENT - --- '1000 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 PI IONS 239403-2400 DATE: 3-Zq-V TIME: NOT FS BY )I 4v l ln/tc.�S f TOPIC OF MEETING: ✓�p�rj-J1-Atll .- A /4 r 20 R` . /Ve„ ATTENDANCE: �✓Ine ' Yl/d VC� ��.., /bd Larl+r /'"l' ca /VS•G%i 1 KEY POINTS/UNDERSTANDINGS/CONCLUSIONS `- 20" 6in��Gy� /a wi l� �e A vfrL�fP.P - 6e 11 Q /Lltk b� s� � Os- �y�k �i�r9q`s r. -fol 14, POV 5. F c" `1 UfBj _Lf16%j� G • 3 rry� c Y GfM / I'r pwe ,V 2'11- y �m `/ H 13/=/.—lXflcvfll t ! +�r / �I SY�'%� V'C✓lB 6 J/(lN Jf 'T OY Sl B t1� RCG CiS !� f� bN / of e —7 v rP� Jy /n me mg n ¢s I... o. C..nip. DovN bLn', 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 941-643-6968). The application must be reviewed by staff for sufficiency within 30 calendar days following the filing deadline before it will be processed and advertised for public hearing. The applicant will be notified in writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the deficiencies. For additional information on the processing of the application, see Resolution 97-431 (attached). If you have any questions, please contact the Comprehensive Planning Section at 941- 403-2300. SUBMISSION REQUIREMENTS I. GENERAL INFORMATION A. Name of Applicant _ Naples Italian American Club Inc Company Mailing Address PO Box 770801 City Naples State _Florida Zip Code 34107-0801 Phone Number 239-597-5210 Fax Number B.1 Name of Agent' _ Robert L. Duane 'THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company Hole Montes, Inc. Address 950 Encore Way City Naples State _Florida Zip Code 34110 Phone Number _ 239-254-2000 Fax Number 239-254-2099 B.2 Name of Agent ` Richard D. Yovanovich. Es 'THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company Goodlette. Coleman &Johnson PA Address 4001 Tamiami Trail N. City Naples Slate Florida Zip Code 34103 Phone Number 239-435-3535 Fax Number 239-435-1218 1 H \2006\2006019\WP\Comp Plan Amendment -Italian American Club\080212-Revised GMP Application.doc 2006.019 C. Name of Owner (s) of Record Naples Italian American Club Inc Address 7037 Airport Road N City Naples State Florida Zip Code 34109 Phone Number 239-597-5210 Fax Number D. Name, Address and Qualifications of additional planners, architects, engineers, environmental consultants and other professionals providing information contained in this application. Traffic Analysis prepared by Robert L. Price, E.I., Project Consultant and Ted B. Treesh, Principal/Regional Manager Metro PCS, 2700 Immokalee Rd., Naples, FL 34110 239-596-8550 11. DISCLOSURE OF INTEREST INFORMATION insert data provided by applicant A. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest. (Use additional sheets if necessary). Name and Address Percentage of Ownership B. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each. Name and Address, Office Percentage of Stock C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest. Name and Address Percentage of Interest H \2006\2006019\WP\Comp Plan Amendment -Italian American Club\080212-Revised GMP Application.doc 2006.019 D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners. Name and Address Percentage of Ownership E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners. Name and Address Percentage of Ownership Date of Contract: F. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership, or trust. Name and Address Percentage of Ownership G. Date subject property acquired (X) leased O: 04/1973 Term of lease _yrs./mos. If, Petitioner has option to buy, indicate date of option:__ and date option terminates: _, or anticipated closing date H. NOTE: Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. 3 H.\2006\2006019\WP\Comp Plan Amendment -Italian American Club\080212-Revised GMP Application.doc 2006.019 Ill. DESCRIPTION OF PROPERTY A. LEGAL DESCRIPTION COMMENCING at the Southeast corner of Section 2 T49S R25E Collier County Florida thence along the East line of said Section 2 North 20 14' 0" West 1397.16 feet for tha PCIINT C)F: RI=r_lnlMrntr_ tt.o--- c,...«, ono C11 .-," 1° 20 14'0" East 310.94 feet to the POINT OF BEGINNING 5 acres more or less. EXCEPTING the Easterly most 100 feet having hereto been conveyed by Warranty Deed recorded in O.R. Bok 171 Page 112 Public Records of Collier County, Florida Basis of Bearings is the East line of Section_2 being N 020 14'00" W B. Section: 02 Township: _ 49S Range: 25E C. Tax I.D. Number (Folio #s) 00237960007 D. GENERAL LOCATION Property is on the southwestern corner of Orange Blossom Drive and Airport -Pulling Road North (CR 31) E. PLANNING COMMUNITY North Naples F. TAZ 116 G. SIZE IN ACRES ±5 acres _ H. ZONING A -Rural Agricultural District PU-Provisional Use PRESENT FUTURE LAND USE MAP DESIGNAT Urban Designation — Mixed Use District IV. TYPE OF REQUEST A. GROWTH MANAGEMENT PLAN ELEMENT(S) OR SUB-ELEMENT(S)TO BE AMENDED: X Future Land Use _ Golden Gate Area Master Plan Immokalee Area Master Plan _ Capital Improvement Transportation Housing Coastal & Conservation _ Recreation/Open Space Intergovernmental Coord. _ Potable Water Sanitary Sewer Solid Waste Drainage _ Natural Groundwater Aquifer B. AMEND PAGE(S) 52 OF THE Future Land Use ELEMENT, under Policy 1.1, Future Land Use Districts and Subdistricts by adding AS FOLLOWS: (Use Cross-threughs to identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: 12. Italian American Plaza and Clubhouse Commercial Subdistrict This Subdistrict is located on the southwest corner of Orange Blossom Drive and Airport -Pulling Road and consists of approximately 5 acres The purpose of this Subdistrict is to accommodate existing institutional uses such as the Italian American uses, in addition to up to 20,000 s.f. for the clubhouse facility. The retail and office uses shall be those in the C-1 through C-4 zoning districts The uses are not an entitlement. Such uses will be further evaluated at the time of rezoning approval to ensure appropriateness to relationship to surrounding properties Such uses are intended to serve the community in a setting designed to be compatible with the existing and future development in the neighborhood and providing access from the 4 H:\2006\2006019=P\Comp Plan Amendment -Italian American Club\080212-Revised GMP Application.doc 2006.019 adjacent property to the south to Orange Blossom Drive to minimize the impacts on the local street system. C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM: Urban Residential Subdistrict TO: Italian American Plaza and Clubhouse Subdistrict D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #) DESCRIBE ADDITIONAL CHANGES REQUESTED: Not Applicable V. REQUIRED INFORMATION NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN 1"=400'. At least one copy reduced to 8 % x 11 shall be provided of all aerials and/or maps. A. LAND USE 1. Exhibit V.A.1 Provide general location map showing surrounding a. and b. development (PUD, DRI's, existing zoning) with subject property outlined. 2. Exhibit V.A.2 Provide most recent aerial of site showing subject boundaries, source, and date. 3. see Exhibit Provide a map and summary table of existing land use and V.A.1 a. zoning within a radius of 500 feet from boundaries of subject property. B. FUTURE LAND USE DESIGNATION 1. see Exhibit Provide map of existing Future Land Use Designation(s) of V.A.1 b. subject property and adjacent lands, with acreage totals for each land use designation on the subject property. (Entire acreage +5 acres is in the Urban Residential Subdistrict.) C. ENVIRONMENTAL 1. Exhibit V.C.1 Provide most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FDOT FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN "A" ABOVE. 2. Exhibit V.C.2 Provide a summary table of Federal (US Fish & Wildlife Service) and State (Florida Game & Freshwater Fish Commission) listed plant and animal species known to occur on the site and/or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.). H:12006\2006019\WP\Comp Plan Amendment -Italian American Club\080212-Revised GMP Application.doc 2006.019 3. Exhibit V.C.3 Identify historic and/or archaeological sites on the subject property. Provide copy of County's Historical/Archaeological. D. GROWTH MANAGEMENT Reference 9J-11.006, F.A.C. and Collier County's Capital Improvements Element Policy 1.1.2 (Copies attached). INSERT "Y" FOR YES OR "N" FOR NO IN RESPONSE TO THE FOLLOWING: 1. N Is the proposed amendment located in an Area of Critical State Concern? (Reference 9J -11.006(1)(a)(2), F.A.C.)- If so, identify area located in ACSC. 2. N Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380, F.S. ? 3. N Is the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163.3187 (1)(c), F.S.? (Reference 9J -11.006(1)(a) 4.b, F.A.C-) 4. N Does the proposed amendment create a significant impact in population which is defined as a potential increase in County -wide population by more than 5% of population projections? (Reference Capital Improvement Element Policy 1.1.2). If yes, indicate mitigation measures being proposed in conjunction with the proposed amendment. 5. Y Does the proposed land use cause an increase in density and/or intensity to the uses permitted in a specific land use designation and district identified (commercial, industrial, etc.) or is the proposed land use a new land use designation or district? (Reference Rule 9J-5.006(5) F.A.C.). If so, provide data and analysis to support the suitability of land for the proposed use, and compatibility of use with surrounding land uses, and as it concerns protection of environmentally sensitive land, ground water and natural resources. (Reference Rule 9J-1.007, F.A.C.) SEE EXHIBIT V.D.S. E. PUBLIC FACILITIES Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: Exhibit V. E. 1 a) Potable Water Exhibit V. E. 1 b) Sanitary Sewer Exhibit V. E. 1 c) Arterial & Collector Roads: Name specific road and LOS Airport Pulling Road N - LOS C Exhibit V. E. 1 d) Drainage Exhibit V. E. 1 e) Solid Waste Exhibit V. E. 1 f) Parks: Community and Regional If the proposed amendment involves an increase in residential density, or an increase in intensity for commercial and/or industrial development that would cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capital Improvement Element Policy 1.1.2 and 1.1.5) 2. Exhibit V. E. 2 Provide a map showing the location of existing services and public facilities that will serve the subject property (i.e. water, sewer, fire protection, police protection, schools and emergency medical services.) 3. Exhibit V. E. 3 Document proposed services and public facilities, identify provider, and describe the effect the proposed change will 6 H:\2006\2006019M Comp Plan Amendment -Italian American Club\080212-Revised GMP Applim ion.doc 2006.019 have on schools, fire protection and emergency medical services. F. OTHER Identify the following areas relating to the subject property: 1. Exhibit V.F.1 Flood zone based on Flood Insurance Rate Map data (FIRM). 2. NIA Location of well fields and cones of influence, if applicable. (Identified on Collier County Zoning Maps) 3. Yes Traffic Congestion Boundary, if applicable 4. Exhibit V.F.3 Coastal Management Boundary, if applicable 5. N/A High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable (Identified on Collier County Zoning Maps). G. SUPPLEMENTAL INFORMATION 1. Attached $16,450.00 (non-refundable filing fee less $250 pre -application fee) made payable to the Board of County Commissioners, due at time of submittal. 2. N/A $9,000.00 non-refundable filing fee for a Small Scale Amendment made payable to the Board of County Commissioners, due at time of submittal. 3. Plus Legal Advertisement Costs (Your portion determined by number of petitions and divided accordingly) 4. Exhibit V.G.4 Proof of ownership (Copy of deed) 5. Exhibit V.G.5 Notarized Letter of Authorization it Agent is not the Owner (See attached form) 6. Attached 1 Original and 5 complete, signed applications with all attachments including maps, at time of submittal. After sufficiency is completed, 15 copies of the complete application will be required. Additional copies may be required. 'Maps shall include: North arrow, name and location of principal roadways and shall beat a scale of 1"=400' or at a scale as determined during the pre -application meeting; identification of the subject site; legend or key, if applicable. All oversized documents and attachments must be folded so as to fit into a legal -size folder. For all oversized exhibits, at least one copy must be submitted at 8-1/2 x 11 inches. All exhibits and attachments to the petition must include a title and exhibit # or letter, and must be referenced in the petition. 7 H:\2006\2006019\WP\Comp Plan Amendment -Italian American Club\080212-Revised GMP Application.doc 2006.019 Exhibit V.A.1.a General Location Map showing surrounding developments (PUD, DRI's, existing zoning) with subject property identified. 8 H:\2006\2006019\WP\Comp Plan Amendment -Italian American Club\080212-Revised GMP Application.doc 2006.019 Exhibit V.A.1.b General Location Map showing existing future land use and Future Land Use Designation(s) of subject property and adjacent lands, with acreage totals for each land use designation on the subject property. The total acreage (5 acres) is in the "Urban Residential Subdistrict" 9 W2006\2006019MP\Comp Plan Amendment -Italian American Club\080212-Revised GMP Application.doc 2006.019 Future Land Use Map on file with the Board's Minutes & Records Office T 41 S 1 T 41 5 1 T 41 5 S ON 1 S Lf 1 S Sf 1 T 41 3 S �g 3i q49 l53� g j 1E 4 8�I 94x9g9 Ila Nill PH ��cx 0;7��� IM I Hill I �i�l�e➢®I ®1 4 N 1; 6.. ii�� Nil 84949999999894 n v 4 s'�a�$pp l4g i' 66o„6fl�6❑ g��. ❑� 1 ❑❑®rl�e9��9ee� 9 4 4 9 � � 8 9 8 r. S4 SIo000I2 mill 06:10� i S ON 1 S Lf 1 S Sf 1 T 41 3 S �g 3i q49 l53� j 1E 4 8�I 94x9g9 9�M ��cx - �'1i 4 N 1; 6.. ii�� 84949999999894 9 4 4 9 9 9 9 8 A1HIpJ OtltlMOtl9 Y T N S 1-4 A'W.c] 30YC � a _ d L e � z � W Gulf of Mexico 9 091 3 191 1 Exhibit V.A.2 Most Recent Aerial of site showing subject boundaries, source, and date. 10 HA2006\2006019M Comp Plan Amendment -Italian American Club\080212-13evised GMP Application.doc 2006.019 'r 3"r �•- i gra f1i 6e 1a Exhibit V.C.1 Most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FDOT-FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN "A" ABOVE. The predominant soils are primarily Ft. Drum and Malabar fine sands with 12.5% Urban Lands along the western property line, according to the Appraisers GIS mapping. No habitats have been identified on the site. I L BJECT SIT 1 _ i GLj Jl z `' { 1 Italian Amedcan Club Plan Amendrnent Application 1 2005.000 .i . C1, l J B.AA C4a l �j I L BJECT SIT 1 _ i GLj Jl z `' { 1 Italian Amedcan Club Plan Amendrnent Application 1 2005.000 r Exhibit V.C.2 A summary table of Federal (US Fish & Wildlife Service) and State (Florida Game & Freshwater Fish Commission) listed plant and animal species known to occur on the site and/or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.). No listed plant or animal species are known to occur on the site and/or are known to inhabit biological communities similar to the site. 12 H:\2006\2006019\WP\Comp Plan Amendment -Italian American Club\080212-Revised GMP Application.doc 2006.019 Italian American Aerial Photo on file with the Board's Minutes & Records Office AGRIOULTUMAL ti Exhibit V.C.2 A summary table of Federal (US Fish & Wildlife Service) and State (Florida Game & Freshwater Fish Commission) listed plant and animal species known to occur on the site and/or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.). No listed plant or animal species are known to occur on the site and/or are known to inhabit biological communities similar to the site. ttafian Amedcan Club Plan Amendment_Applicabor. •I 2f106.000 Exhibit V.C.3 Historic and/or archaeological sites on the subject Property on a copy of County's Historical/Archaeological Probability M Map and correspondence from Florida Department of State. A copy of said map is shown below. No sites Historical/Archaeological are depicted on the subject property. 13 H:\2006\2006019\WP\Comp Plan Amendment -Italian American Club\080212-Revised GMP Application.doc 2006.019 EXHIBIT V.C.3 G zs PWP 48 PWP 4949 49 50 wPYr:Ei R�.o� n»�E �. �o suEEl 8 Uvri.cs '"a'-`EuovE.a s2 IRo-r is waEl NAPLES NORTH QUADRANGLE AREAS OF HIsTabcAL/ARCHAEO OG1GA PROHAPII ITY �� DIGK iES N6IORS IXSIRYi O EXHIBIT V.D.5. If the proposed land use causes an increase in density and/or intensity to the uses permitted in a specific land use designation and district identified (commercial, industrial, etc.) or the proposed land use is a new land use designation or district (Reference Rule 9J-5.006(5) FA C.), provide data and analysis to support the suitability of land for the proposed use, and compatibility of use with surrounding land uses, and as it concerns protection of environmentally sensitive land, ground water and natural resources. (Reference Rule 9J-1.007, F.A.C.) The subject property soils are primarily Ft. Drum and Malabar fine sands with 12.5% Urban Lands along the western property line, according to the Appraisers GIS mapping. The flood zone is "X". The area is well served by utilities and major highways to support the proposed development. The proposed use will contribute services available to the surrounding residential community and will be designed, through use of extensive buffering, to be compatible with neighboring residential uses. The location of the property, proximity to major highways and urbanized areas, as well as its size (± 5 acres, partially developed) detract from any value it might otherwise have as a natural habitat. No proposed changes will adversely affect protection of environmentally sensitive land, ground water or natural resources. Italian American Club Plan Amendment Applimfion 14 2006.019 1. Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: Exhibit V. E. 1 a) Potable Water and Exhibit V. E. 7 b) Sanitary Sewer The construction of up to 26,000 s.f. of retail -office and a clubhouse of up to 20,000 s.f. in place of the existing clubhouse (approximately 6,500 s.f.) represents an increase of up to 39,500 s.f. Assuming an average water and sewer use of 0.1 GPD per s.f. of gross leasable floor area, there could be an increase of up to 3,950 GPD of average water and sewer use. Assuming peak flows equal 1.5 times average use, there could be an increase of up to 5,925 GPD in peak flows. (26,000 + 20,000 — 6,500) x 0.1 = 3,950 GPD average x 1.5 = 5,925 GPD peak 3,950 GPD would be comparable to an average residential population of 21, or 8.5 dwelling units. The property, under the Urban Residential Subdistrict in which it is currently located, could possibly qualify for up to 16 units per acre, or 80 units on a parcel of this size. Therefore, the proposed land use constitutes a reduction in potential impacts. The latest AUIR estimates the capacity of the Potable Water System will keep pace with the peak population projections through the planning study period with planned improvements constructed. The North County Water Reclamation Facility capacity will exceed peak population projections through the planning study period with the FY 2010 planned improvements constructed. Italian American Club Plan Amendment Application 15 2006.019 Exhibit V. E. 1 c) Arterial & Collector Roads: Name specific road and LOS Existing Levels of Service Airport Pulling Road N - LOS C Italian American Club Plan Amendment Application 16 2006.019 Exhibit V. E. 1 d) Drainage The subject property is within the Airport Road South Canal Basin of the Main Golden Gate System. The Airport Road South Canal Basin operates at a LOS D. A Water Management Plan will be prepared for the proposed development to accompany subsequent PUD and Site Plan applications. The proposed development will not adversely impact the County drainage facilities. Italian AmenrAn Club Plan Amendment Application 1 2006.019 Exhibit V. E. 1 e1 Solid Waste The proposed clubhouse and retail office facilities of up to 46,000 s.f. is not expected to generate significant levels of solid waste as residential dwelling units would. Single-family dwelling units generate an average of 45 to 50 pounds per week, or 1.2 tons per year. Multi -family unit generate approximately 35 pounds per week per unit or 0.9 tons (1,800 pounds) of solid waste per year. Under the current FLUE designation the 5 acre parcel could have up to 16 D.U.s per acre. It is therefore suggested that a change in FLUE land use designation from Urban Residential to a district that permits up to 26,000 s.f. of retail office and up to 20,000 s.f. of clubhouse facilities would have a beneficial impact on all public facilities including solid waste. The new AUIR draft projects a surplus landfill lined cell capacity through year 2024. Italian American Club Plan Amendment Application 18 2006.019 Exhibit V. E. 1 fl Parks: Community and Regional The proposed retail -office facility and enlarged clubhouse would not be expected to generate the need for additional parks. Therefore the proposed change in future land use designation would represent a reduction in potential demand for parks. The current AUIR report projects a 10 year surplus in available parks to meet projected population with park acres planned in CIE. Italian Amencan Club Plan Amendment Application 19 2006.019 Exhibit V. E. 2 Map showing the location of existing services and public facilities that will sense the subject property (i.e. water, sewer, fire protection, police protection, schools and emergency medical services.) The subject property is currently served with water and sewer service. The proposed uses will not require school services. The map below identifies locations of other seniices. r Emergency Medical Seermes �- \ Fire Protection r r- - u n � Police _Protertion�� T Subject Property�- .uif G% � ?jolti�ldples ' L_ n r �?cat 3rai I avian A.mencar. C'rub Plan Amen:invent Applica ion. 20 Exhibit V. E. 3 Document proposed services and public facilities, identify provider, and describe the effect the proposed change will have on schools, fire protection and emergency medical services. The proposed uses will not require school services, and will have a minimal impact on other public facilities. If the property were to develop with residential uses as envisioned on the FLUM, the impacts would be much greater. Italian American Club Plan Amendment Application 21 2006.019 Exhibit V.F.1 Flood zone based on Flood Insurance Rate Map data (FIRM). Exhibit V.G.4 Proof of ownership 24 H:\2006\2006019\WP\Comp Plan Amendment -Italian American Club\080212-Revised GMP Application.doc 2006.019 Exhibit V.G.4 Proof of ownership me �r'ili........,... THIS run, made on this 3a {� day of /r «hr MDEN r , 391-11 , between nlLvA OCCK=ZO, a married woman, of the county of Collier, State of Florida, Grantor, and TM MAPLE'S ITALIAN-ABERICAN CLUB, INC.* whose post office address lot Post Office Box 2805, Naples, of the County of Collier, State of Florida, Grantee. W I T H ESS E T Hs That said Grantor, AND 140/100 ($10.00) consideration to said receipt whereof is here sold to the said Grant the following descri4 County, Florida, to it for and in consideration of the sum of TEN DOLLARS, and other good and valuable P;ran r� paid by said Grantee, Lne re as granted, bargained and Grante rs and assigns forever, d, situate, and being in Collier Commenci g it e t t orn rf Section 2, Townsfit, 4 >Y , q as Collier County, to i; t e c e a Ea t line of said Sec 1:0 kL 4' 0 Es 139' 16 foet fo he PLACE O BEGX of this descripti thence Sout 89' :5}142^ West 1349.11 f thence alon t,'h *st line of the East ha the Southeas Irter of said °C Section 2, Rr-" 57.50" a 323.22 feet; LU m thence North 1347.57 feet; a thence along the a of said Section 2, ,o South 2 14,00" East 323.28 feet to the PLACE OF BEGINNINGS EXCEPT the East 100 feet Y thereof as conveyed by Warranty Deed recorded H in Official Record Book 171, Page 112, to the z State of Florida; being a part of the East C, half of the Southeast quarter of Section 2, U3 Township 49 South, Range 25 East, Collier a County, Florida; containing 9.26 acres of land c more or less. 0 a THIS IS NOT THE HOMESTEAD PROPERTY OF THE GRANTOR. 8 I i T I L 'J Y - TRIS DEED CORRECTS THAT DEED EXECUTED ON THE 25TH DAY OF AUGUST, 1972 BETWEEN HILDA OCCHIUZZO, OF 1659 MANDARIN DRIVE, NAPLES, COLLIER COUNTY, FLORIDA AND THE NAPLES ITALIAN-AHERICAN CLUB, INC., NORTH AIRPORT PULLING ROAD, P.O. BOX 2605, NAPLES, COLLIER COUNTY, FLORIDA, BY STATING THE MARITAL STATUS OF THE GRA TOR AND BY STATING THAT THIS IS HOT HOMESTEAD PROPERTY. 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. IN WITNESS WHEREOF# Grantor has hereunto not her hand and seal e day and year first above written. tine A. Bates,t CX4pness HILDA OCCHIUZZO 6- / --7-7A459 Mandarin Drive .%iF TZ UA, Florida 33940 STATE OF FLORIDA, COUNTY OF COLLIER, qualified to 1 OCCHIUZZO, a ma In and who execs before me that expressed. WITNESS my hand aforesaid on this s'; My Commission Expires: ial D, an officer duly y appeared HILDA e person described d she acknowledged purposes therein State and County last NOTARY PUBLIC Kim Marie Seifert NOTARY DMIC STATT OF GiOPIDA 1?Y C"J'MSSICN EXP. DC7. 4, IM BONDED TIIW GENERAL INS. LM. , This instrument Prepared By: DANIEL R. MONACO, Esquire MONACO, CARDILLO & XEITH, 3550 South Tamiami Trail Naples, FL 33962-4999 (813/774-2229) P.A. PREPARATION OF DEED ONLY - NO OPINION AS TO TITLE RENDERED 5. Exhibit V.G.5 R. 92542099 !I 4 Li\ll DIxEL01'a1F.AT zoos 005 AFFIDAVIT ---- — � bice/I, A N N 'LNe N IALvPC�_ being first duly sworn, depose and say that we/I am/are the owne s of the property descnbed herein and which is the subject matter of the proposed hearing; that all the answers to the questions in this application, including the disclosure of interest information, all sketches, data, and other supplementary matter attached to and made a part of this application, are honest and true to the best of our knowledge and belief. We/I understand that the information requested on this application must be complete and accurate and that the content of this form, whether computer generated or County printed shall not be altered. Public hearings will not be advertised until this application is deemed complete, and all required information has been submitted. As property owner Well further authorize Robert L. Duane AICPto act as our/my representative in any matters regarding this Petition. Typed or Owner Name of Signature of Name of Owner The foregoing strument wa acknowledged before me this day of_ - 200 , by o is personally known to me or has produced identification. State of Florida County of Collier (Signature of Notary Public - State of Florida) L NANGYM.GRUPPUSO MY COMMISSION # DO 230078 qr EXPIRES:SW--1 - 19.2007(Prino amp Commissioned Name of Notary Public) ................................. Market -Conditions Study ................................. Italian American Office Center Prepared for Hole Montes, Incorporated 950 Encore Way Naples, Florida 34110 Prepared by Fraser & Mohlke Associates, Inc. Post Office Box 2312 Naples, Florida 34106-2312 July 8, 2008 Italian American Office Center Market -Conditions Study Table of Contents Tab 1. Market Conditions 2. Commercial Land Uses 3. Office Space Location Analysis 4. Summary of Findings & Recommendations 5. Appendix FOREWORD The following Market -Conditions Study is submitted in sup- port of the establishment a commercial office building de- velopment to be known as the Italian -American Club Sub- district. Italian -American Club is located on the South side of Orange Blossom Drive southwest of its intersection with Airport - Pulling Road. The Collier County Headquarters Library bor- ders it on the North side of Orange Blossom Drive. Its physi- cal address is 7035 Airport -Pulling Road North, Naples, Florida 34109 A project Location Map and an Aerial Photograph of the subject site are provided on the pages that follow. ENS k 1 �. I�llll1lll1illll Y`LN ,, _ I 4 -a t q t lk 1(a� Italian American Office Center Market -Conditions Study cable of Contents Tab 1. Market Conditions 2. Commercial Land Uses 3. Office Space Location Analysis 4. Summary of Findings & Recommendations 5. Appendix Market -Conditions Study Italian -American Club Office Space Analysis -Page 1-1 1. MARKET CONDITIONS: NORTH/URBAN COLLIER COUNTY The analysis begins with an evaluation of population growth and transportation infrastructure development in Collier County's North Naples and Urban Estates planning communities, two contiguous planning areas that include all of unincorporated Collier County that is east of the Gulf of Mexico, north of Pine Ridge Road (CR -896), and west of Collier Boulevard (CR -951). A map describing both the North Naples Planning Com- munity District (PCD) and the Urban Estates PCD is exhibited on the facing page. Aggregated, the North Naples PCD's 20,186 acres; and the Urban Estates PCD's 19,427 acres total 39,611 acres or 42.89 percent of the 92,354 acres within unincorpo- rated Collier County's Urban Commercial District according to the "Urban Area Buildout Study: Phase 1 Technical Memorandum" published by Collier County's Comprehensive Planning Department. Understanding the demographics of "North/Urban Collier" is es- sential to an assessment of the basic goods and services requirements of the population within the northern two-fifths of the County's unincorporated urban area. Population Growth 1990-2015 By the year 2015, the permanent population of Collier County's North Naples PCD and the Urban Estates PCD is projected to grow 282.78 percent, an increase of 83,717 persons from 1990 to 2015 according to lune 11, 2008, estimates provided by the Comprehensive Planning Department. Permanent -population projections for North/Urban Collier demonstrate the following growth patterns: Table 1.01 Population Estimates and Growth Projections (As of April 1 of each year) Sources: U. S. Bureau of the Census, User Defined Area Program (1990-1995) Collier County Permanent Population Estimates and Projections (2000-2015) Collier County Comprehensive Planning Department (June 11, 2008) 1990 1995 2000 2005 2010 2015 North Naples 24,892 36,065 47,657 56,737 59,244 61,810 Persons Per Acre 1.23 1.78 2.36 2.81 2.93 3.06 Urban Estates 4,712 8,247 16,713 35,149 40,351 51,511 Persons Per Acre 0.24 .042 0.86 1.81 2.07 2.65 29,604 44,312 64,370 91,886 99,595 113,321 Percent (%) share of: Unincorporated County 22.38% 26.80% 29.93% 32.92% 31.86% 31.24% Total Collier County 19.46% 23.76% 25.61% 28.91% 28.14% 28.89% Unincorporated Total 132,273 165,356 215,043 279,124 312,587 362,644 Collier County Total 152,099 186,504 251,377 317,788 353,900 406,300 Sources: U. S. Bureau of the Census, User Defined Area Program (1990-1995) Collier County Permanent Population Estimates and Projections (2000-2015) Collier County Comprehensive Planning Department (June 11, 2008) Market -Conditions Study Italian -American Club Office Space Analysis -Page I-2 Population estimates based on the 2000 U.S. Census and published on August 29, 2002, by the Comprehensive Planning Department projected the permanent -population growth of North/Urban Collier planning communities (hereinafter "North Collier") as demonstrated in Table 1.02 below, with contrasting current estimates. Table 1.02 Population Estimates (As of April 1 of each year) North Collier Total 2002 Estimates 29,604 44,312 66,472 84,795 110,492 2008 Estimate 29,604 44,312 75,458 91,886 99,595 Increase (Decrease) 0 0 11.91% 7.72% (9.86%) Source: Collier County Permanent Population Estimates and Projections: August 29, 2002 and June 11, 2008 Transportation Infrastructure Improvements Historically, County government's program to complete the roadway network within North Collier has established the area as having significant, long-term growth po- tential. To illustrate, the Board of County Commissioners adopted its first public facilities Annual Update and Inventpry Report (AUIR) on October 1996, in order to identify needed infrastructure improvements in Collier County. For the North Collier area, the Capital Improvement Plan (CIP) issued with the October 1996 AUIR allocated $23,165,000, or 21.20 percent, out of a countywide total of $109,285,000 for roadway improvements in the North Naples and Urban Estates planning communities. The 1996 AUIR proposed funding a total of five North Collier County roadway projects for five fiscal years covering the period from October 1, 1997, to September 30, 2001 (FY97-FY01). 'Fable 1.03 below lists each of the referenced five North Collier CIP roadway projects. Related small-scale roadway projects, traffic signalization, environmental - permitting costs, and payment on existing debt were not included in the calculations. 1990 1995 2000 2005 2010 North Naples 2002 Estimates 24,862 36,065 47,657 60,671 74,177 2008 Estimates 24,892 36,065 58,745 56,737 59,244 Increase (Decrease) 0 0 18.87% (6.48%) (20.13%) Urban Estates 2002 Estimates 4,712 8,247 18,815 27,553 33,686 2008 Estimates 4,712 8,247 16,713 35,149 40,351 Increase (Decrease) 0 0 (11.18%) 21.61% 19.78% North Collier Total 2002 Estimates 29,604 44,312 66,472 84,795 110,492 2008 Estimate 29,604 44,312 75,458 91,886 99,595 Increase (Decrease) 0 0 11.91% 7.72% (9.86%) Source: Collier County Permanent Population Estimates and Projections: August 29, 2002 and June 11, 2008 Transportation Infrastructure Improvements Historically, County government's program to complete the roadway network within North Collier has established the area as having significant, long-term growth po- tential. To illustrate, the Board of County Commissioners adopted its first public facilities Annual Update and Inventpry Report (AUIR) on October 1996, in order to identify needed infrastructure improvements in Collier County. For the North Collier area, the Capital Improvement Plan (CIP) issued with the October 1996 AUIR allocated $23,165,000, or 21.20 percent, out of a countywide total of $109,285,000 for roadway improvements in the North Naples and Urban Estates planning communities. The 1996 AUIR proposed funding a total of five North Collier County roadway projects for five fiscal years covering the period from October 1, 1997, to September 30, 2001 (FY97-FY01). 'Fable 1.03 below lists each of the referenced five North Collier CIP roadway projects. Related small-scale roadway projects, traffic signalization, environmental - permitting costs, and payment on existing debt were not included in the calculations. Market -Conditions Study Italian -American Club Office Space Analysis -Page 1-3 Table 1.03 North Naples/Urban Estates Roadway Projects: Collier County CIP FY97 to FY01 (September 24, 1996) PROJECT NAME COST TYPE START COMPLETE Immokalee Road (CR -846) $3,217,000 CST FY01 Now under (1-75 to CR -951) construction Pine Ridge Road (CR -896) $5,705,000 CST FY96 Completed (CR -31 to 1-75) Vanderbilt Beach Rd. (CR -862) $7,459,000 CST FY95 Completed (US 41 to CR -31) Airport Road (CR -31) $5,380,000 CST FY97 Completed (CR -862 to CR -896) US -41 $300,000 DER FY97 Completed (Lee Co. to Wiggins Pass Rd.) North Naples/Urban Estates $23,165,000 CST: Construction Percent of County Total 21.20% DER: Preconstruction Since September 1996, the CIP has been subject to significant alterations due to rapid growth along the area's roadway corridors, as demonstrated below in Tables 1.04, 1.05, 1.06, and 1.07. Certain of the analyzed roadway improvements programmed for the period FY97- FY01 were reevaluated and, in some instances, redesigned; others were rescheduled to commence construction in a later period, in order to provide for a seamless construction program for the new Livingston Road (CR -881) corridor. Livingston is a north -south limited -access arterial road approximately 1.0 mile west of Interstate 75 (1-75) with a southern terminus at Radio Road in Collier County and a northem terminus at its merger with Imperial Street in Lce County. The Collier County Transportation 5 -Year Work Program: Major Capi- tal/Capacity Projects issued on June 21, 2001 designated $61,502,000 for eight transpor- tation improvements within, or immediately proximate to, the North Collier area. Not including small projects such as signalization, permitting costs, and debt payments -- the countywide total cost of roadway projects for the period FY01-FY05 was estimated to be $1 38,612,000. Detailed roadway improvement data for North Collier from the County's 5 -Year Work Program for FY01-FY05 is provided below: Market -Conditions Study Italian -American Club Office Space Analysis -Page I-4 Table 1.04 Central and North Naples/Urban Estates Roadway Projects: Collier County CIP FY01 to FY05 (June 29, 2001) PROIECT NAME COST TYPE START COMPLETE Airport Road (CR -31) $8,347,000 DER/CST FY00 FY02 (CR -862 to CR -896) Collier Boulevard (CR -951) $0 Removed (CR -846 to Golden Gate Blvd.) Goodlette-Frank Road (CR -851) $13,388,000 DER/CST FY01 FY06 (CR -862 to CR -896) Immokalee Road (CR -846) $2,349,000 CST FY01 Now under (1-75 to CR -951) construction Livingston Road $3,064,000 DER FY01 Completed (Imperial Street to CR -846) Livingston Road $24,752,000 DER/CST FY01 Completed (CR -846 to CR -896) Livingston Road $11,278,000 CST FY01 Completed (CR -896 to Golden Gate Parkway) Pine Ridge Road (CR -896) $300,000 CST FY01 Completed (CR -31 to Logan Boulevard) Vanderbilt Beach Rd. (CR -862) $6,371,000 DER FY01 Completed (CR -31 to 1-75) North Naples/Urban Estates $61,502,000 CST: Construction Percent of Collier County Total 44.37% DER: Preconstruction Within less than five fiscal years, the cost of roadway construction activity in North Collier grew from Live projects valued at $23,165,000, or 21.20 percent of Collier County's total, to eight projects valued $61,502,000, or 44.3 percent of the County total. The $38,337,000 increase in costs due to additional roadway construction projects repre- sents additional capital improvements amounting to a 165.50 percent increase over the 57 -month period from September 24, 1996, to June 29, 2001. The basic assumption of this analysis is that rp ogrammed new road construction and/or roadway caoacity improvements remain the most reliable indicator of residential and commercial new construction activities and the most reliable predictor of future po ulation rowth. The following examination of roadway utilization focuses on the North Naples PCD and the Urban Estates PCD, the principal focus of this analysis. Also included are adjacent portions of the Central Naples PCD, when relevant. Market -Conditions Study Italian -American Club Office Space Analysis -Page 1-5 At the onset of Fiscal Year 2004/2005 (October 1, 2004 - September 30, 2005), Collier County's public facilities AUIR reported increased traffic volume countywide from 2003 to 2004; the financial implication of the stresses on roadway capacity is dem- onstrated in Table 1.05 below and further illustrated in Table 1.06 and Table 1.07. The county -roadway deficiencies within, or adjacent to, the North Collier area analyzed in Table 1.05 exhibiting the existing road's minimum service standards ("C" thru "F,"), existing road service volume, 2004 counted daily volume, current level of service ("C" thru "I"'), and the year the analyzed roadway is expected to be deficient and require remediation. Table 1.05 Central Naples/North Naples/Urban Estates Related Roadway Projects: Collier County Transportation Database Analysis of Roadway Capacity (March 17, 2005) 10 -MONTH SERVICE TOTAL YEAR PROJECT ____ STANDARD_ VOLUME VOLUME LOS DEFICIENT Airport Road (CR -31) E 3,970 2,682 C Not Listed (CR -862 to CR -896) Airport Road (CR -31) E 3,830 2,527 C Not Listed (CR -896 to CR -886) Airport Road (CR -31) E 3,230 2,796 E Not Listed (CR -886 to CR -856) Collier Boulevard (CR -951) D 1,240 1,225 D 2005 (CR -846 to Golden Gate Blvd.) Collier Boulevard (CR -951) D 2,180 1,858 D Not Listed (Golden Gate Blvd. -Green Blvd.) Golden Gate Parkway (CR -886) E 4,570 2,768 D Not Listed (CR -851 to CR -31) Golden Gate Parkway (CR -886) E 4,370 2,257 C Now under (CR -31 to 1-75) construction Golden Gate Parkway (CR -886) E 3,730 2,174 C Not Listed (1-75 to Santa Barbara Blvd.) Goodlette-Frank Road (CR -851) D 1,190 744 C Not Listed (CR -846 to CR -862) Goodlette-Frank Road (CR -851) D 2,790 1,311 B Not Listed (CR -862 to CR -896) Goodlette-Frank Road (CR -851) D 2,500 1,6241 B Not Listed (CR -896 to CR -886) Market -Conditions Study Italian -American Club Office Space Analysis -Page I-6 Table 1.05 (continued) Central Naples/North Naples/Urban Estates Related Roadway Projects: Collier County Transportation Database Analysis of Roadway Capacity (March 17, 2005) 10 -MONTH SERVICE TOTAL YEAR PROJECT STANDARD VOLUME VOLUME LOS DEFICIENT Immokalee Road (CR -846) D 2,100 2,250 E Existing (US -41 to C-31) Immokalee Road (CR -846) D 2,140 2,635 F Existing (CR -31 to 1-75) Livingston Road (CR -881) D 3,300 544 B Not Listed (CR -846 to CR -862) Livingston Road (CR -881) D 3,300 570 B Not Listed (CR -862 to CR -896) Livingston Road (CR -881) D 3,370 1,496 B Not Listed (CR -896 to CR -886) Livingston Road (CR -881) D 4,160 1,393 B Not Listed (CR -886 to CR -856) Pine Ridge Road (CR -896) E 3,300 3,027 E Not Listed CR -851 to Shirley Street) Pine Ridge Road (CR -896) E 4,000 3,073 D Not Listed (Shirley Street to CR -31) Pine Ridge Road (CR -896) E 4,510 3,015 D Not Listed (CR -31 to 1-75) Pine Ridge Road (CR -896) E 4,170 2,276 C Not Listed (1-75 to Logan Boulevard) Vanderbilt Beach Rd. (CR -862) D 1,820 1,586 C Not Listed (US -41 to CR -31) Vanderbilt Beach Rd. (CR -862) D 1,080 1,828 F Now under (CR -31 to Logan Boulevard) Construction Vanderbilt Beach Rd. (CR -862) D 1,200 1,830 F Existing (Logan Boulevard to CR -951) Documented and steady incremental increases in population, lane miles, vehicle miles, and the percent of system utilization called for a greatly accelerated roadway con- struction program in North Collier. Market -Conditions Study Italian -American Club Office Space Analysis -Page 1-7 Table 1.06 below demonstrates the financial implications of increased traffic on major collector roads in North Collier. This table demonstrates the need for an acceler- ated construction program. 'The countywide total of roadway projects for the period FY05 - FY09 was estimated to be $255,216,000; related North Collier projects are listed below: Table 1.06 Central Naples/North Naples/Urban Estates Related Roadway Projects: Collier County CIP FY05 to FY09 (March 17, 2005) PROJECT NAME COST TYPE START COMPLETE Airport Road (CR -31) $1,942,000 CSF FY05 FY07 (CR -31 to 1-75) Collier Boulevard (CR -951) $19,978,000 CST FY05 Under (CR -846 to Golden Gate Blvd.) CST Collier Boulevard (CR -951) $18,100,000 DER FY05 FY07 (CR -846 to Golden Gate Blvd.) Goodlette-Frank Road (CR -851) $91 7,000 CST FY05 FY05 (CR -862 to CR -896) Goodlette-Frank Road (CR -851) $1,200,000 DER FY08 FY08 (CR -846 to CR -862) Immokalee Road (CR -846) $4,115,000 ROW/DER FY05 FY07 (US -41 to 1-75) Immokalee Road (CR -846) $8,400,000 DER/CST FY05 FY07 (1-75 to CR -951) Logan Boulevard $5,760,000 ROW FY05 FY05 (CR -846 to CR -862) Livingston Road $2,927,000 CST FY05 FYOS (Imperial Street to CR -846) Livingston Road $526,000 DER FY05 FY05 (CR -862 to CR -896) Vanderbilt Beach Rd. (CR -862) $24,939,000 CST FY05 Under (CR -31 to Logan Boulevard) CST Vanderbilt Beach Rd. (CR -862) $8,456,000 DER FY05 Under (Logan Boulevard to CR -951) CST North Naples/Urban Estates $97,260,000 CST: Construction -- Percent of Collier County Total 38.11% DER: Preconstruction Market -Conditions Study Italian -American Club Office Space Analysis -Page 1-8 As a consequence of demonstrated deficiencies, the cost of roadway construction activity in the North Collier area, grew from eight projects valued at $61,502,000 to twelve projects valued at $97,260,000 representing 38.11 percent of Collier County's to- tal road -construction program for the FY05 - FY09 period. Detailed data applicable to the North Collier planning communities in the County's approved Five -Year Work Program for the current CIP period (FY08 to FY12) is listed below: Table 1.07 North Naples/Urban Estates Related Roadway Projects: Collier County CIP FY08 to FYI (November 5, 2007) PROIECT NAME COST TYPE START COMPLETE Collier Boulevard (CR -951) $32,700,000 DER/CST FYI FYI (Pine Ridge Rd. to Golden Gate Blvd.) Immokalee Road (CR -846) (1-75 Interchange Loop Road) Immokalee Road (CR -846) (CR-846/CR-951 intersection) Northbrooke Road (Widening) North Naples/Urban Estates Percent of Collier County Total $8,160,000 CST FY09 FYI $6,100,000 Loan Payment FY08 FYI to FDOT $4,540,000 CST FY08 FY08 $51,500,000 CST: Construction 12.86% DER: Preconstruction Recent reduction of deficient roadway capacity in North Collier has, correspond- ingly, diminished the cost of road construction activity in the area from 12 projects, or 38.11 percent of Collier County's Transportation Improvement Program (TIP), to a total of four TIP projects representing 12.86 percent of current programmed construction. Short term, the roadway construction program in the North Collier area can be re- garded as essentially complete except for a planned 7.9 -mile road once known as Fast/West Livingston and renamed recently as Veterans' Memorial Parkway. Because roadways programmed for improvement, as listed in the work -program exhibits shown above, have been a key predictor of where focal points of residential and commercial growth will occur — a careful examination of Collier County's Long Ranke Transportation Plan (LIZ TP) is required to estimate long-term where future growth can and likely will occur. "That analysis will commence below with a current road - construction status report. Market -Conditions Study Italian -American Club Office Space Analysis -Page 1-9 Overview of Current Collier County Major Transportation Projects As demonstrated above, the first priority of the Collier County Transportation Services Division is to increase road capacity and provide supporting infrastructure nec- essary to accommodate population increases throughout Collier County. Over the course of the last six years, the Division has built 116 lane miles of new capacity on 11 different roadway projects now open to traffic. Four additional projects currently under construction have opened 25 additional lane miles to traffic as work continues on other segments of those projects. Also, 200 lane miles associated with 15 other roadway projects are being designed for capacity expan- sion. Following is a brief project summary for the study area. North Collier Roadways Under Construction Collier Boit -ulevard/Count.�d 951ACR-95from_Golden Gate Boulevard to lmmokalee Road: Construction of this 3.0 -mile section to widen a two-lane road to six lanes began in October of 2006. The project features on -road bike lanes on both sides, an eight -foot sidewalk on the west side of the roadway as well as a grecnway on the cast side of the canal. 'traffic signals will be added on Collier Boulevard at the intersections of both Wolfe Road and Tree Farm Road. Completion of construction is expected in 2.25 years. The project will be landscaped following completion of construction. Immokalee Road from US -41 to 1-75: This 3.5 -mile project consists of widening the existing four -lane roadway to six lanes. Construction started in May 2005 and com- pletion is expected in 2008. A 6400t sidewalk will be built on both sides of the roadway from US 41 to Medical Boulevard/S.W. health Parkway. From that point east, a six-foot sidewalk will be constructed on the south side only to the intersection of CR -865 and I- 75. Crews have completed most of the first and second milestone areas -- the two seg- ments from 1-75 to Airport -Pulling Road -- and have traffic flowing on three lanes east- bound and three lanes westbound. Contractor crews are completing work in the third milestone area from Airpoit-Pulling Road to IIS -41 and traffic is flowing on almost all the lanes in that general area by the time of this writing. The project will be landscaped following completion of construction. I,mmokalee Road from 1-75 to Collier Boulevard: The Board of County Commis- sioners approved a design -build team composed of Greenhorn & O'Mara/Astaldi Con- struction in March of 2006 to construct a 3.25 -mile design -build project to expand the roadway from four lanes to six lanes. The team designers have completed plans for the widening, using the current median area for the two additional travel lanes. Currently six travel lanes have been built - three lanes eastbound and three westbound -- for approxi- mately 2.5 miles from CR -951 to Commercial Drive. The existing sidewalk will remain along the south side of the roadway, and a 10 -foot multi -use off-road pathway has been constructed along the north side of the Cocohatchee Canal. The project should be fin- ished by mid -summer 2008. Market -Conditions Study Italian -American Club Office Space Analysis -Page I-10 Logan Boulevard from Vanderbilt Beach Road to Immokalee Road: This 2.0 -mile road was opened to traffic on October 2, 2007. It was built as a 2 -lane road in a 4 -lane footprint by developer G. L. Homes as part of a contribution agreement with Collier County. Construction began in the summer of 2006. The project includes streetlights, a six-foot sidewalk and an on -street bike Zane on the northbound side of the roadway; and an eight -foot multi -use off-road pathway on the southbound side. A new traffic signal was installed at the intersection of Logan Boulevard/Old Cypress Boulevard and Immok- alee Road as part of this work. Currently, the contractor is completing a final "Punch List" of items. Vanderbilt Beach Road from Airport-Pulline Road to Collier Boulevard: This 5.0 - mile project adding four lanes to the current two-lane roadway began in February 2005. The project has about 25.0 miles of underground utilities that are being installed, includ- ing water, sewer and reclaimed water lines. The project will also include sidewalks and bike lanes on both sides of the roadway. Streetlights will be installed on the north side of the roadway between Airport and Livingston roads and on both sides of the roadway from Livingston Road to Collier Boulevard. Crews have completed three lanes west- bound and three eastbound between Airport -Pulling Road and Livingston Road. The contractor has through mid -2008 to build the road; however, utility relocations have ex- tended the time of completion to early 2009. Roadway Projects In Design Vanderbilt F3_each Road Extension from Coll er_Boulevard to DeSoto Boulevard: The 30 -percent design on the six -lane extension of Vanderbilt Beach Road into the Golden Gate Estates is completed and the entire design will be completed in two years. The 10.0 -mile project is being designed in a 6 -lane footprint. Once designed, construction will be let in two independent phases. To conclude, an analysis of future focal points of residential and commercial growth in North Collier, and a careful examination of Collier County's 2030 Long Range Transportation Plan (LRTP) is required. Collier County 2030 Long Range Transportation Plan (LRTP) On June 8, 2007, the Collier County Metropolitan Planning Organization (MPO) updated its LRTP as mandated by Federal statute under the terms of The Safe. Account- able, Flexible, Efficient Transportation Equity Act: A Legacy for Users (SAFETEA-LU) that was enacted in 2005. To ensure continuation of Federal revenues to Collier County, including non -transportation dollars, the Collier County MPO was required to prepare and adopt an updated LRTP that provides a minimum 20 -year plan by July 1, 2007, to: • Preserve the existing transportation system; • Promote efficient management and operation of the system; Market -Conditions Study Italian -American Club Office Space Analysis -Page I-11 • Increase accessibility to the system; • Link the existing system to new, improved roadways-, and • Increase the system's safety and security. To ensure that the LRTP reflected Collier County's growth in population and em- ployment, an Urban Land Use Allocation Model (ULAM) was utilized to reflect devel- opment patterns and the impact on the transportation system of anticipated growth rates for the period 2010 to 2030. Forecasted land uses were programmed to account for an- nounced development plans, employment and school -enrollment projections, and esti- mates of traffic growth rates. The ULAM evaluated the existing transportation system in both Lee and Collier counties in 2005, and the commitments both counties have made to finance and construct an improved surface transportation network were accounted for when developing the al- location model. An "Existing -Plus -Committed (E+C)" model network was created for both counties and matched against forecasted population. school -enrollment, and em- ployment for the year 2030_ The congestion levels predicted for the model E+C network demonstrated a 300 -percent increase of vehicle -hours of -travel and 33 -percent decrease in "congested speed" and travel time. The updated LRTP is essentially a "2030 Needs Plan;" and has multiple compo- nents including: Highway; Transit; Pathways, bicycle and pedestrian; Freight; and Main- tenance and Operation of the entire transportation system. The analysis addresses specifically the Highway Component of the 2030 Needs Plan. The Highway Component goal is to identify Collier County's roadway needs for the period ending in "plan year 2030" so that the projected traffic will be carried at an ac- ceptable Level of Service (LOS) on an identified 2030 roadway network. Table 1.08 identifies each roadway segment by the existing number of lanes, the lanes needed for 2010. forecasted traffic volumes, the Annual Average Daily Traffic (AADT), and a Vol- ume -To -Capacity (V/C) Ratio to indicate whether the desired Level of Service (LOS) is met or not met. The "E+C' Lanes are lanes on existing roads and road improvements under con- struction or programmed for construction. Numbers (2, 4, 6) are the numbers of road lanes. The letter "R" designates a rural road, "L" a local road, "LI" an undivided road and "D" a divided road. 'Fhe "Service Volume" represents the total daily traffic that an im- proved road segment can carry and still maintain an acceptable LOS. The AADT is cal- culated from model volumes using a seasonal adjustment factor for Collier County; a ra- tio of less than 1.00 means that the LOS is maintained. A ratio that is greater than 1.00 indicates that the forecasted volumes exceed the .OS adopted Istandard forlhat roadwv. - — _..__ Market -Conditions Study Italian -American Club Office Space Analysis -Page 1- 12 Table 1.08 2030 Long Range Transportation Plan (LRTP) LOS Evaluation Volume -To -Capacity Analysis North Collier Area Related Roadways (June 8, 2007) Road Link E + C Minimum 2010 Service 2030 2030 Number Airport Road Se ments Lanes LOS Lanes Volume AADT V/C Ratio CR -31 Golden Gate Parkway 6D E 6D 49,200 44,800 0.91 To Pine Ridge Road CR -31 Pine Ridge Road 6D E 6D 49,200 47,700 0.97 To Orange Blossom Drive CR -31 Orange Blossom Drive 6D E 6D 49,200 49,500 1.01 To Vanderbilt Beach Road CR -31 Vanderbilt Beach Road 4D D 4D 35,700 27,400 0.77 To Immokalee Road Road Link E + C Minimum 2010 Service 2030 2030 Number Collier Blvd_ Segments Lanes LOS Lanes Volume AADT V/C Ratio CR -951 Golden Gate Parkway 4R D 4R 35,700 33,800 0.93 To Pine Ridge Road CR -951 Pine Ridge Road 4D D 4D 35,700 42,200 1.18 Golden Gate Blvd. CR -951 Golden Gate Blvd. 6D D 6D 53,500 46,400 0.87 To Immokalee Road Road Link E + C Minimum 2010 Service 2030 2030 Number Goodlette Rd. Sg ments Lanes LOS Lanes Volume AADT V/C Ratio CR -851 Golden Gate Parkway 6D E 6D 53,500 43,000 0.77 To Pine Ridge Road CR -851 Pine Ridge Road 6D D 6D 53,500 39,900 0.75 To Orange Blossom Drive CR -851 Orange Blossom Drive 4D D 4D 35,700 30,100 0.84 Vanderbilt Beach Road CR -851 Vanderbilt Beach Road 2U D 21-1 16,400 17,800 1.09 To Immokalee Road Road Link E + C Minimum 2010 Service 2030 2030 Number Immokalee Road Segments Lanes LOS Lanes Volume AADT V/C Ratio CR -846 Tamiami Trail/US-41 6D D 6D 53,500 54,800 1.02 To Airport Road CR -846 Airport Road 6D D 6D 53,500 62,800 1.17 To Interstate -75 CR -846 Interstate -75 6D D 6D S3,500 53,300 1.03 To Immokalee Road Market-Conditions Study Italian -American Club Office Space Analysis-Page I-13 Road Link E + C Minimum 2010 Service 2030 2030 Number Interstate-75 Segments Lanes LOS Lanes Volume AADT V/C Ratio 1-75 Golden Gate Parkway 6F C 6F 85,300 54,800 1.02 To Pine Ridge Road 1-75 Pine Ridge Road 6F C 6F 85,300 103,700 1.22 To Immokalee Road 1-75 Immokalee Road 6F C 6F 85,300 119,900 1.40 To Lee County line Road Link E + C Minimum 2010 Service 2030 2030 Number Livingston Road Se merits Lanes LOS Lanes Volume AADT V/C Ratio CR-881 Golden Gate Parkway 6D D 6D 53,500 44,700 0.84 To Pine Ridge Road Cr-881 Pine Ridge Road 6D D 6D 53,500 42,600 0.80 To Vanderbilt Beach Road CR-881 Vanderbilt Beach Road 6D D 6D 53,500 47,100 0.88 To Immokalee Road CR-881 Immokalee Road 6D D 6D 53,500 55,500 1.04 To Veterans Memorial Blvd- CR-881 Veterans Memorial Blvd. 4D D 4D 35,700 52,800 1.48 To Lee County line Road Link E + C Minimum 2010 Service 2030 2030 Number Logan Blvd. Segments Lanes LOS Lanes Volume AADT V/C Ratio Green Boulevard 4D D 4D 31,100 35,500 1.14 To Pine Ridge Road Pine Ridge Road 2U D 2U 14,600 16,900 1.16 To Vanderbilt Beach Road Vanderbilt Beach Road 2U D 2U 14,600 14,200 0.97 To Immokalee Road Road Link E + C Minimum 2010 Service 2030 2030 Number Northbrooke Drive Lanes LOS Lanes Volume AADT V/C Ratio Immokalee Road 2L D 14,600 4,900 0.34 To Veterans Memorial Blvd. Road Link E + C Minimum 2010 Service 2030 2030 Number Oaks Blvd Segments Lanes LOS Lanes Volume AADT V/C Ratio Vanderbilt Beach Road 2U D 2U 14,600 12,700 0.87 To Immokalee Road Immokalee Road 2U D 2U 14,600 5,200 0.36 To Northbrooke Drive Market -Conditions Study Italian -American Club Office Space Analysis -Page 1-14 Road Link E + C Minimum 2010 Service 2030 2030 Number US -41 North Segments Lanes LOS Lanes Volume AADT V/C Ratio US -41 Golden Gate Parkway 6D D 6D 51,800 47,600 0.92 To Creech Road US -41 Creech Road 6D D 6D 51,800 49,100 0.95 To Solana Road US -41 Solana Road 6D D 6D 51,800 45,300 0.87 To Pine Ridge Road US -41 Pine Ridge Road 6D D 6D 51,800 46,400 0.90 To Gulf Park Drive US -41 Gulf Park Drive 6D D 6D 51,800 46,600 0.91 To Vanderbilt Beach Road US -41 Vanderbilt Beach Road 6D D 6D 53,500 52,300 0.98 To Immokalee Road US -41 Immokalee Road 6D D 6D 53,500 81,000 1.51 To Wiggins Pass Road US -41 Wiggins Pass Road 6D D 6D 53,500 57,600 1.08 To Lee County line Road Link E + C Minimum 2010 Service 2030 2030 Number Vanderbilt Beach goad Lanes LOS Lanes Volume AADT V/C Ratio CR -862 Gulf Shore Drive 2U E 2U 16,900 17,000 1.01 To US -41 North CR -862 US -41 North 4D D 4D 35,700 35,800 1.00 To Airport Road CR -862 Airport Road 6D D 6D 49,200 54,200 1.10 To Logan Boulevard CR -862 Logan Boulevard 6D D 6D 49,200 44,200 0.90 To Collier Boulevard/CR-951 NOTE, The planned 7.9 -mile road renamed recently as Veterans' Memorial Park- way, can be characterized fairly as the only missing link in the North Collier road- way network. A short portion of the Parkway (less than a mile) has been developed south of the Mediterra planned unit development (PUD) as a dead-end, two-lane ac- cess road for Veterans' Memorial Elementary School only. Market -Conditions Study Italian -American Club Office Space Analysis -Page I-15 Site Location Analysis The parcel occupied in part by the Italian American Club (hereinafter "the subject site") is located within Traffic Analysis Zone JAZ) 116 in Section 2, Township 49 South, and Range 25 East, at the southwest corner of the intersection of Orange Blossom Drive and Airport -Pulling Road (CR -31). The subject site is well located to serve the needs of surrounding residential communities within convenient travel distance to the site and the traveling public, including those visiting Collier County's Headquarters Library and the North Collier Government Center located directly across Orange Blossom Drive northwest of the same intersection_ An example of the viability and visibility of the subject site as a location for a commercial structure(s) accommodating surrounding residential communities and the traveling public is well documented Annual Average Daily Traffic (AADT), and Vol- ume -To -Capacity (V/C) data provided above in Table 1.08. It demonstrates whether the desired Level of Service (LOS) for the area's major roadways is met or not met. Although Orangc Blossom Drive, the northern border of the site. has not been subjected to a LRTP analysis of average daily traffic (AADT) and the capacity of Orange Blossom to address satisfactorily its traffic volume (V/C) — a volume -to capacity analysis for segments of Airport Road and Goodlette Road with direct access to the site argues persuasively that Orange Blossom accommodates significant "pass-through" traffic that approximates 9.800 trips each day passing east from Goodlette to Airport. Table 1.09, derived directly from data displayed above in Table 1.08, assists in documenting that claim from information published in the LRTP. Table 1.09 Volume -To -Capacity Analysis of Primary Trade Area (PTA) Related Roadways Road Link E + C Minimum 2010 Service 2030 2030 Number Airport Road Segments Lanes LOS Lanes Volume AADT V/C Ratio CR -31 Pine Ridge Road 6D E 6D 49,200 47,700 0.97 To Orange Blossom Drive CR -31 Orange Blossom Drive 6D E 6D 49,200 49,500 1.01 To Vanderbilt Beach Road Road Link E + C Minimum 2010 Service 2030 2030 Number Goodlette Rd segments Lanes LOS Lanes Volume AADT V/C Ratio CR -851 Pine Ridge Road 6D D 6D 53,500 39,900 0.75 To Orange Blossom Drive CR -851 Orange Blossom Drive 4D D 4D 35,700 30,100 0.84 Vanderbilt Beach Road Market -Conditions Study Italian -American Club Office Space Analysis -Page I-16 It can be assumed fairly that additional traffic seeking access to the Headquarters Library and county -government services provided at the North Collier Government Cen- ter may generate additional traffic approximating 12,000 vehicle trips passing by the subject site during an average business day. Monday through Friday. Defining a Market -Support Area for Analysis Methodology Conventionally Lrnplgyed in Dcfnita Market -Support Area: To assess the feasibility of retail uses that are proposed for the subject site. identification of a market -support area is desirable. In 1994. the Naples/Collier County Metropolitan Plan- ning Organization (MPO) developed projections of urban -area dwelling units (single- family and multi -family) by identifying the degree of "saturation" or "development po- tential" attainable within the urban County's 191 Traffic Analysis Zones (TAZ) then in place in 1994. The data employed for the saturation analysis included the quantity of vacant land within each urban -area TAZ and the land's suitability for residential and commercial uses. including retail, as determined by density indices and other policy -driven measures provided for in Collier County's Comprehensive Growth Management Plan adopted in 1991. The methodology utilized in projecting new population and resultant job growth within each TAZ employed an inventory of then existing dwelling -unit and commercial development in the County's coastal -urban area. The methodology forecasted future de- velopment on currently undeveloped parcels by calculating attainable dwelling -unit satu- ration and related job growth likely to be generated by new -resident demand for basic goods and services. The 1994 "saturation" forecasts for the Traffic Analysis Zones utilized 1990 U. S. Census data, aerial maps, tax rolls, and planned -unit -development monitoring reports as well as other pertinent data sources. Undeveloped, agriculturally zoned parcels were analyzed to determine their development potential. Unit densities were assigned to these parcels consistent with adopted comprehensive -plan policies then in place. Finally, the saturation forecast of yet -to -be -developed dwelling units was totaled and added to exist- ing 1992 units to obtain a potential total of dwelling units and the future population esti- mated to reside in these yet -to -be -developed units. 'The 191-TAZ, construct employed at the time of the 1994 "saturation" analysis has been subjected recently to a major reevaluation by both the Collier MPO and the Lee county MPO to account for urban -area growth in Collier and southern Lee County. In many instances, original TAZ boundaries were redefined to be more compact geographically and TAZ data sets were disaggregated to better represent emerging trans- portation -related activity within newly permitted Planned Unit Development (PUD) resi- dential, commercial, and industrial projects. - Market -Conditions Study Italian -American Club Office Space Analysis -Page I-17 In the process of amending TAZ, boundaries, MPO transportation planners insti- tuted a local renumbering system beginning in northwestern Collier County. To the greatest extent possible, the new, consecutive numbering system permits the user to cluster TAZs and analyze them in a manner that eliminates the improvised numbering system represented by the 1994 -based TAZ mapping system when locating and describ- ing existing and permitted development activities. The MPO has utilized the new renumbered network of smaller, more geographi- cally compact TAZs in its effort to predict the dimensions of residential -unit growth and employment for the year 2025. The MPO has estimated residential -units and employment through the year 2025. A map identifying the location of the TAZs within the proposed Primary Trade Area (PTA) will be provided in Section 111 to illustrate the trade -market area for the office building petitioned for by the Italian -American Club. Geographically -compact -I AZs were utilized on behalf of the petitioner. the Ital- ian -American Club, to facilitate the type of small -area analysis required to analyze the growing facility needs of the rapidly -developing neighborhoods in North Collier County. The method employed in this analysis will utilize revised estimates based upon the 2000 U. S. Census data. For the area under study, this conventional approach em- ploying development -potential calculations appears likely to represent the best available forecasting of dwellinb unit growth for new development emerging along the principal roadways corridors, Livingston Road (CR -881) and Airport -Pulling Road (CR -31) that help define the proposed Primary Trade Area (PIA)_ Market -support -calculations based upon the emerging population within the Pri- mary Trade Area (PTA) will be used to validate claims as to the viability of office uses proposed to be located on the subject property. The estimated population and job growth along the arterial and collector road system providing direct access to the subject site will define the demographic characteristics of the PTA. Planned Unit Development Activity in North Collier 'Table 110 which follows summarizes the number of approved dwelling units and permitted commercial development for each Planned Unit Development (PUD) included within the boundaries of the PTA and is inclusive of all PVDs within Postal ZIP Code Area 34109 from Immokalee Road (CR -846) south to Pine Ridge Road (CR -896); PUDs within the area under study are highlighted in light grey. A Summary of Findings concludes Section 1. a� sp 0 n 0 v ai �a �o Q O Z a U O a c_ 1 F O rv_ m � a N i N ,:, •. m N N m 1 � m ry - ry N I b I m m I rv. ry I I a co m t N w m I 771 "I 0 o 0 I I I I p O O r ry u N V N ry J m vil I Z L Z z Z 2 I Z Z rv� Z Z Z Z L z� L Z ry Z Z Z ZZ 2 Z Z Z G Z LI Z Z L Z Z Z Z Z Z/ L Z Z Z L Z Z Z Z a O N n O o o N p QN iL m M ry < C wc, 6z. o I I n n v I b I � � � Y ll N — — m u; m )o , i ry air in rit if Arco e i i n i ry ry m a_ - � I N.. b t _ M 57 41 m a LL a I Y p I � ry 1 K U I I Q w VI I m A w c o rvl v I N o O m O b n N c [7I i m I F ry NI P ry b n b N a o� a vi I _ z Z zzzL z L=� V Z Z Z Z Z Z Z Z Z Z Z I Z' Z Z - � a n n O O N ry I r I I_ ry I cl ?+ m a I Y a E x s o o a � m m v m t U w Z Y •.Y' �k � W O W � ll ll W ✓� Q iT r �' m o > a z a Ra u�" w y W � •y . O � Z �.. .J ? It D Market -Conditions Study Italian -American Club Office Space Analysis -Page 1-18 Summary of Findings The priwipal findings of Section I are listed below: • By the year 2015, the permanent population of Collier County's North Naples PCD and the Urban Estates PCD is projected to grow 282.78 percent, an in- crease of 83,717 persons from 1990 to 2015 according to June 11, 2008, esti- mates provided by the Comprehensive Planning Department. • 'There is a clear demonstration of potential market support from a substantial emerging population within a well-defined Primary Trade Area (PTA) along the Airport Road/Livingston Road/Orange Blossom Drive con idors that can validate claims as to the viability of the proposed office building • No roadway segments within the proposed Primary Trade Area (PTA) are defi- cient (See Table 1.07) and no additional remediation or roadway capacity im- provements are planned presently within the VI A. • The visibility and viability of the subject site is enhanced significantly by addi- tional traffic seeking access to the Headquarters Library and county -government services provided at the North Collier Government Center that generates addi- tional traffic of as many as 12,000 vehicle trips passing by the present location of the Italian-Arnerican Club during an average business day, Monday through Friday. Subsequent sections will further appal ze the study area as tallows: • Section 11 will detail the dimensions of present and future commercial develop- ment in North Collier. • Section 111 will calculate and evaluate the need for additional office space Section IV will provide Study recommendations. • Section V is an Appendix providing other documentation. Italian American Office Center Market -Conditions Study Table of Contents Tab 1. Market Conditions 2. Commercial Land Uses 3. Office Space Location Analysis 4. Summary of Findings & Recommendations 5. Appendix Market -Conditions Study Italian American Club Office Space Analysis -Page 11-1 H. EXISTING COMMERCIAL LAND USES Market conditions analyzed in Section I demonstrated that accelerated growth in North Collier will, by the year 2015, increase the resident population of Collier County's North Naples Planning Community District (PCD), and Urban Estates PCD by 282.78 percent, an increase of 83,717 persons from 29,604 persons in 1990 to 113,321 persons in 2015, according to June 11, 2008, estimates provided by the Collier County Comprehen- sive Planning Department. Further, Section I demonstrates potential market support from a substantial emerging population within a defined Primary Trade Area (PTA) along intersecting Air- port -Pulling Road (CR -31) and Orange Blossom Drive that can document claims as to the viability of proposed commercial uses on the subject site. Forecasted population and em- ployment for the PTA is examined in detail in Section ❑I (see Table 3.16 and Table 3.17); the PTA's Traffic Analysis Zones include'FAZ 113, TAZ. 114, and TAZ 172. Section II will detail the dimensions of present commercial development in the North Collier area east of Goodlette-Frank Road concentrating on the Airport -Pulling Road (CR -31) and the Orange Blossom Drive corridors west of 1-75. Existing zoning for the subject site and several surrounding properties is provided on the facing page. The predictable desires of this greatly increased population along the area imme- diately north of Pine Ridge Road (CR -896) for basic goods and services forecasts steady, incremental development of currently undeveloped commercial and/or agricultural acre- age along the CR -31 corridor north of CR -896 consistent with the recent patterns in the growth of the area's residential units. Additionally, retail outlets; repair and wholesale facilities; hotels and motels; entertainment centers; and institutional uses such as churches, nursing homes, and schools - will seek to be accommodated as well on avail- able land developed, or being developed, for these purposes. Commercial Land -Use Inventory The 2007 Collier County Commercial Land Use Study, prepared by the Compre- hensive Planning Section as Appendix A-1 to the Future Land Use Element Support Document, analyzed commercial zoning including the standard categories of C-1, C-2, C- 3, C-4, C-5, and PUD zoning as defined in the County's Land Development Code. A list of applicable 2 -digit codes from the Collier County Property Appraiser's Land Use Codes and Florida Department of Revenue (DOR) Codes is provided to de- scribe the listed land uses; all other relevant data is reported by Traffic Analysis Zone (TAZ), and by commercial land -use categories now in effect in Collier County. Selected data derived from the most recent available land -use data collected in calendar year 2007 has been incorporated later in this analysis and an area Commercial Land Use Inventory is appended to Section 11. Market -Conditions Study Italian American Club Land Use Analysis -Page 11-2 Property -appraisal -based analysis presents certain difficulties in matching com- mercially zoned acreage with acreage classified according to the Property Appraiser's land -use codes. Consequently, this analysis will limit the use of property -appraisal data to site-specific determinations of acreage and the square -foot dimensions of existing struc- tures only. Commercial acreage and buildings reported by the square -footage of a struc- ture's "footprint' comprise much of the basis for the analysis that follows. Utilization of Community Shopping Centers for Non -Traditional Uses Data from the 2007 Commercial Land Use Study suggests that some of the sub- ject area's community shopping centers are performing a role beyond their traditional function as a site for retail shopping anchored traditionally by a supermarket and a drug store. Determining the motivation of newer shopping center tenants to lease space, and why their customers support an older center's non -retail business enterprises is well be- yond the scope of this analysis. However, an ongoing analysis exploring the evolving community role of older neighborhood and community shopping center sites under 50.00 acres may well be timely in order to evaluate the importance of these centers in providing non -retail services to nearby residents. As the demand for strictly retail space increases, present office uses now located in neighborhood and community shopping centers appear certain to relocate ` to office space available locally. Utilization of neighborhood and community shopping centers is an essentially un- addressed element of land -use planning in Collier County. In recent years, the use of ex- isting centers by non -retail vendors. many of whom might logically locate their activities in traditional office facilities, has become commonplace in a retail center like Naples Walk. (45.43 acres) opened in 2001, that is located less than a mile north of the Italian American Club at the intersection of Airport -Pulling Road and Vanderbilt Beach Road. Although evidence as to why non-traditional tenants lease space in community shopping centers, and why customers support these tenants, is largely anecdotal, listed below are reasons why non-traditional users, like those requiring office space only, are replacing traditional retail tenants. Reasons given to Fraser & Mohlke Associates by non-traditional tenants for lo- cating their business activities in local shopping centers include the following: Desirable location of the shopping center, • Availability of vacant retail storefronts at affordable lease rates, Security, • Zoning considerations unique to certain specific businesses or professions, • Costs related to the construction of free-standing office structures, • Parking requirements specific to certain businesses and professions, Market -Conditions Study Italian American Club Land Use Analysis -Page II -3 • "Walk -id' traffic supplied by adjacent tenants, • Minimum need for store -front visibility to attract customers, and • Availability of on -premises management services and maintenance. Anticipating New Commercial Uses in North/Central Collier County Additionally, North/Central Collier area growth may soon result in increased pressures for alternative commercial development along the Airport -Pulling and Living- ston Road corridors to accommodate the goods -and -services needs of a growing popula- tion within the Primary Trade Area (PTA) analyzed in this market -conditions study. Northern expansion of commercial development along these corridors will likely be driven by considerations such as the spacing requirements of retail -chain outlets, the emerging needs of surrounding commercial and residential development, and the as yet unannounced plans of developers of approved and/or proposed Planned Use Develop- ments (PUDs) located in the immediate area may yet lead to proposals to zone and de- velop new commercial and office facilities that may not be under review by county plan- ners at the time of this writing. Characteristics of Commercial Land -Use in the Primary Trade Area To document the need for new commercial facilities near the North/Central Col- lier residential communities studied in Section 1, it is necessary to examine the present pattern of commercial development along the North Collier area's north -south arterials represented by the Airport Road (CR -31) and Vanderbilt Beach Road (CR -862) corridors west of 1-75_ Specific land use designations along these corridors, approximately 2.0 -miles west to east and north to south, are listed beginning on page I1-4. Land -use designations are taken from the Collier County 2007 Commercial Land Use Inventory. Land use designations are derived from appraisal records and Geographic Infor- mation Service (GIS) data provided by the County's Property Appraiser Office, the Comprehensive Planning Section's PUD Inventory, and Zoning Maps. Metropolitan Planning Organization planning documents provide Traffic Analysis Zone JAZ) infor- mation for each designated land use_ Specific land use designations along the 3.0 -mile CR -31 corridor derived from the 2007 Collier County Commercial Land Use Inventory are summarized below in Table 2.01. Exhibits detailing named commercial developments for each parcel number or sub- division included in the Primary Trade Area's Traffic Analysis Zones, namely JAZ 113, TAZ 114, TAZ. 163, and TAZ. 172. fable 2.01 below summarizes the square footage and acreage occupied within the proposed Primary Trade Area (PTA). Market -Conditions Study Italian American Club Land Use Analysis -Page 11-4 Table 2.01 North Collier Commercial Land Uses General Location: Airport Road (CR -31) Corridor from CR -896 to CR -862 (Traffic Analysis Zones 113, 114, 163, and 172) Land Use Collier County Commercial Land Use Category Square Feet Total Acres 10 "Vacant' (10) 0 61.12 11 Stores (2) 26,464 3.43 14 Supermarkets 0 0.00 16 Community Shopping Centers (5) 241,616 39.11 17 Office Buildings: Non-professional, one-story (8) 50,977 2.94 18 Office Buildings: Non-professional, multi -story (7) 37,146 4.38 19 Professional Services Buildings 0 0.00 21 Restaurants, Cafeterias 0 0.00 22 Drive-in Restaurants 0 0.00 23 Financial Institutions (4) 21,946 7.13 24 Insurance Company Offices 0 0.00 26 Service Stations (1) 3,817 1.25 27 Automotive Sales 0 0.00 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 0.00 35 Tourist Attraction/Permanent Exhibits (2) 27,186 22.72 38 Golf Courses (1 entire and 1 separate parcel) 62,285 220.50 39 Hotels, Motels (1) 282 629 13_12 Grand Total 754,066 375.70 For the subject Airport Road Corridor, Table 2.01 demonstrates that traditional re- tail uses and shopping centers, constitute 268,080 square feet of the total, or 35.55 per- cent of the commercial square feet analyzed, utilizing 42.54 developed acres, or 11.32 percent of the total. Office uses, including financial institutions, constitute 110,069 square feet of the total, or 14.59 percent of the commercial square feet, utilizing 14.45 acres, or 3.84 percent, as recorded in the 2007 Commercial Land Use Study. The Ritz Carlton Golf Resort and related golf course amenities in the Pelican Marsh PUD constitute 344,914 square feet, or 45.74 percent of the commercial square feet analyzed, utilizing 233.62 acres, or 62.18 percent of the total. Market -Conditions Study Italian American Club Land Use Analysis -Page 11-5 Supportable Commercial Uses New residential construction, supported by the area's expanding roadway net- work, will likely accelerate demand for accessible, well -located commercial centers pro- viding for the personal -service needs of future residents. Growing consumer pressures generated by North Collier residents will likely foster additional demand for new office and commercial space, perhaps even exceeding the demand generated by new residents being absorbed within the developing neighborhoods in the proposed Primary Trade Area (PTA). The objectives of this analysis are to assist in assessing commercial development potential and provide a basis for market justification. Strategic use of expanded zoning could provide a sufficient incentive to some land owners to agree to the imposition of certain regulatory and design standards when developing or upgrading their property as a condition of being granted some zoning flexibility. The well -integrated, mixed-use Vanderbilt Galleria commercial center grow- ing northwest of the intersection of CR -862 and CR -31 is an example. The Vanderbilt Galleria is under development and Property Appraiser data incor- porated into the 2007 Commercial Land Use Study records its Phase One (Tract A) as vacant. Developed or developing structures on the 45.91 acres of "vacant" land have been surveyed by Fraser & Mohlke Associates (see Table 2.02). Office -building survey information is appended to Section III: Oflice_'nace_Location Analysis. Buildings under development or completed since the time of the last Property Ap- praiser site assessment often limits the analyst to making site-specific determinations of acreage and the square -foot dimensions of existing structures only. An analyst's access to many newer buildings is limited until a Certificate of Occupancy (CO) has been granted and tenants are permitted to occupy the premises. In evaluating the commercial uses presently available to serve the future needs of area neighborhoods, this analysis has sought to address the following criteria to be em- ployed during the plan -amendment process to quantify the actual mix and variety of land uses surrounding the subject site's PTA in order that any proposed uses may be evaluated according to the following considerations: • fhe amount, type and location of existing zoned and developed commercial uses; • Existing patterns of land use near the subject site; • Adequacy of infrastructure capacity, particularly roads; and • Criteria identified in the Zoning Ordinance. Office Building Occupancy "fable 2.02 below provides estimates of the square footage and acreage occupied — by office buildings or office -type uses within the proposed Primary Trade Area (PTA). Market -Conditions Study Italian American Club Land Use Analysis -Page I1-6 Office uses, including financial institutions, constitute 96,850 square feet of commercial square feet of uses recorded in the 2007 Commercial Land Use Study. So- called "vacant' acreage has been included to account for a very rough estimate of recent office building construction. Table 2.02 Proposed Primary Trade Area Estimates of Office Occupancy Traffic Analysis Zones 113, 114, 163, and 172 June 2008) Land Square Total Net Unoccupied Use Commercial Land Use Category Feet (SF)' Acres Leaseable' or Vacant SF' 10 "Vacant' (Galleria 6r Fountain Park) 511,178 61.12 408,942 81,8773 17 Office Buildings: One-storyZ 50,977 2.94 43,330 4,333 18 Office Buildings: Multi-storyZ 37,146 4.38 31,574 3,157 19 Professional Services Buildings 0 0 0 0 23 Financial Institutions (single -purpose) 21,946 7.13 21,946 0 24 Insurance Company Offices 0 0 0 0 Grand Total 621,247 75.57 505,792 89,367 1) Floor Area Ratio' (FAR) of .1920 assumed to apply to all building footprints. The total of 61.12 acres translates to 2,662,387 square feet. Applying an FAR of .1920 yields 511,178 square feet likely to be devoted to multiple building "footprints" when the acreage is fully developed. 2) Load Factorz of 20% assumed to accommodate common areas used by all ten- ants in multi -story structures -- namely corridors, stairwells, elevators, lobby ar- eas, air conditioning, and maintenance areas — and 15% for one-story build- ings. 3) Average Vacancy Rate' of 20% assumed for buildings during their first 24-36 months of occupancy. A 10% Vacancy Rate is assumed for buildings occupied for more than 36 months. This is greater that the normal 5% rate due to pre- sent local economic circumstances only. A normal absorption rate for the estimated 89,367 square feet of unoccupied of- fice space may be calculated by using the annual absorption rate calculation provided in Section III, Table 3.12. Assuming a countywide absorption of 62,563 square feet annu- ally for the period 2000-2010, a normal 5% vacancy rate of 25,290 square feet may be achieved in 36 months or less for the geographic area described by Traffic Analysis Zones 113, 114, 163, and 172. Land Use Recommendations The subject site is well situated for use as an office facility that would allow land uses compatible with the needs of households located in adjacent residential areas. I,o- cated in proximity to several large, upscale Planned Unit Developments, it can serve as a well -located facility providing needed commercial and financial services. Market -Conditions Study Italian American Club Land Use Analysis -Page 11-7 Collier County's General Commercial Zoning District lists the following Standard Industrial Classification (SIC) groups that can be considered both consistent with the purpose and intent of applicable zoning standards and uses for development on the sub- ject site. Recommended land uses identified with a category number obtained from the Standard Industrial Classification Manuel (1987) are listed below: Accounting, auditing, & bookkeeping services (SIC 8721). • Business services (SIC groups 7311, 7313, 7322-7331, 7338, 7371-7372, 7374- 7376, and 7379). Depository institutions (SIC groups 6021-6099). • Offices for engineering and architectural services (SIC groups 0781, 8711-8713). • Health services (SIC groups 8011-8049). • Insurance carriers, agents, & brokers (SIC groups 6311, 6411 • Legal services (SIC 8111). • Management & public relations services (SIC groups 8741-8743. 8748). • Miscellaneous personal services (SIC 7291-7299)_ Non -depository credit institutions (SIC 6141). • Nursing & home -health-care services (SIC 8082). • Real estate (SIC groups 6531-6552). • Security/commodity brokers, dealers, and services (SIC groups 6211-6289). • Travel agencies (SIC 4724). • Any other commercial use or professional service that is compatible in nature with the foregoing uses. Persons with a general interest in estimating the countywide demand for general- and single -purpose commercial and office space should consult the forecasts published in the Collier County Urban Area Buildout Study: Phase I Technical Memorandum (March 16, 1994), under the heading "Determining Commercial Acreage and Employment Projec- tions" (Pages 8-14). • Section III will analyze office demand in the immediate area surrounding a pro- posed Primary Trade Area (PTA)_ Section IV will provide Study recommendations. • Section V is an Appendix providing other documentation. Exhibit Existing Commercial Land Use Inventory: Primary Trade Area 2007 O r0 r N 0o N r m � 4 m O O O O O O m O v N m v � o O M M ry N N N m m M M m N m � rnm c o u u u O O > > > N N N N O r U O O O N m m o 0 0 N ❑ ❑ ❑ O U a a a a a m Z Z Z Z Z Z Z Z Z Z 0 0 0 0 0 0 O m O O U O O O O O O O N N U V V U ry m O 0 m m W W 0 M N O> O O>> O O> O O O O O O O rp O N n� N ry 0 0 n f N O 4 m O m m O N V m O N O O O O O O O O O O cp O O O O O r O O O O O O O 00 O O O O m W W m O O O O O O 00 X 0 0 17 O O O O O O N m eD m W W tp O O O m O O N r r- m r N m m m N N m m m m m m ro m� m m m m m m m m m m m n m� m 1p o 0 o iO m 0 0o m v o e m m N M m v N m a N o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ❑ ❑ ❑ o ❑ ❑ o ❑ ❑ ❑ ❑ ❑ ❑ o ❑ ❑ ❑ ❑ ❑ o ❑ ❑ ❑ o ❑ ❑ ❑ o a a a a a a a a a a a a a a a a a a a a a a a a a a a a m N N � > > > > > •- > M N N N N N N m m m m r, N - - O r` O O M f�2 f N r r n r N r rV r N r r r� N N N N N N N ry ry N ry N �) ry ry m N N ry m N V) N N N N ry ry ry N N N N N N N N N N N N N N o m Om m m o m m m m vm my m m m m m m m Q m 4 v v v 4 O v v v v 4 v 4 v e v 4 v v v N N N YI N N N N Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z om m m m o v Q Q v N � � Z Z Z Z Z Z 0 Z Z Z Z Z Z 0 m v m v v v O O U O O O m 0 0 0 0 0 0 0 0 0 00 0 0 0 0 0 0 0 0 0 0 O O O O O 00 O O O 00 O O 0 0 0 0 0 0 0 U O O O O O O O O O O O O O O O O O CJ N N N m p O N N O O m m m m m m m m a m m r r r r r n r r r m m m m m m m m ;o �o �a �o .n m m . m m m io m v O m m m ry m m m m o v o ❑ o❑❑❑ o v 0 0 0 0❑❑❑ a a a a a a a a a a a a a a ro m m m m m m m m ti y o 'o V U a a 0 0 t 2 [�i 2 m U u m Q m m U m m F- O O 0 m - - u t m v N W W W m W -- - - m-- -- m - - �� V c c � c c c c c s I c I c c z s I c c c V V U J V V V J as a a a a a a a a as a a a a N N - - - m - C E m m 0 m m M M N N N m N m N N a O C O Z m m m m m m m y a v v v v v v v v Q Q v v v O d C A d O� N O QO 00 N U O N O O O O> O N ry O W O O O O O oo m o o <n o 0 o Q o 00 0 m m m u> v> o m m m m o r r N A N O N ✓] N e- Q Q O ry NI O O m N O O• O O o ❑ ❑ ❑ o a ❑ o o ❑ ❑ ❑ a s a a a a a a a a a m. m m M m n M m m n n v 0 0 a a a a a a Q m m o m o 0 N N 00 N O u >> O O t E. E n > > o i n (7 N V m N m Q m m O N V m V m O O O N N N v c m 4' O O O O O p O ry >> o m N N m� ✓1 � N N ry � � z' ry; m m m m m m n IaVY �, N r r N r N Q V- Q r - O O r- N m u� m m m N N N N N N ry ry N N ry O U m v o E oc v U D D 7 0- - H n j om m m m o v Q Q v N � � Z Z Z Z Z Z 0 Z Z Z Z Z Z 0 m v m v v v O O U O O O m 0 0 0 0 0 0 0 0 0 00 0 0 0 0 0 0 0 0 0 0 O O O O O 00 O O O 00 O O 0 0 0 0 0 0 0 U O O O O O O O O O O O O O O O O O CJ N N N m p O N N O O m m m m m m m m a m m r r r r r n r r r m m m m m m m m ;o �o �a �o .n m m . m m m io m v O m m m ry m m m m o v o ❑ o❑❑❑ o v 0 0 0 0❑❑❑ a a a a a a a a a a a a a a ro m m m m m m m m ti y o 'o V U a a 0 0 t 2 [�i 2 m U u m Q m m U m m F- O O 0 m - - u t m v N W W W m W -- - - m-- -- m - - �� V c c � c c c c c s I c I c c z s I c c c V V U J V V V J as a a a a a a a a as a a a a N N - - - m - C E m m 0 m m M M N N N m N m N N a O C O Z m m m m m m m y a v v v v v v v v Q Q v v v O d C A d O� N O QO 00 N U O N O O O O> O N ry O W O O O O O oo m o o <n o 0 o Q o 00 0 m m m u> v> o m m m m o r r N A N O N ✓] N e- Q Q O ry NI O O m N O O• O O o ❑ ❑ ❑ o a ❑ o o ❑ ❑ ❑ a s a a a a a a a a a m. m m M m n M m m n n v 0 0 a a a a a a a a a a U u v v u m � E. E n > > o r m m r m ro m o o N N N v om m m m o v Q Q v N � � Z Z Z Z Z Z 0 Z Z Z Z Z Z 0 m v m v v v O O U O O O m 0 0 0 0 0 0 0 0 0 00 0 0 0 0 0 0 0 0 0 0 O O O O O 00 O O O 00 O O 0 0 0 0 0 0 0 U O O O O O O O O O O O O O O O O O CJ N N N m p O N N O O m m m m m m m m a m m r r r r r n r r r m m m m m m m m ;o �o �a �o .n m m . m m m io m v O m m m ry m m m m o v o ❑ o❑❑❑ o v 0 0 0 0❑❑❑ a a a a a a a a a a a a a a ro m m m m m m m m ti y o 'o V U a a 0 0 t 2 [�i 2 m U u m Q m m U m m F- O O 0 m - - u t m v N W W W m W -- - - m-- -- m - - �� V c c � c c c c c s I c I c c z s I c c c V V U J V V V J as a a a a a a a a as a a a a N N - - - m - C E m m 0 m m M M N N N m N m N N a O C O Z m m m m m m m y a v v v v v v v v Q Q v v v O d C A d O� N O QO 00 N U O N O O O O> O N ry O W O O O O O oo m o o <n o 0 o Q o 00 0 m m m u> v> o m m m m o r r N A N O N ✓] N e- Q Q O ry NI O O m N O O• O O o ❑ ❑ ❑ o a ❑ o o ❑ ❑ ❑ a s a a a a a a a a a m. m m M m n M m m n n v 0 0 U u v v u m � E. E _m a d o m O N N N c m c c m >> O a a aaa a m � � o 0 0 0 0 0 0 c Z Z E f n - r r N r N Q V- Q r - m E N m u� m m m N N N N N N ry ry N N ry om m m m o v Q Q v N � � Z Z Z Z Z Z 0 Z Z Z Z Z Z 0 m v m v v v O O U O O O m 0 0 0 0 0 0 0 0 0 00 0 0 0 0 0 0 0 0 0 0 O O O O O 00 O O O 00 O O 0 0 0 0 0 0 0 U O O O O O O O O O O O O O O O O O CJ N N N m p O N N O O m m m m m m m m a m m r r r r r n r r r m m m m m m m m ;o �o �a �o .n m m . m m m io m v O m m m ry m m m m o v o ❑ o❑❑❑ o v 0 0 0 0❑❑❑ a a a a a a a a a a a a a a ro m m m m m m m m ti y o 'o V U a a 0 0 t 2 [�i 2 m U u m Q m m U m m F- O O 0 m - - u t m v N W W W m W -- - - m-- -- m - - �� V c c � c c c c c s I c I c c z s I c c c V V U J V V V J as a a a a a a a a as a a a a N N - - - m - C E m m 0 m m M M N N N m N m N N a O C O Z m m m m m m m y a v v v v v v v v Q Q v v v O d C A d O� N O QO 00 N U O N O O O O> O N ry O W O O O O O oo m o o <n o 0 o Q o 00 0 m m m u> v> o m m m m o r r N A N O N ✓] N e- Q Q O ry NI O O m N O O• O O o ❑ ❑ ❑ o a ❑ o o ❑ ❑ ❑ a s a a a a a a a a a m. m m M m n M m m n n v N N N N N N N N N N N N N N mm vm m m m m m my m o Q my Q v v Q Q Q v v V K L u v v m � O v � c m m m > � 0 O m E f n - T � 2 w - m E E O U m v o E oc v U D D 7 0- - H n j � m v - , U U O rn Q U a c D O (9 O Y F o a a D ¢ s m v o o E v - N U O m v N O Q E O v N o a o y m o N O E J N N N N N N N N N N N N N N mm vm m m m m m my m o Q my Q v v Q Q Q v v V N T m c I.. —A c 5 0 0 0 0 0 0 0 0 0 a a a a a a a a N N N N N N N N r civ � m iv � ry n N N N vm m m m Q Q Q Q Q Q< Italian American Office Center Market -Conditions Study Table of Contents Tab I. Market Conditions 2. Commercial Land Uses 3. Office Space Location Analysis 4. Summary of Findings & Recommendations 5. Appendix Market -Conditions Study Italian -American Club Office Space Analysis -Page 111-1 Ill. OFFICE SPACE LOCA'T'ION ANALYSIS The next step for this office -location analysis is to identify and segment the geo- graphic areas competing for tenants to occupy developed and/or approved office sites. For the general purposes of this analysis, the areas analyzed will be the Urban Commer- cial District's coastal -area planning -community districts of North Naples (20.186 acres) and the Urban Estates (19,427 acres), constituting 42.89 percent of the 92.354 acres within the Urban Commercial District's coastal -arca planning communities, excluding the City of Marco Island and the Marco Planning Community District (PCD). Ilereinaf- ter the North Naples PCD and Urban Estates PCD will be referred to as "North Collier." A map of the planning communities in Collier County demonstrating their locations is provided on a map that faces page 111-2. The physical location of the subject site is described in Section I of this Study. This Study is submitted in support of an application requesting an amendment to the Fu- ture Land Use Element (FIXE) of the Collier County Growth Management Plan for a parcel occupied in part by the Italian American Club (hereinafter "the subject site") lo- cated in Section 2, Township 49 South. and Range 25 East within Traffic Analysis Zone (fAZ) 116, at the southwest corner of the intersection of Orange Blossom Drive and Air- port -Pulling Road (CR -31). 'I he subject site is well located to serve the goods and serv- ices needs of the surrounding residential communities within convenient travel distance to the site and the traveling public visiting Collier County's Main Library and the North Collier Government Center located directly across Orange Blossom Drive northwest of the same intersection. Defining a Markct-Suupport_Area for_Anah,sis For the purpose of defining a Primary "trade Arca (PTA) for an office facility de- veloped on the subject site, the general North Collier area can be further segmented to include an established residential neighborhood south of Orange Blossom Drive and Planned Unit Developments (PUDs) within approximately a 2.0 -mile radius of the site — Autumn Woods, Villages of Monterey. Emerald Lakes, Carlisle/Regency, Brighton Gar- dens, Lone Oak, Arbor Walk, Bear Creek, Bridgewater Bay, Pelican Marsh and Tiburon among others -- that have direct access to the east/west and north/south roadwav corri- dors described previously in Section I (See Table 1.08). Also, this analysis will rely on calculations based on the established and newly approved PUDs listed above that are proximate to the subject property that can justify office development designed to serve residents of the proposed PTA. Market -support -calculations based upon the emerging population within the PTA will be used to validate claims as to the viability of land uses proposed to be located on the subject property. Geographically, the PTA will consist of selected Traffic Analysis Zones JAZs). They will forecast estimated population and job growth along the arterial and collector road system providing direct access to the subject site. Market -Conditions Study Italian -American Club Office Space Analysis -Page 111-2 General Office Market Area Analysis Trade -area communities are frequently identified by using it time -distance deter- mination of the geographic scope of any proposed PTA by calculating the automobile travel time from residences to surrounding commercial facilities offering services needed by the households within the market arca. Pass-through traffic using north/south and easUwest roadways is likely to be attracted to well -located commercial centers located along these roadways. But, office buildings generally do not rely upon such easily defined trade ar- eas that are characteristic of the retail centers serving residential developments. Generally, clients of the professional firms using office space tend to be widely dis- persed throughout Collier County's urban -coastal area. Given the large geographical area most office facilities draw upon in order to serve the economic interests of clients, those office buildings that arc within the general arca of North Collier are the first-tier subjects for this analV°sis. the analysis will con- clude with a second-tier analysis confined to an area within approximately 2.0 miles sur- rounding the subject site. Collier Office She Demand Analysis In Collier County, office -space demand accelerated significantly during the 25 - year period beginning in 1982. Demand reflected both the county's population and em- ployment growth. ']'he growth of service -sector employment, exceeding 33,900 em- ployed persons in 2000, was it primary generator of office -space demand. Those em- ployed in the service sector represented approximately 15.18 percent of the county's Population in 2000 (See Table 3.04 below). As population increases during the period ending in 2010 (See Table 1.01), com- mensurate employment growth. particularly in the rapidly developing North Collier area, should generate a parallel demand for service -sector office space. Future office demand estimates will be based on_ • Historical trends in population growth, increases in employment, and office- occupancy;and Estimates of future population trends and employment growth and their relation- ship to the number of employees likely to be housed in office buildings. Historic Growth Trends: fable 3.01 illustrates the substantial increases in popula- tion and employment in North Collier. Estimates of the growth rate of net office space utilization for urban Collier County (expressed in square footage absorbed yearly) has been provided by Integra Realty Resources (4795 Enterprise Avenue, Naples); attribution of this source is cited throughout as appropriate. Market -Conditions Study Italian -American Club Office Space Analysis -Page 111-3 Table 3.01 delineates recent trends in Collier County's population and employ- ment; a record of recent office -space (ease -up absorption is also provided. The table demonstrates a consistent pattern of employment increases. with office -space demand tracking population growth. Table 3.01 Historic Growth Trends in Collier County Sources: Collier County Permanent PoTulation Estimates and Proiections (2000-2015)' Collier County Comprehensive Planning Section (August 29, 2002) Woods &Poole Economics Inc: Florida State Profile (2000) Absorption in square feet (sq. ft.) per year: Integra Realty Resources' NOTE: Industry sources reported in 2001 there is approximately 5.0 million square feet of office space in the Collier County/Bonita Springs market with an average occupancy rate of 93 percent; The 2002 Census of Business reported a total of 1,071,353 square feet of office space located in the North Collier Area.' Historic population and employment growth rates will he employed to further es- timate future office -space demand. Table 3.02 demonstrates a steadily increasing rate of available space utilization of new and existing office structures. 'fable 3.03 demonstrates that the North Collier area under analysis is accelerating its utilization of available office space. Table 3.02 Historic Growth of Office Occupancy Rates in Collier County 1995 1996 1997 1998 1999 2000 Total Population' 186,504 193,036 200,024 210,095 219,685 251,377 Growth Rate (%) 59% 3.5 3.6 5.0 4.6 14.4 Total Employmentz 85,722 89,455 90,313 95,084 98,758 103,699 Growth Rate (%) 4.4 1.0 5.5 3.9 5.0 Total Office Space' 127,161 261,204 242,745 195,431 105,392 353,638 Growth Rate (%) 105.4 (T 1) (19.5) (46.1) 235.51 Sources: Collier County Permanent PoTulation Estimates and Proiections (2000-2015)' Collier County Comprehensive Planning Section (August 29, 2002) Woods &Poole Economics Inc: Florida State Profile (2000) Absorption in square feet (sq. ft.) per year: Integra Realty Resources' NOTE: Industry sources reported in 2001 there is approximately 5.0 million square feet of office space in the Collier County/Bonita Springs market with an average occupancy rate of 93 percent; The 2002 Census of Business reported a total of 1,071,353 square feet of office space located in the North Collier Area.' Historic population and employment growth rates will he employed to further es- timate future office -space demand. Table 3.02 demonstrates a steadily increasing rate of available space utilization of new and existing office structures. 'fable 3.03 demonstrates that the North Collier area under analysis is accelerating its utilization of available office space. Table 3.02 Historic Growth of Office Occupancy Rates in Collier County Source: Integra Realty Resources Table 3.03 1995 1996 1997 1998 1999 2000 Collier County Total 82% 81% 85% 89% 88% 92% North Collier Area 59% 66% 78% 89% 75% 86% Source: Integra Realty Resources Table 3.03 Historic Growth of Office Space Absorption in Collier County 1995 1996 1997 1998 1999 2000 Collier County 127,161 261,204 242,745 195,431 105,392 353,638 Average: 214,262 North Collier 13,370 22,600 4,424 8,618 33,262 96,904 Average: 29,863 Source: Integra Realty Resources Market -Conditions Study Italian -American Club Office Space Analysis -Page 111-4 To assess whether future demand for office space will continue to increase, it is necessary to examine employment demographic trends in order to determine the number of persons per category of employment as a percentage of Collier County's total popula- tion. A "future -share" calculation establishes a useful measure for gauging office - building utilization for 2000 and 2010. Table 3.04 analyzes historic job growth in the County by examining each of the ten (10) Standard Industrial Classification (SIC) categories to determine patterns of cate- gory percentage increases or decreases for each SIC group. Agriculture's declining percentage is likely due an increased use of once available agricultural land for residential development and recent unfavorable market conditions for vegetable crops grown and processed in Florida. Table 3.04 Historic Job Growth in Collier County Employment as a Percentage Share of General Population SIC Group 1989-2000 1993-2000 _2000 _ Future Share Agriculture 7.76% 6.41% 4.24% 4.50% Mining 0.03% 0.02% 0.02% 0.03% Construction 4.27% 4.18% 5.00% 4.80% Manufacturing 1.29% 1.22% 1.18% 1.25% Transport/Com/Utilities 1.13% 1.09% 1.02% 1.10% Wholesale Trade 1.11% 1.14% 1.33% 1.30% Retail Trade 10.33% 10.38% 10.34% 10.50% Finance/Ins/Real Estate 2.71% 2.55% 2.56% 2.60% Services 13.64% 14.01% 15.18% 14.75% Government 3.64% 3.56% 4.63% 4.50% Collier County Total 46.57% 45.44% 45.66% 45.33% Source: Woods & Poole Economics Inc: Florida State Profile (2000) Table 3.05 estimates future job growth in Collier County by SIC category by es- timating category increases using extrapolation, calculating the value of the function (jobs) over the analyzed interval (the period 2000-2010). Notable increases are evident in SIC groups that are traditional users of office space, e.g. 'Transportation/ Communications/Utilities (SIC 40-49), Finance/ Insur- ance/Real Estate (SIC 60-67), Services (SIC 70-89), and Government (SIC 91-97). Market -Conditions Study Italian -American Club Office Space Analysis -Page 111-5 Table 3.05 Demand for Employment in Collier County: 2010 Based on Jobs as a Percentage of General Population Employment as a 2000 2010 % of Population' Population Population SIC Group (2000-U. S.Census) (251 377) C353900) Agriculture (01-09) 4.50% 11,312 15,926 Annual Increase: 461 Mining (10-14) 0.03% 754 1,061 Annual Increase: 31 Construction (15-17) 4.80% 12,066 16,987 Annual Increase: 492 Manufacturing (20-39) 1.25% 3,142 4,424 Annual Increase: 128 Trans/Com/Utilities (40-49) 1.10% 2,765 3,893 Annual Increase: 113 Wholesale Trade (50-51) 1.30% 3,268 4,601 Annual Increase: 133 Retail Trade (52-59) 10.50% 26,395 37,160 Annual Increase: 1,077 Fin/Ins/Real Estate (60-67) 2.60% 6,536 9,201 Annual Increase: 267 Services (70-89) 14.75% 37,078 52,200 Annual Increase: 7,512 Government (91-97) 4.50% 11,312 15-926 Annual Increase: 461 Collier County Total 45.33% 114,628 161,379 Annual Increase: 4, 675 Source: Woods &Poole Economics Inc: Florida State Profile (2000)' Collier County Permanent Population Estimates and Projections (2000-2020)2 Period Increase (2000-2010 4,614 307 4,921 1,282 1,128 1,333 10,765 2,665 15,122 4.614 46,751 Market -Conditions Study Italian -American Club Office Space Analysis -Page 111-6 Table 3.06 estimates future job growth in the North Collier area by SIC category_ Again notable increases are evident in SIC groups that are traditional users of office space. Table 3.06 Demand for Employment in North Collier: 2010 Based on Jobs as a Percentage of General Population Employment as a 2000 2010 Period % of Population' Population Population Increase SIC Group (2000 U. S. Census)6( 4 370)' j100 847 z (2000-2010) Agriculture (01-09) 4.50% 2,897 4,538 1,641 Annual Increase: 164 Mining (10-14) 0.03% 202 303 101 Annual Increase: 10 Construction (15-17) 4.80% 3,090 4,841 1,751 Annual Increase: 175 Manufacturing (20-39) 1.25% 805 1,261 456 Annual Increase: 46 Trans/Com/Utilities (40-49) 1.10% 708 1,109 401 Annual Increase: 40 Wholesale Trade (50-51) 1.30% 837 1,311 474 Annual Increase: 47 Retail Trade (52-59) 10.50% 6,759 10,589 3,830 Annual Increase: 383 Fin/Ins/Real Estate (60-67) 2.60% 1,674 2,622 948 Annual Increase: 95 Services (70-89) 14.75% 9,495 14,875 5,380 Annual Increase: S38 Government (91-97) 4.50% 2 897 4538 1641 Annual Increase: 164 Collier County Total 45.33% 29,364 45,987 16,623 Annual Increase: 1, 662 Source: Woods & Poole Economics Inc: Florida State Profile (2000)' Collier County Permanent Population Estimates and Projections (2000-2020)2 To forecast equilibrium between office -space supply and office -space demand, it is necessary to calculate the likely increase of office occupancy over time. A reliable source for ascertaining the average percent of civilian, non-military employee in offices is the handbook of Labor Statistics; an examination of this source reveals that 2 out of every 3 office employees are housed in freestanding office buildings. 'fable 3.07 calculates the number of office -building users in Collier County in 2000 based upon the findings reported in 'fable 3.05_ "Demand for Employment in Col- lier County Based on ,lobs as a Percentage of General Population'; the table calculated demand for the years 2000 and 2010. Market -Conditions Study Italian -American Club Office Space Analysis -Page 111-7 To calculate the number of office -building users for Collier County in 2000, Ta- ble 3.07 multiplies the number of jobs derived from Table 3.05 by the average percentage of office jobs in each of the ten (10) Standard Industrial Classification (SIC) categories to estimate the likely number of office jobs for each category of employment. The classification code for each SIC category is shown in parentheses following each category designation. Classification -code information will he essential to an under- standing of the job-related estimates provided in the tables that conclude this analysis (See Table 3.16 and 'Cable 3.17). Table 3.07 Office Building Usage in Collier County: 2000 Based on Jobs as a Percentage (%) of General Population To calculate the increased number of office -building users for Collier County by 2010, Table 3.08 again multiplies the number of jobs derived from Table 3.05 by the av- erage percentage of office jobs in each of the ten (10) Standard industrial Classification (SIC) categories to estimate the likely increases in the number of office jobs for each category of employment over the period 2000 to 2010_ Estimated category employment of office users in 2010 can be aggregated by summing the total of office -building users in 2000 (22,652) reported in "fable 3.07 and the estimated increase in office -building users (10,894) reported in "fable 3.08 for a sum total of 31,997 employees estimated to be housed in Collier County's office buildings in 2010. 2000 Employment Average % in 2000 Office Building SIC Group Officejobs' Total Employment Users Agriculture (SIC 01-09) 2.60% 11,312 294 Mining (SIC 10-14) 18.80% 754 142 Construction (SIC 15-17) 14.60% 12,066 1,762 Manufacturing (SIC 20-39) 17.00% 3,142 534 Transport/Com/Utilities (SIC 40-49) 30.20% 2,765 835 Wholesale/Retail Trade (SIC 50-59) 16.80% 29,663 4,983 Finance/Insurance/Real Estate (SIC 60-67) 59.00% 6,536 3,856 Services (SIC 70-89) 19.00% 37,078 7,045 Government (SIC 91-97) 28.30% 11312 _ 3,201 Collier County Total 114,628 22,652 100.00% 19.76% Source: Handbook of Labor Statistics' To calculate the increased number of office -building users for Collier County by 2010, Table 3.08 again multiplies the number of jobs derived from Table 3.05 by the av- erage percentage of office jobs in each of the ten (10) Standard industrial Classification (SIC) categories to estimate the likely increases in the number of office jobs for each category of employment over the period 2000 to 2010_ Estimated category employment of office users in 2010 can be aggregated by summing the total of office -building users in 2000 (22,652) reported in "fable 3.07 and the estimated increase in office -building users (10,894) reported in "fable 3.08 for a sum total of 31,997 employees estimated to be housed in Collier County's office buildings in 2010. Market -Conditions Study Italian -American Club Office Space Analysis -Page 111-8 Table 3.08 Increase in Office Building Users in Collier County: 2010 Based on )obs as a Percentage of General Population SIC Group Agriculture (01-09) Mining (10-14) Construction (15-1 7) Manufacturing (20-39) Transport/Com/Utilities (40-49) Wholesale/Retail Trade (50-59) Finance/Ins/Real Estate (60-67) Services (70-89) Government (91-97) Collier County Total Source: Handbook of Labor Statistics' Table 3.09 and Table 3.10 calculate the number of office -building users in the North Collier area in 2000 and 2010. Aggregated North Collier office -building users in 2000 (5,841) added to an increase in office -building users in 2010 (2,864) create a sum total of 8,705 employees estimated to be housed in North Collier's office buildings in 2010. 2000-2010 Increase in Average % in Increase in Office Building Office Jobs EmDllovment Users 2.60% 4,614 120 18.80% 307 58 14.60% 4,921 719 17.00% 1,282 257 30.20% 1,128 387 16.80% 12,098 2,033 59.00% 2,665 1,572 19.00% 15,122 2,873 28.30% 4-614 1,306 46,751 9,325 100.00% 19.94% Source: Handbook of Labor Statistics' Table 3.09 and Table 3.10 calculate the number of office -building users in the North Collier area in 2000 and 2010. Aggregated North Collier office -building users in 2000 (5,841) added to an increase in office -building users in 2010 (2,864) create a sum total of 8,705 employees estimated to be housed in North Collier's office buildings in 2010. Market -Conditions Study Italian -American Club Office Space Analysis -Page 111-9 Table 3.09 Office Building Usage in North Collier: 2000 Based on Jobs as a Percentage of General Population Source: Handbook of Labor Statistics' Table 3.10 Increase in Office Building Users in North Collier: 2010 Based on Jobs as a Percentage of General Population 2000-2010 2000 Average % in 2000 Office Building SIC Group Office obs' Employment Users Agriculture (SIC 01-09) 2.60% 2,897 75 Mining (SIC 10-14) 18.80% 202 38 Construction (SIC 15-17) 14.60% 3,090 451 Manufacturing (SIC 20-39) 17.00% 805 137 Transport/Com/Utilities (SIC 40-49) 30.20% 708 252 Wholesale/Retail Trade (SIC 50-59) 16.80% 7,596 1,276 Finance/Ins/Real Estate (SIC 60-67) 59.00% 1,674 988 Services (SIC 70-89) 19.00% 9,495 1,804 Government (SIC 91-97) 28.30% 2-V 7-- __ 820 Collier County Total 29,364 5,841 Collier County Total 100.00% 19.98% Source: Handbook of Labor Statistics' Table 3.10 Increase in Office Building Users in North Collier: 2010 Based on Jobs as a Percentage of General Population Source: Handbook of Labor Statistics' 2000-2010 Increase in Average % in Increase in Office Building SIC Group Office Jobs' Employment Users Agriculture (SIC 01-09) 2.60% 1,641 51 Mining (SIC 10-14) 18.80% 101 24 Construction (SIC 15-17) 14.60% 1,751 303 Manufacturing (SIC 20-39) 17.00% 456 92 Transport/Com/Utilities (SIC 40-49) 30.20% 401 402 Wholesale/Retail Trade (SIC 50-59) 16.80% 4,304 1,026 Finance/Ins/Real Estate (SIC 60-67) 59.00% 948 663 Services (SIC 70-89) 19.00% 5,380 1212 Government (SIC 91-97) 28.30% 1 641 551 16,623 2,864 Collier County Total 100.00% 17.22% Source: Handbook of Labor Statistics' Market -Conditions Study Italian -American Club Office Space Analysis -Page 111-10 Employing the calculation of aggregated Collier County and North Collier office - building users in 2000, North Colliers 5,841 users represent 25.78 percent of the 22,652 employees calculated to be housed in all of Collier County's office buildings in 2000. Employing the same methodology for 2010, North Collier's 8.705 office -building users represent 27.22 percent of the 31,977 employees calculated to be housed in all of Collier County's office buildings in 2010. This increase of 1.44 percentage points in North Collier's share of office jobs over 10 years represents one out of every four office workers employed in Collier County. This steady escalation of demand for office -building space in North Collier is re- flective of the area's population increases. To determine whether there is equilibrium between demand and supply of available office space, it is necessary to predict the likely space demands of the estimated 10,517 office building users in North Collier. Table 3.11 below demonstrates historically the growth in occupied office space in Collier County and calculates the working area needed to accommodate office workers. in terns ofsquare footage as per population and persons employed. Table 3.11 Historic Occupied Office Space Growth Trends in Collier County 1996 1997 1998 1999 2000 Total County Population' 193,036 200,024 210,095 219,685 251,377 Total Employment' 89,455 90,313 95,084 98,758 103,699 Total Office Space Occupied' 778,995 858,440 909,572 980,433 1,071,353 North Collier: Occupied Square Feet Per Population 4.04 4.29 4.33 4.46 4.26 Per Employment 8.71 9.51 9.57 9.96 10.33 Sources: Collier County Permanent Population Estimates and Projections (2000-2020)' Collier County Comprehensive Planning Section (August 29, 2002) Woods &Poole Economics Inc: Florida State Profile (2000)2 Integra Realty Resources; Table 3.1 1 demonstrates a ratio relationship between the two measures employed in the table -- population and employment -- and occupied office space. Further applica- tion of this ratio method yields important findings as demonstrated in Table 3.12; annual absorption is derived by subtracting the difference between 1,071,353 square feet occu- pied in 2000 and 778,995 occupied in 1996, or 292,353 square feet, and averaging the difference over the 5 -year period from 1996 to 2000, yielding a absorption dividend of 58,471 square feet annually. Market -Conditions Study Italian -American Club Office Space Analysis -Page I11-11 Table 3.12 Supportable Office Space Calculation: 2000-2010 Based on Population and Employment Trends in Collier County Current/ Ratio Per Square Feet Normal Supportable Total Annual Future Square Foot Occupied Vacancy Square Feet Absorption Population' 2000 251,371 4.26 1,070,841 5.00% 1,124,383 58,471 (5 years) 2010 353,900 4.26 1,507,614 5.00% 1,582,995 45,861 (10years) Employment 20002 103,699 10.33 1,071,211 5.00% 1,124,772 58,427 (5 years) 20103 161,379 10.33 1,667,045 5.00% 1,750,397 62,563 (10 years) Sources: Collier County Permanent Population Estimates and Proiecl tions -(2000-2020)' Collier County Comprehensive Planning Section Woods &Poole Economics Inc: Florida State Profile (2000)' Reference Table 3.07 and Table 3.083 Projected growth in population and employment are relatively similar to historical growth rates; by implication, future growth of office demand should parallel growth in jobs and ncw-household formation. A rough calculation can be made of office space utilization in Collier County and South Lee County for the period 2000-2001, by dividing the reported 5.0 million square feet of net-Icaseable office space reported in a footnote to Table 3.01 and dividing it by the estimated 21,103 employees estimated to be housed in all of Collier's office buildines in 2000; the resultant dividend of237 square feet of leaseable space per employee would, presumably, accommodate the space needs of the average office worker. Forecasting Office Use in the Primary Trade Market Area Forecasting future population and employment growth for the Primary Frede Area (PTA) and the North Collier area under study, utilized a method employed by the Naples/Collier County Metropolitan Planning Organization (MPO) to develop projections of urban -area dwelling units (single-family and multi -family) by identifying the degree of "saturation" or "development potential" attainable within the urban County's Traffic Analysis Zones (TAZs). This approach, using development -potential calculations, has become a conven- tional tool for the forecasting of dwelling -unit growth For purposes of transportation planning. This methodology employed in projecting new population and resultant job growth within the TAZs uses an inventory of existing dwelling -unit and commercial de- velopment in Collier's coastal -urban area. It forecasts future development on currently undeveloped parcels by calculating attainable dwelling -unit saturation and resultant job growth generated by new -resident demand for basic goods and services. Market -Conditions Study Italian -American Club Office Space Analysis -Page 11I-12 To assess the feasibility of commercial office uses proposed for the subject site, the data employed for the MPO's saturation analysis included the quantity of vacant land within each urban -area TAZ and the land's suitability for residential and other uses, in- cluding office facilities, as determined by the density indices and the other policy -driven measures provided for in Collier County's Comprehensive Growth Management Plan_ The current "saturation" forecast for TAZs utilized census data, aerial maps, tax rolls, and planned -unit -development (PUD) monitoring reports as well as other pertinent data sources available in 2000. Undeveloped, agriculturally -zoned parcels were analyzed to determine their development potential. Unit densities were assigned to these parcels consistent with adopted comprehensive -plan policies. The saturation forecast of vet -to - be -developed dwelling units was totaled and added to existing units to obtain a potential "built -out" total of dwelling units and the future population estimated to reside in these units. For the proposed PTA, this conventional approach employing development - potential calculations appears likely to represent the best available forecasting of dwell - mg -unit saturation for development emerging along the Airport Road and Orange Blos- som Drive corridors to likely dwelling -unit saturation in the year 2030. The MPO plan- ning document entitled 2030 Long Range Transportation Plan Update generated the data incorporated in Table 3.15, 3.16, and 3.17 which follow. Working papers derived from the Plan Update are included in Study's Appendix under TAB 5. Forecasted jobs for the PTA are estimated under generalized Standard Industrial Code (SIC) categories summarized as follows: Total Fmployment (SlU 1-99), Services (SIC 40-49 and 60-99), Commercial (SIC 51- 59), and Industrial (SIC 20-39). "fhe spe- cific components of these general SIC categories are detailed above in Table 3.05. The 95 TAZs located in the general North Collier area are forecasted to include: • 132,872 persons residing in the area in 2030, living in 82,447 single-family and multi -family dwelling units; and 70,614 employed persons forecasted to have jobs in the North Collier area in 2030. Market -Conditions Study Italian -American Club Office Space Analysis -Page Ill -13 Table 3.15.1 General Location: Northwest Section of the Collier County Coastal Urban Area North Naples (NN) and Urban Estates (UE) Planning Community Districts NOTE: North Naples (NN) Table 3.15.1 continued on page III -14. 2030 Housing Inventory and Employment Pro'edtions Permanent Units TAZ General Population Single -Family Multi -Family Employment Number Location (2030 Proiection) (SF)_ MF __(job 73 NN 3173 337 1495 662 74 NN 0 0 0 333 75 NN 191 30 165 371 76 NN 1955 112 1515 289 77 NN 579 64 394 2120 78 NN 1719 491 992 1193 79 NN 1794 133 1233 1018 80 NN 113 29 100 46 81 NN 1102 428 293 135 82 NN 3990 747 2216 973 83 NN 132 35 120 0 84 NN 1868 398 1170 427 85 NN 2 2 0 25 87 NN 2378 791 98 113 88 NN 1164 459 330 354 89 NN 1068 213 566 1544 90 NN 618 17 461 440 91 NN 5 1 3 1 362 92 NN 0 0 0 SO 93 NN 1001 126 698 740 94 NN 2407 755 151 411 95 NN 1754 287 915 284 96 NN 1183 288 206 75 97 NN 0 0 0 2416 98 NN 1453 378 121 1581 99 NN 52 29 10 36 100 NN 199 78 79 250 101 NN 1383 330 758 681 102 NN 418 130 263 592 103 NN 789 201 182 389 104 NN 1312 389 153 709 105 NN 1409 424 152 442 106 NN 238 152 124 6 107 NN 876 254 253 66 108 NN 1309 449 187 72 109 NN 1512 532 204 83 112 NN 39 10 21 3703 113 NN 514 193 299 1536 114 NN 10,232 3077 1353 1067 115 NN 2618 636 1095 1450 116 NN 4460 731 1279 903 NOTE: North Naples (NN) Table 3.15.1 continued on page III -14. Market -Conditions Study Italian -American Club Office Space Analysis -Page III -14 Table 3.15.1 (continued) General Location: Northwest Section of the Collier County Coastal Urban Area North Naples (NN) and Urban Estates (UE) Planning Community Districts 2030 Housing Inventory and Emplovment Proiections NN Total 86,774 19,005 36,346 51,036 Source: 2030 Long Range Transportation Plan Update: zdata.txt File Permanent Units TAZ General Population Single -Family Multi -Family Employm Number Location (2030 Projection) (SF) (MFS obs 117 NN 7 6 0 9163 127 NN 121 0 191 1590 128 NN 3619 918 1563 175 129 NN 4208 1239 2276 255 130 NN 430 78 424 82 131 NN 1026 140 1016 966 132 NN 786 61 839 857 133 NN 696 124 698 70 134 NN 113 134 104 18 135 NN 500 22 518 1175 136 NN 1574 46 759 704 137 NN 526 128 726 438 138 NN 360 94 547 127 139 NN 998 226 164 178 140 NN 705 140 197 363 - 141 NN 117 38 48 498 142 NN 0 0 0 1218 143 NN 290 63 45 388 144 NN 4734 176 3485 87 162 NN 356 44 132 11 163 NN 8 10 0 352 164 NN 3103 695 677 836 165 NN 0 0 0 386 171 NN 669 0 432 483 172 NN 4819 887 1851 1669 NN Total 86,774 19,005 36,346 51,036 Source: 2030 Long Range Transportation Plan Update: zdata.txt File Market -Conditions Study Italian -American Club Office Space Analysis -Page III -15 Source: 2030 Long Range Transportation Plan Update: zdata_txt File Table 3.15.2 General Location: Northwest Section of the Collier County Coastal Urban Area North Naples (NN) and Urban Estates (UE) Planning Community Districts 2030 Housino Inventory and Employment -Pr s Permanent Units TAZ General Population Single -Family Multi -Family Employment Number Location (2030 Proiection) (SF) (ME)_ obs 158/158.1 UE 635 122 92 913 159 UE 2215 515 436 28 160 UE 6921 601 4099 141 161 UE 1872 24 1131 2205 177 UE 601 192 7 97 178 UE 513 170 9 46 179 UE 796 640 22 662 180 UE 3286 1079 381 394 181 UE 839 273 13 591 182 UE 678 217 11 174 183 UE 4158 1262 1457 84 184 UE 2460 1075 408 102 185 UE 4295 2350 300 1567 186 UE 1540 457 576 794 187 UE 431 138 14 105 188 UE 568 163 15 90 189 UE 0 0 0 10 190/190.1 UE 189 45 4 1608 365 IJE 415 136 194 2057 366 UE 308 54 59 1027 367 UE 0 0 0 105 368 UE 1952 209 1136 400 369 UE 16 13 0 2109 370 UE 2645 271 1785 2237 371 UE 1334 351 333 787 372 UE 1970 932 210 22 373 UE 3927 920 1068 529 374 UE 1534 302 825 694 UE Total 46,098 12,511 14,585 19,578 Grand Total (NN and UE) 132,872 31,516 50,931 70,614 Source: 2030 Long Range Transportation Plan Update: zdata_txt File Market -Conditions Study Italian -American Club Office Space Analysis -Page 111-16 Table 3.16 forecasts population, dwelling units, and employment for the proposed Primary Trade Area (PTA). the TAZs located in the proposed Primary Trade Area (PTA) represent: • 20,033 persons residing in the area in 2030 living in 9.680 single-family and multi -family dwelling units; the new PTA population of -20.033) persons reprc- sents 15.07 percent of North Collier's forecasted population of 132,872; and The 5,527 jobs fix the PTA represent 7.82 percent of North Collier's employment total of 70,614 forecasted to have jobs in North Collier in 2030. Forecasts of jobs by SIC categories likely to chance the employment demograph- ics of the Primary Trade Area (PTA) are of interest. Industrial employment, essentially manufacturing jobs, will be concentrated geographically just south of the PTA in the ex- isting J & C Industrial Park. Commercial employment, essentially retail jobs, will likely be concentrated in existing or expanded community shopping centers along the Airport Road and Vanderbilt Beach Road corridors. Generally, the 2030 forecast of 3,849 service workers -- employed in the office - rich SIC categories of communications, finance, insurance, and real estate -- cannot be accommodated presently in established, conventional office environments existing at the time of this writing. Presently, service workers employed in the general area surrounding the PTA are housed, in part, within facilities located in the area's community shopping facilities, like the Galleria, Venetian Plaza, Fountain Park, and the NaplesWalk Center located at the intersection of Airport -Pulling Road (CR -31) and Vanderbilt Beach Road (CR -862) and described in Section 11 (see page 11-2). Table 3.16 Estimated PTA Population, Dwelling Units and Employment in 2030 2030 Housing Inventory and Employment Projections TAZ General Population Single -Family Multi -Family Employr \lumber Location (2030 Projection) (SF) MF obs 113 NN 514 193 299 1536 114 NN 10,232 3077 1353 1067 116 NN 4460 731 1279 903 163 NN 8 10 0 352 172 NN 4819 887 1851 1669 Total 20,033 4898 4782 5527 the TAZs located in the proposed Primary Trade Area (PTA) represent: • 20,033 persons residing in the area in 2030 living in 9.680 single-family and multi -family dwelling units; the new PTA population of -20.033) persons reprc- sents 15.07 percent of North Collier's forecasted population of 132,872; and The 5,527 jobs fix the PTA represent 7.82 percent of North Collier's employment total of 70,614 forecasted to have jobs in North Collier in 2030. Forecasts of jobs by SIC categories likely to chance the employment demograph- ics of the Primary Trade Area (PTA) are of interest. Industrial employment, essentially manufacturing jobs, will be concentrated geographically just south of the PTA in the ex- isting J & C Industrial Park. Commercial employment, essentially retail jobs, will likely be concentrated in existing or expanded community shopping centers along the Airport Road and Vanderbilt Beach Road corridors. Generally, the 2030 forecast of 3,849 service workers -- employed in the office - rich SIC categories of communications, finance, insurance, and real estate -- cannot be accommodated presently in established, conventional office environments existing at the time of this writing. Presently, service workers employed in the general area surrounding the PTA are housed, in part, within facilities located in the area's community shopping facilities, like the Galleria, Venetian Plaza, Fountain Park, and the NaplesWalk Center located at the intersection of Airport -Pulling Road (CR -31) and Vanderbilt Beach Road (CR -862) and described in Section 11 (see page 11-2). Market -Conditions Study Italian -American Club Office Space Analysis -Page 111-17 A previous calculation of office space utilization in Collier County (see page III - 8) estimated that 237 square feet of leaseable space per employee are needed to accom- modate the space needs of the average office worker. If that method of calculating the space needed to accommodate office workers is applied to 45 percent of the 3,849 em- ployees in service occupations (see 'Fable 3.10) that the MPO predicts will be employed in the Primary Trade Area (PTA) -- a net total of 410.496 square feet of office space will be required for PTA service occupations alone in 2030. Table 3.17 below provides a forecast of employment in the proposed Primary Trade Area. Table 3.17 Estimated Employment by Standard Industrial Category (SIC) in 2030 Primary Trade Area (PTA) TAZ Total Employment Services Commercial Industrial Number (SIC 1- 99)S( IC 40-49. 60-99) (SIC51- 59)(SIC 20-39) 113 1536 1088 422 26 114 1067 691 338 38 116 903 719 37 147 163 352 240 49 63 172 1669 1111 485 73 Total 5527 3849 1331 347 Source: 2030 Long Range Transportation Plan Update: zdata txt File Summary of Findings • Substantial increases in population and employment in urban Collier County will lead to growth in office -space utilization, • Historic population and employment growth rates demonstrate a steadily increas- ing rate of available space utilization of new and existing office structures, and the North Collier area is accelerating utilization of available office space along the Airport Road corridor. • Estimates of future job growth in Collier County and the North Collier area document that notable increases are evident in employment groups that are tradi- tional users of office space, e.g. Transportation/ Communications/Utilities (SIC 40-49), Finance/ Insurance/Real Estate (SIC 60-67), Services (SIC 70-89), and Government (SIC 91-97). • By 2010, North Collier's 8,705 office -building users will represent 27.22 percent of the 31,977 employees calculated to be housed in all of Collier County's office buildings in 2010. This increase of 1.44 percentage points in North Collier's share of office jobs over 10 years represents one out of every four office workers em- ployed in Collier County. Market -Conditions Study Italian -American Club Office Space Analysis -Page I11-18 • The steady escalation of demand for office -building space in North Collier, re- flective of the area's population increases, is leading to a predictable lack of equi- librium between the demand for and supply of available office space along the Airport Road corridor. • Office space needed to accommodate workers in service occupations that the MPO forecasts will be employed in the PTA will require that a total of approxi- mately 410.496 square feet of freestanding office space will be required to ac- commodate fixture service workers only. Section IV provides Study conclusions and recommendations. Section V is an Appendix providing other documentation noted as "appended" throughout this Study's narrative. Exhibit Existing Commercial Office Uses: Primary Trade Area June 2008 10 VI Z A i N P w m x o _ mmn e wttGIti � 0 mm mmm o m a x � V Q F OU E E Y Q O O U O O O O O o O O O O O O O O O CD3 VI Z A i N P w m x _ Swa wttGIti Z Z Z V U V U q F Z Q F Z F F O V O V O V Z O U V U V U U N V ✓� U N U N V O V O O R V 6 n U n U a O p N F F VI J1 Z LL N Z Z N N ^ � ro VI m N m UI N q0 J' m sc -- a q rn F � v � w w d K K K w m m O ry ✓1 w N w VI VI v u N N w N w pro O o Gp K �p > K w > p pp oO n a s p o 0 Iw Q F q w m w m 1- Q 1v O UI VI ry (fi N V1 `R p 3 pK u V K p V w�) NUJ nV 9= a <o oeo =ry 6 V 1- � S � V U U V Q V �a Y z U x Hca cr o mmo u o a 3 m � 0 3 V v K Vt N N N 6 J N m 2 a N ¢ m O E nV F F — mp _ m E � K o 11 c> u w w V0 w w 1w w w v '^ 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 � r in N N - N � v � m� m V m V v K Vt N N N 6 J N m 2 a N ¢ m O E nV F F � K o Italian American Office Center Market -Conditions Study Table of Contents Tab 1. Market Conditions 2. Commercial Land Uses 3. Office Space Location Analysis 4. Summary of Findings & Recommendations 5. Appendix Market -Conditions Study Italian American Club Office Space Analysis -Page IV-] SUMMARY OF FINDINGS 1. The steady escalation of demand for office -building space in North Collier County, reflective of the area's population increases, is leading to an increasing demand for and supply of available office space within a well-defined Primary Trade Area for the proposed Italian -American Club Subdistrict_ 2. The visibility and viability of the Italian -American Club site is enhanced signifi- cantly by additional traffic seeking access to the adjacent Headquarters Library and county -government services provided at the North Collier Government Center that gener- ates additional traffic of as many as 12,000 vehicle trips passing by the present location of the Italian -American Club during an average business day, Monday through Friday. 3. Assuming a countywide absorption of 62,563 square feet annually for the period 2000-2010, a normal 5% vacancy rate may be achieved in 36 months or less for new of- fice buildings located in the Primary Trade Area surrounding the Italian -American Club 4. Office space needed to accommodate workers in service occupations that are forecasted will be employed in the Primary Trade Area by 2030 will require that a total of 410,496 square feet of freestanding office space will be needed to accommodate future —•. service workers only, significantly greater than existing office space availability. RECOMMENDATIONS 1. The expansion plans of Accounting professionals, Financial institutions. Insur- ance carriers, Legal services, Nursing & home -health-care services, Real estate brokers, and Security brokers and other professional services close to the present Italian American Club should be evaluated to encourage their relocation to a highly -visible, free-standing office building at a high -traffic location like the Italian -American Club site_ 2. The site also recommends itself as an appropriate site for an array of Conditional Uses: Schools, Recreational facilities, Social and Fraternal organizations, Day care cen- ters, and Convalescent and Rehabilitation centers. 3. A plan should be developed that will, at a minimum, anticipate the response(s) of those living in adjacent neighborhoods to proposed commercial development on the Ital- ian -American Club site, and address neighborhood concerns likely to be expressed at public hearings held to consider a future zoning application. 4. Special attention should be given to the professional service needs of residents of The Carlisle, an upscale retirement community adjacent to the Italian -American Club site, that would be well served by a cadre of accounting, financial, insurance, legal, and other professionals located in an easily -accessible office building next door to them. Italian American Office Center Market -Conditions Study Table of Contents Tab 1. Market Conditions 2. Commercial Land Uses 3. Office Space Location Analysis 4. Summary of Findings & Recommendations 5. Appendix Exhibit Existing Commercial Land Use Inventory: North Naples Planning Community District 2007 0 0> > > >0 0 0 0 0 0 0 0>> 0 0 0 0 p O O O % i i i% i i>> 0 N O O O O O O o O O O O O O 00 O O O O O 0 0 0 0 0 0 0 0 0 d O 00 00 p p O 00 00 O O O O p 00 p O p p O O O O O p 0� p O o p p O O O p O O 00 O Om O 0 0 0 0 0 0 O O ry O O O O Om O O O 1p (O m O n h [O M Q V d N N (D .- 1� N N IQV N N N v ry N V ry ry Q d d d Q N ldV N N N N N N ry N N (V N N N N N (QV (dV ry (V N N N 0 d d d v v d d d v v d v d v d d d d v M (7 J a U U U U U U U U U U U 6 U U U U U 6 U U U U U U U C> U V U U U U 0 U M U U V M U lD W U U f m N d M lD NM U U U U U U V > > > > > > > Q > > � o � O .- 't M m � •- �� ' N N V N �yj O O O O O O O p O O O O O O O O V O O O _ O O 0 0 0 0 0 0 0 .- O O O .- - - - m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m L�_ •- -- - `- -- - - -- - •. � � � - [V N N N N N N N N N N N N m 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 `0 0 0 0 0 0 0 t t t c c Ul U) 3 m m m m m� N m m N m m m in �� m m m U) m m m m m to v1 V7 m m m vi E E O C O N N N (_C0 C C C C C C C C C E C m O O O O O O O O O O O O O O O O O O O O O m m m m m m m m m m m m m m m m m m m m m O O O O m m m m 0 0 0 0 0 0 0 0 0 m m m m m m m m m N m m W aJ m N [p tp m m m W tD m m m m W m m m m ap m T vJ m m m m m m m m ry V] Y1 ry N Y] m Y1 N N Y1 h N N N N N N N N N N N N N N N N N N N N N N N ry N N N N N N N N N m m m m m m m m m m m m m m m m m m m m m d d d d d d Q Q Q d d d Q Q Q d d d Q v d Q d m d d Q Q d d d d - N O _ N N N N N N N N N N ry N N O N N N N O t+l M M M M M e7 O z n z z z Z z z z z z co z z z z z z z z z z z z z z z z z z z z z z z z z z n z z z z z z z 2 z z z z z z z z z z z z rn z z z z m z z z z z z z z z 0 V UU�m_NQ OOU��NO�ry NOVIO �QO �'mlOmpO 000000000 N i% i i 0 0 0 0 O O>> >O O O O O p 0 0 i 0 0 > 0 0 0 0 0 O 0 0 0 0 0 0 0 0 0 d 0 00 0 0 0 0 0 0 00' 0 0 0 0 00 0 0 0 0 o n o v m p w o v m p N v w d 0 0 o m o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ry v w v m n e w ry m v co m N o ry N ro e m m o0 0 0 0 0 0 0 0 0 0 0 0 0 0 m w o N N N O O O O O O O O m P M M 7 M vl v m m m m m m N N V1 N N m m w m m m m m w o m m rn V C m m m ry N N N N QN (V Q QN .- 0 m M M M M M M M Q Q Q Q v Q v Q Q Q v v v M �❑ ❑❑ 0 0 ❑❑❑❑❑❑ �❑ O ti ff 0 o b o ti u u � ci b ci ci ci d 0 ti ci O d J J J U V U r U M n m N N M O U N g r m 0 r U U V U U U U U i i i i > i i M M m P N V i i i i i% i V% O m O O O N C V_ O M _ N N 7 � O 3' p � z W L N d O m W O N N d m r. - Z � U ✓� p .-0 Z � W Z O ur N rD rO m� N •- < m� U o U W O i> [i O O O U Cl L N r m NT N d d d a d d d a a O O S s Q s s Y Y Y S s s 0 m m m m m W W m m m m 0 O O O NN N N p] O O O O U O (mV N (wV .-_ - - .- - - - - .- .- N N N W U m m m m m m 'D�- J >> J J J J J o 0 0 0 0 0 0 0 0 o d w m m w u` o �2 E E E v m m m v d m w m v m m m w m w a . E E E 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o n U u U u K K a¢ tt¢¢ 2 s u u "u -. u _u _u . . u `' o➢ 0 0 Z Z Z Z Z Z z z z c aaaa'a z z z z z z z z z > c w mm mm'mmm rrrr=rrrrrr m r r rrrrrr � mmm o 0 0 o C J N m n w m _N ry N ry N N N N N N N N N N N N N N ry N ry N N ry ry N N N N N N N N N N V N E Q Q e v v v a v a v v v v v v v Q v v v a v v v v o v o o v v v o o v U 0 0 O N z z Z z z z z n z z z z z z z z z Z z Z W Z 2 z Z Z z z z N z z z z z z z z z z z z z z z z 0 z z z z z z z z z z z z in v z z w z z z z z z 0 v z z z z z z z z z N N N N V Q V V m N N N O N N t7 V V 0 0 0 o ni a e Q W N Ol N O (T l7 m� IVO n r- Q N r U U U U r c c c c o c o m V V U N � m mo Q 0 o f ' W m m m V Q Q < z z z z 0 z n z z z z z m z y z n Jl m Q W N Ol N O (T l7 m� IVO n r- Q N r U U r m o m � m mo Q n a O p p O • � N o O U U m 1p O 0 N N N N O O o an m tt tt rry n N N n N a u N N m N n n N N Q V Q Q n Jl m Q W N Ol N O (T l7 m� IVO n r- Q N r U U r m o m m N Z Q m v g o 0 0 • � N V Q Q Q U U m m N O 0 N N N N ci ciao an bciubuci cv tt tt cv ci N N a u N N m N N N N N Q V Q Q z z w O Z Vll Z Z u1l Z Z NII m m m m m m ai N - O O N N > Z N U U m o m m N Z Q m v g o 0 0 • � N E E 0 0 0 U U O O O N N o' o � H tt tt 0 o N N N N m N N N N N Q V Q Q z z w O Z Vll Z Z u1l Z Z NII m m m m m m ai m m o m o N p n a n N Ih Q m Q n In E E F E E E 0 0 0 o n 0 o p m p �ryN N N N N N N ry N ry N N N N W m m V C Q V Q Q Q 4 V V 0 0 0 N - O O N N > U U m o m m Q m v g o 0 0 E E 0 0 0 U U N m E E N N o' o � H tt tt 0 o N N N N m N N N N N Q V Q Q 0 Z UII Z Z Z Z UJI z z w Z Z z z z z Z Vll Z Z u1l Z Z NII 0 m a a z z a z z z a z z z N N O O Q O O m O O tp O m N i`p m N O [O O Q N m Q Q Q Q Q Q Q Q Q Q Q Q Q Q v U U U U U U U U U O U u u U U O� Q Ol m C C N •. Q m N N O O O O OI N NI E N v � U m T C r QN n a � q m E o N m m lD m m m m 6l l➢ f➢ m m rn rn r m m m m U n. x x x x x x x x x x i i OCC C C C C C (n UI 17 In t0 m !A 1/J {O UI (n UI m r f0 m m m m m m �o �o m m m m o m m N N ry N N N N N N N N ry ry N N v Q Q v Q v Q Q Q v Q v N O ry ry N ry O ry ry O O O O ry O O z z z z z z z z z z z z z z z n z z Z z z Z z z z z z z z Z z h r nl r m ro v m m m m m r m m o 0 o c a U U U c O> > > OJ 0 0 0 0� o o p o 0 o 0 0 0 0 0 0 o oo � o LL o p 0 ry o W I I I m a a z z a z z z a z z z N N O O Q O O m O O tp O m N i`p m N O [O O Q N m Q Q Q Q Q Q Q Q Q Q Q Q Q Q v U U U U U U U U U O U u u U U O� Q Ol m C C N •. Q m N N O O O O OI N NI E N v � U m T C r QN n a � q m E o N m m lD m m m m 6l l➢ f➢ m m rn rn r m m m m U n. x x x x x x x x x x i i OCC C C C C C (n UI 17 In t0 m !A 1/J {O UI (n UI m r f0 m m m m m m �o �o m m m m o m m N N ry N N N N N N N N ry ry N N v Q Q v Q v Q Q Q v Q v N O ry ry N ry O ry ry O O O O ry O O z z z z z z z z z z z z z z z n z z Z z z Z z z z z z z z Z z h r nl r m ro v m m m m m r m m o 0 o c 1 ry��-,ry O O O O m r N m m m N N N N m m m v v Q Q N ry N ry N o z wl Z Z Z Z 0 a U U U c 1 ry��-,ry O O O O m r N m m m N N N N m m m v v Q Q N ry N ry N o z wl Z Z Z Z 0 r b P N N O N N h Obi b SI O S O W a0 m Q Q N N N N O O Q P O O O O O O O O O tp Cp b M O O O b O O O O N N m O f O ry n O o m m m m a o m o P Q n O O N m r n r o o r m N l0 m N N N P Q V P 0❑ P r mo N n ry n m o n m m m m N N O 0 O� m tp m r O O O Om m N U U N N F H ❑ ❑ a a F F m m o! m v m m u O O O O L C O O O O O O m o o 0 o m N N U U ri r n n r b m rn m N N N N N N N N ry ry N N VI Yi N N N N N N m aO m P Q Q P Q P 4 Q N tQV N ry ry O ry ry y N O ry O a z z z z m' z z in v z w z N O❑ O❑❑ p 0❑❑❑ F m N N N N V N 10 a0 O m P (D n C C G N! IO M � O j 2 n O>>>>>> O O U O > O O O O>>> > > > > > > f O O O O N ry p n O Vl V) m m O N (y N (p O Q ON P o V1 - t0 U N Q N O O P O O 00 O p O O 0 0 0 0 0 O O 0 0 Om 0 0 O O O - E � � o `w r r m o r � m - h m Y1 h m b N b b m b� N t0 N N ry b l0 l0 b [O b b b tD b O❑ O❑❑ p 0❑❑❑ F P v v Q Q P Q v a a n a a a a a a a ¢ U ti U U ti U U u m b n � O j 2 n > > > > > > f > > > > N N S P P P N n o 0 N N N N. z z z z z z z z z z z z z z z z z z z z z z z 0 z N N N N N N N N z z z z z Z z z z z z z z z z m 0 z O N � O j 2 n m - m O E U - E � `w r r m � m - o ry m m - o' L O p Z — o � r7 = m V1 Q U J `O OI U 00 ❑ m N 6 N b[ E O EE s E E E E E s s v> � � N m U U U N m W W E - ll t tt a U U K U U U a m m m m m m m m m m N N N lNV N N N N ry N N ry N N V� N ry N N N N N N N N Q P P Q Q V P Q V V P N N N N. z z z z z z z z z z z z z z z z z z z z z z z 0 z N N N N N N N N z z z z z Z z z z z z z z z z m 0 z VI O O N N Q n m N VI O m N W In M 0 0 0 0 0 0 0 0 0 0 0 0 0 a a a a a a a a a a a a a vl m o m Q M o .n Ip O mM N O m O r Ni � — � N N U U O � � � H a a N N � O N N U m O O N F U U p Jo r o n O N D D M m U O Q m 5 c c 2 oZi S N o a a m w - m m m u m- m U U V U - o' a c c c c a a a a n E E E E E E E E 0 0 0 0 o E E E E E E E E L U o U o U U u o .n w m in in .. 0 0 0 � n � u°ii w u., . m m w m m m io m m m m m m m m m pl m w m m d w m m` m m m m m m m m m m m m m N N N N N N N N N N N ry ry N N N N N N N N N N N N N m m m tp Q m m m Q m m m ul Q Q V Q Q Q Q Q Q Q V z z Z z Z Z Z Z Z Z Z Z 2 z z Z z z z z z z Z Z Z Z N O In Q m O Q m O 0 0 0 0 0 0 0 0 a a a a a a a a O N R ip C - �? .m- - - r Q Q m m m m m m m m Q V O Q Q Q Q Z Z Z Z Z Z Z Z z z z z z z Z z u O V In N _ In O N N o M m Q 0 [O m ry ry U Op p > O O O O O O> O O Z Z > O O D U z z U U U U U U O O O O N ry OJ N m O N (p r O N Q (p O N N W m O O O O 00 00 O O M O� 0 0 0 0 00 00 O O O Op O O O O o O Om O o O O U m N m r m N h VI m N V1 N r m m � r �° `° m 1p m iO O O U o 0 0 om m o o m N O p o m o r Nm m m m h m w m ry ry m m N m r r umi vmi Yl �(1 VI m Vl m m N Vl m m m m m N (V Qry QN M u M n N 1'1 IN m m <o co In to m m VI O O N N Q n m N VI O m N W In M 0 0 0 0 0 0 0 0 0 0 0 0 0 a a a a a a a a a a a a a vl m o m Q M o .n Ip O mM N O m O r Ni � — � N N U U O � � � H a a N N � O N N U m O O N F U U p Jo r o n O N D D M m U O Q m 5 c c 2 oZi S N o a a m w - m m m u m- m U U V U - o' a c c c c a a a a n E E E E E E E E 0 0 0 0 o E E E E E E E E L U o U o U U u o .n w m in in .. 0 0 0 � n � u°ii w u., . m m w m m m io m m m m m m m m m pl m w m m d w m m` m m m m m m m m m m m m m N N N N N N N N N N N ry ry N N N N N N N N N N N N N m m m tp Q m m m Q m m m ul Q Q V Q Q Q Q Q Q Q V z z Z z Z Z Z Z Z Z Z Z 2 z z Z z z z z z z Z Z Z Z N O In Q m O Q m O 0 0 0 0 0 0 0 0 a a a a a a a a O N R ip C - �? .m- - - r Q Q m m m m m m m m Q V O Q Q Q Q Z Z Z Z Z Z Z Z z z z z z z Z z u V I V Q V Q V I Q M M M M M Z Z Z z z t Z Z Z Z Z u M � Z � z v� m m evI m O V O O to ri o 0 0 I Q n m m to N N N N I m m N N V V O V In N _ In V O O O O T Z Z. is Z Z a z z m z z U U U U U U m t o m m U m N m r V I V Q V Q V I Q M M M M M Z Z Z z z t Z Z Z Z Z u M � Z � z v� m m evI m O V O O to ri o 0 0 I Q n m m to N N N N I m m N N V V O V In N _ In V O O O O T Z Z. is Z Z a z z m z z T ❑ N N N ry N Ja U U U U U Q O O r O 0 0 0 LL LL LL m 0 m m v a Q v v m m n (O O N N ((pp N N ��pp N N N N N ryry !0 IO t0 U O O tp m � N N N N N q t0 N N N N N IO N 0 0 0 0 0>>>>>>> j>>>>>>> m m O Of O V o 1p m m O m O N Q O O O N O O O m o O O O O O o O O O O O O O O O O Q O O O O O O O O O O O O O O o O O O O 0 0 0 0 0 0 00 O O m O O [p O ry p O V V^ Q Q m m m N m N N N N v m m m m N m m n m lJ N m m a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a N m m N N N U tU0 N N N U U N t0 U> Q m N U U m a a a a a a a a a ya a a a a a r w v m m m m v m m m m m m m m x S x x x x x 2 x 2 2 x Z x 2 m m m m m m m m m m m Q m U O w C m V 9 w Q m U O w C F E E E E E E E E E E f: E E E E E E E[ E E E E F E E E E f m U D 0 0 0 0 0 0 0 0 0 0 U U o 0 c 'c r a o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 V U U U U U V U o U U o U u U a a a¢ a a m❑ o u a❑ u � _ _m_ m a w° v v at m m` v `m v` w F' H U U U U U U U <) U m m y a a a e a a_ aaaa a_ a Q d a a a m a a m N N N N N N N N N N N N d d v U U V V U V V V U V U V U J tVO C C C[ C C m m a s a` v v v m w v Tai w m v v v `m w U V m U U m w w m 0 0 0 0 0 0 0 0 0 0 0 0 00 U 0° c o n m m V Y 75 _� ._ V° VV P 0m m o m v o'. m m m to C7 C7 C7 U U (7 (7 C9 (7 CD o U' 0 (7 C7 (3 0 n 6 6 cO o m N N N N w M [mV lmV lmV N N N N (NV (V (V N N N N lmV N N N t�V [mV N N tNV N ImV N N (mV N N ryvl N ry N Yt ry m N N m m N N N N N N N N N N N N N N N N N N N N ry N ry ry ry N N Q o m m m m m m m m m v v v v Q Q v v v Q Q v v v v< v v v v a m v v v v n M n n cn N n rmi b M n n m rmi n n m `n° M m m m �p to b (o �o m m rp Z Z z z Z p CO Z Z z z z z z Z z z z z z z z z z z z z z z z Z Z z Z z z z z N V z z z z z z z z z z z z z z z z z z z z z z z z z z V. M n M z z z 3 z z z w ❑ O a a V m m v v 1 1 zz z z C C C o O m m Q N O O ry > O O > > O > p N m m vm tp O O O O N 0 0 0 0 O p O O O O O N N O O y) m O O O m o p o 0 tp m 1J m N m m m m m m m O O O N N M (7 m O O N O O K (A O p1 N O O m N O O X 0 0 0 ❑ N N N ry N Ja U U U U U Q O O r O 0 0 0 LL LL LL m 0 m m v a Q v v m m n (O O N N ((pp N N ��pp N N N N N ryry !0 IO t0 U O O tp m � N N N N N q t0 N N N N N IO N 0 0 0 0 0>>>>>>> j>>>>>>> m m O Of O V o 1p m m O m O N Q O O O N O O O m o O O O O O o O O O O O O O O O O Q O O O O O O O O O O O O O O o O O O O 0 0 0 0 0 0 00 O O m O O [p O ry p O V V^ Q Q m m m N m N N N N v m m m m N m m n m lJ N m m a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a N m m N N N U tU0 N N N U U N t0 U> Q m N U U m a a a a a a a a a ya a a a a a r w v m m m m v m m m m m m m m x S x x x x x 2 x 2 2 x Z x 2 m m m m m m m m m m m Q m U O w C m V 9 w Q m U O w C F E E E E E E E E E E f: E E E E E E E[ E E E E F E E E E f m U D 0 0 0 0 0 0 0 0 0 0 U U o 0 c 'c r a o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 V U U U U U V U o U U o U u U a a a¢ a a m❑ o u a❑ u � _ _m_ m a w° v v at m m` v `m v` w F' H U U U U U U U <) U m m y a a a e a a_ aaaa a_ a Q d a a a m a a m N N N N N N N N N N N N d d v U U V V U V V V U V U V U J tVO C C C[ C C m m a s a` v v v m w v Tai w m v v v `m w U V m U U m w w m 0 0 0 0 0 0 0 0 0 0 0 0 00 U 0° c o n m m V Y 75 _� ._ V° VV P 0m m o m v o'. m m m to C7 C7 C7 U U (7 (7 C9 (7 CD o U' 0 (7 C7 (3 0 n 6 6 cO o m N N N N w M [mV lmV lmV N N N N (NV (V (V N N N N lmV N N N t�V [mV N N tNV N ImV N N (mV N N ryvl N ry N Yt ry m N N m m N N N N N N N N N N N N N N N N N N N N ry N ry ry ry N N Q o m m m m m m m m m v v v v Q Q v v v Q Q v v v v< v v v v a m v v v v n M n n cn N n rmi b M n n m rmi n n m `n° M m m m �p to b (o �o m m rp Z Z z z Z p CO Z Z z z z z z Z z z z z z z z z z z z z z z z Z Z z Z z z z z N V z z z z z z z z z z z z z z z z z z z z z z z z z z V. M n M z z z 3 z z z w ❑ O a a V m m v v 1 1 zz z z r Mr�(I nnl N d N m o m o m O O O O O O m d m m N D) oopp p O 00 ry p ry tp Q N N v o v e o m om o m o 6> r m N w m w w w m N O M In m M M N o N O �n m m vi O N m d N (O O m O r N N N VI ry M m ep D D D D O O D D D R a a a a a a a a a a O O O N g J m O U@@@@@ O@ V M M p m ry rv7 1 v - N O D D D O a a a a a Qw m m m Q P 4 4 d A O Z Z Z Z Z Z � Z Z Z Z Z Z N r m r o Z Z Z z a Z Z Z Z 0 m N! Ve Mw O (J 0 0 0 0 0 0 0 0 0 0 0 O O O O O O O O O O O O O O O M M M M M M U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U r V U U U U V U U V V m V U - 2� � P?. �� � � rv��? 2 � � �? �� - �-' 2 D O m `o o `o o z o !n in0 o m o 0 0 `0 0 0 0 6-6 'o (o - - a m m m m m w m m K m m m m m m m m m m d d e N N N N- N m J C C CI I c C C C C C C~ -C N N N N W N N N N N W N W N z @ @ z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z m om w m m m m m m m m m O O O O O O U O O O O O O O O O O O O O O O O O O m m w m w m m m w( w m m m m m m N N N N N N N N N N N N N N N (V N N N N N N N N N N N ry m ry ry rv� ry ry ry N m ry ry ry ry N N N N N N ry N N N N N N N N N N N N mm m w m m m w m m w w m m m m m o m m m Q e v v v d d d e e d e e P v v v d d e e e e v v v v v v z z Z Z z Z z z z z z z z z z z z z z z z z z z z z Z z z z z Z Z Z Z z Z Z Z Z Z Z Z Z Z Z Z z Z Z Z Z Z Z Z Z Z z Z Z Z z r O O O N g J m O U@@@@@ O@ V O> N@ N > > O O> > > O> > > O N @@ O O O C Op 0 0 0 0 0 0 0 O O O O p O O O O O O O O O O O O Op O O O O O 00 O O O O O U O O O O `- O O O O O O O O O O O O O Om O tO V N w Q O O O O O O p p p0 0 0 0 0 0 0 0 O Q m N Q N Ip O [O [O V m O O O an d O ry [O N V N N N O pN m '- ry m m N m m O N O M 1p Ip V Q m O p0 � m N! Ve Mw O (J 0 0 0 0 0 0 0 0 0 0 0 O O O O O O O O O O O O O O O M M M M M M U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U r V U U U U V U U V V m V U - 2� � P?. �� � � rv��? 2 � � �? �� - �-' 2 D O m `o o `o o z o !n in0 o m o 0 0 `0 0 0 0 6-6 'o (o - - a m m m m m w m m K m m m m m m m m m m d d e N N N N- N m J C C CI I c C C C C C C~ -C N N N N W N N N N N W N W N z @ @ z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z m om w m m m m m m m m m O O O O O O U O O O O O O O O O O O O O O O O O O m m w m w m m m w( w m m m m m m N N N N N N N N N N N N N N N (V N N N N N N N N N N N ry m ry ry rv� ry ry ry N m ry ry ry ry N N N N N N ry N N N N N N N N N N N N mm m w m m m w m m w w m m m m m o m m m Q e v v v d d d e e d e e P v v v d d e e e e v v v v v v z z Z Z z Z z z z z z z z z z z z z z z z z z z z z Z z z z z Z Z Z Z z Z Z Z Z Z Z Z Z Z Z Z z Z Z Z Z Z Z Z Z Z z Z Z Z z M (7 m M M M m m M M M M M M (7 M m M M M 17 m M M M M M m M M 1'l m M M m [7 M 17 m M M U U U o U U U V u U U U U U U U U U U U U U U U U U U U o U U U U V U U U U U U U U U V U V U U Q `p U U m O U m m N m N m m r Q M d N m m (p b M Q m m tND rm pml m m N Q b O O mm � N O O O O m O m O T -- b N m ! r N C O U U N N M P N N U V N N V U N N U r m r O n n N M� 1p JN1 M N OVI N M m r O� N N� I+bj - r O i l i i 0 0> >0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ✓1 0 0 0 0 0 0 0 0 0 0 0 0 m O O p p O p O O 00 O !O p O 00 MO p O p 00 O a O p O O p p O O O p p O o p p O O p O O 00 p O O O p p O O O O p p O O 00 O p O 00 p O O O p 00 p O O p O O p p p O O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 om o 0 o c o 0 0 0 0 0 o 0 0 0 0 0 0 0 0 0 0 0 0 0 N mo Z `d r r N N N N r ry m r ry ry o Q ry ry v� v r r n n Q Q N ry ry ry r r r d n n L 1D 10 m �D r N N N N N N N N N N N N N N N N N N N b (p N N l0 [O l0 b l0 1p (p 1p b .D m (p (p m (D m lO (O N b m l0 b ry N N N N N N N a ry N 1p .D b m l0 N a0 �D 1p �p b tp (p O M (7 m M M M m m M M M M M M (7 M m M M M 17 m M M M M M m M M 1'l m M M m [7 M 17 m M M U U U o U U U V u U U U U U U U U U U U U U U U U U U U o U U U U V U U U U U U U U U V U V U U Q `p U U m O U m m N m N m m r Q M d N m m (p b M Q m m tND rm pml m m N Q b O O mm � N O O O O m O m O T -- b N m ! r N C O � W ✓1 v m O � � � N Z `d L O � O m _ N C N O N n N N N d N Q N C f D M C N ry � M V .D r V •- m M 'O 1`J Q� M V � � Q m m _N N� p O O O m p O OO O O O O O O O O O O O O V 0 0 0 0 O p _' 6] m m (p Q'1 m (➢ (O m m (O (ll m m RI 0] 111 m m mll RI m m m m tt] m m m m m m m m m m fO m m m m m m N N _ N N m N ul m � �. _ _ _ � � _ _ _ ." J J J J J J J J J J J J 7 DJ J J J J J J J J J J J J J J J J J J a a a a a a a a a a n a a a a a a a a a a a a a a a a a a a a n a a a a a a a a a a a a m. .¢¢ .. n¢ a n n. n d a H n n a do. . Z Z Z Z Z Z Z Z Z Z Z Z Z Z -L m m Z Z Z Z m m m m m m m m m . m m Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z m m m m m Z Z Z Z Z Z Z Z > m m ro o m m m W m 0 0 0 0 0 0 m m m m m W m m m m m m W m m W C 0 0 0 0 0 0 0 0 0 0 0--- 0- 0-- 0-- 0----- o 0 0 0 0 0- ro m m N N N N N ry n m W ry C N N N N ry ry ry N N N N N N N N N N N N N� N N N N N N N N N (mV N N N N ry m N N N N N N N N N N N N N N N N N N N N N ry ry ry N N N N N N <v N N N N N N N N N N N N N Q m m m W m m Q m W m v m m m P W m [D W W W m m m W W m m m Q m m m m m W ro m W d O d d V Q Q V d d V d d V Q V d d d d Q V V d d d d d d V Q Q Q d d Q Q d m m rW, m. W m m a� m m m m m m m m m m m m m m m m m m m m M 0 M M M M M m � M M M M M z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z Z z z z z z z z z z z z z z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z O Y) N m M r O O O O O O O O O O Ih M M M M M M M M M U U U U U U U U U U ry m m o m m m ry M 1D ry N m m m m m m o m m m Q P e P e Q Q P 1mD 1mD f? 17 m m M n t7 Z z Z Z Z z Z Z Z z 1 Z z Z Z z Z Z z z Z V O N N N N N O Q N -- Q N - N a o O N m D v v v 10 0 1D >> O O> O O `- O O> O O> O>>>>>> r r O M m M Q � o m (D m fo m M M m P O Q 0 O 5m VI r O m r N m Yl t0 M 0 0 0 0 0 0 0 0 0 O O V O O U O O O o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 OV O O C� O O U O O O O p O 0 0 0 0 0 0 0 0 0 0 O e e m O O� O m O N tp Om m m N b m m O O 1p O Q N V N O tD rtI O N O m O O O � m O� O p O O O O N O O ry ry t0 m m 1p 1p VJ m (p m Ip N N N N N N N N r r r r r r r O Y) N m M r O O O O O O O O O O Ih M M M M M M M M M U U U U U U U U U U ry m m o m m m ry M 1D ry N m m m m m m o m m m Q P e P e Q Q P 1mD 1mD f? 17 m m M n t7 Z z Z Z Z z Z Z Z z 1 Z z Z Z z Z Z z z Z V O N N N N N O Q N N - N a o O N m D v v v 10 0 1D Q m � n r z a z z Z >> Q e w 1D m V z m Z Z Z 0 O 5m M M M N N N z z z z. Z z u m � m m Cl O O 2 ¢ ll �v M m m - N � C m m m m P P e V e v < e c z z z z t z Z Z z 0 r V tD o' n n e 0 0 0 0 0 0 0 0 0 0 M M M M M M M M V U U U U U U U U U ` - C 1C1pp C C C N N N v D a N C Q N� O N M ON N l0 D m G Q Q Q O Q Q Q m m m m m m m m m m m N N N W N N N W N W N N W N N N N N U U U U V V U U U U L J L L L L L L U V NN N N N N N N N N N N W N N W N m m m m m m m m m m .m m `v m `v m w `m . `w m m m I m m a a m m m > > > > > > > > > > r m m f7 i'l M M M M M M N N O N N N N N N N N N Q m m P e e e e e Q P P v v Q o P P P e v Q v v Q P Q v Q z Z z z z z z z z z Z z Z Z Z Z Z Z Z z z m m OL 0 e e e v Q O� N - N o O N m D v v v H Q OO z a z z Z a w zn V z m Z Z Z 0 O 5m z z z z. Z z u m � m m Cl O O 2 ¢ ll �v M m m - N � C m m m m P P e V e v < e c z z z z t z Z Z z 0 r V tD o' n n e 0 0 0 0 0 0 0 0 0 0 M M M M M M M M V U U U U U U U U U ` - C 1C1pp C C C N N N v D a N C Q N� O N M ON N l0 D m G Q Q Q O Q Q Q m m m m m m m m m m m N N N W N N N W N W N N W N N N N N U U U U V V U U U U L J L L L L L L U V NN N N N N N N N N N N W N N W N m m m m m m m m m m .m m `v m `v m w `m . `w m m m I m m a a m m m > > > > > > > > > > r m m f7 i'l M M M M M M N N O N N N N N N N N N Q m m P e e e e e Q P P v v Q o P P P e v Q v v Q P Q v Q z Z z z z z z z z z Z z Z Z Z Z Z Z Z z z m m OL 0 u u @ @ @ @ @ @ W @ @ @ @ @ W N @ @ W W W W @ @ @ @ @ @ i% i i%% i i i%%% i>> i i i%% O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O 0 0 0 0 0 0 O O 0 0 0 0 0 0 0 0 O O O O O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o n o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o a o 0 0 0 0 0 0 0 0 0 0 0 0 0 o o 0 0 0 0 0 O p m N •D O Q m N N O Q WN N N Q m N N O 0 m O Q O m� Q O ry m m N N m m N M f m N N N N N N N N N N N N N N N N N N ry N N N N N N N N N N N N N N N N N N N N N m m m m m m m m m m m m w m m m m m m m m m m m M N VI N v v v v •- N m m N N N N N 10 m 1p N r r r r rP � N N r � O N m r m r - ry N V1 N � O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O N m O O N M M t•1 m M M 1? m m M M M m M M M M M M I? M M 17 M M f•1 < m M m Ih M 0 o O a a a C C C C C C C C C C C C C C C C C C C C C C C C C C C y m V V O n 0 1.1 •p W N W @ @ @ @ @ @ @ @ @ @ @ @ W @ @ @ @ @ @ @ @ @ @ @ @ O r V O N m N O m m N m O N V U V V U U. 0 0 0 U U. V U U V U V U U U U N N Q N o N N O) f M N Q V1 N OQ N fr m N i i> i i i i% i i i>%% i i i i i i% i> i i i i> v 0 :o N � N D C D r f N C @ W O N Q p N O N V N` .. t•1 M N N N m - m N O- O O O o O O O O O O O O O O U O O O O O O O O O O O O O O O f 0 0 0 0 0 0 m no m In m m m m u u u u u u u u u u u u u u u u u u o 0 D o a a a o a a m a m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m w w m 'c 'c m m- m m m m m w E E E c E E v c E c c 'c c E c 'c c. 2 F c c c 'c 2 v 2 c c c C C N N N W N N N N N N N N N N N U U U U U U U U U U U U U U U U U U U U U U U U U N N N N N N N N N U U U U U U U U U U U U U U DODa u 11 omW m @ @ @ @ @ m m v w w m " o mv vm v v m v w w v w m v w w o o- m@ m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m =_> n n U - b a n H--- a � � i S b y n ---- @ m a a a D @ Dc I c c c o 0 0 @ @ D C @ @ O @ @ D @ @ N @ 0 0 0 O r r r Im mIN IN IN IN M IN IN IN IN IN IN IN IN I IN IN IN INl M M l•1 M M M N 17 M 17 M M M M M 17 M M M M M M M M N rI 17 M M M M M 17 M N m N N m N N N N V) m m N VI N 1V <V N N N N N N N N N N N N N N N N N N N N N N N N N ry ry N N N N N N N N N N N N m m Q m m m m m m m m m m m m m m m m r0 m m m m m m m m m m m m m m m M W M Q v v Q v v v Q v v v v v Q Q v v a v v v v Q Q v v v v v v Q v v v v v Q Q v v v M v V Q v v v v v Q Q Q V Q VV V< v Q V v V Q Q @ O v Q Q V V Q Q Q O N N N .Vj V Q Q V Q v V Q Q Q Q Q V V Q Q Q Q O Q Q Q Q V v O Q Q 4 V z N Q Q V z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z a m z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z 0 o z z z m m u) v d z Z Z M M I M m m m M m M f m U U V U U U U U U U U U cD �n m o o iD o ry o m r � �P ! n om M N M UI tD U Cl - P r m N Q m ry N > N Nr ry V� h �ry N N N N N N N N N Qm m m m m Q m m m m m Q v d e Q v Q v v v v v nv n n n Q n n n r n Q V d d Q Q Q V Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z o m o D O O D O D O V O a a a a a a a a a o N < r v n m M m M cD o r �D tD �o ry ` N �? M m m N � t7 m m m Q Q m m m m a d Q Q Q v d m m v v v v m m m d Q Q Q Q Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z ry N lNV N N 0 o m m m e v v m v m m v o Q Q Z Z Z Z Z Z Z Z Z_Z � ry �P ry N N N v Q Q m 0 N aP Z Z Z Z Z Z Z Z W m a 4 m o o N m m o o m m o n m m � m io io e N of n n N N N N O O V O 0 0 o N N N N N Z Z Z Z Z Z Z Z Z Z W m M o o m m rn m o r M O O O O O O O O O O O O p o rn o m a 0 0 0 0 0 0 0 0 0 0 m Q Q O ry Q N O N N NO N O n^ O r O O O O O O ry m m (o m m m m m m m m m m m m m m m m m m N o 0 0 o m m m m N r p p O O p O p p❑ p p a a a a a a a a a a a Q m O N N� m M 0 Vl Q Q N �- N m m m m m m m m m .n m m m m m m m m m m m m Q m m m rn m m m m m v Q Q v Q v Q Q Q Q N N N O O N N N m N N N m m N U t) U U t) U U U U i O a7 m O M N N N O O N N N m N o' c c N N V E E E E I E E I O o U U t `v m 0 0 0 m m i m N N ry I N N ry N N N N N N N N N v Q v v Q Q v Q A Z vNi (N vNi h n n uNi h h h O N n n h N z z z z z z z z z z z a m z z z Z Z Z Z Z Z Z Z Z Z Z Z m V Z Z Z Z NQ Q Q Q l M N N Z Z Z Z Z Z Z Z Z Z m a N N m m N U t) U U t) U U U U O Q O� O a7 m O M N r ! m o' c c N N V E E E E I E E I O o U U t `v m 0 0 0 m m i m N N ry I N N ry N N N N N N N N N v Q v v Q Q v Q A Z vNi (N vNi h n n uNi h h h O N n n h N z z z z z z z z z z z a m z z z Z Z Z Z Z Z Z Z Z Z Z Z m V Z Z Z Z NQ Q Q Q l M N N Z Z Z Z Z Z Z Z Z Z m a U c � V � r o v d Q r yr do o 0 0 0 0 0 0 0 O O O 0 0 0 0 0 0 m r o o m o 0 omo o d � M N N NO N N O O O O O ^ VI N N d 4 V n r N r n N N N N m N V1 h ry N N N N N N N m N o m o m v r m m N N O O O O O O m N N 0 0 0 0 0 0 0 0 0 a a a a a a a a a h 0 n N N d N r ry d d d r 1p N m O m wr!`^ m �- �- N N N m N H N N N -mi -mi 7 r r r o 0 0 0 0 0 0 0 0 N `^NNNmm� N N N N m dm m m m o Q v v d v d d d v Q V d d v d V U U U U U U U U U O m O O N O N N m Oml o m o N n M N om N N w m .12 2-1 N A r O o 0 0 e 0 0 0 0 N N N N N N N N N m m m m m m m and e v v v Q v v d Z z z z z z z z z z z z z z z z z z z Z N Z Z Z Z Z Z Z Z Z m Z Z Z 2 Z Z Z Z Z m M Q O N m O m m Q N N m O r M N > o 0 0 0 0 o a>>>>> o 0 0 0 0 0 r lV ry O tp � m 0 10 N m � m N Q M N m rv� ro m v o m o 0 0 0 0 0^ ry m v ro m O Q m tp O O O O O O O M O m m O e vmi v ry v d m m "' m v"ri e vmi uvi o ry N N N N N M M M M M M N N N N N r r r r r m m m w w w dN N M 0 0� 0 Ol O O O O O O M N n Ip m m o v m N o 0 0 0 o m m m m o m U U U 6 U U U U U U U U U U U U 6 U U N N N N ry N N N N N N N N N N N N N N N N N N m o m m o o Q o m m m m o o my m m m m Q v v d Q d v v Q a v Z Z Z Z Z Z Z Z Z Z Z ZZ Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z X 0 m^ c c c c c (Cp C C C N (p M N N O fJ ry r O m V N U V U U M U U ry O V p U W N U U Q U V V J m N V U U U V U V o p o 0 0 0 0 0 0 0 0 0 0 0 > o> o>>> o>> o o> O> p o» O »» o o>>>>> >> N N N N N u] N N N N N N U U U U U U U U U U U U V O A O Q O N O O O O m p Q m m N 0 m m N m A A m N O Q O 00 O O O 00 O O O 0 0 0 0 0 0 0 0 uj n 0 0 0 0 0 0^ N O N m A N N Q O l7 N1 [+1 O N N e m m Q r r r N N N N N N N N N N N N N N N m rn m m m rn m m m o m v Q e v Q v Q e v e a v A A A I A A I A I A- A A Y? V1 Ul N i9 m •() N m Y? VI N N Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z O O D D D D D O O D D D D D D D D D D D D D O D J J J J J J J J J D J J D J J D J U U U U U U U U a s a a a a a a a a a a a a a a a a a a a a a a C C C C C C C U V O V �p R m N M m V V Q V V U U ry O D U V V V U U > M > »>�»Q > > �>> »» yej >>> »» N I I U U j m m m m m m m c� rn = t v N N N N N u] N N N N N N U U U U U U U U U U U U V O A O Q O N O O O O m p Q m m N 0 m m N m A A m N O Q O 00 O O O 00 O O O 0 0 0 0 0 0 0 0 uj n 0 0 0 0 0 0^ N O N m A N N Q O l7 N1 [+1 O N N e m m Q r r r N N N N N N N N N N N N N N N m rn m m m rn m m m o m v Q e v Q v Q e v e a v A A A I A A I A I A- A A Y? V1 Ul N i9 m •() N m Y? VI N N Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z O O D D D D D O O D D D D D D D D D D D D D O D J J J J J J J J J D J J D J J D J U U U U U U U U a s a a a a a a a a a a a a a a a a a a a a a a C C C C C C C U V O V �p R m N M m V V Q V V U U ry O D U V V V U U > M > »>�»Q > > �>> »» yej >>> »» N U U U U U U m U U j m m m m m m m c� rn = t v " U U V U U U U roi o-� m U Ysss Y,`aY aaaa as ,o A a mm ou mor' �m.vn o � N W � N Vi - O j Yl N •(Qt �� i• S m U Q rDUD W M p O LLU' _ N Q N 1p m � � � t L N 17 V •n • i m W W O W V d U O Q [3 N f N E E E E E E E E o 0 o C � -�E C C � v I I v v E E E E E E E E m x __ -_ N i M M �) M M M Q LL LL LL li LL LL UI f7 D O D D D 'O D D y- _ --o E C C C C C C C C J J 7 J J J J>> J J UUUU U U U U Q Q Q Q Q Q Q Q s s W.Wy W W W W Q W W y To W W N N W J J J_ a Q Q Q Q 1 Q Q Q G< G R G Q Q Q Q Q Q Q Q Q Q E E C C C C UUUU U U U U N N N N v 0 W N N v 0 W N W N W ry Ol ry ry y W W s s s s Y Y C a a u a ti a a a a a a a a a a a a a a a d a a a a a a d a a a n N N N N N- N N N-- N N`- N- N N N N- N N N N N^ •n f) ^ n Yl N ry m N Vl ry N N N N ry N N VI N uI N �ry N N N N V] v0 N N N N N N ry N N N N N N N N N N ry ry� ry ry N N N N ry N m m m me m mmmmrnmm rnmrnmm mmm o o e v mQ mo mmoQ Q v Q v e Q Q Q v v e e v Q Q e v Q Q v Q v v N t0 Vl N N N N N •n N YI YI N m m N N W m N N m m N YO m N N N N N N N Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z ZZZZ Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z t/1 ZZZZ Z Z Z Z d a C C C ry C C C C N V U U U V U U m R R m m m m O N V N W N V O 0 0 0 0 p O f'1 m W m m 00 O O O O O N O O O O O O m m m m m m 0 0 0 0 0 0 (V W 10 tO W N l0 (O N �O N N c0 t0 O 00 f� O O O O O v IO 0o n o 0 0 0 o v m UUUUVUUUU C C C C L C C O N N O m > > > > > > > V a m c c 000�oo z z z m z z 000,00 VUm wok ow 66> T > Q Y > 0 0 0 0 0 0 � Y . E E E E E E 7 ] J J C C C C C C E E 0 0 0 0 0 0 c c D 0 c D 0 0 0 0 0 0 O o U U U U U U o D G 3 C Q 1 Q 0 0 U V o 0 0 0 0 0 Q a z z z z z z m m R c c c --E 2 U J y y U U y y U Y m R y m R R W i a a a a a a a N! N N N f N N N ry N N N N N N N N o v v v v v v v v m m N m m N m m N NN v�ur m zzzzzz z z z z z z Z o z z u� v Q U U V m O w.• N O N O Q '" O� O N N O O N N O O O W O W W O O O N O m � W O r m U N U O N <y N n N .- 1p N Ip W Q O N Q 4 ✓J O Y N N V V ry N O m 0 0 0 m m m N m N ry N nl Cl r (7 N N m p V ry 'y 0 0 0 0 0> o> o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 N N o0 0 0 o Q o 0 0 0 0 0 0 0 0 o a v o 0 0 0 0 0 oW o 0 0 O O N .- N� N N O N O (U W W O O O m O o O O O O O O O O O 00 N ry N N N N n N N E v � 8 m oC>m m W W W Q m m m m m m m m m m m m m m m mQ a m o Q Qm Qm o Q v v Q Q v v v v v v v v Q Q Q v v Q v S m } J,1 i u � o �e V N - - o -- - o - - o 0 v Q U U V m O w.• N O N O Q '" O� O N N O O N N O O O W O W W O O O N O m � W O r m U N U O N <y N n N .- 1p N Ip W Q O N Q 4 ✓J O m O N .- N� — N ry N N N N n N N E v � 8 m oC>m m W W W Q m m m m m m m m m m m m m m m mQ a m o Q Qm Qm o Q v v Q Q v v v v v v v v Q Q Q v v Q v S m } Q � o V N z z 0 m Q s s m r N o o 'o D o w 'o `o N > S Z z Z a z z Z z z Z z Z z z (n m 0 0 0 o 0 0 0 0 0 0 o 0 `c 0 0 _ n n -` c e c E c c E -c F E c ER tt¢ m D z z m m U m U m U D C v m m R m m R R m U U U U V V U U V U t r o a � o o s m m m N oo U m m m m m R m m v m N W O O m mo. [p N W N O R^ r ea N m N m N m N N N m Z Z¢ m o 0 o m F .- N� N N ry N N N N n N N E N ry N N N N N N N N N N N N N N N N N N ry N N N N N N m oC>m m W W W Q m m m m m m m m m m m m m m m mQ Q o Q Qm Qm o Q v v Q Q v v v v v v v v Q Q Q v v Q v } un`f z z 0 N M N M m Q M t7 7 M t7 M N N M ❑ M a m m U m � v ❑ ❑ o � m � o Q �� a a ❑ N N N ❑ O M < ~ D O j W U U U m m m m m mw c 0 3 W Q U m� m�❑❑ `° a G m v v U� r m m m ❑ m m m m r c7 U a a a <n r r F ro a a_ L m 8 0 0 0 o O F U l7 m u m m m J J>>> > m m m D T F o U o U ' Zi a m Z Z 2 0 0 0 in m m m m m m-:ih u - ' r Z Z v m W o v o o a `0 0 o F r- o o s w o' v o' o 'o -_ w N 0� O O m m m m m m a101 a D W m U W N N W 0 0 0 0 Ip Ip Ip m N m N tO m - r T O D V V O V N y v p � L w m w N a m m m t 3s� 2 d N _C C N N ry N N N N N (� N N N tmV N N N N N N N N N N N N N N ry N� N N N N N N N N N m ry N C O O N C N _i - Q N � p❑ O p p❑❑ O p p p❑ p p p❑❑ p p❑ O O p O `� p O 145: O O O O O 00 00 00 O O O 00 O O m O O� O m Q N �g??, tp O ry O O N N N O m m O O O p0 O O m O O Q lO N N O O O O O O O O 00 O O O lD 0 0 0 O O O m O N f m m m O O r O O N N N m V2 2 r r r r m Y] tp W m m m m m m W N N r .- ry ry w N h u) N N N m N N YI r r m N M N M m N r m Q N r N m M VI N M N M m Q M t7 7 M t7 M N N M ❑ M a m m U m � v ❑ ❑ o � m � o Q �� a a ❑ N N N ❑ O M < ~ D O j W U U U m m m m m mw c 0 3 W Q U m� m�❑❑ `° a G m v v U� r m m m ❑ m m m m r c7 U a a a <n r r F ro a a_ L m 8 0 0 0 o O F U l7 m u m m m J J>>> > m m m D T F o U o U ' Zi a m Z Z 2 0 0 0 in m m m m m m-:ih u - ' r Z Z v m W o v o o a `0 0 o F r- o o s w o' v o' o 'o -_ w N 0� O O m m m m m m a101 a D W m U W N N W 0 0 0 0 Ip Ip Ip m N m N tO m - r T O D V V O V N y v p � L w m w N a m m m t 3s� 2 d N _C C N N ry N N N N N (� N N N tmV N N N N N N N N N N N N N N ry N� N N N N N N N N N m ry N C O O N C N _i - Q N � p❑ O p p❑❑ O p p p❑ p p p❑❑ p p❑ O O p O `� p O r N N N M N M m N M N M m Q M t7 7 M t7 M N N M ❑ M a m m U m � v ❑ ❑ o � m � o Q �� a a ❑ N N N ❑ O M < ~ D O j W U U U m m m m m mw c 0 3 W Q U m� m�❑❑ `° a G m v v U� r m m m ❑ m m m m r c7 U a a a <n r r F ro a a_ L m 8 0 0 0 o O F U l7 m u m m m J J>>> > m m m D T F o U o U ' Zi a m Z Z 2 0 0 0 in m m m m m m-:ih u - ' r Z Z v m W o v o o a `0 0 o F r- o o s w o' v o' o 'o -_ w N 0� O O m m m m m m a101 a D W m U W N N W 0 0 0 0 Ip Ip Ip m N m N tO m - r T O D V V O V N y v p � L w m w N a m m m t 3s� 2 d N _C C N N ry N N N N N (� N N N tmV N N N N N N N N N N N N N N ry N� N N N N N N N N N m ry N C O O N C N _i - Q N Ip ry q tp ry (Q Ip O O 0 0 0 0 0 0 O O O m O O O o >>>>>>>> o 0 0 0 0 o a o 0 0 0 0 0 )n o 0 0 0 0 0 0o m o 0 0 m o o m o 0 0 o ry o 0 0 0 0 0 0 0.v) N 0 0 0 0 0 0 m m m o m m m m m m Q N o m o 0 o Q o m o m w o o 0 0 0 0 0 0 0 o m D o m uoi m m o� m m o m m m m m m o 0 0�� n uoi )roi m o m vpi m n o� n vi o m W m r (p tp m (O m (p m (p w 10 lO m m N r N N w w N m (V w r r r r r ❑ ❑ ❑ ❑ � � r r � r r- r � � � � f ❑ x ❑ ❑ ❑ M M M M M ❑ ❑ ❑ " ❑ ❑ ❑ o ❑ ❑ o ❑ ❑ ❑ M M M M M ey M r YJ M M ,+1 f7 M M M M O) M (7 M M fl W O m N O n ri m — ❑ O � �o F a � O O N ❑ m m ❑ u Ow O a � 2❑ c z m .r `J a �' ❑ o� ❑ o o Q N m '- v v p n a ❑ a tt n U E a K Q 0 w m O O� M m W O m N N N N m (p 0 Z Q O s U s Zp Q m O ❑ 'O' a F W U . V' U' N N/ � m° a 1O v m U V U U U aDi o o o a C o U U] p m m o 0 o c v N y y B w a tt m m" ➢E m m m m m a a a_ v 2 - m��>> t- c w m m u w m v, w«_ o I I m ,vn t t ➢ w v LL x m v v 3 '`_ J a a E E E a r c oo c c c- c c c c c c U U U a b" '" tt�¢ o M u u a u u 4 u s m m c E U ;`m_ m E E E m n -v v v m v m a m w -v m m v m ma > a V a' > (n ul (n u 0 t0 l0 m N N Nm N N N Nm Nm N N m M m r W w (O m N r r r m Yl N N N h m f N N N ----------- N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N w N m N m V] N w m V) m w m m w N 0 m m W W v m m P m m W w Q Q m m W P w w 0 m W Q Q Q Q m m W [O Q Q m m Q 4< Q Q Q>< Q V Q V V p Q V 'O < Q Q V Q Q V V Q Q Q V F�. N m a O O N N N O O O 00 N D N O O O O O O O O O O O O O O 0 0 0 0 0 0 0 Nm N N ry O O ry m m b o o a o o v v v v o o O b N M Omi N N N N N� b tp tbp b� 0 tp � (b0 b M O N N ry V O O m V O N O N J J LL LL LL LL J J J J J J J J J J J ry N N m (p O O N N N N N N M M m M M M M N� tV�l M N N N N N N N N N N N N N N N [v N V O V O C O d V V y V n a o o n r m o m o � N m � � m m o io 0 o N N � iv m o o m v m o v o O O O O O O O N ry 0 0 0 e � O 0 O J O O O 0 0 0> 0 0 0 0 0 0 0 0 0 0 O O O N O O 00 00 O O O N O N m OO O O m o� o m o 0 0 0 o S m o 0 0 o rn o 0 m m o m o ry m m ao o m o o m o m - Ql m t0 O O O m m O O� m O O m m ul O N N N N N V tp N t0 N W ( m cO l0 l0 m m (O (O v o o m fn r o m m m m o ro m �n r m � U Ct � � �❑ � O � � 0 0 0 0 a a a a a a a a a a a a a a a m •- N to � o �o o m r m ry m o 0 0 0 o m rn m m n r r N N N N N N l7 m [y �n m u� ry ry m m v, ry m N m v� ry m m m ry m m .n N N N N N N N N N N N N N N N om m rn Q m m o Q m m m m m m m m m vm m m e v v e v e v v v v e e v v v v N N m a 2007 INDUSTRIAL INVENTORY SUMMARY NORTH NAPLES (NN) PLANNING COMMUNITY DISTRICT SQUARE FEET ACREAGE TOTAL BUILDING SQUARE FEET - 2007 5,137,747 TOTAL BUILDING SQUARE FEET -2005 4,947,652 TOTAL BUILDING SQUARE FEET - 2003 4,703,011 TOTAL BUILDING SQUARE FEET - 2001 4,291,596 SQUARE FOOT (SF) INCREASE - 1996-2001 669,612 TOTAL BUILDING SQUARE FEET- 1996 (Adjusted) 3,621,984 TOTAL ACREAGE - 1996 (Adjusted) 745.00 TOTAL ACREAGE -2001 746.00 TOTAL ACREAGE -2003 722.00 TOTAL ACREAGE - 2005 797 12 TOTAL ACREAGE - 2007 795.46 Land Uses within Industrial Zoned Properties 2007 TOTAL SF 2007 TOTAL ACRES RESIDENTIAL LAND USES 29,853 1047 COMMERCIAL CONDO LAND USE 257.841 36.44 COMMERCIAL LAND USES 601,820 65.97 VACANT INDUSTRIAL LAND USE 0 86.25 INDUSTRIAL LAND USES 4,210,113 395.26 INSTITUTIONAL LAND USES 7 320 081 GOVERNMENT OFFICE IAND USES 23,796 150.52 UTILITIES 7,004 1374 URBAN ESTATES (UE) PLANNING COMMUNITY DISTRICT TOTAL BUILDING SQUARE FEET - 2007 15 014 TOTAL BUILDING SQUARE FEET - 2005 18,434 TOTAL BUILDING SQUARE FEET - 2003 0 TOTAL BUILDING SQUARE FEET - 2001 0 TOTAL BUILDING SQUARE FEET - 1996 (Adjusted) 0 SQUARE FOOT (SF) INCREASE 1996-2001 0 TOTAL ACREAGE - 1996 (Adjusted) 6.00 TOTAL ACREAGE 2001 6.00 ,.,,.. TOTAL ACREAGE - 2003 1200. TOTAL ACREAGE - 2005 25.26 TOTAL ACREAGE - 2007 14 18 Land Uses within Industrial Zoned Properties/NN 2007 TOTAL SF 2007 TOTAL ACRES RESIDENTIAL LAND USES 0 0.00 COMMERCIAL CONDO IAND USE 0 0.00 COMMERCIAL- LAND USES 19,014 14 18 VACANT INDUSTRIAL LAND USE 0 0.00 INDUSTRIAL LAND USES 0 0.00 INSTITUTIONAL LAND USES 0 0.00 GOVERNMENT OFFICE LAND USES 0 0.00 UTILITIES 0 0.00 NORTH COLLIER PLANNING COMMUNITIES INN and UE) TOTAL BUILDING SQUARE FEET - 2007 5,152,761 TOTAL BUILDING SQUARE FEE T - 2005 4,966,086 TOTAL BUILDING SQUARE FEET 2003 4.703.011 TOTAL BUILDING SQUARE FEET - 2001 4,291,596 SQUARE FOOT (SF) INCREASE - 19962001 669,612 TOTAL BUILDING SQUARE FEET - 1996 (Adjusted) 3,621,984 TOTAL ACREAGE - 1996 (Adjusted) 751.00 TOTAL ACREAGE - 2001 752.00 TOTAL ACREAGE - 2003 734.00 TOTAL ACREAGE -2005 822.38 TOTAL ACREAGE - 2007 80964 Land Uses within Industrial Zoned Properties 2007 TOTAL SF 2007 TOTAL ACRES RESIDENTIAL LAND USES 29,853 10,47 COMMERCIAL CONDO LAND USE 257,841 36.44 COMMERCIAL LAND USES 616,834 80.15 VACANT INDUSTRIAL LAND USE 0 86.25 INDUSTRIAL LAND USES 4,210,113 395.26 INSTITUTIONAL LAND USES 7,320 081 ')VERNMENT OFFICE LAND USES 23,796 150.52 I-ILITIES 7,004 13.74 TRANSPORTATION CONSULTANTS, INC. TRAFFIC IMPACT STATEMENT FOR ITALIAN AMERICAN PLAZA AND CLUBHOUSE DISTRICT & AIRPORT ROAD/ORANGE BLOSSOM COMMERCIAL SUBDISTRICT - GROWTH MANAGEMENT PLAN AMENDMENTS (P12om, r NO. 0602.16-10 & 0807.01) PREPARED BY: TR Transportation Consultants, lite. 13881 Plantation Road, Suite 11 Tort Myers, Florida 33912-4339 Certificate of Authorization #27003 239-278-3090 Revised: July 21, 2008 TRANSPORTATION CONSULTANTS, INC. CONTENTS I. INTRODUCTION Il. EXISTING CONDITIONS I1I. PROPOSED DEVELOPMENT IV. TRIP GENERATION V. TRIP DISTRIBUTION VI. FUTURF, TRAFFIC CONDITIONS VIL PROJECTED CONSISTENCY AND IMPROVEMENTS VIII. CONCLUSION TRANSPORTATION CONSULTANTS, INC. 1. INTRODUCTION TR Transportation Consultants, Inc. has conducted a combined traffic impact statement for the proposed Growth Management Plan Amendments located in the southwest corner of the Airport Road/Orange Blossom Drive intersection in Collier County, Florida. This report has been completed in compliance with the guidelines established by the Collier County 'transportation Planning Division for developments seeking approval for a Growth Management Plan Amendment. The location of the subject parcels is illustrated on Figure 1. "Che proposed Growth Management Plan Amendments would modify the existing land use designations on each subject site to allow a combined total of 94,000 square feet of commercial floor arca between the two subject parcels. This report examines the impact of the Amendments on the surrounding roadways. Trip generation and assignments to the area intersections will be completed and analysis conducted to determine the impacts of the developments on the surrounding intersections. 11. EXISTING CONDITIONS The two (2) subject parcels, referred to as the "Italian American Plaza and Clubhouse District' in addition to the "Airport Road/Orange Blossom Commercial Subdistrict", are neighboring 5 -acre parcels located within the Urban Residential Subdistrict which allows for the development of three (3) dwelling units per acre. However, rather than residential uses, the northern 5 -acre site has housed the Naples Chapter of the Italian American Club for the last 30 years. 'the existing Italian American Club facility accommodates anywhere from 200 to 375 members. As a pail of the proposed plan amendment, the existing facility will be razed in order to make way for the construction of the proposed Italian American Plaza and Clubhouse District. The southern 5 -acre parcel is currently vacant land. Page 1 TRANSPORTATION SITE LOCATION MAP CONSULTANTS, INC. PROPOSED GROWTH MANAGEMENT PLAN AMENDMENTS Figure 1 TRANSPORTATION CONSULTANTS, INC. Orange Blossom Drive is an east/west two-lane roadway to the north of the subject parcels. "fire intersection of Orange Blossom Drive and Airport -Pulling Road allows full turning movements under signalized conditions. The existing site access driveway for the Italian American Club will be moved to the western boundary of the site as a part of the proposed development. Full turning movements will be permitted at this location upon the completion of the proposed developments. Orange Blossom Drive has a Level of Service Standard of LOS "D", m 920 vehicles to the east of Airport -Pulling Road and 850 vehicles to the west of Airport -Pulling Road. Airport -Pulling Road is a north/south six -lane arterial roadway that borders the subject parcels to the east. Airport -Pulling Road's intersection with Orange Blossom Drive currently provides full turning movements operating under signalized conditions. A right-in/right-out driveway will he constructed to Airport Pulling Road as a part of the proposed Growth Management Plan Amendments. Airport -Pulling Road has a Level of Service Standard of LOS "E", or 3,970 vehicles, along the frontage of the subject parcels. In order to gain a better understanding of the traffic conditions in the vicinity of the subject developments, AM and PM peak hour turning movement counts were performed at the intersection of Orange Blossom Drive and Airport -Pulling Road This turning movement count was adjusted for peak season conditions in accordance with the information contained within the 2006 FDOT Traffic Information CD. Figure 2 indicates the resultant 2008 peak season turning movements at the subject intersection. III. PROPOSED DEVELOPIVIF,NT The subject parcels are two (2) neighboring 5 -acre parcels within the Urban Residential Subdistrict. As such, they could be developed with a maximum of three (3) dwelling units per acre, or a total of 15 multi -family dwelling units per site. However, it should be noted that the Italian American Club site already consists of the existing 200 to 375 member Italian American Club chapter. Table I indicates the uses that could be constructed on the subject site in accordance with the current Growth Management Plan designation. Page 3 — /N\ WE S / LEGEND 4- 000 WEEKDAY AM PEAK HOUR TRAFFIC ---(000) WEEKDAY PM PEAK HOUR TRAFFIC TRANSPORTATION 2008 PEAK SEASON TURNING MOVEMENTS CONSULTANTS, INC. PROPOSED GROWTH MANAGEMENT PLAN AMENDMENTS Figure 2 TRANSPORTATION CONSULTANTS, INC. 'fable I Existing Allowable Use Italian American Plaza and Clubhouse District & Airport Road/Orange Blossom Commercial Subdistrict Land Use T Allowable Intensity Multi -Farr ity 30 total dwelling units As a part of this submittal, the Growth Management Plan Amendment for the 5 -acre Italian American Club site will approve a maximum of 54,000 square feet of floor area. More specifically, the site will consist of a 20,000 square foot Italian American Club Chapter in addition to 34,000 square feet of commercial uses. The proposed Growth Management Plan Amendment on the Airport Road/Orange Blossom Commercial Subdistrict will allow a maximwn of 40,000 square feel of commercial floor area on the 5 -acre subject site. In order to perform a worst case analysis in relation to the proposed Growth Management Plan Amendments, the subject parcels were analyzed based on the uses indicated within Table 2. Table 2 Proposed Maximum Intensities Italian American Plaza and Clubhouse District & Airport Road/Oram,e Blossom Cmnrnerrial G�hrl ictriet Parcel - 1 and Use Stze Italian American Club 20,000 square feet _ General Office_ Medical Office _ Drive -In Bank 22,500 square feet Italian American Plaza and Clubhouse District 7,500 square feet qua 4,000 sre feet Airport Road/Orange Blossom Commercial Subdistrict —-- 7 of lFloor Arca Genu al Ofttce S4 000 s Luare feet 6,000 square feet Medical Office — p,ive-1 u Bank 30,000 square feet 4,000 square feet Total Floor Area 40,000 square feet The Developer's of both subject parcels have agreed to provide vehicular interconnection between the two (2) sites in order to limit the required access points and provide better on-site traffic circulation. As such, a fill site access driveway is shown to Orange Blossom Road along the western boundary of the Italian American Club site, and a right - Page 5 TRANSPORTATION CONSULTANTS, INC. in/right-out access driveway is shown to Airport Pulling Road on the Airport Road/Orange Blossom Commercial Subdistrict site. IV. TRIP GENERATION "trip generation calculations were performed for the existing allowable uses in addition to the proposed uses as a part of the Growth Management Plan Amendments on the site. The resultant trip generation for each use was determined by referencing the Institute of Transportation Engineer's (ICE) report, titled Trip Generation, 7"' Edition. Land Use Code 230 (Residential Condominium/Townhouse) was utilized for trip generation of the existing allowable uses on the subject parcels. For the Italian American Club site, Land Use Code 591 (Lodge/Fraternal Organization), Land Use Code 710 (General Office Building), Land Use Code 720 (Medical/Dental Office Building), and land Use Code 912 (Drive-in Bank) were utilized for trip generation purposes. For the Airport Road/Orange Blossom Commercial Subdistrict, Land Use Code 710 (General Office Building), Land Use Code 720 (Medical/Dental Office Building), and Land Use Code 912 (Drive-in Bank) were utilized in order to perform the trip generation calculations. Table 3 indicates the trip generation of the permitted residential uses on the subject parcels in accordance with the existing Growth Management Plan designation. As the sites are two separate parcels, it was assumed that they could develop as separate residential projects, so trip generation was calculated separately for each parcel based on 15 dwelling units rather than a combined 30 dwelling units. Page 6 TRANSPORTATION CONSULTANTS, INC. 'Fable 3 Existing Allowable Trip Generation Italian American Plaza and Clubhouse District & Airnart c..wa:..._: _. Parcel land Ilse — A.M. Peak Hour P M. Peak Hour Jn Daily (2 -way) In Out 'Total In put Tnlal Italian American Site Multi -Family (15 dwelling units)_ — 2 — -Au'por q I1 9 y 4 4 13F12Club (20,000 s9. ft.) /Orange Blossom Site Multi-Family211 (15 dwelling units) 6 9 9 13 174 7 otal 'Trips 4 I R 22 1 8 8 26 256 Table 4 indicates the trip generation of the proposed Italian American Plaza and Clubhouse District based on the uses listed within Table 2. It should be noted that the average rate was utilized for the I'M peak hoar calculation for the Gencial Office use and the daily calculation for the Medical Office use. Table 4 Italian American Plaza and Clubhouse District Pronosed Maximum Trin (:rnrratinn Land Ilse A.M. Yeak Hour — -- T.M. Peak Hour Dail y Jn Out — 'Total -- In -- Out Total (2 way) Lodge/PraternalOrganization (20,000 s9. ft.) 3 3 6 9 9 18 174 General Office (22,500 sq. ft.) 50 — 7 57 6 28 34 424 Medical0fficc _ (7,500 s . ft.) t.) _- 15 4 19 8 20 28 270 Drive-in Bank (4,000 sq. ft.) 28 21 49 91 92 183 986 7btal Trips 96 35 131 114 149 263 1,854 Table 5 indicates the trip generation of the proposed Airport Road/Orange Blossom Commercial Subdistrict in accordance with the uses listed within Table 2. It should be noted that the average rate was utilized for the PM peak hour trip generation calculation of the General Office use and the daily calculation of the Medical Office use. Page 7 TRANSPORTATION CONSULTANTS, INC. 'fable 5 Airport Road/Orange Blossom Commercial Subdistrict Proposed Maximum Trin Generation Land Use A.M. P.M.`Peak Hour Daily Lkbow — n Total in Out Total (2 -way) General Office 17 3 20 2 7 9 152 (6,000 sq. 11 ) 74 28 Medical Office 59 15 75 103 1,084 (30,000 sq ft.) _ 28 21 49 Drive -In Bank 91 92 183 986 (4,000 sq. ft.) Total Trips 104 39 143 121 174 295 2,222 ITE estimates that a comparable Drive-in Bank use, such as those proposed on the two subject sites, may attract a significant amount of its traffic hum vehicles aheady traveling the adjoining roadway system. 'phis traffic, called "pass -by" traffic, reduces the development's overall impact on the surrounding roadway system but does not decrease the actual driveway volumes. Collier County allows a maximum "pass -by" traffic reduction of 50% for bank uses. Table 6 summarizes the pass -by reduction. 'fable 7 summarizes the Italian American Club development traffic and the breakdown between the total project hips and the net new 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 traffic added to the surrounding streets and intersections. 'rabic 8 reflects the 50% pass -by reduction for the Airport Road/Orange Blossom Commercial Subdistrict. Table 6 Pass -by Trip Reduction Factor Proposed Growth Manat ement Plan Amendments Land, Use Percentage Trip Reduction Drive -In Bank 50% Page 8 TRANSPORTATION CONSULTANTS, INC. 'rable 7 Trip Generation — New Trips ltnlinn Amrrirvn Pl.ve end (`1..7,1,........77:..a..:... Land Use Weekday AIYI Peek Hotir " Vl'ekd�y PM Peak r 777 Davy Total In - 1 otal Trips 104 sv. m0!>t; Total 143 121 ]74 295 2,222 Less Batil Pass -by (50% of Bank Tnps) _12 Total Trips - -- --- 96 35 -- 131 114 149 263 1,854 LessF3ank Pass -by -12 -12 -24 -46 -46 -92 -493 (50%ofBank Trips) New Traffic 84 23 107 68 103 17] 1,361 -(-I ofaI T� I'ass:by. Traffic) —_„ 'Table 8 Trip Generation —New Trips Airport Road/Oranee Blossom Cmnmerrial Rrnh,1ktrGrt Land Use Weekday AM Peak Hour Weekday PM Peak Hour Daily �2-w?Y) _ - In Out Total In Out Tot it _.. - 1 otal Trips 104 39 143 121 ]74 295 2,222 Less Batil Pass -by (50% of Bank Tnps) _12 _12 24 -46 46 -92 -493 New Tiaffic (Inial I nps _ Pass by Tratf ic) 92 27 119 75 128 203 1,729 V. TRIP DISTRIBUTION The total trips generated as a result of the proposed Growth Management Plan Amendments indicated within 'fables 4 & 5 were then assigned to the surrounding roadway system based on the anticipated routes the drivers will utilize to approach the site. Additionally, these trips were assigned to the site access driveways and the Airport - Pulling Road/Orange Blossom Drive intersection based on the anticipated traffic patterns available as a result of the proposed access configuration. The resultant site traffic assignment and distribution of the Italian American Plaza and Clubhouse District is indicated in Figure 3. Additionally, Figure 4 reflects the site traffic assignment and distribution of the Airport Road/Orange Blossom Commercial Subdistrict. Page 9 TRANSPORTATION CONSULTANTS, INC. VL FUTURE TRAFFIC CONDITIONS In order to determine which roadway segments surrounding the site will be significantly impacted as a result of each proposed Growth Management Plan Amendment, Tables A- I & A-2, contained in the Appendix, were created. "Fable A -I indicates which roadway links will accommodate an amount of project traffic greater than the 2%-2%-3% Significance Test due to the Italian American Plaza and Clubhouse District. Table A-2 reflects which roadway links will be significantly impacted as a result of the Airport Road/Orange Blossom Commercial Subdistrict. The new traffic generated as a result of each parcel was compared with the conected to - month Level of Service Standard for Peak Ilour — Peak Direction traffic conditions in order to determine the project impact percentage. Based on the information contained within Tables A-1 and A-2, only Orange Blossom Drive between Goodlette-Frank Road and Airport Road is shown to sustain a significant impact as a result of the Italian American Plaza and Clubhouse District. The Airport Road/Orange Blossom Commercial Subdistrict is only expected to have a significant impact on Orange Blossom Road to the west of the site and to the east of Airport Pulling Road in accordance with the Collier County 2%-2%-3% Significance Test. Therefore, Level of Service consistency analysis was performed on Airport -Pulling Road and Orange Blossom Drive since the proposed developments access these roadways. In addition to the significant impact criteria, Tables A-1 and A-2 also include a buildout consistency analysis on the Collier County Roadway network. The Collier County TIS Guidelines require analysis of the adjacent roadway network based on the five (5) year planning window. Therefore, it was necessary to analyze the surrounding roadway network based on the 2013 traffic conditions. Page 10 t 35°/ 0 -na k0(0) ORANGE BLOSSOM DRIVE `` 07( ♦ (56) r ♦ `► 5 (5) ° __-- _ -- ♦20%♦ (23) 19 ^ - (52) 12� t ♦10%♦ T (15)4♦ �oo (0)0� 00 v I1 TALIAN AMERICAN CLUB SITE PROPOSED INTERCONNECTION I I MI AIRPORT ROAD/ ORANGE BLOSSOM COMMERCIAL SUBDISTRICT (52) 121I t ♦� M M t 355% LEGEND -4-20%-► PERCENT DISTRIBUTION 4- 000 WEEKDAY AM PEAK HOUR TRAFFIC *-(000) WEEKDAY PM PEAK HOUR TRAFFIC TRANSPORTATION SITE TRAFFIC ASSIGNMENT CONSULTANTS, INC. ITALIAN AMERICAN PLAZA & CLUBHOUSE DISTRICT Figure 3 t 350 N.T.S. `0 (0) 4-8(10) ORANGE BLOSSOM DRIVE 46 (55) / `, 13 (14) 4-15%-► (0)0 (6 6 -- - (18) 16 1) 13 ♦20%♦ (35)8,4 foo ADM (0)0 IITALIAN AMERICAN CLUB SITE PROPOSED INTERCONNECTION I ro 0 AIRPORT ROAD/ ORANGE BLOSSOM v o COMMERCIAL SUBDISTRICT fJ iI (52) 12 I � t 300% 1 rnI\Ifs 4-20%♦ PERCENT DISTRIBUTION 4- 000 WEEKDAY AM PEAK HOUR TRAFFIC 4-(000) WEEKDAY PM PEAK HOUR TRAFFIC TT SITE TRAFFIC ASSIGNMENT j� TRANSPORTATION AIRPORT ROAD/ ORANGE BLOSSOM DRIVE COMMERCIAL SUBDISTRICT K CONSULTANTS, INC. Figure 4 TRANSPORTATION CONSULTANTS, INC. The total volume indicated within the 2007 Collier County Annual Update Inventory Report (AUIR) reflects the current remaining capacity on the adjacent roadway network. The remaining capacity was subtracted from the 10 -month service volume on each roadway in order to determine the 2007 peak season, peak hour, peak direction traffic volume on the adjacent roadway network. The appropriate annual growth rate for these roadways was taken from the 2007 Collier County Average Daily Traffic Report. An example of the calculations to determine the annual growth rates can be found within the Appendix of this report for reference. These annual growth rates were then used to factor the 2007 peak season, peak hour, peak direction traffic volume to 2013 peak season, peak hour, peak direction background tralf c conditions. The resultant 2013 peak season, peak hour, peak direction traffic volume was subtracted from the Level of Service Standard in order to determine the remaining capacity in the year 2013- The project generated traffic was then subtracted from the remaining capacity in order to determine the remaining 2013 capacity after the traffic from both proposed Growth Management Plan Amendments is added to the surrounding roadway network. A summary of the results of the consistency analysis are illustrated within Figure 5 for reference. VII. PROJECTED CONSISTENCY AND IMPROVEMENTS Based upon the information contained within Table ]A and Figure 5, Orange Blossom Drive is shown to fail under the 2013 background traffic conditions. This is a result of an annual growth rate near 6% that was utilized to convert the existing traffic to 2013 conditions. In recent years, the traffic volumes on Orange Blossom Drive have actually been declining. Regardless, the Developer's of both Amendments have agreed to participate in the area -wide analysis for the Orange Blossom Drive/Airport-Pulling Road corridor in which specific intersection improvements are being proposed in order to account for the impacts of several projects planned in the vicinity of this intersection. As Page 13 HOUR, PEAK DIRECTION PROJECT TRAFFIC TRANSPORTATION 2013 CUMULATIVE CONSISTENCY ANALYSIS CONSULTANTS, INC. PROPOSED GROWTH MANAGEMENT PLAN AMENDMENTS Figure 5 TRANSPORTATION CONSULTANTS, INC. such, the impacts of both Growth Management Plan Amendments will be mitigated appropriately in accordance with the area -wide analysis being performed. Intersection analysis was performed as a result of the added traffic associated with the proposed Growth Management Plan Amendments. Intersection analysis was required at the site access driveways in addition to the site access driveways. In order to perform the required intersection analysis, it was necessary to determine the 2013 background peak hour turning movements at these intersections. Therefore, the background turning movements indicated within Figure 2 were factored by the appropriate annual growth rates over a five (5) year period. The calculation to determine the background turning movements is indicated below: 2013 Turning Movement — 2008 "Turning Movement)* (1 +AGR)"oo 'oos) 2013 Turning Movement = 1,214 veh)* (1 + 0.0200)(') 2013 'Turning Movement = 1,214 veh)* (1.104 2013 Turning Movement =1,340 vehicles The above illustrated calculation was applied to all of the turning movements indicated within Figure 2 in order to determine the 2013 background turning movements. The resultant 2013 background turning movements are illustrated within Figure 6. The site traffic indicated within Figures 3 and 4 was then added to the 2013 background turning movements in order to determine the 2013 buildout turning movements at the area intersections. The resultant 2013 buildout turning movements arc indicated within Figure 7. The appropriate lane arrangements and the turning movements indicated within Figure 7 were inputted into the HCS i 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 Figure S. The results of the intersection capacity analyses can be found within Table 9 below. Page 15 LEGEND �- 000 WEEKDAY AM PEAK HOUR TRAFFIC -4- (000) WEEKDAY PM PEAK HOUR TRAFFIC TRANSPORTATION 2013 BACKGROUND TURNING MOVEMENTS CONSULTANTS, INC. PROPOSED GROWTH MANAGEMENT PLAN AMENDMENTS Figure 6 ORANGE BLOSSOM DRIVE (1,133) 719 (41) 35 -4--501 (586) 193 (111) 0 a 0 z z J J a a N �N W Nom° 110 (142) ° ♦248(171) -412 (217) (348) 148 (571) 341 (377) 267 ITALIAN AMERICAN CLUB SITE PROPOSED NTERCONNECTION I I AIRPORT ROAD/ ORANGE BLOSSOM COMMERCIAL SUBDISTRICT ,f (104) 24 LEGEND ♦ 000 WEEKDAY AM PEAK HOUR TRAFFIC ♦(000) WEEKDAY PM PEAK HOUR TRAFFIC vv� r�N 11 A TRANSPORTATION 2013 BUILD -OUT TURNING MOVEMENTS CONSULTANTS, INC. PROPOSED GROWTH MANAGEMENT PLAN AMENDMENTS Figure 7 TRANSPORTATION LANE ARRANGEMENTS CONSULTANTS, INC. PROPOSED GROWTH MANAGEMENT PLAN AMENDMENTS Figure 8 TRANSPORTATION CONSULTANTS, INC. Table 9 Intersection Analysis Results Italian American Plaza and Clubhouse District & Airnort Roadl0ranve Itlnssnm C'nmmPrriol C.,ha:�e,-:... Based on the results of the intersection analysis listed above, the only intersection shown to experience any deficiencies is the site access driveway to Orange Blossom Drive during the 1'M peak hour. The primary cause for this Level of Service deficiency is the heavy eastbound through volume on the two-lane Orange Blossom Drive during the PM peak hour. Should the annual traffic volumes continue to decline in this area, this intersection could be shown to function acceptably. It is likely that the through volunes on Orange Blossom will continue to decline due to the opening of the six -lane Vanderbilt Beach Road to the north in the near future. Regardless, this deficiency is entirely contained within the subject site, so it will not impact the traffic on the adjacent street. Furthermore, it is important to note that the subject parcels were analyzed based on a worst case trip generation summary on each parcel. As such, the operations at the intersection will be reviewed at both the re -zoning stage and the Site Development Plan (SDP) phase for the proposed developments when more specific development parameters are available. Should intersection deficiencies still be projected, additional improvements may be required at that time. Page 19 20 31 OS` Ael "r�In'tersectionA9pproaclr AM=Peak?- oyer ;.,RI�,,.�pl i >^ Airport Rd @ Orange Blossom Dr LOS D LOS D LOS D LOS E (44, I scc) (48.0 sec (54,4 sec60.4 sec ) _ Orange Blossom W B Len __ LOS A LOS B (99 sec) (12.9 sec) Dr n Site Access NB Approach.. (20.4 sec) _ 120.0 sec) Airport Rd Site Eli Right -- LOS C LOS C Access (19 3 see)- (449 see) Based on the results of the intersection analysis listed above, the only intersection shown to experience any deficiencies is the site access driveway to Orange Blossom Drive during the 1'M peak hour. The primary cause for this Level of Service deficiency is the heavy eastbound through volume on the two-lane Orange Blossom Drive during the PM peak hour. Should the annual traffic volumes continue to decline in this area, this intersection could be shown to function acceptably. It is likely that the through volunes on Orange Blossom will continue to decline due to the opening of the six -lane Vanderbilt Beach Road to the north in the near future. Regardless, this deficiency is entirely contained within the subject site, so it will not impact the traffic on the adjacent street. Furthermore, it is important to note that the subject parcels were analyzed based on a worst case trip generation summary on each parcel. As such, the operations at the intersection will be reviewed at both the re -zoning stage and the Site Development Plan (SDP) phase for the proposed developments when more specific development parameters are available. Should intersection deficiencies still be projected, additional improvements may be required at that time. Page 19 TRANSPORTATION CONSULTANTS, INC. VIlI. CONCLUSION The proposed Growth Management Plan Amendments for the Italian American Plaza and Clubhouse District and the Airport Road/Orange Blossom Commercial Subdistrict developments may result in roadway Level of Service deficiencies along Orange Blossom Drive. however, the Developer's have agreed to participate in the on-going analysis to determine the necessary improvements at the intersection of Airport -Pulling Road and Orange Blossom Drive in order to sufficiently serve the existing traffic and all of the traffic associated with the various planned developments in the area. As such, the Developer's will be required to pay a proportionate share of the improvements set forth for this intersection in order to mitigate the traffic impacts of the proposed projects. Preliminary intersection analysis was performed as a part of this report based on the worst case trip generation indicated as a part of this report. The only intersection deficiency shown was the northbound approach on the site access driveway to Orange Blossom Drive. This deficiency will be completely contained within the subject parcels, so no impact to the County roadway network is expected. Additionally, the traffic growth in this area is expected to continue to decline due to the future opening of the six - lane Vanderbilt Beach Road to the north as well as the declining traffic that is being experienced Countywide. Regardless, the impacts of these projects to the site access driveways will be reviewed further at the re -zoning and SDP phases when a more specific development scenario is available. Turn lane analysis will be performed in depth at the SDP phase for the proposed developments. Page 20 APPENDIX TABLES A-1 & A-2 | r� 2E!>!}> >! ]\} \\ \ 5 \ = ! 6§§ ®a2 _ \/CO _\\}\\ «�§ �(} ]\} \\ \ 5 \ = )\\ \\ \\ \�\\\ §(!fw\) §! // r �� ,/ )]_; 0 §§ §/ }( §)\ Ex (§\ w)e) ,- }\)() �k2 (, „ m!/ \k it ,) .. )\\ \\ \\ \�\\\ // �� ,/ TURNING MOVEMENT COUNT RESULTS TRANSPORTATION K CONSULTANTS, INC. DATE: January 8, 2008 DAY: TUESDAY COUNT TIME: 7:DD AM - 9:00 AM PEAK HOUR SUMMARY BEGIN A NORTHBOUND N SOUTHBOUND EASTBOUND WESTBOUND SECTION 15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS AIRPORT ROAD & ORANGE BLOSSOM ROAD HOUR AIRPORT ROAD _ ]� AIRPORT ROAD ORANGE BLOSSOM ROAD B BEGIN NORTHBOUND 15 MI _ EASTBOUND WESTBOUND SECTION LEFT THRU RIGHT_ TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL INTER BEG TOTAL NORTHBOUND NORTHBOUND 94 SOUTfiBOUND 80 EASTBOUND 48 115 219 482 WESTBOUND 59 SECTION LEFT THRU RIGHT TOTALI LEFT THRU __RIGHT TOTAL LEFT _ THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL 7:WAM 37 146 26 209 6 248 14 260 9 23 102 134 52 16 11 79 690 715 AM 23 149 17 189 4 236 18 258 10 43 39 92 63 25 15 103 642 730AM 19 150 22 191 11 265 28 304 16 75 43 134 61 28 11 100 729 7:45AM 15 153 15 183 11 292 23 326 13 14 35 122 75 38 22 135 766 8:00AM 24 1% 47 237 7 251 33 291 34 42 43 419 70 49 24 143 790 8:15AM 30 163 18 211 2 251 40 299 18 25 54 9] 53 39 15 107 714 8r3(IAM 2) 155 13 195 15 282 37 334 1 21 31 33 85 38 50 11 99 713 8:45 AM 3J 142 5 160 8 259 34 301_ 1 27 30 _ _ 51 _108 41 24 11 76 665 TOTAL: 208 1,254 _ 133 1 595 64 2,090 227 2,381 1-__148 343 400 891 ff 453 269 120 842 5)09 PEAK HOUR SUMMARY BEGIN A NORTHBOUND N SOUTHBOUND EASTBOUND WESTBOUND SECTION HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS AIRPORT ROAD & ORANGE BLOSSOM ROAD _ HOUR AIRPORT ROAD _ ]� - _ .__ ORANGE BLOSSOM ROAD_ INTER - B BEGIN NORTHBOUND SOUTHBOUND - _ EASTBOUND WESTBOUND SECTION LEFT THRU RIGHT_ TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT I TOTAL TOTAL ]00 AM 94 598 80 772 32 1041 63 1,156 48 115 219 482 251 LOT 59 41T I:15 AM Bi 648 ]1 800 33 1044 tUl 1,1]9 73 234 160 467 269 140 72 481 .827 2.927 730AM 08 662 72 822 31 1065 124 1,220 81 216 175 472 259 154 72 485 2,999 7'.45AM 96 667 63 826 35 1,082 133 1.250 86 172 165 423 236 176 72 484 2,983 8:00 AM 114 656 53 _ .,823 _32 1049 144 1.225 100 128 181 409 202 162 61 425 2,882 PEAK HOUR SUMMARY BEGIN A NORTHBOUND N SOUTHBOUND EASTBOUND WESTBOUND SECTION �j TRANSPORTATION DATE: January 8, 2008 CONSULTANTS, INC. DAY: COUNT TIME: TUESDAY 7:00 AM - 9:00 AM PEAK HOUR: 7:30 AM - 8:30 AM INTERSECTION: AIRPORT ROAD 8 ORANGE BLOSSOM ROAD AIRPORT ROAD 2,035 68% 1 1 1,220 815 N 1 1 124 1,065 31 ORANGE BLOSSOM ROAD %a a 72 366 400 154 *M► 259 485 838 81 1111 + 28% y 216 y 804 472 y 27% 175 aw 319 ti t r B8 662 72 Nolo: Total Intersection Traffic Percents (%) represent movement volumes 2,999 divided by the total lnlersection traffic 1 1,499 822 I 2,321 77% TRANSPORTATION CONSULTANTS, INC. DATE: January 8, 2DOB DAY: TUESDAY COUNT TIME: 4:00 PM - 6:00 PM -- PEAK HOUR SUMMARY 15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS AIRPORT ROAD - �� ORANGE BLOSSOM ROAD INTER - BEGIN NORTHBOUNO SOUTHBOUND EASTBOUND WESTBOUND SECTION AIRPORT ROAD & ORANGE BLOSSOM ROAD AIRPORT ROAD & ORANGE BLOSSOM ROAD THRU RIGHT TOTAL LEFT THRU RIGHT _ _ TOTAL_ LEFT THRU RIGHT --— 4:45 PM 235 1,482 406 AIRPORT AIRPORT ROAD —'--��_'-= ORANGE BLOBSUM ROAD 743 - 130 102 93 _ AIRPORT ROAD BEGIN NORTHBOUND OR ANGEBLOSSOMROAD EASTBOUND WESTBOUND SECTION 15 MIN THRU RIGHT TOTAL LEFT_ _ THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU — TOTAL TOTAL 4 00 PM _ 1.398 336 1928 64 1,053 103 1 220 149 270 225 644 13] INTER- BEGIN 4,091 NORTHBOUND 202 1,445 SOUTHBOUND 2,036 69 1,000 92 1,16] 155 308 215 6]8 124 89 EASTBOUND_ 299 WESTBOUND 4:30 PM SECTION 1,500 LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL_ LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL e:WPM 42 320 84 446 9 274 30 313 35 53 67 155 47 20 13 80 994 415 PM 55 351 69 475 14 256 25 295 Cis 87 50 172 43 25 19 87 1,029 4:30 PM 43 39 95 495 19 244 22 285 42 72 57 171 23 19 23 65 1.016 4'45 PM 54 370 88 512 22 279 26 327 37 58 51 146 24 16 27 67 1,052 5:00 PM 50 367 137 564 14 227 19 260 41 91 51 189 34 29 17 80 1,083 5:15PM 64 406 67 537 18 240 33 291 39 90 63 192 32 20 28 80 1,100 5:30 PM 6) 339 114 520 17 229 29 275 37 103 16 216 40 37 21 98 1,109 SAS PM 48 329 98 475 11 263 22 _ 2% 34 81 68 183 31 25 21 77 1,031 TOTAL: 423 2,839 752 _4.014A__124 2,012 _ 206 2.342 _ 300 635 489 1.424 274 191 169 634 8.414 -- PEAK HOUR SUMMARY HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS AIRPORT ROAD - �� ORANGE BLOSSOM ROAD INTER - BEGIN NORTHBOUNO SOUTHBOUND EASTBOUND WESTBOUND SECTION AIRPORT ROAD & ORANGE BLOSSOM ROAD THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT _ _ TOTAL_ LEFT THRU RIGHT --— 4:45 PM 235 1,482 406 AIRPORT AIRPORT ROAD —'--��_'-= ORANGE BLOBSUM ROAD 743 - 130 102 93 _ 325 _ 4,34/ 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 00 PM 194 1.398 336 1928 64 1,053 103 1 220 149 270 225 644 13] --80-62299 4,091 4.15 PM 202 1,445 389 2,036 69 1,000 92 1,16] 155 308 215 6]8 124 89 86 299 4,180 4:30 PM 211 1,500 307 2,098 73 990 100 1.163 159 311 228 698 143 84 95 292 q,251 4:45PM 235 1482 406 2.123 71 975 107 1.153 154 342 247 743 130 102 93 325 4,344 5:00 PM 229 1441 416 2.086 60 959 103 1,122 I51 365 26480 137- tit 87 J35 4323 -- PEAK HOUR SUMMARY NDUR AIRPORT ROAD - �� ORANGE BLOSSOM ROAD INTER - BEGIN NORTHBOUNO SOUTHBOUND EASTBOUND WESTBOUND SECTION LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT _ _ TOTAL_ LEFT THRU RIGHT TOTAL TOTAL 4:45 PM 235 1,482 406 1.123 ]1 975 1W 1,153 15d 342 247 743 - 130 102 93 _ 325 _ 4,34/ �j TRANSPORTATION DATE: January 8, 2008 TUESDAY ((r�DAY: CONSULTANTS, INC. COUNT TIME: 4:00 PM - 6:00 PM PEAK HOUR: 4:45 PM - 5:45 PM INTERSECTION: AIRPORT ROAD & ORANGE BLOSSOM ROAD AIRPORT ROAD 2,882 66% I 1,153 1,729 1 N 1 1 107 975 71 ORANGE BLOSSOM ROAD L93 444 4=1 102 a-► 154 =1 130 325 1,187 *11111110 27% y 342 ONIO 1,144 743 26% 247 NJ 819 ti t r 235 1,482 406 Now rot.1 Intersection Traffic Percents (%) represent movement volwres 4 344 divided by tM total lnierseclion traffic 1 352 2,123 I 3,475 80% FDOT TRAFFIC INFORMATION CD - 2006 PEAK SEASON CORRECTION FACTORS N N m - [Jro - m0( 0000001 W w m w W n m m w w w O W w w w W w w w w w- m W w w oc:ogc o00000.- o0000000cJO000 0000000 0000 N N N N N N N N N N N N N N N N N N 1� m m .y .i N00✓ �N No.y iNm rpw - ✓[UN I'lo.y O N Oo�0000OPPv P 01�l� mmmm0�0♦J p00 \N i-NN- oqc o _ 000� 0000000000 0000000000go o.l .♦. .v ,�.-♦.y. ,y �[. .y ,� .o .o .0 0w wowwmm W W w W w W ma: W m w W wwm ww w.o .o W.o [o .n W O CJ o O g 0 0 0 _ 0 0 J O ca 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O O q O O O O O o O O O O O ry O O O O O O O o O O O O O O o O O O 0 0 p O N ry O O O O O N N N N N N \ O .n ry \ N tT ID N O♦ w t'1 O Iv Ol W til O W N O r „1 O I \ O m N O1 000000000 pOOCJ00000oc.o00pc>000000OOCJO00U.y .y .y .y .y �I .y .y .y ...i ��.y .y - I♦ x♦ x♦♦♦♦♦ x s♦ �� c' N' nl ry N IV ry r.l N n m rv', n rv) m rV . n n v v v v v v v v v v .n �n .n u♦ ANNUAL GROWTH RATE CALCULATIONS ANNUAL GROWTH RATE CALCULATIONS SAMPLE GROWTH RATE CALCULATION 2007 ADT "(1N,s of Grrnhh) Annual Growth Rate (AGR) - -1 Base Year ADT 23346 "(114) AGR (Goodlette Rd) = -1 20193 AGR (Goodlette Rd) = 2.94% 2007 ANNUAL BASE YR TRAFFIC YRS OF GROWTH ROADWAY SEGMENT TRAFFIC VOLUME GROWTH RATE Airport Pulling Road N. of Orange Blossom Dr. 48,896 36,027 4 2,00% S. of Site 49,634 39,679 4 200% Goodlette Frank Rd N. of Orange Blossom Dr. 20,522 20,263 5 2.00% S. of Orange Blossom Dr. 20,193 23,346 5 294% Orange Blossom Dr W. of Site 9,074 11,446 4 598% E. of Airport Pulling Rd 9,074 11,446 4 5.98% 'All traffic volumes were taken from the 2007 Collier County Average Daily Traffic Report except the base year volumes on Goodletle Frank Road which reflect 2002 volumes from the 2006 Collier County Average Daily TrafLe Report due to the lack of data in 2003 and 2004 In Instances where the historical data indicates a reduction in traffic, a animmurn annwl growth rate of 1 0% was assumed SAMPLE GROWTH RATE CALCULATION 2007 ADT "(1N,s of Grrnhh) Annual Growth Rate (AGR) - -1 Base Year ADT 23346 "(114) AGR (Goodlette Rd) = -1 20193 AGR (Goodlette Rd) = 2.94% HCS CAPACITY ANALYSIS RESULTS ORANGE BLOSSOM DRIVE AIRPORT -PULLING ROAD Short Report Page I of l Copynght 0 2007 University of Florida. All Rights Reserved NCSaTM Version 5 3 Generated: 7/21/2008 12:37 AM fileWCADocuments and Settings\rlp\Local Settings\Temp\s2k3B.tmp 7/21/2008 SHORT REPORT General Information Site Information -"Iyst RLP TR Transportation -ncy or Co. Consultants Date Performed 7720/2008 Time Period AM Peak Hour Intersection Area Type Jurisdiction Analysis Year Orange Blossom @ Airport All other areas Collier County 2013 Background Volume and Timing Input LT EB TH RT LT WB TH I RT LT NB TH RT LT SB TH RT Number of Lanes 1 2 1 1 1 1 1 3 1 1 3 1 Lane Group L T R L T R L T R L T R Volume (vph) 123 329 267 394 235 110 110 834 91 39 1340 156 % 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 10.95 0,95 0.95 0.95 Pretimed/Actuated (P/A) A A A A A A A A A A A A Startup Lost Time 2.0 2.0 2.0 2 0 2.0 2.0 2.0 2.0 2 0 2.0 2.0 2.0 Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Arrival Type 3 3 3 3 3 3 3 4 3 3 4 3 Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Ped/Bike/RTOR Volume 0 0 25 0 0 10 0 0 5 0 0 10 Lane Width 12.0 12.0 12.0 12.0 120 12.0 12.0 120 12.0 12.0 12.0 12.0 Parking/GradelParking N 0 N N 0 N N 0 N I N 1 D N Parking/Hour "-_. Stops/Hour 0 0 0 0 0 0 0 0 0 0 0 0 mum Pedestrian Time 3.2 3.2 3.2 3.2 Phasing Excl. Left WB Onl EW Perm 04 Excl. Left NB Onl Thru & RT 08 Timing G= 11.0 G= 7.0 G= 27.0 G= G= 9.0 G= 6.0 G= 34.0 JG= Y= 6.5 IY= 0 ly= 65 IY= I Y= 6.5 Y= 0 IY= 6.5 IY= Duration of Analysis hrs = 0.25 1 Cycle Len th C = 120.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB Adjusted Flow Rate 129 346 255 415 247 105 116 878 91 41 1411 154 Lane Group Capacity 348 798 356 556 528 449 317 1691 528 133 1438 449 v/c Ratio 0.37 0.43 0.72 0.75 0.47 0.23 0.37 0.52 0.17 0.31 0.98 0.34 Green Ratio 0.28 0.22 0.22 0.48 0.28 0.28 0.18 0.33 0.33 0.08 0.28 028 Uniform Delay d1 34.4 39.9 43.0 21.7 35.5 33.0 43.3 32.2 28.3 52.6 42.7 34A Delay Factor k 0.11 0.11 0.28 0.30 0.11 0.11 0.11 0.12 0.11 0.11 0.49 0.11 Incremental Delay d2 0.7 0.4 6.8 5.5 0.7 0.3 0 7 0.3 0.2 1.3 19.3 0.5 PF Factor 1.000 1.000 1.000 1.000 1.000 1.000 1.000 0.958 1.000 1.000 0.998 1.000 Control Delay 35.0 40.3 49.7 27.2 36.2 33.3 44.0 31.2 28.4 53.9 61.9 34.6 Lane Group LOS D D D C D C D C C D E C Approach Delay 42.7 30.9 32.3 59.1 Approach LOS D C C E vection Delay 44.1 Intersection LOS D Copynght 0 2007 University of Florida. All Rights Reserved NCSaTM Version 5 3 Generated: 7/21/2008 12:37 AM fileWCADocuments and Settings\rlp\Local Settings\Temp\s2k3B.tmp 7/21/2008 Short Report Page 1 of 1 Copyright © 2007 University of Florida, All Rights Reserved HCS+TM Version 5.3 Generated. 7/21[2008 1239 AM file://C:\Documents and Settings\rlp\Local Settings\Temp\s2k4D.tmp 7/21/2008 SHORT REPORT General Information Site Information 'yst RLP -ncy or Co. TR Transportation Consultants Date Performed 7120/2008 Time Period AM Peak Hour Intersection Area Type Jurisdiction Analysis Year Orange Btossom @ Airport All other areas Collier County 2013 Buildout Volume and Timing Input LT EB TH RT LT WB TH I RT LT NB TH I RT LT SB TH RT Number of Lanes 1 2 1 1 1 1 1 3 1 1 3 1 Lane Group L T R L T R L T R L T R Volume(vph) 148 341 267 412 248 110 174 834 91 39 1394 172 % 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 a95 0.95 0.95 a95 a95 0.95 Pretimed/Actuated (P/A) A A A A A A A A A A A A Startup Lost Time 2.0 2.0 2.0 2 0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Extension of Effective Green 2,0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Arrival Type 3 3 3 3 3 3 3 4 3 3 4 3 Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3 0 3.0 3.0 3,0 3.0 Ped/Bike/RTOR Volume 0 0 25 0 0 10 0 0 5 0 0 10 Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 Parking/Grade/Parking N 0 N N 0 N N 0 N N 0 N Parking/Hour Stops/Hour 0 0 0 0 0 0 0 0 0 0 0 0 .num Pedestrian Time 3.2 3.2 3.2 3.2 Phasing Excl. Left WB Only EW Perm 04 Excl. Left NB OnlThru R RT 08 G= Timing = 11.0 G = 70 G = 27.0 G = G = 9,0 G = 6.0 G = 34.0 G = 6.5 Y= 0 Y= 6.5 Y= JY= 6.5 Y= 0 Y= 6.5 ly= Duration of Analysis hrs = 0.25 Cycle Length C = 120.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB Adjusted Flow Rate 156 359 255 434 261 105 183 878 91 41 1467 171 Lane Group Capacity 337 798 356 550 528 449 317 1691 528 133 1438 448 v/c Ratio 0.46 0.45 0.72 0,79 0.49 023 0.58 0.52 0.17 0.31 1.02 0.38 Green Ratio 0.28 0.22 0.22 0.48 0.28 0.28 0.18 0.33 0.33 0.08 0.28 0.28 Uniform Delay d1 35.9 40.1 43.0 22.1 35.8 33.0 45,1 32.2 28.3 52.6 43.0 34.5 Delay Factor k 0.11 0.11 0.28 0.34 0.11 0.11 0.17 0.12 0.11 0.11 0.50 0.11 Incremental Delay d2 1.0 0.4 6.8 7.6 0.7 0,3 2.6 0.3 0.2 1,3 28.9 0.5 PF Factor 1.000 1.000 1.000 1.000 1.000 1.000 1.000 a958 1.000 1.000 0.998 1.000 Control Delay 36,9 40.5 49.7 29.7 36.6 33.3 47.7 31.2 28.4 53.9 71.9 35.1 Lane Group LOS D D D C D C D C C D E D Approach Delay 42.8 32.4 33.6 67.7 Approach LOS D C C E ection Delay 48.0 Intersection LOS D Copyright © 2007 University of Florida, All Rights Reserved HCS+TM Version 5.3 Generated. 7/21[2008 1239 AM file://C:\Documents and Settings\rlp\Local Settings\Temp\s2k4D.tmp 7/21/2008 Short Report Yage I of I Co,, jht © 2007 University of Florida, All Rights Reserved HCS+TM Version 5 3 Generated: 721/2008 1244 AM file:HCADocuments and Settings\rlp\Local Settings\Temp\s2k83.tmp 7/21/2008 SHORT REPORT General Information Site Information 9xialyst RLP TR Transportation ncy or Co. Consultants Date Performed 7/20/2008 Time Period PM Peak Hour Intersection Area Type Jurisdiction Analysis Year Orange Blossom @Airport C other areas Collier County 2013 Background Volume and Timing Input EB WB NB SB LT TH RT LT TH I RT LT TH RT LT TH RT Number of Lanes 1 2 1 1 1 1 1 3 1 1 3 1 Lane Group L T R L T R L T R L T R Volume (vph) 235 521 377 198 155 142 296 1865 511 89 1228 135 % 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 2.0 2.0 2.0 2.0 2.0 2.0 2.0 20 2.0 2.0 1 2 0 1 2.0 Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Arrival Type 3 3 3 3 3 3 3 4 3 3 4 3 Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Ped/Bike/RTOR Volume 0 0 20 0 0 15 0 0 25 0 0 10 Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 Parking/Grade/Parking N 0 N N 0 N N 0 N N 0 N Parking/Hour Bus Stops/Hour 0 0 0 0 0 0 0 0 0 0 0 0 num Pedestrian Time 3.2 3.2 3.2 32 Phasing Excl. Left EW Perm 03 04 Excl. Left NB OnlyThru & RT 08 Timing G= 8.0 G= 32.0 G= 1 JG= JG= 9.0 JG= 13.0 IG= 32.0 G= Y= 6.5 IY= 6.5 Y= IY= I Y= 6.5 IY= 0 Y= 6.5 1Y= Duration of Analysis hrs = 0.25 1 Cycle Len th C = 120.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB Adjusted Flow Rate 247 548 376 208 163 134 312 1963 512 94 1293 132 Lane Group Capacity 420 946 422 269 497 422 420 1903 594 133 1353 422 Vic Ratio 0.59 0.58 0.89 0.77 0.33 0.32 0.74 1.03 0.86 0.71 0.96 0.31 Green Ratio 0.39 0.27 0.27 0.39 0.27 0.27 0.24 0.38 0.38 0.08 0.27 0.27 Uniform Delay d1 31.2 38.2 42.3 37.0 35.4 35.3 42.4 37.5 34.6 54.2 43.3 35.2 Delay Factor k 0.18 0.17 0.41 0.32 0.11 0.11 0.30 0.50 0.39 0.27 10,47 10.11 Incremental Delay d2 2.2 0.9 20.4 13.1 0.4 0.4 7.0 29.2 12.4 15.8 15.2 0.4 PF Factor 1.000 1.000 1.000 1.000 1.000 1.000 1.000 0.920 1.000 1.000 1.000 11.000 Control Delay 33.4 39.1 62 8 50.1 35.7 35.7 49.3 63.7 47.0 70.0 58.5 135.6 Lane Group LOS C D E D D D D E D E E D Approach Delay 45.5 41.6 59.0 57.2 Approach LOS D D E E I section Delay 54.4 Intersection LOS D Co,, jht © 2007 University of Florida, All Rights Reserved HCS+TM Version 5 3 Generated: 721/2008 1244 AM file:HCADocuments and Settings\rlp\Local Settings\Temp\s2k83.tmp 7/21/2008 Short Report Page I of 1 coy, ..gni u 2Uo/ University of F londa, All Rights Reserved HCS.TM Version 53 Generated: 7212008 12'43 AM fileWCADocuments and Settings\rlp\Local Settings\'femp\s2k71.tmp 7/21/2008 SHORT REPORT General Information Site Information A-alyst RLP -ncy or Co. Consultants Transportation Co Date Performed 7/20/2008 Time Period PM Peak Hour Intersection Area Type Jurisdiction Analysis Year Orange Blossom @ Airport All other areas Collier Count Y 2013 Buildout Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH I RT LT TH RT Number of Lanes 1 2 1 1 1 1 1 3 1 1 3 1 Lane Group L T R L T R L T R L T R Volume(vph) 348 571 377 217 171 142 372 1865 511 89 1292 154 % 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 a95 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 1 2.0 20 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Arrival Type 3 3 3 3 3 3 3 4 3 3 4 3 Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Ped/Bike/RTOR Volume 0 0 20 0 0 15 0 0 25 0 0 10 Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 Parking/Grade/Parking N 0 N N 0 N N 0 N N 0 N Parking/Hour 8++-g Stops/Hour 0 0 0 0 0 0 0 0 0 0 0 0 num Pedestrian Time 3.2 3.2 3.2 3 2 Phasing Excl. Left EW Perm 03 04 Excl. Left NB Onl Thru 8 RT 08 Timing G= 8.0 G= 32.0 G= G= G= 9.0 G= 13.0 G= 32.0 G= Y= 6.5 Y= 6.5 Y= Y= Y= 6.5 Y= 0 Y= 6.5 Y= Duration of Anal sis hrs = 0.25 Cycte Lenqth C = 120.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB Adjusted Flow Rate 366 601 376 228 180 134 392 1963 512 94 1360 152 Lane Group Capacity 405 946 422 249 497 422 420 1903 594 133 1353 422 v/c Ratio 0.90 a64 0.89 a92 0.36 0.32 0.93 1.03 a86 0.71 1.01 0.36 Green Ratio 0.39 0.27 0.27 039 0.27 0.27 0.24 0.38 0.38 0.08 0.27 0.27 Uniform Delay d1 38,5 38,8 42.3 41.6 35.7 35.3 44.8 37.5 34.6 54.2 44,0 35.7 Delay Factor k 0.42 0.22 0.41 0.43 0.11 0.11 0.45 050 0.39 0.27 a 50 011 Incremental Delay d2 23.1 1.4 20.4 35.3 0,5 0.4 27.9 29.2 12.4 15.8 25.7 0.5 PF Factor 1 000 1.000 1.000 1.000 1.000 1.000 1.000 0920 1.000 1.000 1.000 1.000 Control Delay 61.6 40.3 62.8 76.9 36.2 35.7 72.7 63.7 47.0 70.0 69.7 36.2 Lane Group LOS E D E E D D E E D E E D Approach Delay 52.4 53.2 62.0 66.6 Approach LOS D D E E I ' 'ection Delay 60.4 Intersection LOS E coy, ..gni u 2Uo/ University of F londa, All Rights Reserved HCS.TM Version 53 Generated: 7212008 12'43 AM fileWCADocuments and Settings\rlp\Local Settings\'femp\s2k71.tmp 7/21/2008 ORANGE BLOSSOM DRIVE @ FULL SITE ACCESS Two -Way Stop Control I TWO-WAY STOP CONTROL SUMMARY General Information ISite Information ,yst LP enc /Co. IrTiR Transportation ate Performed 1712012008 nal sis Time Period JAM Peak Hour Pro ect Description Pro osed Growth Man EastlWest Street: Orange Blossom Drive Intersection Orientation: East-West Vehicle Volumes and Adjustments Major Street ion Orange Blossom Access on Collier Count Year 2013 Buildout 6 0 L 3th Street: Full Site Access riod (hrs): 0.25 Nage I of 1 Movement 1 2 3 1 4 5 6 0 L T R L T R Volume veh/h) 719 35 93 501 Peak -Hour Factor, PHF 0.95 095 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR veh/h 0 756 36 97 527 0 Percent Heavy Vehicles 0 -- -- 0 _ -- Median Type R L Undivided R le veh/h) RT Channelized 1 0 1 1 1 0 Lanes 0 1 1 1 1 1 1 1 1 0 Configuration T R L T Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R le veh/h) 13 37 Peak -Hour Factor, PHF 095 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR veh/h 13 0 38 0 0 0 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 Delay, Queue Length, and Level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L R (vehlh) 97 13 38 (m)(veh/h) 836 124 411 Vic 0.12 0.10 0.09 95% queue length 1 0.39 0.34 0.30 Control Delay (s/veh) 9.9 37.4 1 14.6 LOS A I E B ,Approach Delay (s/veh) -- -- 20.4 Ar - ':3ch LOS -- -- C Go, i RJ 2007 University of Florida, All Rights Reserved HCS JM Version 5.3 file://C:\Documents and Settings\rlp\Local Settings\Temp\u2k92.tmp Generated: 72112006 12:46 AM 7/21/2008 Two -Way Stop Control Page I of I Co, .ant © 2007 University of Florida. All Rights Reserved HCSjM Version 5.3 Generated: 7/21/2008 12:47 AM file://C:\Documents and Settings\rlp\Local Settings\Temp\u2k96.tmp 7/21/2008 TWO-WAY STOP CONTROL SUMMARY IrAeneral Information Site Information Intersection Orange Blossom Dr@Site Access .t st RLP enc /Co. TR Transportation Jurisdiction Collier Count Date Performed nal sis Time Period 7/20/2008 M Peak Hour Analysis Year 013 Buildout Project Description Proposed Growth Management Plan Amendments East/West Street: Orange Blossom Drive orth/South Street: Full Site Access Intersection Orientation: East-West IStudy Period hrs : 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/h 1133 41 111 586 Peak -Flour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR veh/h 0 1192 43 116 516 0 Percent Heavy Vehicles 0 - - 0 -- - Median Type Undivided RT Channelized 0 1 0 Lanes 0 1 1 1 1 0 Configuration T R - L T Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R ne veh/h) 56 163 Peak -Hour Factor, PFiF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR veh/h 58 0 171 0 0 0 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 Delay,Queue Length, and Level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L R (veh/h) 116 58 171 C (m) (veh/h) 571 50 230 1c 0.20 1.16 0.74 95% queue length 1 0.75 5.19 5.13 Control Delay (s/veh) 12.9 310.2 1 55.5 LOS B F F Approach Delay (s/veh) - 120.0 ach LOS F Co, .ant © 2007 University of Florida. All Rights Reserved HCSjM Version 5.3 Generated: 7/21/2008 12:47 AM file://C:\Documents and Settings\rlp\Local Settings\Temp\u2k96.tmp 7/21/2008 AIRPORT -PULLING ROAD (a), RIGHT- IN/RIGHT-OUT SITE ACCESS Two -Way Stop Control TWO-WAY STOP CONTROL SUMMARY rmation Site Information Page I of I r llyst RLP Intersection Airponi Rd Site Access /C o. TR Transportation Jurisdiction Collier Count Ienc Date Performed 7/20/2008 Analysis Year 2013 Buildout [Analysis Time Period AM Peak Hour Plan East/West Street: Airport -Pulling Road North/South Street: Full Site Access Intersection Orientation: North-South IStudy Period hrs : 0.25 ehicle Volumes and Adjustments movement 1 2 3 1 4 5 6 L T R L T R Volume veh/h) 1099 2001 72 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR veh/h 0 1156 0 0 2106 75 Percent Heavy Vehicles 0 0 Median Type Undivided RT Channelized 0 0 Lanes 0 2 0 0 2 1 Configuration T T R upstream Si nal Minor Street _ 0 Eastbound _ p Westbound Movement 7 8 9 10 11 12 L T R L T R " me veh/h) 24 <-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR veh/h 0 0 25 0 0 0 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 0 0 1 0 0 0 Configuration R Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration R v(veh/h) 25 C (m) (veh/h) 277 v/c 0.09 95% queue length 0.29 Control Delay (s/veh) I I 119 3 LOS C Approach Delay (s/veh) -- __ 19.3 Approach LOS C C }1 @) 2007 Unlversily of Florida, All Rights Reserved HCSarM Version 5.3 Generated: 7/21/2008 12:45 AM file://C:\Documents and Settings\rlp\Local Settings\Temp\u2k89.tmp 7/21/2008 Two -Way Stop Control Page 1 of l I © 2007 University of Florida. All Rights Reserved HCS+TM Version 5.3 Generated. 7212008 12:46 AM file://C:\Documents and Settings\rlp\Local Scttings\Tear&2k8D.tmp 7/21/2008 TWO-WAY STOP CONTROL SUMMARY (agneral Information Isite Information st RLP Intersection JAWDorf Rd @ Site Access /Co. TR Transportation Jurisdiction lCollier Count Ienc Date Performed 7720/2008 Analysis Year 12013 Buildout jAnalysis Time Period PM Peak Hour Project Description Proposed Growth Management Plan Amendments EasVWest Street: Airport -Palling Road North/South Street: Full Site Access Intersection Orientation: North-South Stud Per od hrs : 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h) 1803 2748 104 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 a95 Hourly Flow Rate, HFR veh/h 0 1897 0 0 2892 109 Percent Heavy Vehicles 0 — 0 Median Type Undivided RT Channelized 0 0 Lanes 0 2 0 0 2 1 Configuration T T R Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R ne veh/h) 63 I .-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR veh/h 0 0 87 0 0 0 Percent Heavy Vehicles 0 0 0 1 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 1 0 0 0 Configuration R Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration R (veh/h) 87 (m) (veh/h) 163 Vic 0.53 95% queue length 2.68 Control Delay (s/veh) 49.9 LOS E pproach Delay (s/veh) -- -- 49.9 pproach LOS E I © 2007 University of Florida. All Rights Reserved HCS+TM Version 5.3 Generated. 7212008 12:46 AM file://C:\Documents and Settings\rlp\Local Scttings\Tear&2k8D.tmp 7/21/2008 TRIP GENERATION EQUATIONS TRIP GENERATION EQUATIONS ITALIAN AMERICAN PLAZA AND CLUBHOUSE DISTRICT & AIRPORT ROAD/ORANGE BLOSSOM COMMERCIAL SUBDISTRICT ITE TRIP GENERATION REPORT, 7" EDITION Land Use Weekday AM Peak HourT Weekday PM Peak Hour Weekday Residential Ln (T) = 0.80 Ln (X) + 0.26 Ln (T) - 0.82 Ln (X) + 0.32 Condo/Townhouse - - (LUC 230) 17% in 83% out -- - 33% in - --- Ln (T) — 0.85 Ln (X) r 2.55 67%out T - Trips, X - dwelling units Lodj e/Fratemal I - 0.01 (X) r -. 003 (X) Organization - - - T -0.29(X) (I U( 591) 50%in 50% out 50°/ in -_50°/ out T = Trips,_ X -- I,_000's s . I. of Gross Floor Area General Office Building Ln (T) ' 0.801,n(X) t 1.55 T ---- - --— (I UC 710) R8°/ 12%ont 17% - 1.49 (X) Ln (T) = 0.77 Ln (X) + 3.65 83% in m m I Trips, X I,000's sq It of Gloss Floor Medical/Dental Office T -- 2.48 (X) Building - (LIJC 240) 79°/ mL- 21 % in F,n ( r) 0 93 Ln (X) + 1.47 .-- - f - 36.13 (X) 27% m L 73% out -- - - T Ti,ips, X 1,000's sq ft of Gi oss I loor_A_rea Drrvc In Bank F 12.34 (X) -- V. out (LUC 912)_ 56% m _ � - out T=45.74 50% in .. (X) f - 18234 (X)+ 256.87 �50% out _ T -Trips, X - 1,000's sq, ft. of Gross Floor Area Agenda Item 4 H CiO�eY CiOLi7'[ty STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION, COMPREHENSIVE PLANNING DEPARTMENT HEARING DATE: MARCH 17, 2008 RE: PETITIION NO. CPSP-2006-12: MARGOOD PARK GROWTH MANAGEMENT PLAN AMENDMENT [TRANSMITTAL HEARING] AGENT/APPLICANT/OWNER: Agent: Vicky Ahmad, Project Manager Collier County Parks and Recreation Department 15000 Livingston Road Naples, Fl. 34109 Applicant Collier County And Owner: 3301 East Tamiami Trail Naples, Fl. 34112 GEOGRAPHIC LOCATION: The property, containing approximately 2.5 acres, is located on Goodland and abuts Papaya Street, Pear Tree Avenue, and Pettit Street in Section 18, Township 52 South, Range 27 East. See location map which follows as well as the legal description of the subject site attached hereto. 1 Agenda Item 4 H Source: Collier County Property Appraiser's records and records of the Collier County Parks and Recreation Department REQUESTED ACTION: The petition requests a change of the Future Land Use Map designation of the property from "Urban Designation, Urban Mixed Use District, Urban Coastal Fringe Subdistrict' to "Conservation Designation" and to update the Future Land Use Map Series list at the end of the Future Land Use Element text (see Resolution Exhibits). PURPOSE/DESCRIPTION OF PROJECT: The County acquired this water frontage site in 2005 with a funding grant linked to a covenant between the Department of Community Affairs, under the Florida Communities Trust Act, requiring development and maintenance for uses which implement the Recreation and Open Space and Conservation Elements of the Collier County Growth Management Plan. A specific condition of that grant was the requirement for Collier County to pursue this proposed re -designation. The Collier County Parks and Recreation Department Conceptual Site Plan calls for future improvements including a playground, interpretive center, picnic area with shelter, a fishing/viewing pier, and boat boarding dock with off-street parking appropriate for these uses. Development of this site with parks and open space uses does not require this GMP amendment. This amendment is necessitated by the aforementioned grant condition. 2 Agenda Item 4 H SURROUNDING EXISTING LAND USE, ZONING, AND FUTURE LAND USE DESIGNATION: A. Subject Site. This approximate 2.5 acre site is partially developed with structures while other portions (9 parcels) are undeveloped. The FLUM designation is Urban Coastal Fringe Subdistrict. The zoning is VR-GZO and RSF-4-GZO. B. Surrounding Lands • North.... Coastal water and residential development. The FLUM designation is Urban Coastal Fringe Subdistrict. The zoning is Village Residential, Goodland Zoning Overlay (VR-GZO) and Residential Single Family -4, Goodland Zoning Overlay (RSF-4-GZO); • East.... Residential development. The FLUM designation is Urban Coastal Fringe Subdistrict. The zoning is RSF-4-GZO and VR-GZO. • South..Residential development. The FLUM designation is Urban Coastal Fringe Subdistrict. The zoning designation is RSF-4-GZO. • West ... Coastal water and residential development. The FLUM Designation is Urban Coastal Fringe Subdistrict. The zoning is RSF-4-GZO and VR- GZO. STAFF ANALYSIS: Comprehensive Plan Amendment Data and Analysis Requirement Chapter 9J-5, Florida Administrative Code, "Minimum Criteria for Review of Local Government Comprehensive Plans and Plan Amendments, Evaluation and Appraisal Reports, Land Development Regulations and Determinations of Compliance" sets forth the minimum data and analysis requirement for comprehensive plan amendments. More specifically, Section 9J-5.005 "General Requirements" delineates criteria for plan amendments in sub -section 9J-5.005 (2) "Data and Analysis Requirements." Sub -section 9J-5.005(2) states in part that "All goals, objectives, standards, findings and conclusions within the comprehensive plan and its support documents, and within plan amendments and its support documents, shall be based upon relevant and appropriate data and analysis applicable to each element. To be based upon data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue... the Department will review each comprehensive plan [amendment] for the purpose of determining whether the plan [amendment] is based on data and analyses described in this Chapter and whether data were collected and applied in a professionally acceptable manner." It is incumbent upon all applicants requesting comprehensive plan amendments to provide supporting data and analyses in conjunction with any relevant support documents. It is not the responsibility of Collier County staff to generate data and analysis for the applicant, although it is staff's responsibility to identify any shortcomings in the data and analyses during the consistency review process and to request additional information that is deemed essential in the review of the submitted request for a plan 3 Agenda Item 4 H amendment. Any outstanding deficiencies with respect to data and analyses that may remain at the time of any requisite public hearing are the responsibility of the applicant. A detailed synopsis of the adequacy of the data and analysis for the subject plan amendment is set forth with specificity below. Reauest Reviewed within the Context of the Collier County Growth Management Plan This proposed change in the existing FLUM designation of "Urban Designation, Urban Mixed Use District, Urban Coastal Fringe Subdistrict" to "Conservation Designation" is consistent with and in furtherance of the Growth Management Plan and in particular, Goal I of the Conservation and Coastal Management Element which reads: "GOAL 1: THE COUNTY SHALL CONTINUE TO PLAN FOR THE PROTECTION, CONSERVATION, MANAGEMENT AND APPROPRIATE USE OF ITS NATURAL RESOURCES." The following are excerpts from the Future Land Use Element which define the existing and proposed Future Land Use Designation for this approximate 2.5 -acre Collier County - owned site: Existine FLUM Desianation "Urban Coastal Frinee Subdistrict: The purpose of this Subdistrict is to provide transitional densities between the Conservation designated area (primarily located to the south of the Subdistrict) and the remainder of the Urban designated area (primarily located to the north of the Subdistrict). The Subdistrict comprises those Urban areas south of US 41, generally east of the City of Naples, and generally west of the Rural Fringe Mixed Use District Neutral Lands, but excludes Section 13, Township 51 South, Range 26 East, and comprises approximately 11,354 acres and 10% of the Urban Mixed Use District. The entire Subdistrict is located seaward of the Coastal High Hazard Area Boundary. In order to facilitate hurricane evacuation and to protect the adjacent environmentally sensitive Conservation designated area, residential densities within the Subdistrict shall not exceed a maximum of 4 dwelling units per acre, except as allowed by certain FLUE Policies under Objective 5, and except as provided in the Bayshore Gateway Triangle Redevelopment Overlay. New rezones to permit mobile home development within this Subdistrict are prohibited. Rezones are recommended to be in the form of a Planned Unit Development. " Proposed FLUM Designation "CONSERVATION DESIGNATION The overall purpose of the Conservation Designation is to conserve and maintain the natural resources of Collier County and their associated environmental, and recreational and economic benefits. All native habitats possess ecological and physical characteristics that justify attempts to maintain these important natural resources. Barrier Islands, coastal bays, wetlands, and habitat for listed species deserve particular attention because of their ecological value and their sensitivity to n Agenda Item 4 H perturbation. It is because of this that all proposals for development in the Conservation Designation must be subject to rigorous review to ensure that the impacts of the development do not destroy or unacceptably degrade the inherent functional values." Environmental Impacts There are no negative impacts as a direct result of the approval of this petition. At time of rezone [to P, Public Use] a more detailed analysis of the possible environmental effects of park development will be made. Historical and Archaelo¢ical Impacts The project site is within the "Goodland Point midden", a glades shell midden that encompasses much of Goodland. The Glades Culture, a regional adaptation found in south Florida after 500 BC and into the colonial period, constructed the 40 -acre midden. Goodland contains the largest concentration of historic structures in Collier County, with 12 standing structures listed in the Florida Master Site File. These 12 structures are within 1/4 mile of the project site. Some of these cottages were moved to Goodland in 1949. Some of these are located on the east side of Petit Drive and contain "The Homestead Cracker Cottages" and these cottages will be preserved. There was an Archaeological Assessment of the Mar -Good parcel in May 2006 and an Historical Assessment of Mar -Good buildings in August 2006. These assessments were conducted to develop historic and archaeological guidelines for a park management plan. The goal was to locate and evaluate any archaeological deposits on the parcel so that park development could be implemented without adversely impacting any significant archaeological resources. The Mar -Good archaeological assessment also included an archival review, pedestrian survey and subsurface testing of the entire parcel. As a result of this investigation, large quantity of archaeological deposit was recovered in this subject parcel. Traffic Capacity/Traffic Circulation Analysis and Impacts There will be no traffic impact associated with this FLUM amendment, however a traffic impact study may be required at the time of rezoning and site development plan. Public Facilities Impacts As previously noted, this GMP amendment is not necessary to pursue the proposed planned development. However, this re -designation will result in a reduction in allowed density and intensity of use on this site. • Potable Water. Public Utilities advises that this project location is not within the Collier County Water and Sewer District Service Area. The applicant acknowledges that public water supply facilities are not available in the immediate area and therefore the development of the parcel will require the installation of a private well. However, there is a municipal type central potable water facility. • Sanitary Sewer. Public Utilities advises that this project location is not within the Collier County Water and Sewer District Service Area. The applicant acknowledges that public sanitary sewer facilities are not available in the immediate area and 5 Agenda Item 4 H therefore the development of the parcel will require the installation of a septic tank system to be permitted consistent with the applicable provisions of the LDC and other jurisdictional agencies including FDEP and SFWMD. However, there is a municipal type central sanitary sewer facility. • Drainage. The proposed development will be designed to comply with the 25 year, 3 day storm standards and other applicable standards of the LDC and other jurisdictional agencies including the SFWMD. • Solid Waste. The established Level of Service (LOS) for solid waste is two years of lined cell capacity at previous three years average tons per capital disposal rate with 10 years of permitted landfill capacity available for Collier County solid waste disposal. No adverse impacts to the existing solid waste facilities from this 45,000 square foot project are anticipated. • Parks. The proposed development will add to the park system and will not increase the population density and, therefore, will have no adverse affect on the community and the regional parks. • Arterial and Collector Roads. No Traffic Impact Statement was prepared or is required. FINDINGS AND CONLUSIONS The following are findings and conclusions as a result of the reviews and analyses of this request: • The subject 2.5 acres is owned by Collier County and was acquired for and planned for preservation, public open space and recreation, and conservation as more defined in the Conceptual Site Plan for the property. • The change to the FLUM to "Conservation Designation" is consistent with the Collier County Growth Management Plan and, in particular, Goal 1 of the Conservation and Coastal Management Element of the GMP. • This map designation is not necessary to pursue the proposed park uses, rather it is a condition of a state grant. • This re -designation will result in less density and intensity of use being allowed on the site than currently allowed. NEIGHBORHOOD INFORMATION MEETING (NIM) Neighborhood Information Meeting (NIM) Synopsis provided by Thomas Greenwood, Principal Planner: • Ms. Vicky Ahmad, Murdo Smith, and Barry Williams of the Collier County Parks and Recreation Department were present and duly noticed and held the required NIM on February 26, 2008, beginning at 7:30 PM at Goodland Civic Association Building, 417 Mango Road in Goodland. It was stated that the proposed amendment to the Future Land Use Map would affect just the County owned land purchased for park purposes utilizing state funding with a requirement attached that the property be restricted by future land use designation and zoning to recreation, conservation, and open space. Those present were advised that the NIM is a requirement of the LDC; that the meeting is being taped, videoed and transcribed; that the meeting synopsis will be provided to the CCPC and the BCC; that those present should sign in on the attendance sheet; that there will be time 3 Agenda Item 4 H for questions and answers; that a rezone petition to P, Public Use will likely follow; and that a second NIM will likely be held on March 20 due to a delay in the mailed notices getting to the required property owners in a timely manner 10 days prior to the NIM. Approximately 35 persons from the public attended, in addition to the applicant's team and county staff. Remarks, concerns, and questions vetted: Thomas Greenwood presented an overview of and the FLUM amendment request, time schedule for transmittal and adoption hearings, and the affect the amendment would have upon the county -owned property which is to restrict its future use to that which it is intended (recreation, conservation, and open space). major issues/contentions; 1. Short term security of the existing buildings was a concern voiced (currently fenced and locked) 2. Timing for development of the park (estimated completion in July, 2010 following GMP amendment, zone change, plans and specs, bid taking and construction) was questioned. 3. Protection of the artifacts currently stored in the former MarGood store (planned conversion to a museum) was of concern. Parks staff stated that the inventory of what is there is being completed, an agreement with the owner is being formalized, and a good temporary place for the artifacts will be found soon where the artifacts will be kept until the museum building is renovated. 4. Education and preservation of the maritime history of Goodland and Southwest Florida was stated as the primary focus of the development and redevelopment of the grounds and buildings to be kept on the park site. 5. The ability to have concessions in the park was raised and it was concluded that minor concessions under the control of county would be permitted as they are in other parks. 6. Several present asked if the county would allow overnight boat parking, to which staff responded by saying that the county code would have to be changed to allow that. 7. Two persons asked about the ability to allow temporary docking space for canoes, dinghies from sailboats and similar small craft to permit those to use restaurants and stores in Goodland. Staff stated that they will look into that possibility. positive comments/approvals: Those present advised the applicant that they would like to have an active role in the final planning and on-going success of the park development and encouraged those involved in the planning to involve them in a timely manner while the plans are being prepared. a e¢ nt/applicant/developer statements of commitment: County staff stated that the buildings are being kept secured and maintained in there "as is" condition until the renovation can commence scheduled for 2009 and completion in 2010. The county staff will begin to replace some of the fence with native landscape treatment and keep the community involved in the planning for the site which will begin in 2008 with the hiring of a private consultant. It was noted by Barry Williams that a second NIM will be held on March 20 at 7:30 PM and will be properly advertised and noticed as required in the LDC. • conclusion time: Approximately 8:30PM. ENVIRONMENTAL ADVISORY COUNCIL: The Environmental Advisory Council does not normally review this type of application. LEGAL CONSIDERATIONS: This staff report has been reviewed and approved by the Office of the Collier County Attorney. STAFF RECOMMENDATION: In view of the reviews and analyses provided within this report, staff recommends that the Planning Commission forward Petition CP -2006-12 to the Board of County Commissioners with a recommendation to transmit to the Florida Department of Community Affairs. Prepared by: - -` `., ice,`, iiDate:�c�/C?u�' Thomas Greenwood, AICP, Principal Planner Comprehensive Planning Department Reviewed by:!- -t" ti' �� Date: i David Weeks, AICP, Manager Comrehensive/P1an Lning Department Reviewed by: a44� Date: 3/3/0 Randy Coh n, AICP'Director Comprehensive Planning Department Reviewed by: /L o �"f - f 0, ate: Z 1 Li O S Mar oridkl. Student -Stirling Assistant County Attorney Office of the Collier County Attorney Approved by: Date: ffz k08� o ph K. Schmitt, Administrator C mmunity Development and Environmental Services Division 0 Agenda Item 4 H PETITION NO. CP -2006-12 Staff Report for the March 17, 2008, CCPC Meeting. NOTE: This petition has been scheduled for the April 15, 2008, BCC Meeting. COLLIER COUNTY PLANNING COMMISSION: Mr. Mark Strain, Chairman we Half circle L Ranch Agenda Item 4.G. STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING FROM: COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION, COMPREHENSIVE PLANNING DEPARTMENT HEARING DATE: March 17, 2008 RE: PETITION CP -2006-10, HALF CIRCLE L RANCH GROWTH MANAGEMENT PLAN AMENDMENT (TRANSMITTAL HEARING) AGENT/APPLICANT: Agent: Mr. Robert L. Duane Hole Montes, Inc. 950 Encore Way Naples, FL, 34110 Applicant: Timothy G. Hains, Trustee 1395 Panther Lane, Suite 300 Naples, Florida 34109 Owner: Half Circle L Ranch Partnership 2424 Thorp Rd. Immokalee, FL 34142-3401 GEOGRAPHIC LOCATION: The subject property contains 2,431.8 acres more or less, is located just to the east of Immokalee in Sections 13, 14, 15, 22, 23, 24, 26, 34, Township 46 South, Range 30 East, and lies within the Corkscrew Planning Community. The property is located within what is commonly known as the Half Circle L Ranch. (see application for maps of site location) REQUESTED ACTION: The subject property is designated Agricultural/Rural, Agricultural/Rural Mixed Use District, on the countywide Future Land Use Map (FLUM) of the Collier County Growth Management Plan (GMP), and is within the Rural Lands Stewardship Area (RLSA) Overlay. More specifically, it is designated "Open Lands" on the Stewardship Overlay Map, part of the map series. Also, the site is within Stewardship Sending Area (SSA) #8. This petition seeks to amend the Stewardship Overlay Map to re -designate 2,431.8 acres from Open Lands to Habitat Stewardship Area (HSA); and, to make text changes to: 1) make correlating adjustments to the HSA acreage figure in RLSA Policy 3.2, and, 2) increase the number of Stewardship Credits allowed by the early entry bonus in RLSA Policy 1.21. The proposed text changes, shown in strike-through/underline format, are as follows: D. RURAL LANDS STEWARDSHIP AREA OVERLAY GROUP 1- GENERAL PURPOSE AND STRUCTURE OF THE COLLIER COUNTY RURAL LANDS STEWARDSHIP AREA OVERLAY Half Circle L Ranch Agenda Item 4.G. POLICY 1.21 [FLUE PAGE 1021 The incentive based Stewardship Credit System relies on the projected demand for Credits as the primary basis for permanent protection of flowways, habitats and water retention areas. The County recognizes that there may be a lack of significant demand for Credits in the early years of implementation, and also recognizes that a public benefit would be realized by the early designation of SSAs. To address this issue and to promote the protection of natural resources, implementation of the Overlay will include an early entry bonus to encourage the voluntary establishment of SSAs within the RSLA. The bonus shall be in the form of an additional one Stewardship Credit per acre of land designated as a HSA located outside of the ACSC and one-half Stewardship Credit per acre of land designated as HSA located inside the ACSC. The early entry bonus shall be available for five years from the effective date of the adoption of the Stewardship Credit System in the LDC. The early designation of SSAs, and resulting protection of flowways, habitats, and water retention areas does not require the establishment of SSAs or otherwise require the early use of Credits, and Credits generated under the early entry bonus may be used after the termination of the bonus period. The maximum number of Credits that can be generated under the bonus is 27;000 28.215.9 Credits, and such Credits shall not be transferred into or used within the ACSC. GROUP 3 — POLICIES TO PROTECT WATER QUALITY AND QUANTITY AND MAINTAIN THE NATURAL WATER REGIME, AS WELL AS LISTED ANIMAL AND PLANT SPECIES AND THEIR HABITATS BY DIRECTING INCOMPATIBLE USES AWAY FROM WETLANDS AND UPLAND HABITAT THROUGH THE ESTABLISHMENT OF FLOW WAY STEWARDSHIP AREAS, HABITAT STEWARDSHIP AREAS, AND WATER RETENTION AREAS, WHERE LANDS ARE VOLUNTARILY INCLUDED IN THE RURAL LANDS STEWARDSHIP AREA PROGRAM. POLICY 3.2 [FLUE PAGE 1041 Listed animal and plant species and their habitats shall be protected through the establishment of Habitat Stewardship Areas (HSAs), as SSAs within the RLSA Overlay. HSAs are delineated on the Overlay Map and contain approximately 40,100 42.431.8 acres. HSAs are privately owned agricultural areas, which include both areas with natural characteristics that make them suitable habitat for listed species and areas without these characteristics. These latter areas are included because they are located contiguous to habitat to help form a continuum of landscape that can augment habitat values. The Overlay provides an incentive to permanently protect HSAs by the creation and transfer of credits, resulting in the elimination of incompatible uses and the establishment of protection measures described in Group 1 Policies. Not all lands within the delineated HSAs are comparable in terms of their habitat value; therefore the index shall be used to differentiate higher value form lower value lands for the purpose of Overlay implementation. Analysis of the Index Map Series shows that HSA lands score within a range of 0.6 to 2.2. There are approximately 13,800 acres of cleared agricultural fields located in HSAs. The average index score of HSA designated lands is 1.3, however, the average index score of the naturally vegetated areas with HSAs is 1.5. BACKGROUND and PROJECT DESCRIPTION: On December 24, 1997, the Florida Department of Community Affairs (DCA) issued its Notice and Statement of Intent to find Collier County's Growth Management Plan amendments adopted pursuant to the 1996 EAR (Evaluation and Appraisal Report) not "in compliance". Subsequently, an Administrative Law Hearing was held in Collier County, and the Administrative Law Judge issued a Recommended Order that sided with DCA. On June 22, 1999, the state of Florida Administrative Commission (Governor and Cabinet) issued Final Order No. AC -99-002, which directed Collier County to conduct a Rural and Agricultural Area Assessment (the "Assessment") to collect appropriate data, gather public input and develop amendments to the Growth Management Plan. Major issues to be addressed by the Assessment included: protecting wetlands, wildlife and their habitats; protecting prime or unique agricultural lands from the premature conversion to other Half circle L Ranch Agenda Item 9.G. uses; and, assessing the growth potential of the Area by assessing the potential conversion of these rural lands to other uses, in appropriate locations. All of this was to occur while discouraging urban sprawl, directing incompatible land uses away from critical habitat and encouraging development that utilized creative land use planning techniques; such techniques could include, but not be limited to, public and private schools, urban villages, new towns, satellite communities, area -based allocations, clustering and open space provisions, and mixed-use development. The final order allowed Collier County to conduct the Assessment in phases, which the County did; a separate citizen advisory committee was established for each respective area — the Rural Fringe Area and the Eastern Lands Area, also known as the "Immokalee Area Study" (and sometimes referred to as the "Rural Lands Area"). The final order, as amended, required that the County adopt GMP Amendments for the Rural Lands Area resulting from the assessment by November 1, 2002. The BCC -appointed Rural Lands Assessment Area Oversight Committee conducted the assessment for the Immokalee Study Area over a three year period and, as a result of their findings, the Rural Lands Stewardship Area (RLSA) Overlay, a voluntary, incentive -based land development and conservation program, was adopted into the GMP on October 22, 2002 and into the Land Development Code (LDC) on June 26, 2003. The RLSA comprises over 195,000 acres in northeastern Collier County. RLSA Program: The goals of the Collier County RLSA are to: - protect agricultural activities and to prevent the premature conversion of agricultural land to non-agricultural uses; - direct incompatible uses away from wetlands and upland habitat; - enable the conversion of rural land to other uses in appropriate locations; - discourage urban sprawl and to encourage development that utilizes creative land use planning techniques. The intent of the program is to direct development away from sensitive natural areas to areas that have already been impacted, such as farm fields. The program accomplishes the above goals by incentivizing land owners within the RLSA to voluntarily place both environmentally valuable natural areas and contiguous agricultural properties in Stewardship Sending Areas (SSA). An SSA has a perpetual Stewardship Easement, running with the land, limiting land uses. In exchange for a reduction in land uses (removing one or more land use layers, in succession), coupled with the environmental value of the property, the land owner receives Stewardship Credits. Credits can be used to develop Stewardship Receiving Areas (SRA) — towns, villages, hamlets, compact rural developments - in appropriate areas. There are three types of Stewardship Sending Areas. Flowway Stewardship Areas (FSA) primarily include privately owned wetlands that are located within the Camp Keais Strand and Okaloacoochee Slough. Habitat Stewardship Areas (HSA) include natural characteristics which makes them suitable habitat for listed species and also contain approximately 13,800 acres of active and passive agriculture. Water Retention Areas (WRA) are privately owned lands permitted by the South Florida Water Management District to function as agricultural water retention areas that provide surface water quality and other natural resource value. "Open" areas are lands that have relatively lower natural resource values and are suitable for SRA development. Eight Stewardship Credits are required to develop one acre of a SRA. SRAs must be compact, environmentally sensitive in design and provide their own services and infrastructure to residents. The subject amendment consists of a proposal to change the future land use map designation from Half circle L Ranch Agenda Item 4.G. Open to HSA for the 2431.80± acre parcel, and a text change to the Future Land Use Element both to reflect the increase in HSA acreage and to increase the amount of available Early Entry Bonus Credits from 27,000 to 28,215.9. STAFF ANALYSIS: HABITAT STEWARDSHIP AREA DESIGNATION The property proposed for re -designation is a mix of wetlands, uplands, pasture and fallow crop lands, which is similar to other HSAs. It is contiguous to HSA lands to the north and south and an area identified for restoration is adjacent to the west. Numerous listed species can be expected to utilize the property, and it is located within Primary Panther Habitat according to the MERIT Panther Plan as well as Primary Bear Habitat, according to the Florida Fish and Wildlife Conservation Commission (FWC). The property is located entirely within the Area of Critical State Concern (ACSC). Based upon review of the data submitted within the application, the proposed RLSA designation change from Open Lands to Habitat Stewardship Area is warranted (see RLSA Policy 3.2 on page 2 of this report). However, because the acreage figures in RLSA Policy 3.2 are approximate, staff would recommend the revised acreage also be approximate (40,200 acres of HSA, not 40,192). It should be noted that this property is located within SSA 8. As such, a Stewardship Easement was placed upon this property limiting it to Agriculture Group 1 (Ag 1 — active ag) and Agriculture Group 2 (Ag 2 — passive ag) uses. If the applicant seeks an amendment to the SSA, an additional land use layer must be removed. This will have the effect of reducing the land uses from acres of Ag 1 to Ag 2 (on those acres) and from acres of Ag 2 to Conservation. Although RLSA policy 1.18 supports additional conservation purchases to augment the program though outside sources, there is one effect of conservation land being created from the RLSA program. One of the primary goals of the RLSA is to support agriculture. Under the Land Development Code 4.08.06 B4 passive forms of agriculture are not permitted on conservation land. The re -designation of this property from Open to HSA, adds additional incentive for further protection. If the proposed map re -designation and correlating acreage change to Policy 3.2 is adopted, staff notes two other correlating changes will be necessary so as to maintain internal consistency: 1) RLSA Policy 3.2 will need further revision to increase the acreage of cleared agricultural fields from "approximately 13,800 acres" to acres (petitioner to provide this figure to staff); and, 2) the text of Policy 4.2 will have to be amended to show a decrease in potential Open lands from "approximately 74,500 acres" to 72,100 acres. EARLY ENTRY BONUS CREDITS The proposed text amendment seeks to increase the available amount of Early Entry Bonus Credits from 27,000, as provided for in RLSA Policy 1.21, to 28,215.9 (see RLSA Policy 1.21 on page 2 of this report). Currently, the credits are available until January 30, 2009 (LDC 4.08.06 B.1.a.). A total of 7,718.7 early entry bonus credits have been utilized as of the date of this report, leaving a balance of 19,281.3 available for future approved SSAs. The potential additional bonus credits would allow a total of approximately 152 additional acres of SRA to be developed in Open Areas (1/2 bonus credit per acre X 2431.8 acres = 1,215.9 credits + 8 credits per acre of SRA = 152 acres of SRA development). Because of the amount of bonus credits available, and the rate of credits assigned (average 1500/ year), it is unlikely that the balance of 19,281.3 credits remaining will be utilized by January 30, 2009. The applicant provided no justification for this requested change, therefore, staff does not support it. Halt Circle L Ranch Agenda Item 4.G. RESTORATION CREDITS In addition to Early Entry Bonus Credits, there is a potential for restoration bonus credits resulting from the designation change. Policy 3.11, stated below, provides an incentive for restoration to occur on appropriate HSA lands that are contiguous to Camp Keais Strand and other FSAs (Okaloacoochee Slough). Two stewardship credits per acre may be generated from lands designated for restoration in other FSAs. Another four credits may be generated if the applicant/landowner actually undertakes restoration activities. The potential increase of available credits is 14,590.80 which can be used for 1,823.85 acres of SRA development in Open Areas (6 restoration credits per acre X 2431.8 acres = 14,590.80 = 8 credits per acre of SRA = 1,823.85 acres of SRA). POLICY 3.11 In certain locations there may be the opportunity for flow -way or habitat restoration. Examples include, but are not limited to, locations where flow -ways have been constricted or otherwise impeded by past activities, or where additional land is needed to enhance wildlife corridors. Priority shall be given to restoration within the Camp Keais Strand FSA or contiguous HSAs. Should a property owner be willing to dedicate land for restoration activities within the Camp Keais Strand FSA or contiguous HSAs, four additional Stewardship Credits shall be assigned for each acre of land so dedicated. An additional two Stewardship credits shall be assigned for each acre of land dedicated for restoration activities within other FSAs and HSAs. The actual implementation of restoration improvements is not required for the owner to receive such credits and the costs of restoration shall be home by the governmental agency or private entity undertaking the restoration. Should an owner also complete restoration improvements, this shall be rewarded with four additional Credits for each acre of restored land upon demonstration that the restoration met applicable success criteria as determined by the permit agency authorizing said restoration. This policy does not preclude other forms of compensation for restoration which may be addressed through public-private partnership agreement such as a developer contribution agreement or stewardship agreement between the parties involved. The specific process for assignment of additional restoration credits shall be included in the Stewardship District of the LDC. It should be noted that petition CP -2006-9, for 191.8 acres located elsewhere in the RLSA, also seeks an RLSA designation change from Open to HSA, correlating acreage change to RLSA Policy 3.2, and increase in early entry bonus credits in RLSA Policy 1.21. However, each petition should be reviewed on its own merit. FINDINGS AND CONCLUSIONS: • Habitat value of the site warrants the requested re -designation. • The site is eligible for designation as an SSA without this GMP amendment (already is within SSA #8) but would result in a greater generation of Stewardship Credits if re- designated as HSA by virtue of increased Natural Resource Index score. NEIGHBORHOOD INFORMATION MEETING fNIM) SYNOPSIS Synopsis provided by Lauren Barber, Staff Biologist with Turrell, Hall & Associates. A Neighborhood Information Meeting (NIM) was [duly advertised, noticed and] held at the Arrowhead Community Center on February 13, 2008 at 6:00 p.m. In attendance was 1 citizen representing the neighboring areas, the applicant, Dane Scofield, represented by Mr. Tom Taylor from Hole Montes, Inc., Ms. Lauren Barber and Mr. Miles Scofield from Turrell, Hall and Associates, Inc., and Mr. Noah Standridge, Senior Planner for Collier County. Opening remarks about the NIM and public hearing process were given by Noah Standridge, representing Collier County. Mr. Dane Scofield, property owner, presented an explanation of the background of the Habitat Stewardship Area program and the process that the Half Circle L Ranch Half circle L Ranch Agenda Item 4.G. is currently undergoing. Mr. Scofield explained that all of their land within Collier County is currently incorporated with the Stewardship Sending land program. He also gave an overview of the Half Circle L Ranch's intention to include the remaining portion of the property still zoned as Open Area with the Habitat Stewardship Area program. Mr. Scofield explained that the program provides the owners to be compensated for land restoration. Mr. Standridge stated that if the ranch does enter into the program there would be no additional clearing permitted, he recalled that annual Gearing is limited to 1 % of total land. Mr. Tom Taylor, Hole Montes, reinforced the general description of the Habitat Stewardship Area program. Mr. Standridge informed the citizen in attendance that this is the first step in the process and that the project will have to be approved by the Board of County Commissioners and finally by the State and that the public is welcome to attend. Questions were asked about the future plans concerning the land use within the ranch. Questions and concerns were asked about the possibility of future development and land use. Concerns: Area neighbor would like to see that clearing and development rights are removed from the property permanently. A concern was raised about the alteration of sheet flow if the land were to be developed. Commitments: Owner (Scofield) committed to the fact that all development rights have already been removed from the property and that it can never be developed. He stated that his goal is to protect and not develop the Collier County portion of the Half Circle L Ranch. Developer (Taylor) committed that if the lands are entered into the program, Collier County will enforce the terms of the agreement. EAC RECOMMENDATION: The Environmental Advisory Council (EAC) will hear this petition on Thursday, March 6, 2008. Their recommendation will be provided to the Collier County Planning Commission (CCPC) at the March 17 public hearing. LEGAL CONSIDERATIONS: This staff report has been reviewed and approved by the Office of the County Attorney. STAFF RECOMMENDATION: Based on the analyses provided within this report, staff recommends that the CCPC forward Petition CP -2006-10 to the Board of County Commissioners with a recommendation to transmit to the Florida Department of Community Affairs, as follows: 1. Approve map designation change from Open to Habitat Stewardship Area. 2. Approve corresponding increase in HSA acreage in RLSA Policy 3.2 from "approximately 40,000 acres" to "approximately 42,400 acres" (maintain figures rounded to nearest 100 rather than petitioner's more precise figure of 42,431.8). 3. Approve corresponding increase in cleared agricultural fields' acreage in RLSA Policy 3.2 from "approximately 13,800 acres" to "approximately acres" [petitioner to provide this figure to staff]. This amendment is not included in the petition but is recommended by staff as necessary to maintain internal consistency. 4. Approve corresponding decrease in Open areas acreage from "approximately 74,500 acres" to "approximately 72,100 acres' in RLSA Policy 4.2. This amendment is not included in the petition but is recommended by staff as necessary to maintain internal consistency. 5. NOT approve the increase in early entry bonus credits. Half Circle L Ranch PREPARED BY: Agenda Item 9.G. n / DATE: DAVID WEEKS, AICP, PLANNING MANAGER COMPREHENSIVE PLANNING DEPARTMENT REVIEWED BY: & 6t, DATE: 3 �S10 RANDY COH N, AICP, DIRECTOR COMPREHENSIVE PLANNING DEPARTMENT REVIEWED BY: CGe2Ad &iA f- DATE: MARJOPJE M. STUDENT -STIRLING ASSISTANT COUNTY ATTORNEY OFFICE OF THE COLLIER COUNTY ATTORNEY APPROVED BY: J PH K. SCHMITT, ADMINISTRATOR DATE: V MUNITY DEVELOPMENT & VIRONMENTAL SERVICES DIVISION PETITION NO.: CP -2006-10 Staff Report for the March 17, 2008, CCPC Meeting. NOTE: This petition has been scheduled for the April 15, 2008, BCC Meeting. COLLIER COUNTY PLANNING COMMISSION: MARK P. STRAIN, CHAIRMAN Transmittal CCPC Staff Report CP -06-10, Half Circle L Ranch G: IComprehensiveromp. Planning GMP DATAIComp. Plan Amendments12006 petitionslCP-2006-9 FLUE RLSA Open to HSA Hag Circle L Ranch dwr3-5-08 Agenda Item 4. I. lie,- C o14- ty STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION, COMPREHENSIVE PLANNING DEPARTMENT HEARING DATE: MARCH 17, 2008 --continued to March 28, 2008 RE: PETITION NO. CPSP-2006-13, STAFF -REQUESTED PETITION REQUESTING AMENDMENTS TO THE CAPITAL IMPROVEMENT ELEMENT, TRANSPORTATION ELEMENT AND MAPS, RECREATION AND OPEN SPACE ELEMENT, ECONOMIC ELEMENT, FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, GOLDEN GATE AREA MASTER PLAN AND GOLDEN GATE FUTURE LAND USE MAP AND MAP SERIES, OF THE GROWTH MANAGEMENT PLAN. [TRANSMITTAL HEARING] L Capital Improvement Element a. None proposed. 2. Transportation Element and Maps: a. Update Maps TR -1, TR -2 and TR -3A from 2025 to 2030 to reflect the most recent Collier County Long Range Financially Feasible Plan, Long Range Needs Plan, and Functional Classification. b. Provide text changes to complement the most current planning dates, revise one map name, and revise a Florida Administrative Code reference. 3. Recreation and Open Space Element: a. Change Policy 1.4.2 from the EAR -based amendments by deleting former text which was erroneously retained, and correct a county name. b. Renumber one of two policies with the same number (3.1.6). 4. Economic Element: a. Renumber one of two policies with the same number (3.14). 5. Future Land Use Element: a. Update the Table of Contents to list all current Future Land Use maps in the Map Series. b. Update Overview, Section E. Future Land Use Map, to list all current Future Land Use maps in the Map Series. c. In the table of contents and Overview section, change name from "Natural Resources - Wetlands" to "Collier County Wetlands". Words underlined are added; words -reek thfwg; are deleted. 1 Row of asterisks (*** *** ***) denotes break in text. Agenda Item 4. 1. d. Change the phrase "Traffic Circulation Element" to "Transportation Element" throughout the Future Land Use Element. e. Add to Policy LLA, item 17, Collier Boulevard Community Facility Subdistrict (from petition CP -2005-13). f. Add to Policy 1.2A, item 2, Corkscrew Island Neighborhood Commercial Subdistrict (from petition CP -2005-9). g. Reinstate former 2"d and 3`d paragraphs of Policy 2.4 that were deleted as part of EAR -based GMPAs. These should have remained since correlating deletion of Traffic Congestion Area boundary was not approved. h. Modify the Urban Coastal Fringe Subdistrict to reinstate the Affordable - workforce Housing and Transfer of Development Rights density bonuses, as exceptions to the four dwelling unit/acre cap, which were deleted as part of the EAR -based GMPAs. These should have remained since a correlating absolute cap of four DU/A was not approved. i. Minor modifications to the Residential In -fill density bonus provision in the Density Rating System. j. Clarify the intent of Traffic Congestion Area not to apply to the outlying urban areas of Copeland, Chokoloskee, Plantation Island, and Port of the Islands. k. Add Corkscrew Island Neighborhood Commercial Subdistrict to paragraph 'T" under the Agricultural/Rural designation list of uses generally allowed (from petition CP -2005-9). 1. Extending the time period in which the early entry Transfer of Development Rights bonus severance is available for Sending Lands in the Rural Fringe Mixed Use District, as discussed by the BCC during its January 29, 2008 meeting. m. Correct the spelling of scientific name for Florida Scrub Jay in RLSA Policy 5.5. n. Modify the Future Land Use Map Series list at end of FLUE text to add the Livingston Road/Veteran's Memorial Boulevard Commercial Infill Subdistrict Map, the Collier Boulevard Community Facility Subdistrict map, and the Corkscrew Island Neighborhood Commercial Subdistrict map. 6. Future Land Use Map Series: a. Modify Stewardship Overlay Map to depict all approved Stewardship Sending Areas (SSAs) to date. b. Create a new map to depict the existing "Livingston Road/Veteran's Memorial Boulevard Commercial Infill Subdistrict." c. Amend Future Land Use Map 5A, Goodlette/Pine Ridge Commercial Infill Subdistrict, to delete map number, and to reflect new City of Naples boundary. d. To reflect changes to City of Naples boundary, modify the following maps: Maps FLUE -10 and 11, Consistent by Policy Maps, Activity Center Index Map, Rivers and Floodplains Map, Estuarine Bays Map, Soils Map, and Existing Commercial Mineral Extraction Sites Map. Words underlined are added; words o` � are deleted. 2 Row of asterisks (*** *** ***) denotes break in text. Agenda Item 4. I. e. Amend the Countywide FLUM to add the I-75 Interchange symbol for the new Golden Gate Parkway/I-75 interchange; expand Incorporated Areas to reflect changes to City of Naples boundary; and, modify map legend and map notes. 7. Golden Gate Area Master Plan: a. Modify the Density Rating System Affordable Housing Density Bonus so as to read the same as in the FLUE. b. Delete map numbers in the text to correspond with deletion of map numbers on all maps in the GGAMP. c. Clarify in the Estates Designation and Conditional Use Subdistrict that Essential Services, as defined in the LDC, are allowed anywhere except in the Estates Designation except as prohibited in a Neighborhood Center. d. Modify language in the GGAMP to change the reference to the LDC to read, "Ordinance No. 04-41, as amended, adopted June 22, 2004 and effective October 18, 2004) e. Amend the Essential Services Conditional Use provisions to clarify possible exceptions in Neighborhood Centers. f Amend the text for Model Home Conditional Uses in Golden Gate Estates to retain the time limit outside the CR951 corridor and remove the time limit along the CR951 corridor. g. Create a Future Land Use Map Series list and place at the end of the GGAMP text. 8. Golden Gate Area Master Plan Map Series: a. Revise the Golden Gate Parkway Professional Office Commercial Subdistrict Map to reflect the correct boundary where it borders the Mixed Use Activity Center Subdistrict. b. Revise Map 1, Study Areas, to reflect changes to the City of Naples boundary. c. Revise the Golden Gate Estates Neighborhood Centers Map to reflect a neighborhood center expansion as approved by petition CP -2005-2. d. Revise Golden Gate FLUM to reflect correct boundaries for Mixed Use Activity Center and Golden Gate Parkway Professional Office Commercial Subdistricts. e. Revise all GGAMP maps to delete map numbers. REOUESTED ACTION and STAFF ANALYSIS: This petition consists of several individual staff -initiated amendments, as authorized or directed by the Board of County Commissioners. Most of the amendments seek to add clarity, correct text and map errors and omissions, and provide harmony and internal consistency. However, there are two amendments of particular note: 1) a time extension of the early entry Transfer of Development Rights (TDR) bonus in the Rural Fringe TDR program in the FLUE; and, 2) modification of the provision for model homes in Golden Gate Estates in the GGAMP. Each amendment is identified below, followed by brief explanation/analysis. Words underlined are added; words s___--_ -------= are deleted. 3 Row of asterisks (*** *** ***) denotes break in text. Agenda Item 4. I. 1. CAPITAL IMPROVEMENT ELEMENT Though advertised for this petition, there are no changes proposed at this time. 2. TRANSPORTATION ELEMENT Update Maps TR -1, TR -2 and TR -3A in the Map Series and provide related text changes. Explanation: The planning period for the Transportation Element has been extended from the year 2025 to 2030; consequently, the respective titles on maps TR -1, TR -2, and TR -3A need to be changed from "2025" to "2030" as well as related references in the table of contents and list of maps. Also, revise map TR -2 name in the text, revise planning time frame, and revise one Florida Administrative Code reference. Proposed Amendments: Table of Contents [page 1] A. FUTURE SYSTEM NEEDS 1. Travel Demand 2. Traffic Circulation Constraints 3. Five Year Capital Facility Program 4. Future Traffic Circulation Map Series - Year 2925 2030 List of Tables/Maps/Figures [page 2] TR — 1* Financially Feasible Plan and Traffic Circulation Map — Year 2030 2925 TR — 2* Total Transportation Long Range Needs Plan - Year 2030 2925 TR — 3* Collier 2003 Functional Classification TR — 3A* Collier 2925 2030 Functional Classification Travel Demand [page 3] 1. Travel Demand The MPO Long Range Transportation Plan's Financially Feasible Plan and Needs Plan as adopted on MaFGh 23, 2904 January 12 2006, are hereby incorporated to define the major roadway needs for Collier County. The 2925 2030 Financially Feasible Plan is presented as Map TR -1 and shows the needed roadway improvements that can be funded through the year 2025 2030. Map TR -2 shows the total projected roadway improvements needed by 2925 2030. Note that the Financially Feasible Plan does not include all needs identified through the Urban Area Transportation Study. It only includes the projects that can be funded from reasonably anticipated revenues. While the total 2925 2030 needs are estimated to require funding of approximately 1.7 billion dollars, the cost feasible plan reflects funding of approximately $1.5 billion. Based on recent efforts to treat transportation as a top priority, the Board of County Commissioners has committed to increase revenues so that future needs are fully met. Words underlined are added; words are deleted. 4 Row of asterisks (*** *** ***) denotes break in text. Agenda Item 4. I. As directed by the Board of County Commissioners, efforts are underway to develop measures to close the 0.2 billion dollar shortfall between the total needs plan and cost feasible plan through public/private partnerships such as reserving right of way and drainage. Appendix A presents the 2825 2030 Transportation Plan resulting from the Urban Area Transportation Study prepared by the MPO as additional data and analysis. Map TR –1 also serves as the Traffic Circulation Map that presents the number of lanes on Collier County Roadways in 2825 2030. Map – TR 3 shows the functional classification of the roadways and TR 3A shows the future functional classifications in the county. The refinement of these plans to incorporate updates to the MPO's Plan, development of a collector road system and results of corridor specific studies, shall occur on a regular basis upon approval of the Collier County Board of County Commissioners (BCC). Five-year Capital Facility Program [page 4] 3. Five-year Capital Facility Program 2002--2006 2007 - 2012 Table 1 and Figure 1 present the Collier County Transportation Work Program for the FX 2802=— ", Y 2006 Fiscal Years 2007 – 2012 time frame. The improvements shown on this table and figure represent a sub -set of the needs identified in the Collier County Long Range 2025 2030 Needs Plan (Map TR -2) and are included in the current Capital Improvement Element (CIE) Schedule of Capital Improvements, as amended annually, for funding within the next five years. Future Traffic Circulation Map Series [page 4] 4. Future Traffic Circulation Map Series - Year 2825 2030 Rule 9d 5:007 9J-5.019 requires a map or map series that presents the following: number of lanes on each facility; roadway functional classification; and multi -modal facilities (ports, airports, and rail lines). Map TR -1 (The 202-5 2030 Financially Feasible Transportation Plan) serves as the 2825 2030 Traffic Circulation Map showing the number of lanes on Collier County Roadways. Map TR -3A shows the 2030 2025 roadway functional classification and the multi -modal facilities in the county. May Chanties Change year from 2025 to 2030 on the following maps: TR -I, 2030 Long Range Financially Feasible Plan Map, TR -2, 2030 Long Range Needs Plan Map, and TR -3A, 2030 Functional Classification Map. 3. RECREATION AND OPEN SPACE ELEMENT Modify Policy 1.4.2., and renumber Policy 3.1.6. Explanation: The existing Policy 1.4.2 includes text that was erroneously retained during adoption of _ EAR -based GMP amendments; that text is now shown as deleted. Also, the correct name Words underlined are added; words stFuek thEeugh are deleted. Row of asterisks (*** *** ***) denotes break in text. Agenda Item 4. I. for Miami -Dade County is provided. There are two Policies labeled as Policy 3.1.6; the second one should be re -numbered as 3.1.7. Proposed Amendments: Policy 1.4.2 [page 4] Collier County shall continue to coordinate the provision of recreational facilities and activities with other governmental jurisdictions that own or operate such facilities and activities within, or adjacent to, Collier County. Said governmental entities shall include, but not necessarily be limited to: Miami -Dade County, Florida Policy 34-.6 3.1.7 (second listed policy 3.1.6) [page 61 By the year 2010, the Parks and Recreation Department and the ... [no further changes] 4. ECONOMIC ELEMENT Renumber Policy 3.14. Explanation and Proposed Amendment: Two policies are labeled as Policy 3.14; the first one should be numbered 3.13. Policy 3A4 3.13 [page 4] Collier County will continue to support programs designed to ... [no further changes] 5. FUTURE LAND USE ELEMENT Update Table of Contents list of maps; correct name of Transportation Element throughout the FLUE; update Overview to list correct name of Collier County Wetlands map; modify Policies 1.1 and 1.2 to add subdistrict names; modify Policy 2.4 to reinstate previously deleted text, modify Urban Coastal Fringe Subdistrict; modify the Residential In -fill density bonus in the Density Rating System — punctuation changes; modify the Agricultural Rural Designation to add subdistrict reference; extend the time period of the Early Entry bonus in the Rural Fringe Transfer of Development Rights program; make spelling correction in RLSA Policy 5.5; update the Future Land Use Map Series list. Explanations and Proposed Amendments: Table of Contents The Table of Contents for the FLUE needs to be updated to reflect all existing maps in the Future Land Use Map Series. Words underlined are added; words a___.. .,.._.._y.. are deleted. Row of asterisks (*** *** ***) denotes break in text. Agenda Item 4. 1. Table of Contents [page 1] page II. *IMPLEMENTATION STRATEGY ' GOALS, OBJECTIVES AND POLICIES 11-25 * FUTURE LAND USE DESIGNATION DESCRIPTION SECTION 26-124 Urban Designation Density Rating System Agricultural/Rural Designation Estates Designation Conservation Designation Overlays and Special Features FUTURE LAND USE MAP SERIES 125 * Future Land Use Map " Mixed Use & Interchange Activity Centers * Properties Consistent by Policy (5.9, 5.10, 5.11) * Collier County Nataral Reseurses Wetlands " Collier County Wellhead Protection Areas and Proposed Wellfields and ASRs * Rivers and Floodplain Map " Estuarine Bays Map Soils Map Existing Commercial Mineral Extraction Sites Mai Bayshore/Gateway Triangle Redevelopment Overlay Map Stewardship Overlay Map " Rural Lands Study Area Natural Resource Index Maps North Belle Meade Overlay May ' Existing Sites for Future Public Educational Plants and Ancillary Plants -- ' Existing Public Educational Plants (Schools) and Ancillary Plants (Support Facilities) Map * Copeland Urban Designated Area * Plantation Island Urban Designated Area Railhead Scrub Perserve - Conservation Designation Map ' Lely Mitigation Park - Conservation Designation Map Urban - Rural Fringe Transition Zone Overlay Mao * Orange Blossom Mixed Use Subdistrict ' Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Davis Boulevard/County Bam Road Mixed Use Subdistrict Goodlette/Pine Ridge Commercial Infill Subdistrict ' Henderson Creek Mixed Use Subdistrict * Buckley Mixed Use Subdistrict ' Livingston/Pine Ridge Commercial Infill Subdistrict " Vanderbilt Beach Road Neighborhood Commercial Subdistrict Livingston Road/Eatonwood Lane Commercial Infill Subdistrict Livingston Road Commercial Infill Subdistrct Livingston Road/Veteran's Memorial Boulevard Commercial Subdistrict * Corkscrew Island Neighborhood Commercial Subdistrict * Collier Boulevard Community Facility Subdistrict Correction of Transportation Element name [pages 6, 8, 49, and 631 Where the phrase "Traffic Circulation Element" is shown, replace it with "Transportation Element" which is consistent with the current name of this Element. Identified below is the FLUE section and page number where the term is located (actual strike- through/underline changes are reflected in the Resolution Exhibit A). Words underlined are added; words st __k _____ h are deleted. Row of asterisks (*** *** ***) denotes break in text. Agenda Item 4. I. Overview, C. Underlying Concepts, Attainment of High Quality Urban Design, second paragraph, fourth line [page 6] Overview, D. Special Issues, Coordination of Land Use and Public Facility Planning, fourth paragraph, second line [page 81 B. Density Rating System, 2. Density Bonuses, e. Roadway Access, second line [page 49] D. Urban Industrial District, seventh line [page 631 Correction of name of the Collier County Wetlands Map The map title "Natural Resources: Wetlands" needs to be corrected to read "Collier County Wetlands" in the Overview section of the FLUE. Overview, E. FUTURE LAND USE MAP xxx xxx xxx }}x xxx xxx xxY [page 10] YY# ##Y ##Y =YY YY} The Future Land Use Map series includes additional map series: North Belle Meade Overlay Map Future Land Use Map - Mixed Use Activity Centers and Interchange Activity Centers Future Land Use Map - Properties Consistent by Policy (5.9, 5.10, 5.11) Future Land Use Map - NatuFal Resoume&: Collier County Wetlands; Policy 1.1 In Policy LI A., add #17 entitled "Collier Boulevard Community Facility Subdistrict' that was created through petition CP -2005-13 and is now in effect. Policy 1.1 A. URBAN - MIXED USE DISTRICT 1. Urban Residential Subdistrict x## Y== #xx #Y# xx# Y## x#x [page 11] ### xxx xxx x=# YY} 17. Collier Boulevard Community Facility Subdistrict. Policy 1.2 In Policy 1.2 A., add #2 entitled "Corkscrew Island Neighborhood Commercial Subdistrict' that was created through petition CP -2005-9 and is now in effect. Policy 1.2 A. AGRICULTURAL/RURAL- MIXED USE DISTRICT 1. Rural Commercial Subdistrict 2. Corkscrew Island Neighborhood Commercial Subdistrict Words underlined are added; words are deleted. Row of asterisks (*** *** ***) denotes break in text. [page 12] 0 Agenda Item 4. I. Policy 2.4 Revise to reinstate the 2°d and 3`d paragraphs of Policy 2.4 which were deleted as part of the EAR -based GMPAs. These should not have been deleted since the correlating deletion of the Traffic Congestion Area boundary was not approved. Policy 2.4 [page 13] Pursuant to Rule 9J -5.0055(6)(a) 3., Florida Administrative Code and the Urban Infill and Urban Redevelopment Strategy contained in this Element, development located within the South U.S. 41 Transportation Concurrency Exception Area (TCEA) (See Map TR -4) may be exempt from transportation concurrency requirements, so long as impacts to the transportation system are mitigated using the procedures set forth in Policies 5.5 and 5.6 of the Transportation Element. Developments within the South U.S. TCEA that obtain an exception from concurrency requirements for transportation, pursuant to the certification process described in Transportation Element, Policy 5.6, and that include affordable housing (as per Section 2.7.7 of the Collier County Land Development Code, as amended) as part of their plan of development shall not be subject to the Traffic Congestion Density Reduction as contained in the Density Rating Svstem of this Element. Developments within the Northwest _ and East-Central TCMAs that meet the requirements of FLUE Policies 6.1 through 6.5, and Transportation Policies 5.7 and 5 8 and that include affordable housing (as per Section 2.7.7 of the Collier County Land Development Code, as amended) as part of their plan of development shall not be subiect to the Traffic Congestion Density Reduction, as contained in the Density Rating System of this Element. Developments within the South U.S. 41 TCEA that do not obtain certification pursuant to Policy 5.6 of the Transportation Element shall meet all concurrency requirements. Whether or not a concurrency exception is requested, developments shall be subject to a concurrency review for the purpose of reserving capacity for those trips associated with the development and maintaining accurate counts of the remaining capacity on the roadway network. Urban Coastal Fringe Subdistrict Reinstatement of Text Modify the Urban Coastal Fringe Subdistrict to reinstate reference to the Affordable - workforce Housing and Transfer of Development Rights density bonuses, as exceptions to the four dwelling unit/acre cap, which were deleted as part of the EAR -based GMPAs. These should have remained since a correlating absolute cap of four DU/A was not approved. 3. Urban Coastal Fringe Subdistrict: [page 31] The purpose of this Subdistrict is to provide transitional densities between the Conservation designated area (primarily located to the south of the Subdistrict) and the remainder of the Urban designated area (primarily located to the north of the Subdistrict). The Subdistrict comprises those Urban areas south of US 41, generally east of the City of Naples, and generally west of the Rural Fringe Mixed Use District Neutral Lands, but excludes Section 13, Township 51 South, Range 26 East, and comprises approximately 11,354 acres and 10% of the Urban Mixed Use District. The entire Subdistrict is located seaward of the Coastal High Hazard Area Boundary. In Words underlined are added; words streek thf9egh are deleted. 9 Row of asterisks (*** *** ***) denotes break in text. Agenda Item 4. I. order to facilitate hurricane evacuation and to protect the adjacent environmentally sensitive Conservation designated area, residential densities within the Subdistrict shall not exceed a maximum of 4 dwelling units per acre, except as allowed in the Density I ransfer of Uevelopment Rights and except as allowed by certain FLUE Policies under Objective 5, and except as provided in the Bayshore Gateway Triangle Redevelopment Overlay. New rezones to permit mobile home development within this Subdistrict are prohibited. Rezones are recommended to be in the form of a Planned Unit Development. Residential In -fill Density Bonus Provision in the Density Rating System Make minor edits at end of paragraphs e., f, and g. d. Residential In -fill [page 491 To encourage residential in -fill in urban areas of existing development outside of the Coastal High Hazard Area, a maximum of 3 residential dwelling units per gross acre may be added if the following criteria are met: (a) The project is 20 acres or less in size; (b) At time of development, the project will be served by central public water and sewer; (c) The project is compatible with surrounding land uses; (d) The property in question has no common site development plan with adjacent property; (e) There is no common ownership with any adjacent parcels,; (f) The parcel in question was not created to take advantage of the in -fill residential density bonus and was created prior to the adoption of this provision in the Growth Management Plan on January 10, 1989... ; (g) Of the maximum 3 additional units, one (1) dwelling unit per acre shall be transferred from Sending Lands: (h) Projects qualifying under this provision may increase the density administratively by a maximum of one dwelling unit per acre by transferring that additional density from Sending Lands. Density Rating System, Traffic Congestion Area The Traffic Congestion Area (TCA) boundary is depicted on the countywide FLUM and encompasses the coastal urban area lying seaward of that boundary — including an extension to the east (east of Collier Boulevard). It identifies an area subject to long term traffic congestion due to physical and social constraints that limit the extent of expansion of existing roads and the ability to provide new roads, and results in a reduction of one dwelling unit per acre from the eligible base density of four units per acre. (This provision was proposed for deletion as part of the EAR -based GMP amendments in conjunction its replacement with a Coastal High Hazard Area density reduction factor; neither was approved.) The plain reading of the text would suggest that the outlying urban areas of Copeland, Port of the Islands, Plantation Island, and Chololoskee are included in the TCA, therefore subject to the density reduction, though those areas are far removed from the main urban area (near and west of Collier Blvd.). In practice, there are rarely rezone requests in those outlying areas; staff is of the opinion that the TCA is not, and should not be, applicable to them but the text should clearly state such. Words underlined are added; words .; are deleted. 10 Row of asterisks (*** *** ***) denotes break in text. Agenda Item 4. I. a. Traffic Congestion Area [pages 50-51] If the project lies within the Traffic Congestion Area, an area identified as subject to long range traffic congestion, one dwelling unit per gross acre would be subtracted from the eligible base density of four dwelling units per acre. The Traffic Congestion Boundary is shown on the Future Land Use Map and consists of the western coastal Urban Designated Area seaward of a boundary marked by Airport -Pulling Road (including an extension north to the Lee County boundary), Davis Boulevard, County Barn Road, and Rattlesnake Hz at the southwest quadrant of the intersection of Rattlesnake Hammock Road and County Road 951 (including an extension to the east, but exclusive of the outlying Urban designated areas of Copeland, Port of the Islands, Plantation Island. and Chokoloskee). Properties adjacent to the Traffic Congestion Area shall be considered part of the Traffic Congestion Area if their only access is to a read forming the boundary of the Area; however, if that property also has an *k* **♦ #** *** k** *i* *kk *k* ♦h* #k* *k* *** Agricultural/Rural Designation Add reference to Corkscrew Island Neighborhood Commercial Subdistrict, adopted via petition CP -2005-9. AGRICULTURAURURAL DESIGNATION [page 64] it. AGRICULTURAURURAL DESIGNATION The following uses and densities are generally permitted under this Designation — but may not be permitted in all Districts and Subdistricts, and may be subject to specific criteria, conditions, development standards; permitted densities may be greater, or lesser, than that stated below, in some Districts and Subdistricts. Alternatively, the Rural Lands Stewardship Area Overlay contains specific provisions for uses, intensities and residential densities for Stewardship Receiving Areas participating in the Stewardship Credit System. a. Agricultural uses such as farming, ranching, forestry, bee -keeping; 1. Commercial uses as principal uses, as provided for within the Rural Commercial Subdistrict, Corkscrew Island Neighborhood Commercial Subdistrict and Rural Villages within the Rural Fringe Mixed Use District, and based upon the criteria set forth therein, respectively; Extension of the Early Entry Transfer of Development Rights Bonus As directed by BCC on January 29, 2008, extend the time period by five years for the early entry Transfer of Development Rights (TDR) bonus severance available for Sending Lands in the Rural Fringe Mixed Use District. The present time period is three years from the effective date of the implementing LDC provision or September 27, 2005 to 2008; the directed extension is out to September 27, 2013. Words underlined are added; words str e'�ugh are deleted. 11 Row of asterisks (*** *** ***) denotes break in text. Agenda Item 4. I. The result of this amendment is that a potential increase in the number of dwelling units will be created. The exact number of potential new units depends upon the number of acres of Sending Lands for which this bonus is sought within the extended time period. Approximately 41,500 acres are designated Sending Lands, but a significant amount of that is owned by government entities - which are prohibited from generating TDR credits. Just as the present economic slowdown has dramatically impacted the amount of development activity in Collier County in general, it has also slowed activity in the TDR program. This extension is intended to allow for the bonus to remain available after the economy improves. It is important to the County that the TDR program be successful as it is the primary means of compensation to owners of Sending Lands that have presumably lost value due to the loss of development rights when those lands were so designated in 2002. Early Entry TDR Bonus C) Sending Lands [page 76] 6. Early Entry TDR Bonus: An Early Entry TDR Bonus shall be available in the form of an additional one TDR Credit for each base TDR Credit severed from Sending Lands from March 5, 2004, onward for a period of three eight years after the adoption of the LDC amendment implementing this provision.- , or until September 27 2013. Early Entry TDR Bonus Credits may be used after the termination of the bonus period. RLSA Policy 5.5, 2.a.i.4 Correct the spelling of one word. Policy 5.5, 2.a.1.4 of the Rural Land Stewardship Overlay [page 115] 4. Ecology and Development -Related Habitat Requirements of the Florida Scrub Jay (Aphelocoma coerulescens), Technical Report No.8, Florida Game and Fresh Water Fish Commission, 1991. Future Land Use Map Series list The Future Land Use Map Series list located at end of FLUE text is proposed to be amended to add the Livingston RoadNeteran's Memorial Boulevard Commercial Infill Subdistrict Map, the Collier Boulevard Community Facility Subdistrict, and the Corkscrew Island Neighborhood Commercial Subdistrict Map — all created through past GMP amendment petitions. Future Land Use Map Series list [page 124] FUTURE LAND USE MAP SERIES Future Land Use Map Mixed Use & Interchange Activity Center Maps Words underlined are added; words �t=._ '_ -� �' are deleted. 12 Row of asterisks (*** *** ***) denotes break in text. Agenda Item 4. 1. Livingston Road Commercial Infill Subdistrict Map Livinaston Road/Veteran's Memorial Boulevard Commercial Infill Subdistrict Corkscrew Island Neiahborhood Commercial Subdistrict Collier Boulevard Community Facility Subdistrict 6. FUTURE LAND USE MAP - MAP SERIES (countywide) Amend existing maps, and add new maps, as noted below. Proposed Amendments and Explanations: Stewardship Overlay Map. Amend to add all nine approved Stewardship Sending Areas, as required by Policy 1.6 of the Rural Lands Stewardship Area Overlay. Livingston Road/Veteran's Memorial Boulevard Commercial Infill Subdistrict Map. Create a new Livingston Road/Veteran's Memorial Boulevard Commercial Infill Subdistrict Map for inclusion in the Future Land Use Map Series. This subdistrict was adopted in 2004 but a map was not included. Map 5A, Goodlette/Pine Ridge Commercial Infill Subdistrict Map. Amend to delete "Map 5A" and to depict the City of Naples boundary as result of Moorings Park PUD annexation in 2005 (located on east side of Goodlette Road, south of Pine Ridge Road, and north of Solana Road). Map FLUE -10, Consistent by Policy Map. Amend to depict the City of Naples boundary as result of previous annexation of Royal Poinciana Golf Course (located east of Goodlette Road, west of Poinciana subdivision, and north of Grey Oaks PUD [Estuary]), Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract (site of Eagle View Professional Park, located on east side of Goodlette Road and north of Golden Gate Parkway). Map FLUE -11, Consistent by Policy Map. Amend to depict the City of Naples boundary as result of previous annexation at southeast corner of US -41 East and Sandpiper Street. Activity Center Index Map. Amend to depict the City of Naples boundary as result of previous annexations at southeast corner of US -41 East and Sandpiper Street, Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Words underlined are added; words _____ w are deleted. 13 Row of asterisks (*** *** ***) denotes break in text. Agenda Item 4. 1. Rivers and Floodplains Map. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Estuarine Bays Map. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Soils Map. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Existing Commercial Mineral Extraction Sites Map. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Countywide Future Land Use Map. • Add interchange symbol to the countywide FLUM map for the new Golden Gate Parkway/I-75 interchange. • Expand Incorporated Areas to reflect City of Naples annexations of Moorings Park PUD and portion of Wilderness Country Club PUD commercial tract. • In map legend, under Overlays and Special Features, add "Overlay" after Area of Critical State Concern, Natural Resource Protection Area (NRPA), and Airport Noise Area. • In map legend, delete second note. • In map legend, relocate and re -number fourth note as second note, and modify to read: "The Future Land Use Map series includes numerous maps in addition to this Countywide Future Land Use Map, ; These mans are listed and located at the end of the Future Land Use Element text." • In map legend, add new third note to read: "Most Subdistricts are depicted as representative so they may not be to scale The Future Land Use Map series depicts these Subdistricts to scale." • In map legend, re -number existing third note as the fourth note. 7. GOLDEN GATE AREA MASTER PLAN Modify the affordable housing density bonus so as to read similar to FLUE; delete all map numbers; add cross references for conditional uses and essential services; update LDC references; modify provision for model homes in Golden Gate Estates; and, add Future Land Use Map Series list Explanations and Proposed Amendments: Affordable Housing Bonus Modify the Density Rating System's Affordable Housing (density) Bonus provision so as to read similar to that contained in the FLUE, as modified by EAR -based GMP amendments, except as not applicable. Words underlined are added; words st_,::.;:aa j-.� are deleted. 14 Row of asterisks (*** *** ***) denotes break in text. Agenda Item 4. I. iii. Affordable -workforce Housing Bonus [pages 18-19] NO .Im• - !• _. . _ -. .. Me: .. .. ... housing within certain Districts and Subdistricts in the Urban Designated Area a 2004). and if the affordable -workforce housing units are targeted for families earning no greater than 150% of the median income for Collier County. Delete map numbers in the text to correspond with deletion of map numbers on all maps in the future land use map series. Over time, as additional districts or Subdistricts were created, or relocated, through GMP amendments, some of the map number references contained within the GGAMP text became inconsistent with that shown on the maps. Deleting map numbers will eliminate the possibility of this happening in the future, and make the maps consistent with the structure of the FLUE, which (mostly) uses no map numbers. Affected sections, maps and pages: Table of Contents, List of Maps (Maps 1-18) Introduction, first paragraph (Map 1) High Density Residential Subdistrict (Map 3) Downtown Center Commercial Subdistrict (Map 17) Mixed Use Activity Center Subdistrict (Map 4) Golden Gate Urban Commercial Infill Subdistrict (Map 5) Santa Barbara Commercial Subdistrict (Map 7) Golden Gate Parkway Professional Office Commercial Subdistrict 24] Collier Boulevard Commercial Subdistrict (Map 18) Neighborhood Center Subdistrict, paragraph b (Map 9) Neighborhood Center Subdistrict, first bullet point (Map 10) Neighborhood Center Subdistrict, first bullet point (Map 11) Neighborhood Center Subdistrict, second bullet point (Map 12) Golden Gate Parkway and Collier Boulevard Special Provisions, 15) [page 32] [Page 1] [Page 2] [page 19] [page 19] [page 22] [page 22] [page 23] (Map 8) [page [page 25] [page 27] [page 27] [page 28] [page 28] paragraph 1(Map Words underlined are added; words stEeek tEeugh are deleted. 15 Row of asterisks (*** *** ***) denotes break in text. Agenda Item 4. I. Interchange Activity Center Subdistrict (Map 6) [page 33] Pine Ridge Road Mixed Use Subdistrict, bottom of page (Map 6) [page 34] Randall Boulevard Commercial Subdistrict, first paragraph (Map 14) [page 35] Commercial Western Estates Infill Subdistrict, last line on page (Map 16) [page 351 Golden Gate Estates Commercial Infill Subdistrict, first paragraph (Map 5)[page 37] Add References Pertaining to Conditional Uses and Essential Services Reference to Conditional Uses Subdistrict is added under the Estates designation; without it, the designation text might appear to allow Conditional Uses without restriction, which is not the case. Reference to the Neighborhood Center Subdistrict is added to the Estates designation and Conditional Uses Subdistrict since the Neighborhood Center Subdistrict specifically prohibits certain essential services. Estates Designation [page 261 Generally, the The Estates Designation also accommodates future non-residential uses including: • Conditional uses and essential services as defined in the Land Development Code..., except as prohibited in the Neighborhood Center Subdistrict. Also. refer *** F** FF* *** **F F** 3. Conditional Uses Subdistrict FFF *** **# FFF **F F** *FF **F *#* *** FFF *** [page 31] *** *** F*F **F *** *FF a) Essential Services Conditional Use Provisions: Those Essential Services Conditional Uses, as identified within Section 2�2 2.01.03 of the Collier County Land Development Code, may be allowed anywhere within the Estates Zoning District, except as prohibited in certain Neighborhood Centers, and are defined as: Update Reference to the Land Development Code. Update LDC reference to Ordinance No. 04-41, as amended, at three locations — under the Urban designation, Estates designation, and in the Neighborhood Center Subdistrict. 1. URBAN DESIGNATION: URBAN MIXED USE DISTRICT AND URBAN COMMERCIAL DISTRICT. [top of page 18] "...Collier County Land Development Code (Ordinance No. 94442-adepted 9steber30, 1991 04-41. adopted June 22. 2004. effective October 18 2004) and consistent with locational requirements in Florida Statutes (Chapter 419.001 F.S.) Words underlined are added; words ^`__� -- - are deleted. 16 Row of asterisks (*** "I ***) denotes break in text. Estates Designation, third bullet point Agenda Item 4. I. [page 26] • Group Housing shall be permitted subject to the definitions and regulations as outlined in the Collier County Land Development Code (Ordinance No. 94 182, adepted Geieber 39,984 04-41, adopted June 22. 2004, effective October 18 2004) and consistent with locational requirements in Florida Statutes (Chapter 419.01 F.S.). 2. Neighborhood Center Subdistrict, paragraph c, first bullet point [page 28] c) Criteria for land uses at the centers are as follows: • Commercial uses shall be limited to intermediate commercial so as to provide for a wider variety of goods and services in areas that have a higher degree of automobile traffic. These uses shall be similar to C- 1, C-2, or C-3 zoning districts outlined in the Collier County Land Development Code (Ordinance No. 91 102, adopted QrAebeF 30, 4991, 04-41, adopted June 22, 20-04, effective October 18. 2004), except as prohibited below. Modify Model Home Provision Plain reading of text presently requires a temporary use permit to be issued for three years, rather than cap it at three years as intended. Clarify that after maximum of five years, model home use shall cease, permanently. And, per BCC direction on November, 27, 2007, establish an exception to the conditional use and total time periods for property along the Collier Boulevard corridor. e) Special Exceptions to Conditional Use Locational Criteria: [page 33] Temporary use (TU) permits for model homes, as defined in the Collier County Land Development Code, may be allowed anywhere within the Estates -Mixed Use District. Conditional use permits submitted for the purpose of extending the time period for use of the structure as a model home shall not be subject to the locational criteria of the Conditional Uses Subdistrict, and may be allowed anywhere within the Estates -Mixed Use District. Temporary Use permits for model homes shall have not exceed a duration of three (3) years from the date of approval. No subsequent issuance of a Conditional Use permit shall be for a duration exceeding two (2) years, except that no time limit applies to property abutting Collier Boulevard. The total time period for Temporary Use and Conditional Use permits together shall not exceed five (5) years, after which time the structure shall permanently cease operation as a model home except that no time limit applies to property abutting Collier Boulevard. Words underlined are added; words st __._ t4iEe_Ejii are deleted. 17 Row of asterisks (*** *** ***) denotes break in text. Agenda Item 4. I. Create Future Land Use Map Series at the end of the GGAMP text. Such a list would be helpful to the reader, and would be consistent with the structure of the FLUE. Future Land Use Map Series list [Page 40] FUTURE LAND USE MAP SERIES 8. GOLDEN GATE AREA MASTER PLAN MAP SERIES Amend existing maps as noted below. Explanations and Proposed Amendments: Golden Gate Parkway Professional Office Commercial Subdistrict Map. Amend to remove property that was added to the Mixed Use Activity Center via a small scale GMP amendment in 2004 (petition CPSS-2004-1); property is now zoned Zone PUD and is described as Lot 1, Block 201, Golden Gate Unit 6. Map 1, Study Areas. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, portion of Wilderness Country Club PUD commercial tract, Royal Poinciana Golf Course, and US-41/Sandpiper Street. Words underlined are added; words 5-t- are deleted. 18 Row of asterisks (*** *** ***) denotes break in text. Agenda Item 4. I. Revise the Golden Gate Estates Neighborhood Centers Map. Revise this map to reflect the approval of petition CP -2005-2 that expanded the southwest quadrant of the Wilson/Golden Gate Boulevards neighborhood center. Golden Gate Future Land Use Map. Amend to remove RSF-3 property at northeast corner of the Mixed Use Activity Center to correlate with same change previously made to the Activity Center map in GGAMP and Activity Center #15 Map in the FLUE, and remove the Santa Barbara Square commercial plaza at northeast corner of Golden Gate Parkway/Santa Barbara Blvd. from the Golden Gate Parkway Professional Office Commercial Subdistrict to be consistent with the map for that Subdistrict. All GGAMP Maps. Amend to remove map number on each respective map. ADDITIONAL STAFF ANALYSIS: Environmental Impacts: The above amendments are primarily text and/or map corrections and clarifications, with no amendments resulting in a new change to the future land use designation. Accordingly, these amendments do not intensify the allowable uses or densities, and there are no new environmental impacts being authorized by any of these amendments. Public Facilities Impacts: Due to the nature of most of these amendments, there are no new impacts upon public facilities being authorized. The one exception is the extension of the early entry TDR bonus; it will result in some potential increase in the number of allowed dwelling units, thus potential increase in population and resulting impacts to infrastructure. STAFF RECOMMENDATION: That the Collier County Planning Commission forward Petition CPSP-2006-13 to the Board of County Commissioners with a recommendation to Transmit to the Florida Department of Community Affairs. Words underlined are added; words stfue' eey: are deleted. 19 Row of asterisks (*** *** ***) denotes break in text. Agenda Item 4. I. PREPARED BY: ` C.1 DATE: 3v David Weeks, AICP, Planning Manager Comprehensive Pla/ming Department REVIEWED BY: A"d(JlJ�%� DATE: Randall Co en, AICP, Director Comprehensive Planning Department REVIEWED BY: �,�%j, 4&&&� DATE: 3 Z/ Marjorie Student-S—tirling Assistant County Attorney, Office of Collier County Attorney APPROVED BY: DATE: os ph K. Schmitt, Administrator C munity Development & Environmental Services Division Petition Number: CPSP-2006-13 Staff Report for March 17, 2008 CPCC meeting (cont'd to March 28). NOTE: This petition has been scheduled for the April 15, 2008 BCC meeting. COLLIER COUNTY PLANNING COMMISSION: Mark P. Strain, CHAIRMAN CPSP-2006-13 Transmittal Staff Report dw 3-20-08 GAComprehensivelComp. Planning GMP DATMComp. Plan Amendments12006 pettions\CPSP-2006-13 batch amendmentslEzSum and Staff Report Tg-dwl3-20-06 Words underlined are added; words are deleted. 20 Row of asterisks (*** *** ***) denotes break in text.