CCPC Agenda 03/22/2007 GMP (CP-05-03)
APPLICATION FOR A REQUEST TO AMEND
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
PETITION NUMBER
DATE RECEIVED
PRE-APPLICATION CONFERENCE DATE
DATE SUFFICIENT
PLANNER ASSIGNED:
COMMISSION DISTRICT:
[ABOVE TO BE COMPLETED BY STAFF]
This application, with all required supplemental data and information, must be completed and
accompanied by the appropriate fee, and returned to the Comprehensive Planning Section,
2800 North Horseshoe Drive, Naples, Florida 34104. Phone: (941 )403-2300; Fax: (941 )643-
6869.
The application must be reviewed by staff for sufficiency within 30 calendar days following the
filing deadline before it will be processed and advertised for public hearing. The applicant will
be notified, in writing, of the suffiCiency determination. If insufficient, the applicant will have 30
days to remedy the deficiencies. For additional information on the processing of the application,
see Resolution 97-431 (attached). If you have any questions, please contact the
Comprehensive Planning Section at 941-403-2300.
SUBMISSION REQUIREMENTS
I. GENERAL INFORMATION
A.
Name of Applicant(s)
Ismael Gonzalez
Company
Mailing Address
811 4th Street SE
City
Naples
State
FL
Zip Code
34117
Phone Number
(239) 390-7132
Fax Number (239) 390-7159
B. Name of Agent' Timothy W Ferguson, Esquire
. THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED
TO THE PETITION.
Company/Firm Ferguson Law Group
Mailing Address
4265 Bonita Beach Road
City
Bonita Springs
State
FL
Zip Code 34134
02/2002
REVISED
MARCH 2008
APPLICATION FOR A REQUEST TO AMEND
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
PETITION NUMBER
DATE RECEIVED
PRE-APPLICATION CONFERENCE DATE
DATE SUFFICIENT
PLANNER ASSIGNED:
COMMISSION DISTRICT:
[ABOVE TO BE COMPLETED BY STAFF]
This application, with all required supplemental data and information, must be completed and
accompanied by the appropriate fee, and returned to the Comprehensive Planning Section,
2800 North Horseshoe Drive, Naples, Florida 34104. Phone: (941 )403-2300; Fax: (941 )643-
6869.
The application must be reviewed by staff for sufficiency within 30 calendar days following the
filing deadline before it will be processed and advertised for public hearing. The applicant will
be notified, in writing, of the sufficiency determination. If insufficient, the applicant will have 30
days to remedy the deficiencies. For additional information on the processing of the application,
see Resolution 97-431 (attached). If you have any questions, please contact the
Comprehensive Planning Section at 941-403-2300.
SUBMISSION REQUIREMENTS
I. GENERAL INFORMATION
A.
Name of Applicant(s)
Ismael Gonzalez
Company
Mailing Address
811 4th Street SE
City
Naples
State
FL
Zip Code
34117
Phone Number
(239) 390-7132
Fax Number (239) 390-7159
B. Name of Agent" Timothy W Ferguson, Esquire
. THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED
TO THE PETITION.
Company/Firm Ferguson Law Group
Mailing Address
4265 Bonita Beach Road
City
Bonita Springs
State FL
Zip Code 34134
1
02/2002
Phone Number
(239) 947-3600
Fax Number
(239) 947-3610
C.
Emall Address
Name of Owner(s) of Record
fer21aw(ii)earthlink.net
ISffiael Gonzalez
Mailing Address
811 4th Street SE
City
Naples
State
FL
Zip Code
(239) 390-7159
34117
Phone Number
(239) 390-7132
Fax Number
D. Name, Address and Qualifications of additional planners, architects, engineers,
environmental consultants and other professionals providing information
contained in this application. Ronald Nino, AICP
Vanasse & Daylor, LLP,12730 New Brittany Blvd, Ste 600, Ft Myers, FL 33907
DISCLOSURE OF INTEREST INFORMATION: Ph 239-437-460t Fx 239-437-4636 Email rnino@vanday.com
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
Maria T Gonzalez (same address)
Percentage of Ownership
1000;..
B. If the property Is owned by a CORPORATION, list the officers and stockholders
and the percentage of stock owned by each, and provide one copy of the Articles
of Incorporation, or other documentation, to verify the signer of this petition has
the authority to do so.
Name and Address, and Office
Percentage of Stock
C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with
the percentage of interest.
Name and Address
Percentage of Interest
2
02/2002
D. If the properly is in the name of a GENERAL or LIMITED PARTNERSHIP, list
the name of the general and/or limited partners.
Name and Address
Percentage of Ownership
E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a
Corporation: Trustee, or a Partnership, list the names of the contact purchasers
below, including the officers, stockholders, beneficiaries, or partners, and provide
one copy of the executed contract.
Name and Address
Percentage of Ownership
F. If any contingency clause or contract terms involve additional parties, list all
individuals or officers, if a corporation, partnership or trust.
Name and Address
G. Date subject property acquired ( ) leased ( ):_ Terms of lease_yrs/mos.
If Petitioner has option to buy, indicate date of option:_ and date
option terminates: , or anticipated closing date
H. NOTE: Should any changes of ownership or changes in contracts for purchase
occur subsequent to the date of application, but prior to the date of the final
public hearing, it is the responsibility of the applicant, or agent on his behalf, to
submit a supplemental disclosure of interest form.
3
02/2002
III. DESCRIPTOIN OF PROPERTY
A.
Legal Description
Golden Gate Estates Unit 23 Tract 16
B.
Section:
27
Township:
48
Range:
27
C.
Tax I.D. Number (Folio #)
37741480004
D.
General Location
S.E. lmmokalee Rd and Wilson Blvd
E.
Planning Community
Rural Estates
F. TAZ
198
G.
Size in Acres
5.17
H. Zoning
Estates
I.
Present Future Land Use Map Designation (s)
Estates
IV. TYPE OF REQUEST
A. Growth Management Pian 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 Pagers) 32-33 of the GGAc"M"'ecPlao(FLUE) Element
As Follows: ( Use Cross throughs to identify language to be deleted; Use
Underilne to identify language to be added). Attach additional pages if
necessary:
See Exhibit IV B
C. Amend Future Land Use Map(s) designation,
FROM: Estates
District, Subdistrict
TO: Wilson Boulevard Commercial Subdistrict (See Exhibit IV C)
District, Subdistrict
[If new District and/or Sub-district proposed, include Future Land Use Map with
legend depicting it].
D. Amend other Map(s) and Exhibits as follows: (Name & Page #)
4
02/2002
E. Describe additional changes requested:
V. REQUIRED INFORMATION
Note: All Aerials must be at a scale of no smaller than 1" = 400'. At least one copy
reduced to 8 Yz x 11 shall be provided of all aerials and/or maps.
A. LAND USE
1. V.A.!
B.
Provide general location map showing surrounding developments
(PUD, DRI'S, existing zoning) with subject properly outlined.
2. V.A.2 Provide most recent aerial of site showing subject boundaries,
source, and date.
3. 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.
FUTURE LAND USE DESIGNATION
1. V.B.! Provide map of existing Future Land Use Designation(s) of subject
properly and adjacent lands, with acreage totals for each land use
designation on the subject property.
C. ENVIRONMENTAL
1. V.c.! Provide most recent aerial and summary table of acreage of native
habitats and soils occurring on site. HABITAT IDENTIFICATION
MUST BE CONSISTENT WITH THE FOOT-FLORIDA LAND USE,
COVER AND FORMS CLASSIFICATION SYSTEMM (FLUCCS
CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS
THE LAND USE AEIRAL IN "A" ABOVE.
2. 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. V.C.3 Identify historic and lor archaeological sites on the subject
property. Provide copy of County's Historical/Archaeological
Probability Map and correspondence from Florida Department of
State.
D. GROWTH MANAGMENT
Reference 9J-11.006, F.A.C. and Collier County's Capital Improvement
Element Policy 1.1.2 (Copies attached). INSERT "Y" FOR YES OR "N" FOR
NO IN RESPONSE TO THE FOLLOWING:
1.
N
Is the proposed amendment located in an Area of Critical State
Concern? (Reference 9J-11.006(1 )(a)7.a, FAC.) If so, identify
area located in ACSC.
2.
N
Is the proposed amendment directly related to a proposed
Development of Regional Impact pursuant to Chapter 380, F.S.?
3.
N
Is the proposed amendment directly related tot a proposed Small
5
02/2002
4.
N
5. y
(See Exhibit V.D.5)
Scale Development Activity pursuant to Subsection
163.3187(1 )(c), F.S.? (Reference 9J-11.006(1 )(a)7.b, FAC.)
Does the proposed amendment create a significant impact in
population which is defined as a potential increase in County
-wide population by more than 5% of population projections?
(Reference Capital Improvement Element Policy 1.1.2). If yes,
indicate mitigation measures being proposed in conjunction with
the proposed amendment.
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 iand 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, FAC.).
E. PUBLIC FACILITIES
1. V.E. 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) V.E.lA Potable Water
b) V.E.IB Sanitary Sewer
c) V.E.IC Arterial & Collector Roads: Name of specific road and LOS
d)
e)
f)
V.E.
V.E.
V.E.
Drainage
Solid Waste
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. V.E.2 Provide a map showing the location of existing services and public
facilities that will serve the subject properly (i.e. water, sewer, fire
protection, police protection, schools and emergency medical
services ).
4. V.E. Document proposed services and public facilities, identify provider,
and describe the effect the proposed change will have on schools,
fire protection and emergency medical services.
6
02/2002
F. OTHER
Identify the following areas relating to the subject properly:
1. V.F.l Flood zone based on Flood Insurance Rate Map data (FIRM).
2. N/A Location of wellfields and cones of influence, if applicable. (Identified on
Collier County Zoning Maps).
3. N/A Traffic Congestion Boundary, if applicable
4. N/A Coastal Management Boundary, if applicable
5. N/A High Noise Contours (65 LON 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 Smail 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. X Proof of ownership (Copy of deed).
5. X Notarized Letter of Authorization if Agent is not the Owner (see attached
form).
6. 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 principai 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. Ail exhibits and attachments to the
petition must include a title and exhibit # or letter, and must be referenced in the petition.
7
02/2002
LETTER OF AUTHORIZATION
TO WHOM IT MAY CONCERN:
I hereby authorize TIMOTHY W. FERGUSON, Esquire,
(Name of Agent - typed or printed)
Date:
41151D5
I hereby certify that I have the authority to make the foregoing application, and that the
application is true, correct and complete to the t of rny kno
I, MAEL GONZALEZ
Name - Typed or Printed
STATE OF FLORIDA
COUNTY OF COLliER
. ribed before me this
/
'stk
I day of AfJ.JU.-1
,
, 20{;5
By
(Notary blic MY COMMISSION EXPIRES:
ct'POS OF THE FOLLOWING:
-f.- who is personally known to me,
who has produced
and
did lake an Oath
~ did not take an Oath
NOTICE - BE AWARE THAT:
:-,\\,\\\I\\IIII1I//II/,
#~~'.~!=I\t,~
~r-'?'. '"MISSIQ.: .1J;,^~
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Florida Statute Section 837.06 - False Official Statements Law states that:
"Whoever knowingly makes a false statement in writing with the intent to mislead
a public servant in the performance of his official duty shall be guilty of a
misdemeanor of the second degree, punishable as provided by a fine to a
maximum of $500.00 and/or maximum of a sixty day jail term,"
8
Naples
Ferguson Law Group, LLC
4265 Bonita Beach Road
Bonita Springs,Florida 34134
St Petersburg
Ft Myers
Tampa
Office (239) 947-3600
Ferl!law la! Earthlink.Net
April 19, 2005
Fax (239) 947-3610
Mr. David Weeks AICP
Chief Planner, Comprehensive Planning
Community Development Division
2800 North Horseshoe Drive
Naples, Florida 34104
Re: Comprehensive Plan Amendment
Dear David,
Please find the enclosed application to amend the relevant parts ofthe Collier County
Comprehensive Plan. This application is submitted for the purpose of amending the Future
Land Use Element, Golden Gate Master Plan and the related Plan Map from its current
agricultural zoning to a commercial mixed-use sub district.
We believe that the application demonstrates a need for commercial zoning where the
subject property is located. Much of the projected future growth in Collier County will be
around the ImmokaIee Road corridor out in the Orange Tree area. Having needed services
located within a short commute, results in trip capture, that will decrease the load on an already
overloaded Immokalee Road.
Furthermore, with the traffic created by the projected six lane Immokalee Road now
under construction and the projected four lane Wilson Bonlevard, the property will lose its
residential appeal to the point that a residential use will be impractical.
We thank you for the guidance that you have provided at the pre-application conference
and look forward to yonr review of our application. We would appreciate the opportunity to
resolve any problem that staff may have with this application and thank staff in advance for
their time and consideration of this application. If you have any questions concerning this or
any other matter, pleas feel free to contact me at your convenience.
Sincerely,
~
~
son, At orney t Law
~
Official Receipt - Collier County Board of County Commissioners
CDPR1103 - Official Receipt
Trans Number
561581
Date
4/22/2005 1 :32:02 PM
Post Date
4/22/2005
Nbr
ISMAEL & MARIA T. GONZALEZ
New or Exist: N
Payor: ISMAEL GONZALEZ
Fee Information
r Fee Code I Description 1 GL Account Amount Waived 1
1 19GMPAR I GMP AMMEND REGULAR 113113890434125800000 $16700.00 1
Total $16700.00
Payments
Pa ment Code
CHECK
AccounVCheck Number
104
Total Cash
Total Non-Cash
Amount
$16700.00
$0.00
$16700.00
$16700.00 I
Total Paid
Memo:
Ismael & Maria T. Gonzalez/Agent: Vanesse Daylor
GMP Amendment Application: Gonzalez Immokalee Road
Check #104 First Nat'l Bank of Naples Fla.
Cashier/location: MCCAULEYKATY / 1
User: KENDALL_M
Collier County Board of County Commissioners
CD-Plus for Windows 95/NT
Printed:4/22/2005 1 :32:27 PM
FROM :
FAX NO. :2393487073
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~:{,~lil~~IS WI\RRA.>-nY DEED made the u3 day od~~tI/'M71 /;;A., A.D. 191.2.. by
h~6==:::-r..OUiS Florio and Angela Florio, husband and wife
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hereinafter called the grantor, to
Ismael Gonzalez and Maria T. Gonzalez, husband and wife
hereinafter called the grantee, wlDse oost office address is: 6090 E
. . verett SI:.
Naples. Fla.
(Wherever used herein th~ term "grantor" and "grantee" include all the parties to this
instrl.m'ent arxi the heirs, legal representatives and assigns of irrlividuals, am the
successors and asSigns or corporation.)
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; :~ Z. T03E'mER with all the tenenents, hereditaments and appurtenances thereto beIo 19'ing or
in anywise ap];:ertaining.
TO HAVE AND 10 HOID, the sane in fee sinple forever.
AND the grantor hereqy' covenants with said grantee that the grantor is law::ul..y
seized of said land in fee sirrple; that the grantor has good right and lawful au' .hor i ty
to sell and convey said land; that the grantor hereby fully warrants thl:'! titlf~ tn said
land and will defend the same against the lawful claims of all persons whcmsO!Ne'; and
that said land is free of all erxamrances, except taxes accruing subsequent to
DecerrDer 31, 19.....B..2...., easements, restrictions and reservations of record and rt~t. -ictions
an:] easerrents canrron to the subdivision.
WI'lNESSFIll: That the grantor, for and in consideration of the Surn of $10.00 mil (-ther
valuable conSiderations, receipt \-mereof i5 hereby ackn(lo,\'lErlged, hereby grants, Jargains,
se;lls, aliens, remises, :releases, conveys and confirms unto the grantee, all thEt C€.rtai<1
lam situate in Collier County, Florida, viz:
Tract 16, Golden Gate Estates, Unit No. 23, in accordance wit.h md
SUbject to the plat recorded in Plat Book 7, page 9, PUblic F:ec >rds
of Collier County, Plorida.
R~ceived $ /8'/ ;,..\'(J rJoc:Jmentary ;;t;.cn.oJ::::I(
r~:::ce;v::<d $
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GRANTOR further warrants that the within described property
homestead property and that it is in fact vacant land.
is ilOt
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~;~~:'~~te~e said grantor has Sign&d sealed ~Dresents l:he day imd
SI~WV7/dh:*oor presence:~I~fJ Y~6M6 _L.2.
Wi s No, LOUIS FLORIO
a..~j~'~ ~~7L~~~L.S.
~~OFNo.~ j lI14, A ~' & ANGE -. FLORIO .. . .' ~> o)t.." i CO",'-"'. '..
v..uJ.'U.~ ~ll.,!):. JIoMI3C.(;I.:S,>':
I HEREEY CER1'IFY that on t..,is day, before ne, all offic~r. duly authorized in tl estate
and County aforesaid to take acknaN'le:lgenents, personally appeared
LOUIS FLORIO & ANGELA FLORIO . ,,:.
torce knClWl'1 to be the person{$) described in and \-1ho executed the for~:i!is61Jment.
a.'l:l acknCM1edged before Ill;! that they executed the sam>. WI'!l:lE:!l~f!!ll~:I.~: gffic~
seal Ll1 the County and St9.te last aforesaid this .,:).~ day ofi../J!:Jint'JlJA)'f IJt;i. _ 291-1.
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This instrument prepared ~?: P.R. Colanan, l-1idwest Title Guarantee Co~:'~f':F.$~, : 936 No.
Tartiani Trail, Suite A, N3ples,FL 33940, in conjunction wit.lJ. the issQimce .Of t.itJ e in:;urnnce.
File No. , 4 O~':I / ('t:I/l t
FROM :
Details
FAX NO. :2393487073
Nov. .~ 2004 11:~7Al P3
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Property Addrssl NO SITE ADDRESS
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2004 Final Tax Roll
Latest Sales History
L.and Value $108570.00
(+) Improved Value $ 0.00
.. Martel Value S 108 70.00
- SOH EDm Value $: 0.00
- ~Value $108.570.00
~ and other Exempt Velue $: 0.00
.. Taxable Value $ 108 510.00
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http://www.coliierappraiser.comIRecordDetail.asp?FoIiOID=0000037741480004
) 118 '2004
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CP-2005-3
REVISED February 2007
EXHIBIT IV-B
WILSON BOULEVARD COMMERCIAL SUBDISTRICT
This Subdistrict is located on the east side of Wilson Boulevard and south side of
lmmokalee Road at the intersection of said two streets. The propertv is five (5) acres in
size having approximatelv 660 feet of frontage on Wilson Boulevard and 330 feet of
frontage on lmmokalee Road. The intent of this district is to allow primarilv office uses
with a limited amount of neighborhood retail uses. The development of this Subdistrict
will be governed bv the following criteria:
a. Development is to be implemented through a Planned Unit Development (PUD)
rezomng process.
b. A unified planned development with a common architectural theme with shared access
and cross access agreements will be developed.
c. The maximum grOSS floor area of office and retail/service uses shall be limited to
40.000 square feet of which 30.000 square feet shall be for office uses as allowed in
the C-l Commercial. Professional and General Office District. both permitted and
conditional. as well as for conditional uses allowed in the R, Residential Districts. as
contained in the Collier Countv Land Development Code.
d. Retail and service uses shall be limited to those allowed in the C-2 Commercial
Convenience District. both permitted and conditional. as contained in the Collier
Countv Land Development Code.
e. Drivewavs and curb cuts shall be limited to right-inlright-out turning movements onlv.
f. All principal structures shall be required to have a minimum setback of one hundred
(100) feet from the proiect's southern boundarv.
g. A twentv-five (25) foot wide landscape strip shall be provided along the entire
frontage of both Immokalee Road and Wilson Boulevard
h. Building heights shall be limited to two (2) stories and a maximum ofthirtv-five (35)
feet.
1. All lighting shall be architecturallv designed. and limited to a height of twentv. five
(25) feet. Such lighting shall be shielded from neighboring residential land uses.
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L:=J Zoning
L:=J Collier County Parcels
Wilson Blvd. W+E Vanasse - Urban Planning
Commerical Subdistrict land5capeNchitecture
Daylor CivilERgineering
S Traffic fn~neering
Location Map Showing Zoning 0 100 200 400 ~ [nvironmentalSciell(e
, ,Feet -
Date: 04-05-05 Fll66
Ferguson Law Group, LLC Bonita Springs, FL 34135 Sources: Collier County PA
4625 Bonita Beach Road It is rhe end user's responsibility to verity the dala contained hereon.
EXHIBIT V.A.1
PrOject Number: 80886
FilE: \\vanday _ nas 1 \gis\Projecls\800\808\808B6\Exhibits\80886-loc~one, m)(d
Wilson Blvd.
Commerical Subdistrict
Aerial Map
Aerial Photo Date: Dec. 2004
Date: 04.05.05
Ferguson law Group, LlC
4625 Bonita Beach Road
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W+B
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100 200
400
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Urban Planning
LandKape Architecture
(ivilEngillWing
Traffic En~neering
Erwironmental ~cience
ILl66
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Bonita Springs, FL 34135
Sources: Collier County PA & Aerials Express
It is Ihe end user's responsibility to verify the data contained hereon.
EXHIBIT V.A.2
Project Number: 80B86
FI L E: \\vanday _nas 1 \gisIProjecls\800\808\80886\Exh ibits\80886-aer01 .mxd
Surrounding Land Use within 500 Feet
North - Estates
East - Estates
South - Estates
West - Estates
Wilson Blvd.
Commerical Subdistrict
Existing Land Use and Zoning
Aerial Photo Dated: Dec. 2004
Dale: 04-05-05
Ferguson Law Group, lLC
4625 Bonita Beach Road
EXHIBIT VA3
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400
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UrbanPlmning
landscape Architecture
(jvilEngineering
Traffic En~neering
Environmental Science
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Bonita Springs, FL 34135
Sources: Collier County PA & Aerials Express
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Project Number: 80886
FILE: \\vanday _nas 1 IgisIProjects\800\608180886IExh ibits\80886-ElUZQN, mxd
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IMMOKALEE RDleR 846 i/
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D E - Estates Designation
Wilson Blvd. N
W+E Vanasse _uro"'Planning
Commerical Subdistrict landscape Architfclure
Daylor Civil Engineering
S Traffic En~neering
Future Land Use Map 0 100 200 400 . _ Environmental Science
, . Feet
Date: 04-05-05 Fll66
Ferguson Law Group, LLC Bonita Springs, FL 34135 Sources: Collier County PA
4625 Bonita Beach Aoad It is the end user's responsibility to verify the data contained hereon.
EXHIBIT V.B.1
Project Number: 80a86
FILE: \\vanday .nasl\gisIProjocts\800\l108\80886\Exhibils\80886-!Ium.mxd
ENVIRONMENTAL INFORMATION
Wilson Blvd and Immokalee Rd Property
SEC 27, TWP 48S, RNG 27E COLLIER COUNTY, FLORIDA
April 2005
PREPARED BY:
TUB.RELL & ASSOCIATES, INC.
3584 EXCHANGE AVE. SUITE B
NAPLES, FL 34104
EXHIBIT V.C.l THRU 3
INTRODUCTION
WilsonlImmokalee Rd. Property
Sec. 27, Twp 48S, Rug 27E, Collier County
Environmental Assessment
April 10, 2005
This report documenting site conditions and environmental considerations has been
prepared to address environmental submittal requirements for a Collier County
Comprehensive Plan amendment application. The included information provides an
environmental overview of the subject property, which is being considered for
redevelopment.
SITE CONDITIONS
1. Project Location
The subject property is located at the southeast quadrant of the Wilson Blvd and
lmmokalee Road (CR 846) intersection. The property is located in Section 27,
Township 48 South, Range 27 East, Collier County. The area investigated is
composed of a single parcel with no current development and encompasses
approximately 5 acres. The project location is depicted on the Location Map
enclosed as Attachment 1. The approximate property boundaries are located on
the enclosed aerial with FLUCCS map overlain. This exhibit is enclosed as
Attachment 2.
2. Soils Information
According to the USDA Soil Survey of Collier County Florida, the site is
composed of Holopaw Fine Sand (Soil Unit #27), and Immokalee fine sand (Soil
Unit #7). Holopaw is a hydric soil unit while lmmokalee is non-hydric. It is
interesting to note that there was a lot of evidence of soil subsidence on the site.
Cypress trees and knees showed evidence that soil levels have dropped
considerably. This is usually an indication that the site is drying out or much less
hydrated than historically. A soils map and description are enclosed as
Attachment 3.
3. FLUCCS Information
Major vegetative communities were estimated based on photo interpretation of
2004 Collier County aerial photography. Ground truthing of these estimates was
conducted in April of 2005 to verify the vegetation and to determine the extent (if
any) ofjurisdictionai wetlands on site. The Department of Transportation Florida
Land Use, Cover, and Forms Classification System (FLUCCS) manual (third
edition January 1999) was used to classify the vegetation communities occurring
within the site boundaries. Attachment 2 provides a FLUCCS map for the site
that illustrates the FLUCCS codes and acreage for each community. A general
description is provided below for each category along with any site-specific
nuances that may be relevant to the assessment.
WilsonlImmokaiee Rd. Property
Sec. 27, Twp 48S, Rng 27E, Collier County
Environmental Assessment
April 10, 2005
FLUCCS FLUCCS TOTAL POTENTIAL
CODE DESCRIPTION ACRES JURISDICTIONAL
WETLANDS
190 Open Land 0.9
411 Pine Flatwoods 2.5
624 Cvoress / Pine Community l.l l.l
TOTALS 4.5 1.1
Note: Acreages are approximate as no boundary survey was used to determine property extents or
vegetative breaks.
190 - Open Land - This category represents undeveloped or inactive land with
street patterns but without structures. This area has been cleared in the past and
appears to be periodically maintained by mowing as no regrowth of woody or
shrub vegetation has occurred. The vegetation found in this area is representative
of disturbed areas and contains such weedy vegetation as beggar tick (Bidens
spp.), grape vine (Vitis rotundifolia), and other ruderal vegetation. No canopy or
midstory vegetation is present.
411 - Pine Flatwoods - Slash pine (Pinus elliottii) and a couple of scattered laurel
oaks (Quercus laurifolia) compose the canopy in this area while saw palmetto
(Serenoa repens), wax myrtle (Myrica cerifera), and Brazilian pepper (Schinus
terebinthifolius) are present in the mid-story. Grape vine (Vitis rotundifolia),
greenbriar (Smilax spp.), poison ivy (Toxicodendron radicans), white head broom
(Spermacoce verticillata), and bracken fern (Pteridum aquilinium) are all present
as well.
624 - Cypress / Pine - This community is composed predominately of cypress
trees (Taxodium distichum) with scattered slash pine as well as a few small
cabbage palms. Midstory is composed of Brazilian pepper, with a few scattered
wax myrtle and myrsine. Swamp fern (Blechnum serrulatum) is the most
noticeable ground cover.
4. Wetlands
No formal jurisdictional determination has been verified with any regulatory
agency, however, the hydric soil, presence of hydrological indicators, and
presence of wetland vegetation would lead to the conclusion that there are
jurisdictional wetland areas on the project site. The cypress pine area shows all
indication of being jurisdictional even though obvious soil subsidence has
occurred. It seems probable that this area is drying out due to the roads and canals
that have been constructed around the property. This area would .be considered
jurisdictional by the regulatory agencies but it was pretty clear that it is already
impacted and not a highly functional wetland area
Wilson/Immokalee Rd. Property
Sec. 27, Twp 48S, Rug 27E, Colli... County
Environmental Assessment
April 10, 2005
s. Historical and/or Archaeological Information
No historical or archaeological sites are known to exist on the subject property.
Confirmation was been requested from the Division of Historical Resources
Master Site file. Any response from the State will be forwarded to County staff.
6. Protected Species
No protected species were observed during the field visits on the site. It is
expected that this site will not be used by any listed species due to its close
proximity to two major roadways and ongoing development activites all around
the project site. However, it is located within the U.S. Fish and Wildlife Service's
consultation area for the Florida Panther and is also within close proximity to
known wood stork rookeries and historic red-cockaded woodpecker areas. As
such, formal surveys may be required by state and federal wildlife agencies prior
to any development permits for the site.
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(27) Holopaw Fine Sand- This nearly level, poorly drained soil is in sloughs and poorly define
drainageways. Individual areas are elongated and irregular in shape and range from 10 to 400
acres. The slope is 0 to 2 percent.
Typically, the surface layer is dark gray fine sand about 5 inches thick. The subsurface layer is
fine sand to a depth of about 52 inches; the upper part is light gray and the lower part is light
brownish gray. The subsoil extends to a depth of about 62 inches; the upper part is dark grayish
brown fine sand and the lower part is dark grayish brown fine sandy loam. The substratum is
gray loamy fine sand to a depth of about 80 inches.
In 90 percent of areas mapped as this soil, Holopaw and similar soils make up 87 to 100 percent
of the map unit. The characteristics of Malabar, Pineda and Riviera soils are similar.
Soils of dissimilar characteristics included in this map unit are small areas of Basinger and
Oldsmar soils on similar landscape positions. These soils make up about I3 percent or less of
the unit.
The permeability of this soil is moderate to moderately slow. The available water capacity is
low. In most years, under natural conditions, the seasonal high water table is within 12 inches of
the surface for 3 to 6 months. In other months, the water table is below 12 inches and recedes to
a depth of more than 40 inches during extended dry periods. During periods of high rainfall, the
soil is covered by shallow slowly moving water for periods of about 7to 30 days.
Natural vegetation consists of scattered slash pine, cypress, cabbage palm, sawpalmetto, wax
myrtle, sandcordgrass, gulf muhly, panicums, chalky bluestem, plumgrass, gulfdune paspalum
and blue maidencane.
This soil is poorly suited to cultivated crops because of wetness and droughtiness. With good
water-control measures and soil-improving measures, the soil can be made suitable fur many
fruit and vegetable crops. A water control system is needed to remove excess water in wet
seasons and provide water through subsurface irrigation in dry seasons. Row crops should be
rotated with cover crops. Seedbed preparation should include bedding of the rows. Fertilizer
and lime should be added according to the need of the crops.
With proper water control, the soil is moderately suited to citrus. Water control systems that
maintain good drainage to an effective depth are needed. Bedding the soil prior to planting
provides good surface an internal drainage and elevates the trees above the seasonal high water
table. A good grass cover crop between the trees helps to protect the soil from blowing when the
trees are younger.
With good water control management, this soil is well suited to pasture. A water control system
is needed to remove excess water during the wet season. It is well suited to pangolagrass,
bahiagrass and clover. Excellent pastrues of grass and grass-clover mixtures can be grown with
good m~n~gement. Regular applications offertilizer and controlled grazing are needed for
highest yields.
This soil is well suited for desirable range plant production. The dominant forage consists of
blue maidencane, gulf dune paspalum, chalky bluestem and blue joint panicum. Management
practices should include deferred grazing. This Holopaw soil is in the Slough range site.
This soil is well suited for desirable range plant production. The dominant forage consists of
blue maidencane, gulf dune paspalum, chalky bluestem and blue joint panicum. Management
practices should include deferred grazing. This Holopaw soil is in the Slough range site.
This soil has severe limitations for most urban uses because ofthe high water table to overcome
this limitation, building sites and septic tank absorption fields should be mounded. This soil also
has severe limitation for recreational development because of wetness and sandy texture.
Problems associated with wetness can be corrected by providing adequate drainage and drainage
outlets to control the high water table. The sandy texture limitations can be overcome by adding
suitable topsoil or by resurfacing the area.
This Holopaw soil is in capability subclass IVw.
(7) Immokalee Fine Sand- This nearly level, poorly drained soil is on the flatwoods.
Individual areas are elongated and irregular in shape, and range from 10 to 500 acres. The slope
is 0 to 2 percent.
Typically, the surface layer is black fine sand about 6 inches. The subsurface layer is light gray
fme sand to a depth of about 35 inches. The subsoil is fine sand to a depth of about 58 inches;
the upper part is black, the middle part is dark reddish brown, and the lower part is dark brown.
The substratum is pale brown fine sand to depth of about 80 inches.
In 95 percent of areas mapped as this soil, Immokalee and similar soils make up 89 to 99 percent
of the map unit. The characteristics ofMyakka and Oldsmar soils are similar.
Soils of similar characteristics included in this unit are small areas of Basinger and Holopaw
spoils on slough landscape positions. These soils make up about 1 to 11 percent of the unit.
The permeability of this soil is moderate. The available water capacity is low. In most years,
under natural conditions, the seasonal high water table is between 6 to 18 inches of the surface
for 1 to 6 months. In other months, the water table is below 18 inches and recedes to depth of
more than 40 inches during extended dry periods. Rarely is it above the surface. .
Natural vegetation consists of South Florida slash pine, sawpalmetto, waxmyrtle, chalky
bluestem, creeping bluestem and pineland threeawn.
This soil is poorly suited to cultivated crops because of wetness and droughtiness. The number
of adapted crops is limited unless very intensive management practices are followed. With good
water control and soil improving measures, the soil can be made suitable for many fruit and
vegetable crops. A water control system is needed to remove excess water in wet seasons and
provide water through subsurface irrigation in dry seasons. Row crops should be rotated with
cover crops. Seedbed preparation should include bedding of the rows. Fertilizer and lime should
be added according to the need of the crops.
With proper water control, the soil is well suited to citrus. Water control systems that maintain
good drainage to an effective depth are needed. Bedding the soil prior to planting provides good
surface and internal drainage, and elevates the trees above the seasonal high water table. A good
grass cover crop between the trees helps to protect the soil from blowing when the trees are
young.
With good water control management, this soil is well suited to pasture. A water control system
is needed to remove excess water during the wet season. It is well suited to pangolagrass,
bahiagrass and clover. Excellent pastures of grass or gTlIss clover mixtures can be grown with
good management. Regular applications of fertilizers and controlled grazing are needed for
highest yields.
This soil is moderately suited for desirable range plant production. The dominant forage is
creeping bluestem, lopsided indiangrass, pineland threeawn and chalky bluestem. Management
practices should includt; deferred grazing and brush control. This Immokalee soil is in the South
Florida Flatwoods range site.
This soil has severe limitations for most urban uses because of wetness. If this soil is used as
septic tank absorption fields, it should be mounded to maintain the system well above the
seasonal high water table. For recreational uses, this soil also has severe limitations because of
wetness, but with proper drainage to remove excess surfuce water during wet periods, many of
these limitations can be overcome.
This Immokalee soil is in capability subclass IVw.
GONZALEZ
PROTECTED SPECIES SURVEY
SEC 27, TWP 48S, RNG 27E
COLLIER COUNTY, FLORIDA
DECEMBER 2006
Prepared By:
TURRELL & ASSOCIATES, INC.
3584 EXCHANGE AVE. SUITE B
NAPLES, FL 34104
I. INTRODUCTION
The Gonzalez site encompasses a total of approximately 5.17 acres the property is
located in Section 27, Township 48 South and Range 27 East Collier County,
Florida. The subject parcel lies on the southeast comer of Immokalee Road and
Wilson Blvd, east of CR 951. Currently the subject parcel consists of a forested
undeveloped area of 3.88 acres, and 1.66 acres of open disturbed land.
To characterize surrounding land use, the parcel is bordered to the east by
undeveloped land, to the south by single-family vacant properties, to the west
Wilson Blvd. and to the north Immokalee Road. The parcel appears to have been
influenced by the surrounding roads and development of single-family residences.
To consider potential effects of the proposed project on any state or federally
listed species that may utilize the property for feeding/foraging and/or nesting, a
Threatened and Endangered Species Survey was requested and the findings are
stated in this report. Subsequent site visits and surveys were completed, and this
report summarizes the results of the subsequent survey activities on the subject
property.
II. METHODOLOGY
Prior to any wildlife survey, careful consideration is given to the habitat typels in
question and species that are known to utilize such areas. Before any survey is
carried out a number of publications and references are consulted. These include:
The Official List of Florida's Endangered Species, Threatened Species and
Species of Special Concern (latest dated June, 2006), Florida Fish and Wildlife
Conservation Commission (FWCC) Wildlife Methodology Guidelines, The
Standardized State-Listed Animal Survey Procedures for SFWMD ERP Projects,
and the Florida Natural Areas Inventory (FNAI) for Collier County.
The basic objective of any wildlife survey is to obtain evidence that a listed
species is using the subject site. The site may comprise a primary or secondary
feeding/foraging or nesting zone or merely be adjacent to those sites for a
particular listed species. As many species of concern in Florida are
cryptic/camouflaged and/or nocturnallcrepuscular, patience and sufficient time
must be devoted to the survey.
Aerial photos and FLUCCS mapping are consulted prior to arriving on-site and a
system of meandering transects is followed throughout the subject area. The most
recent field study traversed the entire site in a series of transects, these transects
were walked from December 5th_14th and more than 15 hours have been spent on
site devoted to wildlife survey.
A list of survey dates, times, and ambient weather conditions is provided below.
Survey Date Times Temperature Wind Weather
Surveved (oF) Conditions
12/5/06 0730-1000 60 - 65 NEI0 Partly Cloudy
12/7/06 0800-1030 65-68 E5 Cloudy
12/8/06 0730-1000 63-68 NE 5-10 Partly Cloudy
12/11/06 0730-1000 61 - 65 NE 10 Partly Sunny
12/13/06 0730-1030 55-58 NE 10-15 Sunny
12/14/06 0800-1030 57 - 59 NE 5 -10 Rainy
A slow pace along transects was maintained, stopping every few minutes to look
and listen for movement or calls of any animal. Indirect evidence such as
rootings, scrape marks, nests, cavities, burrows, tracks and scat were looked for
and duly noted.
III. RESULTS AND DISCUSSION
A list of species that would be expected to occur on the subject site can be given
through analysis of known vegetative communities both on-site and contiguous to
the site and available background data. Sources include the Fish and Wildlife
Service Multi Species Recovery Plan, Part 2, Appendix C, Species of Concern
and their Respective Community Types in South Florida, in addition to
communication with personnel at state and federal wildlife agencies.
Vegetative communities are presented by FLUCFCS code with numbers in
accordance with the supporting map together with potential wildlife species.
Consideration of the suitability and likelihood for a given community to support a
particular species is given in light of adjacent and contiguous land uses.
Abbreviations used in the discussion are as follows;
F = Federal
S = State
E = Endangered
T = Threatened
SSC = Florida Species of Special Concern
C = Federal Candidate
*= FWS Species of Management Concern
R = Rare
FLUCFCS CODE 4J J: Slash Pine Flatwoods
Appendix C lists the following potential species within the community type Mesic
Pine Flatwoods; Florida Weasel (Mustela frenaata peninsulae, R), Big Cypress
Fox Squirrel (Sciurus niger avicennia, *), Florida Black bear (Ursus americanus
floridanus, Fe, ST), Florida Panther (Puma concolor coryi, FE, SE), White Ibis
(Eudocimus albus, SSC), American Kestrel (Falco sparverius paulus, *, ST),
Sandhill crane (Grus canadensis pratensis, ST), Bald eagle (Haliaetus
leucocephalus, FT. ST), Red cockaded woodpecker (Picoides borealis, FE, ST),
Audubons crested caracara (Polyborus plancus audubinii, FT. ST), Eastern Indigo
snake (Drymarchon corais couperi, FT, ST), Gopher tortoise (Gopherus
polyphemus, ST), Eastern Beard grass skipper (Atryone arogos arogos, *).
Of the above species, the Big Cypress Fox Squirrel, Kestrel, and Gopher Tortoise
are the most likely to be found on this property due to its location and existing
conditions. Typical habitat required by the Big Cypress Fox Squirrel consists of
mature open slash pine adjacent to cypress forests. The majority of the property
does consist of pine and cypress habitats. Kestrels could forage in the open
disturbed area, and gopher tortoises are present in disturbed and pine flatwood
areas.
FLUCFCSCODE 62J: Cypress
Listed species potentially observed within this classification include the
following: Ivory Billed Woodpecker (Campephilus principalis, FE, SE) and
Wood Stork (Mycteria americana FE). No sightings of the Ivory Billed
Woodpecker have been verified on the US mainland in recent years except for a
potential sighting in Arkansas last year. Wood storks are known to forage in near
by Corkscrew Swamp and have been observed in local roadside swales though
none have been observed on this property
FLUFCS CODES 740: Disturbed Land
. Wildlife utilization in this area is as listed above.
A list of all wildlife species observed on the site is provided below.
Common Name (Scientific Name Listing)
Reptiles
Green Anole (Anolis carolinensis)
Brown Anole (Anolis sagrei)
Gopher Tortoise (Gopherus polyphemus SSe)
Birds
Red Shoulder hawk (Buteo lineatus)
Mocking Birds (Polygloottos)
Vultures (Coragyps atratus)
Unidentified Warblers (Dendroica spp.)
Red Belly Woodpecker (Melanerpes carolinus)
Cardinals (Cardinalis Cardinalis)
Crows (Corvus brachyrhynchos)
Mammals
White Tailed deer (Odocoileus virginianus)
Gray Squirrel (Sciurus Carolinensis)
Raccoon (Tracks) (Procyon lotor)
Opossum (Tracks) (Didelphis virginiana)
Armadillo (Tracks) (Dasypus novemcinctus)
Feral Cat (Tracks) (Felis silvestris catus)
Feral Dog (Canis lupus spp.)
IV. SUMMARY
The property does have the potential to support few listed species, as well as a
host of non-listed resident and transient species. Gopher tortoises were observed
during surveying of the site. Based on the burrow activity it was estimated that
three or four tortoises are present. Any proposed development activity will be
required to provide sufficient space on site to accommodate these tortoises or a
suitable offsite relocation area will need to be found. Proper management of an
on site preserve should serve to maintain an area of continued use to local resident
species.
Because of the existence of gopher tortoise utilization of the property, a Habitat
Management Plan or relocation plan will need to be coordinated with FFWCC.
The plan or plans will be provided as the details are coordinated and finalized
with the relevant agencies.
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EXHIBIT V. D. 5
DATA & ANALYSIS TO SUPPORT ABILITY OF THE LAND FOR THE
PROPOSED USE
Suitability of Land for Proposed Use
Location Factors- The subject land lies on the southeast corner of Imrnokalee Road (CR
846) and Wilson Boulevard. Imrnokalee Road (CR 846) is designated a principal arterial
road while Wilson Boulevard is classified a rural minor collector road. Both roads are
planned to be four lanes according to the year 2025 long-range financially feasible plan.
The more likely long-range scenario would suggest that Immokalee Road all the way to
the Imrnokalee urban area would require a six-lane highway. Best planning practices
under normal situations would argue for some level of commercial land uses at this type
of intersection.
Existing Land Uses- The land is sporadically developed with single-family homes in the
entire area encircling the subject property. The development pattern is reflected by the
Estates zoning classification that allows one dwelling unit for each 2.25 acres. Some lots
are smaller due to lot splits allowed prior to 1974 and lots therefore range from 1 to 5
acres in size. An analysis of the population estimates and projections included herein
show the exponential rate of growth in the Estates area in general.
Market Factors
Potential Market Area Conditions
A portion of two planning communities, namely the Rural Estates and Corkscrew
Planning Communities provide the bases for estimating the size of a potential population
that will provide market support for land at the intersection of Imrnokalee Road and
Wilson Boulevard. The Rural Estates planning community projects a population of
65,346 by 2015, while Corkscrew is estimated to grow to 5,616 persons by 2015. *
Typically, planning horizons for Comprehensive Plans is based on a 25-year horizon,
therefore, public agency planners should make reservations for land uses needed to
complement and support residential development based on a 25 year population estimate.
Population estimates suggest a linear growth rate in excess of 5 % (5.23) per year. Based
on this consideration we can expect the Rural Estate Community to grow to
approximately 100,000 people by the year 2025. The Corkscrew planning community
should add another 10,000 persons for a total population of 11 0,000 persons. The
population estimates for Corkscrew planning community appear flawed because it
obviously does not include the eminent development of the Heritage Bay DRl that
appears to be located in the Corkscrew planning community. Heritage Bay DRl lies
within one mile of the subject property and is approved for 3,450 dwelling units, all of
which will no doubt be in place by the year 2025. This fact by itself means that the
Corkscrew planning community can be expected to add another 8,000 population.
;.-l,PrcjedslOOfMJ0886lSllfflCiem;y\,}u$/ifICa/ioll EXHIBIT VD5Rev'.sed.dx
REVISED March 2006
We further opine that none of these population estimates, include the approval of the
Town of Ave Maria within the Rural Estates planning community, and therefore, it would
not be unreasonable to project a population of near 130,000 persons by the year 2025 in
the area of the two planning communities that can be expected to have some market
influence on commercial activities located on Immokalee Road.
Existing Commitments to Commercial Development
The Future Land Use Map for the Golden Gate Area as it applies to the two planning
communities within the market area of the subject property provides for three
neighborhood subdistricts at the intersections of Golden Gate Boulevard with Wilson and
Everglades Boulevards. Another is provided at Immokalee Road and Everglades
Boulevard. These subdistricts by their location serve a limited population in and around
the subdistricts and tend to be singularly neighborhood in their orientation as opposed to
any subdistrict that may be located on Immokalee Road because of its major arterial
significance and consequent passer by market support, inherent in its relationship to
Immokalee Road.
Within the competing market area of the subject property, the only commercial zoning
and development is limited to the Randall Boulevard and Mir-Mar PUD's, 5.15 and 2.38
acres respectively. The Orangetree and Orange Blossom Ranch PUD'S also contains 22
and 44 acres of commercial zoning on Immokalee and Oil Well Roads, and the Heritage
Bay DR! has 73.5 acres of commercial zoning. All of these commercial areas should be
considered as serving a more regional comparison shopping environment with regional
professional and general offices as opposed to neighborhood uses with an element of
passer-by influenced uses that may exceed traditional theories of neighborhood uses.
Similarly, the Town of Ave Maria will have commercial development commensurate
with the needs of the Town. Nevertheless, it should be appreciated that households who
reside in the town will be impacting Immokalee Road when traveling to and from places
of employment and to do regional businesses. The great majority of that travel pattern is
expected to pass the subject site since Immokalee Road is their gateway to the coastal
urban communities in Collier and Lee Counties.
Based on Collier County published commercial zoning inventory (see tables) within the
two planning communities, there are 160.14 acres of commercial zoning, of which 18
acres is more appropriately intended for neighborhood functions while 142 acres is
intended for community and regional shopping functions.
Need for Additional Commercial Land
Without consideration of the Town of Ave Maria, population estimates for the two
planning communities that impact the intersection of Immokalee Road and Wilson
Boulevard reasonably could be expected to be approximately 110,000 persons by the year
2025. A household size of 2.5 persons per household will produce 44,000 households.
Actually, the county indicates household size to be 2.31 for owner occupied and 2.65 for
renter occupied housing.
A rule of thumb estimate of commercial space required for each household would advise
100 square feet per household. By application of this rule, 4,400,000 square feet of
commercial space will be required. Another rule of thumb advises that commercial
intensity, given LDC regulations, cannot exceed 10,000 square feet per acre ofland. By
J,1Proj<<ls\808\808B6\SufflclllllCjiUl$bIk9lion EXHIBiT VD5 RlNisBd.doc
REVISED March 2006
application of this rule, 440 acres of commercial zoning will be required to support
44,000 households or 11 0,000 population expected to reside in the Rural Estate and
Corkscrew planning communities by 2025. This means there is a deficient of
commercially zoned land of about 280 acres.
Market Conclusion
Based on typical 25"year time horizons comprehensive plans have an obligation to plan
accordingly for population growth and the land consumption requirements imposed by
that growth. By application of County's growth projections extrapolated to the year 2025
it is apparent that the Rural Estate and Corkscrew Planning Communities will exceed a
population 130,000 when the Town of Ave Maria is factored into population estimates. It
is recognized that the Town will be self-supporting, and therefore, its population for all
practical purposes does not generate a need for commercial space outside the Town.
Notwithstanding this fact, without the Town of Ave Maria, the two planning communities
will still have a population of 110,000 persons and 44,000 households and this level of
households will require commercial land uses and consequently land needs to be
earmarked for that purpose. It is estimated that this level of households will require about
440 acres ofland for all commercial uses. It is estimated that there are currently 160 acres
of land zoned within the two planning communities, leaving a deficient of about 280
acres. The intersection of Irnmokalee Road and Wilson Boulevard, if approved, would
only add another 5 acres to the shortfall ofland that will be required.
Compatibility with Surrounding Land Use
Far more important to any evaluation of compatibility based on relationships to dissimilar
uses are the measures used to mitigate the effects of dissimilar uses when next to one
another. In other words, compatibility goes beyond merely saying that unlike uses are
incompatible. One could argue that placing a higher intensity use at the intersection of
two arterials roads in fact increases the quality of living away from the intersection
because said intersection uses function as noise buffers from highway traffic. Such uses
can then be further buffered by landscaping or other physical barriers to eliminate for all
practical purposes the impacts of non-residential uses next to residential uses. Therefore,
compatibility can be engineered so to speak in most applications short of obnoxious uses.
Notwithstanding the above, best planning practices tend to bring about unavoidable
conditions where dissimilar uses meet. Best planning practices have always argued for
intense land uses at major intersections and lesser intensities and densities as one goes
further away from the intersection. Notwithstanding the above, the area surrounding the
intersection is undeveloped or sporadically developed estate lots. The level of
development does not give rise to an existing land use pattern, from which one can
measure compatibility. In any event, land use patterns cannot avoid potential
incompatibility at the edges and appropriate mitigation becomes necessary.
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EXHIBIT V.E.
PUBLIC FACILITIES
Public Facility Evaluations
This evaluation is in response to question V of the application for a request to amend the
Collier County Growth Management Plan.
Potable Water: The subject property lies within the Orangetree service area. The Collier
County potable water element to the GMP advises that water and sewer facilities can be
provided from the Orangetree utility facilities and in fact an existing water transmission
line is in place and thus provides service to the subject property. Not withstanding
concurrency requirements it is understood that water transmission lines may be extended
from a public source to and into the subject property and level of service standards
remain the function of government in response to any concurrency issues.
Sewer Service: While currently the subject property cannot be served with public a public
sanitary sewer system the Collier County Waste Water Master Plan provides for sanitary
sewer service extending from the Orangetree utility system west to proposed
developments along Immokalee Road. In the interim development, in the event it
precedes the installation of sewer lines may be by private on-site systems. Not
withstanding concurrency requirements it is understood that sanitary sewer collection
lines may be extended from a public source to and into the subject property and level of
service standards remain the function of government in response to any concurrency
Issues.
Arterial & Collector Roads: The subject property lies on the southeast comer of
Immokalee Road and Wilson Boulevard. Immokalee road (CR 846) is classified as a
Principal Urban Arterial Road, currently being expanded to six lanes from the west to
Wilson Boulevard and is planned to be further widened to six lanes east of Wilson
Boulevard to Oil Well Road. Upon completion of the six-lanes, Immokalee Road is
expected to operate at concurrent LOS. This condition will precede development of the
subject property.
Wilson Boulevard is classified as an Urban Minor Collector and is slated to be a four-
lane highway facility. It currently operates at concurrent LOS.
Drainage: Drainage will be governed by SWFWMD and/or Collier County. Drainage
from the subject property will discharge directly into BCB maintained channel CCB-OO.
f:\PI1:IjecaIB08\80B861Comp Plan AppIEXHIBIT V fdoc
Drainage: Drainage will be governed by SWFWMD and/or Collier County. Drainage
from the subject property will discharge directly into BCB maintained channel CCB-OO.
The property is within the Corkscrew Canal Basin and has a maximum allowable
discharge of 0.15-cfs/acre. Project designs will be consistent with SWFWMD rules and
regulations that assure controlled accommodation of storm water events by both on-site
and off-site improvements. At the scale commensurate with the size of the subject
property, site related drainage requirements are invoked at the time of development via
the Site Development Approval process. Collier County regulations require on-site
retention for a 25-year 3-day storm event, which has to be designed into the project
master plan. Impervious area will not exceed two acres. This is unlikely to have any
impact on adjoining property except under extreme rainfall conditions commensurate
with a 100- year storm event
Solid Waste: Solid waste is handled by Waste Management of Collier County under
agreement with Collier County. No capacity issues exist at this time and no related LOS
will be abridged by this development under the current concurrency conditions.
Parks: Community and Regional: This evaluation is not applicable to non-residential
proj ects.
Schools: Inasmuch as the proposed subdistrict does not provide for any residential
development there will be no impact on school facilities.
Fire Protection: The subject property lies within the Big Corkscrew Island Fire District.
A fire station is located less than one-half mile east of the property on the south side of
Immokalee Road. There is no indication of a LOS deficiency associated with the fire
district.
Emergency Medical Services: Emergency medical services are provided by the Big
Corkscrew Island fire district from the station that is located less than one-half mile of the
property on the south side of Immokalee Road. There is no indication of a LOS
deficiency associated with the County's ability to provide this service.
1:\Proi9Cts:I8OBI80886\Colllp Plan AppIEXHIBIT VE.doc
EXHIBIT V. E. 1
5-ACRE PARCEL
SE CORNER - IMMOKALEEIWILSON
Water Service:
There is currently no public water service to the site. Water service in this area of the
County is provided by private wells. The County has no immediate plans to expand its
service boundary to include this property. It is anticipated that the proposed 40,000 sf of
commercial, and retail development would require a demand of approximately 9600 gpd.
This is based on 120% of the projected sewer demand of 0.15gpd/sf for office
development and estimated 0.25 gpd/sf for retail space. A final estimate of demand for
retail uses will be made when the mix or retail use is determined. In addition to the
domestic water service demand, an on-site well would need sufficient capacity to meet
fire service requirements as determined by the Collier County Fire District.
Sewer Service:
There is currently no public sewer service to the site. Sewer service in this area of the
County is provided by on-site septic systems. The County has no immediate plans to
expand its service boundary to include this property. Based on an anticipated flow
requirement of 0.15gpd/sf for office space and estimated 0.25 gpd/sf for retail space, the
required capacity of an on-site septic system would be approximately 8000 gpd. On-site
systems with required capacities in excess of 5,000 gpd will require approval by the
Florida Department of Environment Protection (FDEP).
Drainage:
Drainage will be governed by SFWMD and/or Collier County. The property drainage
will discharge directly into BCB maintained channel CCB"OO. The property is within the
Corkscrew Canal Basin and has a maximwn allowable discharge of 0.15-cfs/acre.
Project designs will be consistent with SFWMD rules and regulations that assure
controlled accommodation of storm water events by both on-site and off-site
improvements.
Solid Waste:
Waste Management of Collier County handles solid waste as authorized by Collier
County. No capacity issues exist at this time and no related LOS will be abridged by this
development under the current concurrency condition.
1.1ProjecIsI8OB\80886\Engineeritlgloogir1GOOilgsllppOrllmmo1lolf.le..Wilsoo.doc
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Ex/.llng W.stewater Tr.namisaion System
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COMPREHENSIVE PLAN LEVEL
TRAFFIC IMPACT STATEMENT
WILSON BLVD COMMERCIAL SUBDISTRICT
APRIL 15, 2005 Revised December 28, 2006
Immokalee Road & Wilson Boulevard
Collier County, Florida
Prepared For:
Mr. & Mrs. Ismael Gonzalez
c/o Mr. Timothy Ferguson
4265 Bonita Beach Road
Bonita Springs, Florida 34134
Prepared By:
Vanasse & Daylor LLP
Job # 80886.05
12730 New Brittany Boulevard, Suite 600, Fort Myers, Florida lJ901 T 239.437.4601 F 239.437.4636 w vanday.com
Wilson Blvd.
Commerical Subdistrict
Exhibit 1
Aerial Photo Date: Dec. 2004
Date: 04-05-05
Ferguson Law Group, LLC
4625 Bonita Beach Road
Vanasse __
Dartor ~ L
...
Urban Planning
Landscape Atchilecture
Civil Engineering
Traf6e En~lltering
Environmental kience
fll66
Bonita Springs, FL 34135
Sources: Collier County PA & Aerials Express
It is the end user's responsibility to verify the dala contained hereon,
Project Number: 80886
FILE: \\yandaL nas 1 \gisIProjects\800\808180886\TIS\80886-AerLoc.mxd
Table of Contents
INTRODUCTION AND SUMMARY ........................................................................................... 1
SUMMARY OF FINDINGS, CONCLUSIONS AND RECOMMENDATIONS..................... 1
PROPOSED DEVELOPMENT...................................................................................................... 3
EXISTING AND PROPOSED LAND USE .............................................................................. 3
AREA CONDITIONS .................................................................................................................... 3
SITE ACCESSIBILITY.............................................................................................................. 3
AREA ROADWAY SYSTEM ............................................................................................... 3
COMMITTED ROADWAY IMPROVEMENTS.................................................................. 4
TRIP GENERATION .....................................................................................................................4
TRIP DISTRIBUTION AND ASSIGNMENT .......................................................................... 5
PROJECTED BACKGROUND AND TOTAL TRAFFIC VOLUMES................................ 5
ANAL YSES.................................................................................................................................... 8
CAPACITY AND LEVEL OF SERVICE ................................................................................. 8
LINK ANALYSES .................................................................................................................8
SIGNIFICANCE TEST ANAL YSES .................................................................................... 8
UNSIGNALIZED INTERSECTION ANAL YSIS............................................................... 10
SITE ACCESSES ..................................................................................................................... 11
IMPROVEMENT ANALYSES ................................................................................................... 12
IMPROVEMENTS TO ACCOMMODATE NON SITE-GENERATED TRAFFIC.............. 12
IMPROVEMENTS TO ACCOMMODATE SITE-GENERATED TRAFFIC........................ 12
Wilson Blvd Commercial Subdistrict
Page i
Table of Contents
,-..__....,-- .-.-..--- -
List of Exhibits
Exhibit 1
Exhibit 2
Exhibit 3
List of Tables
Table 1
Table 2
Table 3
Table 3a
Table 4
Table 5
Table 6
Appendix
Location Map and Study Area and Studied Intersections
Site-generated Trip Assignments
Peak Hour Projected Total Traffic
Site-generated Trip Estimates
Site-generated Trip Distribution
Link -specific Background Traffic Data
Projected Directional Peak Hour Volumes
Significance Test
Link LOS Results
Unsignalized Intersection Analysis Results
Wilson Blvd Commercial Subdistrict
Page ii
Table of Contents
INTRODUCTION AND SUMMARY
Vanasse & Daylor LLP (VanasseDaylor) is providing this Traffic Impact Statement for the
Wilson Boulevard Commercial Subdistrict Development. 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 Comprehensive Plan
Amendment.
The Wilson Boulevard Commercial Subdistrict Development is located on the southeast corner
of the Immokalee Road (CR 846) & Wilson Boulevard (CR 888) intersection in northern Collier
County (see Exhibit 1). The proposed Wilson Boulevard Commercial Subdistrict Development
may consist of up to 40,000 sq ft of commercial uses on a 5.17-acre parcel. Two accesses are
contemplated for the site, consisting of one Right-in/Right-out (RVRO) access on Immokalee
Road and one full-movement access on Wilson Boulevard.
This revised TIS contains additional changes to the analyses in response to comments made by
Collier County Transportation Planning review staff in a letter from the Development Review
Director received October 12, 2006. Revisions germane to these comments are shown in italics.
SUMMARY OF FINDINGS, CONCLUSIONS AND
RECOMMENDATIONS
It is probable that some of the background traffic on Wilson Boulevard has been diverted from
the Immokalee Road construction. It is likely that that the diverted traffic will return to the main
arterials once the Immokalee Road and CR 951 widening projects are completed. No other
roadway or intersection improvements were identified as being needed in order to accommodate
the background traffic however, regular monitoring of traffic volume trends on Wilson
Boulevard are warranted.
No roadway or intersection improvements, other than turn lanes at the site accesses, were
identified as being needed in order to accommodate the site-generated traffic.
Wilson Blvd Commercial Subdistrict
Page I
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The developer proposes to pay the appropriate Collier County Road Impact Fee as building
permits are issued for the proposed project.
Wilson Blvd Commercial Subdistrict
Page 2
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PROPOSED DEVELOPMENT
EXISTING AND PROPOSED LAND USE
The Wilson Boulevard Commercial Subdistrict Development is located on the southeast corner
of the Immokalee Road (CR 846) & Wilson Boulevard (CR 888) intersection in northern Collier
County (see Exhibit 1). The proposed Wilson Boulevard Commercial Subdistrict Development
may consist of up to 40,000 sq ft of commercial uses on a 5. 1 7-acre parcel, consisting of20,000
sq ft of office uses and 20,000 sq ft of retail uses. Two single-family residential dwelling units
currently occupy the site.
Two accesses are contemplated for the site, consisting of one RI/RO access on Immokalee Road
approximately 300 ft east of Wilson Boulevard, and one full-movement access on Wilson
Boulevard approximately 600 ft south of Immokalee Road.
The development will likely be completed before the 2008 Peak Season. This application is for a
Comprehensive Plan Amendment approval.
AREA CONDITIONS
SITE ACCESSIBILITY
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 Immokalee Road east and west of Wilson Boulevard.
Immokalee Road (CR 846)
lmmokalee Road in the study area is an east-west arterial under county jurisdiction. CR 846 has
a speed limit of 45 mph. It is a six-lane divided highway that connects the Immokalee to western
Collier County. A six-lane widening project is underway between Collier Boulevard and Oil
Well Road.
Wilson Blvd Commercial Subdistrict
Page 3
1:\Projects\808\80886\T raffic\80886CPTISO I R2.doc
Wilson Boulevard
Wilson Boulevard in the study area is a north-south local road under county jurisdiction. Wilson
Boulevard has a speed limit of 35 mph.
COMMITTED ROADWAY IMPROVEMENTS
Collier Boulevard is slated for widening. Collier County staff noted in the sufficiency comments
recieved October 12, 2006 that Wilson Boulevard was a planned expansion project. This
"planned" widening was not identified on the 2004 AUlR in effect at the time the report was
written. Furthermore, the 2005 A UlR and the FY 2006 - FY 2011 ClP do not identify the future
construction of any improvements on Wilson Boulevard.
Since no construction funding was identified in either the A UlR or the ClP within the first two
years of the ClP, by the County's own regulations a Wilson Boulevard widening was not
considered as a committed improvement. It was therefore presumed that Wilson Boulevard
would remain a two-lane two-way road well after project completion.
No further committed improvements in the study area were found.
TRIP GENERATION
The potential number of site-generated trips was estimated using rates from the Institute of
Transportation Engineers' Trio Generation (7'h Edition) and the previously presented land
development program. The trip generation equations shown below were used for this report.
Office (LU 7/0):
ADT: T = 11.01 (X)
AM Peak Hour: T = 1.55 (X)
PM Peak Hour: T = 1.49 (X)
Shopping Center (LU 820):
ADT: Ln (T) = 0.65 Ln (X) + S.83
AM Peak Hour: Ln (T) = 0.60 Ln (X) + 2.29
PM Peak Hour: Ln (T) = 0.66 Ln (X) + 3.40
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. The Office average rates were used because of
the small development size, as recommended by Trio Generation. Pass-by and Internal Capture
deductions were not estimated for this study because of the small sizes of the land use
independent variables.
Wilson Blvd Commercial Subdistrict
Page 4
1:\Projects\808\80886\T raffic\80886CPTISO I R2.doc
Table I
Site-generated Trip Estimates
AM PEAK PM PEAK
Land Use ADT Total Enter Exit Total Enter Exit
Office (LU 710) 20,000 SF 220 31 27 4 30 5 25
Retail (LU 820) 20,000 SF 2,386 60 37 23 216 104 1/2
Total Trips 40,000 SF 2,606 91 64 27 246 109 137
TRIP DISTRIBUTION AND ASSIGNMENT
The traffic generated by the development was assigned to the adjacent roadways using the
information on the area and as directed by Collier County staff. The site-generated trip
distribution is shown in Table 2. Exhibit 2 presents the trip assignment on the roadway
network.
Table 2
Site-generated Trip Distribution
Link
Immokalee Rd W of Wilson Blvd
Immokalee Rd E of Wilson Bivd
Wilson Blvd 5 of Site Access
Wilson Blvd N of Site Access
AM Peak PM Peak
Percent Total Enter Exit Total Enter Exit
45% 42 29 13 III 49 62
35% 3/ 22 9 86 38 48
20% 18 13 5 49 22 27
0% 0 0 0 0 0 0
PROJECTED BACKGROUND AND TOTAL TRAFFIC VOLUMES
VanasseDaylor reviewed available data and model projections to estimate background and future
traffic volumes for the study area. Background traffic volumes were developed using multiple
sources. Specific Link volume data for Immokalee Road were provided by the Collier County
Transportation Department. These link volumes consisted of recorded 2005 directional Peak
Hour volumes and "banked" trips that were assigned to the links for previously approved
developments (see Appendix Collier County Concurrencv Segment Table dated 10/26/2006 and
the 2005 Annual Update Inventory Report (AUIR) dated 2/2006). This is the methodology that is
currently in use by Collier County for tracking the availability of reserve capacity on specific
Wilson Blvd Commercial Subdistrict
Page 5
1:\Projects\B08\80886\ T raffic\80886CPTISO I R2.doc
roadway links as part of their concurrency management efforts. Table 3 presents the link-
specific background traffic data.
Table 3
Link-specific Background Traffic Data
LOS DPK HR TRIP TOT REM
NAME FROM IQ CA!'.Y LANES STD VOL BANK VOL CAP
Immokalee Road Collier Boulevard Wilson Boulevard 3,790 6 E 1,100 697 1,797 1,993
Immokalee Road Wilson Boulevard Oil Well Road 3,670 6 E 1,280 593 1,873 /,797
NOTE: Values from Concurrency Segment Table 10/25/2006
Growth projections were computed using the Collier County 2005 Average Dailv Traffic report.
Growth rates were computed and applied to the directional peak hour volumes from Table 3 to
estimate 2011 projected volumes. The results are shown in Table 3a. It should be noted that the
projected directional peak hour volumes shown in Table 3a were revised to be based on the
directional peak hour volumes from Table 3 and not from the Total volumes from the same table.
This was done for consistency with the assumption that historical growth rate trends are based
in part on the absorption of new development over time. Since Wilson Boulevard is not on the
A UIR or in the Concurrency Segment tables, peak hour traffic volumes were derived using the
appropriate K and D factors.
Table 3a
Projected Directional Peak Hour Volumes
Growth Oir PK HR Vol
l'!I'.!1E EBQtl IQ 2QQQ 2QQl 2QQ1 ~ Q I\ato ~ 2QJJ.
Immokafee Road Collier Boulevard Wilson Boulevard 18,400 19,800 23,400 PK 1,100 /.580
0.55 6.2%
Off-Pk 900 1,290
lmmokalee Road Wilson Boulevard Oil Well Road 16,200 17,900 26,000 PK 1.280 2,600
0.55 12.6%
Off-Pk /,050 2,130
Wilson Boulevard Golden Gate Boulevard Immokalee Road 3,600 4,400 8,900 PK 450 1,330
0.55 /9.8%
K= 0.092 Off-Pk 370 1,100
Wilson Boulevard fmmokolee Road 1,200 /.300 /,500 /.600 PK 80 240
0.55 5.9%
K= 0.092 Off-Pk 70 210
The Collier County reviewer expressed concern that the growth rate on Wilson Boulevard was
excessive and recommended that the growth rate be compared to that derived from the Collier
Wilson Blvd Commercial Subdistrict
Page 6
1:\Projects\808\B0886\Traffic\80886CPTISO I R2.doc
County 2000 Validated and 2015 Interim Models. Table 3b presents the results of the
comparative growth rate analysis for the three studied links. While the rate slightly increased
for Immokalee Road west of Wilson Boulevard, the rates decreased for the other two links: the
Wilson Boulevard FSUTMS-derived rate was substantially lower than that derived from
historical growth rate trends. These model-derived growth rates were applied to the 2005
directional peak hour volumes to derive the projected 2011 volumes shown in Table 3c. These
volumes will be used in subsequent analyses. Exhibit 3 shows the AM and PM Peak Hour Total
traffic counts.
Table 3b
Link Growth Rate Comparisons
Col/ierMPO Comp. Compo Projection of 200412005
FSUTMS Projeaions FSUTMS Collier Co Transpo. Dept Hisl Historical Traffic using
PSWADT MDT Growth HistoricalADT Growth FSUTMS Historical FSUTMS Historical
Lin1< = l.QL\ = Wi &1<< = = lQJ21 = &1<< = lJlli
Immokolee Rd W of Wilson Blvd /6,100 52.700 14,800 48,500 8.2% /8,400 /9,800 23.400 6.2% 25,300 24,800 36.900 33,500
Immokolee Rd E of Wilson Blvd /3.800 60,100 /2,700 55,300 10.3% /6.200 /7.900 26,000 /2.6% 28,700 29,300 44,800 48,900
Wilson Blvd 5 of ImmokaJee Rd 3,600 /5,300 3,300 /4,100 10.2% 3,600 4,400 8,900 /9.8% 8,900 8,900 /4,300 /9,500
wilson Blvd N of Immokalee Rd 2.500 4,700 2,300 4,300 4.3% /,200 /.300 1.600 5.9% 1,600 1.600 2.000 2.200
NOTES: MOa = 0.92
IjHistfN"cciOflddemOfldmodelvariablesrounckdlonelKeslhundred.
2) Uneor rClles wtre derived fOr both hislarwland demand model trends.
3) Demand Mode/AAOTvoIumes bm;ed on MOCF = 0.92
Table 3c
Projected Directional Peak Hour Volumes
NAME
Immokalee Road
FROM
Collier Boulevard
TO
Wilson Boulevard
Growth Dfr PK HR Vol
Rate 2005 201/
PK 1./00 1.770
8.2%
Off'Pk 900 1.450
PK 1,280 2,060
Off'Pk 10.3% 1,050 1,690
PK 450 720
Off'Pk 10.2% 370 590
PK 80 130
4.3%
Off'Pk 70 I/O
Immokalee Road
Wilson Boulevard
Oil Well Road
Wilson Boulevard
Golden Gate Boulevard
I mmokalee Road
Wilson Boulevard Jmmokalee Road
Turning movement counts collected by FTE at the Immokalee Road & Wilson Boulevard
intersection were used to estimate background traffic turning movement percentages. The
projected peak hour approach volumes were multiplied by these proportions to derive projected
intersection turning movement volumes. These volumes were used in the intersection capacity
Wilson Blvd Commercial Subdistrict
Page 7
1:\Projects\808\80886\T raffic\80B86CPT1SO I R2.doc
analyses. The Appendix contains copies of the turning movement counts and the background
traffic volume projections.
ANAL YSES
CAPACITY AND LEVEL OF SERVICE
LINK ANALYSES
The directional split of new trips was applied to the site-generated traffic volumes to determine
the site-generated vehicle trips assignment. The site-generated vehicle-trip assignments were
added to the background traffic volume networks to determine the Buildout traffic volume
conditions.
Link Levels of Service were evaluated for both Background and Total Traffic conditions. The 10
Month Peak Hour Peak Direction Service Volumes (the Maximum Service Flowrates SFmax) for
Immokalee Road were provided by the Collier County Transportation Planning Department with
the AUIR and the Concurrency Segment Data dated 4/12/2005. Since Wilson Boulevard has no
assigned SF mar, the flowrate for Logan Boulevard was used. Copies of these data are contained
in the Appendix.
SIGNIFICANCE TEST ANALYSES
According to Collier County Land Development Code (LDC) Section 3.15.6.4.3:
"Significance Test: Impact for the impact traffic analysis purposes for a proposed development project will
be considered significant:
1. on those roadway segments directly accessed by the project where project traffic is equal to or
greater than 3% 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 3% of the adopted LOS standard
service volume: or
3. for all other adjacenl segments where the project traffic is greater than 5% 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 botb of the following criteria are met: (I) the project will utilize 3
percent or more of the maximum peak hour service volume at the adopted level of service
Wilson Blvd Commercial Subdistrict
Page 8
1:\Projects\808\80a86\T raffic\80886CPTISO 1 R2.doc
standard for the adjacent and next to adjacent link, 5 percent for the other links; and (2) the
roadway is projected to operate below the adopted level of service standard.
Significance was estimated according to Collier County's 3/3/5 rule, 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 Appendix.
Table 4 presents the significance test analysis for the PM Peak Hour. The analysis clearly shows
that the proposed Wilson Boulevard Commercial Subdistrict Development site-generated trip
estimates are less than the 3% on both Immokalee Road and Wilson Boulevard, indicating that
the development will not significantly impact the adjacent roadway network. The analyses also
clearly show that evaluation of operations at the lmmokalee Road & Wilson Boulevard
intersection is unnecessary.
Table 4
Significance Test
Site as
Site pcc of
Link SF MAX Trips SF MAX
Immokalee Rd W of Wilson Blvd 3,790 49 1.3%
Immokalee Rd E of Wilson Blvd 3,670 48 1.3%
Wilson Blvd S of Site Access 990 27 2.7%
Wilson Blvd N of Site Access 990 0 0.0%
Table 5 presents the Link LOS analytical results. The analysis shows that, based on the revised
growth rates, neither the background nor total traffic on Wilson Boulevard is projected to
exceed the roadway SFmax. Furthermore, the site-generated trips are not projected to be
significant under the assumed conditions. Under Policy 5.1 ofthe Comprehensive Plan, the basis
for denial would be predicated only for those links that are both significantly and adversely
impacted by the site-generated trips.
Wilson Blvd Commercial Subdistrict
Page 9
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Table 5
Link LOS Results
Link
Immokalee Rd W of Wilson Blvd
Immokalee Rd E of Wilson Blvd
Wilson Blvd S of Immokalee Rd
BKGD ~ Total
1,770 49 1,819
2,060 48 2, I 08
720 27 747
SF MAX
3,790
3,670
990
W/in SFMAx?
BKGD Total
y y
y y
y y
UNSIGNALlZED INTERSECTION ANALYSIS
Vanasse & Daylor analyzed the unsignalized intersection at the RI/RO accesses to determine the
PM Peak Hour LOS for total traffic conditions using SYNCHRO 6.0@ computer modeling
software. Default Peak Hour and Heavy Vehicle factors were used to adjust the traffic
characteristics. See the Appendix for the SYNCHRO 6.0@ computer printouts.
Table 6 summarizes the unsignalized intersection analysis results. These intersection analyses
indicate that acceptable operations can be expected under Buildout Year total traffic conditions
at the site accesses.
Table 6
Unsignalized Intersection Analysis Results
Intersection
Immokalee Rd Access
Wilson Rd Access
Mov't
NBR
WBUR
LOS/Delay
BI/4
FI/93
The unsignalized intersection analyses clearly indicated that the Immokalee Road RI/RO IS
projected to operate acceptably. The westbound side-street STOP-controlled approach IS
computed to operate poorly. This is not unusual for this traffic control configuration. The site is
not estimated to generate sufficient volumes to warrant a traffic signal. No further action is
needed at this development stage.
SIGNALIZED INTERSECTION ANAL YSIS
The lmmokalee Road & Wilson Boulevard intersection was analyzed to determine projected
operations. The intersection is presently signalized and is anticipated to remain so after
Wilson Blvd Commercial Subdistrict
Page 10
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completion of the Immokalee Road widening project. The analyses were completed using
SYNCHRO@.
In order to model a conservative case scenario, all traffic entering the site were assigned to the
westbound left and eastbound right turns from Immokalee Road and all exiting trips were
assigned to the northbound left and right turning movements from Wilson Boulevard. Since the
site is proposed to be a commercial development only the PM Peak Hour was analyzed. Given
the low site-generated trip assignments, only the Total traffic conditions were evaluated.
The Appendix contains a copy of the analysis report. According to that report, the intersection is
projected to operate at LOS C under projected Total traffic conditions, with no turning
movement operating below LOS E.
SITE ACCESSES
Site access analyses were completed and projected queue lengths (storage lengths) were
determined utilizing SYNCHRO 6.0@ computer modeling software, which is based on the
Highway Capacity Manual (HCM 2000). The purpose of these analyses is to evaluate the
operational characteristics and needs of the site accesses, and to recommend point locations.
The Wilson Boulevard Commercial Subdistrict Development proposes to use two accesses. One
RVRO access will connect to Immokalee Road approximately 330 ft east of Wilson Boulevard,
and the full-movement access will connect to Wilson Boulevard about 630 ft south of lmmokalee
Road.
According to the Collier County turn lane regulations, all accesses on multi-lane highways shall
be furnished with turn lanes. On two-lane highways, right turn lanes are required when the right
turning volume is projected to exceed 40 vph, and left turn lanes when the left turning volume
exceeds 20 vph. Based on this information, the lmmokalee Road access should be provided with
a right turn lane, and the Wilson Boulevard access should be provided with a southbound left
turn lane.
In order to provide a safe and comfortable stop maneuver from highway speeds, deceleration
lengths are required. Minimum deceleration lengths including taper must comply with FDOT
Wilson Blvd Commercial Subdistrict
Page II
J:\Projects\808\80886\ T raffic\80886CPTISO I R2.doc
Index 301. The FDOT Index 301 and Figure 3-15 ofthe Manual of Uniform Minimum Standards
were used for conceptual geometric design (see Appendix).
According to the FDOT Index 301, the deceleration lane length for a 45 mph design speed is 185
feet, and 145 feet for a 35 mph design speed. Since Collier County uses the roadway posted
speed as the turn lane design speed, the tum lane at the site access on Immokalee Road should
have a l85-foot deceleration lane, and l45-foot deceleration lanes on Wilson Boulevard, in
addition to the applicable storage lanes.
The SYNCHRO queuing analyses indicate that a minimal 50 ft storage lane will be adequate for
the proposed right turn lane on Immokalee Road (235 ft total) and for the proposed left turn lane
on Wilson Boulevard (195 ft total).
IMPROVEMENT ANALYSES
Because many of the analyses were addressed in a previous section, this improvement analysis
section will be limited in scope to a conclusive narrative.
IMPROVEMENTS TO ACCOMMODATE NON SITE-GENERATED
TRAFFIC
It is probable that some of the background traffic on Wilson Boulevard has been diverted from
the Immokalee Road construction. It is likely that that the diverted traffic will return to the main
arterials once the Immokalee Road and CR 951 widening projects are completed. No other
roadway or intersection improvements were identified as being needed in order to accommodate
the background traffic however, regular monitoring of traffic volume trends on Wilson
Boulevard are warranted.
IMPROVEMENTS TO ACCOMMODATE SITE-GENERATED
TRAFFIC
No roadway or intersection improvements, other than turn lanes at the site accesses, were
identified as being needed in order to accommodate the site-generated traffic.
The developer proposes to pay the appropriate Collier County Road Impact Fee as building
permits are issued for the proposed project.
Wilson Blvd Commercial Subdistrict
Page 12
1:\Projects\808\80886\T raffic\80886CPT1S0 I R2.doc
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c/o Mr. Timothy Ferguson
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EXlIIBlT 3
ApPENDIX
. 2005 AUIR Adopted 2/6/2006
. Concurrency Segment Table 4//2/2005
. Concurrency Segment Table 10/25/2006
. 2004 Average Daily Traffic Tables
. 2005 Average Daily Traffic Tables
. FDOT Standard Index 30 I
. SYNCHRO@ 6.0 Analyses
Wilson Boulevard Commercial Subdistrict
Appendix
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ConcSegments_10_25 _D6.xls
1 Airport Road Immokalee Road Vanderbilt Beach 246 0 187 38 226 203
Airport Road Vanderbilt Beach Pine Ridge Road 397 E 234 52 286 1103
Airport Road Pine Ridge Road Golden Gate 383 E 221 52 273 1097
~ Golden Gate E 262 . 26f 288f
Airport Road Radio Road 323 341
Airport Road Radio Road Davis Boulevard 410C E E 237 24 261 1490
E Airport.Road Davis Boulevard US41 258 E 193 211 2141 439
Bayshore Drive US41 Thomasson Drive 1950 0 74 5E 79E 1155
1 County Bam Road Davis Boulevard Rattlesnake 1860 , 0 69 23' 92' 936
11 CR29 US41 Chokoloskee Island 87 0 181 18 690
1 Davis Boulevard US41 Airport Road 342 E 195( 15 210 1320
1 Davis Boulevard Airport Road Lakewood 208 0 ,g 107 203 ~
1 Davis Boulevard Lakewood Boulevard County Barn Road 243( 0 193< 23E 216 265
1 Davis Boulevard County Barn Road Santa Barbara 2400) 0 1861 51 237 26
1 Davis Boulevard Santa Barbara Collier Boulevard 153( 0 112 50 162 .98
1 Golden Gate Collier Boulevard Wilson Boulevard 2350 0 124 27 1518 632
1 Golden Gate US41 GoodleUe-Frank 3180 E 120C 7 127 1904
1 Golden Gate Goodlette-Frank Airport Road 4350 E 267( 171 2841 1509
2 Golden Gale Airport Road 1-75 437 6E 206 27 233 2040
21 Golden Gale 1-75 Santa Barbara 373( E 2071 16 223 1491
2 Golden Gale Santa Barbara Collier Boulevard 198C 0 175( 18 193 48
2 Goodlette.Frank Immokalee Road Vanderbilt Beach 1190 0 63 15 78 403
2 Goodlette-Frank Vanderbilt Beach Pine Ridge Road 2790 0 116 17 1337 1453
2 Goodlette-Frank Pine Ridge Road Golden Gate 342 6E 146 28 1740 1680
21 GoodleUe-Frank Golden Gate US41 350C 6E 185C 11 196 1535
2 Green Boulevard Santa Barbara Collier Boulevard 104C 0 68 3 71 321
2 Gutfshore Drive 111th Avenue Vanderbilt Beach 53 0 25 1 1~ 284
3C Collier Boulevard Immokalee Road Golden Gate 330 E 1010 93 1358
31 Collier Boulevard Golden Gate Green Blvd 330 E E 1680 67 =i 942
3 Collier Boulevard Green Boulevard H5 226 , 0 147 60{ 190
3 Collier Boulevard 1-75 Davis Boulevard 36'" E 3300 59 389 .208
3 Collier Boulevard Davis Boulevard Rattlesnake JI:l 185 55E 24051 865
35 Collier Boulevard Rattlesnake US 41 173 814 2 786
36 SR951 US41 Manatee Road lB5l . 3~1 2 .232
37 SR951 Manatee Road Mainsail Dr I 2590 151 28 179 794
3 SR951 "Mainsail Dr Marco Island Bridge 2480 40 150D! E 150 975
1 3 111th Avenue N. Gulfsh0f8 Drive Vanderbilt Drive 760 0 35 22' 37 388
4 111th Avenue N. Vanderbilt Drive US41 1040 20 77 88 182
41 Immokalee Road US41 Airport Road 3030 E 20()( 561 2561 469
4 Immokalee Road Airport Road 1.75 329 E 22<lf11 697 298 303
4 Immokalee Road 1.75 Logan Boulevard 437 E 213 1501 3631 739
i' :alee Road Collier ou a IWilson Boulevard 379 E 110 69 179 1993 ,
r 4 ImmokaJee Road WI son Boulevard luil Well Road 367 E 128 59 187 1797 --,
4l Immokalee Road Oil Well Road Everglades 86 0 22C 14 36 494
4 lake Trafford Road West of SR 29 SR29 87 0 33< 7 33 538
4 Logan Boulevard Vanderbilt Beach Pine Ridge Road 991 0 43( 12 55 433
4 logan Boulevard Pine Ridge Road Green Boulevard 207 0 122 201 1421 . 649
51 Livingston Road Imperial Street Immokalee Road 3260 0 57C 151 72 2534
5 Livingston Road Immokalee Road Vanderbilt Beach 369 IE 100i 61 1061 2829
5 Livingston Road Vanderbilt Beach Pine Ridge Road 389 IE 100 381 1381 2509
5< Livingston Road Pine Ridge Road Golden Gate 400 E 137 50 187 2128
5 Livingston Road Golden Gate Radio Road 400 E 12ili 22 148 2517
5 N. 1 st Street New Market Road Main Street 1001 0 46i 1 41 584
5 New Market Road Broward Street SR29 1011 0 43 4 47 533
61 Camp Keais CR 858 Immokalee Road 80l 0 1:> 203 33 527
6 Old US 41 Lee County Line US41 101 0 78 70 85 160
~Drive Crayton Road US41 162C 0 93 61 99 622
6 Ridge Road US41 GoodleUe-Frank 273C E 201 22 223~ 491
ge Road Goodlette-Frank Shirley Street 33()l E 276 36 312! 175
6 Ridge Road Shirley Street Airport Road 3730 E 276 392 315 5781
'm~
l:\Office\Departments\Traffic\Collier County\Reserve Capacity\2006\ConcSegments_10_25_06.xls
Collier County
Average Daily Traffic (ADT) Counts
(Five Year History & Listed Alphabetically)
.-. \
5ta. T' Location 2000 AcT 2001 AcT 2002 AcT 2003 ADT 2004 ADT Change 03
04
546 Q US 41 (SR 45) at Lee County Line 31,891 32,767 37.790 38,280 38,251 ..0.08%
564 Q US 41 (SR 45) nortl1 of Immokalee Rd (CR 846) 46,468 0 53,446 53,988 54,468 0.89%
562 Q US 41 (SR 4S) north of Pine Ridge Rd (CR 896) 44,117 42,102 48,686 49,715 53,026 6.66%
577 Q US 41 (SR 45) south of 991h Ave North 37,974 0 47,581 49,071 53,423 8.87%
561 Q US 41 (SR 45) south of Pine Ridge Rd ( CR 896) 52,426 55.648 54,635 56,497 57,838 2.37';'
563 Q US 41 (SR 45) soulh of Vanderbm Beach Rd (CR 862) 41,613 0 44,546 46,390 49,739 7.22%
604 Q US 41 (SR 90) east of Airport Rd (CR 31) 40,214 46,774 4S,164 46,908 49,091 4.65%
608" Q US 41 (SR 90) east of Collier Blvd (CR 951) 10,789 12.552 12,570 0 12,977 0.00%
545 Q US 41 (SR 90) east of Davis Blvd (SR 84) 31,156 30,800 33,089 33,594 35,118 4.54';'
572 Q US 41 (SR 90) easl of Rattlesnake Ham Rd (CR 864) 33.566 36,312 36,301 36,199 37,973 4.90%
616 A US 41 (SR 90) east of SR 29/CR 29 4.217 5.032 4.661 5,098 4,113 -19.32%
571' Q US 41 (SR 90) west of Collier Blvd (SR 951) 22,992 26,082 27.069 0 27,758 0.00'/,
570 Q US 41 (SR 90) wesl of San Marco Rd (CR 92) 4,875 5.159 4.952 5,585 5,022 -10.09'1.
617 A US 41 (SR 90) west of SR 29/CR 29 5,120 6,126 S,692 6,215 5,049 -18.76%
646 Q Vanderbilt Beach Ex1. (CR 862) east of Pelican Ridge 22,118 22,870 23,203 24,032 25,554 6.33';'
579 Q Vanderbill Beach Rd (CR 862) east of Airport Rd (CR 31) 24,391 27,867 26,478 27,734 24,599 -11.30%
666 Q Vanderbill Beach Rd (CR 862) east of Goodletle Rd (CR 851) 22.487 24.732 24,995 25,761 28,640 3.41'1.
668 Q Vanderbilt Beach Rd (CR 862) east of Vineyards Blvd 17,440 19,567 18.440 18,203 18,155 -0.26%
721 S Vanderbilt Beach Rd (CR 862) east of Vineyards Blvd 0 0.00%
.. Vanderbilt Beach Rd (CR 662) west of Collier Blvd (CR 951) 11,938
~O Q 10,362 11.421 11,247 12,099 7.58%
v67 Q Vanderbilt Beach Rd (CR 862) west of Oakes Blvd 20,587 22,105 21,923 23,072 26,351 14.21%
722 S Vanderbilt Beach Rd (CR 862) west of Oakes Blvd 0 0.00%
524 Q Vanderbilt Beach Rd (CR 862) west of US 41 (SR 45/Tamiami Tr) 17,816 20,389 19.171 20,036 20,680 3.22%
633 Q Vanderbill Dr (CR 901) nortl1 of Vanderbill Bch Rd (CR 862) 8,596 10,791 7,670 6,958 7,223 3.81%
578 Q Vanderbilt Dr (CR 901) north of 111th Ave North 11,466 13.069 10,826 10,863 11,476 5.64%
546 Q Vanderbilt Dr (CR 901) north of Wiggins Pass Rd (CR 888) 10.419 12.506 11,547 9,591 10,685 11.40%
632 Q Vanderbilt Dr (CR 901) south of 111th Ave N 7,075 8,348 6,334 5,862 6,049 3.18%
640 A Vineyards Blvd south of Vanderbilt Beach Rd (CR 862) 7,200 7,894 7,711 8,420 7,891 .s.28%
611 Q Westclox Rd west of North 1 Sth St (SR 29) 2,952 4,559 3,391 3,300 3,481 5.47%
592 A Wiggins Pass Rd (CR 888) east of Gulf Harbor Rd DISC. DISC. DISC. DISC. 0 0.00%
670 Q Wi99ins Pass Rd (CR 888) east of Vanderbilt Dr (CR 901) 4,167 4,624 4,768 4,836 5,611 16.02'Y.
669 Q Wiggins Pass Rd (CR 888) west of US 41 (SR 4S) 6,168 6,513 7,132 7,413 8,104 9.33%
680' Q Wilson Blvd north of Golden Gate Blvd (CR 876) 3,911 4.947 5,352 7,390 8,259 11.76%
676 Q Wilson Blvd north of Immokalee Rd (CR 846) 1,162 1,330 1,500 1,578 1,528 -3.15%
681 Q Wilson Blvd south of Golden Gate Blvd 408 411 406 411 419 2.01%
I 650. Q Wilson Blvd south of Immokalee Rd (CR 846) 3,639 4,408 5,158 6,852 8,877 29.56% I
709 S Winterberry Dr east of Collier Blvd (SR 951) 4,368 4,313 4.506 4,297 4,769 11.00%
712 S Winterberry Dr west of Barfield Dr 3,926 4,454 4,743 4,427 4,961 12.06%
703 S Yellowbird St east of Bald Eagle Dr (CR 953) 1,440 1,612 1,694 1,636 1,772 8.31%
702 S Yellowblrd SI south of Collier Blvd (SR 951) 1,935 2,258 2,343 2,261 2,496 10.37'1.
\~m
Actual change ;n overall 2004 traffic from 2003 traffic is an increase of.' 3,640,280 3,666,020 3,740,144 2.02%
Page 3 - 8 of 22
4/612005
Collier County
Average Dally Traffic (ADT) Counts
(Five Year History & Listed Alphabetically)
-\
.ita. 1'" Location 2000 ADT 2001 ACT 2002 ACT 2003 ACT 2004 ACT Change 03
04
504 Q Goodlette Rd (CR 851) south of Golden Gate Pkwy (CR 886) 32.554 38,707 37,384 37,720 38,243 1.39'1.
594 a Goodlette Rd (CR 851).south of Immokalee Rd (CR 846) 14.602 17,368 15,348 12,311 11,808 -4.10%
596' a Goodlette Rd (CR 851) south of Orange Blossom Dr 20,533 24,426 20,193 0 0 0.00%
~6 a Goodlette Rd (CR 8S1) south of Pine Ridge Rd (CR 896) 31,874 35,934 33,746 31,450 29,881 -5.63%
642 a Green Blvd east of Santa Barbara Blvd 10,346 12,153 13,100 13,862 14,261 2.88%
643 a Green Blvd west of Collier Blvd (CR 951) 6,13S 6,946 7,633 7,693 8,562 8.73%
583 A Gulfshore Dr south of Bayview Dr 5,172 6,543 5.961 5,545 5,723 3.21%
714 S Heathwood Dr north of San Marco Dr (CR 92) 6.920 7,190 8,344 6,918 6.711 -2.99%
715 S Heathwood Dr south of San Marco Dr (CR 92) 5,366 5,745 6,093 5,459 5,515 1.02%
675 a Immokalee Rd (846) east of Wilson Blvd 16,208 17,913 21,482 23,577 25,970 10.15%
625 a Immokalee Rd (CR 846) east of Goodlette Rd (CR 8S1) 34,271 37,278 38,702 40,590 45,385 11.81%
567 Q Immokalee Rd (CR 846) east of Airport Rd (CR 31) 28,939 30,591 39,031 44,918 46,051 2.53%
593 a Immokalee Rd (CR 646) east of Collier Blvd (CR 951) 18,361 19.799 22.138 24,231 23,363 ~.59'1.
568 a Immokalee Rd (CR 646) easl of 1-75 (SR 93) 28.242 33,077 34,565 38,579 42,933 11.29%
566 a Immokalee Rd (CR 846) east of US 41 (SR 45) (Tamiami Trail) 34,082 40.344 37,742 38,985 42,086 7.95'/,
620 a Immokalee Rd (CR 846) north of Stockade Rd 7,870 8,529 6,848 8,685 8,217 -5.38';'
586 A Immokalee Rd (CR 646) soulh of Oil W~II Rd (CR 658) 11.994 12,504 14,950 16,537 16,485 ..a,31 If.
565 a Immokalee Rd (CR 846) west of US 41 (CR 45) (Tamlaml Trail) 15,142 0 17,305 17,481 18,991 8.64%
656 a Immokalee Rd (CR 846) west of Collier Blvd (CR 951) 15,346 16,083 21,489 25,787 27,431 6.36%
..
"2 a Immokalee Road (846) 2 miles east of Everglades Blvd. 5.125 4,733 4,806 1.55%
,04 a Immokalee Road (CR 846 East) 3 miles east of 29 South New Count 2003 1,382 1,434 3.73'"
679- a Immokalee Road (CR 646) west of 1-75 (SR 93) New Count 2003 39,775 45,345 14.00%
674 a Immokalee Road (CR 646) west of Wilson Blvd 16,702 17 ,900 20,460 21,380 21,277 -0.48%
677 a Immokalee Road East of Everglades Blvd 5,086 5,224 5,205 -0.37'1,
671 a Immokalee Road south of Corkscrew Sanctuary Road 5,492 6,033 5,348 -11.37'1,
631 a J & C Blvd west of Airport Rd (CR 31) 12.033 12,157 12,040 11,946 12,131 1.55%
614 A Jane's Scenic Dr west of SR 29 786 902 1.011 998 705 .29.36%
707 S Kendall Dr west of Collier Blvd (SR 951) 3,033 3,128 3,135 3,470 3,454 -0.45%
609 a Lake Trafford Rd (CR 890) west of Carson Rd 6,269 6,759 6,547 6,679 6,320 .5.38%
551 a Lake Trafford Rd (CR 890) west of North lSlh St (SR 29) 11,482 12,265 12,004 12,280 12,337 0.46%
673' a Livingston Road (CR 881) north of Immokalee Road (CR 846) 3,230 2,840 16,344 475.56%
686 Q Livingston Road (CR 881) north of Radio Road (CR 856) 12,136 16,466 18,083 15.89%
687 a Livingston Road (CR 861) south of Golden Gate Pkwy (CR 886) 14,578 23,314 27,696 18.79%
690 a Livinston Rd (CR 681) 1.5 m north of Golden Gate Pkwy (CR 886) 5,192 20,947 29,759 42.07%
567 a Logan Blvd north of Pine Ridge Rd (CR 896) 10,656 11,358 13,147 11,683 10,094 .13.60%
566 a Logan Blvd soulh of Pine Ridge Rd (CR 896) 31,065 31,182 34,207 29,278 29,523 0.84'"
654 a Logan Blvd south of Vanderbilt Beach Ext.(CR 862) 8,594 9,370 10,984 9,662 8,147 -15.85%
664 a Main St (SR 29) west of Soulh 1,1 St (CR 846) 12,835 13,351 12,944 13,451 13,827 1.31%
658 A Manatee Rd east of Collier Blvd (CR 951) DISC DISC DISC DISC 0 0.00%
7?3 S Manatee Rd east of Collier Blvd (CR 951) 4,255 4,568 4,802 4,310 4,786 11.03%
a New Market Rd (SR 29A) easl of North 15th SI (SR 29) 7,414 7,875 7,763 8,137 8,633 6.09%
I 550r a New Market Rd (SR 29A) south of Broward St 7,635 6,269 7,968 7,576 8,405 10.95'1,
Page 3 - 8 of 22
4/612005
Collier County
Average Daily Traffic (ADT) Counts
(Five Year History Listed Alphabetically)
Sta. A' 1* Location 2001 2002 2003 2004 2005 Change
ADT ADT ADT ADT ADT 04-05
509 C Q Golden Gate Pkwv (CR 666) west of Sania Barbara Blvd 39.391 31,604 29,194 0 0
505 H Q Goodlette Rd(CR 651) north 01 22nd Ave north 36,724 35.368 33,093 31.414 0
595 Q Goodlette Rd (CR 651) north 01 OranDe Blossom Dr 22.349 20,522 0 0 17 ,302
581 C Q Goodlette Rd (CR 651) north 01 Pine Ridne Rd CR B96 25,207 22,055 0 0 0
569 Q Goodlette Rd (CR B51) south of First Ave south 28,989 27,776 28,824 29,084 29.288 0.70%
504 Q Goodlette Rd <CR B51) south of Golden Gate Pkwv (CR B66l 38,707 37,364 37,720 38,243 36.207 -5.32%
594 Q Goodlette Rd <CR B51l south of Immokalee Rd ICR 846) 17.368 ~15,348 12,311 11.806 12,987 10.00%
596 Q Goodlette Rd <CR 651) south of Orange Blossom Dr 24,426 20,193 0 0 21.284
506 Q Goodlette Rd (CR B51) south of Pine Rldae RdlcR B961 35,934 33,746 31,450 29.681 31,521 6.20%
642 Q Green Blvd east of Santa Barbara Blvd 12,153 13,100 13,862 14.261 14.214 -0.33%
643 Q Green Blvd west of Collier Blvd (CR 951\ 6,946 7,833 7,893 8,582 8.749 1.95%
583 A Gull<hrn-A Dr south of Bavview Dr 6,543 5,961 5.545 5,723 7,245 26.59%
675 C Q Immokalee Rd (846) east of Wilson Blvd 17,913 21.482 23,577 25,970 0
625 Q Immokalee Rd ICR 846l east of Goodlette Rd (CRB51) 37,278 38,702 40,590 45,385 46,620 2.72%
567 C Q Immokalee Rd <CR 846l east 01 Airnort Rd fCR 31l 30,591 39031 44 46051 0
n Ivd eR9S 19799 22138 24.231 23,363 0
568 Q Immokalee Rd <CR846) east of 1-75 (SR93'. 33,077 34,565 38,579 42,933 45,488 5.95%
566 H Q lmmokalee Rd fCR846) east of US 41 lSR45) (Tamiami Trail) 40,344 37,742 38,985 42,086 0
620 Q Immokalee Rd (CR 846) north 01 Stockade Rd 8,529 8,848 8,685 8,217 8.422 2.49%
586 H Q Immokalee Rd fCR 846) south of Oil Well Rd (CR B56 12,504 14,950 16,537 16,485 0
565 Q Immokalee Rd (CR 846) west of US 41lCR 45l (Tamiami Train 0 17,305 17.481 18,991 19.168 0.93%
656 C Q ImmokaleeRd feR 846\ west of Collier Blvd feR 9511 16,083 21.489 25,787 27.431 0
672 Q Immokalee Road 18461 2 miles east of Everolades Blvd. 5.125 4,733 4,806 5,661 17.78%
684 H Q Immokalee Road /CR 846 East\ 3 miles east of 29 South New Co 1,382 1.434 0
679 C Q Immokalee Road feR 8461 west of 1-75 (SR 931 New Co 39,775 45.345 0
674 C Q Immokalee Road feR 8461 west of Wilson Blvd 17,900 20.460 21,380 21,277 0
677 C Q Immokalee Road East of EverDlades Blvd 5,086 5.224 5,205 0
671 Q Immokalee Road south of Corkscrew Sanctuarv Road 5,492 6,033 5,348 7,193 34.51%
631 Q J & C Blvd west of Airoort Rd fCR 31) 12,157 12,040 11,946 12,131 12,110 -0.17%
614 A Jane's Scenic Dr west of SR 29 902 1,011 998 705 655 -7.09%
609 Q Lake Trafford Rd (CR 890 west of Carson Rd 6,759 6,547 6.679 6,320 5,887 -6.85%
551 Q Lake Trafford Rd (CR B90\ west of North 15th 5t (SR 291 12,265 12,004 12,280 12,337 12,435 0.79%
690 C Q Livinoston Rd (CR 881 1.5 m north of Golden Gate Pkwv (CR 886) 5,192 20,947 29,759 0
574 Q Livinaston Rd (CR881) north of Mediterra 11.281 15.086 33.72%
575 C Q Livinaston Rd CR 881) north of Pine Ridae Rd{CRS96\ 16.409 0
597 C Q Livinnston Rd (CR 881) south of Immokalee Rd CR 846) 0
576 C Q Livinnston Rd (CR 881) soulh 01 Vanderbilt Beach Rd CR B62' 13,935 0
673 Q Livinaston Road (CR 881) north of Immokalee Road CR 846\ 3.230 2,840 16,344 19,090 16.80%
686 Q Livinoston Road fCR 881\ north of Radio Road ICR 856) 12,136 16,466 19,083 22,934 20.18%
687 Q Livinoston Road fCR BBll south of Golden Gate plnuv 'CR 6B6l 14.578 23,314 27,696 33,209 19.91%
587 H Q Lonan Blvd north of Pine Ridoe Rd CR B96l 11.358 13,147 11,683 10,094 0
588 Q Looan Blvd south of Pine Ridge Rd (CR B96l 31,182 34,207 29,278 29,523 29,925 1.36%
654 Q Looan Blvd south 01 Vanderbilt Beach ExtfcR 662 9,370 10,984 9,682 8,147 8,037 -1.35%
664 Q Main St ISR 29) west of South 1 st St (CR 846) 13,351 12,944 13,451 13,627 14,327 5.14%
723 5 Manalee Rd east 01 Collier Blvd (CR 951) 4.568 4,802 4,310 4,786 4,661 -2.61%
612 Q New Market Rd fSR 29Al east of North 15th St fSR 29l 7,875 7.763 8,137 8,633 8.384 -2.88%
550 Q New Market Rd (SR 29A) south of Broward St 8,269 7,968 7,576 8.405 6,993 -16.80%
663 Q North 15th 5t SR 29l north 01 Lake Trafford Rd ICR B90l 10,368 10,087 11,085 11,565 12,265 6.06%
683 H Q North 15th SltSR 29l soulh of Lake Trafford RdlcRB90' 16,965 16,969 17,574 16,525 0
590 Q North 1s1 St north 01 Main 51 ISR 29) 8,133 7,408 7,304 7,977 8,551 7.20%
692 Q North Road west 01 Airport Road (CR31) 2,857 2,474 2,916 3,056 4.80%
645 Q Oakes Blvd north 01 Vanderbill Beach Rd ICR 862\ 11,537 11,822 12.803 13,920 11,401 -18.10%
682 Q Oakes Blvd south 01 Immokalee Rd ICR846' 10.954 11.241 11,598 11.953 9,765 -18.30%
725 S Oil Well Rd fCR 858) east 01 BiD Cvpress Elem 5ch 4.246 5,340 6,692 6,119 6,788 10.93%
649 C/H Q Oil Well Rd fCR 8585) east 01 Immokalee Rd ICR 846 0
547 Q Old US 41 (CR 66?l at Lee County Line 12,5S3 14,750 14,933 16,312 16,490 1.09%
647 Q Oranae BkJssom Dr east of Timberline Dr 8.287 9,348 9,074 9.846 10,876 12.75%
526 Q Pine Ridne Rd fCR 696) east of Airoort Rd <CR 31l 53,113 51,966 51,986 53.913 55,097 2.19%
514 C Q Pine RidDe Rd <CRB96l easl 01 Goodlelte Rd (CRBS1) 53.993 50,035 50,867 0 0
628 Q Pine Ridoe Rd ICR 896 east 01 Livinoston Rd ICR 881\ 47,494 64,248 35.28%
Pages 3-7 01 14
March. 2006J
Collier County
Average Daily Traffic (AD]) Counts
(Five Year History Listed Alphabetically)
Sta. A' T' location 2001 2002 2003 2004 2005 Change
ADT ADT ADT ADT ADT 04.()5
570 H Q US 4 f7sR eO> west of San Marco RdtCR 92 5,159 4,952 5.585 5,022 0
617 A US 41 ISR 90\ wesl of SR 29/CR 29 6.126 5,692 6.215 5,049 5,026 -0.46%
646 H Q Vanderbilt Beach Ex!. (CR 662) east of Pelican Rinne 22,870 23,203 24,032 25,554 0
579 C Q Vanderbilt Beach Rd 'CR662' east of Airnort Rd CR31' 27.867 26,478 27,734 24,599 0
666 C/H Q Vanderbilt Beach Rd fCR862 east of Goodlette Rd CR8S1\ 24,732 24,995 25,761 26,640 0
630 Q Vanderbilt Beach Rd ICR8621 East of Livinoston Rd ICR 881\ 0 26,756
668 Q Vanderbilt Beach Rd ICR 862\ east of Vinevards Blvd 19,587 18,440 18,203 18,155 18,732 3.18%
580 Q Vanderbilt Beach Rd<cR 862\ west of Collier BlvdlcR 951) 11.938 11,421 11,247 12,099 13,638 12.72%
629 C Q Vanderbilt Beach RcTfCR 862 West of Livinnston Rd ICR881\ 0 0
667 H Q Vanderbilt Beach Rd ICR 662) west of Oakes Blvd 22,10S 21,923 23,072 26,351 0
524 Q Vanderbilt Beach ReI tCR862\ west of US 41 SR451Tamiami Tr) 20.389 19,171 20,036 20,680 20,060 .2.90%
633 Q Vanderbilt DpCR 901' north of Vanderbilt Bch Rd 'CR 862 10,791 7,670 6,958 7.223 7,526 4.20%
578 Q Vanderbilt Dr CR901' north of 111th Ave North 13,069 10.826 10,863 11,476 12,368 7.77%
548H Q Vanderbilt Dr (CR 90H north of Wiaains Pass Rd (CR 888) 12,506 11,547 9,591 10,685 0
632 Q Vanderbill Dr ICR 901\ south of lllth Ave N 8,346 6,334 5,862 6,049 6,561 8.47%
640 A Vlnevards Blvd south of Vanderbilt Beach RdtCR 6621 7,894 7,711 8,420 7,891 7,722 -2.14%
611 Q Westdox Rd wesl of North 15th SlIsR 291 4,559 3,391 3,300 3,481 3.398 -2.39%
670 Q WJnnfns Pass Rd<CR 888) east of Vanderbilt Dr CR 901 4,624 4,768 4.836 5,611 6,513 16.07%
669 Q WJnnfns Pass Rd<CR 866) west of US 41 'SR 45' 6.513 7.132 7,413 8,104 9,659 19.18%
680 C Q Wilson Blvd north of Golden Gate Blvd 'CR 8761 4,947 5,352 7,390 8,259 10.288 24.57%
676 Q Wilson Blvd north of Immokalee Rd feR 846) 1,330 1,SOO 1,578 1.528 1,648 7.8~
681 Q Wilson Blvd south of Golden Gate Blvd 411 406 411 419 397 -5.31 h
r 650 Q Wilson Blvd south of Immokalee Rd feR 846\ 4,408 5,158 6.852 8,877 9,757 9.91%
Largest Decrease In 2005 traffic
Average Change in 2005 traffic
Largest Increase in 2005 traffic
-18.30%
5.08%
42.21%
Pages 3-7 of 14
March. 2006]
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HCM Unsignalized Intersection Capacity Analysis
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lNlMOKALEE IRD/CR 846
Legend
FEMA Flood Zones
'Subject property is in
Flood Zone 'D'
Wilson Blvd.
Commercial Subdistrict
FEMA Flood Zone Map
Date: 04-05-05
Ferguson Law Group, LLC
4625 Bonita Beach Road
EXHIBIT V.F.1
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Vanasse
Daylor _
Urban Planning
Landscape Architecture
Civil Engineering
Traffi<En~nming
Environmental kience
Fll66
Bonita Springs, FL 34135 Sources: Collier County PA
It is the end user's responsibility to verify the data contained hereon.
Project Nwmber: 80886
FILE: \\vandaYJlas1\gisIProjecls\800\808\80886\Exhibits\B0886-fema.mxd
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