CCPC Agenda 03/22/2007 GMP (CP-05-07) FLUE
Livingston/Pine Ridge Infill
Growth Management Plan
Amendment
April 22, 2005
"'1""\ TIT T" '"
I< 'I / I' Engineers,
CONSULTING Surveyors & Mappers,
..... '- ......L ..... Planners, & Project Managers
. (239) 649-1509, fax: (239) 649-7056 . www.consult-lWa.com
Livingston/Pine Ridge Infill Growth Management Plan Amendment
Collier County, FL
TABLE OF CONTENTS
CONSULTAt~T TEAM
GMP At\fENDMENT APPLICATION FORlY[ WITH ATTACHED NOTARIZED LETTER OF
AUTHORIZATION
EXHIBIT A
Legal Description
EXHIBIT B
Narrative Statement
EXHIBIT C
Commercial PUD within Liv/Pine Ridge Subdistrict Map
EXHIBIT D
Affidavit
EXHIBIT E
Covenant of Unified Control
EXHIBIT F
Collier County Utility Dedication Statement
EXHIBIT G
Warranty Deed
EXHIBIT H
Copy of Corporate Documents for R & H Properties
EXHIBIT I
Addressing Checklist
EXHIBIT J
Pre-Application Meeting Notes
EXHIBIT K
Market Study
EXHIBIT V
Traffic Impact Statement
EXHIBIT V.A. (1)
Location Map
EXHIBIT V.A. (2)
Aerial Map
EXHIBIT VA (3)
Zoning & Current Land Use Map
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Livingston/Pine Ridge Infill Growth Management Plan Amendment
Collier County, FL
EXHIBIT V.B. (1)
Future Land Use Map
EXHIBIT V.c. (1)
FLUCCS
EXHIBIT V.C. (3)
Archaeological Probability Map
EXHIBIT V.E. (1)
Public Facility Impact Analysis
EXHIBIT V.E. (2)
Public Facilities Map
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Livingston/Pine Ridge Infill Growth Management Plan Amendment
Collier County, FL
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CONSULTANT TEAM
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Livingston/Pine Ridge Infill Growth Management Plan Amendment
Collier County, FL
CONSULTANT TEAM
Agent! Planning
Robert J. Mulhere, AICP
RW A, Inc
3050 N. Horseshoe Drive, Suite 270
Naples, FL 34104
Traffic Consultant
Reed Jarvi
Vanasse & Daylor, LLP
12730 New Brittany Boulevard
Suite 600
Fort Myers, FL 33907
Market Research Consultant
Chuck Mohlke
Fraser aud Mohlke Associates, Inc.
P. O. Box 2312
Naples, FL 34106-2312
Legal Counsel
Chris Thornton
Treiser, Collins & Vernon
3080 Tamiami Trail East
Naples, FL 34112
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LivingstonlPlne Ridge Infill Growth Management Plan Amendment
Collier County, FL
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GMP AMENDMENT APPLICATION FORM WITH
ATTACHED NOTARIZED LETTER OF AUTHORIZATION
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APPLICATION FOR A REQUEST TO AMEND
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
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PETITION NUMBER (P-,,;).OO::'-'7
DATE RECEIVED
PRE-APPLICATION CONFERENCE DATE:
DATE SUFFICIENT \ \ \ d-'2> \ 0 La
PLANNER ASSIGNED: kl,p,Rc..,A l<..
COMMISSION DISTRICT: ~
Wednesday, March 9, 2005
kF" I\.\\)A-U, :",F"_I\JIOR. PIA--I\.IIlJ~P
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[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) Paul Haefcke, Manaqinq Partner
Company _R & H Properties. LLC,
Mailing Address 2777 Olde Cypress Drive
City
Naples
State Florida
Zip Code 34119
Phone Number (239) 287- 4209
Fax Number
Email Address:phaefcke@aol.com
B. Name of Agent* Robert J. MuIhere, AICP
* THIS WiLL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED
TO THE PETITION.
Company/Firm RWA, Inc.
Mailing Address 3050 No. Horseshoe Drive. Suite 270
City Naples
State Florida
Zip Code 34119
02/2002
Phone Number (239) 649-1509 Fax Number (239) 649 -7056
Email Addressrim@consult-rwa.com
C, Name of Owner(s) of Record R & H Properties, LLC
Mailing Address 2777 Olde Cvpress Drive
City Naples
State Florida
Zip Code 34119
Phone Number (239) 287-4209 Fax Number
D. Name, Address and Qualifications of additional planners, architects, engineers,
environmental consultants and other professionals providing information
contained in this application.
Traffic Consultant:
Reed Jarvi
Vanasse & Daylor, LLP
12730 New Brittany Boulevard
Suite 600
Fort Myers, FL 33907
Telephone: (239) 437-4601
Fax: (239) 437-4636
Email: RJarvi@VanDav,cor11
Market Research Consultant
Chuck Mohlke
Fraser and Mohike Associates, Inc.
P,O. Box 2312
Naples, FL 34106-2312
Telephone: (239) 262-1410
Fax: (239) 262-1150
Email: framoh@aol.com
Project Attorney
Chris Thornton
Treiser. Collins & Vernon
3080 Tamiami Trail East
Naples, FL 34112
Telephone: (239) 649-4900
Fax: (239) 649-0823
Email: CThornton@swflalaw.com
2
02/2002
DISCLOSURE OF INTEREST INFORMATION:
A. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety,
tenancy in common, or joint tenancy, list all parties with an ownership interest as
well as the percentage of such interest. (Use additional sheets if necessary).
Name and Address
Percentage of Ownership
B. If the property is owned by a CORPORATION, list the officers and stockholders
and the percentage of stock owned by each, and provide one copy of the Articles
of Incorporation, or other documentation, to verify the signer of this petition has
the authority to do so.
Name and Address, and Office
Paul Haefcke. Manaqinq Partner
Therese Haefcke
Jesus M. Ramos
Eldanira Ramos
Percentage of Stock
25%
25%
25%
25%
C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with
the percentage of interest.
Name and Address
Percentage of Interest
D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list
the name of the general and/or limited partners.
Name and Address
Percentage of Ownership
E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a
Corporation, Trustee, or a Partnership, list the names of the contact purchasers
below, including the officers, stockholders, beneficiaries, or partners, and provide
one copy of the executed contract.
Name and Address
Percentage of Ownership
3
02/2002
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
Go Date subject property acquired (X ) IOClsod (): 09/14/04 Torms of
loClco vrc/moc.
If Petitioner has option to buy, indicate date of option:_ and date option
terminates: , or anticipated closing date
H. NOTE: Should any changes of ownership or changes in contracts for purchase
occur subsequent to the date of application, but prior to the date of the final
public hearing, it is the responsibility of the applicant, or agent on his behalf, to
submit a supplemental disclosure of interest form.
III. DESCRIPTOIN OF PROPERTY
A. Legal Description See Exhibit "A"
B.
Section:
12
Township:
49
Range:
25
C Tax I.D. Number (Folio #): #00256360507
C.
D. General Location Northwest Corner of Pine Ridqe and Livinqston Rds.
E.
Planning Community North Naples
F. TAZ 112
G.
Size in Acres
10.473
_ H. Zoning
A
I. Present Future Land Use Map Designation (s)
IV. TYPE OF REQUEST
A. Growth Management Plan Element(s) OR Sub-Element(s) to be amended:
X Future Land Use
Immokalee Area Master Plan
Transportation
Golden Gate Area Master Plan
Capital Improvement
Housing
4
02/2002
(V)(VI) 3.
(VI)
Coastal & Conservation
Intergovernmental Coord.
Sanitary Sewer
Drainage
Recreation & Open Space
Potable Water
Solid Waste
Natural Groundwater Aquifer
B.
Amend Page(s) $4 '-it." of the Future Land Use Element
As Follows: (Use Cross throughs to identify language to be deleted; Use
Underline to identify language to be added). Attach additional pages if
necessary:
Livingston/Pine Ridge Commerciallnfill Subdistrict
This Subdistrict consists of two parcels; one parcel consists of 17.5 acres and is
located at the southeast quadrant of Livingston Road, a collector roadway, and
Pine Ridge Road, a minor arterial roadway. The second parcel consists of 10.47
acres and is located at the northwest quadrant of Livingston Road and Pine
Ridge Road. In addition to uses allowed in the Plan. the intent of the
Livingston/Pine Ridge Commercial Infill Subdistrict is to provide shopping,
personal services and employment for the surrounding residential areas within a
convenient travel distance and to provide commercial services in an acceptable
manner along a new collector roadway. The Subdistrict is intended to be
compatible with the neighboring commercial, public use and high density
residential properties and will utilize well-planned access points to improve
current and future traffic flows in the area.
b.
Northwest Quadrant
The feasibility of interconnections to the adjacent properties to the North
and West will be considered and, if deemed feasible, will be required
during the rezoning of the subject property. This quadrant shall be limited
to a maximum of 70,000 square feet of general and medical office uses,
of which, up to 20,000 square feet may be retail uses. providod th:Jt thc
tab I buiiding cqu:Jro fcot:Jgc docs not exceed 10,000 squ:Jre foot.
Building height shall be limited to three stories with a 50:foot maximum
height.
C. Amend Future Land Use Map(s) designation,
FROM:
District. Subdistrict
TO:
District, Subdistrict
[If new District and/or Sub-district proposed, indude Future Land Use Map with
legend depicting it].
D, Amend other Map(s) and Exhibits as follows: (Name & Page #)
E. Describe additional changes requested:
5
02/2002
V. REQUIRED INFORMATION
Note: All Aerials must be at a scale of no smaller than 1" = 400'.
reduced to 8 % x 11 shall be provided of all aerials and/or maps.
A. lAND USE
1. X
At least one copy
B.
Provide general location map showing surrounding developments
(PUD, DRI'S, existing zoning) with subject property outlined.
Provide most recent aerial of site showing subject boundaries,
source, and date.
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, X Provide map of existing Future land Use Designation(s) of subject
property and adjacent lands, with acreage totais for each land use
designation on the subject property.
X
2.
3.
X
C. ENVIRONMENTAL
1. X Provide most recent aerial and summary table of acreage of native
habitats and soils occurring on site. HABITAT IDENTIFICATION
MUST BE CONSISTENT WITH THE FOOT-FLORIDA lAND USE,
COVER AND FORMS CLASSIFICATION SYSTEMM (FlUCCS
CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS
THE lAND USE AEIRAl IN "A" ABOVE.
2. N/A Provide a summary table of Federal (US Fish & Wildlife Service)
and State (Florida Fish and Wildlife Conservation Commission)
listed plant and animal species known to occur on the site and/or
known to inhabit biological communities similar to the site (e.g.
panther or black bear range, avian rookery, bird migratory route,
etc.). Site Cleared. and Developed No Listed Species/Native
Veq.
3. X 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
Eiement Policy 1,1.2 (Copies attached). INSERT "Y" FOR YES OR "N" FOR
NO IN RESPONSE TO THE FOllOWING:
1.
No
Is the proposed amendment located in an Area of Critical State
Concern? (Reference 9J-11.006(1 )(a)7.a, FAC.) If so, identify
area located in ACSC.
2.
No
Is the proposed amendment directly related to a proposed
Development of Regional Impact pursuant to Chapter 380, F.S.?
3.
No
Is the proposed amendment directly related to a proposed Small
Scale Development Activity pursuant to Subsection
1633187(1 )(c), F.S.? (Reference 9J-11.006(1 )(a)7.b, FAC.)
4.
No
Does the proposed amendment create a significant impact in
population which is defined as a potential increase in County
6
02/2002
5.
Yes
-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
desiqnation and district/subdistrict identified (commercial,
industrial, etc.), or is tho proposod I::1nd uso :J nowl::1nd uso
dosign:Jtion or district!cubdistrict" (Reference Rule 9J-5.006(5)
FAC.). If so, provide data and analysis to support the
suitability of land for the proposed use, and compatibility of use
with surrounding land uses, and as it concerns protection of
environmentally sensitive land, ground water and natural
resources. (Reference Rule 9J-1.007, FAC.). See Exhibit B
"Narrative Statement ."
E. PUBLIC FACILITIES - See Exhibit E-1
x
1.
a)
b)
c)
d)
e)
f)
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:
X Potable Water
X Sanitary Sewer
X Arterial & Collector Roads: Name of specific road and LOS
Pine Ridqe
Livinqston
X Drainage
X Solid Waste
X 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 wouid 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. X Provide a map showing the location of existing services and public
facilities that will serve the subject property (i.e. water, sewer, fire
protection, police protection, schools and emergency medical
services ).
4. X Document proposed services and public facilities, identify provider,
and describe the effect the proposed change wili have on schools,
fire protection and emergency medical services. (See Narrative
Statement, Exhibit "8")
F, OTHER
Identify the following areas relating to the subject property:
1. X Flood zone based on Flood Insurance Rate Map data (FIRM).
2. N/ A Location of wellfieIds and cones of influence, if applicable. (Identified on
Collier County Zoning Maps).
3. N/A Traffic Congestion Boundary, if applicable
7
02/2002
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. N/A $9,000.00 non-refundable filing fee for a Small Scale Amendment, made
payable to the Board of County Commissioners, due at time of submittal.
3. X Plus Legal Advertisement Costs (Your portion determined by number of
petitions and divided accordingly) (Amount to be determined after
Transmittal and Adoption Hearinqs)
4. X Proof of ownership (Copy of deed).
5. X Notarized Letter of Authorization if Agent is not the Owner (see attached
form).
6. X 1 Original and 5 complete, signed applications with all attachments,
including maps, at time of submittal. After sufficiency is completed, 15
copies of the complete application will be required. Additional copies may
be required.
* Maps, aerials, sketches shall include: North arrow; name and location of principal roadways;
shall be at scale of 1" = 400' or at a scale as determined during the pre-application meeting;
identification of the subject site; legend or key, if applicable. All oversized documents and
attachments must be folded so as to fit into a iegal-size folder. For all oversized exhibits, at
least one copy must be submitted at 8-1/2 x 11 inches. All exhibits and attachments to the
petition must include a title and exhibit # or' letter, and must be referenced in the petition.
8
02/2002
RWA, Inc
3050 North Horseshoe Dr., Suite 270
Naples, Florida 34104
To Whom It May Concern:
Please be advised that authorization is hereby given to the firm of R W A, Inc., to act as agent in all actions
relating to the pennitting of a residential land use on the following described lands:
BEING A PARCEL OF LAND LYING IN SECTION 12, TOWNSHIP 49 SOUTH, RANGE 25 EAST,
COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
THE EAST 510 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER, LESS THE
EAST 30 FEET AND SOUTH 75 FEET FOR ROAD RIGHT OF WAY;
LESS AND EXCEPT THE PROPERTY DESCRIBED IN OR 3513, PAGES 991 THROUGH 995 OF THE
PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, AND ALSO MORE PARTICULARLY DESCRIBED
AS FOLLOWS:
COMMENCE AT THE SOUTHEAST CORNER OF SECTION 12, TOWl,SHIP 49 SOUTH, RT~GE 25
EAST, COLLIER COUNTY, FLORIDA, AND RUN NORTH 89031'16" WEST ALONG THE SOUTH LINE
OF SAID SECTION 12, A DISTANCE OF 510.05 FEET TO AN INTERSECTION WITH THE WEST
LINE OF THE EAST 510 FEET OF SAID SECTION 12; THENCE RUN NORTH 00017' 27" WEST
ALONG SAID WEST LINE, A DISTANCE OF 85.01 FEET TO A POINT ON THE NORTH RIGHT-OF-
WAY LINE OF PINE RIDGE ROAD (C.R. 896) AND THE POINT OF BEGINNING; THENCE
CONTINUE NORTH 00017' 27" WEST ALONG SAID WEST LINE, A DISTANCE OF 1235.61 FEET
TO AN INTERSECTION WITH TIlE NORTH LINE OF THE SOUTHEAST '" OF THE SOUTHEAST '" OF
SECTION 12; THENCE RUN SOUTH 89031' 30" EAST !\.LONG SAID NORTH LINE, A DISTANCE OF
292.59 FEET TO A POINT ON A NON-TANGENTIAL CURVE OF THE WEST RIGHT-OF-WAY LINE
OF LIVINGSTON ROAD (C.R. 881), SAID CURVE BEING CONCAVE EASTERLY, HAVING A
RADIUS OF 5806.33 FEET, A CENTRAL ANGLE OF 02002'36" AND A CHORD BEARING AND
DISTANCE OF SOUTH 09023'16" EAST, 207.07 FEET, RESPECTIVELY; THENCE RUN
SOUTHERLY ALONG SAID CURVE OF THE WEST RIGHT-OF-WAY LINE OF LIVINGSTON ROAD, AN
ARC DISTANCE OF 207.08 FEET TO A ~OINT OF REVERSE CURVATURE OF A CURVE, BEING
CONCAVE TO THE WEST, HAVING A RADIUS OF 5686.33 FEET, A CENTRAL ANGLE OF
06007'58" AND A CHORD BEARING AND DISTANCE OF SOUTH 07020'35" EAST, 608.36 FEET,
RESPECTIVELY; THENCE RUN SOUTHEASTERLY ALONG SAID CURVE OF THE WEST RIGHT-OF-WAY
LINE, AN ~RC DISTANCE OF 608.65 FEET TO THE POINT OF TANGENCY OF SAID CURVE;
THENCE RUN SOUTH 00017' 27" EAST ALONG SAID WEST RIGHT-OF-WAY LINE, A DISTANCE OF
413.86 FEET; THENCE RUN SOUTH 45005'50" WEST, ALONG SAID RIGHT-OF-WAY LINE, A
DISTANCE OF 21.06 FEET TO A POINT ON SAID NORTH RIGHT-OF-WAY LINE OF PINE RIDGE
ROAD (C.R. 896); THENCE RUN NORTH 89031' 16" WEST, ALONG SAID NORTH RIGHT-OF-WAY
LINE, A DISTANCE OF 385.04 FEET TO THE SAID PONT OF BEGINNING.
PARCEL CONTAINS 456,217,60 SQUARE FEET OR 10.473 ACRES OF LAND, MORE OR LESS.
o :\Documents and Settings\uscr\tvty DOCllloents\signeddocn::questlttr3-7 -05\Agentlttr3-7 -os .doc
ST ATE OF FLORIDA
COUNTY OF COLLIER
The toregoing instrument was acknowledged before me this ~. day of Marcb, 2005, by Paul G. Haefcke,
who is personally known to me, and who did not take an oath.
I~/~A~ g ~
NOTARY PuBLIC
NOTARY PUBLIC
Commission Number:
Witness my hand and seal
this PI... day of J11,/..-;./..L _ ~ 2005.
V ALARIE G. RINE
Notary Public, State of Florida
My Camm. Expires Feb. 3, 2009
No. 00392906
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Livingston/Pine Ridge Infill Growth Management Plan Amendment
Collier County, FL
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EXHIBIT A
Legal Description
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EXHIBIT A
LEGAL DESCRIPTION
BEING A PARCEL OF LAND LYING IN SECTION 12, TOWNSHIP 49 SOUTH, RANGE 25
EAST, COLLIER COUNTY, FLORIDA, BEING MORE P ARTICULARL Y DESCRIBED AS
FOLLOWS:
THE EAST 510 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER,
LESS THE EAST 30 FEET AND SOUTH 75 FEET FOR ROAD RIGHT OF WAY;
LESS AND EXCEPT THE PROPERTY DESCRIBED IN OR 3513, PAGES 991 THROUGH
995 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, AND ALSO MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCE AT THE SOUTHEAST CORNER OF SECTION 12, TOWNSHIP 49 SOUTH,
RANGE 25 EAST, COLLIER COUNTY, FLORIDA, AND RUN NORTH 89031' 16" WEST
ALONG THE SOUTH LINE OF SAID SECTION 12, A DISTANCE OF 510.05 FEET TO AN
INTERSECTION WITH THE WEST LINE OF THE EAST 510 FEET OF SAID SECTION 12;
THENCE RUN NORTH 00017'27" WEST ALONG SAID WEST LINE, A DISTANCE OF
85.01 FEET TO A POINT ON THE NORT&RIGHT-OF-W A Y LINE OF PINE RIDGE ROlill
(C.R. 896) AND THE POINT OF BEGINNING; THENCE CONTINUE NORTH 00017'27"
WEST ALONG SAID WEST LINE, A DISTANCE OF 1235.61 FEET TO AN
INTERSECTION WITH THE NORTH LINE OF THE SOUTHEAST % OF THE
SOUTHEAST % OF SECTION 12; THENCE RUN SOUTH 89031 '30" EAST ALONG SAID
NORTH LINE, A DISTANCE OF 292.59 FEET TO A POINT ON A NON-TANGENTIAL
CURVE OF THE WEST RIGHT-OF-WAY LINE OF LIVINGSTON ROAD (C.R. 881), SAID
CURVE BEING CONCA VE EASTERLY, HAVING A RADIUS OF 5806.33 FEET, A
CENTRAL ANGLE OF 02002'36" AND A CHORD BEARING AND DISTANCE OF SOUTH
09023' 16" EAST, 207.07 FEET, RESPECTIVELY; THENCE RUN SOUTHERLY ALONG
SAID CTJRVE OF THE WEST RIGHT-OF-WAY LINE OF LIVINGSTON ROAD, AN ARC
DISTANCE OF 207.08 FEET TO A POINT OF REVERSE CURVATURE OF A CURVE,
BEING CONCAVE TO THE WEST, HAVING A R.ADIUS OF 5686.33 FEET, A CENTRAL
ANGLE OF 06007'58" AND A CHORD BEARING AND DISTANCE OF SOUTH 07020'35"
EAST, 608.36 FEET, RESPECTIVELY; THENCE RUN SOUTHEASTERLY ALONG SAID
CURVE OF THE WEST RIGHT-OF-WAY LINE, AN ARC DISTANCE OF 608.65 FEET TO
THE POINT OF TANGENCY OF SAID CURVE; THENCE RUN SOUTH 00017'27" EAST
ALONG SAID WEST RIGHT-OF-WAY LINE, A DISTANCE OF 413.86 FEET; THENCE
RUN SOUTH 45005'50" WEST, ALONG SAID RIGHT-OF-WAY LINE, A DISTANCE OF
2106 FEET TO A POINT ON SAID NORTH RIGHT-OF-WAY LINE OF PINE RIDGE
ROAD (C.R. 896); THENCE RUN NORTH 89031'16" WEST, ALONG SAID NORTH
RIGHT-OF-WAY LINE, A DISTANCE OF 385.04 FEET TO THE SAID PONT OF
BEGINNING.
PARCEL CONTAINS 456,217.60 SQUARE FEET OR 10.473 ACRES OF LAND, MORE OR
LESS.
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Livingston/Pine Ridge Infill Growth Management Plan Amendment
Collier County, FL
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EXHIBIT B
Narrative Statement
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EXHIBIT B - NARRATIVE STATEMENT
Comprehensive Plan Amendment
Livingston/Pine Ridge Commercial rnml Snbdistrict
Compatibility Analysis
General Description:
The subject property consists of 10.473 +/- acres located in the northwest quadrant of the
intersection of Livingston and Pine Ridge Roads, The property is currently designated
Urban, and falls within the FLUE Urban Commercial District and the Livingston/Pine
Ridge Commercial Infill Subdistrict.
The subject property is presently developed with a retail "produce/nursery farm stand"
operation. The property has been cleared of native vegetation and significant portions are
planted with vegetables, flowers, and nursery stock. Approximately 6 acres of the site
are encumbered by an FPL easement, within which the main transmission lines serving
Collier County are located.
Surrounding Land Uses, Zoning, and Comprehensive Plan Designations:
North I Urban Mixed Use District
CF
Community School
South
Urban Mixed Use District &
at South East Quadrant,
Commercial District
Livingston - Pine Ridge
Commercial Infill Subdistrict
PUD
Pine Ridge Road ROW &
Multi-family housing Dev.'
East
Estates
E - Estates
Livingston Road ROW &
Developed Estates Lots
West
Urban Mixed Use District
A-
Agriculture
Naples Progressive Gymnastics
& Ballet/Dance School
The subject property is surrounded by non-residential uses, including the Community
School Campus to the north and west and a gymnastics and dance school to the west. On
the east and south, the subject property is adjacent to two 6-lane arterials, Pine Ridge and
Livingston Roads. The subject property is already designated Livingston - Pine Ridge
Commercial Infill Subdistrict in the FLUE; however, the allowable intensity is presently
limited to a maximum of 40,000 square feet of medical and general office.
Considerations:
In discussing the present limitation with staff, it was indicated that the rationale for
limiting the intensity to 40,000 square feet was, in part, due to the relatively small amount
of developable land (4.5 +1- acres); the fact that access, at the time of the original
designation, was more limited in that Livingston Road had not been complete North of
Pine Ridge; and, to some degree the location of the Residential Estates zoning located
across the then future Livingston Road ROW.
Much has changed since the original designation. The 6-laning of Livingston Road is
now completed, providing for a significant barrier between the subject property and the
Estates zoned lands to the east. Moreover, it is obvious that the subj ect parcel cannot be
utilized for residential purposes given the surrounding lands uses and major rights-of-way
adjacent to the south and east. Clearly the requested retail and office uses are suitable
and appropriate on the subject site, and are compatible with adjacent and nearby land
uses.
There are no environmentally sensitive lands on the property, as it has been cleared to
accommodate the existing retail and agricultural use and the FPL transmission lines. The
requested increase from 40,000 square feet of medical and general office to allow for a
maximum of 70,000 square feet of medical and general office, of which a maximum of
20,000 square feet may be retail, will have no effect on ground water or other natural
resources.
In the initial analysis of this request, various site plan concepts were considered in order
to determine a reasonable amount of square footage that might be located on the site,
given the site constraints (FPL Easement) and buildable parcel geometry (relatively
narrow). Even with these constraints, given the current height limitation of 50 feet, as
much as 70,000 square feet of office space can be located on the buildable portion of the
site. If the mixture includes medical office or retail, the overall intensity is reduced,
depending upon the extent of medical office and/or retail (principally due to the increased
parking demand associated with these uses).
Access to the site will be limited to two right-in/right-out locations along the property's
Livingston Road frontage, unless shared access can negotiated with either or both of the
properties located to the north and west (the Community School and Dance Studio,
respectively).
2
Pub lic Facilities:
The request for an additional 30,000 square feet of office and retail (with retail limited to
a maximum of 20,000 square feet) does not rise to a level of impact significance that will
affect capacity related to any public facilities. The property is located at the intersection
of two recently improved 6-lane arterial roadways and the increase, assuming 20,000
square feet of retail and 50,000sqaure feet of mixed medical and general office, does not
result in impact equal to or greater than 3% of the adopted LOS standard service volume
on any roadway segment directly accessed by the project, or those immediately adjacent
to the segments directly accessed, or 5% on all other roadway segments.
According to the 1994 AUIR, there is excess capacity of potable water and sewer, and
again, even lUlder the highest consumption scenario, there is adequate capacity to serve
the proposed 30,000 square foot increase requested. In any case, should there not be
sufficient capacity for any Category "A" public facility at time of Development Order
request, a certificate of adequate public facilities may be withheld.
Please refer to Exhibits V.E. (I) and V.E. (2) for greater detail and public facility
locations. The commercial use will have no impact on school facilities and no significant
impact au fire protection or emergency medical services. The site is served by North
Naples Fire District and Collier COlUlty EMS. North Naples Fire Station # 46 is located
just east of the subject property on Pine Ridge Road.
Conclusion:
The increase in intensity requested in this amendment is consistent with a.'ld will further
the objectives and intentions of the Livingston-Pine Ridge Commercial Infill Subdistrict,
which, according to the FLUE are as follows:
", . .the intent of the Livingston/Pine Ridge Commercial In fill Subdistrict
is to provide shopping, persona/ services and employment for the
surrounding residential areas within a convenient travel distance and to
provide commercial services in an acceptable manner along a new
collector roadway. The Subdistrict is intended to be compatible with the
neighboring commercial, public use and high density residential
properties and will utilize well-planned access points to improve current
and future traffic flows in the area. ,.
The request is appropriate given the changed conditions adj acent to and surrolUlding this
property, the purpose and intent of the Subdistrict, the ability of the site to accommodate
the requested additional square footage, and the fact that the proposed use is compatible
with adjacent uses and adequately buffered from residential land uses.
"
"
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Livingston/Pine Ridge Infill Growth Management Plan Amendment
Collier County, FL
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EXHIBIT C
Commercial PUD within Liv/Pine Ridge Subdistrict Map
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Exhibit C
Livingston - Pine Ridge CPA
Commercial PUD Within Liv/Pine Ridge Subdistrict
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Livingston/Pine Ridge Infill Growth Management Plan Amendment
Collier County, FL
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EXHIBIT 0
Affidavit
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AFFIDA VIT
L Paul G. Haefcke, Manager of R & H Properties, LLC, a Florida limited liability company
being first duly sworn, depose and say that R & H Properties, LLC, a Florida limited liability
company, is the property owner of the property described herein, and which is the subject matter
of the proposed hearing; that all the answers to the questions in this application, including the
disclosure of interest information, all sketches, data, and other supplementary matter attached to
and made a part of this application, are honest and true to the best of my know/edge and belief
I understand that the information requested on this application must be complete and accurate
and that the content of this form, whether computer generated or County printed shall not be
significantly altered. Public hearings will not be advertised until this application is deemed
complete, and all required information has been submitted.
As property owner, and Manager of R & H Properties, LLC, a Florida limited liability
companyI further authorize Robert J. Mulhere, Planning Director of RWA, Inc. to act as my
representative in any matters regarding this Petition. ......
(2
S gnature ofhTer1'~ner
~ 11 c!e.\c\<---
ped or Prin ed Name of
Property Owner
The foregoing ins
G. Haefcke 0 is
ed ed before me this pi'; day of March, 2005, by Paul
ersonally known to me has produced
as identification.
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State of Florida
County of Collier
(Signature of Notary Public - State of
Florida)
V ALARIE G. MINE
Notary Public, State of Florida
My Comm. Expires Feb. 3. 2009
No. DD392906
(print, Type, or Stamp Commissioned
Name of Notary Public)
,-
Livingston/Pine Ridge Infill Growth Management Plan Amendment
Collier County, FL
EXHIBIT E
Covenant of Unified Control
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EXHIBIT E
COVENANT OF UNIFIED CONTROL
The undersigned do hereby swear or affirm that they are the owner of record of property commonly known as
Livineston/Pine Ridee !nfill CPA
and legally described in Exhibit A attached hereto.
The property described herein is the subject of an application for a Collier County Comprehensive Plan Amendment
(CPA). We hereby designate Robert J. Mulliere, Planning Manager, ofRWA,lnc., legal representative thereof, as
the legal representative of the property and as such, this individual is authorized to legally bind all owners of the
property in the course of seeking the necessary approvals to develop. This authority includes, but is not limited to,
the hiring and authorization of agents to assist in the preparation of applications, plans, surveys, and studies
necessary to obtain zoning approval on the site. This representative will remain the only entity to authorize
development activity on the property until such time as a new or amended covenant of unified control is delivered to
Collier County.
The undersigned recognize the following and will be guided accordingly in the pursuit of development of the
proj ect:
I. The property will be developed and used in conformity with the approved master plan including all conditions
placed on the development and all commitments agreed to by the applicant in connection with the planned unit
development rezoning.
2. The legal representative identified herein is responsible for compliance with all terms, conditions, safeguards,
and stipnlations made at the time of approval of the master plan, even if the property is subsequently sold in
whole or in part, unless and until a new or amended covenant of unified control is delivered to and recorded by
Collier County.
3. A departure from the provisions of the approved plans or a failure to comply with any requirements, conditions,
or safeguards provided for in the planned unit development process will constitute a violation of the Land
Development Code.
4. All terms and conditions of the planned unit development approval will be incorporated into covenants and
restrictions which run with the land so as to provide notice to subsequent owners that all development activity
within the planned unit development must be consistent with those terms and conditions.
5. So long as this covenant is in force, Collier County can, upon the discovery of noncompliance with the terms,
safeguards, and conditions of the plauned unit development, seek equitable relief as necessary to compel
compliance. The County will not issue permits, certificates, or licenses to occupy or use any part of the
!7l ed. unit development and the County may stop ongoing construction activity until the project is brought
. to ompliance., ith al e s, conditions and safeguards of the planned unit development.
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Property 0 er r'
2,-,-\ H6.€-\J-~
P . ted Name
STATE OF FLORIDA)
COUNTY OF COLLIER)
~v1U tv (~) and subscnbed before me this 5+ i day of March, 2005 by Paul Haefcke~
I'ersonally known to me has produced _ as identification.
L-;hb'A'~ ~ k ~
Notary Public ~
V AlARIE G, RINE
Notary Public, State of Florida
My Comm. Expires Feb, 3, 2009
No. 00392906
(Name typed, printed or stamped)
(Serial Number, if any)
o :IDocuments and SettingsluserIMy Documentslsigneddocrequestlttr3-7 -OSICovenantofUnifiedControI3-7 -05 doc
Livingston/Pine Ridge Infill Growth Management Plan Amendment
Collier County, FL
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EXHIBIT F
Collier County Utility Dedication Statement
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EXHIBIT F
COLLIER COUNTY UTILITY DEDICATION STATEMENT
I, Paul Haefcke, Manager of R & H Properties, LLC, a Florida limited liability company,
being first duly sworn, depose and say fuat R & H Poperties, LLC, a Florida limited liability
company, agrees to dedicate to Collier County Utilities, the water distribution, and sewage
collection facilities within the project area upon completion of the construction of fuese
facilities in accordance wifu all applicable County onlinances in effect at fue at time,
Additionally, R & H Properties, LLC, a Florida limited liability company, or successor
developer agree that fue applicable system development charges and connection fees will be
paid to fue County Utilities Division prior to the issuance of building permits by fue County.
Finally, and if applicable, R & H Properties, LLC, a Florida limited liability company, or
successor developer agrees to dedicate fue appropriate utility easements for serving fue water
and sewer systems.
The foregoing instrument was acknowled e efere-
Paul G. Haefckewho is rsonally known
as identification.
f" day of March, 2005, by
to me has produced
State of Florida
County of Collier
CY;L~ y!J t ~
(Signature of Notary Public - state of Florida)
VALARIE G. RINE
Notary Public, State of Florida
My Comm. Expires ~...:::::uu~ . .
No. DD392 nnt, Type, or Stamp ComnusslOned Name
of Notary Public)
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Livingston/Pine Ridge Infill Growth Management Plan Amendment
Collier County, FL
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EXHIBIT G
Warranty Deed
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EXffiBIT G
3472277 OR: 3640 PG: 2607
UCOiDlD in omcUI mOlDS of COLLlII coom, IL
09/1l/ZOGt .t OI:llU DfIG11I, 1IOCI, cun
COIl 11111I1, "
DC III 15.51
DOC-.TO llm.OI
Tkb Doc:..e.at Pn:pared By udlbnl:r. to:
John r.. I'arquhar.. ".q.
~.. IrcCloaky.. Saith.
S~~.r . ~..~l. P.A4
5150 80rth Taaiami Trail '50J
Sapl.., 7L 3~103
hnoIIDN=bor. 00~56360507
Grantee#l In.l:
Gnntoc#2 TIN:
Retn:
IDDII KCCWSII IT Al
SlIO 1 lAKIUI n 1502
IAPLlS !L mOl
Warranty Deed
This Indenture, Made this day of , 2004. A-D., Between
!iJOrth Side Construction Company, a West Virginia g-eneral partnership
of the County of Nicholas ,State of West virginia
R " B properties, LLC, .. Florida. 1:iJldted liability COlllPaIXy
, grantor, and
wbo$e address is: 2777 aide Cypress Drive, .Naples.. FL 34119
of the County of Collier
State of Florida
, grantee.
@
Witnesseth that !be GRANTOR, for snd in CQlI3idention of the sum of
------------------------TZH DOLLARS ($10)----------------------- DO~.
and o~ good and V1llu.ab1e coosider'stion kl GRANTOR in b40d paid by GRANTEE, the receipt wberr:of is bc:n:by ~kDowledgai, has
Jl"&Iltcd, batpincd and sokf to the s.aid GRANTEE aod GRANTEE'S bcin;, successors and assigns fol:eVa". the followina described 1md. Jituale,
lying mdbcing in tbe County of Collier SllIte of Florida to wit:
See EzhLbit -A- attached hereto and made a part hereof.
Subject to restrictions, .~. ~~._u "' ~. H
any, and taxes for the yeaJ!."\::i61:fi"" and ~8duent year....
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IIId !he grantor does bemly fully WUfllllt the title to sa.id~-mKhYilr defend the same lIgainst lawfUl cJ..W:ns of ill ~ wbollJS()CVC(.
In Witness Whereof, the grantor hits h=mto Sd its hand and seal the day lIIld y~ first above written..
Signed, 5ealed and delivered. in our presence: North Side Construction C~, a
West Virginia general partnerahip
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Printed Name: tti:J. I-Iowo.cd
witness
By:
(SoaIl
one of its
rfttdtl~
Pnnted Name - I&t;f~ t. '&...",
Witness
STATE OF '1/st- Vi'J,'n,'a
COUNTY OF _'Wolo
The f~ ~t WlIS M:knowkdgai before me this day of
JAX&S STr/DiI I'ERGOSOH, one of the general partner. of NORTH SJ:DE
COSSTROCTIOU CCBPANY, a Weal: .Virg,Wia, g-eneral partnership
wbo.,.,.,..uylo>o~"'~"wbo""'pnxlu=i~, West- v'')'n;Y~i7~e uid~tifi~tioa
Printed Name: DarlC/l'<. Luus
Notary Public
My Conunission Expires: H fA f <:pJ ;{ LJO 7
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by
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~ ~. !IT}(ffiOf'wEST'''AGl~'''''
. : DARLENE LUCAS
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OR: 3640 PG: 2608
EXHIBIT" A"
LEGAL DESCRIPTION
BEING A PARCEL OF LAND LYING IN SECTION 12, TOWNSHIP 49
SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA, BEING
MORE P ARTICULARL Y DESCRIBED AS FOLLOWS:
THE EAST 510 FEET OF THE SOUTHEAST QUARTER OF TIlE
SOUTHEAST QUARTER LESS THE EAST 30 FEET AND SOUTH 75
FEET FOR ROAD RlGlIT-OF-WA Y;
LESS AND EXCEPT THE PROPERTY DESCRIBED ON PAGES 2 AND
3 OF THIS EXHIBIT "A".~~~
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PAGE 1 of3
OR: 3640 PG: 2609
PUBUC WORKS ENGlNEER1NG DEPARTMENT
268~ SOIITH HORSESHOE ORNE NAPLES, FLORIDA 34112
(239) 659.~773
PRO/ECT No..
PARCELNO_ 110
LEGAL DESCRIPTION (NOT A SURVEY)
FeUO NO_
FI!II SIMP!..l Tm.lI
r'id-~Fi"[ r -~~-q~(u(Ur1L.l;:fi~1
" GEORGE N. RICHMONG I
PROFE:~IONft.! U'.N[' S.UP.vFY(1R-FI.. REG. . 2401:
TRANSPORTATION ENGINEERING DEPARTMENT,
'or:.., <'" '-j- H~:nSC:::HCL. ::-1-.:':. I
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NAPLES, flORIDA 34104
,
PAGE 2 of3
ttt OR: 3640 PG: 2610 t**
PUBLIC WORKS ENGINEERING DEPARTMENT
3301 EAST TAMIAMI TRAIL NAPLES, FLORIDA 34112
(94-1) 7~4--8192
SI<F.TCH OF DESCRIPTION
5.89'32'180E. ~80,O~'
187.~5
Curv~ nu~ber 1 .
CURVE
NO.2
--------------
Radius . :i686.33'
<:> = 06'07':18"
Arc . 608.66'
Chord . 608.36'
Chord Hrg. S.07020'U'E.
Curve nUMb~r 2
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Radius . :5806.33"
6. . 02-02'37.
Arc. ,. 207.09'
Chord . 207.07'
Chord Brg.
\-30'
10.00'
385,04'
5.89'31'15"[, 480.05'
- - r->IN( i'<ib<::r 1"\i:)Ai) - - I" ~75.00'
CR-89G (150' R/W) .
GENERAL NOTES
1) P.D.C. Indlca.'te'5' Palni: of' COr'lI"ll!!nCeMen't
2) P.UlI. Indlco.-t~s Poln-t of Bf!'glnnlng
3) Sec. JndlcQ,:t~s SectIon
.04) Twp. IndlC:Q:t~s Township
~) Ref!'. Indlco:tf!'S Rtlnge
6) R/V lndlca:t.es Rlght-oF-....ay
7) All distances o.re- In fee't a.nd decll"lo.(s 1:her\:!'of'
8' BR'Qrlngs Qre based on -the Eas-/: lint" or sa.ld
Sec1:lon 12. a.s b~lng N,OO.17':l3'V,
9) Nc't vollc:l unl...~!" ~l,..,~...""" "",r ~"'ol~r..' rl'tl-. ~1_.. '~.T:{": ~(.("
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P.O,B.
P.O.C.
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PAGE 3 of3
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Livingston/Pine Ridge Infill Growth Management Plan Amendment
Collier County, FL
,.-..
EXHIBIT H
Copy of Corporate Documents for R & H Properties
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Page I of2
EXHIBIT H
, --
Florida Limited Liability
R & H PROPERTIES, LLC
PRlNCIPAL ADDRESS
2777 OLDE CYPRESS DRIVE
NAPLES FL 34119
~_._.~---
MAILING ADDRESS
2777 OLDE CYPRESS DRIVE
NAPLES FL 34119
Document Number
L04000052962
FEI Number
NONE
Date Filed
07112/2004
State
FL
Status
ACTIVE
Effective Date
NONE
Total Contribution
0.00
L___..________...._"""________...
Registered Agent
Name & Address
HAEFCKE, PAUL G
2777 OLDE CYPRESS DRIVE
NAPLES FL 34119
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anager Mem er Detar
I Name & Address II Title I
HAEFCKE, PAUL G EJ
2777 OLDE CYPRESS DRIVE
NAPLES FL 34119
II
Annual Reports
Report Year II Filed Date
II
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Division of Corporations
Page 2 of2
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No Name History Information
Document Images
Listed below are the images available for this filing.
1107/1212004 -- Florida Limited Liabilites
II
THIS IS NOT OFFICIAL RECORD; SEE DOCUMENTS IF QUESTION OR CONFLICT
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Livingston/Pine Ridge Infill Growth Management Plan Amendment
Collier County, FL
~
EXHIBIT I
Addressing Checklist
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6555724
2356497856
ADDRESSIHG
RWA INC
PAGE 81
F IGE a:!/05
EXHIBIT I
ADJJRESSlNG CHECKLIST
Ple"'io comphrte the following.!ID2 submit to the Addressing Section for Review. Not all Items will ~:
eveJ:V nroi ect. Items in bold tvlIe are reQUired.
1. Legal destrlptlQI1 of :lIlbject property or properties (copy of lengthy description may be attach. rl)
Be<: attached legal description. - f'~u...A :;"'6 "b l Z-- - r", Q, - c....S
2. Polio (property ID) 111lmbe1"(1) of above (attach to, or associate with, legal deScription if mor 11han 0 ne)
#00256360507
3. Street address or addresses (as applicable, if already assigned)
3295 Pine Ridge Road, Nllples, Florida
4. Location map, showing exact location of project/site in J:Clation to nearest public road right-of way
(atlach)
5. Copy of survey (NEEDED ONLY FOR UNPLATTED PROPERTmS)
6. Proposed project name (if applicable)
7, Proposed Street l1.ames (if applicable)
8. Site Development Plan Number (FOR EXlSTJNG PROJECTS/SITES ONLY)
SOP
9. Petition Type - (Complete a separate Addressing Checklist for each Petition Type)
o SDl> (site Developml'Jlrt Plan)
o SPFA (SOP Amendment)
DSDP! (SDP l'nsubstantial Change)
o SU' (Site Irnprov!llIJenl Plan)
B SIPA (SIP Amondxnent)
SNR (Street Name Change)
PPL (:plans & Plat Review)
PSP (Preliminary Subdivision Plat,
FP (Final Plat)
LLA (Lot Line Adjustment)
BL (Blasting Pemlit)
ROW (Right-of-Way Permit)
EXP (E;!:cavation Pc::nnit)
VRSFP (Veg. Removal & Site Fill pennit:
Project or development natnes proposed for, or already appearing in, condominium documents (; f
applicable; indicate wheth6l' proposed or ell:isting)
10. Please Check One: lZl Checklist is to be Faxed Eack 0 Personally Picked Up
11. Applicant NlIll:le ValarieRine -RWA. Inc.
l'hone 239-649-1509 Fax 239-649. ~
12. Signature on Addressing Checklist does not constitute Project and/or Street Name appronl ond j 1 subje<'t to
further review by the Addressing Section.
FOR 8T AF.lI USE ONLY
Primary Number 5(.. <1 [..,
Address Number
Address Number
Address Number
~-
Approved by //1",-,,,.:...J
fYL{xaffJ Date 3-04--D5
Kev;.e<13-21-Ql
Livingston/Pine Ridge Infill Growth Management Plan Amendment
Collier County, FL
,-..
EXHIBIT J
Pre-Application Meeting Notes
,--
,.-..
Q:\2005\OS0034.00.00 Liv-Pine Ridge CPA\0002 Comprehensive Plan Amendment Application\Altachment sheets 4~19-05.doc
DurA ~~;;:'':l..,
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Apr 20 05 12:34p
EXHIBIT J
p.2
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/-
MEETING NOTES
COLLIER COUNTY
**** DEVELOPMENT SERVICES DEPARTMENT ****
DATE J- '1-0.)::1
TIME (', DO p.
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NOTES BY
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TOPIC OF MEETING
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Livingston/Pine Ridge Infill Growth Management Plan Amendment
Collier County, FL
,.-..
EXHIBIT K
Market Study
,--.
,'--
Q:\2005\05oo34.00.00 Liv~Pine Ridge CPA\0002 Comprehensive Plan Amendment Application\Attachment sheets 4.19-0S.doc
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""""""""""""""""""""""""""""""""""""""""""""
Market-CollditiollS Study
"""""""""""""""""""""""""""""""""""""""""""'"
A DeIllographic Profile
and an
Assessment of Commercial Development
of the
Livingstion Road/Pine Ridge Road
Commercial Infill Subdistrict
Prepared For:
RWA Incorporated
3050 Horseshoe Drive North
Naples, Florida 34104
Prepared By:
Fraser and MoWke Associates, Inc.
Post Office Box 2312
Naples, Florida 34106-2312
April 20, 2005
~~~~~~~~~~~~~~~~~~""""~""""""""~""'~""""""'~"""""
A Demographic Profile
and an
Assessment of Commercial Development
of the
Livingstion Road/Pine Ridge Road
Commercial Infill Subdistrict
Table of Contents
Tab
I. Market Conditions: North/Central Collier County
11. Existing Commercial Land Uses:
North/Central Collier County
Ill. Retail Demand Forecast
IV. Summary and Recommendations
V. Appendix
Pages
1-12
1-10
Appendix
1-9
1-5
1-40
A Demographic Profile
and an
Assessment of Commercial Development
of the
Livingstion Road/Pine Ridge Road
Commerciallnfill Subdistrict
Table of Contents
Tab
Pages
I. Market Conditions: North/Central Collier County 1-11
II. Existing Commercial Land Uses:
North/Central Collier County
1-10
Appendix 1-2
III. Retail Demand Forecast
1-9
IV. Summary and Recommendations
1-5
V, Appendix
1-40
Market-Conditions Study
Commercial Infill Subdistrict Market Analysis-Page 1-1
I. MARKET CONDITIONS: NORTH/Cl'NTRAL COLLIER COUNTY
This analysis commences WIth an evaluation of population growth and mfrastructure
development in the Central Naples. "orth Naples and the Crban Estates planrung communities,
three (3) contIguous commumties that include, generally, all of !l1}incmporilted Collier County
east of the Gulf of Mexico, north of Radio Road (CR-856), and west of Interstate 75 (1-75); it also
includes the area of the Urban Estates north of Pme RIdge Road (CR-896) and east of 1-75 to
Collier Boulevard (CR-951). The Central Naples PlamlingCommunity District (PCD) consists of
8,534 acres; the North Naples PCD includes 20.186 acres; and the Urban Estates PCD includes
19,427 acres accordingto the "Phase I Technical Memorandum"prepared by Collier County's
Comprehensive Planning Section (Urban Area Buildout St.lliJ.)7, March 1994).
Aggregated, the 48,147 acres represented by the three (3) subject PCDs, excluding the
cities of Naples and Marco Island and the Marco PCD, represent 52.13 percent of the 92,354
acres within the Urban Commercial District's planning communities: Central Naples (8,534 acres),
East Naples (8,260 acres), Golden Gate (9,524 acres), North Naples (20,186 acres), South Naples
(26,423 acres), and the Urban Estates (19,427 acres). An analysis of this "North/Central Collier"
area will provide an overall context for assessing the basic goods and services requirements of the
emerging populations within the northern one-half of the unincorporated County's Urban
Commercial District.
Population Growth 1990-2010
By the year 2010, the permanent population of Collier County's Central Naples, North
Naples and Urban Estates PCDs is projected to grow 257.45 percent from 43,206 persons in 1990
to 154,438 persons in 2010, an increase of 111,232 persons accordmgto September 8, 2004,
estimates provided by the County's Comprehensive Planning SectIOn. Permanent-populatIOn
projections for the three (3) subject PCD's demonstrate the following growth patterns:
Table 1.01
Population Estimates and Growth Projections
(As of April 1 of each year)
1990 199~ 1_0 Q.Q .200~ 2010
Central Naples 13,595 14,215 18,323 21,525 27,954
Persons Per Acre 1.59 1.67 2,15 2.52 3.28
North Naples 24,892 36,065 47,657 60,176 78,151
Persons Per Acre 1.23 1.78 2.36 2,98 3.87
Urban Estates 4,712 8,247 16,713 37,217 48,333
Persons Per Acre 0.24 .042 0.86 1.92 2.49
43,206 58,527 82,693 118,918 154A38
Percent (%) share of:
Unincorporated County 32.66% 35.39% 38.45% 40.98% 42.54%
Total Collier County 28.41% 31.38% 32.90% 36.10% 38.13%
Unincorporated Area 132,273 165,356 215,043 290,170 363,008
Collier County Total 152,099 186,504 251,377 329,400 405,023
Sources:
U. S. Department of Commerce, Bureau of the Census, User Defined Area Program (1 990-1 995)
Collier County Permanent Population Estimates and Proiections (2000-2015)
Collier County Comprehensive Planning Section (September 8, 2004)
Note: A map describing the area comprised by the Centra! Nap!esl ,r--.Jorth Naples and Urban Estates
PCDs faces page 1-2.
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Market-ConditIOns Study
Commerciallnfill Subdistrict Market Analysis-Page 1-2
Population estimates based on the 2000 U. S. Census and published on August 29, 2002, by
the Collier County Comprehensive Planning Section projected the permanent-population
growth of Collier County's North/Central PCDs as demonstrated in Table 1.02 below, with
contrasting estimates dated September 8, 2004, as exhibited in Table 1.01 above.
Table 1.02
Population Estimates
(As of April 1 of each year)
1990 1995 2000 2005 2010
Central Naples
2002 Estimates 13,595 14,215 18,323 22,268 27,225
2004 Estimates 13,595 14,215 18,323 21,525 27,954
Increase (Decrease) 0 0 0 (743) +729
North Naples
2002 Estimates 24,862 36,065 47,657 60,671 74,177
2004 Estimates 24,892 36,065 47,657 60,176 78,151
Increase (Decrease) 0 0 0 (856) + 3,961
Urban Estates
2002 Estimates 4,712 8,247 18,815 27,553 33,686
2004 Estimates 4,712 8,247 16,713 37,217 48,333
Increase (Decrease) 0 0 (2,102) +9,664 + 14,647
NorthjCentrai Collier Totai
2002 Estimates 43,169 58,527 84,795 110,492 135,088
2004 Estimate 43,169 58527 82,693 118,918 1 54,438
Increase (Decrease) 0 0 (2,102) +8,426 + 19,350
Net Increase Percentage (%) +2.480/0 +7.63% + 14.32%
Sources: Collier County Pel1T)anent Population Estimates gDQ Proiections (August 29, 2002)
Collier County Pel1T)anent Population Estimates and Proiectiom (September 8,2004)
These contrasting estimates of substantial permanent-population growth in North/Central
Collier will be addressed in ca1culationsforecasting demand that are provided under TAB 3 of this
market-conditions study.
Infrastructure Improvements
Historically, county government's program to complete the roadway network within the
Central Naples, North Naples, and Urban Estates PCD's has established the area as having very
significant, long-term growth potential.
In October, 1996, the Board of County Commissioners adopted the Annual Update and
Inventory Report (AUIR) on public facilities to identify needed infrastructure improvements in
Collier County.
For the County's ?\orth Collier area, the Capit;;lllmprovement Plan (ClP) issued with the
AUIR allocated $23,165,000, or 21.20 percent. out of a countywide total of $109,285,000 for
roadway improvements in the North Naples and Urban Estates PCDs.
The 1996 AUIR proposed the funding of five (5) North/Central Collier County roadway
projects for the five (5) fiscal years of the 1997-2001 CIP, covenng October 1, 1997, to
September 30,2001 (FY97-FY01). Table 1,03 below lists each of these CIP roadway prolects.
Related small-scale roadway projects, traffic signalization, environmental-permitting costs,
and payment on existing debt were not included in these calculations.
Market-Conditions Study
Commercial rnfill Subdistrict Market Analysis-Page 1-3
Table 1.03
North Naples/Urban Estates Roadway Projects:
Collier County CIP FY97 to FY01
(September 24, 1996)
PROIECT NAME COST TYPE _HART COMPLETE
lmmokalee Road (CR-846) $3,217,000 CST FY01 FY01
(1-75 to CR-951)
Pine Ridge Road (CR-896) $5,705,000 CST FY96 Completed
(CR-31 to 1-75)
Vanderbilt Beach Rd. (CR-862) $7,459,000 CST FY95 Completed
(US 41 to CR-31)
Airport Road (CR-31) $5,.380,000 CST FY97 Completed
(CR-862 to CR-896)
US-41 $300,000 DER FY97 Completed
(Lee Co. to Wiggins Pass Rd.)
North Naples/Urban Estates $23,165,000 CST: Construction
Percent of Collier County Total 21.20% DER: Preconstruct ion
Since September of 1996, the crp has been subject to significant alteratIOns due to rapid
growth along the roadway corridors listed in Tables 1.04, 1.05, 1.06, and 1.07 below. Certain of
the analyzed roadway improvements programmed for the period FY97-FYOl were reevaluated
and, in some instances, redesigned; others were rescheduled to commence construction in a later
Fiscal Year (FY), in order to provide for a seamless constmction program for the new Livingston
Road (CR-881) corridor, a north-south limited-access arterial road approximately 1.0 mile west of
Interstate 75 (I-75) with a southern terminus at Radio Road and a northern terminus at Imperial
Street in Lee County.
The Collier County Transportation 5-Year Work Prog!:am: Major CapitallCapacit,y: Projects
issued on June 21, 2001 designated $61,502,000 for eight (8) transportation improvements
within, or immediately proximate to, North/Central Collier County. By elimmating small projects,
signalizationand permitting costs, and debt payments -- the countywide total of roadwayproj ects
for the period FY01-FYOS was estimated to be $138,612,000. Detailed data applicable to
North/Central Collier County's in the ~:Year Work Program for the period FY01-FYOS is listed
below:
Table 1.04
Central and North Naples/Urban Estates Roadway Projects:
Collier County CIP FY01 to FY05
(June 29, 2001)
PROIECT NAME ~QH TYPE START <<::.OMPLETE
Airport Road (CR-31) $8,347,000 DERjCST FYOO FY02
(CR-862 to CR-896)
Collier Boulevard (CR-951) $0 * * Removed
(CR-846 to Golden Gate Blvd.)
Goodlette-Frank Road (CR-851) $13,388,000 DER/CST FY01 FY03
(CR-862 to CR-896)
Market-Conditions Study
Commerciallnfill Subdistnct Market Analysis-Page 1-4
Table 1.04
North Naples/Urban Estates Roadway Projects:
Collier County CIP FY01 to FY05
(continued)
PROIECT NAME ~Q..sT TYPE ST ART COMPLETE
Immokalee Road (CR-846) $2,,349,000 CST FY01 FY02
(1-75 to CR-951)
Livingston Road $3,064,000 DER FY01 Completed
(Imperial Street to CR-846)
Livingston Road $24,7 52,000 DER/CST FY01 Completed
(CR-846 to CR-896)
Livingston Road $11,278,000 CST FY01 Completed
(CR-896 to Golden Gate Parkway)
Pine Ridge Road (CR-896) $300,000 CST FY01 Completed
(CR-31 to Logan Boulevard)
Vanderbilt Beach Rd. (CR-862) $6,371,000 DER FY01 FY03
(CR-31 to 1-75)
North Naples/Urban Estates S61-502,000 CST: Construction
Percent of Collier County Total 44.37% DER: Preconstruct ion
Within less than five (5) fiscal years, the cost of roadway construction activity in the
North/Central Collier area under analysis grew from five (5) projects valued at $23,165,000, or
21.20 percent of Collier County's total, to eight (8) projects valued $61,502,000, or 44.3 percent
percent of the County total. The $3",337,000 increase in costs due to additional roadway
construction projects represents 165.50 percent addition of capital improvements over the 57-
month period from September 24, 1996, to June 29, 2001.
Countywide, experience demonstrates that the CIP's programmed new roadway construc-
tlOn and/or capacity improvements, is the most reliable indicator of residential and commercial
new construction activities and the most reliable predictor of future population growth.
The examination of roadway utilization which follows will focus on the southeastern
outskirts of the North Naples PCD, the southwestern quadrant of the Urban Estates PCD, and the
Central Naples PCD that is the principal subject of this analysis.
At the omet of the current Fiscal Year 2004 (October 1, 2004 - September 30, 2005), Collier
County's public facilities AUIR reported increases in traffic volume countywide from 2003 to
2004; the financial implications of these stresses on roadway capacity is demonstrated in Table
1.05 below and further illustrated in Table 1.06 which follows.
The county-roadway deficiencies within, or adjacent to, the North/Central Collier area
analyzed in Table 1.05 exhibit the existing roadls minimumstandards (lIe" tr.u.-rlJ "Ef.'), existing road
service volume, 2004 counted daily volume, current level of service ("C" thru "F"), and the year
the analyzed roadway is expected to be deficient and require remediation.
Market-CondItions Study CommerClallnfill Subdistrict Market Analysis-Page 1-5
Table 1.05
Central Naples/North Naples/Urban Estates Related Roadway Projects:
Collier County Transportation Database Analysis of Roadway Capacity
(March 17, 2005)
10-MONTH
PEAK HOUR
MINIMUM SERVICE TOTAL YEAR
PROIECT NAME STANDARD VOLUME VOLUME LOS DEFICIENT
Airport Road (CR-31) E 3,970 2,682 C Not listed
(CR-862 to CR-896)
Airport Road (CR-31) E 3,830 2,527 C Not listed
(CR-896 to CR-886)
Airport Road (CR-31) E 3,230 2,7 96 E Not listed
(CR-886 to CR-856)
Collier Boulevard (CR-951) D 1,240 1,225 D 2005
(CR-846 to Golden Gate Blvd.)
Collier Boulevard (CR-951) D 2,180 1,858 D Not listed
(Golden Gate Blvd, to Green Blvd.)
Colden Gate Parkway (CR-886) E 4,570 2,768 D Not listed
(CR-851 to CR-31)
Colden Gate Parkway (CR-886) E 4,370 2,257 C Under
(CR-31 to 1-75) Construction
Colden Gate Parkway (CR-886) E 3,730 2,174 C Not listed
(1-75 to Santa Barbara Blvd.)
Goodlette Road (CR-851) D 1,190 744 C Not listed
(CR-846 to CR-862)
Coodlette Road (CR-851) D 2,7 90 1,311 B Under
(CR-862 to CR-896) Construction
Coodlette Road (CR-851) D 2,500 1,6241 B Not listed
(CR-896 to CR-886)
Immokalee Road (CR-846) D 2,100 2,250 E Existing
(US-41 to C-31)
Immokalee Road (CR-846) D 2,140 2,635 F Existing
(CR-31 to 1-75)
Livingston Road (CR-881) D 3,300 544 B Not listed
(CR-846 to CR-862)
liVingston Road (CR-881) D 3,300 570 B Not listed
(CR-862 to CR-896)
Livingston Road (CR-881) D 3,370 1,496 B Not listed
(CR-896 to CR-886)
liVingston Road (CR-881) D 4,160 1,393 B Not Listed
(CR-886 to Radio Road/CR-856)
Pine Ridge Road (CR-896) E 3,300 3,027 E Not Listed
(CR-851 to Shirley Street)
Pine Ridge Road (CR-896) E 4,000 3,073 D Not Listed
(Shirley Street to CR-31)
Market-Conditions Study
CommerClallnfill Subdistrict Market Analysis-Page 1-6
Table 1.05
Central Naples/North Naples/Urban Estates Related Roadway Projects:
Collier County Transportation Database Analysis of Roadway Capacity
(continued)
10-MONTH
PEAK HOUR
MINIMUM SERVICE
STANDARD VOLUME
TOTAL
VO!,.UME
LO-.S.
YEAR
DEFICIENT
PROIECT NAME
Pine Ridge Road (CR-896) E 4,S10 3,01S D Not Listed
(CR-31 to 1-7S)
Pine Ridge Road (CR-896) E 4,170 2,276 C Not Listed
(1-7S to Logan Boulevard)
Vanderbilt Beach Rd. (CR-862) D 1,820 1,S86 C Not listed
(US-41 to CR-31)
Vanderbilt Beach Rd. (CR-862) D 1,080 1,828 F Under
(CR-31 to Logan Boulevard) Construction
Vanderbilt Beach Rd. (CR-862) D 1,200 1,830 F Existing
(Logan Boulevard to CR-9S1)
Documented and steady incremental increases in population, lane miles, vehicle miles, and
the percent of system utilization precipitated a greatly accelerated roadway construction program
in North/Central Collier for the current Fiscal Year 200S (FYOS). Table 1.06 below demonstrates
the financial implications of increased traffic on major collector roads in North/Central Collier.
After eliminating the small-scaleprojects, the countywide total of roadway projects for the
period FYOS - FY09 was estimated to be $2SS,216,000. Detailed data applicable to the North
North/Central Collier PCDs in the County's S-Year Work Program for the referenced period
(FYOS - FY09) is listed below:
Table 1.06
Central Naples/North Naples/Urban Estates Related Roadway Projects:
Collier County CIP FY05 to FY09
(March 17, 2005)
PROIECT NAME COST TYPE STAIH ~OMPLETE
.4irport Road (CR-31) $1,942,000 CST FYOS FY07
(CR-31 to 1-7S)
Collier Boulevard (CR-9S1) $19,978,000 CST FYOS FY07
(CR-846 to Golden Gate Blvd.)
Collier Boulevard (CR-9S1) $18,100,000 DER/CST FYOS FY07
(CR-846 to Golden Gate Blvd.)
Goodlette Road (CR-8S1) $917,000 CST FYOS FYOS
(CR-862 to CR-896)
Goodlette Road (CR-8S1) $1,200,000 DER FY08 FY08
(CR-846 to CR-862)
Immokalee Road (CR-846) $4,l1S,000 ROW/DER FYOS FY07
(US-41 to 1-7S)
Immokalee Road (CR-846) $8,400,000 DER/CST FYOS FY07
(1-7 S to CR-9S1)
Market-Conditions Study Commerciallnfill Subdistrict Market Analysis-Page 1-7
Table 1.06
Central Naples/North Naples/Urban Estates Related Roadway Projects:
Collier County CIP FY05 to FY09
(continued)
PROJECT NAME COST TYPE START COMPLETE
Logan Boulevard $5,760,000 ROW FY05 FY05
(CR-846 to CR-862)
Livingston Road $2,927,000 CST FY05 FY05
(Imperial Street to CR-846)
Livingston Road $526,000 DER FY05 FY05
(CR-862 to CR-896)
Vanderbilt Beach Rd, (CR-862) $24,939,000 CST FY05 FY05
(CR-31 to Logan Boulevard)
Vanderbilt Beach Rd. (CR-862) $8,456,000 DER FY05 FY06
(Logan Boulevard to CR-951)
North Naples/Urban Estates 1197,260,000 CST: Construction
Percent of Collier County Total 38.11 % DER: Preconstruction
As a consequence of demonstrated deficiencies, the cost of roadway construction activity in
the North/Central Collier area, grew from eight (8) proj ects valued at $61,502,000 to twel ve (12)
projects valued at $97,260,000 that represent 38.11 percent of Coliier County's total road-
constructIOn program.
Traffic volumes generated along ldentified segments of majorroadway corridors, particularly
those roadways programmed for improvement and listed in the 5-Year Worl<; Program
demonstrated above, remain a key predictor of where the focal points of commercraloffice and
retail growth will be located.
Defining a Market-Support Area for Analysis
Livingston Road/Pine Ridge Road Commerciallnfill Subdistrict: Tills market-conditionsstudy
is submitted in support of an application requesting an amendment to the Future Land use
Element (FLUE) of the Collier County Growth Management Plan for a 1O.47-acre parcel
(hereinafter "the subject site") located within Traffic Analysis Zone (TAZ) 177 in Section 12,
Township 49 South, and Range 25 East at the northwest corner of the intersection of Livmgston
Road (CR-881) and Pine Ridge Road (CR-896). The Subdistrict is well located to serve the goods
and services needs of the traveling public and the surrounding residential communities within
convenient travel distance to the site, A map locating the subject site faces page 1-8.
Methodology Conventiona~mploved in DefiniD&-.a Market-Support Area: To assess the
feasibility of commercial office uses that are proposed for the subject site, identification of a
market-support area is desirable. In 1994, the Naples/Collier County Metropolitan Planning
Organization (MPO) developed projections of urban-area dwelling units (single-family and multi-
family) by identifying the degree of IIsaturation" or ((development potential" attainable vvithin
the urban County's 191 Traffic Analysis Zones (TAZs) then in place in 1994. The data employed
for the saturation analysis included the quantity of vacant land within each urban-area T AZ and
the land's suitability for residential and other uses, including office facilities, as determined by
the density indices and the other policy-dri\.'en measures provided for in Collier County's
Comprehensive Growth Management Plan adopted in 1991.
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Market-Conditions Study
Commerciallnfill Subdistrict Market Analysis-Page 1-8
The methodology employed in proJecting new population and resultant job growth within
the TAZs employed an inventory of existing dwelling-unit and commercial development m the
County's coastal-urban area. The methodology forecasted future development on currently
undeveloped parcels by calculating attainable dwelling-unit saturation and related Job growth
generated by new-resident demand for basic goods and services.
The 1994 "saturation" forecasts for the TAZs utilized 1990 U. S. Census data, aerial maps, tax
rolls, and planned-unit-development monitoring reports as well as other pertinent data sources.
Undeveloped, agriculturally-zoned parcels were analyzed to determine their development
potential. Unit densIties were assigned to these parcels consistent with adopted comprehensive-
plan policies then in place. Finally, the saturation forecast of yet-to-be-developed dwelling units
was totaled and added to existing 1992 units to obtain a potential total of dwelling units and the
future population estimated to reside in these units.
The 191-TAZ construct employed at the time of the 1994 "saturation" analysis has been
subject to reevaluation by Collier and Lee counties Metropolitan Planning Organizations to
account for urban-area growth in CollIer and southern Lee County generally. In many instances,
original T AZboundaries were redefined geographlcallyand their data sets disaggregated to better
represent emerging transportation-related activity within newly-permitted PUDs.
In the process of amending TAZ boundaries, MPO transportation planners instituted a
renumbering system beginning m Collier with TAZ 105 in the County's rural area north of
Immokalee and ending with TAZ392 in the County's southern coastal land area. To the greatest
extent possible, the new, consecutive numbering system permits the user to cluster TAZs and
analyze them in a manner that eliminates the improvised numbering system represented by the
1994-based T AZ map still in commonuse by the County's Comprehensive Planning SectIOn when
locating and describing existing and permitted development activities.
The MPO has utilized the new renumbered network of smaller, more geographically-
compact T AZs in its effort to predict the dimensions of residential-unit growth and employment
for the year 2025. Table 1.08 below employs both renumbered TAZs and the MPO's initial
estimate of residential units and employment. Presently, only the MPO has attempted an
estimate of residential-units and employment at the hypothetical time of full development
potential in the year 2025. Those 2025 estimates utilized in Table 1.08 will be the subject of a
future validation process.
A map of Collier County's TAZs emplQ)L~~ the Metropolitan Planning Organization
(MPO) identifying the location of the MPO's T AZs within the proposed Primary Trade Area (PT A)
faces page 1-9.
Geographically-compact TAZs were utilized to facilitate the type of small-area analysis
required to analyze the growing facility needs of the County's emerging Planned Unit
Developments (PUDs) as well as the rapidly-developing existing neighborhoods in North Collier.
The method employed in this analysis '\^lill utilize this T AZ data base incorporating revised
estimates based upon the 2000 U. S. Census data. North/Central Collier's projected 257.45
percent grovvth rate from 43,206 persons in 1990 to 154,,438 persons in 2010, an increase of
111,232 persons may not have been anticipated fully when the original analysis was undertaken
in the early 1990-'5; revised estimates 'employing 2000 census data have addressed this concern.
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Market-Conditions Study
Commerciallnfill Subdistrict Market Analysis-Page 1-9
For the area under study, this conventIOnal approach employing development-potential
calculations appears likely to represent the best available forecasting of dwelling-unit gro,^Tth for
new development emerging along two (2) principal roadways corridors, Livingston Road (CR-881)
and Pine Ridge Road (CR-896), It is reasonable to assume that any commercial development
along these corridors will be justified if there is sufficient residential unit growth in the
immediate area to utilize commercial services provided at the subject site,
This analysis will rely on calculatIOns of established and newly approved Planned Unit
Developments (PUDs) and other reSIdential areas proximate to the subject site that suggest
commercial-development opportunities for any proposed Primary Trade Area (PTA), Market-
support-calculations based upon the emerging population within a PT A will be used to validate
claims as to the viability of land uses proposed to be located on the subj ect property, In this
instance, the trade area will be defined by the TAZs that report estimated population and job
growth along the arterial and collector road system providing direct access to the subJ ect site,
Table 1,07 belowsummarizesthe number of approved dwelling units and permitted commercial
development for each of the Planned Unit Developments included within the boundaries of the
proposed PTA from Vanderbilt Beach Road (CR-862) south to Golden Gate Parkway (CR-886):
Table 1.07
Approved PUD Dwelling Units and Related Commercial Components
Livingston Road: Vanderbilt Beach Road (CR-862)to Golden Gate Parkway (CR-886)
Location Tl'.Z Dwel!ing Commercial Permitted
Development No, iloLtL(DU) Acres S'luare Feet (Sq, Ft.)
. Oak Grove 172 524 0,00 0
. First Baptist Church 172 50 (ACLF) 100,00 240,000
. VFW 158 0 5,00 0
. Summerwind 175 368 0,00 0
. Cypress Glen 171 208 0.00 0
. Cambridge Square 158 0 5,00 35,000
. Naples Gateway/Ragge 158 26 (HMRV) 13.45 63,075
. Angileri 158 0 4.77 *
. Pine Ridge Corners 1 58 0 4,38 12,000
. Clesen 158 0 4.33 +:
. Sutherland 157 0 20,13 210,547
. Pine View 157 0 16,50 240,000
. Pine Ridge Center 157 0 8,19 100,000
. Pine Ridge Center West 157 176 (HMRV) 8,87 100,000
. Baldridge 157 0 16,80 125,000
. Related Group 170 276 0 0
. Kensington Park 170 570 0,00 0
. Hiwasse 170 0 12.50 219,000
. Brynwood Preserve 157 160 0.00 0
. Arlington Lakes 157 590 0.00 0
. Balmoral 157 236 0.00 0
. Livingston Village 168 590 0.00 0
. Wynclemere 168 634 0.00 0
. Grey Oaks 169 1,152 120.40 1 303091
5,560 340.92 2,647,713
Source: Collier County Planned Unit Development; (April 7, 2005)
Collier County Comprehensive Planning Section
Market-ConditIons Study
Commercial lnfill Subdistrict Market Analysis-Page 1-10
Table 1.08 below summarizesthe number of dwelling units and employment for each of the
Traffic Analysis Zones withm of the proposed Primary Trade Area (PTA) from its northern
boundary along CR-862 south to CR-886:
Table 1.08
Estimated Dwelling Units and Total Employment in 2035
Livingston Road: Vanderbilt Beach Road (CR-862)to Golden Gate Parkway (CR-886)
Location
Development
. Oak Grove
. First Baptist Church
. VFW
. Summerwind
. Cypress Glen
. Cambridge Square
. Naples Gateway IRagge
. Angileri
. Pine Ridge Corners
. Clesen
. Sutherland
. Pine View
. Pine Ridge Center
. Pine Ridge Center West
. Baldridge
. Related Group
. Kensington Park
. Hiwasse
. Brynwood Preserve
. Arlington Lakes
. Balmoral
. Livingston Village
. Wyndemere
. Grey Oaks
TOT ALS
NOTE: Totals will be provided on the completion of estimates for each new
Traffic Analysis Zone now under review by the MPO planning staff.
Source: 2035 Long Range Transportation Plan (LRTPl Update
Collier County Metropolitan Planning Organization (MPO)
IVlPO
TI',2
No.
172
172
158
175
171
158
1'58
158
158
158
157
157
157
157
157
170
170
170
157
157
157
168
168
169
Single-
Family (MF)
Units (DUl
Multi-
Family (MF)
Units--1.DU)
Estimated
Total
Employment
Land Use and Zoning Considerations: The existing land uses around the
described generally as follows:
General Location
North
subJect site can be
Desnip!ion of Existing Land Uses
An Urban Mixed Use District with CF zoning that includes The
Community School.
East
South
The Urban Estates and Livingston Road (CR-896).
Southeast: Livingston/Pine Rio.ge Road Commercial lnfill Subdistrict
(vacant PUDlo Southwest: Urban Mixed Use District (vacant PUDlo
V/est
An Urban Mixed Use District WIth Agricultural zoning that includes
Naples Progressive Gymnastics and a Ballet/Dance School.
Market-Conditions Study
Commercial Infill Subdistrict Market Analysis-Page 1-11
Summary of Findings
The principal findings of Section I are listed below:
1. Accelerated growth in 2\iorth/Central Coll1er County will, by the year 2010, increase by
257.45 percent from 43,206 persons in 1990 to 154,438 persons in 2010, an increase of 111,232
persons according to September 8, 2004, estimates provided by the County's Comprehensive
Planning SectIOn.
2. There is a clear demonstration of potential market support from a substantial emerging
population within a well-defined Primary Trade Area (PT A) along the Livingston Road corridor
that can validate claims as to the viability of the proposed retall commercialuses on the subject
site.
Subsequent sections will analyze the dimensions and likely pace of
development for the area under analysis as demonstrated below:
. Section 11 will detall the dimensions of present and future commercial development in
North/Central Collier County.
. Section III will calculate and evaluate the demand created by the resident population
for additional retall commercial uses. The Urban Estates Planning Community District
(PCD) will be the primary concentration of the demand analysis.
. Section IV will provide Study recommendations.
. Section V is an Appendix providing other documentation.
Tab
A Demographic Profile
and an
Assessment of Commercial Development
of the
Livingstion Road/Pine Ridge Road
Commercial Infill Subdistrict
Table of Contents
Pages
1.
Market Conditions: North/Central Collier County
1-11
II.
Existing Commercial Land Uses:
North/Central Collier County
1-10
Appendix 1-2
IIl.
Retail Demand Forecast
1-9
IV.
Summary and Recommendations
1-5
V.
Appendix
1-40
Market-Conditions Study
Commercial Infill Subdistrict Land Use Analysis-Page II-I
II. EXISTING COMMEHCIAL LAND USES
Market conditions anaiyzed in Section I demonstrated that accelerated growth in
North/Central CollIer County will, by the year 2010, increase the resident population by 111,232
persons, or 257.45 percent, from 43,206 in 1990 to 154,438 in 2010, accordingto estimates
published on September 8, 2004, by the County's Comprehensive Planning Section. Further,
Section I demonstrates potential market support from a substantial emerging population within a
defined Primary Trade Area (PTA) along the new Livingston Road corridor that can be employed
to document claims as to the viability of proposed commercial uses on the subject site,
Section II will detail the dimensions of present commercial development in the
North/Central Collier area east of Airport-Pulling Road (CR-31), concentrating on Pine Ridge Road
(CR-896) and the lmmokalee Road (CR-846), Vanderbilt Beach Road (CR-862), and Golden Gate
Parkway (CR-886) corridors west of Interstate 75 (1-75). The predictable desires of this greatly
increased population for basic gooclsand services forecast a steady, incremental development of
currently undeveloped commercial, agricultural, or estates-zoned acreage north of CR-886
consistent with the recent patterns in the area grovvth of new residential units. Additionally,
office space; repair and wholesale facilities; hotels and motels; entertainment centers; and
institutional uses such as churches, nursing homes, and schools will likely be accommodatedon
available land developed, OJ' being developed, for those purposes.
The Ad!."i!;)' CenteI Mi,L[kei: Analysis: D.~sessment Qf Development potentia] m CollIer
Cmmty (Fraser & Mohlke, Febl1lary 1997) established that. commercially-zonedacreage in the
the North Naples/Urban Estates PCDs increased by 515.13 acres, or 48.01 percent, during the 10-
year period 1986-1995. New commercial structures totaling 2,672,034 square feet were
completed in the lO-year period analyzed, constituting a 254.08 percent increase from a total of
1,051,637 square feet developed in 1986 to 3,723,671 square feet of commercial stl1lctures
developed by 1995 (reference '[abk D.ne_: LanclUsiO Inventory far .cs:rrnmer~i.aUJ' Zon.iOQ t\Leas D1
CoUillillJJm).
COlUll1erciaI Land-Use Inventory
The 2003 Collier c.ounty Commercial Laml _U.s_e Study, prepared by the Comprehensive
Planning Section as !~.l212ew:liK A-1 to the Future Lam! Use ElemeIll: Sllpport Docum~rrt, analyzed
commercialzoning including the stanclard categories of C-1, C-2, C-3, C-4, C-5, and PUD zoning as
defined in the County's LiUlcI DJ'?"",l<:2)2menl Co._de.
A list of applicable Z-digit codes from the ColIier County Property Appraiser's Lan_d Use
C_(H:les and Florida Department of Revenue (DOR) Codes is provided to describe the listed land
uses. Reported data is listed by Traffic Analysis Zones (TAZs), and Collier County's commercial
land-use categories. Selected data deri vcd from the most recent available Jand-uoe data (2003) has
been incorporai:ed, in part, in the analysis reported below.
Property-appraisal-based analysis presents certain difficulties in matching commercially-
zoned acreage with acreage classified according to the Property Appraiser's land-use codes.
Consequently, this analysis will limit the use of property-appraisal data to site-specific
determinations of acreage and the square-foot dimensions of existing stl1lctures only.
Commercial acreage and buildings reported by the square-footage of a stmcturc's "footprint"
comprise much of the basis for the analysis which foilows.
Market-Conditions Study
Commercial Infill Subdistrict Land Use Analysis-Page 11-2
Utilization of Retail Centers fUl' Nun-Traditional Uses
Data from the 2003 Commercial Land Use S1:1LQy suggested that some of the subject area's
community shopping centers are performing a role beyond their traditional function as a site for
retail shopping anchored traditlOnally by a supermarket and a drug store. Determining the
motivation of newer shopping-center tenants to lease space, and why their customers support an
older center's non-retail business enterprises is well beyond the scope of this analysis.
However, an ongoing analysis exploring the evolving community role of older
neighborhood and community shopping centers of under 20.00 acres may well be timely in order
to evaluate the importance of these centers in providing non-retail services to nearby
neighborhood residents.
Utilization of local neighborhood centers is an essentially unaddressed element of land-use
planning in Collier County. In recent years, the use of existing centers by non-retail vendors,
many of whom might logically locate their activities in traditional office facilities, has become
commonplace in facilities such as the NaplesWaIk Center that opened in 2001, located on
Vanderbilt Beach Road southeast of the intersection with Airport-Pulling Road.
Although evidence as to why non-traditional tenants lease space in community shopping
centers, and why customers support these tenants, is largely anecdotal, the reasons listed below
indicate why non-traditional users, like those requiring office space only, are replacing traditional
retail tenants. Reasons given by tenant vendors are:
. Desirable location,
. Availability of vacant retail storefronts at affordable lease rates,
. Security,
. Zoning considerations unique to certain specific businesses or professions,
. Costs of alternative, undeveloped real estate near the vendors preferred location,
. Co~ts related to the construction of free-standing office structures,
. Parking requirements specific to certain businesses and professions,
. "Walk-in" traffic supplied by adjacent tenants,
. Minimum reliance on store-front visibility and signage to attract customers, and
. Availability of on-premises management to provide routine services and maintenance.
AnticilJating New Commercial Uses in North/Central Collier County
Additionally, Nortl1/Central Collier area growth may soon result in increased pressures for
alternative commercial development along the Livingston Road corridor to accommodatethe
goods-and-services needs of a growing population witl1in the Primary Trade Area (PT A) analyzed
in tl1is market-conditions study (see pages 1-9 and 1-10).
Northern expansion of commerCIal development along the corridor vvilllikely be driven by
considerations such as the spacing requirements of retail-chilin outlets, the emerging needs of
surrounding commercial and residential development, and the as yet unannounced plans of
developers of approved and/or proposed PUDs located in the immecliate area that may lead to
proposals to zone and develop new commercialfacilities that are not yet under review by county
planners at the time of this writing.
Market-Conditions Study
Commercial Infill Subdistrict Land Use Analysis-Page Il-3
COIllluercial Land-Use Locationa1 Characteristics in the Primary Trade Area
To document the need for new commercial facilities near the NOlth/Central Collier
residential communities studied in Section i, it is necessary to examine the present pattern of
commercial development along the North/Central area's west-east arterials represented by the
Immokalee Road (CR-846), Vanderbilt !leach Road (CR-862), Golden Gate Parkway (CR-886), and
RadIO Road (CR-856) corridors from Airport-Pulling (CR-31) east to its intersections with Interstate
75 (1-75).
Specific land use designations along these four (4) corridors, approximately 2.0-miles west to
east, are listed beginning on page II-4. Designations are taken from the Comer Count)l
Commercial Land Use Inventory (July 2003). They are derived from appraisal records and
Geographic Information Service (GIS) data provided by the County's Property Appraiser Office,
the Comprehensive Planning Section's Plannecl Unit Development (PUD) Inventory, and Zoning
Maps. Additional information on Traffic Analysis Zones (T AZs) is provided by Metropolitan
Planning Organization (MPO) planners.
_Pine Ridg~.nQad (CR-846) Corridor: To achieve the objective of demonstrating the
need for neighborhood commercial centers close to the expanding residential communities
adjacent to the Livingston Road/Pine Ridge Road Commerciallnfill Subdistrict, it is necessary to
examine the present pattern of commercial development along the 2.0-mile, west-east Pine
Ridge Road (CR-896) corridor from CR-31 on the west, east to ils intersection with 1-75.
With the exception of the convenience mes sited west of the 1-75 Interchange within
Activity Center #13 -- Pine Ridge Crossing, Ridgeport, ami Carillon-- and Activily Center #10 --
Gateway and Sutherland Center -- the CR-896 corridor is notable for its lack of convenience
outlets normally associated with an urban, high-traffic-voIumearterial. Activii:y Centers #10 and
#13 were designate,' originally by the Board of County Commissioners to accommodate
concentraled land uses in order to promote good urban design standards tbrollgh unified Jand-llSe
planning and to avoid disorganized patterns of development.
Astill growing "mega" center like Activity Center #13,located at CR-31and CR-
896 with 121.89 develolJed acres can be reasonably excluded from an analysis of
smaller neighborhood or communityshoPIJing centers. It can be argued that it is of
equal imlJortance to residents of the area to provide smaller, well-located retail
commercial centers that provide shoPIJingopportnnities, accomlJanied by eXl"'lnded
hours of olJeratkn, suitcd to thc convenience-sholJlJing needs of local residents. This
analysis attcmpts to deJIIonstrate that a limited numberof easily-accessible retail-
cOlluuercial sites operating outside existing activity centers are needed to serve the
residents of neighboring residential comlllunities.
Strategic use of expanded zomng could provide a sufficient incentive to some land owners
to agree to the imposition of certain regulatory and design standards when developing or
upgrading their property as a condition of being granted some zoning flexibility. Additionally,
the upgrading of the eastward extension of Vanderbilt Beach Road (CR-862) will likely result in
increased pressures for commerCIal development along the CR-862 corridor east of Livingston
Road to meet the basic goods-and-services needs of a growing population within the Urban
Estates and, specifically, the Vmeyards and IslanclVialk Developments of Regionallmpact (DRls).
Market-Conditions Study
Commercial Infill Subdistrict Land Use Analysis-Page ll-4
Specific land use designations along the Z.O-mile CR-896 corridor from CR-31 east to 1-75 are
summarized below in Table 2.01. They are derived from The Collier Count~ Commercial Land
USi': Inventory- Ouly 2003), The following analysis of the subject land-use inventory is reported
by Traffic Analysis Zone (TAZ) commencingwith lands located at the northeast quadrant of the
intersection of CR-31 and CR-896 in the North Naples PCD. The analysis proceeds next to the
southwest quadrant of the intersection of CR-896 and Livingston Road in the Central Naples PCD
and moves sequentially east along CR-896 to 1-75.
The land-use inventory illustrated in Table 2.02 through Table 2.06 documents that
commercialstructures totaling 570,282 square feet are located along the subj ect CR-896 corrielor.
The lands utilized by commercialland designations along the CR-896 corridor are summarized in
TabIeZ.01, Corresponding inventories of the CR-846 CR-862, and CR-886 corrielorsbegin on page
11-6.
Table 2.01
North/Central Collier Commercial Land Uses
General Location: Pine Ridge Road (CR-896) Corridor from CR-31 to 1-75
Land Square
Use Colli~ C:ow!lt.'i CQmmeLcialLand Us,", Cill"'IJ<m' Fooj 10t,,1 Acres
10 "Vacant" 0 50.09
11 Stores 48,1 61 2.1 5
1 4 Supermarkets 0 0.00
16 Community Shopping Centers 3.14,888 27.07
17 Office Buildings (Non-professional, one-stor"y) 0 0.00
18 Office Buildings (Non-professional, multi-story) 0 0.00
19 Professional Services Buildings 0 0.00
21 Restaurants, Cafeterias 10,762 2.78
22 Drive-in Restaurants 3,186 1.03
23 Financial Institutions 7,960 1.54
24 Insurance Company Offices 36,000 3.75
26 Service Stations 2,450 0.68
27 Automotive Sales 4,118 1,03
29 Wholesale Outlets 0 0.00
30 Florists/Greenhouses 26,849 21.95
32 Enclosed Theater, Auditorium 0 0.00
34 Cultural and Entertainment Enclosed Area 20,807 5.88
35 Tourist Attraction/Permanent Exhibits 33,908 6.26
38 Golf Courses 24,365 116.38
39 Hotels, Motels "-6 828 4...25
Grand Total 570,282 244.84
THIS SPACE HAS BEEN KEPT BLANK INTENTIONALLY
COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES
Note: Three-digit numbers refer to Elillldaliilldlli.e.iilldDlYm: Classification System.
121
10
11
13
14
15
16
21
22
25
26
27
33
.Ill
29
30
121
17
18
19
23
24
121
39
ill
31
32
34
35
illhe.r
20
42
38
48
72
86
88
91
Two-digit numbers refer to Collier County Property Appraiser'iliilldlli.eDLcks. and
Ilm:Lda Departmentcl Revenue 1Q.QRlDlOO.
lie1liil Sales and--5.exsjs.:JO
Vacant Commercial
Stores
Department Stores
Supermarkets
Regional Shopping Centers
Community Shopping Centers
Restaurants, Cafeterias
Drive-In Restaurants
Repair Service Shops [excluding Automotive]
Service Stations
Automotive Sales [1213]
Nightciubs, Cocktaii Lounges, Bars
Wholesale SaleLand Servic~
Wholesale Outlets, Produce Houses, Manufacturing Outlets
Florists, Greenhouses
Office and Professional Services
Office Buildings [Non-professional, one-story]
Office Buildings [Non-professional, multi-story]
Professional Services Buildings
Financial Institutions [Banks, S&:L's, Credit Services]
Insurance Company Offices
.Hotel and Motel
Hotels, Motels
.cultural and Entertainment
Drive-In Theater, Open Stadium
Enclosed Theater, Auditorium
Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas
Tourist Attractions, Permanent Exhibits, Other Entertainment
Miscelll!Il.eQU.s*
Marine Terminals, Piers, Marinas
Manufacturing
Golf Courses, Driving Ranges
Warehousing, Distribution &: Trucking Terminals, Van &: Storage Warehousing
Private Schools &: Colleges
Counties Other Than Public Schools Including Non-Municipal
Federal Government
Utility, Gas &: Electricity, Telephone, Water &: Sewer Service, Radio &: Television
.
"Miscellaneous" items are listed for reader information only. "Other" code items
will assist the reader in identifying land uses not subject to analysis in Section II.
Market-Conditions Study Pine Ridge Road Mixed Use District-Page ]]-5
Table 2.02
Generallocat1on: Northeast Quadrant of the Intersection of CR-3l and CR-896
North Naples [NN] Planning Community District [PCD]
Land Subdivision Square Parcel ZQning Acres TAZ
Use [eet NL1Tber l'Ju:rber
24 Park Central 36,000 4.001 C-1ST 3.75 175
10 0 20.001 C-1 4.65 175
10 0 22 C-1 3.53 175
10 0 35 C-1 0.43 175
30 25,262 38 C-1 13.69 175
11 Airport Rd, Subdivision, Tract "8" 43,964 ** C-4 1.12 175
28 Airport Rd. Subdivision, Tract "C" 0 ** C-4 1.34 175
28 Airport Rd. Subdivision, Tract "0" 0 ** C-4 1.40 175
35 Airport Rd. Subdivision, Tract" A" 11 ,136 ** C-4 1.93 175
35 11,136 20 C-1 2,00 175
34 Naples Progressive Gym. Camp, Lot 1 20,807 ** A 5.88 175
35 Lakeside, Citrus Gardens PUO, Tract "H" 500 ** PUO 233 175
Subtotal 148,805 42.05
Table 2.02
General location: Southeast Quadrant of the Intersection of CR-3l and CR-896
Central Naples [CN] Planning Community District [PCD]
Land .s.uli_dLvtsLo..D Square Parcel Zoning Acres TAZ
Use feet l'J!)Tber Nu:r!:ler
16 Carillon PUO, Tract "8" 254,827 ** PUO 26.32 176
21 Carillon PUO, Tract "0" 0 ** PUD 0.68 176
21 Carillon PUD, Tract "E" 4,909 ** PUD 0.68 176
23 Carillon PUD, Tract "F" 3,538 ** PUO 0.62 176
16 Carillon PUD, Tract "G" 11 , 900 ** PUD 0.75 176
23 Carillon PUD, Tract "C" replat, lot C-1 4,442 ** PUD 0.92 176
26 Carillon PUD, Tract "C" replat, lot C-2 2,450 ** PUD 0.68 176
10 Carillon PUD, Tract "E" Portion 0 ** PUO 0.00 176
38 I<ensington Park Phase 1, Tract GC-1-4 0 H PUD 106.58 170
38 I<ensington Park Phase 1, Tract "F" 24,365 H PUO 9.80 170
38 I<ensington Park Phase 1, Tract GC-1-4 Q ** PUO 0.00 170
Subtotal 306,431 137.23
Table 2.03
General location: Northwest Quadrant of the Intersection of 1-75 and CR-896
Urban Estates rUE] Planning Community District [PCD]
Land Subdjyj.slon Square Parcel Zoning Ace;,;s TAZ
Use feet tlUTber Nu-rbe!:
10 Gateway PUD Vacant H PUD 4.31 158
10 Gateway PUD Vacant ** PUD 8.90 158
10 Angileri PUD, GGE Unit 35N406.59', Tr. 61 Vacant ** PUD 2.24 158
10 Angileri PUD, GGE Unit S225', Tr. 61 Vacant ** PUD LLQ 158
Subtotal 0 17.15
Market-Conditions Study
Pine Ridge Road Mixed Use District-Page 11-6
Table 2.04
General location: Southwest Quadrant of the Intersection of 1-75 and CR-896
Urban Estates rUE] Planning Community District [PCD]
Land SjJbdivisio~ Square Parcel Zo~jng l\cre~ TAZ
Use l",-e1 NLrTbe[ NLJTber
10 Pine Ridge Center West Vacant 31.000 PUD 8.87 157
10 Pine Ridge Center West Vacant 33.000 PUD 8.73 157
10 Naples Plaza PUD, Tr. "B", Sutherland PUD Vacant ** PUD 1.10 157
10 Naples Plaza PUD, Tr. "2", Sutherland PUD Vacant ** PUD 4.55 157
27 Naples Plaza PUD, Lot "1", Sutherland PUD 4,118 ** PUD 1.03 157
10 Naples Plaza PUD, Lot "6", Sutherland PUD Vacant ** PUD 1.08 157
11 Naples Plaza PUD, Lot "3", Sutherland PUD 4,197 ** PUD 1.03 157
21 Naples Plaza PUD, Lot "2", Sutherland PUD 4,232 ** PUD 0.92 157
21 Naples Plaza PUD, Lot" 5", Sutherland PUD 1,621 ** PUD 0.50 157
22 Naples Plaza PUD, Lot "2", Sutherland PUD 3,186 ** PUD 1.03 157
39 Naples Plaza PUD, Tr. "1", Sutherland PUD 36,828 ** PUD 4.25 157
30 1,587 7.000 A 8.26 157
38 2,15Q ** A 18.86 157
Subtotal 57,919 60.21
Grand Total 570,282 244.84
NOTE: A preponderance of commercially-developed structures is accounted for by the Carillon PUD,
a 314,888 square foot community shopping center representing 55.22 percent of all of the
developed commerciai structures along the 2.0-mile corridor of CR-896 from CR-31 to 1-75.
IlllJIl.!!.kalee Road (CR-846LC.m:ddnr: The Jand-use inventory illustrated in Table 2.06
through Table 2.09 documents that commercialstmctures totaling 494,548 square feet are located
along the subject CR-846 corridor from CR-31 to 1-75. The lands utilized by commercial land
designations along the CR-846 corridor are summarized in Table 2.05.
Table 2.05
North Collier Commercial land Uses
General location: Immokalee Road (CR-846) Corridor from CR-31 to 1-75
Land Square
\js_e !::.ollier !:QunJy !:gmmeLcial L'ill.d Use !::at<;.gor)l Foot Total Acre~
10 /JVacant" 1/512 48.95
11 Stores 13,697 5.31
14 Supermarkets Unknown 7.00
16 Community Shopping Centers 211,583 27.87
17 Office Buildings (Non-professional, one-story) 51,602 5.45
18 Office Buildings (Non-professional, multi-story) 35,392 3.18
19 Professional Services Buildings 0 0.00
21 Restaurants, Cafeterias 0 0.00
22 Drive-in Restaurarts 2,998 2.46
23 Financial Institutions 29.732 4.68
26 Service Stations 4,658 0.80
29 Wholesale Outlets 143,374 13.62
32 Enclosed Theater, Auditorium 0 0.00
39 Hotels, Motels Q ~OO
Grand Total 494.548 119.32
Market-Conditions Study Commerciallnfill Subdistrict Land Use Analysis-Page II-7
Table 2.05
Urban Estates Planning Community District District Commercial land Uses
Township 48 Range 26 Section 19
Gen2""! location: North of the CR-846 Corridor West of 1-75 to CR-31
Land Square TAZ
.Use S.ubc:jjyjsion/Parcel )\J!)Tber E~et ZoniDg Acres )\J~
14 Carlton Lakes, Unit 1, Tract D Unknown PUD 7,00 375
23 Pelican Strand Tract B, Lot 1 7,403 PUD 1.23 375
16 Pelican Strand Tract B, Lot 2 75,604 PUD 9,25 375
11 Pelican Strand Tract C, Lot 1 8,638 PUD 4.00 375
17 Pelican Strand Tract C, Lot 3 21,090 PUD 1.19 375
17 Pelican Strand Tract C, Lot 4 7,019 PUD 0.49 375
10 Pelican Strand Tract G Vacant PUD 10.11 375
10 Pelican Strand Tract G, Lot 1 Vacant PUD 1.58 375
22 Pelican Strand Tract G, Lot 2 Unknown PUD 1.27 375
23 Pelican Strand, Lot G, Lot 3 6,7 48 PUD 1.27 375
23 Pelican Strand, Lot G, Lot 4 9~496 PUD 1.27 375
Subtotal 132,993 38.66
Table 2.06
Urban Estntes; Planning Community District District Commercial land Uses
Township 48 Range 26 Section 30
General location: South of the CR-846 Corridor West of 1-75 to CR-31
Land Square TAZ
Use S.ubdjyisionLPaLci'J b!\JJ:)\;)ff F_e~t ZQDing i'll'res Ltrrber
10 Donovan Center/1,OOO Vacant PUD 23.19 161
10 Donovan Centerl19.000 Vacant PUD 2.50 161
10 Breezewood/27.000 Vacant PUD 7.41 161
10 Stiles/35.000 Vacant PUD 0.34 161
10 Donovan Center/39.001 Vacant PUD O.n 161
Subtotal 0 34.17
Table 2.07
North Naples Planning Community District District Commercial land Uses
Township 48 Range 25 Sections 25, 26, and 27
General location: Intersection of CR-846 and CR-31
Land Square TAZ
Use SUQQLYl>i9jJLf'gLC;_el )\J~r Fe.et Zooing Acre.> NLIli:J~
29 Sam's Club/2.001 143,379 C-4 13.62 164
10 Tract E 1,512 PUD 1.37 164
11 Four Seasons, Tract A, north portion (A-1) 5,059 C-2 1.31 164
17 Four Seasons, Tract B 10,275 C-2 2.86 164
17 Winterview Court 13,218 C-2 0.91 164
10 Winterview Court 0 C-2 0.53 164
23 Green Tree Center, Tract B 2,921 PUD 1.19 115
16 Green Tree Center, Tract D 135,979 PUD 18.62 115
18 Green Tree Center/21.000 35,392 PUD 3.18 115
22 Green Tree Center, T rael C 2,998 PUD 1.19 115
23 Green Tree Center, Tract A 6,164 PUD 0.91 115
26 Green Tree Center/18.000 4,658 PUD 0.8Q 115
Subtotal 361,555 47.68
Grand Total 494.548 119.32
Market-Conditions Study
Commercial lnfill Subclistrict Land Use Analysis-Page II-8
Yaud.~rbilt Bt;.a!:h Ro_,'uL1CBdl62\ CorridOl:: To further document the need for new
commercial facilities, the present pattern of commercIal development along the Z.O-mile, west-
east CR-86Z corridor from CR-31 east to its intersection with 1-75 is provided below.
Table 2.08
I\lor~E~ COm2r COlnmercial land Uses
General LocaUon: V",,.,derbilt Beach Road (CR-862) Corridor from US-41 to 1-75
Square
EQQJ TQlaJ
o
o
o
116,698
o
o
o
o
o
32,7 40
o
o
o
16,n1
166,361
Land
Use
Coil ierCounty <=:...9I!1mg[Ciill Land !jseCil!egQIJ'
10
11
14
16
17
18
19
21
22
23
26
29
32
35
IIVacantfl
Stores
Supermarkets
Community Shopping Centers
Office Buildings (Non-professional, one-story)
Office Buildings (Non-professional, multi-story)
Professional Services Buildings
Restaurants, Cafeterias
Drive-in Restaurants
~inancial Institutions
Service Stations
Wholesale Outlets
Enclosed Theater, Auditorium
Tourist Attraction/Permanent Exhibits
Grand Total
Acres
21.00
0.00
0.00
22.94
0.00
0.00
0.00
0.00
0,00
6.32
0.00
0.00
0.00
n.36
61.62
Table 2.9
North Naples Planning Community District Commercial Land Uses
Township 49 Range 25 Section 1
General Location: CR-862 Extension east of the intersection of CR-31 and CR-862
North Naples Planning Community Area 51 (NN-51): South side of CR-862
Land
Use Sugd ivjsLQQ/.E.ar<;_e!(\IL.!Ii;J<eJ:
35 Not Listed/4
23 Naples Walk Tract A
23 Naples Walk Tract B
23 Naples Walk Tract C
23 Naples Walk Tract D
23 Naples Walk Tract E
16 Naples Walk Tract F-1
16 Naples Walk Tract ~-2
Subtotal
Square
Feet
16,923
4,587
6,952
4,902
8,045
8,254
25,304
.21,3 94
166,361
loning
PUD
PUD
PUD
PUD
PUD
PUD
PUD
PUD
TAZ
NLJTber
172
172
172
172
172
172
172
172
Acr~
11.36
1.18
1.28
1.23
1.38
1.25
13.08
9.8Q
40.62
Table 2.11
Uj'>,(':~"J ~~:~.:,',l:':a~ !'ianning Community District COlnmerdalland Uses
Township 49 Range 26 Section 6
Generai Locaticn: CR-862 Extension east of the intersection of CR-881 and CR-862
Land
U~
10
Urban Estates Planning Community Area 9 (UE-9): South side of CR-862
Square
~ee1
Vacant
TAZ
(\I~.o:Per
172
SubdlVisioQLP_aLc~ 1'1!J.I~J:
.000 (portion), Vineyards PUD
Subtotal
Grand Total
o
166,361
ZgniJJ9
PUD
tler.es
21.00
21.00
61.62
Market-Conditions Study
Commercial Infill Subdistrict Land Use Analysis-Page ]]-9
Goh:ell_Gate ~il,tk"'la}'JCIUlliGlCQ:r.ti~lox: The 2003 Collier County Commerciai. Land
l1~e Study docs not list any commercial properties on the CR-886 segment from CR-31 to 1-75.
SUl'lJOrtab1e Commercial Uses and Land Use Recollllllendations
Substantial new residential construction, supported by the area's expanding roadway
network, willlikeiy accelerate demand for accessible, well-located commercialcenters providing
for the personal-service needs of future residents. Growing consumer pressures generated by
North/Central Collier residents will likely foster additional demand for new commercialspace,
perhaps even exceeding the demand generated by the new residents being absorbed within the
developing neighbo"100cls in the proposed Primary Trade Area (PTA).
The objective of the preceding analysis is to assist in assessing commercial development
potential and provide some degree of market justification. Consistent with this objective, it
appears appropriate to develop a well-located multi-purpose commercial facility or facilities on
the subject sil:e adjacent to the area's developing neighborhoods.
In evaluating the commercial uses presently available to serve the future needs of area
neighborhoods, this analysis has sought to address the following criteria to be employed during
the plan-amendment process to quantify the actual mix and variety of land uses sUlTonndingthe
subject site's PTA in order that any proposed uses may be evaluated accorclingto the following
considerations:
1) The amount, type and location of existing zoned and developed commercial uses in
general proximity to the subj ect site;
2) Existing patterns of land use in general proximity to the subi ect site;
3) Adequacy of infrastructure capacity, particularly roads; and
4) Criteria identified in the Zoning Ordmance.
The subject site is well situated for use as a mixed-use facility that would allow retail-
commercialland uses compatible with adjacent residential areas. Located in proximity to several
large, upscale Pianned Unit Developments (PUDs), it can serve as a transitional facility providing
needed convenience services. Listed below are recommended land uses identified with a
category number obtained from tbe Standard Ludustrial Cl'lssificaliml Mam.l..el (1987).
Land Use Recollunendations
Colller County's General CommercialZoning District lists tbe following Standard Industrial
Ciassification(SlC) groups that can be considered both consistent with the purpose and intent of
applicable zoning standards and appropriate uses for development on the subject site:
. All permitted uses in the C-3 commercial intermediate distric:l: (Examples: Apparel and
accessory stores (SIC groups 5611-5699), auto and home supply stores (SIC group 5531),
and general merchandise stores (SIC groups 5311-5399);
. Miscellaneous retail [SiC groups 5912(drug stores)-5963, 5992-5999J;
. Personal services (SIC groups 7215, 7217, 7919, 7291-7299); and
. I\ny other commercial use or professional service which is compatible in nature with the
foregoing uses.
*****
Market-Conditions Study
Commercial Infill Subdistrict Land Use Analysis-Page 11-10
Section HI will analyze market demand in the ~reasurrounding a proposed Primary Trade
Area (PTA). The Urban Estates Planning Community District (peD) will be the
primary concentration of the demand analysis. Persons with a general interest in
estimating the countywide demand for generaJ- and single-purpose commerciaJancl office space
should consult the forecasts published in the Collier County Urban A.rea futildoJdt Study: Phase 1
J'ectmi.calMemQIaD(Lum (March 16, 1994), under the heading "Determining CommercialAcreage
and Employment Projections" (Pages 8-14).
Section IV will provide Study recommendations.
Section V is an ^llj2.e..D.Qix providing other documentation.
Appendix 1
Immokalee Road Corridor Business and Professional Group Address Locations
CR-31 to 1-75
Street Roadway Business or' Professional Group Year Telephone
NUTber ~ NaTe Occ;upr.od !':JLITber
Greentree Shopl2JDgJ::enter
2302 Immokalee Road Greentree Cleaners 1988 598-3966
2306 Immokalee Road Szempruch, Ned R., DVM 1992 598-2202
2306 Immokalee Road Westcoast Veterinary Services 1992 598- 2202
2306 Immokalee Road Naples Computers 2000 513-1960
2310 Immokalee Road ERA Faust Realty Group 1998 594-3311
2312 Immokalee Road Top Performance, Inc. 1988 598-3822
2316 Immokalee Road All Pets Grooming & Boarding 2000 592-5711
2330 Immokalee Road Greentree Center 2002 566-1100
2338 Immokalee Road Advanced Custom Color Coatings 2002 596-9700
2338 Immokalee Road Mali Boxes, Etc. 1997 591-8448
2338 Immokalee Road Pro View Home Inspections 2002 304-2828
2338 Immokalee Road SMS Memory Module Assembly 2002 354-1230
2344 Immokalee Road Eckerd Drugs 1997 597-1600
2344 Immokalee Road Eckerd Express Photo 2002 597-1600
2352 Immokalee Road City Nails 1998 594-2800
2356 Immokalee Road Corey's Italian Restaurant 2002 597-8545
2356 Immokalee Road Joey D's Italian Restaurant 2002 597-8545
2358 Immokalee Road Pino Tile 1995 597 -4002
2360 Immokalee Road Sew Studio 2002 598-3752
2362 Immokalee Road Curves for Women 2002 593-0033
2364 Immokalee Road Em-ons Thai Cafe 1996 566-1993
2366 Immokalee Road jersey G's 2001 596-4758
2368 Immokalee Road Naples Health Nut 1998 596-3000
2370 Immokalee Road The Gift Tree 1997 598-2332
2374 Immokalee Road Erica's Cafe 2000 566-7864
2376 Immokalee Road House of Travel 1992 592-0446
2376 Immokalee Road House of Travel 1993 592-7117
2378 Immokalee Road PJ Skinny's Homemade Ice Cream 1998 594-0022
2380 Immokalee Road Color Whee) Paints &. Coatings 1996 513-1730
2382 Immokalee Road A Bridal Affair 2000 592-9333
2384 Immokalee Road Clerk of Circuit Court Clerk 2002 598-4942
2384 Immokalee Road Tax Collector 1996 598-2525
2386 Immokalee Road Tax Collector 2002 596-2365
2390 Immokalee Road A Aachen Able Auto Buyers Ins. 1999 598-2004
2390 Immokalee Road Coast Dental Lab 1998 594-0781
2396 Immokalee Road Hickey's Restaurant & Pub 1996 591-1600
2470 Immokalee Road First National Bank of Florida 2002 262-7600
THIS SPACE HAS BEEN KEPT BLANK INTENTIONALLY
Market-Conditions Study Commerciallnfill Subdistrict Land Use Analysis-Page 11-9
Table 2.06
Immokalee ROGld Corridor BU5ine55 and Profe..ional Group Addre.. Location5
US-41 to 1-75
Street Roadway Business or Professional Croup Year Telephone
N~ ~ I\krre Occ~Rj,,_C! Nl.I1i>er
2550 Immokalee Road Cermain Toyota 2002 513-9372
2550 Immokalee Road Naples Nissan 2002 592-9200
2550 Immokalee Road Sam's Club 1992 592-6670
2550 Immokalee Road Sam's Optical 1997 597 -3233
2930 ImmokaIee Road AIS Realty Croup, Inc. 2000 596-9500
2930 Immokalee Road State Farm Insurance 2000 566-3333
2930 Immokalee Road The Family Birth Center 2000 594-0400
2930 Immokalee Road Zandy Dor Esler Insurance 2000 566-3333
2940 Immokalee Road Wilson, Robert W. DO PA 2002 598-5750
3000 Immokalee Road Ad Force, Inc. 1995 592-1344
3000 Immokalee Road Bonet, Luis, MD 1996 591-2002
3000 Immokalee Road Emblidge Design Croup, Inc. 1995 597-2526
3000 Immokalee Road Culf Coast Resort MCMT Busn. 2002 591-1214
3000 ImmokaIee Road Malibu Lakes Apartment Homes 2002 596-0035
3000 Immokalee Road Sulk, Duane I. &: Associates, Inc. 1996 591-4020
3000 Immokalee Road Teiquest Communication Corp. 1996 513-1811
* **
4800 Aston Card ens Way Aston Card ens at Pelican Marsh 593-3744
* **
4835 Immokalee Road Albertson's Food &: Drug 2002 596-3797
4835 Immokalee Road Albertson's Food &: Drug 2002 596-8522
4835 Immokalee Road Etrade Access 2002 514-7127
THOS SPACE HAS BEEN KEPT BLANK INTENTIONALLY
Market-Conditions Study Vanc1erbiit Beach Road Neighborhood Commerciai Subdistrict-Page IJ-14
Appendix 2
Vanderbilt Beach Road (CR-862) Corridor
Business and Professional Group Address Locations
From CR-31 to 1-75
Street Roadway Business or Professional Group Year Telephone
Nm:ber ~ LJgre Occupied [\J~
2320 Vanderbilt Beach Rd Extension SunTrust Bank 2002 593-3235
NgRles Walk ShODPJml--C~nter
2330 Vanderbilt Beach Rd Extension Fashion Fresh Dry Cleaners 1999 596-8188
2330 Vanderbilt Beach Rd Extension Greg Thomas Insurance Agency 2002 596-8844
2330 Vanderbilt Beach Rd Extension Hair Business 2001 596-1288
2330 Vanderbilt Beach Rd Extension Mail Boxes Etc. 2003 596-2477
2330 Vanderbilt Beach Rd Extension Widom Chiropractic Center 2000 596-5800
2340 Vanderbilt Beach Rd Extension Ann's Hallmark Shop 2000 596-5922
2340 Vanderbilt Beach Rd Extension Blockbuster Video 2000 596-5347
2340 Vanderbilt Beach Rd Extension Dr. FirstCom 2002 598-5333
2340 Vanderbilt Beach Rd Extension Silhouettes - The Make Over Place 2002 598-3126
2340 Vanderbilt Beach Rd Extension Tooth Doc 2002 593-6708
2340 Vanderbilt Beach Rd Extension VanAir Partners Limited 1999 596-2903
2350 Vanderbilt Beach Rd Extension Bank of America 2002 596-8151
2350 Vanderbilt Beach Rd Extension Publix Super Markets 2000 513-1356
2360 Vanderbilt Beach Rd Extension Calusa Gallery 2000 594-3888
2360 Vanderbilt Beach Rd Extension Learning Express 1999 594-2525
2360 Vanderbilt Beach Rd Extension Sam Snead's Tavern 1999 592-9999
2364 Vanderbilt Beach Rd Extension Aloha Tanning Salon 2003 597-4188
2364 Vanderbilt Beach Rd Extension Brienen Rary o. D. 2001 597-1555
2364 Vanderbilt Beach Rd Extension Casual Connection 2003 591-3663
2364 Vanderbilt Beach Rd Extension Century 21 Mike Miller Realty 2001 596-0200
2364 Vanderbilt Beach Rd Extension City Nails 2001 594-2002
2364 Vanderbilt Beach Rd Extension EI-Primo Pizza &; Wings 2001 254-9800
2364 Vanderbilt Beach Rd Extension For Goodness Sake 2001 597-0120
2364 Vanderbilt Beach Rd Extension Imperial Liquors 2001 597-3433
2364 Vanderbilt Beach Rd Extension Kiwi Cafe 2003 254-9690
2364 Vanderbilt Beach Rd Extension I<umon Math &; Reading Center 2001 254-9970
2364 Vanderbilt Beach Rd Extension Naples Eyecare 2001 597-1555
2364 Vanderbilt Beach Rd Extension F. Rick Palmon, M.D. 2003 594-0124
* **
2370 Vanderbilt Beach Rd Extension Wachovia Bank 2003 597 -6040
***
2380 Vanderbilt Beach Rd Extension IronStone Bank 2001 592-0555
.**
2390 Vanderbilt Beach Rd Extension Mobil Oil Corporation 2000 596-1622
* **
3333 Vanderbilt Beach Rd Extension Best Friends Pet Resort 1993 592-1950
** *
3375 Vanderbilt Beach Rd Extension Bobbin Hollow Equestrian Center 1997 592-1033
** *
3600 Vanderbilt Beach Rd Extension Village Walk Guard House 1998 514-0262
. . .
A Demographic Profile
and an
ASSeSSltlent of COllllllercial Developnlent
of the
Hvingstion Road/Pine Ridge Road
Commercial Infill Subdistrict
Table of Contents
Tab.
I. Market Conditions: North/Central Collier County
II. Existing Commercial Land Uses:
North/Central Collier County
III. Retail Demand Forecast
IV. Summary and Recommendations
V. Appendix
Pages
1-11
1-10
Appendix 1-2
1-9
1-5
1-40
Market-Conditions Study
Commerciallnfill District Retail Demand-Page Ill-I
III. RETAIl. DEMAND FORECASTS
The analysis of retail demand in Golden Gate/Urban Estates Area begins with population
and household-size projections derived from the University of Florida's Bureau of Economicand
Business Research (BEBR) high-range estimates and applied to the County's respective planning-
community districts by the Comprehensive Planning Section. BEBR's countywide totals were
disaggregatedbased on the share of growth in each of the four (4) study areas in the Golden Gate
Area: Study Area 1, the Urban Estates, and Golden Gate Estates' Study Areas 2, 3, and 4.
A map describingthe boundaries of these study areas faces pages 1ll-3 to 1ll-5, Because of a
low incidence of census-identified "held for occasional use" residences, indicating they are
owned and occupied by seasonal resldents not domiciled in Collier County, all forecasts reflect
the area's permanent population composed largely of working-age adults with school-age
children.
Per-capita-income (PCI) data is derived from Woods & Poole Economics, lnc., and PCI
forecasts are in "constant" 1996 dolIar amounts. GeneralIy, the PCI in the four (4) study areas are
upwards of one-third lower than the countywide PCl. Expenditure estimates are incorporated
into a step-by-step analysis of commercial acreage and square footage required to satisfy
forecasted demand. Demand calculations are based upon documented sales-per-square-foot (SPF)
for commercial space and a density determination, expressed as a floor-area ratio (FAR), to
predict the acreage requirement for the entire Golden Gate Area.
CQm~nercial Demand St1idy for Lh~ Gold~IJ Gats: Brei! (October, 2003) conducted by the
County's Comprehensive Planning Section reassessed early estimates provided by the Reynolds,
Smith & Hills (RSH) Market .i.!ILd .cSlU1lIH"Lc:i'-!1 Land Us"", St.ltdy (May 1988). The reassessment
improved the rigor and appropriateness of this analysis. Analysts examining the retail-demand
calculations that follow ShOllld be mindful of the important ckfinitions listed below.
Sales Per S...!J.lliU.'e...EQ.!:IL(SPF1: For 1986, determineej to be $175.09 based upon the total
measurable sales for the year of $1,008,788,987 divided by 5,761.514 millionsquare feet (sq. fL)
of commercialspace according to the 1988 MaIkeli.mdCQ!Iunercial Land Use Stmlx, page 11-40.
For 1995, sales per square foot was determined to be $220.87 acc(JJ"clingto ca1c:ulationsmade by
the County's Comprehensive Planning Section and baseclupon 1995 Collier County measurable
sales of $3,223,592,288 divided by 14,594,655 sq. ft. of commercial space (Unincorporated
County: 10,347,911 sq. ft.; City of Naples: 4,246,744 sq. ft.).
The SPF calculation provided in the 2003 Study reflects property-appraiser defined land
uses that correspond closely to the Census' definition of retail-sales outlets. The 2003 Study
determined SPF to be $223.56 based on projected retail sales of $3,431,270,000 and a countywide
commercialsquare-footage estimate of 15,348,589 square feel. For the purposes of the retail-
demand calculations that follow, SPF is roundec1up to $225.00 leading to a more conservative
demand forecast.
Floor Area Ratio (FAR): Defined as the percent of lot coverage, or the ratio of retail
floor area to overall land area, determined by the 1988 M.i!Iket and Commercial Lancl Use Siltdy
to be: 17.26 percent in 1986, expressed as a ratio of 0.1726, and estimated to be 0.1765 in 1990.
The County's Comprehensive Planning Section calculated the F^R to be 17.85 percent for the
Urban Estates Planning Community District (PCD) in 1995, or a ratio of 0.1785.
Market-Conditions Study
Commercial lnfiil District Retail Demand-Page lii-2
The 2003 Study has reassessed the previous fmclings reported above and determined that
the FAR for the four (4) Golden Gate study areas ranged from 18.82 percent to 21.65 percent
depending on whether hotels/moteis and theaters are included or excluded from the analysis.
Correspondingly, a FAR of 20.00 percent was utilized in the conversion of supportable square
feet to supportable acreage.
For the purposes of this analysis, an FAR of 0.2000 will be utilized for the years 2000 to
2020. Twenty (20) percent of any subject site or parcel will be considered as the floor space of a
commercial structure and the remaining 80 percent will, presumably, be devoted to secondary
uses, 1. e. open space, parking, and storm water management.
Dwdlin~Units (DU): An estimate caiculated by clivicling projected population by
persons-per-household data from the 2000 U.S. Cemus for the period 2000 to 2020.
Dwelling Ul1.it_blc;om~(J)UJ): An estimate caiculated by multiplying per capita income
by persons-per-household.
:1'-Q.1..1 Area Inc:;.ome (TAn: An estimate caIcuiated by multiplying by dwelling-unit
household income by the number of dwelling units.
RetaiLExl1j~_nc:li:t.QLl;'_(RE.LF_Q1.:.eCl)."tl: Determined by the 2003 Study to be 35.00 percent
of total personal income. The 35-percent share of personal income is applied to TAl to forecast
retail expenditures for each of the four (4) study areas for each of the analyzed time periods:
2000, 2005, 2010, 2015, and 2020.
Retail DemamLCitlcul,HU1R_(UUC): Calcuiation of the acreage required to satisfy
forecasted retail demand accordingto sales per square foot and FAR is determined by application
of the foil owing procedures:
]. Dividing projected sales by sales per square foot to determine supportable square feet;
2. Multiplying supportable sCjuare feet by 1.05 for the normalS percent vacancy factor; and
3. Dividing the total square feet by 43,560, the square feet in an acre, and the Floor Area Ratio
(FAR) to determine the acreage requirement for Study Area 1, the Urban Estates, and Study
Area 2, Study Area 3, and Study Area 4 located in the Golden Gate Estates.
An inventory of existing commerciallands, derived from the CQmmeI~iill D'!;!Dand Stl,l<;l~ for
thg .Golden G.llte Area (October, 2(03), is provided for each of the Golden Gate stucly areas as the
"footer" for Table 3,01.1 through Table 3.01.5.
The inventory depicts the difference between the existing, zoned commercialacreage and
the forecast demand for each year of the analysis. Although forecasted deficits for the years
2015 and 2020 may be somewhat subject to estimating errors, they are provided to indicate the
growing defictt of actual acreage and the estimates of likely new retail demand generated by
population increases.
The County's 2003 Comro.~rcii!l Demand StJJQy states that: "Currently, Study Area 1 (Urban
Estates) contains most of the availabie commercialland for the entire area. Approximately 84%
(percent) of the total existing commercialacreage is located in Study Area 1. Accordingly, Study
Area 1 is the only sub-area to possess a surplus of commercial space in 2005 (25.06 acre surplus).
On the other hand, study areas 2-4 are all characterized by deficient amounts of commercial
acreage." Study areas 2-4 are included for comparison purposes only.
I
MAP 1
GOLDEN
GATE AREA MASTER PLAN
STUDY AREAS
COLLIER COUNTY, FLORIDA
HENDRY CO.
COWER CO.
SnJDY AREA
CITY
OF
NAPLES--
~
LAKE 0
TRAFFORD
C.R. 846
LEE: CO.
COWER CO.
~
I 75
g
.;;,
\?,
'"
?
'3
~
N
<i
ui
N
SCALE
GUlp-
OF"
MCklCO
o
SM'.
lO~I.
PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION
COMMUNITY DEVEl.OPMENT AND ENVIRONMENTAL SERVlCES DIVISION
FlLE: GGf.\P-9.DWG DATE: 11/95
2
Market~Conditions Study
Commercial Infill District Retail Demand~Page ]]]~3
Table 3.01.1
COMMERCIAL LAND~USE DEMAND CALCULATION (2000~2020)
Estimated Growth in Study Area 1 (Urban Estates)
2QQQ 2005 2010 2012
2020
Per Capita Income(PCI)
Persons Per Dwelling Unit (PPDU)
Dwelling Units (DU)
Dwelling Unit Income (DUI)
Total Area Income (TAl)
27,719 39,492 46,089 53,090 60,423
$28,117 $30,541 $33,041 $35,566 $38,115
2.46 2.46 2.46 2.46 2.46
11,285 16,078 18,763 21,614 24,599
$69,064 $75,019 $81,158 $87,361 $93,624
$779,376,532 $1,206,115,477 $1,522,797,855 $1,888,198,769 $2,303,067,523
Retail Demand Fore_c.a~l:
Retail Expenditures (RE) $272,781,786
Sales Per Square Foot (SPF) $225.00
Supportable Square Feet (SSF) 1,212,363
Supportable Sq. Ft. (5% vacant) 1,272,982
Floor Area Ratio (FAR) 0.2000
Supportable Acreage (SA) 146.12
Population Projections
Zoned Commercial Acreage
233.24
$422,140,417
$244.00
$532,979,249
$264.00
$660,869,569
$285.00
$806,073,633
$305.00
1,727,267 2,015,804 2,322,036 2,642,779
'1,813,630 2,116,594 2,438,138 2,774,918
0.2000 0.2000 0.2000 0.2000
208.18 242.95 279.86 318.52
+25.06
(9.71)
(85.28)
(46.62)
$olrce: Collier County Comprehensive Planning Section, CotDI')Jen::;al Demand StudX fQ[ the Goldeo
G~~fJo Area (October, 2003)
Table 3.01.2
COMMERCIAL LAND~USE DEMAND CALCULATION (2000~2020)
Estimated Growth in Study Area 2
201212 212125 2QJ_Q 201 5
Population Projections
Per Capita Income(PCI)
Persons Per Dwelling Unit (PPDU)
Dwelling Units (DU)
Dwelling Unit Income (DUI)
Total Area Income (TAl)
Retail Demand Forecast:
Retail Expenditures (RE)
Sales Per Square Foot (SPF)
Supportable Square Feet (SSF)
Supportable Sq. Ft. (5% vacancy)
Floor Area Ratio (FAR)
Supportable Acreage (SA)
5,278
$25,451
3.04
1,734
$77,476
$134,331,689
$47,016,084
$225.00
2020
7,520
$27,645
3.04
8,776
$29,908
3.04
10,109
$32,194
3.04
2,470
$84,156
$207,883,479
2,883
$91,044
$262,486,175
3,321
$98,002
$325,445,894
11 ,505
$34,502
3.04
3,780
$105,027
$396,951,783
$72,759,218
$244.00
$91,863,161
$264.00
$138,933,124
$305.00
$113,906,063
$285.00
208,960 297,708 347,440 400,221 455,504
219,408 312,593 364,812 420,232 478,279
0.2000 0.2000 0.2000 0.2000 0.2000
25.18 35.88 41.87 48.24 54.90
1.79 (34.09) (40.08) (46.45) (53.11)
Zoned Commercial Acreage
Source: Collier County Comprehensive Planning Section, Commerci;;) Demand StuQx foE IDs; Go1-d~o
G"le Area (October, 2003)
Market-Conclitions Stucly
Population Projections
Per Capita Income(PCI)
Persons Per Dwelling Unit (PPDU)
Dwelling Units (DU)
Dwelling Unit Income (DUI)
Total Area Income (TAl)
Retail Demand Forecast:
Retail ExpendltureslRE)
Sales Per Square Foot (SPF)
Supportable Square Feet (SSF)
Supportable Sq. Ft. (5% vacancy)
Floor Area Ratio (FAR)
Supportable Acreage (SA)
Zoned Commercial; Acreage
2,632
$77,516
$204,026,155
$71,409,154
$225,00
317,374
333,243
0.2000
38.25
42.31
Commercial Infil! District Retail Demand-Page I1I-4
3,7 50
$84,199
$315,738,405
$110,508,442
$244.00
452,166
4,376
$91,080
$398,639,910
$139,523,969
$264.00
527,700
2015
14,633
$33,780
2.90
5,041
$98,052
$494,295,015
$173,003,255
$285.00
607,865
2020
16,654
$36,201
2.90
5,738
$105,080
$602,899,872
$211,014,955
$305.00
691,830
474,774 554,085 638,259 726,422
0.2000 0.2000 0.2000 0.2000
54.50 63.60 73.26 83.38
(12.19) (21.29) (30.95) (41.07)
Source: Collier County Comprehensive Planning Section, koITlmer<::.lal12emand StucGi foc lbg Golden
J:;_ate Are,a (October, 2003)
Table 3.01.3
COMMERCIAL lAND-USE DEMAND CALCULATION (2000-2020)
Estimated Growth in Study Area 3
2000 2005 2010
7,640 16,885 12,"703
$26,705 $29,007 $31,381
2.90 2.90 2.90
Table 3.01.4
COMMERCIAL lAND-USE DEMAND CALCULATION (2000-2020)
Estimated Growth in Study Area 4
2i:LQQ 2005 20JQ 2015 2020
Population Projections 1,000 1,425 1,663 1,915 2,180
Per Capita Income(PCI) $26,069 $28,316 $30,634 $32,975 $35,339
Persons Per Dwelling Unit (PPDU) 3.12 3.12 3."12 3.12 3.12
Dwelling Units (DU) 321 457 534 615 700
Dwelling Unit Income (DUI) $81,230 $88,233 $95,454 $102,7 49 $110,115
Total Area Income (TAl) $28,068,763 $40,342,424 $50,934,888 $63,156,901 $77,033,525
Retail Demand Forecast:
RefaTIx-penelitures (RE)
Sales Per Square Foot (SPF)
Supportable Square Feet (SSF)
Supportable Sq. Ft. (5% vacancy)
Floor Area Ratio (FAR)
Supportable Acreage (SA)
Zoned Commercial Acreage
$9,124,067
$225.00
40,551
42,579
0.2000
$14,119,848
$244.00
57,774
60,663
0.2000
4.89
0.00
$17,827,211
$264.00
67,425
70,796
0.2000
6.96
(6.96)
$22,104,915
$285.00
77 ,668
81,551
0.2000
8.13
(8.13)
9.36
(9.36)
$26,961,734
$305.00
88,396
92,816
0.2000
10.65
(10.65)
Source: Collier County Comprehensive Planning Section, S:;QmrnIO.LciaIDemi'\Od Study for the Golden
Gate Ar",-i'l (October, 2003)
Market-Conditions Study
Commercial lnfill District Retail Demand-Page III-5
Table 3.01.5
COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2020)
Estimated Growth In the Entire Golden Gate Estates Area
(Study Area 1, Study Area 2, Study Area 3, and Study Area 4)
2(lQJ2 2005 2010 2Ql5-
2020
Population Projections 41,637 59,321 69,230 79,747 90,763
Average Per Capita Income(PCI) $26,586 $28,878 $31,241 $33,629 $36,039
Persons Per Dwelling Unit (PPDU) 2.88 2.88 2.88 2.88 2.88
Dwelling Units: Study Area Total 15,972 22,755 26,556 30,590 34,816
Dwelling Unit Income (DUll $76,560 $83,161 $89,967 $96,843 $103,785
Total Area Income (TAl) $1,222,788,260 $1,892,312,362 $2,369,165,267 $2,962,454,210 $3,613,354,797
RetailD",mand Forecast:
Retail Expenditures (RE) $400,331,092
Sales Per Square Foot (SPF) $225.00
Supportable Square Feet (SSF) 1,779,249
Supportable Sq. Ft. (5% vacant) 1,868,212
Floor Area Ratio (FAR) 0.200
Supportable Acreage (SA) 214.44
Zoned Commercial Acreage
$619,527,925
$244.00
2,534,915
2,661,661
0.200
305.52
(28.18)
$782,193,590
$264.00
2,958,368
3,106,286
0.200
356.55
(79.21)
$969,883,802 $1,182,983,446
$285.00 $305.00
277.34
3,407,790 3,878,509
3,578,180 4,072,435
0.200 0.200
410.72 467.45
(133.38) (190.11)
SQurc,,: Collier County Comprehensive Planning Section, commercial [)l"illiJ.nd Stud)1 for lb~ .GoldeQ
.Ggt" flrea (October, 2003)
Finally, the 2003 Commerc,;iill Demilil.c!S.tw::!)r concludes that: "In short, these findings
suggest that population and income growth can support adcIitional commercialspace within the
Golden Gate area. However, other factors deserve careful consicleralion when interpreting these
results. Namely, availability of real estate immecIiatelyadjacent to the study areas IS recognized
in helping to serve retail needs. Nonetheless, even when considering these adjacent retail
centers, each st11dy area is of adequate size to support what is typically characterized as a
neighborhood and/or community shopping center."
Further, the 2003 Study advises that: "TIle International Council of Shopping Centers
(ICSe) defines a Neighborhood Center as possessing a primary trade area of 3 miles or less and a
Community Center as one possessing a primary trade area of 3-6 miles. lCSC also gives a site
acreage range of 3-15 acres for Neighborbood Centers, and 10-40 acres for Community Centers"
Additional Planning Considerations and Problem Setting
A unique feature of Study Area 1, the Urban Estates Planning Community District (PCD), is
that most of its commercially-zoned areas are in the western one-third of the PCD and are
located almost exclusively within Activity Center #4, Activity Center #10, and tbe large PUDs
contiguous, or nearly so, to these activity-center commercial nodes.
Generally, activity-center commercialis developed to address tbe basic goods and services
needs of local residents; exceptions would include the interstate commercial nodes located in
Activity Center #4 and Activity Center #10; both are 10catecI along 1-75 in Study Area 1 and are
designed, in large part, to serve the traveling public
Market-Conclitions Study
Commercial Infill District Retail Demand-Page IIl-6
An independent analyst cannot evaluate properly the proprietary interests of the owners
of undeveloped property located in these interstate commercial nodes and how their interests
motivate the owner to release lots for sale and/or for lease. Determining how owners of such
properties will respond to specific developer proposals is beyond the scope of this analysis. The
aggregationof approved commercialacreage in a limited number PUDs with undeveloped parcels
of sufficient size to accommodatethe acreage, spacing requirements, and marketing obj ecti ves of
commercial users greatly limits the options available to potential users.
To cite further examples in the Urban Estates Planning Community Dlstrict (PCD), 365.08
acres, or 80,97 percent of the 450.86 acres of commercially-zonedlancl in the Urban Estates PCD,
is located in the approved PUDs listed below, Despite the impressive aggregation of existing
commercwlly-zonedland in Study Area 1, the Urban Estates PCD, they are located a significant
distance from the subject site and its surrounding residential communities as demonstrated in
Table 3.02 below:
Planning
Communi.!x
District- hrea
UE-1
UE-2
UE-2
UE-3
UE-3
UE-4
UE-6
UE-8
UE-8
UE-8
UE-8
UE-8
UE-8
UE-9
UE-10
UE-10
UE-11
UE-12
UE-13
UE-14
UE-15
UE-15
UE-15
Table 3.02
General Location of PUD-Commercial Acreage in the Urban Estates
lang
l\rg"
(Acre,0
Town:
s hjR Rang~
Sec-
11Q.O
P-',rce I Nl.Il1ber
SlJ.bJ:l ivision
ThZ
IQ..\I'llI'-sl:1ip 48 South. Rang!L2_6 East
48 26 19 18 Northbrook Plaza PUD
48 26 19 29 Carlton lakes PUD
48 26 19 29 Pelican Strand PUD
48 26 20 19 Huntington PUD
48 26 20 30 Quail II PUD
48 26 21 31 Woodlands PUD
48 26 27 42 Richland PUD
48 26 30 38 Donovan Center PUD
48 26 30 39 Mocake PUD
48 26 30 39 Crestwood PUD
48 26 30 38 Breezewood PUD
48 26 30 39 Brentwood PUD
48 26 30 38 Stiles PUD
Total Acres
ToWII_ship 49 Soutl'LRaD.ge_2!LEast
49 26 6 58 Vineyards PUD
49 26 7 68 Gateway PUD
49 26 7 68 Angelieri PUD
49 26 8 68 Vineyards PUD
49 26 8 68 Vineyards PUD
49 26 15 80 Sungate Center PUD
49 26 17 79 Astron Plaza PUD
49 26 18 78 Pine Ridge Center West PUD
49 26 18 78 Pine Ridge Center PUD
49 26 18 78 Sutherland Center PUD
Total Acres
25.80
14.00
29.98
7.24
31.50
15.00
19.70
26.42
7.80
9.35
7.41
18.67
U.70
231.57
21.00
13.21
3.94
17.06
28.48
9.10
7.63
8.87
8.73
l5,4 9
133.51
Market-Conditions Study
Commercial Infill District Retail Demand-Page 1II-9
Another important consideration in makinga market-demandca1culationfor a developable
parcel of 5.0 or fewer acres is to account for the fact many of the PUD-commercialacres analyzed
in the Urban Estates are located outside Collier County's Interstate Interchange Activity Centers;
developed or developing commercial properties in Activity Center #4, located at lmmokalee
Road (CR-846) and 1-75 and Activity Center #10, located at Pine Ridge Road (CR-896) have or will
be developed in large part to serve the traveling public and are ill suited to meet the
convenience shopping needs of local residents.
Table 3.03
Non-Interchange Activity Center PUD-Commercial Acreage in the Urban Estates PCD
pJgnn[og
Community
DJstrict- !\c"",
UE-2
UE-2
UE-3
UE-3
UE-4
UE-6
UE-9
UE-11
UE-13
Town-
shiR
48
48
48
48
48
48
49
49
49
Bange
26
26
26
26
26
26
26
26
26
Sec-
liQD
19
19
20
20
21
27
6
8
15
TAZ
29
29
19
30
31
42
58
68
80
Parcel N~
Subd i.'o[ision
Carlton Lakes PUD
Pelican Strand PUD
Huntington PUD
Quail II PUD
Woodlands PUD
Richland PUD
Vineyards PUD
Vineyards PUD
Sungate Center PUD
Total Acres
Land
Ac.ea
( Acr<.,~)
14.00
29.98
7.24
31.50
15.00
19.70
21.00
17.06
9.1Q
164.58
It is noteworthy that the retail-demand calculation l1rovided in Table 3.01.1
for Study Area 1 (Urban Estates PCD) alone forecasts a need for 242.95 acres of
developed commercial acreage by the year 2010.
A Demographic Profile
and an
Assesslnent of COlllluercial Developluent
of the
Livingstion Road/Pine Ridge Road
Commerciallnfill Subdistrict
Table of'Cm1tenJ:s
Tab
I. Market Conditions: North/Central Collier County
I!. Existing Commercial Land Uses:
North/Central Collier County
Ill. Retail Demand Forecast
IV. SUlllluary and Recolllluendations
V. Appendix
Pages
1-11
1-10
Appendix 1-2
1-9
1-5
1-40
Market-Conditions Study
Commercial Infill Subdistrict Retail Analysis-Page IV-1
IV. SUMMARY AND RECOMMENDATIONS
The market-conditions assessment of population growth and infrastructure development in
North/Central Collier County documents the emerging populations emerging from new
residential communities in the northern two-fifths of the County's Urban Commercial District.
North/Central area growth, supported by the area's expanding roadway network, is creating
a demand for new, well-located commercialcenters providing the goods and services needed by
area residents. Market conditions demonstrate that:
. Accelerated growth in North/Central Collier County IS projected to triple the population of
the North Naples and Urban Estates Planning Community Districts (PCDs) during the period
1990 to 2010. This "North/Central" area is projected to grow 257.45 percent from 43,206
persons in 1990 to 154,438 persons in 2010, an increase of 111,232 persons, according to
September 8,2004 estimates provided by the County's Comprehensive Planning Section.
. Estimates of future conditions demonstrate marl(ct .support from a substantial emerging
population within a well-defined Primary Trade Area (PTA) along Livingston Road (CR-881), and
the intersecting Pine Ridge Road (CR-896) and Vanderbilt Beach Road (CR-862) corridors, that
can validate claims as to the viability of commercial uses proposed for development on the
property that is the subject of this study. After 2005, retail-demand calculations reveal that the
immediately adjacent Urban Estates Planning Community District (PCD) will support expansion
of existing retail-shopping centers and the potential development of new centers.
. This market-conclitions study utilizedland-use-inventory data from the recent 2003 CDlljgr
County .Commercial .Lane! ll;;s: Inventory to document the need for new commercial facilities
within the studied North/Central Collier residential communities by examining the present
pattern of commercialdevelopment along the approximately 2.0-mile corridors of CR-896, CR-
862, and CR-846 from CR-31 east to their intersections with 1-75.
. Land uses consistent with the purpose and intent of the Subdistrict, and applicable zoning
standards, have been identified as appropriate for Subdistrict development:.
. The Livingston Road/Pine Ridge Road CommercialInfill Subclistrictproperty is well situated
for use as a general-purpose comrnercialfacility that would permit land uses compatible with the
goods and services needs of adjacent residential areas.
. Previously mentioned land uses identified with a category number obtained from the
Staudar.d Indu:;trial CIassifiC<ltionMaDuel (1987) remain under represented among the business
and professional firms operating in proximity to the proposed Subdistrict.
Collier County's General Commercial Zoning District lists the following Standarcl Industrial
Classification(SIC) groups that can be considered both comistent with the purpose and intent of
applicable zoning standards and appropriate uses for development within the Subdistrict:
. All permitted uses in the C-3 commercial intermediate district (Examples: Home supply
stores (SIC group 5531); general merchandise stores (SIC groups 5311-5399); and home
furnishing and equipment stores (SIC groups 5712-5736),
Market-Conditions Study
Commercial Infill Subdistrict Retail Analysis-Page IV-1
. Miscellaneous retail [SIC groups 5912(drug stores)-5963, 5992-5999].
. Personal services (SIC groups 7215, 7217, 7919, 7291-7299).
. Other commercial or professional service compatible in nature with the above uses.
Site maps outlining the dimensions of the Livingston Road/Pine Ridge Road Commercial
Infill Subdistrict, hereinafter "the subject property", follow. The property consists of lOA 7 acres
and is designated Urban Commercial.It is presently utilized as a "produce/nursery farm stand"
operating as a retail enterpnse. Approximately 6.0 acres of the property is encumbered by a
Florida Power and Light (FPL) easement. Significant segments of the 10A7-acre site are presently
planted with flowers, nursery stock, and vegetables.
The subject property is surrounded by non-residential uses. They include a campus for The
Community School north and west of the property and a dance school and gymnastics facility to
the wes\:. East and south of the property are two (2) six-lane arterial roadways, CR-881 and CR-
896. Under its present land-use designation, the Livingston Road/Pine Ridge Road Commercial
Infill Subdistrict, the allowable intensity of use is limited to a maximumof 40,000 square feet of
general office and medical; a relatively modest amount of developable land, estimated to be
approximately 4.5+/- acres, is available for these uses.
Gi ven constraints on the use of the property, clue largely to the FPL easement and the
majorrights-of-wayto the east and south, residential uses are not appropriate for the 4.5+/- acres
of developable land.
Retail and office uses are appropriate for the subject property. Expanding the permitted
uses to include retait while retaining the 40,000 square feet of general office and medical is,
arguably, a highest and best use of the site. The recently completed six-lane CR-881 provides a
more than adequate barrier between the subject property and the Estates-zoned properties to
the east that are governed by the stringent provisions of the Golden Gate Area Master Plan.
This market-conditions study sUIJports the intended use of the Livingston
Road/Pine Ridge Hoad Commercial lnfill Subdistrict as a location for shoPIJing,
personal services, and employment for the surrouuding residential areas that are
located within a convellienttravel distance to the subject property; it will IJrovide
needed commercial services along Uvingston Road (CH-881), a new arterial
roadway.
.,,<~.~r:!;'-;':.'
,
;..;~;.~~ :1~''';ii
.,~.".,(, '
~"""d
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A Demographic Profile
and an
ASSeSSltlent of Conutlcrcial Dcvc10pltlent
of thc
Livingstion Road/Pinc Ridge Road
Commcrcial Infill Subdistrict
:fable of Contents.
Tab
I. Market Conditions: North/Ct2ntral Collier County
II. Existing Commercial Land Uses:
North/Central Collier County
III. Retail Demand Forecast
IV. SummcllY and Recommendations
v. Appendix
Pages
1-11
1-10
Appendix 1-2
1-9
1-5
1-40
"""""""""""'~""""""""""""""""""",""""""""""""~"'"
Market-Conditions Study:
Section V Appendix
,~""""""""""""""""""""""""""""""""""""""""""~"""
COlllmcrcial I"and-Usc SUlluuary DOCUlllcntS:
1) North Naples Planning Community District
2) Urban Estates Planning Community District
3) Central Naples Planning Community District
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Market-Conditions Study:
Section V Appendix
"""""""""""""""""""""""""""""""""""""""""""""'"
COl1ullercial Land-Use SUJllJllary DOCUJllents:
1) North Naples Planning Community District
2) Urban Estates Planning Community District
3) Central Naples Planning Community District
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Market-Conditions Study:
Section V Appendix
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COlumcrciaI Land-Usc SUlumary Docunlcnts:
1) North Naples Planning Community District
2) Urban Estatcs Planning COlumunity District
3) Central Naples Planning Community District
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Livingston/Pine Ridge Infill Growth Management Plan Amendment
Collier County, FL
.--
EXHIBIT V
Traffic Impact Statement
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EXHIBIT V
Vanasse
Daylor
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COMPREHENSIVE PLAN LEVEL
TRAFFIC IMPACT STATEMENT
LIVINGSTON PINE RIDGE COMMERCIAL
INFILL SUBDISTRICT
APRIL 14, 2005
Pine Ridge Road & Livingston Road
Collier County, Florida
Prepared For:
Mr, Paul Heffkey
c/o Bob Mulhere
RWA, Inc.
3050 North Horseshoe Drive, Suite 270
Naples, FL 34104
Prepared By:
Vanasse & Daylor LLP
Job # 80892.02
12730 New Brittany Boulevard, Suite 600, Fort Myers, Florida JJ907 T 239.437.460 I F 239.437.4636 w vanday.com
STATEMENT OF CERTIFICATION
I certifY that this TRAFFIC IMPACT STATEMENT has been prepared by me or under my
immediate supervision and that I have experience and training in the field of Traffic and
Transportation Engineering.
Ernest R. Spradling P.E.
Florida Registration #61235
VanasseDaylor, LLP
12730 New Brittany Boulevard, Suite 600
Fort Myers, Florida 33907
(239) 437-4601
~
ERNEST R. SPRADLING
APR 1 4 2005
PE 61235
Livingston Pine Ridge Commercial InfijJ Subdistrict
Statement of Certification
~:~~t~idge Rd & Livingston RttE Vanasse _
Location Map ~ 125 250 5~~:et Daylor i1lIIfiiii
Date: 04-12-05
Urban Planning
landscape Architecture
Civil Engineering
Traffic Enginwing
Environmentallcience
flJ66
Mr. Paul Heffkey, clo Bob Mulhere
RWA, Inc.
3050 North Horseshoe Drive, Suite 270
Naples, FL 34104
Sources: Collier County PA & Aerials Express, Inc.
It is the end user's responsibility to verify the data contained hereon.
Projecl Number: 80892
FILE: \\vanday-S8Ner'lgisIProjects\800\808\80892\TIS\80a92-lM01.mxd
Table of Contents
INTRODUCTION AND SUMMARY ........................................................................,.................. 1
SUMMARY OF FINDINGS, CONCLUSIONS AND RECOMMENDATIONS..................... 1
PROPOSED DEVELOPMENT.......................................................................... ............................ 2
EXISTING AND PROPOSED LAND USE .............................................................................. 2
AREA CONDITIONS .............................................................................................. ... ... ................ 2
SITE ACCESSIBILITy.............................................................................................................. 2
AREA ROADWAY SYSTEM ............................................................................................... 2
COMMITTED ROADWAY IMPROVEMENTS.................................................................. 3
TRIP GENERATION ..................................................................................................... ................ 3
TRIP DISTRIBUTION AND ASSIGNMENT .......................................................................... 4
PROJECTED BACKGROUND AND TOTAL TRAFFIC VOLUMES................................ 4
ANALYSES .......................................................................................................... .......................... 5
CAPACITY AND LEVEL OF SERVICE ................................................................................. 5
LINK ANALYSES ................................................................................................................. 5
SIGNIFICANCE TEST ANALYSES .................................................................................... 6
UNSIGNALIZED INTERSECTION ANAL YSIS................................................................. 7
TRANSPORTATION CONCURRENCY MANAGEMENT AREA CONSIDERATIONS.... 7
SITE ACCESSES....................................................................................................................... 9
IMPROVEMENT ANALYSES ........................... ........................................................................ 10
IMPROVEMENTS TO ACCOMMODATE NON SITE-GENERATED TRAFFIC ..............10
IMPROVEMENTS TO ACCOMMODATE SITE-GENERATED TRAFFIC........................ 11
Livingston Pine Ridge Commerdallnfill Subdistrict
Page i
Table of Contents
List of Exhibits
Exhibit 1
Exhibit 2
Exhibit 3
List of Tables
Table I
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
Livingston Pine Ridge Commercial Infill Subdistrict
Page ii
Table of Contents
INTRODUCTION AND SUMMARY
Vanasse & Daylor LLP (VanasseDaylor) is providing this Traffic Impact Statement for the
Livingston Pine Ridge Commcrcial Infill 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 Livingston Pine Ridge Commercial Infill Subdistrict Development is located on the
northwest corner of the Livingston Road (CR 881) & Pine Ridge Road (CR 896) intersection in
northern Collier County (see Exhibit 1). The proposed Livingston Pine Ridge Commercial Infill
Subdistrict Development may consist of up to 70,000 sq ft of commercial uses on a 10-acre
parceL Up to three accesses are contemplated for the site, consisting of two Right-in/Right-out
(RI/RO) accesses on Livingston Road and one RlIRO access on Pine Ridge Road.
SUMMARY OF FINDINGS, CONCLUSIONS AND
RECOMMENDATIONS
No roadway or intersection improvements were identified as being needed m order to
accommodate the background traffic.
No roadway or intersection improvements, other than right turn lanes at the site accesses, were
identified as being needcd in order to accommodate the site-generated traffic.
The developer proposes to pay the appropriate Collier County Road Impact Fee as building
pernlits are issued for the proposed project.
Livingston Pine Ridge Commerciallnfill Subdistrict
Page I
1:\Projects\808\80892\ T raffic\80892CPTJSO I.doc
PROPOSED DEVELOPMENT
EXISTING AND PROPOSED LAND USE
The Livingston Pine Ridge Commercial Infill Subdistrict Development is located on the
northeast comer of the Livingston Road (CR 881) & Pine Ridge Road (CR 896) intersection in
northern Collier County (see Exhibit 1). The proposed Livingston Pine Ridge Commercial Infill
Subdistrict Development may consist of up to 70,000 sq ft of commercial uses on a 10-acre
parcel, consisting of 50,000 sq ft of office uses and 20,000 sq ft of retail uses. Agricultural and
commercial uses currently occupy the site.
Up to three accesses are contemplated for the site, consisting of two Right-in/Right-out (RI/RO)
accesses on Livingston Road approximately 670 ft north of Pine Ridge Road, and one RI/RO
access on Pine Ridge Road approximately 340 ft west of Livingston Road. The Livingston Road
access will replace the two existing single-family driveways.
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 deternlination of the proposed project impacts. The study area for this development
was determined to be Livingston Road north and south of the main access.
Livingston Road (CR 881)
Livingston Road in the study area is a north-south arterial under county jurisdiction. CR 881 has
a speed limit of 45 mph. It is a recently constructed six-lane divided highway connecting
Immokalee Road to Bonita Beach Road in Lee County.
Livingston Pine Ridge Commerciallnfi)l Subdistrict
Page 2
1:\Projects\808\80892\T raffic\80892CPTJSO J .doc
Golden Gate Parkway (CR 886)
Golden Gate Parkway in the study area is an east-west arterial under county jurisdiction. CR 886
has a speed limit of 45 mph. It is a four-lane divided highway that COlmects the City of Naples to
Collier Boulevard (CR 951). A six-lane widening project is underway between Airport Road
and Santa Barbara Boulevard.
COMMITTED ROADWAY IMPROVEMENTS
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' Trip Generation (7th Edition) and the previously presented land
development program. Part of the Office uses was estimated as medical-dental office uses. The
trip generation equations shown below were used for this report.
Office (LU 710):
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) + 5.83
AM Peak Hour: Ln (T) = 0.60 Ln (X) + 2.29
PM Peak Hour: Ln (T) = 0.66 Ln (X) + 3.40
Medical-Dental Office (LU 720):
ADT: T = 40.89 (X) - 214.97
AM Peak Hour: T = 2.48 (X)
PM Peak Hour: Ln (T) = 0.93 Ln (X) + 1.47
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 Trip Generation.
Table I
Site-generated Trip Estimates
AM PEAK PM PEAK
Land Use ADT Total Enter Exit Total Enter Exit
Office (LU 710) 30.000 SF 330 47 41 6 45 8 37
Medicai,Dental Office (LU 720) 20,000 SF 604 SO 40 10 71 47 24
Retail (LU 820) 20,000 SF 2,386 60 37 23 216 104 112
Total Trips 70,000 SF 3,320 157 118 39 332 159 173
Livingston Pine R.idge CommerciallnfilJ Subdistrict
Page 3
1:\Projects\B08\80892\ T rafflc\80892CPTISO l.doc
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. Since the site accesses are proposed as Rl/RO accesses, all
exiting trips were assigned to southbound Livingston Road and westbound Pine Ridge Road to
U-turn at the nearest available median openings. The U-turning trips were assigned to the next
downstream median opening on Pine Ridge Road approximately 1,200 ft west of Livingston
Road and at the Pine Ridge Road & Livingston Road intersection. Exhibit 2 presents the trip
percentage distribution on the roadway network, and Exhibit 3 depicts the PM Peak hour
assignments.
Table 2
Site-generated Trip Distribution AM Peak PM Peak
Link Percent T ota] Enter Exit Total Enter Exit
Livingston Rd N of Pine Ridge Rd 25% 40 30 10 84 40 44
Livingston Rd 5 of Pine Ridge Road 25% 40 30 10 83 40 43
Pine Ridge Rd E of Livingston Rd 25% 39 29 10 82 39 43
Pine Ridge Rd W of Livingston Rd 25% 38 29 9 83 40 43
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 2004 directional Peak
Hour volumes and "banked" trips that were assigned to the links for previously approved
developments (see Appendix Collier County Concurrency Segment Table dated 4/12/2005).
This is the methodology that is currently in use by Collier County for tracking the availability of
reserve capacity on specific roadway links as part of their concurrency management efforts.
Table 3 presents the link-specific background traffic data.
Growth projections were computed using the Collier County 2004 Average Daily Traffic report.
Growth rates were computed and applied to the directional peak hour volumes from Table 3 to
estimate 2008 projected volumes. Since Livingston Road is a relatively new corridor without
sufficient historical count data to derive solid growth projections, a 3.9 perceut growth rate,
Livingston Pine Ridge Commerciallnfill Subdistrict
Page 4
1:\Projects\808\80892\T raffic\80892CPTISO I.doc
similar to Pine Ridge Road, was used, The results are shown in Table 3a. Exhibit 3 shows the
AM and PM Peak Hour Total traffic assignments on the links and on the site accesses,
Table 3
Link-specific Background Traffic Data
LOS DPK HR TRIP TOT REM
NAME FROM TO CAPY LANES STD VOL BANK VOL CAP
Livingston Road Vanderbilt Beach Road Pine Ridge Road 3,890 6 E 1.000 163 1,163 2,727
Livingston Road Pine Ridge Road Golden Gate Parkway 4,000 6 E 1,370 267 1,637 2,363
Pine Ridge Road Airport Road 1,75 3.730 6 E 2,BOO 620 3,420 310
Table 3a
Projected Directional Peak Hour Volumes
Growth
NAME FROM TO = = 2l!Jl1 Q Biili: 2l!Jl1 =
Livingston Road Vanderbilt Beach Road Pine Ridge Road 5,192 29,759 NB 1,163 1,350
0.55 3.9%
SB 952 1,110
Livingston Road Pine Ridge Road Golden Gate Parkway 5,192 27,959 NB 3.9% 1,637 1,910
0.55
SB 1,339 1,560
Pine Ridge Road Airport Road 1,75 46,3 II 53,913 EB 3,420 3,980
0.55 3.9%
W8 2,79B 3,260
Since Livingston Road was a new corridor in 2003, the growth rates were toO high to be considered re;;,listic. A 6.1 percent
growth rate, similar to that recorded at Pine Ridge Road, was used.
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
Livingston Pine Ridge Commercial Inllll Subdistrict
Page 5
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Livingston Road were provided by the Collier County Transportation Planning Department with
the AUIR and the Concurrency Segment Data dated March 15, 2005. Copies of these data are
contained in 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 adjacent 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 proj ect will have a significant and adverse impact on a state or regionally
significant roadway only if both of the following criteria are met: (l) the project will utilize 3
percent or morc of the maximum peak hour service volume at the adopted level of service
standard for the adjacent and next to adjacent link,S 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 Livingston Pine Ridge Commercial Infill Subdistrict Development site-
generated trip estimates are less than the 3 % on Livingston Road, indicating that the
development will not significantly impact the adjacent roadway network. The analyses also
clearly show that evaluation of operations at the Livingston Road & Golden Gate Parkway
intersection is unnecessary.
Livingston Pine Ridge Commerciallnfill Subdistrict
Page 6
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Table 5 presents the Link LOS analytical results. The analysis shows the estimated site-
generated trips will not adversely impact the adjacent roadway link. The Pine Ridge Road
background traffic is projected to exceed the SF",ax; however, the site-generated trips are not
proj ected to be significant.
Table 4
Significance Test
Link
Livingston Rd N of Pine Ridge Rd
Livingston Rd S of Pine Ridge Road
Pine Ridge Rd E of Livingston Rd
Pine Ridge Rd W of Livingston Rd
Table 5
Link LOS Results
Link
Livingston Rd N of Pine Ridge Rd
Pine Ridge Rd W of Livingston Rd
SF MAX
3,890
4,000
3,730
3,730
Site as
Site pct of
Trips SF MAX
87 2.2%
40 1.0%
43 1.2%
83 2.2%
Wlin SF MAX 1
BKGD Site Total SF MAX BKGD Total
1.3S0 44 1.394 3.890 Y Y
3,980 40 4,020 3,730 N N
A new interchange is under construction at the 1-75/Golden Gate Parkway junction. Once this
interchange is completed, part of the background traffic using the I-75/Pine Ridge Road
interchange will likely be diverted to it, thereby increasing the reserve capacity of Pine Ridge
Road.
TRANSPORTATION CONCURRENCY MANAGEMENT AREA
CONSIDERATIONS
The Livingston Pine Ridge Commercial Infill Subdistrict Development is located in the
northwest comer of the Livingston Road & Pine Ridge Road intersection in Collier County. This
project is in the Northwest Transportation Concurrency Management Area (TCMA).
In accordance to the Collier County Land Development Code Section 6.02, "to maintain
concurrency, each TCMA shall maintain 85% of its north-south lane miles and 85% of its east-
west lane miles at or above the LOS standards described in Policies 1.3 and 1.4 of the Growth
Management Plan Transportation Element. If any Traffic Impact Statement (TIS) for a proposed
Livingston Pine Ridge Commerciallnfill Subdistrict
Page 7
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development indicates that fewer than 85% of the lane miles in a TCMA are achieving the LOS
standards indicated above, the proposed development shall not be permitted where such
condition occurs unless modification of the development is made sufficient to maintain the LOS
standard for the TCMA, or the facilities required to maintain the TCMA LOS standard are
committed utilizing the standards for committed improvements in Policy 1.5.3 of the Capital
Improvement Element of the GMP.
Additionally, in order to be exempt from link-specific concUlTency, new or redeveloping
commercial developments must utilize at least two of ten possible Transportation Demand
Management (TDM) strategies (See Appendix). The TDM strategies are intended reduce single-
occupant vehicle use by such measures as enhancing transit ridership, encourage carpooling, or
using revised work schedules.
A preliminary discussion with Collier County staff concerning the sufficiency of the north-south
and east-west lane miles within the Northwest TCMA found that more than 85% of the lane
miles meet LOS standards. Also, the Significance and Link LOS analyses clearly indicated that
the site-related trips are projected to neither significantly nor adversely impact the adjacent
roadway network. The Livingston Pine Ridge Commercial Infill Subdistrict project is not
expected to significantly impact roadway segments within the Northwest TCMA; further over
85% of the lane miles are maintained at LOS standards. Since the background traffic on one link
is projected to exceed the SFMAX for that link, this site may be subject to TDM commitments in
order to be exempt from link-specific concurrency. Further analyses, if necessary, will be
conducted at the appropriate site development phase.
UNSIGNALIZED 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. Although up to two accesses are contemplated on Livingston Road, the trips were
assigned as tough a single access was proposed. See the Appendix for the SYNCHRO 6.0@
computer printouts.
Livingston Pine Ridge Commerciallnfill Subdistrict
Page 8
1:\Project.s\808\80892\ T raffic\80892CPTISO I.doc
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 Livingston Road & Main Access.
Table 6
Un signalized Intersection Analysis Results
Intersection
Livingston Road Access
Molt LOS/Delay
EBR BII2
Pine Ridge Road Access
SBR
FII 06
The unsignalized intersection analyses indicated that the right turn movements of the side-street
STOP-controlled intersections are projected to operate at acceptable service levels at the
Livingston Road access using the proposed lane configuration (Right-in/Right-out), subject to
finding locations that will allow the construction of acceptable turn lanes. No further action is
needed at this development stage. The Pine Ridge Road access is projected to operate poorly,
suggesting that an insufficient number of gaps are available in the through traffic stream. This
access should be studied more closely during subsequent development stages, once a better
definition of uses is known.
SITE ACCESS
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.
According to the Collier County turn lane regulations, all accesses on multi-lane highways shall
be furnished with right turn lanes.
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
Index 301. The FDOT Index 301 and Figure 3-15 of the Manual ofUniforn1 Minimum Standards
were used for conceptual geometric design (see Appendix).
Livingston Pine Ridge Commerciallnfill Subdistrict
Page 9
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According to the FDOT Index 301, the deceleration lane length for a 45 mph design speed is 185
feet. Since Collier County uses the roadway posted speed as the turn lane design speed, the turn
lanes at the site accesses should have 185-foot deceleration lanes in addition to the applicable
storage lanes. The SYNCHRO queuing analyses indicate that a minimal 50 ft storage lane will
be adequate for both of the proposed right turn lanes. Right tum lanes at the site accesses should
therefore be at least 235 ft long, developed upstream of the site accesses.
Up to three accesses are being contemplated for the Livingston Pine Ridge Commercial Infill
Subdistrict Development. Two RI/RO accesses will COlmect to Livingston Road north of Pine
Ridge Road, and the other RlIRO access will connect to Pine Ridge Road east of Livingston
Road. The existing site accesses are inside existing right turn lanes. Collier County has adopted
an access management policy that is consistent with, but slightly more stringent than, 14-97
FAC. Both Livingston Road and Pine Ridge Road are considered high-speed Class 3 arterials,
which would mandate 440-660 ft access spacing.
Based on this information, the Livingston Road accesses should be spaced farther apart than they
presently are: it is recommended that the accesses be spaced approximately 440 ft apart. The
existing Pine Ridge Road access is too close to Livingston Road and other neighboring accesses
to meet a literal interpretation of the criteria, although 14-97 allows closer spacing due to site
conditions, subject to certain restrictions.
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
No roadway or intersection improvements were identified as being needed m order to
accommodate the background traffic.
Livingston Pine Ridge Commerciallnfill Subdistrict
Page 10
t\Projects\808\80892\T raffic\80892CPTISO J .doc
IMPROVEMENTS TO ACCOMMODATE SITE-GENERATED
TRAFFIC
No roadway or intersection improvements, other than right 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 proj ecl.
Livingston Pine Ridge Commerciallnfill Subdistrict
Page II
J:\Projects\808\80892\T raffic\80892CPTISO r .doc
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EXHIBIT 3
ApPENDIX
.
Concurrency Segment Table 4/ f 2/2005
2004 Average Daily Traffic
TCMA TDM Strategy Menu
FOOT Standard Index 30 I
SYNCHRO@ 6.0 Analyses
.
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Livingston Pine Ridge Commercial lnfill Subdistrict
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Collier County
Average Daily Traffic (ADT) Counts
(Five Year History & Listed Alphabetically)
.a. T. Location 2000 ADT 2001 ADT 2002 ADT 2003 ADT 2004 ADT Change 03
04
504 Q Goodlette Rd (CR 851) south of Golden Gate Pkwy (CR 886) 32.554 38,707 37,364 37,720 38,243 1.39%
594 Q Goodlette Rd (CR 851) south of Immokalee Rd (CR 846) 14,602 17,368 15,348 12,311 11,806 4.10%
596* Q Goodlette Rd (CR 851) south of Orange Blossom Dr 20,533 24,426 20,193 0 0 0.00%
506 Q Goodletle Rd (CR 851) south of Pine Ridge Rd (CR 896) 31,874 35,934 33,746 31,450 29,681 -5.63%
642 Q Green Blvd east of Santa Barbara Blvd 10,346 12,153 13,100 13,862 14,261 2.88%
643 Q Green Blvd west of Collier Blvd (CR 951) 6,135 6,946 7,833 7,893 8,582 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 Q Immokalee Rd (846) east of Wilson Blvd 16,208 17,913 21,482 23,577 25,970 10.1.5%
625 Q Immokalee Rd (CR 646) east of Goodlette Rd (CR 851) 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 44,916 46,051 2.53%
593 Q ImmakaJee Rd (CR 846) east of Collier Blvd (CR 951) 18,361 19,799 22,138 24,231 23,363 -3.59%
568 Q Immakalee Rd (CR 846) east of 1-75 (SR 93) 28,242 33,077 34,565 38,579 42,933 11.29%
566 Q lmmakalee Rd (CR 846) east of US 41 (SR 45) (Tamiami Trail) 34,082 40,344 37,742 38,985 42,086 7.95%
620 Q Immakalee Rd (CR 846) north of Stockade Rd 7,870 8,529 8,848 8,685 8,217 -5.38%
586 A Immakalee Rd (CR 846) south of Oil Well Rd (CR 858) 11,994 12,504 14,950 16,537 16,485 -0.31%
565 Q Immakalee Rd (CR 846) west of US 41 (CR 45) (Tamiami Trail) 15,142 0 17,305 17,481 18,991 8.64%
656 Q Immakalee Rd (CR 846) west of Collier Blvd (CR 951) 15,346 16,083 21,489 25,787 27,431 6.38'/D
, Q Immakalee Road (846) 2 miles east of Everglades Blvd. 5,125 4,733 4,806 1.55%
684 Q immokalee Road (CR 846 East) 3 miles east of 29 South New Count 2003 1,382 1,434 3.73%
679* Q Immokalee Road (CR 846) west of 1,75 (SR 93) New Count 2003 39,775 45,345 14.00%
674 Q Immokalee Road (CR 846) west of Wilson Blvd 16,702 17,900 20,460 21,380 21,277 ~0.48%
677 Q Immokalee Road East of Everglades Blvd 5,086 5,224 5,205 -0.37%
671 Q Immokalee Road south of Corkscrew Sanctuary Road 5,492 6,033 5,348 -11.37%
631 Q 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 Q Lake Trafford Rd (CR 890) west of Carson Rd 6,269 6,759 6,547 6,679 6,320 -5.36%
551 Q Lake Trafford Rd (CR 890) west of North 15th St (SR 29) 11,482 12,265 12,004 12,280 12,337 0.46%
673* Q 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 19,083 15.89%
687 Q Livingston Road (CR 881) south of Golden Gate Pkwy (CR 886) 14,578 23,314 27,696 18.79%
I 690 Q Livinston Rd (CR 881) 1.5 m north of Golden Gate Pkwy (CR 886) 5,192 20,947 29,759 42.07% I
587 Q Logan Blvd north of Pine Ridge Rd (CR 896) 10,656 11,358 13,147 11,683 10,094 -13.60%
588 Q Logan Blvd south of Pine Ridge Rd (CR 896) 31,065 31,182 34,207 29,278 29,523 0.84%
654 Q Logan Blvd south of Vanderbilt Beach Ext.(CR 862) 8,594 9,370 10,984 9,682 8,147 -15.85%
664 Q Main 8t (SR 29) west of South 1 st St (CR 846) 12,835 13,351 12,944 13,451 13,627 1.31%
658 A Manatee Rd east of Collier Blvd (CR 9S1) DISC DISC DISC DISC 0 0.00%
2.23 S Manatee Rd east of CoIlier Blvd (CR 951) 4,255 4,568 4,802 4,310 4,786 11.03%
, Q New Market Rd (SR 29A) east of North 15th St (SR 29) 7,414 7,875 7,763 8,137 8,633 6.09%
1550 Q New Market Rd (SR 29A) south of Broward St 7,835 8,269 7,968 7,576 8,405 10.95%
Page 3 - 8 of22
4/6/2005
Collier County
Average Daily Traffic (ADT) Counts
(Five Year History & Listed Alphabetically)
,~
ca. T' Location 2000 ADT 2001 ADT 2002 ADT 2003 ADT 2004 ADT Change 03
04
663 Q North 15th St (SR 29) north of Lake Trafford Rd (CR 890) 9,294 10,368 10,087 11,085 11,565 4.33%
683 Q North 15th St (SR 29) south of Lake Trafford Rd (CR 890) 17,213 16,965 16,969 17,574 16,525 -5.97%
662 Q North 15th St (SR 29) south of Monroe St DISC DISC DISC DISC 0 0.00%
590 Q North 1st 5t north of Main St (SR 29) 7,113 8,133 7,408 7,304 7,977 9.21%
692 Q North Road west of Airport Road (CR 31) 2,857 2,474 2,916 17.85%
645 Q Oakes Blvd north of Vanderbilt Beach Rd (CR 862) 9,892 11,537 11,822 12,803 13,920 8.73%
682 Q Oakes Blvd south of lmmokaJee Rd (CR 846) 9,088 10,954 11,241 11,598 11,953 3.05%
725 S Oil Well Rd (CR 858) east of Big Cypress Elem Soh 4,383 4,246 5,340 6,692 6,119 -8.56%
724 S Oil Well Rd (CR 858) east of Immoka!ee Rd (CR 846) 5,950 6,390 6,667 8,124 9,096 11.97%
547 Q Old US 41 (CR 887) at Lee County Une 11,941 12,553 14,750 14,933 16,312 9.23%
647 Q Orange Blossom Dr east of Timberline Dr 7,247 8,287 9,348 9,074 9,646 6.31%
I 526 Q Pine Ridge Rd (CR a96) east of Airport Rd (CR 31) 46,311 53,113 51,966 51,986 53,913 3.71% ,
514" Q Pine Ridge Rd (CR 896) east of Goodlette Rd (CR 851) 50,483 53,993 50,035 50,867 0 -100.00%
535 Q Pine Ridge Rd (CR 896) east of Logan Blvd (Santa Barbara) 16,554 18,329 19,517 21,625 23,481 8.59%
512* Q Pine Ridge Rd (CR a96) east of US 41 (SR 45) (Tamiami Tr) 35,016 38,562 35,446 43,429 37,603 -13.41%
515 Q Pine Ridge Rd (CR 896) west of Airport Rd (CR 31) 44,735 45,988 44,655 45,664 48,034 5.19%
600 Q Pine Ridge Rd (CR 896) west of Logan Blvd 31,027 35,028 37,164 39,563 41,965 6.07%
634 A Plantation Parkway east of CR 29 622 627 596 642 730 13.71%
544 Q Radio Rd (CR 856) east of Airport Rd (CR 31) 22,943 24,112 22,527 23,677 25,538 7.86%
1 Q Radio Rd (CR 856) east of Santa Barbara Blvd 13,261 15,321 15,851 15,443 17,599 13.96%
085 Q Radio Rd (CR 856) west of Davis Blvd (SR 84) 9,512 10,218 9,976 10,008 11,435 14.25%
527 Q Radio Rd (CR 856) west of Santa Barbara Blvd 22,017 34,814 24,261 23,858 25,619 7.38%
688 Q Radio Road (CR 856) east of Livingston Road (CR 881) 26,163 28,593 32,238 12.75%
689 Q Radio Road (CR 856) west of Livingston Road (CR 881) 21,809 22,754 25,778 13.29%
651 Q Randall Blvd east of lmmokalee Rd (CR 846) 5,520 5,181 6,077 7,135 7,882 10.46%
534 Q Rattlesnake Ham Rd (CR 864) east of County Bam Rd 13,065 14,294 15,717 14,537 15,586 7.21%
516 Q Rattlesnake Ham Rd (CR 864) east of US 41 (SR 90rramiami Tr) 13,103 15,920 15,682 16,703 17,509 4.82%
518 Q Rattlesnake Ham Rd (CR 864) west of Collier Blvd (CR 951) 6,892 7,841 9,087 10,051 10,876 8.20%
517 Q Rattlesnake Ham Rd (CR 864) west of County Barn Rd 11,856 14,039 14,078 14,852 15,062 1.41%
719 S San Marco Dr (CR 92) east of Floral St 4,465 4,618 4,608 4,140 4,506 8.83%
541 Q San Marco Rd (CR 92) east of Co Iller Blvd (SR 951) 6,161 6,621 6,234 7,537 7,152 -5.10%
542 Q San Marco Rd (CR 92) west of Barfield Dr 9,263 9,900 10,167 9,752 12,080 23.88%
648 S Sanctuary Rd north of Immokalee Rd (CR 846) 777 849 644 721 745 3.33%
537 Q Santa Barbara Blvd north of Davis Blvd (CR 84) 17,746 19,826 20,531 20,111 19,821 -1.44%
529 Q Santa Barbara Blvd north of Golden Gate Pkwy (CR 886) 25,939 27,159 28,692 25,749 24,146 -6.22%
606 Q Santa Barbara Blvd north of Radio Rd (CR 856) 28,300 31,052 27,605 27,194 27,692 1.83%
528 Q Santa Barbara Blvd south of Golden Gate Pkwy (CR 886) 31,815 32,954 30,260 28,914 28,471 -1.53%
511" Q Seagate Drwest of US 41 (SR 45) (Tamiami Trail) 14,831 17,127 16,848 16,930 16,200 -4.31%
720 S Shadowlawn Dr north of Davis Blvd (SR 84) 4,739 4,703 4,859 4,472 4,005 -1-0.43%
523 Q Shadowlawn Dr south of Davis Blvd (SR 84) 7,337 7,920 7,676 6,866 6,854 -0.17%
r 706 Q Thomasson Dr west of Lombardy Lane DISC DISC DISC DISC 0 0.00%
S Tigertail Ct west of Collier Blvd (SR 951) 2,570 2.447 2.473 2,587 2,756 6.53%
Page3~8of22
4/6/2005
J. Transportation Concurrency Management Areas Designated. Pursuant to
Transportation element Policy 5.7 of the GMP, the following Transportation
concurrency Management Areas are designated:
1. Northwest TCMA - This area is bounded by the Collier - Lee County
Line on the north side; the west side of the 1-75 right-of-way on the east
side; Pine Ridge Road on the south side; and, the Gulf of Mexico on the
west side (Map TR-5).
2. East Central TCMA - This area is bounded by Pine Ridge Road on
the north side; Collier Boulevard on the east side; Davis Boulevard on the
south side; and, Livingston Road (extended) on the west side (Map TR-6)
with the exception of 1-75 which is not included in the concurrency
analysis.
K. Concurrency Standard for TCMA. To maintain concurrency, each TCMA
shall maintain 85% of its north-south lane miles and 85% of its east-west lane
miles at or above the LOS standards described in Policies 1.3 and 1.4 of the
GMP Transportation element. If any Traffic Impact Statement (TIS) for a
proposed development indicates that fewer than 85% of the lane miles in a
TCMA are achieving the LOS standards indicated above, the proposed
development shall not be permitted where such condition occurs unless
modification of the development is made sufficient to maintain the LOS standard
for the TCMA, or the facilities required to maintain the TCMA LOS standard are
committed utilizing the standards for committed improvements in Policy 1.5.3 of
the Capital Improvement Element of the GMP.
L. Proportionate share payments for impacts to constrained or deficient
roadways in a TCMA. Should the TIS for a proposed development reflect that it
will impact either a constrained roadway link and/or a deficient roadway link by
more than a de minimis amount (more than 1 % of the maximum service volume
at the adopted LOS), yet continue to maintain the established percentage of
lanes miles indicated in paragraph (L) above, a proportionate share payment
pursuant to Rule 9J-5.0055(9), FAC. shall be required as follows:
1. Proportionate share payments shall be calculated using the formula
established in section 10.02.07 CAg. The facility cost for a constrained
roadway link shall be established using a typical "lane mile cost" as
determined by the Collier County Transportation Administrator of adding
lanes to a similar area/facility type as the constrained facility.
2. Proportionate share payments shall be utilized by Collier County to
add trip capacity and enhance traffic operations that increase capacity
within the impacted TCMA and/or to enhance mass transit or other non-
automotive transportation alternatives that reduce vehicle trips within the
Transportation Concurrency Management Area.
3. However, no impact will be de minimis if it exceeds the adopted
level-of-service standard of any affected designated hurricane evacuation
routes within a TCMA. Hurricane routes in Collier County are shown on
Map TR7. Any impact to a hurricane evacuation route within a TCMA
shall require a proportionate share payment provided the remaining LOS
requirements of the TCMA are maintained.
C'DOCiJmB;:~S "lid $liffil)gs!J-~pi1idl"r;,q\D!BM()p\ TCMA2.ooc
4. Proportionate share payments under this section are determined
subsequent to a concurrency determination for a proposed development
within a TCMA and do not influence the concurrency determination
process.
5. In order to be exempt from link specific concurrency, new
commercial development or redevelopment within Collier County's
designated Transportation concurrency Management Areas (TCMAs)
shall utilize at least two (2) of the following Transportation Demand
Management (TOM) strategies, as may be applicable:
a. Preferential parking for carpools and vanpools that is
expected to increase the average vehicle occupancy for work trips
generated by the development.
b. Parking charge that is expected to increase the average
vehicle occupancy for work trips generated by the development
and/or increase transit ridership.
c. Cash subsidy that is expected to increase the average
vehicle occupancy for work trips generated by the development
and/or increase transit ridership.
d. Flexible work schedules that are expected to reduce peak
hour automobile work trips generated by the development.
e. Compressed workweek that would be expected to reduce
vehicle miles of travel and peak hour work trips generated by the
development.
f. Telecommuting that would reduce the vehicle miles of travel
and peak hour work trips generated by the development.
g. Transit subsidy that would reduce auto trips generated by the
development and increase transit ridership.
h. Bicycle and pedestrian facilities that would be expected to
reduce vehicle miles of travel and automobile work trips generated
by the development.
i. Including residential units as a portion of a commercial project
that would reduce vehicle miles of travel.
j. Providing transit shelters within the development (must be
coordinated with Collier County Transit).
C:\Docum~lI~s ilnd 8eitings,'-spradiifJ.ri>Df:skiopl rC:'Y.2.:Jw
Randy Spradling
From:
1nt:
J:
Cc:
Subject:
Robert Mulhere [rjm@consult-rwa.com]
Monday, April 11, 2005 11 :50 AM
Randy Spradling
Patrick Vanasse
Re: 80892 ' Heffkey Pine Ridge/Livingston
We are asking for an increase from present limitation of 40000 sf of medical and general
office to allow for up to 70000 sf of medical anrnd general office of which up to 20000 sf
may be retail. By copy of this email I will ask Patrick Vanasse to send you legal, site
plan, etc. Size is 10. Something acres, but 6 acres are FPL easement
-----Original Message-----
From: Randy Spradling <RSpradling@VANDAY.com>
To: Robert Mulhere <rjm@consult-rwa.coffi>
Sent, Mon Apr 11 11,28,29 2005
Subject, 80892 - Heffkey Pine Ridge/Livingston
Bob -
I need details on this project so I can complete the TIS:
Land development program being contemplated
Site location
Property size
Contemplated access points, distances from intersections, configurations
Sooner would be greatly appreciated.
E. Randy Spradling, P.E.
rector of Transportation
vanasseDaylor
12730 New Brittany Blvd., Ste. 600
Fort Myers, Florida 33907
PH, 239-437-4601
FX, 239-437-4636
www.vanday.com
1
HCM Unsignalized Intersection Capacity Analysis
2: North Access &
Timing Plan: 2008 PM Total
80892 - Livingston Pine Ridge Comm lnfill SID
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Proposed Layout
Vanasse & Daylor, LLP
Synchro 6.0 Report. Page I
1:IProiectsI808180892\TrafficISYNCHROIPM Peak Total.sy7
HCM Unsignalized Intersection Capacity Analysis
5: Pine Ridi1e Road & South Access
Timing Plan: 2008 PM Total
80892 - Livingston Pine Ridge Comm fnfill SID
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EXHIBIT V.A. (1)
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Livingston - Pine Ridge CPA
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Collier County, FL
,,--
EXHIBIT V.A. (2)
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Collier County, FL
----
EXHIBIT V.A. (3)
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Collier County, FL
,--.
EXHIBIT V-B. (1)
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,--
EXHIBIT V.C. (1)
FLUCCS
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.---
EXHIBIT V.C. (3)
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EXHIBIT V.E. (1)
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