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CCPC Agenda 03/22/2007 GMP (CP-05-09) COalEilSlANmJ NIIGIfIJBOImOJOID) C:OMJRcrAL SlUJBlI)mmC~1 APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN SECTION 27 TOWNSHIP 47 SOUTH RANGE 27 EAST PREP ARED FOR: Robert E. Williams 1580 East 40th Terrace SW Naples, Florida 34 I 16 BY: D. Wayne Arnold, AICP Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, Florida 34134 And Richard D. Yovanovich Goodlette, Coleman and Johnson, P.A. 4001 Tamiami Trail North, Suite 300 Naples, Florida 34103 APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN PETITION NUMBER PRE-APPLICATION CONFERENCE DATE DATE RECEIVED DATE SUFFICIENT_. PLANNER ASSIGNED: COMMISSION DISTRICT: [ABOVE TO BE COMPLETED BY STAFF] This application, with all required supplemental data and information, must be completed and accompanied by the appropriate fee, and returned to the Comprehensive Planning Section, 2800 North Horseshoe Drive, Naples, Florida 34104. Phone: (941)403-2300; Fax: (941)643 6869. The application must he 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 REOUIREMENTS L GENERAL INFORMATION A. Name of Applicant(s) Robert E. Williams Company Mailing Address 1580 East 40th Terrace SW City Nanles State FL Zip Code 34116 Phone Number 239-455-1024 Fax Number B. Name of Agent'Rich Y ovanovich , TillS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. CompanyfFirm Goodlette. Coleman and Johnson. P.A. Mailing Address 4001 Tarniarni Trail North. Suite 300 City Nanles State FL Zip Code 34103 Phone Number 239-435-3535 Fax Number 239-435-1218 I 02/2002 Email Addressrvovanovich(aJ.gcilaw.com C. Name ofOwner(s) of Record Robert E. Williams Mailing Address 1580 East 40th Terrace SW City Naples State FL Zip Code34116 D. Name, Address and Qualifications of additional planners, architects, engineers, environmental consultants and other professionals providing information contained in this application. DISCLOSURE OF INTEREST INFORMATION: A. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest. (Use additional sheets if necessary). Name and Address Robert E. Williams 1580 East 40th Terrace SW Nanles. Florida 34116 Percentage of Ownership 100% B. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each, and provide one copy of the Articles of Incorporation, or other documentation, to verify the signer of this petition has the authority to do so. Name and Address, and Office Percentage of Stock C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest. Name and Address Percentage of Interest 2 02/2002 D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners. Name and Address Percentage of Ownership E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contact purchasers below, including the officers, stockholders, beneficiaries, or partners, and provide one copy of the executed contract. Name and Address Percentage of Ownership F. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership or trust. Name and Address G. Date subject property acquired (1999) leased (): Terms oflease _ yrs/mos. If Petitioner has option to buy, indicate date of option: and date option terrninates:_, or anticipated closing date ~ H. NOTE: Should any changes of ownership or changes in contracts for purchase occur subsequent to fhe date of application, but prior to the date of fhe finallublic hearing, it is the responsibility of the applicant, or agent on his behal, to submit a supplemental disclosure of interest form. 3 02/2002 III. DESCRIPTION OF PROPERTY A. Legal Description Please see attached Exhibit III-A B. Section: 27 Township: 47 Range: 27 C. Tax LD. Number (Folio #) 00113120107 and 001 I 1240005 D. General Location Approximately 3 miles north of Oil Well Road on Immokalee Road. The northwest corner of Platt Road and Immokalee Road E. Planning Community Corkscrew F.TAZ 199 G. Size in Acres 8I H. Zoning C-2 and MH with RFMU Overlay L Present Future Land Use Map Designation (s) AgriculturallRural. Rural Fringe Mixed Use District - neutral IV. TYPE OF REOUEST A. Growth Management Plan Element(s) OR Sub-Element(s) to be amended: -/ Future Land Use Immokalee Area Master Plan Transportation Coastal & Conservation Intergovernmental Coord. Sanitary Sewer Drainage Golden Gate Area Master Plan Capital Improvement Housing Recreation & Open Space Potable Water Solid Waste Natural Gronndwater Aquifer B. Amend Pagers) N/A of the N/A Element As Follows: (Use Cross throughs to identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: Please see attached newlv nronosed Future Land Use Element text - Exhibit LV.B. C. Amend Future Land Use Map(s) designation, FROM: Rural Fringe Mixed Use District - Neutral District, Subdistrict TO: Corkscrew Island Neighborhood Commercial Subdistrict District, Subdistrict [If new District and/or Sub-district proposed, include Future Land Use Map wifh legend depicting it]. D. Amend other Map(s) and Exhibits as follows: (Name & Page #) N/A 4 02/2002 E. Describe additional changes requested: N/ A V. REOUlRED INFORMATION Note: All Aerials must be at a seale of no smaller than 1" = 400'. At least one copy reduced to gYz x II shall be provided of all aerials and/or maps. A. LAND USE 1. -2L 2. -2L 3. -2L Provide general location map showing surrounding developments (1'00, 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. B. FUTURE LAND USE DESIGNATION 1. -2L Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands, with acreage totals for each land use designation on the subject property. C. ENVIRONMENTAL 1. -2L 2. -2L 3. -2L Provide most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FDOT-FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN "A" ABOVE. 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 fhe site and/or known to inhabit biological communities similar to fhe site (e.g. panfher or black bear range, avian rookery, bird migratory route, etc.) Identify historic and/or archaeological sites on the subject property. Provide copy of Connty' s Historical! Archaeological Probability Map and correspondence from Florida Department of State. D. GROWTH MANAGEMENT Reference 9J-I1.006, F.A.C. and Collier County's Capital Improvement Element Policy 1.1.2 (Copies attached). INSERT "Y" FOR YES OR "N" FOR NO IN RESPONSE TO THE FOLLOWING: 1. NO 2. NO Is fhe proposed amendment located in an Area of Critical State Concern? (Reference 9J-II.006(1)(a)7.a,F.A.C.) If so, identify area located in ACSC. Is fhe proposed amendment directly related to a proposed 5 02/2002 3. NO Development of Regional Impact pursuant to Chapter 380, F.S.? Is the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163.3187(J)(c), F.S.? (Reference 9J-l1.006(J)(a)7.b, FAC.) 4. NO 5. YES Does the proposed amendment create a significant impact in population which is defined as a potential increase in County wide population by more than 5% of population projections? (Reference Capital Improvcment Element Policy 1.1.2). If yes, indicate mitigation measures being proposcd in conjunction with the proposed amendment. Does the proposed land use cause an increase in density and/or intensity to the uses permitted in a specific land use designation and district/subdistrict identified (commercial, industrial, etc.), or is the proposed land use a new land use designation or district/subdistrict? (Reference Rule 9J-5.006(5)FAC.). If so, provide data and analysis to support the suitability of land for the proposed use, and compatibility of usc with surrounding land uses, and as it concerns protection of environmentally sensitive land, ground water and natural resources. (Reference Rule 9J-I .007, F.A.C.). E. PUBLIC FACILITIES 1. -2L 2. -2L 3. -2L Provide the existing adopted Level of Service Standard (LOS, and document the impact the proposed change will have on that Standard, for each of the following public facilities: a) N/A b) N/A c) -2L Potable Water - Property served by Well Sanitary Sewer - Property served by Septic Arterial & Collector Roads: Name of specific road and LOS Immokalee Road Please refer to exhibit V.E.Ic - Traffic Impact Statement d) -2L e) -2L f) N/A Drainage Solid Waste Parks: Community and Regional If the proposed amendment involves an increase in residential density, or an increase in intensity for commercial and/or industrial development that would cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capital Improvement Element Policy 1.1.2 and 1.1.5). Provide a map showing the location of existing services and public facilities fhat will serve the subject property (i.e. water, sewer, fIre protection, police protection, schools, and emergency medical servIces. Document proposed services and public facilities, identify provider, and describe the effect fhe proposed change will have on schools, fIre protection and emergency medical services. 6 02/2002 F. OTHER Identify the following areas relating to the subject property: 1. ~ Flood zone based on Flood Insurance Rate Map data (FIRM). (Community Number 120067, Pauel Number 250]). Jnne 3 1986). Location of wellfields and cones of influence, if applicable. (Identified on Collier County Zoning Maps). Traffic Congestion Boundary, if applicable. Coastal Management Boundary, if applicable. High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable (Identified on Collier County Zoning Maps). G. SUPPLEMENTAL INIWRMATION I. .-X__ $16,700.00 non-refundable filing fee, made payable to the Board of County Commissioners, due at time of submittal. $9,000.00 non-refundable filing fee for a Small Scale Amendment, made payable to the Board of County Commissioners, due at time of submittal. Plus Legal Advertisement Costs (Y onr portion deternuned by number of petitions and divided accordingly. Proof of ownership (Copy of deed). Notarized Letter of Authorization if Agent is not the Owner (see attached form). 6. -2L I 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. 2. N/A 3. N/A 4. N/A 5. _N/A 2. 3. 4. -2L 5. -2L * Maps, aerials, sketches shall include: North arrow; name and location of principal roadways; shall be at scale of I" = 400' or at a scale as determined during the pre-application meeting; identification of the subject site; legend or key, if applicable. All oversized documents and attachments must be folded so as to fit into a legal-size folder. For all oversized exhibits, at least one copy must be submitted at 8-\1, x II inches. All exhibits and attachments to the petition must include a title and exhibit # or letter, and must be referenced in the petition. 7 02/2002 If','Y1Ul]JBf'iTT ]"']I~. ~\... JI2.4\,lrll . ~~ll ..... II it,., Ll lE.r."\~..-]A' \L',,'. D. "IJEI'.'S. 'C.r i pr)f('! ']'Iil...... \~. \.11 : l!'f,UJ\ :! . i h'. .i" ! \ lU~~i .-. ~.. ..._~. _.~. ._\..~ ... ... ..... ... . CORKSCREW ISLAND NEIGHBORHOOD COMMERCIAL SUBDISTRICT APPLICATION TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN EXHIBIT III.A. LEGAL DESCRIPTION THE NORTHEAST ONE-QUARTER OF THE NORTHEAST ONE-QUARTER OF THE SOUTHEAST ONE-QUARTER OF SECTION 27, TOWNSHIP 47 SOUTH, RANGE 27 EAST, LESS THE SOUTH 30 FEET THEREOF, RESERVED FOR ROAD PURPOSES AND EXCEPT THE RIGHT-OF-WAY FOR STATE ROAD 846, COLLIER COUNTY, FLORlDA. E:',1'X: "(,'Brl,']' B"]il'SC: 1 1'1" I I I Ii "","" _." ..~ ....., ,_.... .... "'~ V, "A' ]' VI 'A' 2' V" 'A' 3" AN' r.D" V; 'rE' " 2" I If .. f:,,! I; r, ",f , i ., 1\ i " I r ,',,f ~',l /'i", ii 't,;!,,:" " 'J \" ':L 1" \ I' ill \ :' f; f,' "j .. rt. ii, ;/ r 1: l .,d f't .... \ .. /1 'j.. 'f "" .. I .f IS... m,',';, ,.L', V Ii> ,~. . ',.Iii A";, V .,~~, :..1$, Y ..... . ,',' .. .. f ,;). -" ,", j"+"- .i Lr A" N\' 1])1" ";, Ui rSf lEY" , I' I" I "\ ,,' '''~; , .,.. \'., H', ' ., .. ;1 It"'':, t'.;{ yY ~t ,Il 1~ '; ".a,..d, .,;,. 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'1' [I/o j " .~."...,._.;. .M~. ~.,~, ,','Y,'. , . ...,~ . _ 'm''''~ ,~,.. _,"," .~'"". ",J ~,~ ' lit;' D>>JiO~'" lIlO" S"lE"'D" JF'..'.U'. ..~.U.. "n.,lG': t~i{'\)tJ it):',~J01) ..Iil) i l..)-I{JQ LI AI N" fDr' ',. Uj IS"!Er.1 ]3r-"LI E:r"M' "I'Ef"N' , I'T' f' T'" f']Ei IX'?"". T, .. .. I,!"!,,.. G, " .. y.." ".. , 'I 'I " I I ',,' 1 , 1. I 'n .,' /"~ \ t 'f1 f ;F ': 1. ~p; ',. T 'j vi, . > 'Il < ~ 'I! ',; T 1. L 1, /' Ii _"","""". ,.". "',"" ~, .', ~","~ _".,,',_ ,_, .'" ,_''',', ......w """,,,,^,,',,<, ,,'~"'='" ~,,,.,,,,','" .,--,"_ , --&" ,^",",m.w" ,..,". ~ _~"" . '". ,..,,,,,,.-.,,," ."". _.. ,,,,,* EXHIBIT IV.B COLLIER COUNTY GROWTH MANAGEMENT PLAN Proposed Text to the FUTURE LAND USE ELEMENT Corkscrew Island Neighborhood Commercial Subdistrict The purpose of this subdistrict is to nrovide neighborhood level commercial land uses in an area of Collier County that has a rapidly increasing population and demand for conveniently located commercial goods and services. The historical land uses in this area have been predominantly rural in nature. and the growing nonulation has largely been required to obtain food items, nersonal services. and othcr commcrcial goods from purvevors locatcd in the urbanized area of Collier County. Collier County recognizes the resulting benefits to the local infrastructure when appropriatclv scaled commercial goods and services are conveniently located near population centers. The Corkscrew Island Neighborhood Commercial Subdistrict comprises anproximately 8 I acres. The Subdistrict will permit a variety ofretail. office. and nersonal services uses that are generallv consistent with the types of uses found in the C-2 commercial convenience zoning district. A maximum of 90.000 Sq. ft. of gross leasable building area shall be permitted in the subdistrict. Rezoning is encouraged to be in the form of a PUD. F:\JOB\BOB WILLIAMS GMPA (BWGMP A)\APPLICATION\Growth Management Plan.doc W;):l, t,'HI f]flO;]i"lf,:. '1., n l.1p,i 1rJ '.'," ..Ill ~.] '/lID~ 1:",,, I <c_ ~ .l,l~w .~J~, .;, j I.; .~.."j!. F..f,',i'ijLll,!.:, ij,..J, .11 j~jN~) ~1S1V~ 1p'V11~:TrGN ~.1]~1~~ ~ . /Ii.., UU l\))..lID lUJE.~Ui.. ," 1h\]\IJ]~ F:\PROJ . PlANNIN ',SI80B WilliAMS GMPA (BWGMPAjIFUTURE lAND USE (BWGMPA),dwg, EXISTING LAND USE MAP, '79:45:12AM L T SJ S T 52 S T 51 S T 50 S T 49 S I T 48 S ! 111 Iii I II ! I ~ ~ ~ I : I I , LLl , ~ ~ ~ 8 ~ ~ l ~ ~ ~ ~ ~ "~ ~ l ~ ~ ~ ~ ~ 5 = ~ ~ ~ ~ 2 ~ fO jrn;j ;~ ,I .' ~B " 081,Xa}'V !' ,. ~~ ;::o~ co; en ~ I'l~ . ~ i . ' . ~ . o o .. ,- ~ ~ .~ ~ ~ ~ . ~ ~ ~ .! i R ;::o! co m ~ ;u co ~ '" ;u co co en ;u . ~ ~h ~n ; ~ co CD '" " ;i ~ '" i ;(] ~ o '" ....:~ U.Ol -.-- ;u '" I,p I; I i~ i " ~ ~ "' '" ~ t ~. "1M ~ -< ~ ~ ~. 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I' : "." .,' , ,I "-. .; '\ i, ~ ;ry II !i , T'J;. ,-; '\/ t /;'"'t l ':. ~ ,if 'lit .: ," f I " :." "d" r ',;- "1"1" ", I ' " .f" ",. f ~ 1.d ,) " " ,', ' ",,, "," ',- ." +" ,.:"" ..,: ,'j ". ',,'" e ',-, .. - , ,-,..,.., ..... . .".,.' .,.' .. '" ,.".., ,.,."..."" ...,. '_d ,I" ",.Ih.. Er! I'll, "l]fR' "",iOl'[N\',JM', ,i,'E'.' -IN: ',11', 'l~' .1 LI.' Ai'N\iAi, If yV,,7SrI]"SI..,,',. ",I I I' dll'i I, ',:ldl\l, Ii i i' 1,1 n 'I hr.! " " , j j I "" . ", ., I', ,. '/'" I ~'l ,,- J " ',- '. '; 1 ' ,f ,.;; ! "" L i .' , , l,~ ., t '0 : "" ~':_) '1 (-:~ _,~,-_ ",/' ,', ',,: T .:-,':.,j" ;, ,,' _'_"-~,_d::,m/ _,:',},,:, ~ ,', ~'\, ____':,,~ J;,' : '" _ =. _\ ,) Collier Environmental Consultants Inc. Telephone (9411263-2687 3880 Estey Ave Noples. Florido 34104 May 15,2006 Wayne Arnold Q Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, Fl 34 I 17 RE: Corkscrew Island Neighborhood Commercial Subdistrict Dear Wayne, As requested, Collier Environmental Consultants examined the above referenced parcel. We examined the subject parcel looking at different vegetation communities and conduct a brief environmental assessment. The following are our findings. The entire site has been preyiously cleared. The subject parcel consists of a Fallow farm field, an abandoned gas station and a treatment pond. The fallow farm field consists primarily of Bahiagrass, beak rush, nut sedge, dog fennel, ragweed and thistle A few canopy trees such as cabbage palms are sparsely scattered throughout. There is still evidence of an abandoned gas station. The pump station (islands) is still evident as is the footprint of the building. The oval pond to the rear of the building is a treatment pond. This pond was strategically placed behind the building. In addition, examining the shape and the bank you can tell its man made. The area is currently dominated with cattails. As further evidence, I've included some historical aerials showing the farm field, station and the pond. The oldest aerial is from 1963. We examined the entire area. During this walk no threatened and/or endangered species were identified. The parcel did have some human activity. The site is currently being utilized as parking and some staging for the Immokalee road expansion. Should you have any further question please don't hesitate to c . . Page 1 01'1 .A: .,~ilili1. ;2. I 2 - U N:t:M P R..oVE 1) -p A $TV R't ~ 1417- AE>AN\:>ON.t:l) GAS =S 11'\1 I b N g3~_~A1~NT rOND http://maps.collierappraiser.comloulput/Collier_2005 _ SDE02380040488236.jpg 5/1 0/2006 Page 1 of 1 http://maps.coIlierappraiser .comloulput/Collier _ 2005_ SD E023 80040488236.jpg 5/1 0/2006 ENVIRONMENTAL ASSESSMENT CORKSCREW ISLAND NEIGHBORHOOD COMMERCIAL SUBDISTRICT INTRODUCTION The subject property is located in Section 27, Township 47 South, Range 27 East in Collier County, Florida. Specifically, the property is located at the northwest corner of the intersection of lrnmokalee Road and Platt Road. The site is bordered on the north, south and west by residential uses zoned A-MHO. The east side is bordered by lmmokalee Road. The subject property is 8:1: areas in area. Of the 8:1: acres, 4:1: acres are zoned C-2, Convenience Commercial, and was previously developed as a restaurant. The remaining 4:1: acres are zoned MH, Mobile Home, and was previously developed with mobile homes. The restaurant and mobile homes havc been removed and the property is presently vacant. SITE CONDITIONS A review of the Soil Survey of Collier County Area, Florida, United States Department of Agriculture (USDA), Natural Resources Conservation Service (NRCS) identified site soils to be Oldsmar Fine Sand. The Oldsmar Fine Sand is described as a poorly drained, nearly level soil found in flatwoods. In a natural state this soil type is consistent with the natural vegetation of South Florida Slash Pine, Cabbage Palm, Saw Palmetto and Waxmyrtle. Under the Florida Land Use, Cover and Forms Classification System (FLUCFCS), historically it can be assumed that the previous FLUCFCS designation would have been 411, Pine Flatwoods. This would be consistent with the existing, off-site vegetation in the area and the Oldsmar Fine Sand type soils. However, with the development of the site, the FLUCFCS designation has changed due to the occupation of the property by man-made structures. During the occupation by the man-made structures, the next generation FLUCFCS designations were 112, Residential Low Density, Mobile Home and Commercial Services, 1415 Restaurant. With the removal of the mobile homes and restaurant, the current FLUCFCS is 740, Disturbed Lands. The subject property is void of any indigenous vegetation consistent with the 411 Classification. Man-made alteration to the land has resulted in a silted in pond, a remnant of the mobile home generation. LISTED SPECIES DISCUSSION With the evolution of the subject site from FLUCFCS 411, Pine Flatwoods, to FLUCFCS 740, Disturbed Lands, the habitat consistent with the fauna and flora of the Pine Flatwoods has been altered to the extent that the habitat no longer exists and does not support those protected species associated with the 41 I Pine Flatwoods classification. In all probability, any listed species would normally seek to traverse or migrate through an area consistent with their habitat to ensure their safety. However, that is not to say there is a distinct possibility that any of those listed F:VQBIBOB WILLIAMS GMPA(BWGMPA)IAPPLICATIONIEXH VCI VC2 - Envimrunental.doc species found in Table I would traverse or migrate through the subject site during their journey from one habitat to another. Table 1. Protected species list according to FLUCFCS category FLUCFCS Potential Listed Species 411 Beautiful Pawpaw Big Cypress Fox Squirrel Eastern Indigo Snake Fakahatchee Burrnannia Florida Black Bear Florida Coontie Florida Panther Gopher Frog Gopher Tortoise Red-Cockaded Woodpecker Satinleaf Southeastern American Kestrel Twisted Air Plant F;\I0B\BOB WILLIAMS GMPA (BWGMPA)IAPPLlCATIONIEXH VCI Vel - EnvimnmentaI.doc ';lAr", ' f,~ "-t '::l'. "'..:~r:'~~ . :';; '" 2 t ~ .. ~ ! ,. ~ ~ ug: ~ >< ~~ , m~ l~ ~B "ll~ w~ j; ~ . ,~ *.' "'-"'. r',,.: t"'lJo-;j_~~." " ,- ;. ..~- "~. '" -'-40\... .' " ""'S_""'~'J; ,!{" ',;:,,,,.,,,, '. "'..... ,< "\ ~l'l '5 Q~ 1. , . . " ' ~ l -< ., "" ~ ! c.6~ ~i~ "'..01 Ri:1 :il ~~Iilii . 1 ~jll~ il!l! , ': '~. ! ~.t ~~ , ~; f c:r" , " ' " ~! . > :: ~...' . . i l i , I i , ! I i I 1'1 III II III -11 1 ~~ 0 / . . ~ ~ ~ e " . ~ i ~ ~ ~ . . , . . . B . ~ g 0 0 . . ! . . . 0 . " . . . ! 0 . . . . .. . ~ . ~.- t 0 , I . 0 E ~ 0 E . . . . ~ . ~ " . . ~ . . . - , . . . . -I . . . . ~ . . " '. . . -- ri . 1"- . j II I ,. : -~I' '" . \ A l \ . -- II I I I. 11111 I .... ............ I ...~ I I- iii I- U W -. In :;:) 1Il u ~ 2: I ~ ~ ~ ~ i.?l 'Z >- ~ -' LUt-t- :S ::Iiz::; ffi ~~~ ~ ~ ~Q~,.., i:! <.J ::Ii...."l..U '" 8 ~~;;!> ~~o~ffir ~ fSj~=H"' g~1::!~we~ = ~~u ~ 82~ gi '" ~ ~ ~ l!5 o.l:<: 5e; \ii !<-' i u 1: <>~ .." ~~ Iii .::::s. !Ii il9 ~. '"I' ~~'i i I ~i:l~ .. !~;i 1:: ='1' ill ~! Pli .,.. ,i E3 ~ ~ 0- , . j ~ ; ~ .; Iii : ci OJ ~ lilh , . i I I I : I ~~~ ~~~ ",5~ .:~ ~3~ ~z GOLDEN GATE AREA COMMERCIAL LAND USE DEMAND Prepared for: The Golden Gate Area Master Plan Restudy Prepared By: Collier County Comprehensive Planning Department January 2002 1. Introduction The Golden Gate area continues to experience tremendous growth in-line with countywide trends. The population growth rate in the Naples metropolitan area (MSA) was ranked second in the nation (up 65.3%) from 1990 to 2000 (Census 2000). For purposes of adding more detail and maintaining consistency with prior studies, the Golden Gate Area is subdivided into four sub- areas as depicted in Map I. These sub-areas. or study areas, are of substantial size to represent a traditional market trade area. As evidenced in Table I, the Golden Gate area actually experienced population growth (up 72.9'70) in excess of the already stellar countywide rate. Table I. Countv an 0 en ate tU1Y, rea ODU atlOn rowt Geo';i'arihv . 1990 - 2000 % Cha.nge Study Area 1 19,134 27,719 44.87% S tudv Area 2 2,647 5,278 99.40% Studv Area 3 1,919 7,640 298.12% S tudv Area 4 376 1000 165.96% Study Areas Total 24,076 41,637 72.94% Collier County Total 152.099 251,377 65.27% Source: U.S. Census Bureau 2000 d G Id G S d A Pl' G h In accordance with basic economic theory, changes in number of consumers and/or income can shift (i.e. increase or decrease) detnandfor normal goods and services l The proliferation of new households in the Golden Gate area represents an apparent increase in consumer demand for the variety of goods and services households typically consume. Moreover, increases in income also manifest as positive shifts in demand for normal goods and services. The purpose of this restudy is to examine the demand for commercial space in the Golden Gate Area community in consideration of projected future growth. The groundwork for this restudy is contained in a previous Comprehensive Planning Staff report entitled Analysis of the Golden Gate Area Commercial Land Use Needs, October 1996. That study was adopted on April 9, 1996, by the Board of County Commissioners as part of fhe Evaluation and Appraisal Report for the Golden Gate Area Master Plan. The methodology used in the original study was adapted from an earlier 1988 study completed by Reynolds, Smith and Hills (RS&H) in conjunction with the Countywide Growth Management Plan. As with the original (1996) study, there are three primary objectiyes for this study: . Document the existing commercial space within the Golden Gate area . Project future demand for commercial space, and . Discuss an appropriate spatial distribution and allocation of commercial acreage. In addition to the above, a brief theoretical background is also presented. Moreover, consideration is also given to methodology assumptions and the satisfaction of consumer demand from retailers located outside the subject study areas. I Reference any intermediate level Economics Textbook's discussion of Demand. MAP 1 GOLDEN GATE AREA MASTER PLAN COMMERCIAL STUDY AREAS COLLIER COUNTY, FLORIDA STUO'!' AREA HENDRY CO. COLLIER CO. ~ CITY OF NAPLES -- C.R. 846 LEE CO. COLUER CO. ~ I -75 in ~ <i U ~ c;, Q, l' " " o ~ N <i .,; N SCALE GUt.F" Or J.(tJ(ICo o "'I. 1Ot.41. PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY OEYrLOPMENT AND ENVIRONMENTAL SERVICES QlvtSION mE: GGMP-9.DWG QATE; 12/01 2 '2.. II. Background Information The basis for anticipating an increase in demand for cOnuTIercial space in the study area is rather straightforward. Assuming a typical consumer purchases a composite set of goods at a retail store. the full cost of a shopping trip entails more than just store purchases. The consumer also incurs transportation and time costs. Moreover, lengthy trips can produce a substantial amount of disutility in the form of traffic congestion and other nuisance costs'. The effect of incI.uding all costs, in excess of the retail purchase, results in an increasing cost to consumers located at greater distances from the retail center3 Indeed. transportation costs are typically assumed to increase at a constant rate (e.g. $O.20/mile) with distance. An increase in population within a given geographic area will influence both the consumer and retailer in at least two important ways. The retailer will see the level of demand for store products increase per unit of area. Demand for store products increase and storeowners see a corresponding increase in revenue. Crowded store aisles and parking lots are two outward signs of this growth. The primary spatial affect on the retailer is that normal returns can now be earned with a smaller primary trade area. Hence, this growth eventually creates incentive for retailers to build new stores given increased business activity and capacity constraints at existing stores. This growth in population driven demand likewise affects the consumer. First, market forces become favorable for a price increase. An increase in demand for a product or service places upward pressure on its price, all else eqnal. Although this is a standard function of any price system, the extent of this occurrence will vary according to product. Whether or not product prices increase, the consumer will likely see the full costs of a shopping trip rise nnder a scenario of rapid population growth. In other words, even if the rise in purchase price remains negligible, time and nuisance costs would increase with congestion and distance. Hence, fhe market forces that compel retailers to build new stores also benefits the consumer by providing closer shopping venues and helping alleviate upward pressure on prices. Although not explicitly addressed in this study, job creation is another substantial benefit associated with the construction and operation of new retail outlets. III. Study Methodology and Data The methodology used in this study is consistent with the approach used in the 1996 Staff study arid the countywide 1988 RS&H study. These studies utilize a standard approach to approximate the amount of supportable commercial space in an area'. Population and income growth projections drive the methodology by yielding projected increases in consumer retail expenditures in an area. Projected consumer retail expenditures are derived by multiplying total area income by the share of personal income spent on retail purchases. A sales per square foot (SPF) parameter is then divided into consumer retail expenditures to arrive at the amount of retail square feet that could be supported by the population. Another parameter, the floor area ratio (FAR), is then used to arrive at a corresponding acreage requirement for the supportable retail 2 These type effects can be considered an externality. An externality exists when the welfare of a household depends not only on his or her activities, but also on the activities under the control of other consumers. 3 A detailed theoretical and graphical description of retail market areas can be found in: Heilbrun, James. Urban Economics and Public Policy. 1987. St. Martin's Press, Inc. , See Retail Development in Growing Communities: How Much Retail Can Our Town Support? Issue 37, September 1999. Center for Community Economic Development, University of Wisconsin Extension. 2 square footage estimate. Although this approach contains a number of intermediate steps, the process is fully rooted in projections of population and income growth along with the SPF and FAR parameters. A schematic outlining the data hierarchy and methodology is depicted in Figure I. Figure I provides a summary of both the flow and calculations involved in the forecast procedure used in this restudy. Additional insight is provided in the next section describing source data. Data Notes and Descriptions Population Projections (POP) - Population projections are based on Comprehensive Planning forecasts for each of the four study areas. Forecasts of future population were based on high range for five years and medium range countywide population projections developed by the Bureau of Economic and Business Research (BEBR). BEBR's countywide totals were disaggregated based on the share of growth in each respective study area in accordance with 2000 Census Data. All forecasts reflect permanent population figures due to the unique nature of the area. More specifically, the area presents relatively few opportunities for seasonal residents and is commonly associated with providing workforce housing. Per Capita Income (PC!) - Income data are adapted from 2001 forecasts of personal income by Woods and Poole Economics, Inc. The differential between per capita income estimates at the County level and the Census Tracts making up the study areas is used to adjust forecasts', Where Census tracts and study areas overlapped, a weighted average procedure was used. As suspected. countywide per capita income levels overestimate study area income levels. Per capita income in the four study areas were 35 % to 40% less than the countywide level. These fmdings support the common recognition of the NGGE as an area of relative affordability. Woods and Poole, Inc. per capita income ptojections are defmed according to Department of Commerce, Bureau of Economic Analysis (BEA) estimates of personal income', Per capita income forecasts are presented in "constant" 1996 dollars7. Persons Per Dwelling Unit (PPDU) - Calculated for each study area in the 2000 base year. Defined as the total population divided by the number of dwelling units for each study area. These estimates are based on 2000 Census data and Comprehensive planning projections. PPDU is assumed to hold steady in the forecasts beyond 2000. PPDU serves to project the number of dwelling units from population forecasts. Dwelling Units Forecast (DU) - Defined as forecast population divided by persons per dwelling unit. For each forecast time period, DU is giyen by: DU = POP PPDU 5 Income data from the 2000 Census were not yet available at the tract and block leyel. Hence, 1990 Census income data were used to calculate differentials between study area income and countywide income. '''Personal income (and income per capita) data used by Woods & Poole are usually much higher than money income data used by the Census because money income excludes some forms of income (Woods & Poole Economic, Inc. 2001 State Profile, Pg. 28)". 7 Constant dollars measure the real change in income by taking inflation into account. By adjusting for the general rise in price levels (i.e. inflation), an increase in income measures the real rise in consumer purchasing power. y Figure I. Data Hierarchy and Methodology for each Study Area r'~~';,~~~::;:~.~\l~;~"~:~: '~.:.'~'.:~ ~*~.~Jid..v.~ll!2':Vt~~ (. .~!fT?' ::-1'-1~i. !~~~~~~.~~: :, .:. {~i~~ ~~_~. ~~~',_: ~~ '~j .- .-, ~.. ~ .-.,. '''' -..- ".. - .... ~~!:{~~Ii\;.' ;;)~~v~~~'r~;: ' . :t<f~:'>/',~~~~~'';~!~, ... ~ _ ~ .~,,_ _ ~ __ '.._ __ ,_.._r.~ Parameters: SPF and FAR -- - - - .. €)~!!~ .., L -:"?;}p}_~,;...J_' ~ .. - -~.. .. ........ '_A _., .. ~ .~f;. '; .. '. ~ .',., 1 ,';: <.0\ _ '",.. . ." - - ~-....-......- .. .... -. . " Dwelling Unit Income (DUl) - Defined as the product of per capita income and persons per dwelling unit. For each forecast time period, DUI is given by: DU/ = PCI 0 PPDU Total Area Income (TAl) . Represents the total stock of personal income available in each of the four study areas defined according to dwelling unit income and counts. TAl is defined as the product of dwelling unit income and number of dwelling units. For each forecast time period, TAl is given by: TAl = DU/ 0 DU Retail Expenditures (RE) - Represents the share of total area income devoted to retail sales. Data for retail sales are from the Census of Retail Trade published by the U.S. Bureau of the Census. Retail expenditures were found to make up approximately 35.0% of personal income in Collier County. This figure is below the 44.0% figure used in the RS&H study. This discrepancy can be explained by the use of BEA income estimates rather than Census money income data used in prior studies (See Footnote No.6). This 35% share is applied to total area income to arrive at retail expenditures for each study area at each forecast time period, as follows: RE=TAlo35% Parameters Sales Per Square Foot (SPF) - Sales per square foot is the parameter used to translate retail expenditures into supportable square feet. These data can be ohtained from at least a couple of different sources. The National Research Bureau (NRB) publishes a Shopping Center Census with state level estimates of sales per square foot. In the NRB' s 2000 Census, SPF was found to be $246.04 in the State of Florida for all shopping center size categories. Sales per square foot estimates for Collier County are in general agreement with NRB state findings. As the name indicates, SPF is defined as annual total retail sales divided by total retail square footage ($/SF). In order to accurately estimate SPF, only property appraiser defined land nses' with close correspondence to the Census Bureau's definition of retail sales are used in the calculation. For instance, the square footage of hotels/motels and theaters are excluded from the SPF calculation since the Census Bureau's definition of retail sales excludes these product services. In Collier County, SPF was determined to be approximately $223.56' based on projected 2001 retail sales of $3431.27 Million and a countywide commercial square footage estimate of 15,348,589 sp9. This figure is rounded up to $225.00 consistent with NRB's higher statewide ayerage and the practice of eIlsuring conservative forecasts. Floor Area Ratio (FAR) - The FAR converts supportable square feet to supportable acreage. The FAR is the share of a developed lot occupied by actual commercial floor space. FAR is given by the ratio of commercial floor area to overall site size. In the 1996 Golden Gate study, a FAR ranging from 17.46% to 18.67% was utilized. Utilizing current figures, fhe FAR ranges from 18.82% to 21.65% depending on whether hotels/motels and theaters are excluded or included, respectively. This study utilizes a FAR of 20.0% based on this range. Hence, 20% of a site/Iot is devoted to building floor space, leaving the remaining 80% for parking, drainage, open space and all other secondary uses. , Consistent with treating income in current dollars, the growth rate of real income is applied to SPF in the forecasts. 9 Includes Unincorporated County and City of Naples estimates of developed SF. t., Supportable Square Feet (SSF) - Defined as retail expenditures diyided by sales per square feet. For each forecast time period, SSF is given by: SSF = RE SPF Given RE is measured in dollars ($) and SPF in dollars per square foot ($/SF), the units cancel to yield SF. SSF is adjusted to account for a typical 5.0% vacancy rate. Thus, SSF is multiplied by 1.05 to yield the real supportable square footage for a study area. Supportable Acreage (SA) - Represents the final demand for commercial acreage within a study area. SSF is flfSt converted to acres (SSF/43,560) and then divided by the FAR to arrive at SA. More specifically, for each forecast time period, SA is given by: SA = SSF ...J.... 43560 FAR IV. Results All data components and forecasts of commercial space demand, as represented by SA, are assembled in Table 2. These results are accumulated in Table 3 to show forecast demand for the entire Golden Gate area. Forecasts are made in five-year increments to the year 2020. In compiling this information, various data sources and forecast assumptions were made in the analysis. While these sources and assumptions are deemed to be accurate and reasonable, results should be interpreted in recognition of these factors. 7 Table 2. Commercial Land Use Demand Forecasts for Golden Gate Study Areas 1-4 STUDY AREA. 1. ........MfIt PopuI.tlCHI >000 .... 2010 2015 .... P-oput.atlon, Projections (POP) 27,719 39,492 ...... 63,020 60,413 Per Captta IMome (PC!) '29,1.17 $30,541 $33,041 $35,566 538,11.5 PllfSOftl ,"I OweUlnt Unft (ppOU) 246 ... 246 "6 .., lhnlllnfUnlts{OlJ) 11.285 16078 10763 21614 24599 DwelllnclJnltlncome(DUI} $59,06-1 $75,019 $81.158 587,36.1- $93,624 Total~ealncom.(TAI) $779,37&.53.2 S1,206,U5,471 51..522,197,855 $1,888,.198,769 52,303,067,523 ProJected Ret..lll Ellpendltu.es(RE} $212,781.786 $422,140,417 5532,979,249 $660,869,569 $806.073,633 SJll8$ p.r Squ.re Foot (SPF) 5225 ,,<4 "64 $285 S305 SupporblbleSquareFeet(SSF} 1,212,3s:::l 1,721,267 2,015,804 2,322,036 2,642,779 Supportable Squar. F..t, includIng typ1Cll15% nuncy 1.272,9&1 1,813,630 2,.US,594 2,438,136 2,774,918 FlO<l(At.. Ratlo(FAR) 0.200 0.200 0.200 0.200 0.200 SUJlpor\:able Acl'uge (SA) 146.1.2 201!.:!.! 242.95 279.86 318.52 STUDY AREA 2. ~Mnt PvfUldon 2000 200. 2010 "'" 2020 popuUltlon,Prolec1l_(POP) 5,218 1,520 8,716 10,109 11,505 PerC.pltalncom6(PCl} $25,45.3. 521,645 $29,!ro8 $32,194 $34,502 Persons IH" Ow6ll1ng Un<< (PPDU) '.04 3.04 304 '.04 '.64 O_lIlncUnIb{DV) ",.. 2470 "" '321 3780 D_lllng UnIt Income (OUI) $77,476 584,156 $91,044 $98,002 $105,0:27 TotlllAfe.lnc:om6{fAlj $134,J3.1,&69 $207,883,479 $262,466..175 5325,445,.894 $396,951,783 Projeet6dR6t11I1Expendltllres(RE) $47,016,034 $72,759,218 S91,863,].lW. $1.13,906,063 $138,933,124 5.* pet Squ.re Foot (SPF) '225 "<4 $264 ".. $305 $upportllbklSquat'eF..t(SSF) 208,960 297,708 347,440 .00= 456,504 SuppoftabltSquereF..t,lnchldlngtyplc..lIS"...-caney 219,4<\8 312,593 364,4:12 420,232 478,279 Rool At,. RaUo (FAR) 0200 0220 0200 0.200 0200 SUppllftabJ6 Acr..ge (SA) 25.1.8 35.88 4L87 482' 54.90 stuDY AHA 3 .~......... >000 .... 2010 2010 .... PopuIatIon,Proftc:1loM(POp) 7._ 10,&85 12703 14,633 16,854 p.,c.pItIIoln_(PCI) $26,705 $29,007 $31,381 $33, T80 $36,2{11 Penonsp'" DwellIng Ufttt(PPDU} 290 2.90 290 290 290 cw.lllnc Units {OU} 2632 3790 4376 504' 51,. cw.alfrc Unit lneome (Out) $77,51.6 $84,199 591,090 $98,052 $105,080 TotalN..InCOlM{f.&{) $204,026.155 $315,73&,405 $.398,639,910 $494,295,03.5 $602,899,872 PfojtctedA.uRElpoJftdltur..(RE) $71,409,1S4 $110,508,442 $139,523,969 $173,oa3,255 $211,014,955 Sal...,. Squ.re Foot(Sff) '225 ,,<4 $264 $285 $305 supPOrtableSqwlreFeet(SSF) 317,3T4 4=" 527,700 607,&65 691,830 Svppclftalble Squa~ FMt, lnchldln, t)1llea1 5" vacancy 333,243 474,774 -.., "".... 726,422 F100rNN Rat\O (FAA) 0.200 .200 0200 0200 0.200 Supportable Act..ce ($A) 3425 54.50 63.60 73..26 83.38 $1\IDT" MfA4.rw-.t--- >000 .... 2010 2010 .... , PGpulatiofl,~ftS{l"OP) ~ooo 1,425 U63 ~'15 2180 Pew CapltllolncOllle{PCf) $26,069 $28,316 $30,634 $.12,975 $35,339 PeI$Oflt 1M' Owelar\( lIalt {PPOU} 3.12 3.12 3.12 112 ,.12 DwelHn,UftIts{DU) 321 457 634 '''' 10. owerln, UIlIt lIIcome (DUI) '91,230 $81,233 $95,454 $102,749 $110,.ll5 Totel Ar...._ (fAl) $26,06&,763 $40,342,4.24 550,934,888 $63,].56,901 $77,033,525 ProleetedA'ta/l~.ndlturu{REI $9,124,067 $14,119,848 $17,827,21.1 $22,104,915 526,961,734 $115M per Sq~ Foot (Sff) '225 ,,<4 "64 ."" $305 Supportabl,SquereF"t{SSF) 40,551 57,774 67,425 77,6S8 88,396 slIJIportlIble Sqnr. F..t, IncfudlnC t)1Mcellli" neancy 42,579 60,663 70,196 '~551 U,816 F100rN..Ilrill(FAR) 0200 0220 0200 0.200 0.200 Sllppoftable.Aer..C'(SA} 4.89 6.96 6.13 9.36 10.65 Real GfowUl R.. of Ifroome (All Studr Ar...) '.62% ."" 7.64" 7.1'" NOTE: ProjecUOlIt do not brkelnto .eeourrt. BuIdovt hpufaUon for..c:h 5tlJdy.,.... Thus, later date forecasts should be Interpreted wl1h eeutIon. '\ Table 3. Commercial Land Use Demand Forecasts For Entire Golden Gate Area ENTIRE STUDY AREA - TOTAl 2000 2005 2010 2015 2020 f"opulatJon. Projections (POP) 41.637 59,321 69,230 79.747 90,763 Average Per Capita Income (PCI) $26,586 $28,878 531,241 $33,629 $36,039 Persons per Dwelling Unit - Average (PPDU) 2.88 2.88 2.aa 2.88 2.88 Dwelling Units. Study Area Sum (DU) 1.5972 22755 26556 30590 34816 Dwelling Unit Income (DUll $16,560 $83"'1 $89,967 $96,843 $103,185 Total Area Income (TAl) $1,222.788.26Q $1.892,31.2,362 $2,389,165.267 $2,962,454,210 $3,613.354.797 Projected Retail Expenditures. Study Area Sum (RE) $400,331,092 $619,527,925 $ 782,193.590 $969,883,802 $1.1B2,983,446 Sales per Square Foot (SPF) $225 $244 $264 $285 $305 supporta~e Square Feet. Study Area Sum (SSF) 1,179,249 2,534,915 2,958,368 3,407,190 3,878,509 Supportable Square Feet, Including typical 5% vacancy 1,868,212 2,661,661 3,106.286 3.578,1B0 4,072,435 Roor Area Ratio (FAR) 0.200 0.200 0.200 0.200 0.200 Supportable Acreage. SbJdy Alea Sum (SA) 214.44 305.52 356.55 410.72 461.45 NOTE: Projections do not take Into account a Bulldout population for each study area. Thus, later date forecasts should be Interpreted with caution. q IV. Summary & Conclusions An inventory of the existing commercial lands within each study area is presented in Table 4. This Table also depicts the difference between existing commercial acreage and forecast demand in 2005 and 2010. These deficit/surplus calculations are only made to the year 2010 given the increasing likelihood of forecast error and the potential to reach buildout populations. The first column of boxes summarizes existing commercial acreage in each study area. The second and third columns of boxes summarize the forecast demand and associated surplus/deficit of commercial acreage in 2005 and 2010. Graphical treatments of these values are also provided in Graph 1. Currently, study area I contains most of the available commercial land for the entire area. Approximately 84% of the total existing commercial acreage is located in study area 1. Accordingly, study area I 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. In short, these findings suggest that population and income growth can support additional commercial space within the Golden Gate area. However, other factors deserve careful consideration when interpreting these results. Namely. availability of retail space immediately adjacent to the study areas is recognized as helping serve retail needs. Nonetheless. even when considering these adjacent retail centers, each study area is of adequate size to support what is typically characterized as a neighborho'od and/or community shopping centerlO 10 For example, The International Council of Shopping Centers (ICSC) defines a Neighborhood Center as possessing a primary trade area of 3 miles or less, and a Community Center as one possessing a primary trade area of 3-6 miles. ICSC also gives a site acreage range of 3-15 acres for Neighborhood Centers, and 10-40 acres for Community Centers. 10 Table 4. Existing Commercial Acreage end Forecast Requlremen18 ExIsting Condltlo.." 2005 ProJections" 201.0 praJecttons'. 5tI/"Y..,..1 Existing Commercial. 2001 2005 2005 2010 20:10 Developed Undeveloped TotafA.cloago Oemand SlII'plusor{DeRclt) Demand Surplus or (Deftclt) Commercial Zoning 122.84 39..17 162.01 PUD 32.19 39.04 11.23 Total Acreage 155.03 78.21 233.24 208.13 25.06 242.95 (9.71) SlI.ldy ArM 2 Existing Commerclal- 2001 2005 2005 2010 2010 Doyoloped Undeveloped Total Acreage Oemand Surplus or (Dllflcltl Demand Surplus or (Oeflclt) Commerclal Zoning 1.1' D 1..7. PUD 0 0 0 TotalACleego 1..79 0 1.1' 35.88 (34.09) 41.87 (40.08) .!:bId)' Atu 3 Existing CommercIal - 2001 2005 2005 2010 2010 Developed Undeveloped Total Acreage Demand 5urplusor{Oeflclt) Demand Surplu$or(Ddlc1t) Commercial Zoning 5." 7.iS 12.61 PUD 6.01 23.69 29.7 Total Acrcage 11..47 30.84 42.31 54.50 (12.1.9) $3.60 (21.29) -",... Existing COmmercial - 2001 2005 200. 2010 2010 Developed Undeveloped TotlllAcreage Demand Surplll$or(Denctt) Demand Surplus or (Deftclt) Commercial Zoning PUD (No commerclallonlng uists In Study Area 4] Toti'llAcraage 0 6.96 (6.96) 8.13 (8.13) Total All Study Areas I 277.34 I I 305.52 (28.18)1 I 356.55 (79.2.1)1 . From COllier County Property Appraiser's Offlce and COmprehensive Planning Staff, 2001 ..Forecasts based OR metftodologyoutilned In Rgwe 1. Notas: 1. ~Demand" Is the forecast Supportable Acreage (SA) for the speclfted year 2. A surplus or (deficit) Is given byUle difference betWeen existing total acreage and demand (supporta~e ACfeage) 3. A deftcft (negative value In parenthesis) Indicates Supportable acres (I.e. demand) exceeds the current stock of commercial acres a. Deftclts (negative values) represent the C1Jmmetclal acr..ge requirement lor ttre subject area. 4. Projections do not take Into account a Bulldout population lor each study area. Thus, later date forecasts shotdd be Interpreted wtth caution. Graph 1. Commercial Acreag. Surplus and Deficit ForecuU. Difference Between Existing and Supportable Acres 20.00 ~---- ------------------------ 2506 . - - - -- - .......~ 40.00 " .. - u .- <~ - " .m e !! '" " " E'E. E .. o " (Jill (20.00) (40.00) (60.00) I (80.00) .\ i (6.96U~J~J (79.21) (100.00) .__.__.__...............____ __ _..._u.____ _.~l 11 III Study Areas IV Total 102005 Surplus or (Defic~) . 2010 SurplUS or (Deficit) I II S.C. Draft Survey Review Attachment: Draft Survey This draft survey was distributed at the January 9th meeting for the committee's review. It is attached herein for those that were not at the meeting. Directions are provided on the cover sheet of the survey. Draft Survey Golden Gate Area Master Plan Restudy A draft survey was prepared and is attached for your review, comments and answers to the questions. Discussion of the draft survey for the development of a final draft will occur at the Committee's next meeting on January 23, 2002. Please consider Ihe following as you are reviewing the survey: 1. As you answer all the questions consider whelher they are relevant to Golden Gate 2. Pick the top 10- 15 questions you believe would be most helpful if the survey were distributed to all Golden Gate residents 3. Consider how the survey should be distributed: a. Mail b. Website c. Newspaper 4. Add any additional questions you feel would be useful Bring the draft survey back to the next meeting. Changes to the survey will be decided and best method(s) of distribution will be determined. DRAFT QUESTIONNAIRE FOR THE GOLDEN GATE MASTER PLAN UPDATE PROCESS The Golden Gate Area Master Plan Update Advisory Committee and Collier County Comprehensive Planning Services staff are currently engaged in updating the Golden Gate Area Master Plan; an element of the. Collier County Growth Management Plan. When the update is compleled, the Golden Gate Area Master Plan will be adopted by the Board of County ComrTllssioners and will guide growth and development within the Greater Golden Gate Area for at least Ihe next five years The Committee and County staff are seeking your help in identifying issues of concern for residents of the Greater Gotden Gate Area. Please take some time 10 respond to the following survey. Individual responses will be kept strictly confidential. Your name and address will not be used for promotional purposes and you will not be contacted unless you so desire A. YOUR VISION OF GOLDEN GATE Through the Golden Gate Area Master Planning process, area residents have the opportunity to Influence the future of the Golden Gate community. Therefore, please take a few moments to think about the overall quality of tife for residents of the Greater Golden Gate Area. For the following statements, please select a response from 1 to 5, where 1 means you strongly agree, 2 means you agree, 3 means you are neulral or have no opinion. 4 means you disagree, and 5 means you strongly disagree. Select your response by circling the number that best represents your opinion. - # Statement Strongly Disagree Neutral Agree Strongly Disagree Agree 5 4 3 2 1 1 The Golden Gate Area has major . strengths upon which the community 5 4 3 2 1 can build. 2 Challenges facing the Golden Gate Area in the future have the potential 5 4 3 2 1 to damaae the Area's aualitv of life. 3 The County should create new neighborhoods in the Golden Gate 5 4 3 2 1 Area by closing through streets, providing landscaping and/or entrance features, and developing neighborhood parks and/or constructina sidewalks. --.J Comments; B. INFRASTRUCTURE The Merriam-Webster Collegiale Dictionary defines public infrastructure as the system of public works of a country, stale, or region. In this sense, infrastructure includes roads, water distribution systems, wastewater collection systems (i.e., sewers), drainage systems, electrical networks, public buildings and other facilities that make public service provision possible. For the following statemenls, please select a response from 1 to 5, where 1 means you strongly agree, 2 means you agree, 3 means you are neutral or have no opinion, 4 means you disagree, and 5 means you strongly disagree. Select your response by circling the number that best represents your opinion. nilStatement--._n -~------ ---.- Strongly Disagree Neutral Agree Strongly I Disagree Agree 1--~he level of infrastructure in the 5 4 3 2 1 Golden Gate Area is adequate to 5 4 3 2 1 meet the Area's current and future needs. 2 The level of infrastructure in the Golden Gate Area is not adequate 5 4 3 2 1 to meet the Area's current and Future needs. 3 Inadequate infrastructure within the Greater Golden Gate Area results in 5 4 3 2 1 harm to the Area's natural environment, economic development and qualitv of life. 4 Infrastructure is not a problem now, but will become one as more and 5 4 3 2 1 more of the Area's platted lots are occupied. 5 Infrastructure is currently a problem, and one that will only worsen as 5 4 3 2 1 more and more of the Area's platted lots are occupied. 6 Rainfall flooding is a serious problem within the Greater Golden 5 4 3 2 1 Gate Area. 1 The Golden Gate Area requires , . extensive drainage and flood control 5 4 3 2 1 f,-, imDrovemenls. 8 Golden Gate residents are willing to pay for additional drainage 5 4 3 2 1 improvements and better flood control facilities. 2 1# ,-------.--_.-~~- Disagree Statement Strongly Neutral Agree Strongly I Disagree Agree 5 4 3 2 1 9 The road system within the Greater I Golden Gate Area is adequate to 5 4 3 2 , 1 I meet the current needs of the I I , i I community. ,_____ I ,-" ~_. J "i-- I 10 The road system within the Greater i Golden Gate Area i;o not adequate 5 4 3 2 I , I 1 I to meet the future needs of the i I community. I : i r 11 Golden Gate residents would be --r---- i willing to pay increased gas taxes if 5 4 3 2 I 1 , directed toward I the money was I road improvements wilhin the I Golden Gate llrea. I i--:-:.-- -~~~- . 12 The Greater Golden Gate Area has I ! an adequale bicycle and pedestrian 5 4 3 2 ~- I path system. -- -~-- r 13 Area residents would be willing to I tax themselves for bicycle path and 5 4 3 2 I 1 I oedestrian oath improvements. I , i 14 The public sewer system within the Greater Golden Gate Area should 5 4 3 2 1 be expanded 10 incorporate areas currently usina seotic svstems. 15 The public potable water system , within the Greater Golden Gate 5 4 3 2 1 Area should be expanded to I , incorporate areas currently using , seotic systems. 16 Residents with sewer and water hookups should also be required to 5 4 3 2 1 hook up to a Gray Water (treated wastewater) irriqation svstem. 17 The Golden Gate Area has an adequate number of public parks 5 4 3 2 I 1 and recreation facilities. Comments: 3 C. ECONOMIC DEVELOPMENT ISSUES: Economic issues affect the character of a community and may determine whether the community is self-sustaining or dependent upon outside influences. An important part of the Master Planning process is to determine whether the Golden Gate Area has an adequate economic base. The following statements concern economic development issues for the community. For the following statemenls, please select a response from 1 to 5, where 1 means you strongly agree, 2 means you agree, 3 means you are neutral or have no opinion, 4 means you disagree, and 5 means you strongly disagree. Select your response by circling the number that best represents your opinion 1#1_ Statement---..-_.... S~rongly Disagree Neutral Agree Strongly , I Disagree Agree , 5 4 3 2 1 11l------- ------ ------ 1 The majority of job-seeking Golden Gate residents are easily able to find 5 4 3 2 1 I work within the Greater Golden Gate I Area. 12 The Greater Golden Gate Area is i attractive to start-up businesses and 5 4 3 2 1 I companies relocating from other I areas. 3 Retail stores within the Greater Golden Gate Area are of sufficient 5 4 3 2 1 types, quality, quantity and distribution to serve the Area's needs. - 4 The Greater Golden Gate Area should strive to attract ciffice park 5 4 3 2 1 developments. 5 The Greater Golden Gate Area should strive to attract industrial park 5 4 3 2 1 developments. 16 The County should create incentives lor new development within the 5 4 3 2 1 Golden Gate Area. such as streamlined approval processes, impact fee waivers, reduced taxation, etc. 7 I The County should provide incentives for new retail development 5 4 3 2 1 within the Greater Golden Gate Area. 8 The Community's overall economic I base is improvinq. 5 , 4 2 3 1 9 I The Community's overall economic I base is declininq. 5 4 3 2 1 Comments: 4 D. THE NATURAL ENVIRONMENT: An important component of any community is its natural environment. Our perceptions of the natural environment influence our overall perception of the community we live in and have important impacts on an area's quality of life. The following statements concern the Golden Gate Area's natural environment and the manner in which it influences the overall quality of life in the community. F For the following statements, please select a response from 1 to 5, where 1 means you strongly agree, 2 means you agree, 3 means you are neutral or have no opinion, 4 means you disagree, and 5 means you strongly disagree Select your response by circling the number thai best represents your opinion. ~r' .- _._~--_._~--_.- # Statement Strongly Disagree Neutral Agree Strongly Disagree Agree -~ 5 4 3 2 1 - -~--- 1 The natural environment of Ihe Golden Gate Area is seriously 5 4 3 2 1 declininq. 2 Surface water pollution is a serious problem in the Greater Golden Gate 5 4 3 2 1 Area. -. - -- 3 Groundwater pollution is a serious problem in the Greater Golden Gate 5 4 3 2 1 Area. , - 4 The Golden Gate Area faces a serious potable water shortage in the 5 4 3 2 1 near future. - - 5 Development within the Golden Gate Area is seriously intruding into 5 4 3 2 1 environmentallv sensitive areas. 6 Federal and State environmental regulations adequately protect 5 4 3 2 1 wetlands, native uplands and habitat for protected species within the Greater Golden Gate Area. 7 Collier County should develop an environmental permitting program to 5 4 3 2 1 protect wetlands, native uplands and habitat for protected species within lhe Greater Golden Gale Area. S Golden Gate residents would be willing to tax themselves for the 5 4 3 2 1 protection of the Area's protect wetlands,native uplands and habitat for protected species. ____L Comments: 5 E. GROWTH MANAGEMENT: Growth Management can be defined as the rules, procedures and regulations that govern growth and development within an area. When the Golden Gate Area was initially developed, there was very little growlh management. Currently, new development in Collier County is subject to many diflerent growth management rules, regulations and processes. For the following statements, please select a response from 1 to 5, where 1 means you strongly agree, 2 means you agree, 3 means you are neutral or have no opinion, 4 means you disagree, and 5 means you strongly disagree. Select your response by circling the number that best re resents our 0 inion. ~ ~--_._-- # Statement I 5 4 gree Neutral Agree Strongly Agree -- -- 3 2 1 3 2 1 3 2 1 - 3 2 1 Strongly Disagree 5 Disa 4 County Government should take an active role in addressirig the very large number of vacant platted lots in the Greater Golden Gate Area. 2 Overall, development within the Golden Gate Area needs to be more ti htl re ulated. 3 Development regulations within the Golden Gate Area are adequale to protect the environment and ensure that the quality of life is not de raded. 5 4 5 4 Comments: 6 F. GOVERNMENTAL (PUBLIC) SERVICES: Public services (sometimes called essential services) include potable water provision, wastewater treatment, electricity, telephone, solid waste disposal, fire protection, police services. emergency medical services, public health services and social services. The following survey statements seek to assess the degree to which residents of Golden Gate are satisfied with the provision of essential services. For the following statements, please select a response from 1 to 5, where 1 means you strongly agree, 2 means you agree, 3 means you are neutral or have no opinion, 4 means you disagree, and 5 means you strongly disagree. Select your response by circling the number that best represents your opinion. _._"- # Statement Strongly Disagree Neutral Agree Strongly Disagree Agree 5 4 3 2 1 1 The essential services provided within the Greater Golden Gate 5 4 3 2 1 Area are adequate to meet the needs of current and future residents. .- 2 Collier County should take a more I active role in providing essential 5 4 3 I 2 1 services to the Greater Golden Gate Area. I 3 Public and private schools within the Golden Gate Area are of sufficient 5 4 3 2 1 number, distribution and quality to meet the area's educational needs. 4 The County's bus system adequately provides for the mass 5 4 3 2 1 transit needs of Golden Gate residents. 5 County services available within the Golden Gate Area should be cut 5 4 3 2 1 back. 6 County services available within the Golden Gate Area should be 5 4 3 2 1 increased. 7 Collier County should rely on public- private partnerships, volunteerism . 5 4 3 2 1 and civic groups to provide public services within the Golden Gate Area. 7 # Statement Strongly Disagree Neutral Agree Strongly Disagree Agree 5 4 3 2 1 8 The majority of Golden Gate residents are retirees with fixed 5 4 3 2 1 incomes who cannot afford to pay for additions or expansions to public services. 9 Private corporations could provide ---- quality services in a more cost- 5 4 3 2 1 effective manner than County Government. -- 10 Golden Gate residents would ----- support incorporation if it meant 5 4 3 2 1 improved public services could be provided. 11 One or more municipal services taxing units (MSTUs) or municipal 5 4 3 2 1 services benefit units (MSBUs) should be established within the Greater Golden Gate Area to pay for and provide Dublic services. Comments: 8 G. CIVIC CULTURE: Civic culture is concerned not only with an area's cultural activities, but also with the civic pride, or lack thereof, that residents feel for their community. For the following statements, please select a response from 1 to 5, where 1 means you strongly agree, 2 means you agree, 3 means you are neutral or have no opinion, 4 means you disagree, and .5 means you strongly disagree. Select your response by circling the number that best represents your opinion. # Statement Strongly Disagree Neutral Agree Strongly Disagree Agree S 4 3 2 1 1 One of the strengths of the Greater Golden Area is its strong civic 5 4 3 2 1 culture. There are many examples of civic -- r--' ~ 2 pride in the Golden Gate 5 4 3 2 . 1 Community that can serve as "building blocks" for future Droqress. 3 The Golden Gate Community has a Dositive self-imaoe. S 4 3 2 1 4 Within the Golden Gate area there is an overarching sense of 5 4 3 2 1 community that connects all age groups and economic levels of residents. ._~- residents -- 5 Golden Gate area are severely divided by various 5 4 3 2 1 tensions or points of rancor. 6 The area's seasonal residents are involved with the area's community 5 4 3 2 1 affairs. 7 The various portions of the Golden Gate Area lack a sense of 5 4 3 2 1 neiqhborhood identitv. 8 The Greater Golden Gate Area possesses a strong business 5 4 3 2 1 environment. 9 Golden Gate residents have a strono sense of the area's historv. 5 4 3 2 1 10 There are aspects of the area's civic culture that need 5 4 3 2 1 improvement. . Comments: 9 H. RANKING In Sections B through G above, stalements were categorized into general groups each addressing a broad set of issues (e.g. infrastructure, economic development, etc). Within the second column of the Table below, please rank these six issues of concern in order of importance. Please use a 1 to represent the most important issue, 2 the second most important issue, and so on until 6-the least important issue. ! Issue of Concern Grouping Rank (1-most important, 6-least I Infrastructure important) ! Economic Development [ The Natural Environment i Growth ManaQement , I Governmental (Public) Services I Civic Culture , 10 In which geographic area (1-4) is your property located? Please circle the number corresponding to the area mapped below. 1 2 3 4 MAP 1 GOLDEN GATE AREA :MASTER PLAN COLLIER COUNTY, FLORIDA STUDY AAEA HENDRY co. COlLIER CO. ~ lAKE 0 TRAfFORD ; C.R. 8,(6 OTY OF ~APlES- I -75 ~ N ~ ~ ~ " " " \l N ~ GU(F' OF' 41t~/CO SCALE o "''' 10h41. PREPARED 8Y: GRAPHICS AND TECHNICAL SUPPORT SECTION CQMMUNllY OE'vaOPI.lEHT AND ENVIRONMENTAL SERV1CES Oll,1Sl0N F1LE: CGMP-9.0WC DATE: 12/01 W,'VUI.lOJJTS ViD~: -VAlr.J!., D ,~~, :,~) V If _'_.. ' II..}; L' A: N'" '1])1' " U' ~'SllE' ;~ J '\ '\ ~ ,I i " ' { ~ '"'; _, \ _" i~~Af; \>>~; ,p.~~~, MARKEl C'ONDJT]ONS ANALYSIS CORKSCREW ISLAND NEIGHBORHOOD COMMERCIAL SUBDISTRICT APPLICATION TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN EXHIBIT V.D.5 Market Conditions Analysis Corkscrew Island Neighborhood Commercial Subdistrict The proposed sub-district comprises 8:t acres and is located in the Corkscrew Planning Community of rural Collier County. Presently 4:t acres of the property is zoned C-2, . Convenience Commercial and formerly supported a restaurant. Approximately 4:t acres of the subdistrict is zoned MH, Mobile Home. At the time of application filing, the entire 8:t acres is vacant, and the former restaurant structure and mobile homes have been removed. The property owner has discussed with nearby property owners the possibility and viability of redeveloping the property with neighborhood level commercial uses, which would primarily serve the growing residential population in the Corkscrew Island and Rural Estates area. For purposes of this market conditions analysis, we have assumed a population and trade area extending approximately 3 miles from the subject 'property. An aerial exhibit identifying this primary market area has been included for reference. Generally, the area extends north and east to Everglades Boulevard and south to Randal Boulevard. The 3 mile trade area radius was chosen due to the very rural nature of the immediatelv surroundinq area. Neiqhborhood commercial projects of the size proposed typically have a trade area of approximately 2 miles. However, due to the rural character of the immediate area, the 3 mile trade radius seems reasonable. and captures existinq and proposed dwellinq units within the Oranqe Tree and Oranqe Blossom Ranch developments. It is feasible that the trade area will exceed 3 miles qiven the lack of existinq commercial development within the Corkscrew Planninq Community. In addition to the recent population increases in the market analysis area, the Immokalee Road Corridor has grown to become the only arterial roadway in this geographic area of increasing population. Due to the still rural nature of the area, many of the trips represent pass-by-traffic by nearby residents who presently must travel from five to ten miles to obtain most daily goods and services. Additionally, Corkscrew sanctuary is located within one mile and significant numbers of annual visitors also utilize Immokalee Road. Population Growth According to the Collier County 200.23 Demographic and Economic Profile, the Corkscrew Planning Community had a year 2000 permanent population of 1,019. The F:IPROJ - FLANNING DOCSIBOB WILLIAMS GMPA (BWGMPA)IAPPLICATIONlMarket Conditions Analysis Rev.doc year 200QB population projection is 2,103~. By 2015, the Corkscrew Planning community is expected to have a permanent population of 5.435~. Over this planning time frame permanent population is anticipated to increase five-foldfleafiy GeHGIB from 2000 to 2015. The contiguous planning community of the Rural Estates has experienced a rapidly increasing permanent population, which trend is anticipated to continue through the planning horizon. In year 2000, the Rural Estates Planning Community had a permanent population of 18,815. In the 200Q6 estimate, the Rural Estates has increased the permanent population to 35.37120,134. The Rural Estates Planning Community encompasses a geographic area exceeding that of the proposed market analysis. In January 2002, Collier County prepared a Golden Gate Area Commercial Land Use Demand report that estimated sub-area population within the Rural Estates Planning Community. Study area 3, of the Golden Gate Area Commercial Land Use Demand, roughly fits within the market area as analyzed for the subject plan amendment. The study area 3 was estimated to have a permanent population in year 2000 of 7,640. The estimated year 2005 population is 10,885, and anticipated year 2015 population is 14,633. Of significance to this market analysis, and not reflected in the Golden Gate Area Commercial Land Use Demand is the year 2004 approval of 1,700 additional residences within a portion of the Rural Settlement Area (Orangetree). This additional dwelling unit allocation would equate to an additional expected population of 4,930 in the primary market area. The growth projections indicate that by year 2015, the primary market area analyzed will have a permanent population of approximately 22,000. This year 2015 projected population exceeds that of Marco Island, and is only slightly less that the expected 2015 population of the City of Naples. Infrastructure Availabilitv The subject property is not presently nor expected to be within the boundaries of the Collier County water and sewer District. The County has announced plans to construct a new water and sewer facility on 200:1: acres within the Orangetree PUD. While not anticipated to serve the subject property, the facility will be designed to service the growing Orangetree community, including Twin Eagles and Orange Blossom Ranch. The availability of water and sewer services in these areas will support the anticipated growth of the Corkscrew and Rural Estates areas. Collier County is also in the process of expanding Immokalee Road from its present two-lane condition to 4-lanes within the primary market area. These infrastructure improvements will continue to provide support for the anticipated increase in population through the planning horizon. Commerciallnventorv F,\PROJ - PLANNING DOCSIBOB WILLIAMS GMPA (BWGMPA)IAPPLICATIONlMarrel Conditions Analysis Rev.doc The 200j2d Demographic and Economic Profile update identified 1.8 acres ofoo existing commercial uses within the Corkscrew Planning Community. The developed 1.8 acres of commercial development is located on Everqlades Boulevard (Sunniland), approximately 9 miles from the proposed Corkscrew Island Neiqhborhood Commercial Subdistrict. and is not within the estimated trade area of the subiect application. A total of 7.54 acres of commercially zoned property exists within the Corkscrew Planninq Community. of which the inventory attributes 5.74 to the subiect property. Commercial uses have been approved as part of the Heritage Bay DRI/PUD. For purposes of this market analysis this future commercial developmenl has not been included due to its distance from the subject property. Due to the configuration of the Corkscrew Planning Community, the Heritage Bay DRI/PUD is approximately 8:t miles from the subject property. The Heritage Bay Commercial development and is not designed to provide supporting goods and services to the immediate area. The Rural Estates Planning area does include existing commercial uses, primarily located within the Orangetree PUD and Orange Blossom Ranch PUD. Approximately 70 acres of commercial development has been authorized within the two above- mentioned PUD's; however, many of the proposed commercial land uses are designed to serve a larger geographic area than the proposed neighborhood commercial subdistrict. The Rural Estates planning community has a current and anticipated deficit of commercial land use. One other factor that will have an impact on population and demand for commercial goods and services is the construction of Ave Maria University, located just east of the primary market analyses area. This new town and university will have a significant impact in population and demand for services outside its planning community. Summary The proposed 8:t-acre Corkscrew Island Neighborhood Commercial sub-district consists of 4:t acres of zoned commercial (C-2), and will represent an overall increase in Neighborhood Commercial area of approximately 4 acres. Given the significant population increases anticipated between 2005 and 2015, demand for commercial uses can be expected to increase as well. Although commercial uses have been approved in the Orangetree area, these commercial uses are oriented to service a regional population, service personnel related to Ave Maria University and the elementary, middle, and high school populations in the immediate area. The present Growth Management Plan does not provide alternative opportunities for neighborhood commercial uses within the Corkscrew or Rural Estates Planning Communities. The proposed subdistrict will satisfy a growing demand for neighborhood commercial goods and services in the Corkscrew and Rural Estate areas. It is well located to service the population, with direct access to Immokalee Road, and without negative impacts to any nearby residential properties. F:\PROJ - PLANNING DOCSIBOB WILLIAMS GMPA (BWGMPA)\APPLlCATIONIMarket Conditions Analysis Rev.doc .. ~ m a: .. m m a: .. N m a: .. in a: .. o m a: .. .. N a: .. .. N a: .. " N a: .. .. N a: .. III N 0: T 46 5 III w 1-> ZI- =>Z :!:=><C :!:oC OUa:: Ua::O ~W..J Z..Ju. ..J ZO ZU <C ..J C. ~L lr c;!......I' .J I' \.: " r. 1'\ 59'" .1. L... 1/ T 47 5 T 48 5 -- ---- - -- I ~ 1/1 III .. . ~ ~ :l III :: ~ 1I\ ::: ~ ; i : III c~:~t:i~ ~ ~~3Ii5 ~ ~ ~ o u .. z Z z < " . " II fl 2 = !!:! : . " , Ill.. "'.... '" -'oC"'" ... ILZ 0(-'.. C .. 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N:; t , '" .,IS~U.:il ~ ~ ~ ~ lil <1 ~ hi8~~~ ~ l<< ... ~ l? g; i~ ~ U I~ ~ n ~ i I~ a ~H i I ~ ! ~H ~ h9H hSH i!l :<!l ~ 6 II ~H ~ i ~ " ~ i m ~ Ii ~. s I I " I ~ ., -3 , ~ , i " s , ~ . i , , , l ~ ~ l 'oJ [ f: ~ ~ ,0 f; ~ ~ ~ I ~ ~ !; ~ ,i ~ ~, J ~~! ~ ~ , 0 .] " > ! j!~ ~l I l]'HHl ~ ! t ~E ,q ~ ill j."~'~ ~ffi.ij ~ u ~ :>! -9<:'l1l t a ~ i fJA ~ ~: .~ E ;; ~ ~i~!: ~ ~~I i m!u i tr!i UiUh ~ ]11 ! gj,iliH I I!f 1 '1~~HI ; lit ~ f!lhlJ i ;.~ ~r1~t!H~'i t! e i l ~r j~f~1 X lif]f ifh!!h~ I lilf~ll ~PI.HUH i ejd"l;i)~li~ ~ ,t!l~!d,dill~~ I j;njn!~t lJ}t 1 ~1~'~,omd.',Uhil2 1 j II.j>.i8I01IhlI1 h~dUlh(UH ~ d,H.l.iln~I.'>' " Inn!J!!!i!UU ! ~ ~ ~ ~ ji ! o ! ~ ~ preliminary findings preliminary findings 2005 RESIDENTIAL BUILD-OUT STUDY The 2005 Residential Build-out Study entails an analysis of undeveloped lands to determine likely future residential development, combined with existing residential development, to project the total number of dwelling units and resulting permanent population. This Study reflects one plausible development scenario, one that neither reflects the maximum development potential nor the minimum development potential. There are an infinite number of possible scenarios due to the many variables involved and, therefore, a degree of conjecture is inherent in this type of analysis. The variables include future occupancy/vacancy rates; future persons per household ratios; the type and densitylintensity of future development requests and approvals; and possible future regulatory changes. Projections of future development location, type and density/intensity are made for general planning purposes; as such, these projections should NOT be relied upon as creating an absolute expectation of future development approvals. This Study is a planning tool, not a blueprint or vision for future development order approvals by the BCC. Due to the numerous variables involved in this build-out analysis, the data in this StUdy should not be used to predict dwelling unit or population totals at the level of individual Traffic Analysis Zones (TAZs); rather, the more TAZs that are aggregated, the greater the confidence in the resulting projections. This is especially true for sparsely developed areas of the county where there is little, if any, established development pattern The objective of this Build-out StUdy is to project what the dwelling unit and population counts will be, and their distribution, at build-out; it is not to predict when build-out will occur. However, if the countywide annual average growth rate since 2000 (5.05%) were to remain steady into the future, build-out could occur as soon as 2026. Staff does not anticipate that build-out will be achieved in about twenty years, for three reasons: 1) past experience has shown that the growth rate will vary over time, especially during cyclical economic downturns (think of the early 1990's - Collier County's growth slowed down, albeit not as significantly as most other parts of the country); 2) different areas of the county experience different growth rates; and, 3) as build-out is approached, the growth rate will decline significantly. Additionally, the latest population projections prepared by the Comprehensive Planning Department (in 2004) project the countywide permanent population in 2030 at 739,700. Attached is a spreadsheet depicting the projected dwelling units and population at build- out for the entire county and various sub-parts. A few observations: 1) The area lying east of Collier Boulevard, mostly rural lands and the semi-rural Golden Gate Estates, is projected to contain the majority of the county's population (almost 55%) at build-out. 2) The Immokalee urban area has a significant growth potential. Much of the lmmokalee urban area is comprised of undeveloped land or land in agricultural uses, not unlike the coastal urban area 30 or so years ago. 3) Not surprisingly, the percentage of the county's population within the incorporated areas will continue to diminish in size (aboul 7% at build-out, barring significant annexations or incorporation of new cities). Methodoloav The Collier MPO, Metropolitan Planning Organization, adopted its version of the 2000 Census Traffic Analysis Zones in 2004. The MPO consultant produced a TAZ map with I preliminary findings preliminary findings accompanying dwelling unit and population data, the foundation of which is the 2000 Census. Graphics and Comprehensive Planning staff then split many of MPO's TAZs into sub- T AZs (so as to allow for the annual compilation of data by various geographies, e.g. Planning Communities, as required by the Future Land Use Element and the Inter- local Agreement with the Collier County School Board). This resulted in year 2000 dwelling unit and population counts by T AZ. This also allowed staff to derive the ratio of persons per total dwelling unit (PPTDU) by TAZ - simply divide the population of each TAZ by the number of dwelling units in that TAZ. For each TAZ in which there were no dwelling units or population, staff assigned a PPTDU ratio from a comparable TAZ. Next, Comprehensive Planning staff manually reviewed all residential building permits from 2000-2004 (roughly 15,000 permits) for which a Certificate of Occupancy was issued so as to identify the 2000 TAZ location of each dwelling unites). These dwelling units were added to the 2000 data to derive a 2004 dwelling unit count by 2000 T AZ. Using the PPTDU ratios. staff calculated the population for 2000-2004 by T AZ, then added that to the 2000 figures to derive the 2004 population by 2000 T AZ. This 2004 data is the base year data for the Build-out Study. Staff then reviewed each T AZ to determine the number of approved but un-built dwelling units, using Property Appraiser aerials, parcel data, and assessment maps; zoning maps; and. the February 2005 PUD list. For urban-designated properties containing "unzoned" land - typically zoned A. Rural Agriculture, staff predicted the number of dwelling units, if any. that might be approved via a rezoning, based upon the assumptions noted below. For properties in the Rural area, staff predicted the number of dwelling units that might be built, also using the assumptions noted below. Staff did not re-analyze the Immokalee community, the City of Naples, or the City of Marco Island. Instead, staff relied upon the build-out figures from: the 1991 Immokalee Area Master Plan for Immokalee, Phase I of the Urban Area Build-out Study (1994) for Naples, and the 1997 update to the 1994 Build-out Study for Marco Island. Assumptions In preparing this Build-out Study, several assumptions were made for various areas of the County, as stated below. Coastal Urban area 1. Assume EAR-based Growth Management Plan amendments will be approved to eliminate some density bonuses within the Density Rating System, and to limit density to a maximum of 4 DU/A in the Coastal High Hazard Area. As a result, all properties to which the Density Rating System is applicable and for which a future rezoning is assumed, assign a density of 3 or 4 DU/A - no utilization of density bonuses is assumed. 2. In the Urban Residential Fringe, assume density capped at 1.5 DU/A; that is, assume no Transfer of Development Rights from the Rural Fringe Mixed Use District. 3. For most properties for which a future rezoning is assumed, and for PUDs where the dwelling unit type is unspecified, assume 50% will be single family and 50% will be multi-family. 4. Assume PUDs will develop at their maximum approved density (with only one exception). 5. Assume properties designated to allow commercial zoning will be rezoned to commercial, not residential. 2 preliminary findings preliminary findings Golden Gate Estates 1. For all parcels large enough to be subdivided, e.g. 5-acre tract, assume 75% will subdivide. 2. Assume properties designated to allow commercial zoning will be rezoned to commercial, not residential. Rural Frinqe Mixed Use District (RFMUD) 1. Assume four Rural Villages will be developed, the maximum allowed. 2. Assume the Rural Village to develop in the Receiving area on the south side of Immokalee Road and west of Wilson Blvd. will be the minimum size allowed, 300 acres. 3. Assume the Rural Village to develop in the Receiving area on the east side of Immokalee Road and north of Golden Gate Estates will be the median size allowed, 900 acres (the mid point between the minimum of 300 acres and maximum of 1500 acres). 4. Assume the Rural Village to develop in the Receiving area in North Belle Meade will be the median size allowed, 900 acres. 5. Assume the Rural Village to develop in the Receiving area on the north side of US- 41 East will be the median size allowed, 1400 acres (the mid point between the minimum of 300 acres and maximum of 2500 acres). 6. Assume all Rural Villages will be developed at the median density allowed, 2.5 DU/A (mid point between the minimum of 2 DU/A and maximum of 3 DU/A). 7. Assume the dwelling unit mix in each Rural Village will be 50% single family and 50% multi-family. 8. Assume the pending Growth Management Plan amendment (CP-2004-4) will be approved to create additional TOR bonuses. 9. Assume the pending Growth Management Plan amendment (CP-2004-2) will be approved to re-designate 232 acres from Neutral Lands to Sending Lands and Receiving Lands, located south of lmmokalee Road and west of Wilson Blvd. Rural Lands Stewardship Area (RLSA) 1. Stewardship Sendinq Area (SSA) Credit Assumptions: a. Assume 95% of Flow-way Stewardship Areas (FSAs), Habitat Stewardship Areas (HSAs), Water Retention Areas 0NRAs), and Rezones will become SSAs. b. Credit calculations are based on mean values for each stewardship type. c. Credit calculations are based on layers removed to Ag 2 (on average). d. Restoration Credits for designation (R1) will encompass 75% of land area. e. Restoration Credits for completion (R2) will encompass 50% of land area. The above entitles 56,365 acres of Stewardship Receiving Area, approximately 76% of "open area" (20% in Area of Critical State Concern - ACSC). 2. Stewardship Receivinq Area (SRA) Assumptions: a. Assume Towns, Villages, Hamlets and Compact Rural Developments (CRDs) will develop at 3000, 700, 80 and 80 acres, respectively. 3 preliminary findings preliminary findings b. Assume Towns, Villages, Hamlets and CRDs will develop at densities of 3, 3, 1.5 and 1.5 DU/A. c. Assume the mix of SRA type by acreage will be 50% Town or Village. and 50% Hamlet or CRD. d. Assume a total of 5 Towns and 16 Villages. e. Assume the dwelling unit mix will be 50% single family and 50% multi-family. 3. Development outside SRAs: a. For "Open lands" outside of the ACSC, assume: 12% Agriculture and 12% Baseline development. b. For "Open lands" within the ACSC. assume 40% Agriculture and 40% Baseline Development. Assume no baseline development inside Flow-way Stewardship Areas, Habitat Stewardship Areas, or Water Retention Areas. RLSA BUILD-OUT SUMMARY SHEET Open Areas (not within ACSC): Ave Maria 4 Towns 16 Villages Hamlets/CRD Baseline Aariculture Subtotal Acres DU2 4,995 11,000 12,000 36,000 11,200 33,600 26,115 39,173 8,259 1,652 8.259 70,828 121,425 Open Areas (ACSC): Village 500 (2) Village 300 (5) Hamlel/CRD (10) Baseline Agriculture Subtotal TOTAL RLSA 1,000 1,500 1,000 6,765 6,765 17.030 87,858 3,000 4,500 1,500 1,353 10.353 131,778 2005 Residential Build-out Study G, Camp, David, 2005 B.O. Study dw/March 2005 4 preliminary findings preliminary findings Incorporated Sum 27,252 18,271 550 46,073 40,971 41,004 744 82,719 Na les Marco Island Ever lades Cit lrnmokalee 38,798 104,483 Coastal Urban area 246,368 426,064 RLSA-Rural Lands Stewa rdshin Area 132,283 389,193 RFMUD-Rural Frin~e Mixed Use District 19,433 57,644 GGE East ofCR-951 & Rural Settlement Area - 27,607 81,517 GGE WestofCR-951 3,430 9,865 All of GGE & Rural Settlement Area 31,037 91,382 lEast of CR/SR 951 (Collier Blvd.) 213,7541 581,5941 !Unincorporated Area 424,425 I 983,701 !cOUNTYWIDE 470,498 I 1,066,420 I NOTES: GGE = Golden Gate Estates. Naples figures per 1994 Urban Area Buildout Study, Phase I. Marco Island figures per 1996 Marco Island Master Plan lmmokalee figures per 1991 Immokalec Area Master Plan. East ofCRiSR 9S I excludes Immokalce. Coastal Urban area; from Gulf of Mexico east to approximately 1 mile east orealllier Blvd.; from Lee County line south to Gulf of Mexico. 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'V" ']E""}LY 0,.1' 'f"'" S'- ']E"l{" 'V' '(]"C'" 'IB'!" , A' N' fA" l' Y/"'S" '1]"'Sr-. 1 :~ - :i 'J - 'j "t " . '~h -:- L . 1J \ "'. "I ". ., H' x. ~ ",1 ", ii"m 4 ii :i - ,j - ( ~ )', - \ r - 1 " ", I ! \ + j 0 }~-~,",--j Vi ~:~__",;~!w__"L_~,.:f_ - ::H'~ ,L,.,,'_,U, ":. " ~~ 0,..,j d'".___'/ _.C _~-,f_ it _.C '::H..?:mJ __~_ :.,)'J ___,J EXHIBIT V.E. PUBLIC FACILITIES LEVEL OF SERVICE ANALYSIS I. Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: The subject Growth Management Plan Amendment proposes to permit a maximum of 90,000 square feet of commercial development on the 8:+: acre property that comprises the Corkscrew Island Neighborhood Subdistrict land use category. Potable Water: The subject project is located outside fhe urban boundary and outside the Collier County Water and Sewer District Boundary established in the Collier County Growth Management Plan. Scrvice to this area is not provided by Collier County Watcr and Scwcr District. This project will have no impact on the Collicr County Regional Water System. Sanitary Sewer: The subject project is located outside fhe urban boundary and outside the Collier County Water and Sewer District Boundary established in the Collier County Growth Management Plan. Service to this area is not provided by Collier County Water and Sewcr District. This project will have no impact on the Collier County Regional Wastewater System. Arterial and Collector Roads: Please refer to fhe Traffic Impact Statement for discussions offhe project's impact on level of service for arterial and collector roadways within the project's radius of development influence. Drainage: The subject project is located outside fhe urban boundary established in the Collier County Growth Management Plan. The currently adopted minimum Level of Service (LOS) Standards and 20Q4 Annual Update and Inventory Report (AUIR) for Drainage are as follows: Drainage LOS Standard Future Development (subsequent to January 1989) - 25 year, 3 day storm Existing Development (prior to January 1989) - current service level Available Inventory as of9/30103 Required Inventory as ofFY2009 311 Canal Miles 347 Canal Miles F:\JOBIBOB WILLIAMS GMP A (BWGMP A)\APPLlCA TIONlWSDOC.doc BWGMPA Planned CIE FY 05-09 5- Year Surplus or (Deficit) $77,700,000 NIA The proposed development in the amendment area will be designed to comply with the 25 year, 3 day storm routing requirements. Solid Waste: The subject project is located outside the urban boundary established in fhe Collier County Growth Management Plan. The currently adopted minimum Level of Service (LOS) Standards and 2004 Annual Update and Inventory Report (AUIR) for Solid Waste are as follows: Solid Waste LOS Standard Two years of constructed lined cell capacity at average disposal rate/previous 5 years Available Inventory as of 9/30/04 4,136,449 Site Tons Required Inventory as of 9/30/09 1,044,716 Site Tons Planned CIE FY 05-09 2,500,000 Site Tons 5-Year Surplus or (Deficit) 3,311,016 Site Tons No adverse impacts to the existing solid waste facilities are anticipated from this 8-acre commercial project. Parks: Community and Rel!:ionaI There are no proposed residential units associated with this newly created land use category, therefore there are no projected community or regional park impacts. F:\JOBIBOB WILLIAMS GMPA (BWGMPA)IAPPUCATIONIWSDOC.doc BWGMPA Er "X' "H'i \']'Bf ']'1' i'\ VJi 'lEII' \ j"'" -:J ., u" ~ / I, ! C' .', ", 'I I' "F'" .~ ~ \ ....::.. '< j .. J ',1 ~.." , j.,." I II I' .I., I', .. it". ',' '" ,i~." -,. ,,'.. ~ Jt. , ,c~..,.~'. ..'"~ 0'~'"'''' .~~.~ ",_,_, ,,' ',.. ! .~ ~""'j"'j'{Z .;.. ..... ~,f' l' ',I'",IRA"I "",f"'f' 1,'],,(,"'\ ]i'M", 'pW'1l' '1\ (",," lr' I S' ,'I,l" '!'1iI'!'"JI 1,'1]8' .' lM'~, ,'EN I '\ ,,'1'1,1, \ ;j "", .j'" .... /. 11 .. % ~ Ii .." K 9,.,' p .. '..,;. .. ~.' j '1'lii!H;llil~'I~\1 j ,,\I/i1'1'le'i;"jil I " " 1 ,', I 'I " ffi" ' I, r' . I", ' i , .. 'j', \; .1 ' .. .. '{ .. " '- I tit 1;" , .. 1. ._ ,,',', ... __. d" ,_ "...., .."r " .. ", "'" ""', . ~H' .~F'. '.'_' w.."., ..... "". __, w.._., ^""_,,..., ,,,.... ",. " ,"," ".,.., ., ,"~- -&W>,",..~ -, ,,'" -~, , ,,- TRAFFIC IMPACT STATEMENT FOR CORKSCREW ISLAND NEIGHBORHOOD COMMERCIAL SUBDISTRICT EXHIBIT V.E.1c Prepared for: Robert E. Williams 1580 East 40th Terrace SW Naples, FL 34116 Prepared by: Q. GRADY MINOR & ASSOCIATES, P.A. CIVIL ENGINEERS. LAND SURVEYORS. PLANNERS 3800 Via Del Rey Bonita Springs, Florida 34134 (239) 947-1144 APRIL 2005 C. Dean Smith, P.E. FL 44147 F,IJOBIBOB WILLIAMS GMPA (BWGMPA)\TISIBWGMPATlS.DOC BWGMPA Table of Contents Table of Contents................................................................................................................................... i List of Figures and Tables .................................................................................................................... i INTRODUCTION................................................................................................................................ 1 SCOPE .................................................................................................................................................. 1 TRIP GENERA TION .......................................................................................................................... 1 TRIP ASSIGNMEN7:.......................................................................................................................... S EXISTING TRAFFIC.......................................................................................................................... S DISCUSSION....................................................................................................................................... S APPENDIX A, SUPPORTING DATA .......................................................................A-I THRU A-S List of Fignres and Tables FIGURE 1.............................................................................................................................................2 TABLE 1...............................................................................................................................................3 TABLE 2 ............................................................................................................................................... 3 TABLE 3 ...............................................................................................................................................4 TABLE 4 ............................................................................................................................................... 4 TABLE 5 ...............................................................................................................................................6 TABLE 6 ...............................................................................................................................................7 TABLE 7............................................................................................................................................... 8 TABLE 8 ...............................................................................................................................................8 Page I CORKSCREW ISLAND NEIGHBORHOOD COMMERCIAL SUBDISTRICT INTRODUCTION The proposed Corkscrew island Neighborhood Commercial Subdistrict is an 8I acrc parcel located on the west side ofImmokalee Road, on the northwcst comer of its interscction with Platt Road, which is approximately 3 miles north of Oil Well Road in Sections 27, Township 47 South, Range 27 East, Collier County, Florida. The subdistrict proposcs a maximum of 100,000 squarc feet of commercial development, permitting a variety of retail, oftice, and pcrsonal services uses gencrally consistent with uses found in the C-2 neighborhood commcrcial zoning district. For project location pleasc refer to Figure 1, Location Map, pagc 2. The parccl will he acccssed from lmmokalee Road or Platt Road. SCOPE The following analyses are included in this report: I. Trip Generation Calculations (at buildout) prcsented for Peak Season Daily Traffic (PSDT) including the respective peak hour volumcs. 2. Trip Assignment within the Radius of Dcvelopment Influence (RDI). 3. Existing Traffic Volumes within the RDI; AADT volumes, PSDT volumes, and Level of Service (LOS). 4. Discussion of imnacts to roadways within the RDl. TRIP GENERATION The 7th Edition Trip Generation published by the Institute of Transportation Engineers (ITE) is used for \rip generation calculations provided in this report. Please refer to Tables 1 through 4 on pages 3 and 4. The trip generation for the proposed use is estimated to be 3,880 trip ends for daily traftic volume and 421 trip ends during the highest peak hour (PM). The trip generation for the existing use is estimated to be 2,509 trip ends for daily traffic volume and 298 trip ends during the highest peak hour (PM). This results in a net trip generation for fhe proposed growth management plan amendment of 1 ,37 I \rip ends for daily traffic volume and 123 trip ends during the highest peak hour (PM). Please refer to the DISCUSSION section for details concerning the cffects of these traffic volurnes on the level of service for roadway links within the RDI. F:\JOBIBOB WIlLIAMS GMPA (BWGMPA)ITlSIBWGMPATlS.DOC BWGMPA FIG UHE 1 ~ ~ . "' ill N N " :; -- 0- 0 ! " - ill ill N N "' - ---Ii' ~- --- ~ 0< --' r, N ~ -- ~----'.- c - N ", . ~ N ---j---- N 0 " ill N N ill " s N ~ ~ ~ ----'- ..--- ---- -- . ~ ill ~ " ~ ~ ~ - 0 ! e c . ~ ill ~ ~ ~ -,,---'-- ~ g ~ ~ ------ - ~ ~ 1'- N J; N N ill N g ~ N ~ ~ 0 " - w I- u; I- U w .., III ::> III L---- ----z-..- O"""JlnO' "O"l'J"'" " ~! Ii! ~i: I'i! ;; ~~~ !:. ,--l~ ~il III! ~; ~: ~ ~ i ~o rI- o' . ill " ill " I --- ~ c_ N . " N ill N ~ I -v ~ 0' N N "' , m_ cl;- !I~li' ~{I-l ~; ___+__1", - @p, i _ " J; I:, g: I ;':l ~; I 0 I ill n o " " O~ ,]"'.n"~J 'd ~ or .rii' 11. 1;' i ~ . . i~ I' ---,"- On , ill O. ~ ill " , , ~ ill " ~ JoI , ~!: ~l ii; , ,J' l' G 3: : ; ~- ," '" " ~ ~~ I ~:2iw ~ @ ,~ ~ 5' ! ~ ~~ ~! ~ '. ~ Si;> ~~ J ~ 8 'I ~d I;i",cm:! , . Id!! II I i ~ i ~~\ I llbr. tmt I 1111' 1,1 i ll'ri I '. '" ~ Lilllil l:rJ: I i!ll JJ:=- -01l ,li;lJi. I!i ,;1 (:Jillli I lIT' !' I" .",,-, er[' ';;P"-- <'i ,. [~['l-lL I ,.= 1'0 : !. >- II~ --=-- ~i; ~;i S "ill 1--"_, I I I ! .. .__ ;~ ""I " ::- ~ =~ . fl'f5!! Ii I ""( 11' hl~ , ,il 'LJiI , II ,'i!'I' r '~-'II--"- 'I ~:L: if \ ~ h~-r.:r II<; I 'j; ~ '" .0> .1.1 T '1 012 LOCATION ,",,]lrYJU NO." , , ~ .J. _J. ".$,' ....., <'(j <l I I I -- ~- - - I N ~: " ~Ii ----- ',_ N JlL::;-;i1 -..,:=:lIJ ~ ;; , ~ , 1 . . ~ ~ N - , o ~ F MAP N.1.S Page 3 Table 1 TOTAL PM PEAK HOUR PROJECT TRIP GENERATION SHOPPING 820 75 T.O.L.A. Ln(T) ~ .66 Ln(X) + 3.4 518 CENTER GENERAL 710 15 T.G.L.A. (T) = 1.l2(X) + 78.81 96 OFFICE .-- _._-"~. SHOPPING 820 40 T.G.L.A. Ln(T) = .66 Ln(X) + 3.4 342 CENTER GENERAL 710 5 T.G.L.A. (T) = 1.] 2(X) + 78.81 84 OFFICE ---~._.__.__.~"_.- NET TOTAL PM PEAK HOUR PROJECT TRIP GENERATION NIA Table 2 ENTER/EXIT BREAKDOWN OF TRIPS DURING PM PEAK HOUR PROPOSED ENTER/EXIT BREAKDOWN OF TRIPS DURING PM PEAK HOUR SHOPPING CENTER GENERAL OFFICE EXISTING ENTER/EXIT BREAKDOWN OF TRIPS DURING PM PEAK HOUR SHOPPING CENTER GENERAL OFFICE NET ENTER/EXIT BREAKDOWN OF TRIPS DURING PM PEAK HOUR Page 4 Table 3 TOTAL PM PEAK HOUR EXTERNAL PROJECT TRIPS SHOPPING CENTER GENERAL OFFICE EXISTING PM PEAK HOUR EXTERNAL PROJECT TRIPS Pl\1rll)N~l,I()lJ)l.".. IDXTERN~L.TRIP$.'.... SHOPPING CENTER 325 GENERAL OFFICE 80 Table 4 TOTAL PM PEAK HOUR EXTERNAL NON-PASS BY PROJECT TRIPS PROPOSED PM PEAK HOUR EXTERNAL NON-PASS BY PROJECT TRIPS SHOPPING CENTER GENERAL OFFICE EXISTING PM PEAK HOUR EXTERNAL NON-PASS BY PROJECT TRIPS SHOPPING CENTER GENERAL OFFICE NET TOTAL PM PEAK HOUR EXTERNAL NON-PASS BY PROJECT TRIPS Page 5 TRIP ASSIGNMENT The projected directional distribution of traffic to and from Corkscrew Island Neighborhood Commercial Subdistrict site was determined using population and surrounding trip attractions. A modified Fratar method calculation was used based on population projections for the area and proportional distribution of existing traffic. The project directional distribution is shown on Table 5, page 6. Table 6, on page 7, provides details regarding the significance test for impacts to road segments on the surrounding roadway network. Only fhe accessed roadway segments meet the significance test will be included in the balance of the analysis in this report. EXISTING TRAFFIC Table 7, page 8, shows existing AADT traffic volumes, including peak hour volumes for the roadway links accessed by the project. The values were taken from the 2004 traffic counts published in the Collier County Annual Update Inventory Report (AUIR). The traffic count data is prcsented in Appendix A, Supporting Data. Level of Service (LOS) determinations are made based on Peak Hour, Peak Direction Service Volumes presented in the AUIR. Table 8, page 8, shows peak hour traffic volumes including project traffic. DISCUSSION The impact of project traffic volumes on fhe roadway network surrounding the project is not significant. The volume of proposed project traffic does not degrade the level of service of any of the roadway links within the project RDI below acceptable standards. All segments will operate at LOS Standard or better. All segments will also have excess peak hour capacity greater than the projected trip generation for the subject property. P,IJOBIBOB WIlLIAMS GMPA (BWGMPA)\TISIBWGMPATIS.DOC BWGMPA Page (i Table 5 PROJECT DIRECTIONAL DISTIUBUTION ROADWAY LINK FROM TO % OF PROJECT VOLUME Immokalee Road Collier Boulevard Wilson Boulevard 25% Immokalee Road Wilson Boulevard Oil Well Road 50% lrnmokalee Road Oil Well Road Project 70% lmmokalee Road Project S.R.29 30% Oil Well Road Immokalee Road Camp Keais Road 20% Camp Keais Road Oil Well Road Irnmokalee Road ]0% S.R.29 1-75 Oil Well Road 5% S.R.29 Oil Well Road New Markel Road 10% S.R.29 New Market Road N. 15th Street 15% S.R.29 N. 15th Street New Market Road 5% FolJOBIBOB WllLIAMS GMPA (BWGMPA)\TISIBWGMPATIS.DOC BWGMPA Page 7 .... 0 1:1 Cli :... III ~ 1:1 ..... .... .... v; 1:1 Cli ;:l 0" Cli '" .c ;:l '" "0 1:1 on III 'i1 .... '" 1:1 ~ Cli <.) 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S' .' '''I'''P' . "I .. '., '. '1"1 ':',..j ,,( ) I.,..r ..:t.... ......,.. ~..... ...... II Ii .i.. -' " ... "".,- ,..\.,... .. .,...1'........, ..,. . ,/1 i,. ..i.,., THiS INSTRJMENT ~AflED BV AND FETUAN TO: 8ytvIa -- Guknol1l TtiI C~V. LC. 3341 T,tM1MU 1lWl NORTH NAPlES. FLOAIDA 34103 u* 2452526 OR: 2527 PG: 0705 *** R1COlDIDinOmCIALlICOlDSoICOLLIIICOUIll,rL Ollll/lll! .t OUIAK OilCHT I. BlDCl, CLIIl COil 12\000.00 UC III 1.00 OOC..IO 111.10 Rete: CULISHOllTlILICO PlelUP Property Appra..... Pan::tlldenlt1caUon (Folltl) Numbtn.: 00"1240005 G....... ss " 257336734 III'Aa:Afll,)l,'fTHIlIlINofF~PiECl:lKllNaOAU THIS WARRANTY DEED. made tn. 17th day 01 March. A.D. 1999 by Robert Vernon Griffin, I ~ngle man, and Hazel P. Orl<<ln, a lingle woman. Mnln calltd the gtanlou., to Robert E. Wllllaml, I ~ngle peraon WhOM poll oW<< addrMa k 3240 6th Avenue SW, Napl.., Florida 34117, herIIi'\att. ca"-d the Gren*: (Wh...U' "..~ h.r.l~ ,... ,.',,,. -".n'o," ..." ",'Inl"- "cw., IJI ,h. ,.,11.. '0 1M, In.u~"'."' ...,d 'M. ".1,.. ,...1 !lp"...n'.".., And ...,.n, oj Ind"">>IIO. ....._.""..IP'.l.n4 ...19""0"0',....110""1 WIT N E 8 SET H: That the granlOll. lor and ~ conlld.raUon 01 th. lum 01 TEN AND OOIl00'S ('10.001 Ool\l,r$ and other '4lI6blli conl'def.tlonl, *~t whllf~11I hereby KknowleOged. hereby grants. b&roIiu, ~ells. aliens, ntmlns, '.lNns. eon~ Il'td oonfnns unto the grant.. .. that clrtal1 land situate ~ COlliER County. S\lit. 01 Florio::U. vi.z: The N_ 114 01 the Northeaat 114 01 the Southl..t 114 01 Section 27, Townlhlp 47 South. Ringe 27 Ellt, Collier County, Florldl, Ie.. the South 30 feet thereof r___Id 10< rood purpoool Ind IXClpt the right-of-way 10< S101I ROld 846. ThIa property II vacant IIind .nd doe. not conltltute the home.tud property 01 the Grantof'a. TOGETHER, wlh .. the ....".,..ta. ts and ~- Of 11 &I1Y"'," tppertal1no_ l' ~,. TO HAVE AND TO HOlD. tho ...... . _. ,,,\ \)' AND, the grMtots ......tby cov.nanl .,ith Mid gran JttlIr~~~ laWfully Hind 01 sakl land 11 1ft simp"; t~t the ~torI hive good rvtll and Ian.lIlUthOlty 10 HI an~d her.ay werrant tn. tltlt 10 said lInd and will ~d the same ~ 1M tewful clams of .. J*'ons whoms~ and that &aid land is frM of .. encumbrancM. Deept tUN accruing _lOllocon'bot31.18Ql1. IN WITNESS WHEREOF 1 the Mid grantOf'l have 19'1ed and ...Ied thHe pteHr1t1 the day and yeer FRt ~ wrlten. , iL' / /~. 0'-- - ./ l.,l.:: / ~;Jz;,l'V~f1W-~~ A l.5. (/ RoborlVornon Griffin - P Q. Boll 010428. Nap..... Floridl34116 /; .,(( p' ) i., ii:;.1.'GrI1ft: T, //_. ." P O. Box 890428. NaplH. FlOrldl. 341 HI l.S. ~ 'f:c.S ~ ~z STATE Of FLORIDA .il [! !OUHTY Of COWER -ul" ~ 8) ~ TM totegohg "'SlN/'lW1l was acknowlldged Mtole fN thll .lL2- day 0 1 !.... a:I.man ~ end Hull p, Orlttin who art ptt'lonalty known 10 me 01' havt ploduCICl J i i I 8EAI. A"'..... LIlA ~ ORAHT 6'- A. .,,, wo. ""lOW # CC 4458601 oa..&.1 ............,. '999 My COIMlIHIon &pM: "'tOIl" AllAHTIC~~"NC F.. . WIllI w_n__ Pmttd Notary S91atu,. THIS INSTRUMENT PREPARED BY AND RETURN TO: Sylvia Slaver Gullshore Tille Company, L.C. 3341 T AMIAMI TRAil NORTH NAPLES, FLORIDA 34103 Property Appraisers Parcel Ident~ication (Folio) Numbers: 00111240005 Grantee S5 #: 267335734 SPACE ABOVE THIS LINE FOR RECORDING OATA THIS WARRANTY DEED, made the 17th day of March, A.D. 1999 by Robert Vernon Griffin, a single man, and Hazel P. Griffin, a single woman, herein called the grantors, to Robert E. Williams, a single person whose post office address Is 3240 5th Avenue SW, Naples, Florida 34117, herelnatter called the Grantee: (Wherevo' uud ho,oln lho lume "gronle," and "g'~nl". Inctudo alllh. p..ll.. 10 Ihl. In.uum.n! and lho helro. log.l rop,...nraUv.. and ...Igno el Indlvlduale, ~nd lhe oucce..ero and ...Ign. al carpo,.'lono) WIT N E SSE T H: That the grantors, lor end in conslderetlon of the sum at TEN AND OO/lOO'S ($10.00) Dollars and other valuable considerations, receipt whereat is hereby acknowledged, hereby grants, bargains, sells, aliens, remises, releases, conveys and confinns unto the grentee aU thet certain land situate In COLLIER County, Stete 01 Florida, viz: The Northeast 114 of the Northeast 1/4 of the Southeast 1/4 of Section 27, Township 47 South, Range 27 East, Collier County, Florida, less the South 30 feet thereof reserved for road purposes and except the right-of-way for State Road 846, This property Is vacant land and does not constitute the homestead property of the GrantorS. TOGETHER, with all the tenements, hereditaments and appurtenances thereto belonging or In anywise appertaining. TO HAVE AND TO HOLD, the same In lee simple forever. AND, the grantors hereby covenant with saId grantee that the grantors are Iawlully seized of said land In lee slmplej thai the grentors have good right Bnd lawful authority to sell and convey saId land, and hereby warrantlhe title to said land and will delend the same against ~he lawful clalrnsolaU persons whomsoeverj and that said land Is free of all encumbrances, except taxes accruing subsequent to' Qecember 31, 1998. IN'WI1'N,~.~S WH~REOF,lhe said grantors ha~e slgnecland &Baled these presents. the day and ye~rJlfst aboVe written. L.S. wilner ,nature ~ j:Fn G (' <>rt1, . Witness #2 Printed Name :/A'r1 ,.( /' Hazel . Grlffm PO. Box 990426. Naples, Florida 34116 0. 'fl;'A~ , L.S. STATE OF FLORIDA COUNTY OF COLLIER ""'l:Y"~ LISA F. GAANT i _ ~ COMM~'OH I CC 445B64 ~t 'hA ElCl'IlUiYIAA.16 1999 My Commission expires: ~ O~ fJF' AT' nJT_ION90~O ~ ............. ",DING CO. INC. File ,*W317g . SEAL by Robert " The 10r6{Jolng Insirumenl was acknowledged before me this ''7R day 0 ~emo_nGrlfl1n and Huet, P. Griffin who are personally known to me or have produced identifICation. Prilted Notary Signature lG'VH"']'B' 1fT'" 1, n G' '5" lb'A '~.,.~ 'lil tJi i," Vi~ l i "2 .,.'-.".... '" "~'"'' ... ...."..-:...~....._.'d5 _;'" ,',"" 'I .:. _..J- -:.- .,,'/ i' E'. '1['.! 'l,"]E'.""R'." O"'f" A..U..... 1'1f'."'H'c'f"OI( .....R'.'.],.Z,t?JtiT..!. ']' +'Ot"N".' " ' , . 0,' P , ',". ',2 !, ~ ,I '" ~I h '!, i"" ij .. ~ \ 1 [Ii r1 .. ~~. ii;,......tl.. F.:i ~\ 1, ; 1 t " .. ". rg"J i -< 1 l" i /.. '\ ~i l {~1: '".! ___,,",..+ '."*""'''''_ , _~. .~____~_~ _.".'"._ . ".. .',",_ ."". ..",,,,*' _~._"'" .... _",.,~_ ~"_ .,",_h ,,,-,,,,, , .". __~". __._ ...,",'_ _,J.. ., LETTER OF AUTHORIZATION TO WHOM IT MAY CONCERN: I hereby authorize Goodlette, Coleman and Jolmson, P.^, and Q. Grady Minor and Assoc.. P.A. (Name of Agent ~ typed or printed) to serve as my Agent in a request to amend the Collier County Growth Management Plan affecting property id;Jtifir the Applicati,on. . / SignCd~~ Aj.L4?-H<4 Date ~/0'S- (Name ofOwner(s) of Record) I hereby certify that I haye the authority to make the foregoing application, and that the application is true, correct, and complete to the best of my knowledge. d/~d~ Signature of Applicant Kober+. G::::... W;II'''''lA-1~ Name ~ Typed or Printed STATE OF ( r-lOR,,'V/1 ) COUNTY OF ( Cou..JE.fL ) Sworn to a 2fT-I< day of A PIt! L ,2005 By MY COMMISSIN EXPIRES, CHOQSE ONE OF THE FOLLOWING: V who is personally known to me, who has produced as identification ~,,'~':A'{rU"'., Sherry D. lIorca [.r~'-1 MY COMMISSioN # 00235311 EXPIRES ~.~..., September 26, 2007 "/I.;iif.,'fr*,~~ BONDED THRU Tl/OYfAIN INSURANC<. INC. and ./ did take an Oath did not take an Oath NOTICE - BE AWARE THAT: Florida Statute Section 837.06-False Official Statements Law states that: "Whoever knowingly makes a false statement in writing with the intent to mislead a public servant in the performance of his official duty shall be guilty of a misdemeanor of the second degree, punishable as provided by a fme to a maximum of $500.00 and/or maximum of a sixty day jail term. I 02/2002 F' 'R"E'~" A' P' "f' 't' ]"C"~' J""I"'O' 'UN' il .~ ~ ~. '~:" .~, I' i~ ~ g x if '1 Iii ~ I [\\,' ""IF'r' if, I" j IF I; I 'f 111'1 t H\,ij',r:i,', nt,:f,!t,/_,-i\U,Q4'1'% ,.u. ,~,. ",,_.,"""',.} "',', "',,__ ."",. . ." ~,,' ~W'. .. '", ."""" _". ",,-c, .. "',c .... '; Mi, rE1Ellfl1N' '(]l N" j'O'T"]B1S' I \n 'I I I I ' i 'Ii ,\,1 \ r,. i \ J ice , U .. ~ i, " ) f t f l,!" 1 ~, I, t " ' F .. " !,;; "" .. .. ,,"""'~" _""',,,/ ,,"',., ,,",'.," , *"'/ ~.' ~ ^",j' ^'.. ",,,,,m." ,-.,,/ MEETING NOTES COLLIER COUNTY **** DEVELOPMENT SERVICES DEPARTMENT **** NOTES BY ~hi,p W~S ::;F<.':'E L-(-/-1)5 TIME 17 ',8D,,_ TOPIC OF MEETING {;,'VtPIr: v-If,'....;. :t' tt>-~1 (}fP. [.J};'n j.//''''-1 R~r/,_.. ./I/J~v Ie E....,J, ,,2..t~ ?,...ftl .PAA"W> M""" /Vi'wle /'l/c1,qt .r (Un .:rvh" Jiu-:J ATTENDANCE(print name clearly) \..17M An>"IL- R ,'i1,-Y.~?"" 'd KEY POINTS/UNDERSTANDINGS/CONCLUSIONS r '1...., {> 2 i. ~ ~ 'I ..,f /'1 If . frOr;.,. ().II /V'J,wl &~'/. c.:2 ;7/< I/fe5. lYe 4rt""'^'-( rrvh~V_/..."tJ, 11->VO. N~T75, No oh.J'evt:." +0 C9~ 'I ~ ,t-P!~S -Tv Je huf2);~ tv,f,"7 ; fp ~erv' jle-,c EL-re.t .; --~JJ, 'l''''. r;.f /VCC;f U~f">>'~ "'--I". >I {;,fh.<. f.9~ / in /(V,.,) 1//;1""5 &f! 'j?"""5/HI/~""'M ~ IC+. 5 f"7 ~ +'1.fI',~ Up",", f;; Pn c.1(-ti-fc,: c..v,... '( t'M4-..f1,,!>" )//, ~ ~? 4" /).,.,,/4 liLt: "'""et, 12h... fo ~.(I.Iv ()h).-g" HI/' kt<< j)f- Utf fro or!'....;. (I. .....,p / /l~_1 ).,4). Re-.....vv-<. ~'" 1<(:: l'1uj) - F"r ,',.. AJ,I Rvn./ /"'l/ni Vi-< ~' ~ hew- r~.b.t)j"V-{(,~ti_J [-?'e. 'i' r- -"'-'It Sic<. '<W-i vJ..