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CCPC Agenda 03/22/2007 GMP (CP-05-10) Vanasse Daylor _ - ~~1:j%,;r71::;,;:r:~ APPLICATION TO AMEND COLLIER COUNTY COMPREHENSIVE PLAN FLUE ELEMENT, AGRICUL TURAURURAL FRINGE MIXED USE SUBDISTRICT - RECEIVING LAND JANUARY 24, 2007 CP-200S-IO NAPLES BIG CYPRESS COMMERCE CENTER US41 NAPLES, FLORIDA Submitted To: Collier County Comprehensive Planning Department Community Development & Environmental Services 2800 N. Horseshoe Drive Naples, Florida 34104 AND BASIK DEVELOPMENT LLC 720 Goodlette Road Suite 305 Naples, Florida 34102 Submitted By: Ronald F. Nino, AICP VANASSE & DA YLOR, LLP 12730 NEW BRITTANY BLVD., SUITE 600 FORT MYERS, FL 33907 12730 New Brittany Boulevard, Suite 600, Fort Hyers, Florida 33907 T 941.437.4601 F 941.437.4636 w vanday.com Vanasse .. Oaylor Project No. 80519 April 21, 2005 Mr. David Weeks, AICP Planning Manager Comprehensive Planning Community Development & Environmental Services Division 2800 North Horseshoe Drive Naples, Florida, 34104 Urban Planning undstapt Architecture Civil Engineering Traffic Engineering Environmental Science Ill66 Re: Naples Big Cypress Commerce Center Application to Amend Collier County Comprehensive Plan FLUE Element, Agricultural/RuraI Mixed Use District- Receiving Lands Dear Mr. Weeks: Please find enclosed our application to amend the Collier County Future Land Use Element as it applies to the Agricultural/Rural Mixed Use District-Receiving Lands and related Plan Map to the Collier County Growth Management Plan. Our application purports to have the Future Land Use Element, Agricultural/Rural Mixed Use Subdistrict and related Plan Map amended to provide for the addition of the Naples Big Cypress Commerce Center Subdistrict. Given the condition of contiguous existing 'zoning, and eminent development of said contiguous land to that which is the subject of this application, we are convinced there is ample justification to consider the subject land, and adjacent development as an emerging rural activity center. Our analysis and supporting documentation advises that the subject property is well positioned for expanding the boundaries of existing and committed commercial development by virtue of its location in an emerging transition urban area. Most importantly, however, is the fact that a major commercial development will occur immediately adjacent to the subject property. The number of dwelling units approved by zoning actions within three miles of the subject and adjoining property provides convincing documentation that if allowed, a type of commercial activity center will emerge, and one that could serve residential development that will access the E, Tamiami Trail (V.SAl.E) between the Walnut Lakes development and Highway 29 better than any other location. In our opinion, a large portion of the Fiddlers Creek development will have access to the E. Tarniami Trail near the subject property and will be attracted to the retailing activities to be made available at the proposed flea market and expanded commercial uses that would be the result of this comprehensive plan amendment. We appreciate the fact that the Agricultural/Rural Mixed Use Subdistrict was designed to retain its current rural flavor even though the designation of such a large area as a receiving area for the TDR process will create development that indeed is no different than that which characterizes large portions of Collier County's urban area. Therefore, we have proposed the application of a number of development criteria that will subdue the visual impact and give it a countrified visual appearance. Because this application gets 12730 New Brittany Boulevard, Suite 600, Fort Myers, Florida 33907 T 239.'137.4601 F 239.437.'1636 w vanday.com Mr. David Weeks .. Naples Big Cypress Commerce Center ApriI2}.2005 Page 2 most of its justification for additional commercial development from the fact that it is adjacent to existing commercial zoning, we have included a condition that the added land cannot be commercially developed until such time as building permits have been issued for development on the contiguous C-5 and C-4 property. In this manner, the development of the subject property apart and separate from the contiguous commercial zoning will not be allowed. This removes the speculative aspect of this change. We look forward to your review of our application and would appreciate the opportunity to attempt a resolution of any concems you may have with the view that staff can support some version of this application that will allow our Client to use their property as conditioned by the criteria contained in the proposed Naples Big Cypress Commerce Center Subdistrict. Sil)cereir, '7anass & Dayl r, LLP Ronald Nino, A CP Senior Planner cc. Keith Basik, Basik Development LLC /:\Projects\8051805/9\Comp Plan Sub 4_05\Transmittalletter.doc I Official Receipt - Collier County Board of County Commissioners CDPR1103 - Official Receipt Trans Number 561582 Date 4/22/20051:32:34 PM Post Date 4/22/2005 Nbr BASIK DEVELOPMENT, LLC New or Exist: N Payor: BASIK DEV. Fee Information GL Account 13113890434125800000 Total Amount Waived $16700.00 $16700.00 Payments Pa ment Code CHECK AccounUCheck Number 0611 Amount $16700.00 Total Paid $0.00 $16700.00 $16700.00 I Total Cash Total Non-Cash Memo: Basik Development, LLC/Agent: Vanesse Daylor GMP Amendment Application: Naples Big Cypress Commerce Center Check #0611 First Nat'l Bank of Fla. Cashier/location: MCCAULEYKATY / 1 User: KENDALL_M Collier County Board of County Commissioners CD-Plus for Windows 95/NT Printed:4/22/2005 1 :32:55 PM EXHIBIT V.G. 1 CP-2005-10 APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN PETITION NUMBER DATE RECEIVED PRE-APPLICATION CONFERENCE DATE DATE SUFFICIENT PLANNER ASSIGNED: COMMISSION DISTRICT: [ABOVE TO BE COMPLETED BY STAFF] This application, with all required supplemental data and information, must be completed and accompanied by the appropriate fee, and returned to the Comprehensive Planning Section, 2800 North Horseshoe Drive, Naples, Florida 34104. Phone: (941)403-2300; Fax: (941)643- 6869. The application must be reviewed by staff for sufficiency within 30 calendar days following the filing deadline before it will be processed and advertised for public hearing. The applicant will be notified, in writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the deficiencies. For additional information on the processing of the application, see Resolution 97-431 (attached). If you have any questions, please contact the Comprehensive Planning Section at 941-403-2300. SUBMISSION REQUIREMENTS I. GENERAL INFORMATION A. Name of Applicant(s) Keith and Jeff Basik Company Basik Development, LLC Mailing Address 720 Goodlette Road, Ste 305 City Naples State FL Zip Code 34102 Phone Number (239) 262-3210 Fax Number (239) 262-8594 B. Name of Agent' Ronald Nino, AICP 'THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company/Firm Vanasse & Daylor, LLP Mailing Address 12730 New Brittany Blvd, Ste 600 City Ft Myers State FL Zip Code 33907 1 02/2002 Phone Number (239) 437-4601 Fax Number (239) 437-4636 Email Addressrnlno(iilvanday.com C. Name of Owner(s) of Record Basik Developmen, LLC, Keith Basil<, Mana2in2 Member Mailing Address 720 Goodlette Road, Ste 305 FL Zip Code 34102 City Naples State Phone Number (239) 262-3210 Fax Number (239) 262-8594 D. Name, Address and Qualifications of additional planners, architects, engineers, environmental consultants and other professionals providing information contained in this application. SEE Exhibit ),0. 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 NIA Percentage of Ownership B. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each, and provide one copy of the Articles of Incorporation, or other documentation, to verify the signer of this petition has the authority to do so, Name and Address, and Office NIA 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 NIA 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 Keith & Jeff Basik 720 Goodlette Rd. Ste 305 Nanles. Fl. ~4102 Percentage of Ownership 100% 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 N/A 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 N/A G. Date subject property acquired (~Ieased ():_Terms of lease vrs/mos. March 18, 1999 If Petitioner has option to bUY, indIcate date of option:_ and date option terminates: , or anticipated closing date H. NOTE: Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. Acknowledged 3 02/2002 III. DESCRIPTOIN OF PROPERTY A. Legal Description See Exhibit III,A B. Section: 17 Township: 51 South Range: 00761680002 27 East C. Tax I.D. Number (Folio #) D. General Location NW comer ofU,S. 41 E (East Tamiami Trail) & Trinity Place E. Planning Community Royal Fakapalm F. TAZ 165 G. Size in Acres 9,7" H. Zoning Al(ricnltural I. Present Future Land Use Map Designation (s) AgriculturallRural, Rural Fringe Mixed Use District, Receiving Lands IV, TYPE OF REQUEST A. Growth Management Plan Element(s) OR Sub-Element(s) to be amended: Golden Gate Area Master Plan Capital Improvement Housing Recreation & Open Space Potable Water Solid Waste Natural Groundwater Aquifer x Future Land Use Immokalee Area Master Plan Transportation Coastal & Conservation Intergovernmental Coord. Sanitary Sewer Drainage B. Amend Page(s) 56 of the Future Land Use Element As Follows: ( Use Crass tt'1ra\,lljRS to identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: See Exhihit IV.B C. Amend Future Land Use Map(s) designation, FROM: AgriculturallRural, Rural Fringe Mixed Use Subdistrict, Receiving Lands District, Subdistrict TO: Naples Big Cypress Commerce Center Suhdistrict District, Subdistrict [If new District and/or Sub-district proposed, include Future Land Use Map with legend depicting it]. SEE Exhibit IV.e D. Amend other Map(s) and Exhibits as follows: (Name & Page #) 4 02/2002 E. Describe additional changes requested: V. REQUIRED INFORMATION Note: All Aerials must be at a scale of no smaller than 1" = 400'. At least one copy reduced to 8 Y, x 11 shall be provided of all aerials and/or maps. A. LAND USE 1. V.A.l B. Provide general location map showing surrounding developments (PUD, DRI'S, existing zoning) with subject property outlined. 2. V.A.2 Provide most recent aerial of site showing subject boundaries, source, and date. 3. V,A.3 Provide a map and summary table of existing land use and zoning within a radius of 500 feet from boundaries of subject property. FUTURE LAND USE DESIGNATION 1. V.B.l 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. V.C.l Provide most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FOOT-FLORIDA lAND USE, COVER AND FORMS CLASSIFICATION SYSTEMM (FlUCCS CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS THE lAND USE AEIRAl IN "A" ABOVE. V.C.2 Provide a summary table of Federal (US Fish & Wildlife Service) and State (Florida Fish and Wildlife Conservation Commission) listed plant and animal species known to occur on the site and/or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.). Identify historic and lor archaeological sites on the subject property. Provide copy of County's Historical/Archaeological Probability Map and correspondence from Florida Department of State. 2. 3. V,C.3 D. GROWTH MANAGMENT Reference 9J-11.006, F.A.C. and Collier County's Capital Improvement Element Policy 1.1.2 (Copies attached). INSERT "Y" FOR YES OR "N" FOR NO IN RESPONSE TO THE FOllOWING: 1. N Is the proposed amendment located in an Area of Critical State Concern? (Reference 9J-11.006(1)(a)7.a, FAC.) If so, identify area located in ACSC. 2. N Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380, F .S.? Is the proposed amendment directly related tot a proposed Small 3. N 5 02/2002 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 use with surrounding land uses, and as it concerns protection of environmentally sensitive land, ground water and natural resources. (Reference Rule 9J-1.007, FAC.). E. PUBLIC FACILITIES 4. N 5. y See Exhibit VD5 Scale Development Activity pursuant to Subsection 163.3187(1)(c), F.S.? (Reference 9J-11.006(1)(a)7.b, FAC.) Does the proposed amendment create a significant impact in population which is defined as a potential increase in County -wide population by more than 5% of population projections? (Reference Capital Improvement Element Policy 1.1.2). If yes, indicate mitigation measures being proposed in conjunction with the proposed amendment. 1. V,E. Provide the existing adopted Level of Service Standard (LOS, and document the impact the proposed change will have on that Standard, for each of the following public facilities: a) V.E,lA Potable Water b) V.E.IB Sanitary Sewer c) V.E.IC Arterial & Collector Roads: Name of specific road and LOS d) e) f) V.E. V,E. V.E. Drainage Solid Waste Parks: Community and Regional Ifthe proposed amendment involves an increase in residential density, or an increase in intensity for commercial and/or industrial development that would cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capital Improvement Element Policy 1.1.2 and 1.1.5). 2. V,E.2 Provide a map showing the location of existing services and public facilities that will serve the subject property (i.e. water, sewer, fire protection, police protection, schools and emergency medical services). 4. V,E, Document proposed services and public facilities, identify provider, and describe the effect the proposed change will have on schools, fire protection and emergency medical services. 6 02/2002 F. OTHER Identify the following areas relating to the subject property: 1. V,F,J Flood zone based on Flood Insurance Rate Map data (FIRM). 2. Location of wellfields and cones of influence, if applicable. (Identified on Collier County Zoning Maps). 3. Traffic Congestion Boundary, if applicable 4. Coastal Management Boundary, if applicable 5. High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable (Identified on Collier County Zoning Maps). G. SUPPLEMENTALlNFORMA TION 1. X** $16,700.00 non-refundable filing fee, made payable to the Board of County Commissioners, due at time of submittal. 2. $9,000.00 non-refundable filing fee for a Small Scale Amendment, made payable to the Board of County Commissioners, due at time of submittal. 3. Plus Legal Advertisement Costs (Your portion determined by number of petitions and divided accordingly) 4. X Proof of ownership (Copy of deed). 5. X Notarized Letter of Authorization if Agent is not the Owner (see attached form). 6. 1 Original and 5 complete, signed applications with all attachments, including maps, at time of submittal. After sufficiency is completed, 15 copies of the complete application will be required. Additional copies may be required. * Maps, aerials, sketches shall include: North arrow; name and location of principal roadways; shall be at scale of 1" = 400' or at a scale as determined during the pre-application meeting; identification of the subject site; legend or key, if applicable. All oversized documents and attachments must be folded so as to fit into a legal-size folder. For all oversized exhibits, at least one copy must be submitted at 8-1/2 x 11 inches. All exhibits and attachments to the petition must include a title and exhibit # or letter, and must be referenced in the petition. ** Fee paid April 22, 2005 - see Exhibit V.G.1 (receipt) 7 02/2002 ::' ; LETTER OF AUTHORlZA110N TO WHOM rr MAY CONC~: ~ I hereby authorize /~,~A '5AJ'.) . (Name Of Agent - typed or printed) to SeIV8 as my Agent In a request to amend the Collier COUnty Growth Management Plan affvcting property Identified In 1catIon. Date: ~/7D/(Jj,- I hereby oertlfy that I have the aulhorlty to make the foregOing application. and that the eppllcation is INe, correct end eomplete to the best Of my knowledge. ~r~ ~UUE ~ ltD' ~'NoIcIr( PublIc - SIaIe of FIooIda ~ Slg "~pllcant !. ,~",*,,~.2D "" , c::::? \~'fir., _~DD3151:.n /~~-<04J' K Name - Typed or Printed STATE OF (f\..:..:{40l'l" ) COUN"TY OF (u,llIex ) Eiir--" y J'~ olli ubh \<f" day of fuJn \ . 20~ MY COMMISSION EXPIRES: CHOOSE ONE OF THE FOLLOWlfolO: V who is pen;onally known to me. who has produced and as Identification ./ did take an Oath did not take 8n Oath NonCE - BE AWARE THAT: florida Statute SectIon 837.D6 - F.... Official Stltementa Law states that: '~r knowingly maku 1\ false. etatement In wrttIng wlth the Intent to m181eac1 a pUblic .....,.nt In the petfonnance of his oIIIcI8l duty ahall be guilty of am.......nor ~ th. _nd degree, punishable .. PJOYldlld by a tlM to a _Imum of $500.00 and/or maximum of a abdy day Jail Ie""." 8 02l200;! MEETING NOTES ~. 8051 Cf. 2- -<:':::- ~ COLLIER COUNTY **** DEVELOPMENT SERVICES DEPARDoIENT **** .TE '1-/6 - 0 2 l~ l' 'FIe OF MEETING b-/"lf> II TIME J /: DO -tor :1. '11 IU/" q.,.) 0" NOTES BY ))/-V:I /..J~,c5 N,/s 'flli. ,'", n-f/-]..? 'TENDANCE(print name clearly) 0-rr" p, IJ-S I 'K lz:~/~ Z r>-~"/< 1<-0" /VlhO ~~~ K,qc:<1t~ Y POINTS/UNDERSTANDINGS /CONCLUSIONS 'ro,;,o5e: C,-O...' I <;v},J,lJfr;<-f ,,, ;:""/../ . F,.-)" f~ - Wo..,.t- '/V"~ 4.J//t. 1-0 d0.-e.h +Pr 't-4 -f!~,., ~-f; vx. ~ till""", -F"o..- jk:: &'q - , 7 j,,*, { JI>-f fra-f-hn/ ;-t:,r,t..vo"r \ ,'(,., --. f' -flu J>->/cf-. ~ ".6,1,<. ( 1/ /'.r.e J,..,,/. y,,~1 -d.. ,'5 t<- Je.e../" J,;~ I,,,, -to 5 e.... v"- -I-L......;' vn--O --...jll de. vl.lop ,~,~ r IM!I - +J-.;f /f .,..... /" '"rk /2e~,/,,;,. t'"'5'rL;,tt ....-'\) Ofd.R ,';... ~/:rh'~ f L-"v..t-y 1./ ~ ~ ):, /.ffy"l.f b~ I' #Yy. - , ./ 1-h.J 1'-5 0.( 1. U.J ~ C-V~' / /~ )1.//n7v~I/;, IU= &/YJ,P /}-o> _ c;>fr- 15 '--- ,,:.. 'I't!.. -hPf,./ ~ l/l<.Q..,. /<.F/'U,/). rl--uCl5 L.:> j.& """-? '/"15 S4......-f- ~v>>.;Fv I -e-r. .;--J.....-FA-<-f ~v.b.....,rn( , ~ LD55 J ,,7" """.1. [if. 5 "-~ fit.> 1'..... a..? ~ I ,. c~-f'<.... . +t..e. ?. FA V,/> --tv # f:.5HJ,I,'fA 4rfi~~ff'\" -tloi5 1'l"'-"' {."'~ J -- , p"....o v~ .fl'~ I d...d::!, If 5,.,j,...;r "" tU-,,,,,J2<-.'" r k. . ..1.. c~. ~ OVt/~ -+ .fJ D,;':I.' PI" 1->,"1' <L"j'-' ..~-_... ........,...~ PHONE NO, 9414374636 Apr. 18 2002' 12:44PM Fa ADDRESSING CHECKLIST Please complete the following and submit to the Addre3sing Section for Review. Not all items will lltlolv to evervnroiect. Items in bold hrDt are reauired. 1, Letlal daaiptfon of IUbject property Ol'properties (copy of len".<Tthy description ~v be atiacheti) 17.51.27 Beg, SW CNTt S~ 17, N.l517.27, to cone. MOIl, N RIW Hwy -41 being POB, SE Continued""per tax - . ~. roll 2, Folio (Property ID) Jlumber(s) of above (arrach to. or Llssociate with. lqal dcm:rlption if more than one) 00761680002 . .. 3. Stroet address or addresses (M applicab/Q, If alnadyas.1lgned) 4, Loudon map, showing exact location of proj ectlsite in relatiOD to nearest public road right.oC-way (attach) N.W. Comer of Trimly place and E. lamiami TzaiJ 5. Copy of survey (NEEDED ONLY FOR UNPLATtED PROPERTIES) 6. Proposedpmject name (if appliaJble) Naples Big Cypress Commerce Cmller( EX!. of proposed flea market lWng same llllDle 7. Proposed Street names (if applicable) 8. Site Development Plan Number (FOR EXISTING PROJECTS/SITES ONL 1') SDP 9, Petition Type - (Complete a separate Addressing Checklisl for each Petition Type) o SDP (Site Development PlIn) o SDPA (SOP Amondment) B SDPI (SD? Insubstantial Changa) SIP (Site Improvement Plan) - o SIPA (SIP Am.....tlm'"llt) ~ SNR (StrI:ct Nlltnc Cbanae) VeaetationlExolic (Vel. Removal Permits) Land UlePetition (Variance, Conditional Use. Boat Dock Exl, Rc1pne, PUD rezone, ~~,) o Other. Describe: X ComprchcnsiVll Plllll Jl.nnn'DlmClllt 10. ProjIlCt or development IUIU1CS propOAled for. or altea.dy "PPearing ill, condominium docume:nt$ (if applicable; indicate whether proposed or existing) . 11. Pl_ Check ano; x D Checklist is to be Faxed Back 0 PmonalIy Pfeked Up Rc>rlnd ~-21"() 1 B PPL (Plans &. Plat Review) O psp (PrclimiJwy Subdivision Plat) FP (Final Plat) B LLA (Lot Line Adjustment) BL (Blasting Permit) 00 R.OW (Right-of-WaYPennit) EXP (llxcavalion Permit) o VRSFP (Veg. Removal &. Site Fill Permit) RECEIVED M; ~ .. ;. "'~~~ "\;.,,~, !,. ~t nrn-~~-~~c ~~;~~ rHUM: FR01 : ~5E & DI'lYLOR TO: 94374636 P:2'2 Ph'ONE NO, 941437ol636 Apr. 18 2002 12:44PM P3 12. AppllC2Jlt Name _Ron N"010 Phone Fax941-437- 4636 13. Sillllllture on Addre88ing Chec1clist does not constitute Project and/or Street Name approval and is SUbject to further review by the Addressing Section. FORSTAFFUSEONLY - Primary Number I ~G" 1 \ AddresIo Numb<< =:=: Approved~6(Y}l.Aef~ L\-\C\~? '~ 3-21-01 CP-2005-10 Exhibit 1.0. AUTHORIZED AGENTS AND CONSULTANTS Authorized Aaents Ronald F. Nino, AICP Vanasse & Daylor, LLP 12730 New Brittany Blvd., Suite 600 Ft. Myers, FL 33919 Telephone: 239-437-4601 Fax: 239-437-4636 Consultants Traffic Randy Spradling Vanasse & Daylor, LLP 12730 New Brittany Blvd., Suite 600 Ft. Myers, FL 33919 Telephone: 239-437-4601 Fax: 239-437-4636 Environmental Tim Hall Turrell & Associates 3584 Exchange Avenue, Suite B Naples, FL 34104 Telephone: 239-643-0166 Fax: 239-643-6632 Utilities John Musser Vanasse & Daylor, LLP 12730 New Brittany Blvd., Suite 600 Ft. Myers, FL 33919 Telephone: 239-437-4601 Fax: 239-437-4636 nrn-c..c- c.uu," IIVll UC-'J.V III lUI&.._\I.""_1I1 I \.UIUI11V 1....... 1....-....__.......""'..._. OffFY PASSIDlHl Fax;941-261-0a84 lUg 28 '01 14:04 P.02 Jr , . ,......, __101 24,m2 OR: 2535 PG: lS8J _lJ___oIall:Jl_,n MI/11l1 .. ..,IIa _ J. -. ~ ... Ill"." IKIlI 11.11 JlIC',lO 111,11 . OoIto.&1\III 0l00p.1Ilo. ID TIaIo Qodlt"'Y. Sl>l\&4 NopIa. JI. )ol!>> -...--- ., IUClIIl1J!l11IlOl1IK ll1tl7lll ISIIIIAl 14 IlIlIIlllllII WmnJlty Deed 'IlliJ w-... Natl.... -LB-cIor o(MMoIl, I';' __ Mvpme W. N-" mI 0-,,1 ~ TnaIIli...~w.N-a~T"",""loW1. , ff'lIJK", ...... pool .... ..... It :!$a IlIlW CL to. 6S$ ~--.)/J otm....YJopordFlololq,1..C'. ~ ...."_poolor.lot~ II r.tlGoodlcCo..... N. $uIlIo305 NIplor, n. 34101. . .."........... ..,........... ..,..... ..--'~ Wmt_._ TIla eM..- fer.... Ia 'he.. or IIlo _ "'1'110 ~o NoIlOO DCI.lAIslSlG.llU)lDlI_vaIvoIIIt " ._....w.........._,.,.,_....- ....-,c.......ItIloNby~.. p-. DIIpiDId ItllIIDId, 101110 1Ilcl....... 111I pm'lI.....lIlII-.. -....... /llllowIa1_1ad; 11_ ~...s bolo& III CoIlie:r 00uIllY. P1cri!o. W: $S.t.TTAOIIDlbJun'- A~ $UeI!cr 10 lU5STAlCfJCltr& IIISIIJtVA1JCNS AJitp UMlTA'7JCMI 01 dCOtC1 J, Nty. AMPTAlIlSJIIll "'YIAlJ",>>IJ)~YIUS. (le.um:Il.....M#lSSU8ECTPlClPSlTI' IS _, OIlllAS"""..... ntm_~ 1PIIilOfIId"l, JIIOkISJrCON'J'1ClLXX,8TO.,....~norEIrTY. .allltl pDIOI' _lloNb1li1l11_lllo ~llt '" oaid ......... win lJolbll1lllo.......... lIIo1lWllll_of2ll_.' .... IIi'tlln>lmW_ ,-llao_oct".,.,._IDlI.IOIllllo 4zya! Ylllrll= .... ..,.... W'_ .~.~...// _ . ~~~~1"f~L "-____1'-.......1 U-.~'~J . -'Ih....III1JyJ ~...- ,;IJ ~N .-......') =-~_1l'I",1.,1"4"" 1YI1Jj-hJ~~' nllS1U srA1SOf .1')(2" ., COUHn'~ r~ ."..~..... ,......!b...n.......1II01llIo..LL.UiI... -.. L 1'..%1;"" ~ W............. Clooop l, ~ ~ of"" ...... W, M-Ilif. "';: - - I~ - -.-.qy _10 me '" ....IlorIllr<oo;codaocd_ __." u l4II1:Illcollao ~,,,u..r~~ . 7' ~ . . . ., . .. '~..,~ ..' .- I'1foI. ~"".. .,z:j_ , ChoI) "" CoaInIIIi..1lcpIno: _LZ'IlI5 Mr-' . ..... -"'-- EXHIBIT IItA -t . itS OR: 2535 PG: 1584 ttt . ~U.1; "'AU PlIRIlIil wift 112 orlbe SCll1Ill !oS Ill'$eol!OlI 17, ~I at Somh_ _, S,** 11 to ~O .50'.2()" lw0.271." ~ to CClICItle lllOrIIlIllcat ollSouduls/lc.ot:-way 1bIy. 41 tlleDee NOC\b 0 37'4'" East 245.48 t~uo ~= lllOCIIIlIaIt OllllOnlllip.-ot. way oflfloy.41. Doq l'oinllll'~ ~ Swlh 53 55'40"' Eut alasliNor4l ~WIfOI1iDe'JUS fee! 10 JlQilll ill ~1irlf~cI=d. =- Ncdb 36 04'20" EISt 4Q2.6 WID poillZ 1rI CIlll&l' lllle otlOlld, tl:ac: N=tb 0 36"32" East 497.ro M 10 polm fll__IiDe oftlllll, ~ NriS! 44'00" Wd 657.$6 (eel 10 pojlll 1hcnee SouIh 0 37'45" West 10 poiDt otbe~. .A1l1he a~ bdu& ill S~Qll11. T09mShIp" SouIb, ~ 27 bit. Collier CC1IlIT)', florida, L~ NIl! Gicccpllllf East 30 fiuzOOll\'l1td ro OIlUerCClIllltyill OJt BccU01, hgc t07Hortad rIahc.ot.way. Folio No.1 00761680002 Mill> ... Current Ownershi Pro erty Address NO SITE ADDRESS I I I I Owner Namel VANGUARD FUNDING L C Addresses 720 GOODLETTE RD N STE 305 Cltyl NAPLES U State II FL II ZIPi 34102 - 5656 I I I Legal 17 5127 BEG SW CNR SEC 17, N 1517.2FT TO CONC MON N R1W HWY 41 BEING POB, SE 512.45FT, NE 402.6FT, N "For more than four lines of Legal Description please call the Property Appraiser's Office. Section 17 Ran e 27 Acres 9.79 Sub No. J(I] Use Code 100 99 ACREAGE HEADER NON-AGRICULTURAL ACREAGE "'PJ Millaoe Area 223 -1'i MIllalN 13.2013 2005 Final Tax Roll (Subject to Change) If all Values shown below equal 0 this parcel was created after the Final Tax Roll I Land Value II $ 215,380.00 I (+)Improved Value $ 0.00 (=) Markel Value $ 215,380.00 (-) SOH Exempt Value $ 0.00 (=) Assessed Value $ 215,380.00 H Homestead and other Exempt $ 0.00 (=) Taxable Value $ 215,380.00 SOH = "Save Our HomesD exempt value due to cap on assessment increases. Latest Sales History I Date D Book ~ Page Amount I 04/1999 I 25-35.o.~ $ 100,000.00 I 04/1999 I 2Ji.ali -. 1.58.1 $ 0.00 - The Information is Updated Weekly. C"1....'ro^^' c p - J. {}() S" - / 0 EXHIBIT IV-B AMENDMENT LANGUAGE TO BE ADDED FOR NEW SUBDISTRICT Naoles Bil! Cvoress Commerce Center Subdistrict (new text, page 56] This subdistrict which comprises approximately 9.79 acres. is located at the northwest comer of the intersection of US 41 (Tamiami Train and Trinitv Place. It is intended to accommodate commercial development primarilv associated with adiacent commercial lands (zoned C-4 and C-5) under common ownership with the subiect property. as further explained below, It is further intended that the existing C-4 and C-5 zoned parcels. together with the land contained in this Subdistrict will be part of a unified plan of development. which incorporates the proposed development of a flea market on the existing C-4 and C-5 commerciallv zoned parcels. together with the land comprising this Subdistrict. The intent of the subdistrict is to allow for the expansion of the flea market, with certain limitations as herein defined. and to allow complementarY additional mixed- use commercial activities in the Subdistrict. Development of the Subdistrict. will be governed by the following criteria: a. The rezoning shall be in the form of a PUD. b. A unified plan of development is reQuired. It shall include a common architectural theme that is consistent with the architectural theme of the flea market proposed for the adiacent C-4 and C-5 zoning districts and shall allow all uses permitted in the C-4 and C-5 zoning districts. c The subdistrict shall allow all uses permitted in the C-4 and C-5 zoning districts. in effect.of the date of adoption of this subdistrict. including the general range of retail merchandize. food service. gasoline service station. and motel/hotel accommodations. d. The maximum grOSS floor area of all uses in combination shall not exceed 9.000 SQuare feet per acre. e. No building shall exceed a height of thirty-five (35) feet. f. Access shall be limited to Trinitv Place exceot in the event the Florida Deoartment of Transportation allows some limited use of USA I such as right-in/right-out turning movements. g. A fifty (50) foot landscaped shall be provided parallel; to U.S 41 (Tarniarni Trail h. Automobile parking lots shall be visuaIlv screened from views from USAI (Tamiami Train with vegetation or earthen berms. to the greatest extent possible. i, No building permits will be issued for development in this subdistrict until such time as building permits have been issued for at least 40.000 SQuare feet of retail space in the contiguous C-4 and C-5 zoning districts. 1. ...A..S a eendit:ien <?If aetn8val te a SHBS8C:U:leat CPtID fez8BHuz aeaen tke eetit:ieBer aefe0S te !teamlB fellf (1) TDR Credits lIBel reristllf thBHl. iH the HllHl.e ef Cellier CeliBW. I.~Projeels\&'J5\IJ0519\Comp Pkll'l\2nd SubnC,vIE:tillhl N.B RmoisBd.doc 1. ~ .~ *r:I "l ~ ~jJ,\ " ~ i:; T US T 49 S T 46 S T 47 S . ~ o < 2 ~ ~ ~ g s " , " > . " ~. ~ "'l. s~ :<~ .' '. ~~ o. ., 0 I ::; c,,_ ! ! ~ . ~ ~I~ ;;;' .. "'i ~ J\ . ::; , !- < ; . I... .. . i~ j ~~ ~ .0 ! i: " ;~ ,... ~ ~ ~ ~ ... ~!l ;:; < ~i ~ , .....1 o , .' " / // -,/' ~ r.". :;: - ~ ,!,,..~~1,"_~:;~,.: .-~~..' -< ~ ;; g. < ::lE ... VI j :::l ~ .. l': C 1: iW~ . i=", z , 0 0", < " 0>- l ~ffi5 .... . 0 ..015 " ~~> ... .., lllo :<; :::l ..~~ ~ t- :c.... a: :::l ~~ ... Sit .1 S H 1 / I ..,J.' ../' / . ill." _'L~ · ..,~. _J~ ~ .I(~__~:_,_ ~__~~'~f~:=::=:\ ." . . ... .' ~ S 6.. 1 SO; 1 S IS.l S lS .1 s ev 1 ~ i'.!cl:, .~ ; ci ..- '" ~ ~ 0 ~ "" "'..- a~ (~ ( I ~ ~ CI) ~ ~ , U;:;; E ",:::> l:3 (I) it ~ ~ ~ U ,9 CXl '" .!!! Cl. ~ o . > - ~ ii5 ~ L.L.I l ) <.> .... .... ~ ~ ....:- g ~ i 0::"'...... ~ & ~~= ~..sr 06 ~k ~ ~ g:3:D f Q) '..:lV) Q c::a ~ ~ "... '0; ~ r; l -0- -E i:~ :t~..... '~E~ ~j I - - -';; . ~ "Ii ~ i ::: !f~ ': -E:: ~~ :ii~i g] :; L ;'"!;~ ~ -:.!! 0: C.5 1!lI.;;l= ;1;~.!5 Ir Q)~ 11)0 II) - ro>-. ~8 S t~ 1 .~ ~:;; ~~ . I g:~_ ~~~"<-~ ~~3 iCl:: ~~ 'lIMplld!l^ln1~-6~SOIl\llql\lX VWLC:OC:OISOW9011>O \:~ N 0 0 ~ " 0 ~ N 0 0 J> ~ -n 1i c. " " , C (") 0 ro o ^ (") in (") .. =1 ;0 < (") " " " "- Il en ;:;: CD , ,; I ~ l J (") c t ~a ~ " , , , [- Existing Location and Zoning Map Exhibit V.A.l ~i 8& ~+z m fii Gl m z o Vanasse Daylor " ..i'IUPhnn..1 La.ol\Qpt A",.~f(I'" (~i flr"te';'( T~Eotin..rin( t";'f)l1"""laIS,i,rn:! nm 1 of 1 ~" ," . Napleo81~Cyp,u.Comme<cnC.nler BUlk DevelopmentL.L.C 720 Goodlnll<. Road Naples. Florida 34i02 N . j Sou,ces:CollierCounlyP'Operlyllppra,..r 1I'$theendu.e,'sre.onsibilitloveri IhedatacontaJnedharaon .j...,.... ".,-" 11I\11 r. Aerial Photo Photo Date: Dec. 2004 ~ - Exhibit V.A.2 300 0 Date: 4124102 Scale: 1" = 600' w+. S300 600 Feel Urban Planning Landscape Architecture Civil En~neering Traffic En~neering Environmentalkienc:e FLll6 Vanasse _ Daylor . Naples Big Cypress Commerce Center Basik Development LLC. 720 Goodlette Road Sources: Collier County Property Appraiser Naples, FL 34102 It is the end use(s responsibility to veri the data contained hereon. tJ TTRVC I A R C I II i- f 2 e R '" - ~ - I -- - f'.... A ) Project Site I N. ~ 7~ f/ ~::, I / .~.~ /~ /, ~-/ ' '-J "" 9:aO ".:~~~ '" ~~ ~ h~ ~ /~ '/ /-.'- c in ...i11 I Summary Land Use and Zoning Zonina Land Use r.-4 R. r..fi TTRVC Industrial Subiect Prooertv A IIIII11I 1IIIIIi Iii II II fT " ~. J '/ PUD Vacant Vacant Partiallv Develooed Vacant Vacant, Acreage Lots Residential, & Golf Course Residential I Undevelooed _ C.3?' L- I-- - A .11 II. i II i I I C-3 II I II I 1111I11 I1111I lA, \ I-I \ ,\'v IIIIIIIIII~ TII\.....-I ;:] ~ PUD Agricultural 500 Date: 4/24/02 Scale: 1" = 1000' w+, 5 500 1,000 Feel Vanasse Daylor -- Exhibit V.A.3 o .....,^""'~ {:0!.~~:~10,~~N:r~: Urban Planning landscape Architecture Civil Engineering Traffic Engineering Environmental Science flll6 Land Use and Zoning Within 500 Ft. Naples Big Cypress Commerce Center Basik Development L.L.C. 720 Good\ette Road Sources: Collier County Property Appraiser Naples, FL 34102 It is the end user's responsibility to verify the data contained hereon. PrOject Number: 8OS1! FILE: \\vanday_serverlgis\Projects\800\80S\80S19\80519-LanduseLmx' 11111 I~ I rr f-- ~ I1'J l_ ~ I Ig i I~ f ~~ ~I L- ~"~ ),,,,,,,',,,,i ~~ #' " ~:~f' ~~ ~~ ~~ r~ ilL v~ VA ~ L'Th ~ ~ ~ l "- iI" 'Y ~ @ff1 ~~ ~a Vanasse _ Daylor __ L >-tt >- L s I Future Land Use Designations Slclhjent Site - Agriculture I Rural Fringe Mixed Use. District, Receiving Lands Ad~c:ent - Agriculture I Rural Fringe Mixed Use Distict, Receiving Lands Industrial District to the West Approxlmatly 1000 Linear Feet, on the Northside of Tamiami Trail. 3.~ m7\ "UlUY Exhibit V .R! o Date: 4/24/02 Scale: 1" = 1000' W+E S 1.500 Foe< Urban Planning Wdsapo kdi_ Civil Engintering Traffi(Enginttring Ell'IirtlMlmtalSciena ILll6 Future Land Use Map 500 500 1,000 Naples Big Cypress Commerce Center Basik Development LL.C. 720 Goodlette Road Sources: Collier County Property Appraiser Naples. FL 34102 It Is the end user's reSJX)nsibitity to verify the data contained hereon. Pro;ect Number: 80511 FILE: \\vanday _ server\gis\Projecls\B00\805\60519\80S19-FLUM.mx( Natural Resource Management, Wetland, and Environmental Permitting Services ENVmONMENTAL ASSESSMENT BASIK SITE Preoared for: Basik Developments, Inc. Preoared by: EW Consultants, Inc. 2081 S.E. Ocean Boulevard, Suite 2B Stuart, FL 34994 December 2006 @ EW Consultants, Inc. 10961 Bonita Beach Road, · Bonita Springs. FL 34135 Phone: 239-596-0544 . Fax: 239-596-3201 www.ewCOllsultants.com Natural Resource Management, Wetland, and Environmental Permitting Services I. INTRODUCTION This report provides an environmental assessment of the 9.5:t acre located in unincorporated Collier County, Florida. The site is bounded to the west by land currently under development, to the north by former groves and pastures, to the east by the Trinity Place roadway, and to the south by Tamiami Trail. The property is located within Sections 17, Township 51 South, Range 27 East (See Figure I, Location Map). The report includes an assessment of the current conditions ofthe property, a detailed inventory ofthe wetland and upland vegetative communities present (including land cover designations), and a description of the soils found on the parcel. An analysis ofthe presence of and potential impacts to wildlife on the site is also included with special emphasis on any state or federally listed wildlife species, This environmental assessment report is based on field reconnaissance at the subject property in November of2006. II. PROPERTY DESCRIPTION The Basik site is mostly a composed of disturbed habitat (see Figure 2, 2006 Aerial Map). There are no vertical man-made structures on site, and no impervious surfuces. The dominant feature is disturbed lands resuhing from previous land aheration and a recent pond dug in the center ofthe property, Little ofthe native south Florida vegetation remain on site with the exception of a few cypress trees, scattered cabbage palms and slash pines, as well as various native grasses and rushes that have naturally recruited within the disturbed area. Water management on the property includes one pond dug in the center of the property (not visible on aerial photography, see Figure 4, FLUCCS Map), which is not connected to any on- site or off-site ditches. III. FLUCCS COMMUNITIES The following is a summary of the vegetation communities found on the Basik site. Vegetative community classifications were mapped based on the Florida Land Use, Cover and Forms Classification System (FLUCCS) developed by the Florida Department of Transportation. Field reconnaissance and aerial photograph interpretation were employed in the mapping effort of the vegetative communities on the property. The plant community descriptions include a vegetative inventory, including the dominant plant species within each community and discussions of potential wildlife habitat provided by the various resources, FLUCCS classification observed on the site include (see Figure 4, FLUCCS Map): Disturbed Lands (740), Cypress (621), and Lakes less than 10 acres (524). 10961 Bonita Beach Road, · Bonita Springs. FL 34135 Phone: 239-59EHl544 . Fax: 239-596-3201 www.ewcansullants.com Natural Resource Management, Wetland, and Environmental Permitting Services 740 Disturbed Lands - 7.8 Acres Disturbed Lands are those areas which have been changed due primarily to human activities other than mining. A majority of the project site has been cleared and graded. Observed vegetation within this area includes but is not limited to: Bahia grass (Paspalum notatum) Lovegrass (Eragrostis spp.) Torpedo grass (Panicum repens) Maidencane (Panicum hemitomon) Paragrass (Brachiaria mutica) Dollar weed (Hydrocotyle spp.) Spade leaf (Centella asiatica) Dog fennel (Eupatorium capillifolium) Beakrush (Rhynchospora spp.) 8luestem (Andropogon spp.) Golden polYPOdy fern (Phlebodium aureum) Bullrush (Scirpus spp,) S'ol,lthern balsampear (Momordica balsamina) The tree canopy consists of: Cabbage palms (Sabal palmetto) Slash pines (Pinus ellolll) Brazilian pepper (Schinus terebinthifolius) Schefflera (Schefflera act Strangler fig (Ficus aurea) Carolina willow (Salix caroliniana) 534 Reservoirs less than 10 acres which are dominant features. -1.5 Acres Reservoirs are artificial impoundments of water. They are used for irrigation, flood control, municipal and rural water supplies, recreation and hydro-electric power generation. Dams, levees, other water control stroctures or the excavation itself usually will be evident to aid in the identification. This pond was constructed after the aerial photography was taken. At the time of the site visit, there was no vegetation around the lake, Only common cattail (Typha spp.) was growing in the pond. 621 Cypress - 0.2 Acres This conununity is composed of bald cypress which is either pure or predominant. Such areas occur along the eastern edge ofthe project site. 10961 Bonita Beach Road, . Bonita Springs, FL 34135 Phone: 239-596-0544 . Fax: 239-596-3201 www.ewconsultants.com Natural Resource Management, Wetland, and Environmental Permitting Services III. SOILS DESCRIPTION Soil types on the property were classified using the Soils Survey of Collier County, Florida. A copy ofthe appropriate soils map is included as an attachment (see Figure 3, Soils Map), This Soil Survey of Collier County was published prior to the urbanization of the subject parcel of land. As mentioned previously, the entire site consists of a combination of impervious surfaces, excavated areas, and filled/seeded sections. Evidence of the soil types listed below would most likely be indiscernible given the current site conditions. 27 - Holowpaw fine sand This nearly level, poorly drained soil is in sloughs and poorly defined drainageways. Individual areas are elongated and irregular in shape, and they range from 10 to 400 acres in size, The slope is 0 to 2 percent. Typically, the surface layer is dark gray fine sand about 5 inches thick. The subsurface layer is fine sand to a depth of about 52 inches, Thee upper part of the subsurface layer is light gray, and the lower part is dark grayish brown [me sandy loam. The substratum is gray foamy fine sand to a depth ofabout 80inches. The permeability of this soil is moderate to mO"derately slow. The available water capacity is low, Under natural conditions, the seasonal high water table is within a depth of 12 inches for 3 to 6 months during most years. During the other months, the water table is below a depth of 12 inches, and it recedes to a depth of more than 40 inches during extended dry periods. During periods of high rainfall, the soil is covered by shallow, slowly moving water for about 7 days. IV. LISTED SPECIES EVALUATION Geographic Information Systems (GIS) database information from the Florida Fish and Wildlife Conservation Commission (FFWCC) and other sources were reviewed to determine if any protected species, environmentally sensitive lands, public conservation lands, or archaeologically sensitive lands have been recorded on or in the vicinity ofthe subject property. At the time of the site visit, there was no listed species observed on-site foraging or nesting. Woodstorks were observed in flight over the site. Other non-listed species included marsh hawk and red-tailed hawk in flight (no nests), cormorant, doves and evidence (tracks) of raccoon and bobcat were also visible on site. The recently constructed pond may attract more wildlife in the future but the absence of vegetation along the littoral zone at this time may render it unfavorable fur foraging. No gopher tortoises, a state listed Species of Special Concern, were observed on site. Most of the site is not suitable fur burrowing or furaging. A search ofthe FFWCC database was also conducted to determine if any active bald eagle nests have been recorded on or within one mile of the subject parcel from 1997 through 2003. The closest recorded eagle nest is located approximately l.l miles south/southwest of the site. 10961 Bonita Beach Road, . Bonita Springs, FL 34135 Phone: 239-596-0544 . Fax: 239-596-3201 www.ewconsultants.com Natural Resource Management, Wetland, and Environmental Permitting Services No critical habitat for federally or state listed endangered species exist on the site. The project site is not located within primary or secondary panther habitat, but is within the federal panther consuhation area, A few historic panther telemetry points from data dating (from present) back to 1981 are recorded within a 2-mile radius of the project site. None of these points was noted in the vicinity of the project in the 2004-2005 FWC Florida Panther Annual Report. 10961 Bonita Beach Road, . Bonita Springs, FL 34135 Phone: 239-596-0544 . Fax: 239-596-3201 www.ewconsultants.com , / i ./, I ! '. -. I .. --r --------:- ---=.-'~ -J:~~~ I ! >- -----h--- : I <( 1/ I ~ Ii 0.. ,~.. )} ; "~ / I_--/~.' ;'.</ r'.=..J- i ., -II' /IV'\ _-=a..T~ilef ~...'iHG: >~\~k ;J!A .1; .-,;J" ...1--- \ d);, :.:', '1\ "",., , ~.'~:!.' ,I::, Z.! ::;"~;"I ji "' ~ I .- j ; I: ". 1-0::: / . -, - I . . . I . '.;,d . I ' i -'l~ ' / ~. --1 I I I I I ; ~'-' . . . , r "~ /~-- ./ 18 , I /1 I! ,..1 I,. / / , ! -.1-- ~ c ~l , 1 ! ~-----_.~-------..-- I : , I I :-- -t--- \ , 0: I ; j / . . '. --i I' ..........,...' !"\ ;;.~;:~ 1:":::'-:"0 ....::H l.:iJ SCALE- 1!l. r . . ~J __--1 ~~k: I.....: C' -- -"': :. ::~O'~- ,I (._~. ,---.. -------.-----' . -. - . 5 u +~< Z ....~ ;:~i{i ""j \~:~~tt: ~.,~ .,'! .. ... -.. '''=;. ~. - . .~ - t~ ~'l .. r, .....\ I" r" .-""0' ... :L;.;.;:;::: ,=~< ! ' '=..1 --'~""t::,,::, ,.........;..U.o t2J l'cc:;j, .. d'51 ;,E,,,) \';:.',.1 ' ~' . ..' 8~;0] " Q . . . '. I , I . '. / '..~" '.,.1 ! 90 \ -', !\.___.r;,i_._...... . ~ 41 \ , , -~_. . . .... . USGS QUAD MAP "BELLE MEADE SE" SECTION 17, TOWNSHIP 51 SOUTH, RANGE 27 EAST, CITY or NAPLES, COLLIER COUNTY, FLORIDA, LAT 26'01'31" LONG 81'38'14" 15 :;; u o ~ - BASIK PROPERTY LOCATION MAP EW CONSULTANTS, INC. 10961 BONITA BEACH Ro BONITA SPRINGS, FLORIDA 34135 239-59&0544 FAX 239-596-3201 WWW.EWCONSULTANTS.COM NOV 06 FIGURE 1 e_ ."'ot:~l _ - :-- ,', ,;. .' ..f ~~:.~' ~ ," .. . .......,.. ~ < " w < : E,ur B: ~ In ~u : 'A \: V j>,," ", 'i' Ii r;::"" BASIK PROPERTY AERIAL MAP EW CONSULTANTS, INC. 10961 BONITA BEACH RD BONITA SPRINGS. FLORIDA 34135 239-59&0544 FAX 239-596-320 I WWW.EWCONSULTANTS.COM NOV 06 FIGURE 2 - - "...... ;i!';'" i 38 i ~ . ..J Q. ..;".:.;~,;:, .<:.~ 21 USOA SOIL SURVEY COLLIER COUNTY AREA BASED ON 1984-1986 AERIAL PHOTOGRAPHY ~ <5 '" LEGEND 27. HOLOPAW FINE SAND BASIK PROPERTY SOIL MAP - EW CONSULTANTS, INC. 10961 BONITA BEACH Ro BONITA SPRINGS, FLORIDA 34135 239-59&0544 FAX 239-59&3201 WWW.EWCON5ULTANTS.COM NOV 06 FIGURE 3 - .:J, ....,::; ,'j ',;-'':''''. " ;."(1; -..,-,-. " . :~~ " _;:'.z.'~ .1/lll "~:.~~'~ . '~";;,.',.-. ,t ..... ~~ l ' ." ~,;."......;., ~~, ..~. .' .,,~.. , '" "'" . . /,-.- v. ' " ,"}.,.~-.. <t'1.\"" . "'" :"0' ).. ~ , ., ... .. " ;if ,: l'II'! I " ili:1i ;l!.1i ~ 'If n 11 ;rr ... COLLIER COUN TY AERIAL DATED 2005 LEGEND 524. LAKE5 LESS THAN 10 ACS (1 .5 AC) (LAKE CONSTRUCTED AFTER DATE OF AERIAL) 621 . CYPRESS (0.2 AC) 740. DISTURBED LANDS (7.8 AC) BASIK PROPERTY FLUCCS MAP EWCONSULTANTS, INC. '" u u ~ ~ - 1 0961 BONITA BEACH Ro BONITA SPRINGS. FLORIDA 34135 239-596-0544 FAX 239-59&320 I WWW.EWCON5ULTANTS.COM DEC 06 FIGURE 4 .:;1 1- : ~"'~"~_. .~~i.~~'< , "t~ .::: , '. ~_ '; ~:.:f~'<_;.~~ , .~~ ".J,.. .=1,; ,- :.-;. ....-:. .j' " ',V * ~'k:_ -I,1;.:l;. ,;j~~- . ...;:..~ /. '. ~, .. . ,. ~ "I ':j'i1 :'\' ln~ , ,I !I ,Ill! " COlLIER COUNTY AERIAL DATED 200!) 'r~:7 GOPHER TORTOISE TRANSECT '" w ~ ~ BASIK PROPERTY GOPHER TORTOISE SURVEY MAP NOV 06 FIGURE CONSULTANTS, INC EW CONSULTANTS, INC. ~ 10961 BONITABEACHRo BONITA SPRINGS, FLORIDA 34135 239-596-0544 FAX 239-59&3201 WWW.EWCONSULTANTS.COM '02 .:.:~\:" 11 .,Tif,. It 1("""- i.:1 ;:l!VJ ,.:i: ',-:."'t.; .~.: ." I ;'l ". ';,~;. " .:i'~:' ~.r~ ,ji:i '.:1i'> '-I:;.t- _;" ' .. :~ .i.j '1 ;~ 1"1ld .'" r: ""'-:-.. J .;;.., ";'" ,..... ,.;;; .;~*' " ~.. t-. I I~:::', .., I I!'l = = i ! ~ ! ! , lS:~2 FA! 94164~6968 COLLIEJLf9. COWL'liln DID' ---- Ii!J 001 Pcal-lt" Fax Note 7671 Ta ~ '\'{'\.10 CoJD_pl we. II A.'fG 2e I R.'fC 27 I~" ~ I ~ -. . " t81l'l' "'" 17 1< l 18 17 eo " J 2! ,.. .. 21 2. ~ ,.~ .~ ... 2. 29 ,,- .. I "- 3' .,~ 3: :l5 ,. .. 31 -5( PI? 0' 6 . 7 . 17 ., "- ---~~... . _~NlDI"""""'t... "'toO"",.. .. -=::s _ MUl:UC OCr 1a -....:J .1lllIWa~lI:;fjIIf'D.=-a c=::::;:::J~__m::IftQ' 1---___-- .. ~lUJI: K!ab.e C1U~a'L.'fou; _,..-01' Af'"""'''Tl'''il I...,."'.......nt':..t"'i. P"l":'=',lt..!'l"V t ~ t\ll) rr o \ I _ (.. --J-.... WATER MANAGEMENT LAKE ENGINEERING PLANS The attached engineering plans, prepared by Landy Engineering, Inc., show the water management lake that was constructed on the subject property in connection with SDP- AR-2450. This activity was approved by both Collier County and the SWFWMD, The species survey deals with the current condition and sheds some light on the characteristics of the property in its pre-existing condition and its habitat quality for wildlife species. 1.\Prc}tiCIs\OO5\80S19\Comp Pi8fllbh En91il...Laks.dGc r ~ )> Z i ~ 0 -< Ijll p~ J 'I~~ 10 Iitrz n~ U~ III~~ I _0 ~ - Z 2 (") i ~ ." ~ ~ ~ !" CO lI) <;)00 C5 92 .~ !:> C) !Z!:-<l C"') C") :i ~ ~ ", il1 ~ ~ ~~ ;:!l ~ <;)~ ~ is 1>'1." ~ ~ .,,~ ~to; ~ lI) ~tiI "1 ..... .,,~ ..., ~ to; .,. ~ . ~ r I I i ~ ~ ~ I ~ . g I I ~ . ~ I ! I I ~ . I n ~ I I e 'I ! "lJ ;!! F'Tj ~ ~ ~ ~ ::; ~ I I c::: I , I I ~ ~ Ji ~~ , n , , "" , , "" , "" , , , , I I ~ " I "{ ,I ....... 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( (~pT I 1 I If I I I., I I I I' I I I I I ' I I I I I I I I ___........-..-___..,........F.. . . . ~ 'II I ~ ~!il ~ ~ I P r !i I II Ii II Ii q ~ )> f ~ i z II ~ 0 I I I " b -< Ii -I l ;1 q . . ~ h81!.h~ II !lIi II ! m ~jlili~ I !Pi II Ii ~ ,III i~~ I (I ~ i ~ ~ z ~ 0 I ~ ~ ~ lIj 1!2 \lJ C') C) C)C) ~ ~ ~!~ m ;;I 'I;!! r;;: lE I\) rrJ ~ ~ g ~ ~ ),; &i ~ "-i "i "-i i , , ;' II K I $ Illii , HI II ". cHI ,. /. ,- , / I / . / I I / / . I / I / / ' , , /,/~/ " j / " . I / I / / ' , , I I / / : I 1,/'/1. !I 1/,/// !, I / , -""" I I /~/ /..... ..........~ I / / @ ..... ' , , , / / / , , / " / . , , ( / / , , I I I I " ( I I I i i r , I I I I I I, r I I I . 1;;1 I I Z' I ""il ' 1-<1 I I ~' , I hll I I I , I I t I I I I I I I I , I I I I I I I '1 I I I I '1 I I I I ' , I 1 I I I I i I I . I I I I I . I I I I , . J I 1 ' I I' [ : I I . I l I I ( i j [ . I I I ' I 1 1 1 1 I . i ~. I ~~ Ii ~ ~ ~"'" " " " ", ", " " " " " " " " " " " " -" ............~...,.I ......""'9~ ............ ""-t ............~..,oS';- ......... 0 '... .-r '...... ..~ '" " " " Iii i'l ~!I I dl r ",u .~CI'. . ,. Pilll (9 i~;&I1I el ~ \ n I!I !;I ." It.~ . ,. .1 . I I I 'l 1 I 1 f I I s 1 * 1 I 3 M 1 I~ f I I N I I I 1 I 1 1 I ... . . Ilrnnt 'ill . ~i i~lii~ ill ~~: ~~ ~ ~i l~ 1,111 !h 1~IiJ(J '18 !I !1'lilll!! i!l Ii, , If lilt ." liit III,III!I Ill! ;1 '11'1 t II .' , I I I I I I I I I _I 1 I I I ~ 1\1 il GMP Amendment CP-2005.IO Naples Big Cypress Commerce Center Subdistrict Revised May 2006 EXHIBIT V. D. 5 DATA AND ANALYSIS TO SUPPORT THE PROPOSED CHANGE Description of Application This application seeks to amend the AgriculturalJRural Mixed Use Subdistrict, Receiving Land and Future Land Use Map attendant thereto to the Collier County Growth Management Plan. Specifically this application is for the purpose of creating a Commercial Subdistrict in the Agricultural/Rural Mixed Use District; Receiving Lands designated area of the Future Land Use Element. This application seeks to expand an existing commercially zoned C-4 and C-5 parcels contiguous to the west boundary of the subject property in order to establish a commercial activity node with a diversity of land uses appropriate to the area, and to provide for expansion of a proposed flea market on contiguous property. Anticipated spin-off commercial land uses created by the market attraction of the flea market, expected to be regionally significant, while also serving the convenience needs of area households and travelers along the E. Tamiami Trail, a designated Scenic Florida State Highway, we believe supports the need for this additional commercial space, The flea market will be regionally significant, and the subject site is in an emerging urban area of Collier County. The subject area is made more significant by its designation as a receiving area for Transfers of Development Rights. This gives greater credence that it would be a most appropriate location for development of a commercial node containing uses that could serve a local population and the highway traveler. Specific criteria are included in the amending language establishing the Naples Big Cypress Commerce Center that will promote a development that is compatible with its rural like environment and intended rural fringe transition. Findings In Support of Approval Existing and Future Land Use: The Future Land Use Map designates the subject property Agricultural/Rural Mixed Use Subdistrict. Inunediately contiguous to the west boundary of the subject property the land is designated Rural Industrial district. Currently within this designation, the land is zoned Industrial, Commercial C-4 & C-5 and TTRVC Travel Trailer Recreational Vehicle Campground. The industrially zoned property, in part, is developed with a concrete batch making plant facility, and industrial warehouse buildings for individual tenant functions. A Site Development Plan and building permit has been approved for development of the C-4 & C-5 zoned land for a flea market (i.e, 87,500 square feet), and TTRVC zoned land has a Site Development Plan in review for a 137 space Recreational Vehicle Campground. The subject lands abut Trinity Place Road on its east border, while to the east of Trinity Place Road, the property is developed with an 18 hole golf course which features night time play, and consequently is impacted by the high intensity lighting required to support the night time use of the golf course. These J:lProjects\805\805J9\Comp PlanlSufjiciencylExhibit VD5 Revised 512311006 GMP Amendment CP.2005.10 Naples Big Cypress Connnerce Center Subdistrict contiguous land use conditions clearly are incompatible with any potential the subject lands may have for residential use. Noise and visual impacts from these contiguous land uses make any residential development at current density constraints (i.e. 1.0 dwelling units per acre) impractical, let alone the impacts expected from traffic conditions associated with the Flea Market. It should be noted that the Transfer of Development Rights (TDR) is not available to properties consisting ofless than 40 acres. Other criteria associated with the TDR process only further complicate the likelihood that the subject property can be used for residential purposes such as the minimum acreage threshold for application ofTDR's. The subject property must be assembled with other adjacent land in order to gain any benefit from the TDR program, Economic Justification: The subject property is located within the Royal Fakapalm Planning Community. Portions of Census Tracts 111.01 and 111.02 make up the potential trade area of any commercial activity for local goods and services. Census 2000 advises that there are 4815 and 2820 total housing units in census tracts 111.01 and .02 respectively for a total of 7640 as of the year 2000 census. Of those dwelling units 4207 are occupied while the year 2000 population estimate for the Royal Fakapalm Community is listed as 6481 persons. The number of housing units in the R.F.C is expected to increase to 5754 by the year 2010 obviously reflecting expected development within the westem part of Fiddlers Creek. The estimated population in 2014 is expected to be 16,999 persons. This data is extracted from the Collier County 2003 Economic, Demographic and Community Profile publication. It should be further noted that these projections are for permanent population and therefore during peak season would increase by 33% for an effective market area population of 22,609 persons. We further opine the above projections do not adequately account for the fact that Comprehensive Plan amendments, establishing the Agricultural/Rural, Rural Fringe Mixed-Use District, Receiving Land, which now allows the extension of county utilities into the Receiving Land at a potential density of I dwelling unit per acre, will become a catalyst for development of the designated Receiving Land. It is conceivable that this area will now become attractive for development; particularly given the fact that development within the urban boundary is reaching, for all practical purposes, a build out condition. We think it is all but certain that a rural village will begin to be developed within the planning horizon of 2015, almost immediately north and east of the subject property. Therefore, we opine that the year 2014 population projection and housing units is out of date and needs to be revised. We suggest these estimates do not adequately address residential project approvals in the immediate area, and the likely addition of a rural town on lands referred to as the 6 L Farms. We suggest a better estimate of future households in the trade area (see Exhibit V.D.5.1) of the subject property by the year 2010 will be approximately 6,000 dwelling units, and by 2015 approaching 10,000 housing units for a population of approximately 25,000 persons without regard to peak season population. I:lProjects\805\80519\Comp Plan lSuffidencylExh;bit VD5 Revised 5/23/2006 GMP Amendment CP-2005-1O Naples Big Cypress Conunerce Center Subdistrict Based on residential project approvals under development currently one should expect that based on these approved developments they will produce 6,000 dwelling units prior to 2010. Project Description Number of Dwelling Units Naples Reserve Golf Club Walnut Lakes Imperial Wilderness Westwind Estates Paradise Pointe Boyne South Western Fiddlers Creek Sect. 12,13 & 19 - 1500ac@ 1.5/dulac (Note: Fiddlers Creek approved for 6,000 units) Miscellaneous Areas (est.) Ranch Rd, Trinity Place, Riggs Rd.& , sections lying within 3 miles of subject land Total 552 612 549 500 383 218 2,250 1.000 6,064 Notwithstanding the likelihood of development of 6 L Farms under the provisions of the LDC for a rural town there is now sufficient residential development within the trade area of the subject property. Planning standards teaching manuals suggest that 5,000 households will support a medium sized shopping center of 100,000 to 150,000 square feet and 10 acres of land (Koppleman and DeChiaria). Notwithstanding the market justification for essentially convenience goods and services, one can not ignore the fact that through vested zoning and development plan approvals, commercial uses will soon be developed contiguous to the subject site with land uses that have a far more potential market penetration than that for convenience goods and services. This market attraction will further compliment and provide market support for the development strategy intended for the subject site. Experience with area Flea Markets support the premise that they draw customers from a regional market (i.e, 10 to 15 miles from their locations). Such is reported for Bonita Springs Flea Market and Fort Myers (Ortiz Road) Flea Market. To some households a trip to the Flea Market is a regnlar social activity as well as one seeking a bargain on consumer goods. Additional Market Justification is provided as follows: Based on the Median Household EBI ($46,118) the total EBI by 2015 within the RF planning community is expected to be $444M and of that, $266M is available for retail sales. I:lProjects\805\80519\Comp PlanlSufficiency\Exhibit VD5 Revised 5/23/2006 GMP Amendment CP.2005.1O Naples Big Cypress Commerce Center Subdisuict Based on data from the Dollars and Cents of Shopping Centers for Neighborhood Centers at $280 per square foot advises that there is sufficient retail EBI to support 995,000 square feet of commercial space within the year 2015 planning horizon. Existing Commercial Inventorv: A review of commercial zoning and existing commercial development advises that existing commercial development within 3 miles of the subject property consists of two gasoline station convenience marts, each of which is approximately 1500 square feet in floor area. There are three parcels of land zoned C-2 and C-3 (see Exhibits V,D.5.2, 5.3, 5.4) that contain the two current uses, although the entirety of the sites for commercial uses are not exhausted, in particular the strip of C-2 zoned land in front of Westwind Mobile Home Park. We suggest these commercial zoning districts are not as economically attractive as the subject property simply because the Flea Market is a given factor that creates a catalyst for further commercial development. The Flea Market on contiguous C-4 and C-5 zoned property, and the one- acre of industrially zoned land, for a total area of 8.4 acres, more or less, will house 87,500 square feet of a wide range ofretailing and service functions. For all practical purposes, a Flea Market functions much like a regional shopping center, albeit for a client with dissimilar purchasing goals primarily distinguished by costs. Development of the Flea Market is currently under way and we have opined that it serves as a catalyst that supports additional and related commercial activities on the contiguous subject property. It only makes sense from a planning perspective that the emerging commercial activity center represented by development of the current C-4 and C-5 zoning districts (Flea Market) be allowed to expand to the corner of Trinity Road. This further acknowledges the fact that there is in a market justification for doing this based on the estimated population growth in the short term adequate to support the development of the subject property for commercial uses consistent with the C-4 and C-5 zoning district. Available Infrastructure: It should he noted that the subject property is located within the Collier County Water and Sewer district boundary. The availability of sewer and water services lends greater likelihood that the land in this area of the Royal Fakapalm Community will be put to urban uses in the very near future, further reinforcing the market condition for supporting commercial development. Other public facilities and community services area available within a short driving distance of the project site. 1:IProjects\805\80519\Compl'lanlSufficiencyIExhibit VD5 Revised 5/2312006 " . . ( !' ,. ~ ~ g ,. " ,. ~ " " "~ .. s- ~g ~+z ~ r m " m z 9 ..--. .... ....- Gril~ "*~ ~ralkiNlt fUll Vanasse Daylor ~ .l , Source5:ColIIerCounlyProperlyA"",~ ~~lhIIenduMf'sre bill'" t!IlIdIIl.~tMQan. 720 GoodleneFln.d ...FloIlda34102 :c W / <t ---- f'. w z W--.J :; ~ Zw '" . o '--/ / < 0 0 N z :I => ... , 0 / <0 W z / 0 N 0 , z / ;< 1<"1 ~ g w I~ ~ / < ~ I~ u is , I~ ~ / I - ~ ~ I / - NUBl SOB' I '"' o (J'fOll ~Ill . " o w <t.--.. :c '. f'. ., HOl j"...H"] W--.J -. Zw H . 0,-" a N , 3:l\'1d .l1'NIW ~ OAlIll a o <( 81 ~ 0 ~ ~ ~CX) i:iq~~~~~ i~~5ili~~tJ~"" ~inl~~~;11 ." 1'0 N ~ ... ~ ,! l.) ~ !:E "~ ~JII '" ~ "I ~i~ 1!I~q~ li~;1"6~~ ~<'Xl_,uu. . -~! -i~ ~i~!~ ~. i ~ , I , ., ; I' , -. j O~ 'n ~ x Ii H ~ ~ ; ~H -'I f i < . t . : I i ~ e ~ e G ~ ! -j. i i l , o , "._"""-<<1_"'*_1'_"" ....-00 .__ DIl-tl-I'~' _00 (olt__.... OII-,,-t... a-MlIl'_.IIO ...-n.,... 6>-..<-..-......-..... n_ l~l<-"-crY ..->.-t , ~~~. <;'~~~n:> "~~-;?~ ~ ..-;"". ("-"".'11,,-..-,... 00-."'-' 00\"""-.; "-"'-<6-"""-'-" .0-0-\0 =___-.' ...o.(IHOo<l' t . 01 i t _N............-/il ~ m...... . , ;; . t : I EXHIBIT V.D.5.2 I -.......~.....ll ~ < \K"WIl" I ~ c5 ~ S-. 8 - :iI oc in 0 Z ~="'~50~Z~O impt;;' oz~ t;j!5l~~~~'- al->-~~ ~~Il~,~~~[ i~ ~I\~na iPJ~6q ~j:~\~UU . uh ~ 0 I , 8 i W <(r-.. . i' E W-.J "i Zw 0'-' N " Ii ~ ~ Q~ ::a ... ~ a.. I ~: ~ ~ . . ~ ~ ~ III " Q'fOlllOM\'Vo.UW ICOl / Ii I~ , Ii . ~ l :c / i ~ 1<") / I~ ~ KOlllU ./ 3 . .! U. pg JH . . · i ~ ~ e ~ ; ! i i. I . ~ ~ IIi ! t . . . , :n "J . , . ! .._............_.._r'_. It-.. ."'Ot-$l-flO ..-.-: ,,-,. or-U-n:J ....., .,-t. ..u.... ......,"", .................-...... ,,= ,-LO'f-_ .W,JL lo""I,-,O.<--oo.-.OV'/I '0/."" "...,,-,0-"" t : w z J ~ ~ < o z 5 ..I : ~!i1 =:!:!'::!:!::O"!!ll g I ~ i t~ ,. e :,\ ~ w >- << " c; ,. I I I ~I 'J ,II oil Ii -...............~ EXHIBIT V.D.5.3 / Ilun; ~ Bi BIB ~ i < < F , . , . . , . ! . . ~ i ::; ~ . , , . , , , , " , . ~ , , , , , ! ~ ::; , , b ~~ ::I ~. a.. !l::.: .. . '< SllU , ,- ! I ~ I L ! ~.., ! ' i - . ~ ~ '." ~ '~;i , !~!! ~!~~~ . ~ ' i li~l,.\ ~ ~. ~ " ~! -\! ~ f ~i ~ ~ ~ ~ - VI ii: ~ g ('oj g 0 ~ ;:0 "- " z _ ~l~ 5 ~: I' o ~ ~ U 0 5 ~ ~ ~ :=i:l "" -l ~ ;;; 8 8 ~ 0 ~ . I , ~ . . I. i:" , p- ,Ii " , . . 0 " ' , . I " . ~ . a I' , .. e ': qj '1' e .e ~ ,. I . g . HI , ~ g "-'O'-"-M..--.0 "'>Il""""""_"~ it-OO ('11-1'-""" oo'u.r " (",-" <o:I..J._,...-.;....] _~.. ._._~ ..~_. 2. n-.' rz-...... ......-11 " (';_" (1)"___,,,_.1-<1< 01 IlJ'-U lU"-U.... A-"-.' oo:t-.. LO t1-......, ..-~,-. . ":':~: :~~i~ ~:::;:: ~ '.-1' ....'.-. '~!~ t .,_.....;A</?'I t ",_,,_ot x-,,~. I ."'OM......., t : ~ w ~ ., u o " . I " . i(i-"::I...'....t: ~ .um > ! t :i: i i w z :J / 1< /' ~ ,/' : o N o Z ~ I I I ~Iiiii !I!ml . j'II'" 'ill! i ~............., EXHIBIT V.O.5.4 GMP Amendment CP -2005-\0 Naples Big Cypress Commerce Center Subdistrict Revised May 2006 EXHIBIT V.E. Public Facility Adequacy This analysis is responsive to the GMP application submission requirement to provide documentation as to the adequacy of public facilities and services to serve the subject land. Water and Sewer Service: The property is located within the Collier County Water and Sewer district boundary. The Level of Service Standard (LOSS) for water is 185 gallons per capita (peak population) per dav from the adopted 2003 Water Master Plan Update and verified by the South Florida Water Management District (SFWMD) for the 2006 Lower West Water Supplv Plan. The 2005 Annual Update Inventorv Report (AUIR). Potable Water Svstem-Treatment Facilities table on page 23 shows the Countv having in place adeQuate capacitv to the vear 2025. The Level of Service Standard (LOSS) for wastewater is 145 gallons per capita (peak population) per day (gpcd) for the north service area based on the adopted 2003 Wastewater Master Plan Update and verified bv the Florida Department of Environmental Protection. The 2005 AUlR. Wastewater Svstem LOSS Assessment table on page 28 shows the Countv having in place sufficient capacity UP to the year 2025. Notwithstanding concurrencv reQuirements. it is understood that water and wastewater transmission lines mav be extended from a public source to and into the subiect propertv and LOSS remain the function of government in response to anv conCUITencv issues at the time of anv application for final development order. Said utilitv construction will be designed and constructed and made subiect to Countv reQuirements. Fire Protection: The subject site is located within the East Naples Fire District. All development is subject to the payment of impact fees for fire protection services. These are paid to each respective fire control district at the time of the issuance of building permits. The nearest fire station from the district is on Collier Boulevard south ofthe East Tamiami Trail (U.S. 41 E) a distance of approximately 5 miles, There is He iHdieatiell. ef IHId LOS defieieHey in the East Napes Fire Distriet. Schools: The project does not include any housing construction; therefore, availability and proximity to classroom space is not an issue. Emergencv Medical Services: The Collier County Emergency Medical Services department provides emergency medical services. Emergency medical services are automatically dispatched to a site by each fire district making the fire station on Collier Boulevard (C.R.951) the nearest medical service provider. The LOSS is I unit per 15.000 population. The 2005 AUlR at page 93 advises that the County should not incur anv deficiencv until 2014-15 without some additional compensating adiustments. There is no indication of a LOSS deficiency associated with the County's ability to provide this J:\Projects\805\805/9\Comp P/anlSufficiencylEXHIBIT V.E. Revised 5/23/2006 GMP Amendment CP -2005-10 Naples Big Cypress Commerce Center Subdistrict service at this particular point in time. ','lhieh is further sllllflerted b)' the Ie-I)' sf imflaot fees when bllilding flemlits lIFe sbtaifted. Additionally. it should be pointed out that the Countv does levy impact fees and these are supposed to address anv potential LOSS condition that mav arise from approval of anv proiect. In anv event. the application of concurrencv rules is a function of an approval to a final development order and should not be germane at the time of anv consideration to amend the Future Land Use Plan Element. Arterial and Collector Road Impact: The East Tamiami Trail (U.SAI East) highway falls under the jurisdiction of the Florida Department of Highways, The attached traffic impact analysis by VanasseDaylor provides an in-depth analysis of the before and after impact of the proposed development as it relates to the subject property. Our analysis shows that the project as proposed will significantly impact the Level of Service of US 41, E. Tamiami Trail to the west of the project and is expected to fall below LOS standards. Comprehensive Plan land use designations should only be reflected as that land use which may be implemented through a rezoning action in the event the traffic LOS is adequate to serve the project or that modifications to the highway system will be made prior to any development which may lower the LOS to unacceptable standards. When information that is more detailed is available at the rezoning and site development plan stages, it will be analyzed to determine if in fact there are LOS issues. Drainage: Drainage will be governed by the South Florida Water Management District (SFWMD) and/or Collier County. Project designs must be consistent with SFWMD rules and regulations that assure controlled accommodation of storm water events by both on- site and off-site improvements. Solid Waste: Waste Management of Collier County handles solid waste as authorized by Collier County. The Countv 2005 AUIR. LOSS tables on pages 39 and 41 advise that the Countv has sufficient landfill capacitv UP to the vear 2027 for 2 vears of Line Cell Capacitv and 2028 for 10 Year of Permissible Landfill. No capacity issues exist at this time and no related LOSS will be abridged by this development under the current concurrency conditions or otherwise at expected buildout. 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( ,~PJ/OJKTNO' Vanasse - l2730 New BrittanJ: Boulevard, luite600 PREPA/<EJ!ilJFI, \ PAGfTITlE, I a; 80519 Fort Hyers,Fl3397 Ferguson Low ClrouA LLC Nep/es Big Cypress Commerce CfHlrer J . 1941.431.4601,941.437.4636 4625 Bonito Booch Rood Existing Water Transmission System . .- ItCADNO, Daylor Bonila Springs. n 34135 ~ 80519- 3001 Tamiami Trail North, Suite 206 and Propcsed Improvements ~woterjp9 . Naplfs,Fll4IOl .. DIWfflBY, ~ti;~lI<\_n ,941.403.0223 ,941.263.5096 SCltU, DATE: Sheet No.1 1 .~ RMJ w vanday.<om AS Shown 040805 of .- o EXHIBIT V.E. 1 A <, "." .. ,._:~'<-,~~'~:'. " ',"'l.... -~.j" ,- ',/' ....... c,,-, O'-""",.U ,5["''''''''''' CCWE,; <;"l efTY "r","{,:...u.. 11m : ,..-'t ,........""'",./" ! ;\..~ . I i ; t~./ i .....:;.c'''~.;:...:>-c:.,~ ''l;--! ~;jr ~ /y I ,r .:~." ..,.,/ ..../. " :,,4-.1'.;/ T$}r;\ -,~.,_:-- o. _.~_. ~, ,'..i' ~i,:.8c _ .c'"'" I ~ i i I t I' . I "'~~""I"''''''''''''''' ./rNORTH SERVICE ~ :. 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':'-i. 1"",,"1"\"----. . ,,' ;1 f" L_ ..' ,''',- " . !i:=l'='/ .. # t-~._1'_~~ . ~.,... .., .- .-.<+-,':....---. ~. ,-. . ~- -- ~~~~f~.'" ~"i:~ ., .. ._~ :::. " rl .~. I ,~,~ ''S. ~=:":''"':' '. '"r rr::-Lt'""" <}...... ~.l_-. ~., II. ~ , , /'".~. >,'" .. ~ : ~::r~~ ,~~~. ~~ <. ~ _ ;{r""~"",J~;i -1,__ 't :-:.J--' . _.::: I - -.,-' ::::<tc~'),.;.'I.=-<_!.z_ '.".:=!i.'::-___L....-, r ''S'~'.,1.. J.. ...~ .~_v'_1 "" ~.' r.... " ~~..:--- .. 1,'_" .,5~,....:.",' L -, . , ':',,;:/- j"'" " , --- (1PROJECTNO' Vanasse .. 12730 New 8ritwll8oUleYard. Suite 600 PREPAJlE/JfOR' PAGfml.E: I c 80519 FortMye~ fl339 7 FerfllJSDfI Law Group, LLC NapJas Big Cyprass Commen;a Canler I . . 194I.m.4601,941.m.4636 4625 Bonito Booch Rood Existing Wastewater Transmission System . ~ ACADIIO: Daylor 30011amiami Trail Nortll, Suite 206 BonjloSprings,FLJ41J5 and Proposad /mprovemanIs ~80519- ~stewoterJP9 , Napl!s,F!34t03 ,.,~ ,941.403.0223 F941.263.5096 sc..u, om Sheet No,1 1 '" DIWINliY: i:~t'- . - )ti'. wvandav.rom of ~ RMJ As Shown 040805 ~ - . ~ ~ " t j i ~ " ."",,""^ ~l'<f'.""~,N1 "'f"'~ 'V'.% ~f""'.<:' """'. ~"'"" . /111111 "t".".., '",0 1'5 .""oM.",,~r ~, ;-C~, ""C.;~~'.t,,'''' "" Ive~[]yJ;~l~T Iir ;1;" F'D'rNT"'.l.OuN" "W",,"-, wH, o -. . .- - I * ~ I ! 'e' , , " ;. >~, , , EXHIBIT V.E.l B CP-2005-10 Vanasse _ Daylor _ COMPREHENSIVE PLAN TRAFFIC ANALYSIS NAPLES BIG CYPRESS COMMERCE CENTER April 20, 2005 US41 Collier County. Florida Prepared For: Basik Development. LLC 720 Goodlette Rd N Ste 305 Naples, FL 34102-5656 Prepared By: Vanasse & Daylor, LLP EXHIBIT V.E. 1 C job # 80S 19.05 12730 New Brittany Boulevard, Suite 600, Fort Hyers, Florida JJ907 T 239.437.4601 J 239.437.4636 w vanday.com Naples Big Cypress Commerce Center Exhibit 1 Aerial Photo Date: Dec 2002 6.000 o Vanasse __ Daylor __ Urbanl'lanning Landscape Archittcture CivaEngineering Traffic Engineering EnvifOllllltlltalScieIKl! ftJ66 Date: 04.21-05 Basik Development. LLC 720 Goodlette Road N 6,000 Feet Suite 305 Naples, FL 34102-5656 Sources: Collier County PA & Aerials Express It is the end user's responsibility to verify the data contained hereon. Project Number: 80519 FILE: \\vanday _ servef\gis\Projects\800\805\80519\TIS\80519-aer01.mxd STATEMENT OF CERTIFICATION I certifY that this TRAFFIC ANALYSIS has been prepared by me or under my immediate supervision and that I have experience and training in the field of Traffic and Transportation Engineering. Ernest R. Spradling, P.E. Florida Registration #61235 VanasseDaylor, LLP 12730 New Brittany Boulevard, Suite 600 Fort Myers, Florida 33907 (239) 437-4601 Naples Big Cypress Commerce Center Statement of Certification Table of Contents INTRODUCTION AND SUMMARY ..................................................................................................................... I PROPOSED DEVELOPMENT ...............................................................................................................................2 AREA CONDITIONS ..............................................................................................................................................2 SITE-GENERATED TRIPS.....................................................................................................................................3 PROJECTED BACKGROND AND TOTAL TRAFFIC VOLUMES..................................................................... 5 ANALYSES .............................................................................................................................................................6 TURN LANE ANALYSES ......................................................................................................................................9 IMPROVEMENTS ANALYSIS ............................................................................................................................11 MITIGATION OF IMPACT ..................................................................................................................................11 List of Tables Table Description Estimated Site-generated Trips 2 Site-generated Trip Distribution 3 Link-specific Background Traffic Data 3a Projected Directional Peak Hour Volumes -4 Significance Test 5 Link LOS Results 6 Signalized Intersection Capacity Analysis Results 7 Unsignalized Intersection Capacity Analysis Results List of Exhibits Exhibit Description I Aerial Showing Location of Site 2 2007 Projected Backround Volumes 3 Trip Distribution Percentage Distributions 4 Distributed Site Generated Trips S 2007 Projected Total Traffic Volumes Naples Big Cypress Commerce Center Page i Table of Contents INTRODUCTION AND SUMMARY Vanasse & Daylor, LLP is providing this Traffic Analysis Study for the Naples Big Cypress Commerce Center site. The purpose of this study is to provide to the Collier County Transportation Operations Review Department adequate information to assure that any traffic- related problems are anticipated and that effective mitigation measures are identified as part of a Comprehensive Plan Amendment request. The Naples Big Cypress Commerce Center site consists of approximately 9.8 acres on the north side of US 41 approximately 4\12 miles east of Collier Boulevard (CR 951) in Collier County. The proposed project will consist of 100,000 square feet gross leasable area (SFGLA) of retail commercial uses. The project buildout is planned for the 2007 peak season. Exhibit 1 shows the location of the Naples Big Cypress Commerce Center site. The analyses indicate that, in 2007, only US 41 between CR 9511SR 951 and CR 92 is projected to have site-generated trip volumes greater than 3 percent of the AUIR Maximum Service Flowrate (SF m",). No links exhibited projected volumes that would both exceed the SFmax and have projected site- generated trips exceeding 3 percent of the SFmax. Since this TIS was written to provide support for a Comprehensive Plan Amendment, the project will be subject to the Concurrency Management regulations in effect at the time of development approval, The developer proposes to pay the appropriate Collier County Road Impact Fees as building permits are issued for the proposed project, and the appropriate turn lanes will be constructed at the US 41 & Project Access Point intersection. Naples Big Cypress Commerce Center Page I tIProjemllOllaOIII\T~ffi(UOOI CPA Upd..lIOIIKPATAOOF.doc PROPOSED DEVELOPMENT EXISTING AND PROPOSED LAND USE The Naples Big Cypress Commerce Center site consists of approximately 9.8 acres on the north side of US 41 approximately 4Y:z miles east of Collier Boulevard (CR 951) in Collier County. The proposed project will consist of 100,000 square feet gross leasable area (SFGLA) ofretail commercial uses. The project buildout is planned for the 2007 peak season. Exhibit I shows the location of the Naples Big Cypress Commerce Center site, AREA CONDITIONS Area Roadway System The existing roadway conditions for the area of the project were used as a base to provide the network and Build-out. Exhibit I shows the existing roadways in the vicinity of the project. Tamiami Trail (US 41) Tamiami Trail (US 41) in the vicinity of the project is a two-lane two-way arterial (Class I) under state jurisdiction. US 41 west ofCR 951 is a six-lane roadway under state jurisdiction and is also classified as an arterial roadway. Alignment of the roadway is fairly level and tangent. The posted speed limit is 50 mph. US 41 is signed as a north-south highway throughout the state of Florida. It is a northwest-southeast alignment through the study area. For purposes of discussion throughout this document, U.SAI will be described as an east-west highway, with Miami oriented toward the east and Naples toward the west. Isle of Capri Road/Collier Boulevard (SR 95 I/CR 951) Isle of Capri Road (SR 951) in the vicinity of the site is a north/south four-lane divided roadway under state jurisdiction south of US 41, and is functionally classified as an arterial roadway. Collier Boulevard (CR 951) to the north of US 41 is a four-lane divided roadway under county jurisdiction, and is functionally classified as an arterial roadway. Alignment of the roadway is fairly level and tangent. The speed limit is posted at 45 mph north of Mana tee Road. Naples Big Cypress Commerce Center Page 2 tIProjKttIIOIIIOllllTnlfi<\lOOI lPA UpdalellOlFllPATAOOl.doc San Marco Drive (CR 92) San Marco Drive (CR 92) in the vicinity of the site is an east-west two-lane two-way roadway under state jurisdiction south of US 41. CR 92, functionally classified as an arterial roadway, connects Marco Island to US 4l. The roadway alignment is fairly level. In order to maintain consistency wit.'J. the rest of the narrative and analyses, CR 92 will be designated a north-south roadway, COMMITTED ROADWAY IMPROVEMENTS Road improvements are committed for construction in order to help alleviate current area road deficiencies and support future area development. Roadway improvements that are currently under construction or scheduled for construction within the next two years after the AUIR were considered to be planned roadway improvements. These were identified at the Initial Meeting , with Collier County staff. CR 951 north of US 41 is scheduled for a four-lane to six-lane expansion with construction to start in 2006. A PD&E study is in process to widen US 41 east of CR 951; however, design and construction of any possible improvements have not yet been scheduled. SITE-GENERATED TRIPS TRIP GENERATION Site-generated trips were estimated using Institute of Transportation Engineers (lTE) Trip Generation (7th Edition), in accordance with the current Collier County policy. Trip Generation does not have trip generation rates for a "Flea Market" land use. Since this type of land use is a retail/wholesale sales type business, it is thought that a retail sort of use would be appropriate, although the weekday rates would probably exceed the weekday rates typically expected for most flea markets. Therefore, the Shopping Center (LU 820) equations will be used to model the "Flea Market" use. The estimated site-generated trips were reduced using the full pass-by rate deduction in recognition of the disproportionately high estimated number of trip ends resulting from use of the LU 820 trip generation rates. Naples Big Cypress Commerce Center Page 3 t.IProjects\lO\\!Oll9\TraJli<llDlI (J>A OpdattllOlI9CPATAOIII.doc The following trip generation formulas were used, and the trips generation results are shown in Table 1: Shopping Center (LU 820): ADT: Ln(T) = 0.6S Ln(X) + 5.83 AM Peak Hour: Ln(T) = 0.60Ln(X) + 2.29 PM Peak Hour: Ln(T) = 0.66Ln(X) + 3.40 Table I PROJECT TRIP GENERATION NEW TRIPS -Buildout l.arul..ii1o !.!nit Am AM PEAK HOUR PM PEAK HOUR I2tilI fmor Elill I2tilI Enl<r .EJ<iL 157 95 61 626 300 326 -350 -175 -175 157 96 61 276 125 151 Shopping Center (lU 820) Pass-By % = - I 1,48 Ln(X) +93.07 = 100,000 5FGLA 6,791 56% Total Site-Generated Trips SFGLA-Square Feet Gross leasable Area 6,791 TRIP DISTRIBUTION AND ASSIGNMENT The pattem of site traffic distribution is based on locations of generators in the area surrounding the project. Table 2 presents the distribution that was discussed, and accepted at the Initial Meeting with Collier County on February 17, 2004. Exhibit 3 graphically presents the same data. Table 2 SITE-GENERATED TRIP DISTRIBUTION Roadway US 41 west of Collier Blvd (CR 9S I) US 41 east of Collier Blvd (CR 9S I) US 41 west of Site Access US 41 east of Site Access US 41 east of San Marco Dr (CR 92) CR 9S1 north of US 41 SR 951 south of US 41 CR 92 south of US 41 35% 75% 80% 20% 10% 25% 15% 10% Naples Big Cypress Commerce Center" Page 4 1:\ProjeclsIIOllIOI19ITra/ficIlOOI CPA UpdalellOll9<J>ATAOOl.doc Exhibit 4 presents the proposed entering and exiting traffic in the AM and PM Peak Hours for the Project Access Point on US 41, the US 41 & CR 951, and US 41 & SR 92 intersections. Exhibit 5 presents the total projected turning movement volumes on the studied intersections. These volumes will be used in the Total Traffic scenario intersection capacity analyses. PROJECTED BACKGROUND AND TOTAL TRAFFIC VOLUMES VanasseDaylor reviewed available data to estimate background and future traffic volumes for the study area. Background traffic volumes were developed using multiple sources. Specific Link volume data for the studied segments were provided by the Collier County Transportation Department. These link volumes consisted of recorded 2004 directional Peak Hour volumes and "banked" trips that were assigned to the links for previously approved developments (see Appendix Collier County Concurrency Segment Table dated 4/12/2005). This is the methodology that is currently in use by Collier County for tracking the availability of reserve capacity on specific roadway links as part of their concurrency management efforts. Table 3 presents the link -specific background traffic data, Table 3 Link..spedfic Background Traffic Data !.Q>- QfK1:!Pc TOT !::lAtlf FROM IQ >["", LANE5 ill) '{Q). TRIP BANK VOL Jill1.Q,l' U541 Triangle Boulevard Collier Boulevard 3,200 6 E 1,470 433 1.903 1.297 U541 Collier Boulevard San Marco Drive 1,075 2 C 640 370 1,010 65 US41 San Marco Drive SR29 1,075 2 C 270 10 280 795 CR951 Rattlesnake Hammock Road U541 3,330 6 E 1.730 387 2.117 1,213 5R 951 U541 Manatee Road 1,970 4 0 I,B50 325 2.175 .205 Growth projections were computed using the Collier County 2004 Average Daily Traffic report. Growth rates were computed and applied to the directional peak hour volumes from Table 3 to estimate 2008 projected volumes. The results are shown in Table 3a. Exhibit 3 shows the AM and PM Peak Hour Total traffic counts. Peak hour volumes used in this report were based on manual turning movement counts collected by Florida Transportation Engineering, Inc. (FTE) at the US 41 & CR 951 and US 41 & CR 92 intersections. The Appendix contains copies of the traffic count data from these sources. Naples Big Cypress Commerce Center Page 5 1;\PrGj<ctlIlDlIIOmITraJicIlOOICPAUpdattllOll!CPATlOIIl.doc Since the site is east of many of the trip generators along US 41, the peak hour volumes used were based on a combination of the Concurrency Segment Total Traffic and the recorded peak hour volumes on the west leg of US 41 at CR 92. Table 3a Projected Directional Peak Hour Volumes Growth "D" ~ EBQtI IQ 20QQ ~ Bm llitor Dir ~ 2QQI US41 Triangle Boulevard Collier Boulevard 22.992 27,758 4.8% 55% Peal< 1,903 2,190 0If 1.557 1,560 US41 Collier Boulevard San Marco Drive 4.87S 5.585 3.5% 55% Peak 598 600 0If 516 S20 U541 San Marco Drive SR 29 5.120 5,049 -0.3% 55% Peak 280 280 Off 229 230 CR 951 \ Rattlesnake Hammock Road US41 25.073 21.918 -3.3% 55% Peak 1,730 1.730 Off 1.415 1,420 SR 951 US41 Manatee Road 29.346 35.556 4.9% 55% Peak 2,175 2.180 0If 1,780 1,780 CR92 US41 Floral St 4.465 4,506 0.2% 55% Peak 228 230 0If 187 190 ANALYSES CAPACITY AND LEVEL OF SERVICE LINK ANALYSES The directional split of new trips was applied to the site-generated traffic volumes to determine the site-generated vehicle trips assignment. The site-generated vehicle-trip assignments were added to the background traffic volume networks to determine the Buildout traffic volume conditions, Link Levels of Service were evaluated for both Background and Total Traffic conditions. The 10 Month Peak Hour Peak Direction Service Volumes Maximum Service Flowrates (SFmox) for the studied segments were provided by the Collier County Transportation Planning Department with the AUIR and the Concurrency Segment Data dated April 12, 2005. Since CR 92 has no assigned SFmox, the flowrate for Logan Boulevard was used. Copies of these data are contained in the Appendix. Naples Big Cypress Commerce Center Page 6 1\ProjKtsIl05\1G119\T~\lOOI CPA Updatt\101F9CPATMOl.doc SIGNIFICANCE TEST ANALYSES According to Collier County Land Development Code Section 3.15.604.3. : "Significance Test: Impact for the impact traffic analysis purposes for a proposed development project will be considered significant: 1. on those roadway segments directly accessed by the project where project traffic is equal to or greater than 3% of the adopted LOS standard service volume; 2. for those roadway segments immediately adjacent to segments which are directly accessed by the project where project traffic is greater than or equal to 3% of the adopted LOS standard service volume; or 3. for all other adjacent segments where the project traffic is greater than 5% of the adopted LOS standard service volume. "Once traffic from a development has been shown to be less than significant on any segments using the above standards, the development's impact is not required to be analyzed further on any additional segments." In other words, a proj ect will have a significant and adverse impact on a state or regionally significant roadway only if both of the following criteria are met: (1) the project will utilize 3 percent or more of the maximum peak hour service volume at the adopted level of service standard for the adj acent and next to adj acent link, 5 percent for the other links; and (2) the roadway is projected to operate below the adopted level of service standard. .. Significance was estimated according to Collier County's 3/3/5 rule, and the links were evaluated to determine whether projected operation would be within County standards. The data resources used for this analysis are shown in Appendix. Table 4 presents the significance test analysis for the PM Peak Hour. The analysis clearly shows that the proposed Naples Big Cypress Commerce Center Development site-generated trip estimates are greater than 3% only on US 41 between CR 95l/SR 951 and CR 92. Table 5 presents the Link LOS analytical results. The analysis shows the estimated site- generated trips will not adversely impact the adjacent roadway link. All roadway segments are operating within the SFmax. No links exhibited projected volumes that would both exceed the AUIR maximum service flowrate and have projected site-generated trips exceeding 3 percent of the AUIR maximum service flowrate. Naples Big Cypress Commerce Center Page 7 "'Pro~"'\IO\IIOI19lTrallicU081 CPA UpdmlIOSF9CPATA08F.doc Table 4 Significance Test Site Site as PCT !.ink Sf MAX Trips of Sf MAX US 41 west of Collier Blvd (CR 95 I) 3,200 44 1.4% US 41 east of Collier Blvd (CR 95 I) 1,075 94 8.8% US 41 west of Site Access 1,075 100 9.3% US 41 east of Site Access 1,075 30 2.8% US 41 east of San Marco Dr (CR 92) 1,075 15 1.4% CR 951 north of US 41 3,330 38 1.1% SR 951 south ofUS41 1,970 23 1.1% CR 92 south of US 4 I 900 13 1.4% Table 5 Link LOS Results , w/in SF mllJ? Link ~ S@ Total Sf.... BKGD Total US 41 from CF\ 951/SF\ 951 to CF\ 92 600 100 700 1,075 y Y SIGNALIZED INTERSECTION CAPACITY ANALYSIS Vanasse & Daylor analyzed the signalized US 41 & CR 951 intersection to determine the PM Peak Hour LOS using SYNCHRO@ 6.0 computer modeling software for both background traffic and total traffic conditions. See the Appendix for the SYNCHRO@ 6.0 computer printouts. Table 6 is a surrunary of the signalized intersection analyses for Build-out conditions. The intersection analyses indicate that the site-generated trips will not significantly impact operations at the US 41 & CR 951 intersection. Table 6 SIGNALIZED INTERSECTION LEVEL OF SERVICE SUMMARY AM Peak LOS/Avo Delay BKGD TOTAL PM Peak LOS/Avo Delav BKGD TOTAL Traffic Traffic E157 E/63 Intersection US 41 & SR 951/CR 951 Traffic cm Traffic cm Naples Big Cypress Commerce Center PageS ~\hoj<<u\IOI\lOlI9\TraIfi,\lOOI CPA Upd",IIOII9CPATADOF.doc UNSIGNALlZED INTERSECTION CAPACITY ANALYSES The unsignalized intersection analyses for year 2007 were completed using SYNCHRO@ 6.0 computer modeling software, which emulates HCM 2000. The Level of Service results are presented in Table 7 for AM and PM Peak Hour Background and Total Traffic conditions. See the Appendix for the SYNCHRO@ 6.0 computer printouts. Table 7 UNSIGNALIZED INTERSECTION CAPACITY ANALYSIS RESULTS AM Peak PM Peak Critical LOS/Delay Critical LOS/Delay BKGD TOTAL BKGD TOTAL Intersection Traffic Traffic Traffic Traffic US 41 8< Site Access cm D/27 US 41 & CR 92 Bill Bill CII6 CIIS The analyses show that site-generated traffic will not significantly impact operations at the US 41 & CR 92 intersection, and that acceptable intersection operations can be expected at the proposed site access under Buildout Year Total Traffic conditions. The site access operational analysis results were contingent on providing exclusive lanes for the southbound exit movements. TURN LANE ANALYSES Turn lane analyses were completed for project Build-out conditions using SYNCHRO@ 6.0 computer modeling software to determine queue lengths. The Naples Big Cypress Commerce Center project is proposed with one full-movement access point on the north side of US 41. The intersections were analyzed to determine turn lane geometry for Build-out. See Appendix B for the SYNCHRO@ 6.0 computer printouts. The FDOT Standard Index 301 (2004) was used to determine turn lane lengths of need. In conformity with FDOT requirements, the posted speed was assumed to be the entry speed on U .SAI. According to the Collier County Right-of-Way Ordinance #2003-37, left and/or right turn lanes shall be provided for two-lane roadways. Left turn lanes must be provided on a roadway Naples Big Cypress Commerce Center P3ge 9 ~\hojodsIIOI\lOII9ITraffi,\lOOI CPA Updot.IIOIIKPATAOOl.d" whenever the left turn volume into a development is two percent (2%) of Level of Service. "c" daily volume, or whenever the highest hourly volume of the turning movement is twenty (20) vehicles or more, whichever is the lesser value. Also, right turn lanes must be provided whenever the right turn volume from a development is four percent (4%) of Level of Service "c" daily volume or whenever the highest hourly volume of the turning movement is forty (40) vehicles or more. The only intersection evaluated was the Project Access Point. This intersection was assumed to be an unsignalized intersection because the projected peak hour volumes do not appear to be sufficient to warrant a traffic signal. US 41 & Project Access Point Right:rurn Analysis (Westbound Approach) According to the turning movements presented in Exhibit 2, this project is projected to generate 25 westbound right turning movements during the 2007 PM Peak hour. According to FDOT Standard Index 301, the exclusive westbound right tum lane should consist of a 405-foot deceleration lane for a 52 mph entry speed. The SYNCHRO@ 6.0 analyses indicated that no queues would be anticipated for the right turn movement. Also, the westbound approach is on an unsignalized through road. Based on this information, providing storage on the right turn is unnecessary; however, FDOT desires a 50-foot storage lane, even where it is unnecessary. The right turn lane length of need would therefore be 455 feet. Left Turn Analysis (Eastbound Approach) This project will generate 100 eastbound left turning movements during the PM Peak hour at Buildout. Therefore, a separate left turn lane will be required to accommodate entering project traffic, The SYNCHRO@ 6.0 analysis computed a 10-foot queue length in the AM Peak Hour for this exclusive lane. According to FDOT Standard Index 301, the exclusive eastbound left turn lane should consist of a 405-foot deceleration lane for a 52 mph entry speed. The minimum recommended storage lane length is 50 feet. The left turn lane length of need would be 455 feet. Naples Big Cypress Commerce Center Page 10 ~IProjtdsIIOI\!OII9IT"ffi(\lOOI CPA Upd3ltIIOIIWATIOOF.doc Left Turn Analysis (Southbound Approach) The project will generate 30 southbound left turning movements during the PM Peak Hour. The SYNCHRO@ 6.0 analysis computed a 38-foot queue length in the PM Peak Hour for this exclusive lane. The southbound left turn lane should be 125 feet long, consisting of a 75-foot storage lane and 50-foot taper. This will provide sufficient clearance to allow left-turning traffic to maneuver around the southbound right turn queues. IMPROVEMENTS ANALYSIS Because many of the analyses were addressed in previous sections, this improvement analysis section will be limited to a conclusive narrative. As shown in Table 4, the levels of service for nearly all links in the area of the project will meet the level of service standards computed by the AUIRJables for the AM and PM Peak Hours with Buildout Year Total Traffic. Therefore, no off-site improvements are projected to be required for this project. MITIGATION OF IMPACT Since this TIS was written to provide support for a Comprehensive Plan Amendment, the project will be subject to the Concurrency Management regulations in effect at the time of development approval. The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are issued for the proposed project. The developer will also provide the appropriate turn lanes at the US 41 & Project Access Point intersection. Naples Big Cypress Commerce Center Page II 1:IPmjo<lsIllSIIOSllITra/lKllOOS CPA Opdattl1051ICPATAIIOl.doc kl ,*" f/'\ ~ ~ "" ~' ~il' ./i~ :;?-1f ..J / 1- C.R. fl61 I 24O(250)J 940(740)- 80(100) -, ~0(4O) ~'890) r750(WiO) i 1/ ~s;.~ ~ .d' ~ ~ ~~ " ~ 'I 8.R. fllSf - bU519 Vanasse _ U'" '...... Toffi, E'p.n.l . laIuope Arditeuun EI'ftfOIllMllw so.c. Ciril E....... FL )U Daylor . :~"":;:~;;-;:'''''''<'''''' r ~J]9.4l1:'1 ,nUJU6li -- BulJDI>J._~ LLC 710 IIri R .IIDIdN &*'. ,... RlNIl2 ,. .... .... N.T-S. 04-21-65 ....... ,.._=a J ctClnflr 1'1'1 r i 1lWl....SIII.v.u. EXHIBIT 2 -- 80519-TISOl ....'" IN G;~19\TIS\80619-TIS01.dwg.04I2112OO612:02:02PM kl >*- j),\ := SITE ~ 25%---- ...........-15%~ C.R. (I(J1 S.R. 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Pf"AK HOUR TRIP S!GNN.JZED INTfJ/SfXmON UNSIGNAUZED INTCRSECTION -.... ,.,....BIg~Q;"".J I>> cnr IllICit f .,lIIt 8l._ 10'* EXHIBIT 4 L44(59) _5Jo(I890) ,750(1400) C.R, 1161 ~ I 264(281) -Y -; I J- 940(740) - ill ~ fi' 80(100) -. .j!~~'IJ , ~.Jl ~ ,.." "'~ $~E' ~,,~ ~.I}4' -III- IV Pi rtfi' ,!!}~ II... ( "'- <Or; , :>~r; "'V I'SCV t.<l ,*- ;9~ ~ ~ 0)' ~' c.~ '9... SITE S.R, 1161 LEGEND - xxx (XXX) OJREcnON OF /RAVEL A.M. PEAK HOUR TRIP P.M. PEAK HOUR TRIP ...."" 80519 V ---OJ Tolllbp..rioc ........""'""'E. blldooo anasse Gri E......' " ....- IL 3" Daylor 111"...';...,............ hl1l1pn.f1JJMJ _ ~l!IAJ1~lfJ)t.m.461' -- BaIle DfII r ,-......1, LLC 7lIOIlIGJI..IlII8IIN IYf 8DIS ,.",." FL ,... 566r """ .... KT.5. lU21-OS ........ NI/IlIIt B/f em-~ GIntIr tfJarP/r4tdld T*, IIdIc v.-. EXHIBIT 5 """" 80519-nSOl J&UII'.r, IN G:\flrojecb\805\l105191T1S\80511l-TIS01.lIwg,Gv.Z112ClO612:31:16PM ApPENDIX . Collier County Traffic Data . Collier County Concurrency Segment Report Excerpts . FTE Turning Movement Count Data . SYNCHRO@6.0 Analysis Printouts . FOOT Standard Index 30 I Naples Big Cypress Commerce Center Appendix I T Location 2003 ADT Sta. TO: n. MJ"!'" C 546 TO: .ElowtOl Spl"inp ( R 547 548 9 0 1 673 57 557 51lS' 58 679 682 63 58 City of . Naples 1 GOLDEN GATE BLVD -5J15 512 56 T~ S :.<i5 4 1 -75 ~. + BA YSHOP.E DR SBB: Santa Barbara Boulevard Liv Rd: livingston Road (CR 881) Golden Gate Boulevard (CR 876) Stalio~ loaqre'd~ 41 west of San Marco. Road To: Miami To: Collier County Department of Transportation Operations US 41 (SR90 557 Manatee Road City of Marco Island 723 Coiliar Blvd SR951 Bald Eagle Dr Coiliar Blvd SR951 624 541 715 716 Heathwood Dr 712 -711 70 13 Collier County Average Dally Traffic (ADT) Counts (Five Year History & Listed Alphabetically) [ , Change 03 Sla. T" Location 2000 ADT 2001 ADT 2002 ADT 2003 ADT 2004 ADT 04 613 Q 11101 Ave North east of Vanderbilt Dr (CR 901) 8,715 8.347 8,493 8,383 9,292 10.85% 585 Q 11101 Ave North west of Vanderbilt Dr (CR 901) 4,887 5,437 4,593 4,774 5,500 15.22';' 665 A 29 (SR) north 01 Farm Worke(s Village 9,033 9,704 9,919 9,940 10,131 1.92% 591 A 29 (SR) north 01 SR 82 6,868 7,090 7,601 7,540 8,117 7.65'~ 615 A 29 (SR) north 01 US 41 (SR 90) {Tamlami Trail E.} 2,066 3,025 3.072 3,198 2,591 -18.98';' 582 A 29 (SR) south of US 41 (SR 90) 3,398 4,116 3,940 3,679 3,419 .7.07'/0 661 A 82 (SR) west 01 SR 29 10.069 9.632 11,624 11,144 11,225 0.73% 619 Q 646 (Devil's Garden Rd) east of SR 29 4,112 3,502 4,242 3,317 3,269 -1.45% 553 Q Airport Rd (CR 31) north 01 Davis Blvd (SR 84) 43,314 47.224 45.883 47,870 50,029 4.51'~ 501 Q Airport Rd (CR 31) north 01 Golden Gata Pkwy, (CR 886) 49,738 50,825 50,748 43,412 42,784 -1.45% 693 Q Airport Rd (CR 31) north of North Road 52,148 55,416 53,880 -2.81% 599 Q Airport Rd (CR 31) north of Orange Blossom Dr 46.382 48,731 45,664 48,896 48,144 -5.63% 503 Q Airport Rd (CR 31) north 01 Pina Ridge Rd (CR 896) 43,525 46,610 44,288 49,634 46,179 -6.96';' 543 Q Airport Rd (CR 31) north 01 US 41 (SR 45) (Tamiaml Trail) 24,424 27.978 27,572 27,919 29,607 6.05% 659 Q Airport Rd'(CR 31) north 01 Vanderbilt Beach Ex! (CR 862) 34,876 36,183 34,986 35,742 36,331 1.65% 552 Q Airport Rd (CR 31) south 01 Davis Blvd (SR 84) 33,147 37,914 36.031 37,000 37,895 2.42% 533 Q Airport Rd (CR 31) south 01 Golden Gate Pkwy (CR 886) 58,644 58,426 55,412 50,809 53,637 5.57.% 554 Q Airport Rd (CR 31) south 01 Immokalee Rd (CR 846) 30,474 32,588 31,899 32,518 33,601 3.33% -12 Q Airport Rd (CR 31) south 01 Pine Ridge Rd (CR 896) 51,035 51,231 49,877 46,331 48,970 1.38'" . ,7 S Bald Eagle Dr (CR 953) north of Heathwood Dr 12.697 13,049 13,354 12,915 13,370 3.52% 700 S Bald Eagle Dr (CR 953) north of Barfield Dr 7,201 8,437 9,250 7,105 8,505 19.71% 539 Q Bald Eagle Dr (CR 953) north 01 Collier Blvd (SR 951) 11 ,043 12,402 11.173 11,388 13,233 16.20'/. 540 Q Bald Eagle Dr (CR 953) south of Collier Blvd (SR 951) 10,416 10.306 11,314 10,978 11,805 7.54% 622 Q Barfield Dr south of Collier Blvd (SR 951) 7,350 8,091 8.578 8,349 8,938 7.05-1. 701 S Barfield Dr east of Bald Eagle Dr (CR 953) 4,032 4.127 4,950 4,548 5,196 14.25DI. 621 Q Barfield Dr north of Collier Blvd (SR 951) 3.375 2,884 3.546 3,405 3,601 5.75% 718 S Barfield Dr north of San Marco Rd (CR 92) 7,064 8,425 9,166 9,122 8,480 .7.04'A 711 S Barfield Dr north of Winterberry Dr 4.573 6,113 6,619 6,384 6,081 -4.75% 713 S Barfield Dr south of wtnterberry Dr 4,108 3.687 3,802 3,941 4,267 8.26'" 521 Q Bayshore Dr north of Week Ave 15,728 16,626 16.352 15,377 14,636 -4.82% 626 A Camp Keals Rd south of lmmokalee Rd (CR 846) 2,011 2,240 3,089 3,267 3,027 -7.35% 660 A Capri Blvd west 01 Cellier Blvd (SR 951) 4.133 4,652 5,135 4,250 4,276 0.61'''' 610 Q Carson Rd north of lake Trafford Rd (CR 890) 5,374 5,688 5,656 5,703 5,927 3,93% 618 A Chokoloskee Causeway south of Plantation Parkway 1,763 2,354 2,173 2,209 2,172 -1.67% 573 Q Collier Blvd (CR 951) north 01 Davis Blvd (SR 84) 36,610 45,100 45,475 46,582 53,866 15,84'~ 584 Q Collier Blvd (CR 951) north of Golden Gate Blvd 15,459 16,827 18,042 18,538 18,518 -0.11% 525 Q Collier Blvd (CR 951) north of Golden Gate Pkwy (CR 888) 24,157 25,945 26,518 27,409 29,570 7.89% 536 Q Collier Blvd (CR 951) north 01 Plna Ridge Rd (CR 896) 25,465 28,007 31,031 33,549 35,421 5.58% 602 Q Collier Blvd (CR 951) north of Rattlesnake Ham Rd (CR 864) 25,968 29,939 30,288 31,626 33,926 7.27% -',. Q Collier Blvd (CR 951) north of US 41 (SR 90) {Tamlaml Trail} 25,073 21.077 22,828 23,920 21,918 -8.37% , ..607 Q Collier Blvd (CR 951) south 01 Golden Gate Pkwy (CR 886) 18,908 28,115 22,415 23,232 25,815 11.12% r 655 Q Cellier Blvd (CR 951) south of Immokaiee Rd (CR 846) 13,239 14,149 19,125 19,484 21,796 11.87% Page 3. 8of22 4/6/2005 Collier County Average Daily Traffic (ADT) Counts (Five Year History & Listed Alphabetically) Sta. T' Location 2000 ADT 2001 ADT 2002 ADT 2003 ADT 2004 ADT Change 03 04 657 Q Collier Blvd (CR 951) south of Lely Cultural Blvd 21,919 25.349 25,016 26,284 29,365 11.72'4 603 Q Collier Blvd (CR 951) south of Rattlesnake Ham Rd (CR 664) 24,247 26,563 27,713 27,928 31,462 12.65% I 557 Q Collier Blvd (CR 951) south of US 41 (SR90) (Iamlami Trail) 29,346 33,422 34,288 34,132 35,556 4.17% 1 555 Q Collier Blvd (SR 951) east of Bald Eagle Dr (CR 953) 16,504 19,446 16,995 18,914 20,627 9.06% 624 Q Collier Blvd (SR 951) north of San Marco Rd (CR 92) 15,775 16,230 17,721 16,856 18,348 10.18% 708 S Collier Blvd (SR 951) north of Winterberry Dr 9,990 12,271 12,464 12,627 13,056 3.40% 627 Q Collier Blvd (SR 951) south of Capri Blvd (CR 952) 22,927 25,399 26,386 26,178 27,814 6.25'" 556 Q Collier Blvd (SR 951) south of Marco Bridge (Jolley Bridge) 22.422 25,689 26.493 26,271 27,743 5.60'1. 716 S Collier Blvd (SR 951) south of San Marco Rd (CR 92) 15,951 16,311 17 ,335 17,951 18,885 5.20% 710 S Collier Blvd (SR 951) south of W1nterberry Dr 10,655 10,192 10,818 11,160 11,035 .1.12'/, 623 Q Collier Blvd (SR 951) west of Bald Eagle Dr (CR 953) 18.123 19.958 22.664 21,281 23,519 10.52'/. 520 Q County Barn Rd north of Rattlesnake Ham Rd (CR 864 ) 10,644 10.968 11,266 11,354 11,474 1.05'1. 641 A County Barn Rd south of CC R&B Facility 16,171 17,106 14,954 15,005 0 .100.00';' 519 Q County Barn Rd south of Davis Blvd (SR 84) 14.005 13,775 13.863 14,124 13,837 -2.03'/. 559 0 Davis Blvd{SR 84) east of Airport Rd (CR 31) 27.112 30,590 31,084 30,183 30,798 2.04'/. 558 0 Davis Blvd (SR 84) west of Airport Rd (CR 31) 28,532 33,665 33,104 32,686 33,942 . 3.840;', 601 0 Davis Blvd (SR 84) west of Collier Blvd (CR 951) 21,058 22,830 22.726 22,920 25,969 13.31% 560 0 Davis Bivd (SR 84) west of Radio Rd (CR 856) 11.763 13.747 14.122 14,200 14,965 5.39% ---1::,38 0 Davis Blvd (SR 84) west of Santa Barbara Blvd 27.321 31,917 31,000 30,789 32,561 5.76% .38 A Desoto Blvd north of Golden Gate Blvd (CR 876) 929 846 1.180 1,365 1,585 16.12% 639 A Desoto Blvd south of Golden Gate Blvd (CR 876) 927 1.654 1,139 1,522 2,039 33.97DI. 704 S Elkcam Circle east of Bald Eagle Dr (CR 953) 8.173 8.188 8,375 7,756 6,940 -10.53'1, 705 S Elkcam Circle west of Bald Eagle Dr (CR 953) 3,701 4,632 4,313 4,346 4,686 7.821/, 636 S Everglades Blvd north of Golden Gate Blvd (CR 876) 3.166 3.576 4,448 5,817 6,520 12.08% 635 S Everglades Blvd north of Oil Well Rd (CR 858) 1,882 2.585 3,105 3,974 5,328 34.06';' 637 S Everglades Blvd south of Golden Gate Blvd (CR 876) 3,242 3.649 4,294 4,946 5,672 14.68'4 549 Q First St south (CR 846) south of Main St (SR 29) 11.687 11,943 12,855 12,945 12,866 ..0.60% 531 0 Golden Gale Blvd (CR 876) east of Collier Blvd (CR 951) 17 ,054 20.156 20,307 25,368 27,606 8.82% 652 0 Golden Gale Blvd (CR 876) east of Wilson Blvd 11,067 12,175 12.474 15,801 17,190 8.79"-, 653 A Golden Gale Blvd (CR 876) west of 13 St NW DISC. DISC DISC DISC 0 0.00% 678 0 Golden Gate Blvd (CR 87G) west of Wilson Blvd 13,706 14,566 16,805 20,667 23,255 12.52% 508 0 Golden Gate Pkwy (CR 886) east of Airport Rd (CR 31) 26.022 30,027 30,335 28,877 29,836 3.32% 691 0 Golden Gate Pkwy (CR 886) east of livingston Road (CR 881) 31.140 28,860 0 .100.00% 605 0 Golden Gate Pkwy (CR 886) east of Santa Barbara Blvd 26,988 29,870 30,765 31,042 29,124 -6.18% 507 0 Golden Gale Pkwy (CR 886) west of Airport Rd (CR 31) 43,062 45,172 44,288 44,592 45,594 2.25% 510 0 Golden Gale Pkwy (CR 888) west of Collier Blvd (CR 951) 16,851 18,377 18,467 18,640 19,145 2.71-1, 530 0 Golden Gate Pkwy (CR 886) west of Goodlette Rd (CR 851) 25.993 22,441 22.112 23,119 21,677 -6.24% 509 0 Golden Gale Pkwy (CR 886) west of Santa Barbara Blvd 27,818 39,391 31,604 29,194 0 -100.00% 505 0 Goodlette Rd (CR 851) north of 22nd Ave north 33.444 36,724 35,368 33,093 31,414 ..s.08% 5' 0 Goodlette Rd (CR 851) north of Orange Blossom Dr 19,120 22.349 20,522 0 0 0.00% .681* 0 Goodlette Rd (CR 851) north of PIne Ridge Rd (CR 896) 20,957 25,207 22.055 0 0 0.00% 569 0 Goodlette Rd (CR 851) south of First Ave south 24,800 28,989 27,776 28,824 29,084 0.90';' Page 3 - 8 0122 4/612005 Collier County Average Dally Traffic (ADT) Counts (Five Year History & Listed Alphabetically) Sta. T" Location 2000 AOT 2001 AOT 2002 AOr 2003 AOT 2004 AOT Change 03 04 663 a North 15th St (SR 29) north of Lake Trafford Rd (CR 890) 9.294 10.368 10,087 11,085 11,585 4.33'A. 683 a North 15th St (SR 29) south of Lake Trafford Rd ( CR 890) 17.213 16,955 16,969 17,574 16,525 -5.97'1. 662 a North 15th St (SR 29) south of Monroe St DISC DISC DISC OISC 0 0.00'1. 590 a North 1st St north of Main SI (SR 29) 7,113 6,133 7,408 7,304 7,977 9.21% 692 a North Road west of Airport Road (CR 31) 2.857 2,474 2,916 17.85% 645 a Oakes Blvd north of Vanderbilt Beach Rd (CR 862) 9,892 11,537 11,822 12,803 13,920 8.73% 682 a Oakes Blvd south of Immokalee Rd (CR 846) 9,088 10,954 11,241 11,598 11,953 3.05'1. 725 S Oil Well Rd (CR SSS) east of Big Cypress Elem Sch 4,383 4,246 5,340 6,692 6,119 -8.56% 724 S Oil Well Rd (CR 858) east of Immokalee Rd (CR 846) 5,950 6,390 6,667 8,124 . 9,096 11.97% 547 a Old us 41 (CR 887) at Lee County Line 11,941 12,553 14,750 14,933 16,312 9.23'1. 647 a Orange Blossom Dr east of Timberline Dr 7,247 8,287 9,348 9,074 9,646 6.31'1. 526 a Pine Rldge Rd (CR 696) east of Airport Rd (CR 31) 46,311 53,113 51,966 51,966 53,913 3.71% 514. a Pine Ridge Rd (CR 896) east of Goodlette Rd (CR 651) 50,463 53,993 50.D35 50,861 0 ~100.00't. 535 a Pine Ridge Rd (CR 896) east of Logan Blvd (Santa Barbara) 16,554 18.329 19,517 21,625 23,481 8.59'/0 512. a Pine Ridge\Rd (CR 896) east of US 41 (SR 45) (Tamiami Tf) 35,016 38,562 35.446 43,429 37,603 -13.41% 515 a Pine Ridge Rd (CR 896) west of Airport Rd (CR 31) 44,735 45.988 44,655 45,664 48,034 5.19% 600 a Pine Ridge Rd (CR 896) west of Logan Blvd 31.027 35,028 37,164 39,563 41,965 6.07'/. 634 A Plantation Parkway east of CR 29 622 627 596 642 730 13.711.1. '''44 a Radio Rd (CR 856) east of Airport Rd (CR 31) 22,943 24.112 22,527 23,671 25,538 7.86% 89 Q Radio Rd (CR SSG) east of Santa Barbara Blvd 13,261 15.321 15.851 15,443 11,599 13.96'.1. 685 a Radio Rd (CR SSG) west of Davis Blvd {SR 84} 9,512 10,218 9,976 10,008 11,435 14.251.1. 527 Q Radio Rd (CR 856) west of Santa Barbara Blvd 22,017 34,814 24,261 23,858 25,619 7.381/0 688 a Radio Road (CR 856) east of Livingston Road (CR 881) 26,163 28,593 32,238 12.75% 689 Q Radio Road (CR 856) west of Livingston Road (CR 881) 21,809 22,154 25,778 13.29'.1. 651 a Randall Blvd east of Immokalee Rd (CR 846) 5,520 5.181 6,077 1,135 7,882 10.46% 534 a Rattlesnake Ham Rd (CR 664) east of County Barn Rd 13,065 14,294 15,717 14,531 15,586 7.21% 516 a Rattlesnake Ham Rd (CR 864) east of US 41 (SR 90fTamiami Tr) 13,103 15,920 15,682 18,703 17,509 4.82% 518 a Rattlesnake Ham Rd (CR 864) west of Ccliier Blvd (CR 951) 6,892 7,841 9.087 10,051 10,876 8.20% 517 a Rattlesnake Ham Rd (CR 864) west of County Barn Rd 11,856 14,039 14,078 14,852 15,062 1.41% I 719 S San Marco Dr (CR 92) east of Floral St 4,465 4,618 4,608 4,140 4,506 8.83% I 541 a San Marco Rd (CR 92) east of Ccliier Blvd (SR 951) 6,161 6,621 6,234 7,537 7,152 ~5.10% 542 a San Marco Rd (CR 92) west of Barfield Dr 9,263 9,900 10.167 9,752 12,080 23.88% 648 S Sanctuary Rd north of Immokalee Rd (CR 846) 717 849 644 721 745 3.33% 537 a Santa Barbara Blvd north of Davis Blvd (CR 84) 17,746 19,826 20,531 20,111 19,821 -1.44% 529 a Santa Barbara Blvd north of Golden Gate Pkwy (CR 886) 25,939 27,159 28,692 25,749 24,146 -6,22% 606 a Santa Barbara Blvd north of Radio Rd (CR 856) 28,300 31.052 27,605 27,194 27,692 1.83% 528 a Santa Barbara Blvd south of Golden Gate Pkwy (CR 866) 31,815 32,954 30,260 28,914 28,471 -1.53% 511* a Seagate Drwest of US 41 (SR 45) (Tamiami Trail) 14.831 17,127 16,848 16,930 16,200 4.31% 720 S Shadowlawn Dr north of Davis Blvd (SR B4) 4,739 4,703 4,859 4,472 4,005 -10,43% 1 a Shadowlawn Dr south of Davis Blvd (SR 84) 7,337 7,920 7.676 6,868 6,854 -0.17% (044 a Thomasson Dr west of Lombardy Lane DISC DtSC DISC 015C 0 0.00% 1706 S Tigertail Ct west of Collier Blvd (SR 951) 2,570 2,447 2,473 2,587 2,756 6.53% Page 3 - 8 of 22 4/6/2005 Collier County Average Dally Traffic (ADT) Counts (Five Year History & Listed Alphabetically) I Change 03 Sta. T" Location 2000 ADT 2001 ADr 2002 ADT 2003 ADT 2004 ADT 04 546 a us 41 (SR45) at Lee County Une 31,891 32,787 37.790 38,280 38,251 ..o.08'/D 564 a us 41 (SR 45) north of Immokalee Rd (CR 848) 46,468 0 53,446 53,968 54,468 0.89'/0 562 a us 41 (SR 45) north of Pine Ridge Rd (CR 896) 44.117 42,102 48,686 49,715 53,026 6.66% 577 a us 41 (SR 45) south of 99th Ave North 37,974 0 47,581 49.071 53,423 8.87'1. 561 a us 41 (SR 45) south of Pine Ridge Rd ( CR 896) 52,426 55,648 54,635 56,497 57,636 2.37% 563 a us 41 (SR 45) south of Vanderbilt Beach Rd (CR 862) 41.613 0 44,546 46,390 49,739 7.22% 604 a us 41 (SR 90) east of Airport Rd (CR 31) 40,214 46,774 45,164 46,908 49,091 4.65% 608" a us 41 (SR 90) east of Collier Blvd (CR 951) 10,789 12,552 12,570 0 12,977 0.00';' 545 a us 41 (SR 90) east of Davis Blvd (SR 84) 31,156 30,800 33.089 33,594 35,118 4.54';' 572 a us 41 (SR 90) east of Rattlesnake Ham Rd (CR 884) 33.566 36,312 36,301 36,199 37,973 4.90% 616 A US 41 (SR 90) east of SR 29/CR 29 4,217 5.032 4.661 5,098 4,113 -19.32% 571- a us 41 (SR 90) west of Collier Blvd (SR 951) 22,992 26.082 27,069 0 27,758 0.00'/. 570 a us 41 (SR 90) west of San Marcc Rd (CR 92) 4,875 5,159 4,952 5,585 5,022 .10.09Y. 617 A US 41 (SR 90) west of SR 29/CR 29 5,120 6,126 5.692 6,215 5,049 -18.76% 646 a Vanderbilt-Beach Ext. (CR 862) east of Pelican Ridge 22,118 22,870 23,203 24,032 25,554 6.33'1. 579 a VanderbillBeach Rd (CR 862) east of Airport Rd (CR 31) 24,391 27,867 26,476 27,734 24,599 -11.30'1. 666 a Vanderbilt Beach Rd (CR 862) east of Goodlette Rd (CR 851) 22,487 24.732 24.995 25.761 26,640 3.41% 666 a Vanderbilt Beach Rd (CR 862) east of Vineyards Blvd 17,440 19,567 18,440 18,203 18,155 -0.26% ~. 721 S Vanderbilt Beach Rd (CR 862) east of Vineyards Blvd 0 a.oo'li. /580 a Vanderbilt Beach Rd (CR 862) west of Collier Blvd (CR 951) 10,362 11.938 11.421 11,247 12,099 7.58% 667 a Vanderbilt Beach Rd (CR 862) west of Oakes Blvd 20,587 22,105 21,923 23,072 26,351 14.21'j. 722 S Vanderbilt Beach Rd (CR 862) west of Oakes Blvd 0 0.00% 524 a Vanderbilt Beach Rd (CR 862) west of US 41 (5R 4Sffamiaml Tr) 17,816 20,389 19,171 20,036 20,680 3.22% 633 a Vanderbilt Dr (CR 901) north of Vanderbilt Bch Rd (CR 862) 8.596 10,791 7,670 6,958 7,223 3.81% 578 a Vanderbilt Dr (CR 901) north of 111th Ave North 11.466 13.069 10.826 10,963 11,476 5.64% 548 a Vanderbilt Dr (CR 901) north of Wiggins Pass Rd (CR 888) 10,419 12.506 11,547 9,591 10,685 11.40% 632 a Vanderbilt Dr (CR 901) south of l11th Ave N 7.075 8,348 6,334 5,862 6,049 3.18% 640 A Vineyards Blvd south of Vanderbilt Beach Rd (CR 862) 7,200 7,894 7,711 8,420 7,891 -6.28% 611 a Westclox Rd west of North 15th St (SR 29) 2,952 4.559 3,391 3,300 3,481 5.47% 592 A Wiggins Pass Rd (CR 888) east of Gun Harbor Rd DISC. DISC. DISC. DISC. 0 0.00% " 670 a Wiggins Pass Rd (CR 888) east of Vanderbilt Dr (CR 901) 4.167 4,624 4,768 4,836 5,611 1-6.02'/, 669 a Wiggins Pass Rd (CR 888) west olUS 41 (SR 45) 6,168 6,513 7.132 7,413 8,104 9.33% 680. a Wilson Blvd north of Golden Gate Blvd (CR 876) 3,911 4,947 5,352 7,390 8,259 11.78% 676 a Wilson Blvd north of Immokalee Rd (CR 846) 1.182 1,330 1,500 1,578 1,528 .3.15% 681 a Wilson Blvd south of Golden Gate Blvd 408 411 406 411 419 2,01% 650. a Wilson Blvd south of Immokalee Rd (CR 846) 3,639 4,408 5,158 6,852 8,877 29.56% 709 S Winterberry Dr east of Collier Blvd (SR 951) 4,368 4,313 4,506 4,297 4,789 11.00% 712 S Winterberry Dr west of Barfield Dr 3.926 4,454 4,743 4,427 4,961 12.06% 703 S Ye1lowbird 5t east of Bald Eagle Dr (CR 953) 1,440 1,612 1,694 1,836 1,772 8.31'" 12 S Yellowblrd 8t south of Collier Blvd (5R 951) 1,935 2,258 2,343 2,261 2,498 10.37-1. ., Actual change in overall 2004 trafflc from 2003 traffic ;s an Increase of: 3.640,280 3,666,020 3,740,144 2.02% Page 3 - 8 of22 41612005 ~wmNN~m~~om~~~~WN~m~~N~-M~N~v~m~~~~~~~~~~N~~~~~N~~m~~ U~~~~~~~~~~ ~e~~~~N.~N~~~~M~~~~~~~~~M_~~OO~~~~~W~~~~~~~~ ~ .. . . . ~ N_ NNNNN W IX ~~NroroM_~~m_wm_~~ww_mmroNm~~ O_~~~~~~O~~~~~~N~~~~~~~~~re > NNNNNN " NNNN":":NNN": .". b I- ~~~~~~~~~wg~o~~~~~~~~~~~~~~ w_Oro~~~wM~~ro~m~MMm~~O-W~V~~ "':NNriNNN~ NNN"':"': . ...:...:...:...: 0.." -Z IX 0( 1-., vNrowM_mm._wm_~_.ww_mmWNm~~W~WV_~~~NWO-o.~~-m~~~NM~WNroN re~~re~~.~ ~~~~~~~~~~~~~e.-~mw~~~~~N~~~ro~~~N___~~~~- ~ IX :1::-' "0 15> 00000000 I;o~N~~~t!ffi "':NNNN"': .....000000000000000 ~~~~~~~~~~~~~~~~ ...:....: ....:,.:,..:..-:NC'iN...-~ ~.. ~~g~g~~g~g~ggggg~gg~~g8gg8gg NOW.MW~W~M~ON....-....-NNM.NmOOMNV.~ ,..:....:,..:M...:'r"~~T"". 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INC, 8250 PASCAL DRIVE, SUITE 101 Counter. 2084 PUNTA GORDA, FL 33950 File Name : Collier Bkvd and US41 CQunted By: Mike PH# (941) 6392818, FAX# (941) 639 4851 Site Code : 00002132 ._ Weather. Good Start Date : 0212612004 l1e<:. Page No :1 Groups Printed- CARS, TRUCKS AND PED -'nlllerI:lIVd -- . Collier Bllid- ,-" 'l I Southbound Westbound Northbound Eastbound i Start Time ~hll Thrul Left J P~ds Left I P~d; Peds I R~ht I Thru I u., T~:ij Righi Right Thru Left Left I Peds 1 . u/:ud 1'3' ,. 191 42- .' 7 0 "T 106 43 16 0 --/lU3 07:15 20 226 57 ~ 56 9 0 4 111 125 0 174 95 24 0 931 07:30 14 259 63 o 43 72 7 0 8 124 176 0 171 82 28 0 1047 07:45 26 213 66 o 42 65 3 0 7 125 170 0 129 112 29 01 987 Tots:! 73 889 liB . 1- ',. 263 26 '-----0 -'- 0 580 332 111 u 3/58 08:00 21 233 64 0 36 91 2 1 4 123 156 ..~ 114 81 28 0 954 08:15 19 235 62 0 67 95 7 0 4 124 155 138 57 9 0 972 08:30 12 198 60 0 40 87 3 0 1 118 199 122 77 29 0 946 08:45 18 185 41 0 52 88 8 0 6 127 157 98 68 22 0 870 Tofai /U 851 227 0 195---'3 15 492 667 4/2 283 88 A. 3742 BREAK 16:00 24 150 72 a! 101 173 18 0 8 338 '''J ,~ 105 40 0 1469 16:15 25 176 53 0 73 180 19 0 6 417 277 0 182 90 45 0 1543 16:30 20 190 56 0 85 153 18 0 8 402 294 0 210 84 34 0 1554 16:45 25 183 55 0 87 168 15 ~I' 8 461 384 0 174 93 25 0 1678 ...-- iotal 94 699-' 236 0 '-345 5/4 /U 30 1618 '1203 I /58 3/2 144 0 6244 17:00 14 148 49 0 84 162 9 0 10 441 370 0 197 101 39 0 1624 17:15 22 166 42 0 68 122 15 0 13 469 320 0 183 106 38 0 1564 17:30 31 130 42 0 61 127 12 1 17 399 347 0 178 90 38 0 1473 17:45 14 162 45 0 55 129 11 0 21 413 350 01 136 89 30 0 1455 lotal 81 00'6 178 01 258 b4U 4/ 1 61 1722-138 7 UI 694 385 145' . 0 6116 Grand Tolal 318 3045 869 0 960 1838 163 2 132 4289 3903 0 2504 1373 474 0 19870 Apprch % 7.5 72.0 20.5 C.O 32.4 62.0 5.5 0.1 1.6 51.5 46.9 0.0 57.5 31.6 10.9 0.0 Total % 16 153 44 0.0 4..8 93 08 00 0.7 2U 19.6 0.0 12,6 6.9 2..4 0.0 Collier Blvd -r U::;41 .... I Collier v Southbound Westbound Northbound r:astbound ..__ : start Time ;gfi I' Thru I Left r-ApJ.! 19 Thru L~1\ I App. Rig p. R19~ I I App. rnn Total L I ....2.otal I Thru Left Tota.I.!. TOlal1 t To:sl t I Peak Hour rom o 09:00 - Peak 1 .)f 1 By 07:30 108:00 107:45 07:15 Approach Volume 80 940 255 1275 195 361 20 576 16 490 680 1186 588 370 109 1067 Percent 6.3 73..7 20.0 33.9 62.7 3.5 1.3 41.3 57.3 55.1 34.7 10.2 High In!. 07:30 08:15 08:.30 07:15 Volume 14. 259 63 336 67 95 7 169 1 118 199 318 174 95 24 293 Peak 0949 0.852 0.932 0.910 Factor Peak Hour From 16:00 to 17:45 - Peal' 1 of 1 By 16:00 16:00 116:45 16:30 pproach Volume 94 699 238 1029 346 674 70 1090 48 177 142 3239 764 384 136 1284 0 1 Percent 9.1 67.9 22.9 31.7 61..8 6.4 1.5 54.6 43.9 59.5 29.9 106 3371 High Int 16:30 16:00 16:45 117:00 Volume 20 190 56 265 I 101 173 18 292 i 8 461 384 853 197 101 39 . . .._ _.."......_....___.m__'.__~_...,,__._. Mar .17. 2004 3:38PM No.7472 p. 3 COunter. 2084 Counted By' Kim malhers -. ather. Good .Ier: 104014-12 Florida Transportation Engineering, Inc. 8250 Pascal Drive, Suite 101 Punta Garda, FL 33950 Ph# (941) 639 2818, FaX# (941) 639 4851 File Name : US 41 and CR 92 Site COde : 00002084 Start Date : 3/1612004 Page No : 1 Groups Printed- Cars, Trucks and Ped . \ US41 J CR92 I US41 \ i Westbound Northbound! Eastbound I I. Start l1me' Rightj" ThhJ""'LeffIPifcls ~fifT~"'Peds+'Rlghti The,,: Left I Peds, Int. Total I .. .. g~~~~L"_g-'_.;~L~~ r~r--~~-"--~~".' --g- g I :; 07:30 0 1B 9 0 6 0 17 0 17 28 0 o~ 95 07:45 . 0 23 16 0 4 0 5 0 19 33 0 1 101 ... "-Total . 0 109 35 0 23 0 42 0 . 61' 105'" ... .0....-..-...-1 ~76- OB:OO 0 27 6 0 3 0 7 0 14 41 0 0 98 08:15 0 20 7 0 8 0 15 0 14 18 0 0 82 08:30 0 31 3 0 10 0 11 0 14 31 0 0 100 08:45 0 37 6 0 11 0 5 0 6 30 0 0 95 T6Iar----o-.-ns ! ....-4"8".. '--120 . D" 0 375 BREAK 16:00 0 63 20 0 9 0 27 0 14 51 0 0 184 16:15 0 48 19 0 10 0 44 0 18 31 0 0 170 16:30 0 63 19 0 2 0 24 0 14 36 0 0 158 16:45 0 40 10 0 13 0 21 0 7 40 0 0, 131 -...-----.----....,- otal l) Z1;r-- 1511"---U-- .. 01 643 17:00 0 44 11 g\ 6 0 34 0 12 47 0 01 154 17:15 0 35 16 6 0 13 0 14 25 0 0 109 17:30 0 37 12 4 0 15 0 10 37 0 0 115 17:45 0 30 10 01 6 0 9 0 18 37 0 0 110 0, Iota! 0 14~ 1 ""48'8" Grand Total 0 584 174 0 111 0 267 0 216 529 0 1 1882 Apprch % 0.0 77.0 23.0 0.0 29..4 0.0 70.6 0.0 29.0 70.9 0,0 0.1 Total % 0,0 31,0 9.2 0.0 5.9 0.0 142 0.0 11,5 281 0.0 0.1 U~41f Westbound Northbound Eastbound Slart Time pp. Right Thru Left Thru I~.;; ...... ~~:il Total aa ur rom 0 eaf: 0 By Approach 07:00 107'00 108'00 ' 07:15 VolUme o 0 109 35 144 32 0 38 7.0 69 130 0 199 Percent I 0,0 757 24,.3 45.7 0..0 54,3 34.7 65.3 0..0 High Int 107:00 :08:15 08:00 Volume .. 0 37 6 43' 8 0 15 23 14 41 0 55 P.,.k Factor 08371 0761 0.905 Peak Hour From 16:00 to 17:45 - Peak 1 .,f 1 By Approach 16:00 16:00 16:15 16:.00 Volume 0 0 214 68 282 31 0 123 154 53 158 0 211 Percent 0,0 75.'l 241 20.1 0.0 79.9 25.1 74.9 0.0 Hi9h Int. 16:00 16:15 16:00 Volume 0 6l 20 83 10 0 44 54 14 51 0 65 Peak Factor 0.849 0.713 0612 i Lanes, Volumes, Timings 3: Collier Blvd & US 41 Timing Plan: 2007 AM BKGD Naples Big Cypress Commerce CPA ~ t ("4. !... ~ ~ ...J. ..... '\ f"' " \. ~~-~ ~ml~~ - - ~ - - - - - " ~ - --... .iIJlIj'-- _ --,.... _.LJI~"'IIIlMIl Total Lost Time (~) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 ____ IIII~"JJ -_ ------4 -. ~ -,.,. - .. ~ 000 0 0 0 0 0 000 0 ~ .Alila. -'_I." j------_ ~.- IlIlIrIIIrlIljIIIIIlIIIIII T Satd. Flow ~_............,j20 3S39 I SB3 3433 3539 I SB3 3433 SOBS 2787 1770 S085 I S83 --..__/-~',. +~'~ ----------.- ~~_ W 3539~8Lli3,3 3~CIIIIII 15~3. .~433 Sp.~:~ Ili~S~ ~ 33 87 169 18S ~ !.1iIlIIIllP' TI i~" i lIrdlf'V'-V'dutlll --.- II Jl~II!II" --J ..., ~ _ 1648 1984 1879 1201 _~ ...--.~.---~ ~-ll_ V.2~~. 750 530 30 240 940 80 120 410 710 30 300 170 ~._-_~_-. .__,~II~~I ~h ... ~P.~) 81S 576 33 261 1022 87. 130 ,.446 772 33 326 18S Protected Pha'es 5 2 I 6 7 4 _ 4 5 3 i..~..",~~ ,. I2tal Split (st __ "._~~.~~, 31.0 62.0 62.0 20.0 S 1.0 S 1.0 13.0 27.0 58.0 I 1.0 25.0 25.0, ~1RlIiIII"_~ 6f~.dC Ratio _ 0.22 0.52 0.S2 0.12 0,42 0,42 0.07 0.20 0.45 0.06 0.14 0.14 ~ ~_J_r8"!I__);illt;'JI3I7. __.JIom ._.___. _ ~ _".d ~_ 45.1 17.2 5.5 52.9 31.1 5.3 S8.1 42.2 19.3 62.3 45.3 9,4 ~~IJ lJ~1 i.Ii~IiI_llJliiRl ~45~ 17.2 5.5 S2.9 ]1;1 5.3.~58,1 42.2 19.3, 6~:_~._ A roach Deja 32.9 33.6 30.7 34.1 -'~__n~-'-~'''~:~llJlIl. ~;-~--- -) ~ .... Control T : Actuated.Uncoordinated IIiIlIlT -~-~~----~ I: Intersection LO : C Analysis Period (min) 15 Slits and Phases: !... 01 20 s ~~ 05 318 06 s s Existing Conditions w/Revised SR 951 Vanasse & Day tor, LLP Synchro 6.0 Report. Page I 1:\Projects\805\80S 19\Traffic\200S CPA UpdateISYNCHR0180519 BKGD AM 4 In 951.sy7 Lanes, Volumes, Timings 3: Collier Blvd & US 41 Timing Plan: 2007 AM Total Naples Big Cypress Commerce CPA ........- '*' + __lIII L. .- -.l jf ~., 5~ 1:111 i- soo__li' ,,JOQ_ 4.0 4.0 4.0 4.0 4.0 4.0 ---..L __ r -V' --If ~ U..::L - - ~ 0000000 ~ -.-_... _ _AlIIII!If1I-' l......--"'t Satd.Flo~~ 4990 3S39 IS83 3433 3S39 ISB3 3433 SOB5 t_~-~;;L.. "'I""'~-- -- .-~rhd"IIIl-' ""rll~ Satd.FIQYY-~ 4990 3539 I S83 3433 3539 1583 3433 SOBS 2787 1770 S085 ..,...,.-.. . ...JIll_II - L 1I1111!!1ll"'-~-il- Satd. Flo~ 48 87 205 ~ --" 111- -.,,---_11I -I --- J- [1....._.-- II"'" ~! 'n~~~ ~I ,~84-- -m.~~~~"" Vol_me V h 7S0 530 44 264 940 80 120 444 710 36 321 IBS La ~-- ~ lane Grou Flow (v h 81 S 576 48 287 1022 87 130 483 772 39 349 20 I ._..~~ Protected Ph'~ses 5 2 I 6 7 4 4 S 3 8 _1____IIIlIII_'~~~J.lIII.....-r I Total Sp~, 31.0 58.0 58.0 23.0 50.0 50.0 13.0 26.0 S7.0 13.0 26.0 26.0 __!TII~--_."..,-A1MlIIlIiFH_L~IIIII~I. Actuated~ Ratio 0.22 0.50 0.50 0.13 0.41 0.41 0.07 0.20 0.45 0.07 O.IS 0.15 ~ ,ll'--lll~ _ .l..111 .If lIi.It_'IIi!l-h.~- 'w---.d 'n 11~.IIL_'il. -- Contr~ 44.8 18.6 5.4 50.S 31.8 5.5 57.8 43.1 18.2 S8.5 44.7 9.0 DBR__-- JlIIILil..... I~~-m'''''- - I,.... ...III_~ IQ.!~L[)~_..____",_ , . 44.8 18.65.4 _ SO.s 31.8 5.S 57.8 43.1. .18~ 1158.5 . 44.7 _9.0 _,~.t;i_~1i~ilIL_.11l. . _::'j_.~~I~~~ oj ~ ~ 1i&aI:A. --.....--'T!~"'1I!~ Analysis Period (min) IS S Iits and Phases: '*' .1 23. ~" 05 31 . 3: Collier Blvd & US 41 t .2 58. 1- .6 50. _ .4 26. ~.8 6. Existing Conditions w/Revised SR 9S I Vanasse & Daylor, LLP Synchro 6.0 Report. Page I 1:\Projects\805I8OS 19\TrafficU005 CPA UpdatelSYNCHR0\80519 TOTAL AM 4 In 951.sy7 Lanes, Volumes, Timings 3: Collier Blvd & US 41 Timing Plan: 2007 PM BKGD Naples Big Cypress Commerce CPA ~ t ('" ~ + ~ J .... '\ f"" , \ Lane ~ons ,...,..., III IiiiIiiIiIrI 1~.1 ~~ ~ _ 500 SOO SOO SOO 500 500 ___ --._ ~_....-, LlI..111 _ --'- J.._ Total lost Time (!L 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4,0 4.0 4.0 4.0 ~.- J~I ~I JI -- -..- ~ 000000000000 ~__J"--- ..................- Satd. Flow _rot 4990 3539 IS83 3433 3539 1583 3433 5085 2787 1770 5085 1583 ......,. ___ _ 1- T"""'lI>- ................~.- If ,- - - ~j Satd. Flow (e.er'!1L. 4990 3539 I S83 3433 3539 1583 3433 508S 2787 1770 5085 1583 _!!!IIIIIL,.... ..l!__JI __ --.1____ W1~ _ 43 109 102 144 "i-~.T' -1~1\I~'i ...IlIIII AM. - _ ~ Ibllll.llll __ link Distan~ 1648 1984 1879 120 I ~IIII~III"""~-- -~ tIIII...........--.- ~.. 1400 1890 40 281. 740 100 160 .340 780 80 770 400. .. ~-~..~ .~ ~"_ !522,. ,2054, 43 305 804 109 174 370 848. ....B7 837 435 Protected Phases 5 2 . 6 4 4 5 3 8 .~' . .' ~!J:(sL.. 41.0 64.0 64.0 13.0 36.0 36.0 10.0 21.0 62.0 12.0 23.0 23.0 ~_.,~--~.- . Actuated yJC Ratio . . 0.34 O.SS 0.S5 0.08 0.29 0.29 0.05 0.16 0.53 0.07 0.17 0.17 b.-,_ Ii:Il_UI.... -..__..l:..__'~kl~ ~ L_ ___~ilII"-. C~~.,,, '.' 43.9 6S.7 3.7 126.1 42.1 6.6 102.4 44.5 16.7 75.6 66.5 106.8 i/J~~!L ~~_ ".8f1tJvL __.IIl..itI,;~'IL__,__... ~<a~~~w'il!,,1l"'I'lI,.,..m43.9, ,6S.7 ..~3.7.. ,126.1 42.1.. 6.6 102.4 44.5 16.7..75,6.66.5 106,8 c~_i_,J_Wi."ll__IiIllIi'IIII!,._~.~ Ap roach Dela 55.8 59.9 34.8 80.0 ". .. .. . ~. ..... ~.cie~ . '-1.. Control T e: Actuated-Uncoordinated ~r .~---... Intersection lO E Analysis Period (min) IS S !its and Phases: 3: Collier Blvd & US 41 ~ 01 t 02 13 s 640 .~ 05 41 s 1- 06 36. Existing Conditions w/Revised SR 951 Vanasse & Daylor. lLP Synchro 6.0 Report. Page I 1:IProjects\80S180S 191Traffic1200S CPA UpdatelSYNCHROl80519 BKGD PM 4 In 95 l.sy7 Lanes, Volumes, Timings 3: Collier Blvd & US 41 Timing Plan: 2007 PM Total Naples 8ig Cypress Commerce CPA ~ t r" '" + ~ J. ~ '\ -r- '\ \ ~~ 500 500 SOO SOO 500 .Jil..llll.~~- - _ -II ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ -- ...... - mf!7~""'" . ""Ill 000000000000 - -,- ~AllllIII~~ ......... .............,...'~..jl U~ ;~...:.FIoit;t} 1IIlI. 4~ 35~i-- 1583 _ 3531..~~"'~f87 ..~~ ~ 4990 3S39 IS83 3433 3539 1583 3433 5085 2787 1770 508S 1583 D1_......."...._...III1_..lIli!,..,r..'r,~D .~ Satd. Flo~ 64 104 88 132 "...~ --I~'.I.......~ J IJ III"'" "'"'"'- M111[ ____-- .. !:J!lk Distance (ftL 1648 . 1984 1879 120 I _ -.,----.-Ti-mxrllll~lIIl',.. ""III _" .~TU-.---._- Volume (vp~L. 1400 1890 S9 281 740 100 160 384 780 95 823 438 __ ~,,*,.olII'--~__\!IIIIIdfm__l'~i_- d Lane Grou Flow v h I,S22 20S4 64 30S 804 109. 174 . 417 848 103 89S 476 " .'1" "" ~ . .~ " ~rotectedPh~ses 5 2~MI~ Ip~~~ 38.0 64.0 64.0 12.0 38.0 38.0 9.0 22.0 60.0 12..0 25.0 25.0 __I'~" ,_IillWIr""--UIlllIiIlI,'l7 .-or- ~ ~ 0.31 0.55 0.S5 0.07 0.31 0.31 0.05 0.16 O.SI 0.07 0.19 0.19 ~1~J'll~ Control Del~ 58.2 6S.7 3.2 172.9 38.8 7.0 I S4.7 44.3 I B.S 90.1 59.4 127.2 ~Fl.._~1 ..~._-'H lIIi- ',__IIiAH~\Iif~..' ..- - ~o~.%, ...,. ",58.2. "fS,?" 3.2, !72.9 38.8 7.0 154.7 44.3. 18.5 90.1 59.4 127.2 !t;___lIJI!~'llilJ , ~.", ".,.,6I.S "'.,. _it Lane c..ons 1"-..... ,UI -~) ~ ~ - . - ~IO -W--'-,w~II"'- Control T e: Actuated-Uncoordinated ilL ........----~~ Analysis Period (min) IS S lits and Phases: 3: Collier Blvd & US 41 "'..1 tH2 12 s 64 s ~~ ..5 38 s l .6 38s Existing Condttions wlRevised SR 951 Vanasse & Daylor. LLP Synchro 6.0 Report Page I 1:\ProjeCtsIB05\80519\Traffic\200S CPA UpdatelSYNCHR0\80S 19 TOTAl PM 4 In 951.sy7 HCM Unsignalized Intersection Capacity Analysis I: US 41 & Site Access Timing Plan: 2007 AM Total Naples Big Cypress Commerce CPA /' - - -\.. \. ..; L .-..l 0% "IT lW- - I. --- ~C01..ts Grade !I, .,. "!II-t 0% 0% Peak Hour Factor 0.92 0.92 0.92 Pedestrians ~. alkin Seed ftls __ '-~ . -'111~Uf~---------'---"----____ B!Rht~ur.n~. ~ -.---. 1_ ~-r' --- ,-- Median~_ ~ _.-I--m ".. r.-....,-T----IlII'~ ~cked ~ll "j"-.mllllillllllrllill. IWl ~I j!II~'. mil 11\ I. II !~~fvol ~'RW - -'-~'--II'I"'-~1 ~~1lIIIl vCu unblocked vol 850 167S 829 ~ " "-1 Volume Left 84 0 0 0 13 0 _1SIlI~) nno&_,Jrll _...~~J]11lilJl!1R"I~~lInI11il1 cSH 788 1700 1700 1700 94 370 .....~.:,.~u~.~~._h95.......th':. '.. ~_' __'.~,'.,.O -o...._.~1:12 12..~:~=~:~= ....... " .f!,~~~_n,'",'! ~ane LOS 8 E C _ -li<1lil.~_"l:i,,,tlii,,,'i."I.IJl&ii!l\\I1!1 , ~-~~~~ :ieD~ - ,J I .. Peria" I'" V II 1.4 lUr I. """""s 15 ______ T __ '~III"- '11I81 --- UILIIII Existing Conditions Vanilsse & Daylor, LLP Synchro 6.0 Report, Page I 1:\Projects\805\80S 19\TrafficUOO5 CPA UpdatelSYNCHROIB0519 TOTAL AM.sy7 HCM Unsignalized Intersection Capacity Analysis I: US 41 & Site Access Timing Plan: 2007 PM Total Naples Big Cypress Commerce CPA /' - - '- \. ..; =ations IIf Grade IIlII ~Jj[II" 0% 0% f' ~. 0% IIiJI.__ .= gill Peak Hour Factor 0.92 0.92 0.92 0.92 Pedestrians ~ ~-- ..I.ll,- -illJllIII ~~ flare (~'tI]L _. _~ ~rr I~- Median S!QI,,~._, . "._.liil 1lI1ill[ lL ~ ~_vCI sta e I confvol ~_._"Jl'lll lib vCu, unblocked vol 70S - .---,...,......... ._-~ I",~I -. I'-l'i~ ~ '-"il_mllL L -111III i-j --'I "1i_i1Ji/l- .... ....lIlil~I\~ 111__~~...&'--"1~- 1725 678 -.." Volume Left 109 0 0 0 33 0 ~IlIFV""---'Il!III, ____/.....nllP!IIIIl 1~1 !r'" cSH 893 1700 1700 1700 86 452 Lane LOS A F C ~llfr.~-....-- Approach LOS \.EJ ""'i!'^ ... -TiLt.._...!1I.lII.[ .speri= -, L -. -L. III ~.- - ~'.l .. Existing Conditions Vanasse & Daylor, LLP Synchro 6.0 Report. Page I 1:IProjectslBOS\80519lTrafficUOOS CPA Update15YNCHR0\80519 TOTAL PM.sy7 HCM Unsignalized Intersection Capacity Analysis 2: US 41 & CR 92 Timing Plan: 2007 AM BKGD Naples Big Cypress Commerce CPA - ,. ~ 4- "'" /'" ~urations Grade WJl__L ~ 0% 1~ 0% 0% -, 11---- - I 11 Ii - -- -.. Peak Hour Factor -....~ Pedestrians ~ U H I ~ -"IIFI......--......,.. 1 ~ -~ - - -_..dIlI OJI ~-JE_~ Median~ !Ill.... --1I~IIIII~___- 1I.~-1 ~ed ~--...........~ '~~m - --...dll!"" .,"c-_ ~ JII!i..........lc~~llI----- _1l~---.;i,1 vCu unblocked vol 207 337 130 0.92 0.92 -Ill ,,_ I"... III r (---- 11-, . U---'1__J~ 1 IlITr.'- Volume Left 0 0 43 0 43 _______111 lll..r- --.-_ IIIL. l!....____ "..._IIL UQrll1 1"__1 11111.1 cSH 1700 1700 136S 1700 710 !I!B,~I'...~8IIllr~-~~- ~.".IJ.nnl_~~ ~~~~m~""~l__~ ~ __,J_ ..n 31 SisPe~___~ .'- -. 2.4 lllL ~Iil."" L~~l .&11'- IS lL___--Q~ ___ Existing Conditions Vanasse & Daylor, LLP Synchro 6.0 Report. Page 1 1:\Proiects\BOS\BOS 19\Traffic\200S CPA UpdateISYNCHROIBOSI9 BKGD AM.sy7 HCM Unsignalized Intersection Capacity Analysis 2: US 41 & CR 92 Timing Plan: 2007 AM Total Naples Big Cypress Commerce CPA - .. .f - .... I" l~ 0% 'I-I~. + 0% !Jj- 0% - .JIlI ][ _.- --'~ .- Peak Hour Factor --~ Pedestrians 0.92 '- - - ~ ~-I-_ --L_ '--.-r-'III~'-~ Right turn~ ~ .-----.-- -...-.~' r ........1 .--r---li-- n v-II Median sto~ 1iIIIIIIIIIPdIlL.",,_7--- -...-; -.v --'_UM _11I1 .1_-"'-" 11II ~cked .....................J 111.1 --,. '..JJ I A._ III - -. ~1II ~nfvol L....-_.._.:1J~.-Bl __ (_~"_.'L ,...11-_- j II ~ 220 3S3 137 tC,2s,es~ Volume Left 0 0 43 0 BO ~!g~L~II~iW"._lI1I.Ir !._~- J cSH 1700 1700 13S0 1700 669 !<<!l1'~_~.lli '_~III_llllli_ ueue Len h 95th ft . 0 0 2 0 13 .- Lane LOS A '1;,'1" ^ .,it .; ",' t1"-'~, Avera~e DeJa. 3.0 11II -- --<1>....." III 11IIII " lIB _.. --I' Anal~ Peri.2!!.Jmin) IS III_I =--- --l!J.I~JII-- .It - . - Iiw r 'Ir- --II_ 1IIm",.. T Existing Conditions Vanasse & Daylor. LlP Synchro 6.0 Report. Page 1 1:IProjecu1B051B0S 191Traffic1200S CPA UpdatelSYNCHROIBOS 19 TOTAL AM.sy7 HCM Unsignalized Intersection Capacity Analysis 2: US 41 & CR 92 Timing Plan: 2007 PM BKGD Naples Big Cypress Commerce CPA - ,. .( - ~ ~ ~,~ Grade 0% 0.92 ~r~1 UliB" ---.- 0% 0% lilt _-- 0.92 ~p~lf!L~ __ ~Ir -.' ----.-. 1"-- 11r-~..r"'...'---.---~ ~ -- --...--~~'- Median sto~ II ~ - - """""''1fl~l'l.- tiLJ 11I1III1~1I.- .....- - - ~ ~~----- ~-~Il'_ ~~ ~""";;:"I _____j~'-----.~-..II._ ~ vCu unblocked vol 261 S76 196 _~I'_~J.IIffII .. ',"~_~"'_1ir:!I_ n-_----, Volume Left 0 0 76 0 130 ~.IIll___IIi__-I!IlIIIII., cSH 1700 1700 1304 1700 511 .""".11_' . ;;lu,e,ue Len h 95th (ft, .. 0 0 S . Q, 37 "U ..._""__lIl_~ ~!!~%Ell&illR~~j .. ~l!1! ;",;, Lane LOS A __. '. '_I-~~l!fi~Ii%'~_Jlil~- J!!IilPl~~m,~~~JilliW"iit~... Approach LOS rV"""j '. )-'~j;[( IiiiIiIiiII ._~ t.1IIIlIII.- F perio.. 4.5 .111I_ liir- 15 ... ~j-""'-' ..~ I n/4f 'l'~-__' -"I Existing Conditions Vanasse & D;ayfor. LLP Synchro 6.0 Report. Page I 1:\Projects\805\805I 9\TrafficU005 CPA UpdatelSYNCHR0\80519 BKGD PM.sy7 HCM Unsignalized Intersection Capacity Analysis 2: US 4\ & CR 92 - .. .f <I- '\ /" ~ - ~ Grade Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 ___-.m<r - lL_L .-. Ii Pedestrians Timing Plan: 2007 PM Total Naples Big Cypress Commerce CPA "[71i 1 --- Ill' -]/"'II III ~-~ ~rn ft~l._ ~~_ . . ..-LiJ~_~--1IIT" --Ifr-.-....... Medi~... _----....-""- -...~ 11I-' '-IT rrL-- ,1.... ,- .ur III 1L~~d ~ .....,--~II -,-----, 1'-.--..0 y~tage I cenf vol d..a.tll.....;;1::.-.- ~~ .---'~'-'lIIi~lIlillllllll.'JlI ___ill-- vCu unblocked vol 293 605 212 ",,I, I tC,2staes '(i' . '" 9 0 5 , A o 170 111III1. 1700 480 . ,,,,~;rM'''.<4__M!!11I:lWi''''''''.~"'' ; "~"'~i:gr,_~@~~~If~~~W:il; o ..56 _~.].n!llnJIl Volume Left _.r_ cSH '_." ',J:ik'~'.",i&i&_- MO'.N.~jlj~ ueue Len h 95th ft o 0 76 -!'fRlHl.. " 1700 1700 1268 Lane LOS .~: "'I'" !lIIIIIII.,'~"". "'11___"___: 5.5 .1IJ1w - , 15 -~~ --. .-! .. o. ~ li.. -....- - r...... Existing Conditions Vanasse & Daylor, LLP Synchro 6.0 Report. Page I 1:\Projects\805\805I 9\Traffic\2005 CPA UpdateISYNCHR0\80S 19 TOTAL PM.sy7 I 11-3 Iii ill ~ t ~ ll" i Ul~ I ; I ~I~ ~~~~I"~liU !lI i1 'h.; I II " 1 Q I 11-3 H !l ~ : Ii! :::i ~ (jC) Q j::.~ b 1 1 1 ~ i n:!i~!!lli. I I I ~ ~ ;""1 1 1 1 a~.lf..;,e!llll ~ 1~" ~ ~ U";.lJtll~!~ ~ t;Q i:! 1;'llj ~ ~ ~ ~ . ~ ~ oli.L ill" . . . ~ ~ . . . ~r . . . "',,- I (~ I.... ~ , ~ . II l~ ;!~ ! : ~ .... 1i~ .. H h !5 'i ~ .. < . L. ! ! ~ .. ! ~ "! H I -T! !h h~ EU Pi lIt w "t !iI, lO. II , . 10 ~ ~ ~ t~ .i "I .. f, ~~ ~ ~ ~ . ! U ~ ~! ~ "'L ! .. n ! '! \ s. ~ L ! ,"t ~~... * ,.. "'i . .. .. .... ! ... ~ _L~ , ~ !l !' lli 's ~ . fiS~ " ~ ," ~ ~~( . .. . ! n ~ ! '! ;~ ~~t~. Sin;! ;;~ I ~ }! ! ~ "I ~ ~ ! ! ~ !l !' 's s~ '" ~ ~~ ~.... ~~ Ii l! Hi .~ 'il Ih 11 l; 'l::: ~ hI Ii '" t}.]~ ~ ~ Ii \ !~~ ~ ~ ~ iP t!! ,;,; fr; if I ~! ~ B "'~ ~l ~ H.! ~.~~ 114 sd . !~ ~~ i h I ~H ~~H~~ ~lllli~ ~ -~ 'i~" ~.it' 1-,; ih~ ~ sd HI i 1ii 8 ~h h 1 ; ': ~ Ii! H! t ~ HhH~ 1 " n H ~ l I! >~ t~];, ~t~5~o:....!,,: oJ ..; ,,; .... . ~ -' < . ~ " < J. j~ .. ]~ !! I~ ,} H ~~ E !. "~ . . :J . o E . i ~ t1 ~ ~ E ~ ~ i€ ~ i: 1 ~ . II il &. I " iHl !III ~ . ~ .. : 1 !l' i! , , ~ :.. ~. .~ a, .. U .. S! 35 ~ . ~ " i i'l ~ ~ " ~ ... ." ij .. U .. -, h 'i ! ~ ! ] I l~ ,\ H~ . ~ ii ~~ ~ ! .; ~i ~ ~ . ~! ..- i !i {HI ! .ilni-'!a hl!U~t~ ~~!_""",t!"L. A....... .. L ~ t . " ! ! In ~ ~ ~ ~ ." .. .. '" ~ ~ ~ . ~~ I~ Vi ~ Ii --n ! H~ . H! . H! H u id J1 .!]~ a l~ E' '~l iJ l~ H! Ii If If 1 Ed t t ~ <:i l~ H~ tll .~. '. hl h~ !. , . , ~it ~~.t ~ 1~'" 'l~ II lS::'" ! . ,~ ' II ~if :8~: ' . ~;!j ,~ is:!'"' .. 1. tl u ,~ Ii 1. -- -- -.--.--.---- --- --- _._, " C. t"" '" o '" ';;::, tx1 'X - C":l o . ""= T ..... 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PR[PAAED BY; CRAPHICS ...,..D TECHNICAl SUPPORT SECTION COloIWHlTY DElrROPWEHT AND ENwtQfI.lEHT.I.L. stR\1C:[S CX\o1SJOO SOORCE:: CCUJER COUNTY CCldPREMtNSM: PVJNNc SECTION FJ..E: LU-83.0WC o....lt: 7/VO UPOA-TED 8-07 V.E.2 Date: 4-21..()5 FEMA Flood Zone Map +N _0:,"=600' w E S Exhibit V.F.l 5lIO o 5lIO 'HI Yanasse Daylor - -""'"'I lIoIIaI<- CM1 1';-;'1 TnllicEftliMtrinc EnriroamntaIScitnu Illl6 Naples Btg Cypress Commerce Genter Basik De'.alopment L.l.C. 720 GoodIeIIe Roed _: ""'"'" CounIy Property A_ NapIea, FL 34102 It is the end user's responsiblJtty to verify the d8\a contained hereon. ProfeCt Number: 80519 FILE:\\vandey_lMlMlr'lgia\Projeds\800\80S\80519\80S19-Fema.mlld IUtl " '" " W <( ,-. r--- W...J Zw O~ N c h HOII'I'l'H-l . ~~ B lJY1.I .r..IINItU . , OAlI.ll .. - B < w <( ,-. r--- W...J ~ ~ Zw , 05 0,----, / ::I" N ..~ , " / , / , ~ I~ / , ~ I.., / I~ , / I.., , , , , NiL9L / Sfl9L " <( Z .. el !'iOOClW.... iii - "oc ii\ - lQ.... 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