CCPC Agenda 10/19/2009 S CP-2008-3, 2007-1 thru 2007-3 & 2007-5
CCPC
SPECIAL
MEETING
AGENDA
CP-2008-3
CP-2007-1
CP-2007-2
CP-2007-3
&
CP-2007-5
TRANSMITTAL
HEARINGS
OCTOBER 19, 2009
1'1" ~I"""~"I"'I' "'"
~-------"----"--""---""--"-"---""--------~""""-"---~"---------"" "-"-"----
COLLIERCOUNTY
Growth Management Plan Amendments
2007,2008
Combined Cycle
&
Petition CP,2009,1
TRANSMITTAL HEARINGS
CCPC: October 19, 2009
CO.'E.'S:
Petitions CP.2008.;I l CP.2001.1 thru CP.2001.;I l
CP.2001.5
I
I
" ,
APPLICATION FOR A REQUEST TO AMEND
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
PETITION NUMBER C?-l0di3-3 DA TE 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 caiendar 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 w ill have 30
days to remedy the deficiencies_ For additional information on the processing of the application,
see ResolutiM 97-431 (attached)_ If you have any questions, please contact the
Comprehensive Planning Section at 941-403-2300_
SUBMISSION REQUIREMENTS
\, GENERAL INFORMATION
A_ Name of Applicant(s) Scott Jones
Company
Napl es Christian Academv Association, Inc_
Mailing Address
3161 Santa Barbara Boulevard
City Naples
State FL
Zip Code 34116
Phone Number 239-455-1080
Fax Number 239-455-5225
Name of Applicant(s) Rick Evanchyk
Company
Goodwill Industries of Southwest Florida
Mailing Address
4940 Bayline Road
City North Fort Myers
State F L
Zip Code 33917
Phone Number 239-995-2106
Fax Number 239-995-4604
02/2002
B_ Name of Agent' Robert Mulhere, AICP
'THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED
TO THE PETITION_
Company/Firm RWA. Inc_
Mailing Address 6610 Willow Park Drive
City
Naples
State FL
Zip Code 34109
Phone Number 239-597-0575
Fax Number 239-597-0578
Email Address rim@consult-rwa_com
C. Name of Owner(s) of Record Goodwill Industries of Southwest Florida
Mailing Address 4940 Bayline Road
City North Fort Myers
State FL
Zi p Code 33917
Phone Number 239-995-2106 Fax Number 239-995-4604
Name of Owner(s) of Record Naples Christian Academy Association. Inc.
Mailing Address 3161 Santa Barbara Boulevard
City Naples
State Florida
Zip Code 34116
Phone Number 239-455-1080
Fax Number 239-455-5225
D. Name, Address and Qualifications of additional planners, architects, engineers,
environmental consultants and other professionals providing information
contained in this application.
Robert J. Mulhere, Director of Planning
RWA Inc_
6610 Willow Park Drive
Naples, FL 34109
Dwight Nadeau, Planning Manager
RWA Inc.
6610 Willow Park Drive
Naples, FL 34109
Christina Stejskal
Boylan Environmental Consultants. Inc.
11000 Metro Parkway
Suite 4
Fort Myers, FL 33966
2
02/2002
ft"--
Reed Jarvi
Omega Consulting Group
3365 Woods Edge Circle
Unit 102
Bonita Springs, FL 34134
G. Russell Weyer
Fishkind & Associates
1415 Panther Lane
Suite 346
Naples, FL 34109-7874
II DISCLOSURE OF INTEREST INFORMATION:
A. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety,
tenancy in common, or joint tenancy, list all parties with an ownership interest as
well as the percentage of such interest. (Use additional sheets if necessary).
Name and Address
Percentage of Ownership
B. If the property is owned by a CORP ORATION, 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
See Attachment N, Disclosure of
Interest Information
Percentage of Stock
C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with
the percentage of interest.
Name and Address
Percentage of I nteres t
3
02/2002
D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list
the name of the general and/or limited partners_
Name and Address
Percentage of Ownership
E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a
Corporation, Trustee, or a Partnership. list the names of the contact purchasers
below, including the officers, stockholders, beneficiaries, or partners, and provide
one copy of the executed contr act.
Name and Address
Percentage of Ownership
F. If any contingency clause or contract terms involve additional parties, list all
individuals or officers, if a corporation, partnership or trust.
Name and Address
G. Date subject property acquired leased ( ); _
Terms of lease_yrs/mos. (38170120002 -- acquired 10/18/00)
If Petitioner has option to buy, indicate date of option:_ and date
option terminates: , or anti cipated closing date
Date subject property acquired leased ( ):_
Terms of lease_yrs/mos_ (38170080003,38170040001 -- acquired 06/16/04)
If Petitioner has option to buy, indicate date of option:_ and date
option terminates: , or anti cipated closing date
H_ NOTE: Should any changes of ow nership or changes in contracts for purchase
occur subsequent to the date of application, but prior to the date of the fin al
public hearing, it is the responsibility of the applicant, or agent on his behalf. to
submit a supplemental disclosure of interest form.
4
02/2002
III. DESCRIPTION OF PROPERTY
A_ Legal Description P lease see attached Deeds in Attachm ent M
B. Section: 29 Township: 49 South Range: 26 East
C. Tax I.D_ Number (Folio #) 38170120002; 38170080003; 38170040001
D.
General Location
Parkway
Southwest corner of Santa Barbara Blvd and Golden Gate
E.
Planning Community Golden Gate
F_TAZ
192
G_ Size in Acres 20_71 H_ Zoning Estates PU for
church (Res. 82-192). and PUD for school (Res. 78-62)
I. Present Future Land Use Map Designation (s) Estates Desionation, Mixed
Use District. Residential Estates Subdistrict, as depicted on the Golden Gate
Area Future Land Use Map of the Collier County Grow1h Manaoement Plan
IV. TYPE OF REQUEST
A. Grow1h Management Plan Element(s) OR Sub-Element(s) to be amended:
Future Land Use
Immokalee Area Master Plan
Transportation
Coastal & Conservation
Intergovernmental Coord.
Sanitary Sewer
Drainage
X Golden Gate Area Master Plan
__ Capital Improvement
Housing
__ Recreation & Open Space
Potable Water
Solid Waste
Natural Groundwater Aquifer
B. Amend Pagels) 1,4, 12, 18,26, and 33 of the Golden Gate Area Master Plan
As Follows: ( Use Cross tRro~9RG to identify language to be deleted; Use
Underline to identify language to be added). Attach additional pages if
necessary: See Attachment B, Amended Paoes to Golden Gate A rea Master
Plan
C. Amend Future Land Use Map(s) designation,
FROM: Estates Mixed Use District, Residential Estates Subdistrict
District, Subdistrict
TO: Estates Mixed Use District, Golden Gate Parkway Mixed Use Subdistrict
District, Subdistrict
[If new District and/or Sub-district proposed. include Future Land Use Map with
legend depicti ng it].
D. Amend other Map(s) and Exhibits as follows: (Name & Page #)
Golden Gate Area Master Plan
E. Describe additional changes requested:
5
02/2002
V. REQUIRED INFORMATION
Note: All Aerials must be at a scale of no smaller than 1" = 400'. At least one copy
reduced to 8 % x 11 shall be provided of all aerials and/or maps.
A. LAND USE
1. Provide general location map showing surrounding developm ents (PUD,
DRI'S. existing zoning) with subject property outlined.
See Attachment C, General Location Map
2. Provide most recent aerial of site showing subject boundaries, source, and
date_
See Attachment D, Aerial
3. Provide a map and sum mary table of existing land use and zoning withi n a
radius of 500 feet from boundaries of subject property.
See Attachment E, Zoninq and Land Use Map
B. FUTURE LAND USE DESIGNATION
1. Provide map of existing Future Land Use Designation(s) of subject property
and adjacent lands, with acreage totals for each land use designati on on the
subject property.
See Attachment F, Future Land Use MaD
C. ENVIRONMENTAL
1. Provide most recent aerial and summary table of acreage of native habitats
and soils occurring on site. HABITAT IDENTIFICATION MUST BE
CONSISTENT WITH THE FDOT- FLORIDA LAND USE, COVER AND
FORMS CLASSIFICATION SYSTEMM (FLUCCS CODE). NOTE: THIS MAY
BE INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN "A"
ABOVE.
See Attachment G. Environmental Assessment with Protected Species
Survey
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.)
See Attachment G. Environmental Assessment with Protected Species
Survey
3. Identify historic and lor archaeological sites on the subject property. Provide
copy of County's Historical/Archaeological Probability Map and
correspondence from Florida Department of State.
See Attachment 0, Florida Division of Historical Resources Letter iDHR)
6
02/2002
D. GROWTH MANAGMENT
Reference 9J-11.006, FAC. 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
2.
N
3.
N
4.
N
5.
Y
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_
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
Scale Development Activity pursuant to Subsection
163.3187(1)(c), F-5_? (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 Eiement Policy 1.1.2). If yes.
indicate mitigation measures being proposed in conjunction with
the proposed am endment.
Does t he proposed land use cause an incr ease 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 la nd 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 com patibility of use with surrounding
land uses. and as it concer ns protection of environmentally
sensitive land, ground water and natural resources. (Reference
Rule 9J-1.007, FAC_).
E. PUBLIC FACILITIES
1. 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:
See Attachment H. Public Facilities LOS ImDact Analysis
a) X Potable Water
b) X Sanitary Sewer
c) Arterial & Collector Roads: Name of specific road and LOS
See Attachment J. Traffic ImDact Statement
d) X Drainage
e) X Solid Waste
f) X Parks: Community and Regional
If the proposed amendment involves an increase in residential density,
or an increase in intensity for commercial and/or industrial development
that would cause the LOS for public facilities to fall below the adopted
7
0212002
LOS. indicate mitigation measures being proposed in conjunction with
the proposed amendment. (Reference Capital Improvement Element
Policy 1.12 and 1.1_5)_
2. Provide a map showing the locati on of existing services and public facilities
that will serve the subject property (i.e. water, sewer, fire protection, police
protection, school s and emergency medical services).
See Attachment I. Public Facilities MaD
3. Document proposed services and public facilities, identify provider, and
describe the effect the proposed cha nge will have on schools,
fire protection and emergency medical services_
See Paqe 3 of Attachment A. Narrative Statement
F. OTHER
Identify the following areas relating to the subject property:
1 _ Attachment K Flood zone based on Flood Insurance Rate Map data (FIRM).
2. NA Location of well fields and cones of influence, if applic able. (Identified on
Collier County Zoning Maps).
3. NA Traffic Congestion Boundary, if applicable
4. NA Coastal Management Boundary, if applicable
5_ NA High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if
applicable (Identified on Collier County Zoning Maps).
G. SUPPLEMENTAL INFORMATION
1. x $16,700.00 non-refundable fili ng fee, made payable to the Board of
County Commissioners, due at time of submittal.
2. NA $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. TBD Plus Legal Advertisement Costs (Your portion determined by number of
petitions and divided accor dingly)
4. _L- Proof of ownership (Copy of deed).
5. Attachment L Notarized Letter of Authorization if Agent is not the Owner
6.
x
1 Original and 5 complete, signed applications with all attachments,
including maps, at time of submittal. After sufficiency is completed, 15
copies of the complete application will be required. Additional copies may
be required.
, Maps, aerials, sketches shall include: North arrow; name and location of principal roadways;
shall be at scale of 1" = 400' or at a scale as determined during the pre-application meeting;
identification of the subject site; legend or key, if applicable. All oversized documents and
attachments must be folded so as to fit into a legal-size folder. For all oversized exhibits, at
least one copy must be submitted at 8-1/2 x 11 inches. All exhibits and attachments to the
petition must include a title and exhibit # or letter, and must be referenced in the petition.
8
0212002
Amendment to the Collier County Growth Management Plan
Goldell Gate Parkway Mixed Use Subdistrict
Collier COUllty, FL
Attachment A, Narrative Statement
for
Golden Gate Parkway Mixed Use Subdistrict GMP Amendment
The subject property consists of +1- 20.71 acres, of which 3.55 acres are in right of way
easements for both Santa Barbara Boulev!U'd and Golden Gate Parkway, with 17.16 acres of
development land remaining. The site is located in the southwest quadrant of the intersection of
Golden Gate Parkway and Santa Barbara Boulevard, in Section 29, Township 49 South, Range
26 East, Collier County, Florida (See Attachment C "General Location Map"). The subject
property is zoned E, Estates and is partially developed (See Attachment D "Aerial Map").
Two provisional uses have been approved in the past for the properties. The first provisional use
was approved for a school on April 18, 1978, through the adoption of Resolution 78-62. The
second proYisional use approved a chmch land use through the adoption of Resolution 82-192.
Both of these resolutions have been included as a part of Attachment E. The adjacent properties
include Estates single family residential land uses to the west and south, and Collier County
ROW to the north and east, (See Attachment E "Existing Land Use and Zoning Exhibit").
The property is designated Estates, Mixed Use District, Residential Estates Subdistrict on the
Golden Gate Area Master Pian of thc Collier County Growth Management Plan (GMP) Future
Land Use Element (See Attachment F "F'uture Land Use Map").
Estates Desil!Dation:
The purpose of the Estates Land Use Designation is to encompass lands which are already
subdivided into semi-rural residential parcels (2.25 acres as an average) essentially consisting of
the Golden Gate Estates Subdivision. Tbe area is identified as having potential for population
growth far removed from supportive services and facilities.
Pursuant to Policy 4.1 of the Future Land Use Element, the Golden Gate Area Master Plan
encompassing the Estates Designation was adopted liy the Collier County Board of County
Commissioners on February 5,1991 due to the unique characteristics of the area.
The challenges and goals of the Golden Gate Area Master Plan is to guide land use and public
facility decision making while balancing the need to provide basic services with natural resource
concerns through a well planned mix of compatible land uses which ensure the health, safety,
welfare, and quality of life of the local residents. Further, the Golden Gate Area Master Plan
provides for basic commercial services for purposes of serving the rural needs of the Golden
Gate estates residents, shortening vehicular trips, and preserving rural character.
The Estates Designated areas are characterized by low density semi-rural residential lots with
limited opportunities for other land uses. Typical lots arc 2.25 acres in size. However, there are
some legal non-conforming lots as small as 1_14 acres. Residential density is limited to a
maximum of one unit per 2.25 gross acres, or one unit per legal non-conforming lot of record,
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Amendment to the Collier County Growth Mauagement Plan
Golden Gate Parkway Mixed Use Subdistrict
Cnllier County, FL
exclusive of guesthouses. Multiple fwnily dwelling units, duplexes, and other structures
containing two or more principal dwellings are prohibited in all Districts and Subdistricts in this
designation. Planning considerations in this w'ea accommodate future non-residential uses
including conditional uses and essential services as detined in the Land Development Code;
Parks, open space and recreational uses; Group Housing; Schools and School facilities.
Estates - Mixed-Use District
This District is broadly characterized by the majority of the land area having been platted for
single-family development on Imger parcels of land ranging up to 12 or more acres in Tracts, to
legal, non-conforming lots of J .15 acres or less. There are areas in the Estates-Mixed Use
District that have been found to be appropriate for non-residential land uses including the
Neighborhood Center Subdistrict the Conditional Use Snbdistrict and the Golden Gate
Institutional Subdistrict. Each Subdistrict is lmique by location, size, permitted land uses,
development standards, design criteria, and intensity.
Proposed Growth Manal!ement Plan Amendment:
The proposed Growth Management Plan Amendment requests the creation of a new Subdistrict
in the Estates-Mixed Use District to be called the Golden Gate Parkway Mixed Use Subdistrict.
This Subdistrict will allow for commercial and residential uses, as well as for opportunities for
senior housing development including, but not limited to assisted living, skilled cme/nursing,
Continuing Care Retirement Communities and similar group care units pelmitted in the
commercial zoning districts of the County. The proposed future land uses is specifically limited
to the subject propelty in the proposed amended text to the Golden Gate Area Master Plan. A
future land use map change is required for the Golden Gatc Area Master Plan and is provided as
the Golden Gate Mixed Use Subdistrict Map_ See Attachment B "Amended Pages to Golden
Gate Area Master Plan" for proposed changes to the Golden Gate Area Master Plan.
Density is cal'ctilated from lands owned by the applicants, and there is 20.71 acres ofland under
the ownership of Goodwill Industries of Southwest Florida and Naples C1u'istian Academy
Association. Please refer to the documentation contained in Attachment A. Residential density
would be derived hom 20.71 acres. The Golden Gate Parkway Mixed Use Subdistrict GMP
Amendment allows for 74 residential dwelling units. Theses 74 dwelling units provide the 20.71
acre subject property with a base density of approximately 3.55 dwelling units per acre with the
opportunity for higher density through the provision for adequate and affordable housing based
on the standards found in the Housing Element and LDC Section 2.06. FUlther, this Subdistrict
will allow a commercial to residential conversion factor of 450 S.T'. of commercial space = one
(1) mltlti-family residential unit. This conversion ratio is based on a comparison of the traffic
impacts for Residential Condominium/Townhouse (Land Use 230), and General Office (Land
Use 710) and Shopping Center (Land Use 820) from the Institute of Transportation Engineers
(lTE) Trip Generation Manuel. The Collier County Transportation Impact Statement guidclines
show how to calculate and measure a development project's tratTic impact. Therefore, we are
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Amendment to the Collier County Growth Management Plan
Golden Gate Parkway Mixed Use Subdistrict
Collier County, FL
able to use the ITE trip generation data to estimate the traffic from one type of land use and
compare it to another. By using the ITE trip generation and the types of land uses proposed for
this development project, a conversion factor to change commercial land uses to residential
dwelling units can be developed. There are many different land use/traffic generation
relationships that can be reviewed and calculated, however, from a conservative point of view
changing 450 square feet of commercial land use would approximate an additional residential
dwelling unit. This commercial to residential conversion will allow for flexibility in design and
development with regard to market demand.
The development area of the Subdistrict will be limited to those lands not allocated for native
preserve, storm water management, and buffers. Required parking will be another limiting factor
on development in the proposed Subdistrict, where there would be little opportunity to covert the
majority of the commercial land uses to residential land uses due to the land area required for
parking.
In regard to the Goals, Objectives, and Policies (Gaps) of the Golden Gate Area Master Plan,
the proposed Golden Gate Area Mixed Use Subdistrict will follow the illmnination and lighting
standards as provided in Policy 5. J. J. Further, the Subdistrict is proposed to be exempt from
Policy 5.2.3 as there is current market demand for commercial development in this area. The
recent improvements to Golden Gate Parkway and Santa Barbara Boulevard have rendered the
subject property generally unsuitable for single-family homes due to access limitations and
traffic noise and congestion. The subject properties have never had residential land uses on-site
and have been always been developed with institutional land uses as deemed appropriate and
compatible with the neighboring properties through prior zoning actions. Refer to Attachment
P, "Commercial Needs Analysis" for details supporting commercial demand for the Golden
Gate Mixed Use Subdistrict.
ComDatibilitv with surroundinf! land uses:
The subject property has direct access to Santa Barbara Boulevard and Golden Gate Parkway.
The adjacent properties consist of Estates single family residential l!llld uses. The proposed
residentialllse of the subject property will be compatible with the existing and future residential
uses on surrOlmding lands. Buffering provisions are set forth in the COlUlty'S Land Development
Code, and as may be necessary on a site-specific basis, buffer areas may be increased to enhance
compatibility as a result of the site planning PUD development standards established through the
rezoning process. To the extent possible, preservation !llld open space areas may also be utilized
as a buffer between more intense and less intense residential land uses, both witbin the subject
property and adjacent to it.
Public Facilities and Services: With respect to Public facilities, Attachment H "Public
Facilities LOS Impact Analysis" is a spreadsheet which sets forth the impacts on public
facilities under the existing and proposed scenarios. Public facilities within the mea of the
subject property are depicted on Attacbment I "Public Facilities Exhibit". Impacts on Santa
Barbara Boulevard and Golden Gate Parkway are addressed in Attachment J "Traffic Impact
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Amendment to the Cnllier County Growth Manngemenl Plan
Golden Gate Parlnvay Mixed Use Subdistrict
Collier County, FL
Statement" prepared by Omega Consulting Group.
With respect to Potable Water and Sanitary Sewer, the project is within the boundaries of the
Florida Government Utilities Authority (Golden Gate) (FGUA). FGUA has a potable water and
sanitary sewer conveyance system that is proximate to the proposed Subdistrict. FGUA utili tics
connect to the Golden Gate Water Reclamation Facility located at 493] 32"d Avenue S_W_, and
FGUA has provided a utility service availability letter that is part of the GMP amendment
sllpport materials, Attachment H "Public Facilities LOS Impact Analysis"_ Further, Potable
Water, Sanitary Scwer, Stormwater Drainage, Solid Wastc, Community and Regional Parks and
Arterial & Collector Roads within the vicinity of the proposed Amendment, will not result in any
of these faeilities falling bclow the adopted level of service cstablished by and in accord~mce
with the Collier County Growth Management Plan and Section 6.02.01 of the LDC.
The Collier County Sherin's Department will provide police protection/law enforcement
services, There is a Sheriffs substation located on Golden Gate Parkway, which is a shared
facility housing Collier County EMS. The proposed Subdistrict is in the service area of the East
Naples Fire Control and Rescue District with Station 24 being located at 2795 North Airport
Road.
The County currently has an adopted level of service as provided in the Collier County School
Impact Fee Update (see table below taken fi'om the Final Report, dated April 26, 2(05). School
impact fees will covel' the cost of any additional impacts on the public school system resultant
from development of this site. There are several new schools slated for development in
proximity to the subject property, including an elementary, middle and high sehool. The Impact
Fee Schedule assesses $3,139.61 for each multi-family residential unit to be allocated to Collier
County Public Schools.
School Type
Total S uare Foota e
Number of Student Stations
LOS - S Ft er Student Station
,--
Elell1enta
3.590,196
26,110
137.5
Student T e
Middle
1.663.391
11,032
150.8
Hi h
2345.122
14.590
160.7
Total Weighted
Avera e
7,598,709
51,732
146.9
~-_.~--_....-
Environmental. Historical & Archeoloe:ical Considcrations: Boylan Environmental
Consultants, Tnc., completed an Environmental Assessment on the subject properlY (See
Attachment G "Environmental Assessment with Protected Species Survey"). The repolt
indicates the absenee of jurisdictional wetlands. No listed species were observed on site. A
letter has been received from the Florida Division of Historical Resources (DHR) and is provided
as Attachment O. Also included in Attachment 0 is a copy of Sheet 5 from the County's
Archaeological and Historical Probability Maps that indicate that there are no historical and/or
archaeological sites that would be impacted by the redevelopment proposed on this site.
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Amendment to the Collier County Growth ManAgement Plan
Golden Gate Parkway Mixed Use Snbdistrict
Collier Connty, FL
Conclusion: The subject properties that will encompass the proposed Golden Gate Parkway
Mixed Use Subdistrict have never had residential land uses in existence, and have historically
had institutional land uses on site in form of the existing school and church. The intersection of
Santa Barbara Boulevard and Golden Gate Boulevard has been expanded several times in past
years and the land in all of the other quadrants are zoned for non-residential land use
development. It is logical that while traditional Estates single-family homes may not be
appropriate in this southwest quadrant of the intersection, higher density may be found to be
appropriate given that the Urban Designation, Mixed Use District, Urban Residential Subdistrict
is directly across Santa Barbara Boulevard to the east which allows urban densities greater that
that proposed in the Subdistrict.
A continuation of non-residential development on the property proposed for the Subdistrict can
be reasonably be accomplished and be compatible with the Estates, single-family development
pattern to the west and south. Measures to ensure compatibility with the neighboring single-
family development have been included in the proposed Subdistrict criteria and would be
elaborated in a subsequent Planned Unit Development (PUD) Zoning that would follow the
adoption of the proposed Golden Gate Parkway Mixed Use Subdistrict. The property is
proximate to adequate existing public facilities and the Public Facilities Analysis identifies that
future development resulting from the proposed amendment will not result in any degradation of
any public facility below an adopted Level of Service.
Q \20Cl6\0600SJ Ql 00 Napk~ ChrislIan CPA a.rnl :-lPUP\CK)(H ('1',' !'P\l1i0'l\i0fl50,lPpo1t\2009.()s.2.0)':arfali'.~ d.."
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2.33x AC
D.3OX AC
0.92X AC
SITE TOTAL
# 1 EASEMENT
#2 EASEMENT
#3 EASEMENT
DEVELOPABLE
ACREAGE
20_ 71 ACRES MAY BE USED FOR
DETERMINING PRDJEC1 DENSIlY
17_16x AC
Attachl11e11l A
Narrative Statement
GOLDEN GATE PARKWAY CR 886
hl (PB 7, PG 58) 2.33 ACRES
__ O!!~J.1~-,XG_~!l:.._ __}~:!=nC_R~~_
(ORB .)476. PG 131tJ-1316) 1.0H ACRES
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puallc QWNERSHP
TRACT 113
-----------------------------------------------
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TRACT 114 #2 (ORB 1918_ PG if!:
2215--2216) 0.30! ACRES, I :
, '
______________________________________________~-- I
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TRACT 115 ~ :
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I N 11
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NORTH 150' OF 1- :
TRACT 116 ':
,
,
,
May j, ;!Q09 1O:t>8 AM 5:\.<'008\U80104,00,OO Lely Monor ConoJ\OOlll Constructio_'l Plans Ana rechnjcn! Specs\RfV 01\OB01040000IV09,dwg
D'lT^mC~~ati.n
CONSULTING Civil&1gintering
.&. "" , ~ .1 S.",eying & Mapping
6610WiIcwPar1tDrWB,SUileroCl
NapIes,AOIIda34109
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NAPLES CHRISTIAN ACADEMY &
GOODWILL INDUSTRIES OF SOUTHWEST FLORIDA
111Il GGP MIXED-USE SUB DISTRICT
ROW PARCEL EXHIBIT
~~~;;,c: 060083.01.00 ~'~~;;", 1 0' 1
SCALE
1"
_ 200'
J'UL Y. 2009 CLlENT~
[)'",w~' 8'
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(l-lC"[G EY'
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29 ,~9S 26E
8~~EER0801040000W09
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Attachment A
Narrative Statement
/'L~I A.,A '7: 1-_ rl
GOLDEN GATE ESTATES
30
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UN I T
NO
20 .!.. 29, T.- 49-S, R." 26-E,
FLORIDA.
A SUBDIVIS10"l OF PARTS oF" SECllONS
COLl.IER COUNT'f,
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s. ~\~:~~:~: f'!'E.>~.~f2r:~ ~~':; -: ;,T L: c',
'>Q ~1It> p.c, uo ""
" 1$1 ~4 U 1(1 11
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n ~ 110....., a: U 1 t.~;
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~~~~:;il:n :' ~~:~.n::t~:hH:d ~~f d~IIl~;~::.~~
tbl Stou.t 01 furth," proprhto:'I, Mill t'1'IIUC the
land.8Illbrac.d 11'1\11. 1.l'l,",u"'!'ph.tT.O bl lur..y.d, hid
out n,d plltud to b. lno,,", II GJLllEN G~U dT~TLS.
UD!\ 110. )Q, and th'~"hot 1"0.....'., 48 "ho>on, 0". hlrebr
..di....t.d tio tll.. pe,.pltlu.l.... C/o! t.l'\Q ""'bUt Incl the
rich" to \III .......nt., ... .he...... .", r11lOI"II.4 for ttlt:
l'urpo...lnd1eludtO thePubllc.
LH IflTl._.,;:! 1I/1ISlt"l,If. Gulf ".u,r1ca" Land C(>l'p<>r~l,.icn h..
".......d thh d~die&t-l<)fI to be e11V111<l I.... a. .....0 by 1u
V'C:I_frolldlnt uld tho C(>rlX'n~1 :>011 t.o be afUxe<:l, H~
t,,~tI<:I by ite A.u~, S.cret.Ary thi. 21.t <:II)' Qf Jun
1.96 S'
,,caJ'r.,.'~ay:C.."L"hPl,;vIlHikJ;Tl"'''~,
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. .' ':; 11.. lIry,~~ .... ll. Intl~., Jr.
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.~ .: ..J~~\ .... !9.lIu'liLEDGi::JI"I:t
,..,,~~.....d)''''l.ORtu~
t'(:~I'1l l,ir 'J:>--~"-
I t1::'lilill~ Ci::lITlrY ~hlt. <>n n.~. ~.u ~cnoll.~lJ 1I.,,,.,,rc.d
tletorl 11".', ~r. ofUcol' dul, '\ltM.orlzed to ad!l\ioletlr oathe
Ilnd u.k. Iclonow1lldglMntl. .... It. C&f'I!Ill1l, Jr. arid
$d.....rd fl. Ilr,.ll\"l rllplc1,.1v.ly ~r.~..n u tllo 11ce_~rcel._
dentlln<:l "'"t. SIcr,ta.ryotGllUIIMrlnn L.andCorp<>rltl0n,
. Corporat1oJlQ\OalJ.t1ld \0 dohUBI.n.ua in th/!:lt.U or
FlorUI, to... knovn to 'III the: plr.l:m8dlllle:rlbllllnan"h<>
O,.lout.d l.he ror,&<>int d.d~cIUon. Ilnd thly Il.ekl\o..lcd""
thl. ,ueut!Ollth.noftobOl thllrfrcelctawld.oed.u
nchortlel.n, Cor tile uluondllurpoaOle tllerdnl.\lnt1oned.
..nd that th.,. .rt1:uel thll'.~O the orneinl sul or /laid
Corpor.tloa IrId that ..1d dldlnt101l 111 tho [1'0.. 3Ct n.d
d.....ot~.~~rat\on.
~ln1fj~....~ i:A"W1da1 :;u1 at f""l"'\ i .,"",'" ,~1d. Count,
lnd 5\.~'l..~.,'i.i!.~' dllJ of --s;;......._ ., 196$'"
~f~':. ~~= \.. . ,e !
. ",". ... .~.... c, at.t. 0 .Jri<:la ,,\ I'll"
.....::-....'....~. 'lr,c,.. 1i:>1..lon ""pi"",,,1 ~. &.\ '1'\'-")
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'd.; l\t:a..81 C!:ll'I'lrr th.t thlll plat or,CV,-i".ll' (;\1(:; r":.IT~1!:S,
Unit tlo. )0, U <:Iel1nu_tll<:l Mr."r., l-II A true il:ld corr~l;t
rallrl>llentlt~on of .. ",Ollllt .utvq- o.II.dc. r.nd l'lat.uo un~lr
Teet.lon and tha't pCnn&I'IfI.,t rtrert'''-''C ",~n"O\(',frt.~ r..v~
ced in ,..or<l""eo wlth tl',c. ~Nlvls1oM of 5foUon
, l027~, 1.0-..., or rlorid.., J..~ts of 1?25.
1>. h. 'ilL:;",. It. I,.;";":;CI~T:::'. INC.
RfIt. EI,<<1no..r" &: \AlrA Sunp.7"ro
C, tL" ~ .4, ~;1
,lortdl Cart catc .Il). ..~ l).
H~R"va~
Tt,l/l pilt ;aPllr"Ovtd th~s2~d.y or Jill.. . I..{;. 1965.
rlad tl. ~(!t''''''''''M''-{)
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'thh ph-t. Ml>PI'Q"~O ~hI. 2211d<lH or Jun.
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"...'til ~p..'I:'...tlnt <>f ~Iw Bo:I"r~ o. c"vr,t,' Co~"'1~~1o"e!"s of
'~1D..CQant}', fl<>rida.
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\:nlt. l.o. )0, hu lW!1" 1l1...1I1.d b;,-"" one!. frea 01u1tlr.lIt1o"
1 ~1.Jld t.hAt ...1~ n't fllllPl1U ...Ith t.ho re'l"i......ntl of
:;octJon 1. Chlptcr 10215. 1.>>.... tiC n"rida, ~et1 d' 1925.
1,f:\I~Ck.!t'l'In'th,...t.aldP1It....rll0c1r(lrraC0J'l1at
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UCOT'd."C .!It''l"Mo1..1lc>ok 7 at poIt"5'.f or th& PuH1c
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uc]~ no nc .~ ~:~ .&0 \,,~ I ~:.o:~~ ~~:~8 .~: \~' ;: ~
t ioO ....0 _ <00.0--1 ..<00 ~ <.o..c I r:;
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'[1l~(lU .10n& t.h' 'rIea\. 11.U of Iyl., S~cH<>n ?O, k>rr.h 00 03' 20- \!I.at, 2.0,22 feet,
Thenn !xoutll ego I,C' 5:1R Eut, ~27~.)7 tUft, t~ th, r.~!t tin. or ollid 5utl.on 201
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U th. ,;outh..lt <ornlr 'J[ ui~ ~0.t1o" 1c.;
Th..nct al~ns tho ;;...t l1nl <>f $e:.t.1~n 29 Df .alel T<>"'Mr.IP. .9<>utll 00. }2' 00- ......t,
2(2).07 rut, South 00 J?" ,0- 'f;ut. 262~,1.' rut u thl ~>outh"ut oornu or ....Id
:;.lI'tlo:>n0l:9;
1hln~. .lone thl :;<>..tllli"t of .Ud 5ut1oll 29. Ii<>rth 89<> 1,8' )5-ll'nt, 517).92
fnt.;
Th.nce )lorth cfl lV' I()" l:.~llt. 5261.e2 !eft to;l the Ii~rth Un. <>f .dd "..~ion 29;
;T't..ntl "lonA t.ho korth lit.. of Sa.don 29. North g90 )8' )O~ \i..l, 7~.O rUt r.o
the Pl~t. of a.r;i_nnlng. ~lnl put. or Soet.iOl:l. 20 alld 29, r01o'Tl!hl~ ~9 S<.>uth,
~1.nr:1 2(, Gut, Coll.hr Counlly, Florida.
g~ HAR -1 All 10: 38
RECORDED
Z-
PROJECT: 62081 0 I 7938 2 ~
B'J :to po PJ\J<CEL: 111 (FOundationtOLLl(R COUNTY
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THIS EASEMENT, made and entered into this 3~~- day ot
j)~..",...,;-l-,~ ,1993, by 'fBlI CDJBTI1Uf COKKUMITY tommA'I"10Jl,
t>>C., a Texas non-profit corporation, whose post-office address is
P. o. Box 6368, Grand Rapids, Michigan 49516, as Grantor, to
COLLIER COUNTY, a political subdivision of the State of Florida,
its successors and assiqns, whose post-office address is )301
Tamjami Trail East, Naples, Florida 3J962, as Grantee.
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"Grantee" includb
respective heir&;Q
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(Wherever used herein the tQrms ftGrantor" and
all the parties to this .instrument and their
leqal representatives, successors and assigns.)
w
WIT N E SSE T H:
Grantor, for and in consideration of TEN DOLLARS ($10.00) and
other valuable consideration paid by ~he Grantee, the receipt and
sufficiency of which 1s hereby acknowledged, hereby conveys,
grants, bargains and sells unto the Grantee, a perpetual,
non-exclusive easement., ,licen~~, and privilege for road
right-at-way I draine.9.~' u:tilitY,,-.,a~~ ma,intenance purposes, on the
following described 'lands lo.cat.ed::ii'). 'CoHi,er County, Florida, to
wit: .
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See 'attached Exhibit ~A~.whic~is
incorporated herein by refer~ce-.
<.n
Subjec~ to e,aseltlents... restrictions, and rese:rvatidns of record.
1'1) tiAVE AtH)' TO 'HOLD'-'~he 5'13me unto- the\ Grantee, .together with the
right to enter upon saiQ. l!1nd, 6xcavat.,e, and ta_Ke materials 'for
the pu.rpos~ "of cons't::r-uc-ting ._::E\nc1,"_ ,.(...~e~at,.:i,.n,9 r9~d right-at-way I
d["ain~-ge, ut:il i<ty, ; 4nd :iilain't.enthc;:.~', fac'lli ties .t.hereon. Grantor
and c;rante'e are used .tor'i_ slnqul~lf or ',p1ur\lJ, 'as t:he context
requires. ' ". .
IN i!IiTNESS
execut'eCl the
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the ,Cra:ntor ~ll'as
ye&r-.drst..abOve
WHEREOF,
date 'and
WITNESSES ;'
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( rint Name) <:'_"n':,;;:<:;~: ~c
, fl. ^- - E C-ti (1' (k .:
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STATE OF ~l/~J(P/}r.
COUNTY OF ---L.d.!~ K
caused these:pre~ents to be
...ri'tf1.~n;"
>~T1-IE ciIRISTTAH COMMUNITY
.':F?UN~A~~~*.'~@;~~ ~
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to ';_,
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The for~qoing Easement vas acknowlegged before _ me this 3 ~oi
day of j)"'cc.r::",R...-,~ . 1993, by 1:. ~.c..t! ~.L,I,( r:.~ as
of The Christian community Foundation,
Inc" on behalf of the corporation. He/She is personally known to
me or .....ho has produced j, j I as identification.
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Notary ?ublic~
{print Name).tkl'll~ .i3, S-r,;.'-"~
Serial No.
My Commission Expires: '/::l..l7'l?
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PROJECT NO 62081
PROJECT p1\RCE.L tiO _11J"_
TAX PARClL r~O __~e170129QQ~
LECAL DESCRIPTION"
A PORTION OF TRAcTS 11. AND \\ 5. COLDEN GATE [5T"TES UNIl NO JO. ACCORDING
TO THE PLAT THEREOf RECORDED I" PeAT BOOK 7. PAGE "B_ PUBLIC RECORDS or
COLLlER COUN1Y_ fLORiOA. DESCRIBED AS FOLLOWS CDh'."ENCE AT THE SOUTHEAST
CORNER or SAID TRACT 11 5: THENCE ALONG THE SouTH LINE OF S!<ID TRACT 1 \5.
N 89' .0' 50" w. 53_00 fF(l TO THE WEST RIGHT-CF-WAY UI,E of SANTA BARBAR'
80ULEVARO. ,\5 SHCWN ON SAiD PLAT Of GOLOEN GATE (S"TES UNIT NO_ 30. AND THE
POINT Of BEGINNlliQ; THENCE CONTINUE .'LONG THE SOUTH L,NE 01 SAID TRACT 110.
N 89' .0' 50. Vi. 800 FEETi THFNCE LLAVING SAID sounl UNE. N Os 50' 35" w.
330.B8 rrET TO THF NORTH LINE OF SAID TRACT 1 \ "~I WENCE PARALLEl WITH AND
,.OJ rn'1 'liEST Of :"_E A,ORE~ENTIGNG) '-'EST RiGHT-Of -WAY UIJE OF SANTY- 9ARaAPJ,
BOULEVARD. " 00 w ~.o- C. 160_00 FcET TO TH~ NORTH L'NE 0, -HE SOUTH
\ 80_Du f"E(l of TRACT 114. THENCE ALmle S.AIO "ORTH LINE . S 39- '.0' 50" E.
34.00 rE(TIG THr W[5T RICHT-Of-WAY UN' OF SA"'" BAR8ARA 8l,Ul[VARO: THENCE
ALONG SAID '/I(ST RIGH1-0f-W-'Y L",E. S 00' 39' 50. "'. O10Cl F(ET TO THE.
POINT OF 9EGIN~ CONTAINING o.~oo p.CR~$, MORE. oR LESS.
00\818
0022 \ G
PAGE
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SKETCH . ~~_ DE.SCR\P"tm~,'NO~.-A- SURVEY)
o "\00
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NORTH
:00
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EX!S1,IOIG ~IGH,-ciF-' ~.\:g 1;;i II
w~y "(PER PLAT) . -
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. A00l110liAL 34- -."
R\GHT-OF~W,t..Y .
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TRACT NO.1 IS
GOLDEN GATE ESTATES, UNI1 NO. .30
P8 7. PAGE 56
SOUTH UNE or
of TRACT NO. ,,5
ADDITIONAL
RIGHT-OF -wAY
EASEMcNT
w
P_O_S
t>J 89" 40' 50~
6.00'
--------
B/2A~f-rJ1- OATE
RICHi'RO"GRIGG' ;.: 0
PRorlSS1\.lN~':V""O SURVEYOR # 2769
lRANSFOR~"9N"" ~EI'F)IICES DIVISION
COLU(R COUNT( GuvtRNMEf\iT COMPLEX
3301 [. TN,&w,.\r:"TRAll
HAPLES . FL 33962
SCAL( ,_-1-=--'="-billL-----------
DRAWN sy,_H.~---------
CHECKED BY: R C_
FILE NO
RDIISED:_---
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IN THE CIRCUIT COURT OF THE TWENTIETH JUDICIAL CIRCUIT
IN AND FOR COLLIER COUNTY, FLORIDA
CIVIL ACTION 3819694
OR: 4011 PG: 0921
RICOiDID in OlllCIA1 ilCOlDS 01 C0111li CaUl", 11
01/13/l006 at 11:59AM Dilm I. BRact, C11Rl
mm
IMDlmG
COLLIER COUNTY, FLORIDA, a political
subdivision of the State of Florida.
Rein:
Clm
Petitioner,
Case No.: 06-
lUO
Il.00
i~~-tA
Parcel Nos.: llS, 116, \18 & ll9
v.
Respondents.
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TO: ALL RESPONDENTS LISTED ON ATI ACHED SCHEDULE "A" AND ALL OTHERS
WHOM IT MAY CONCERN:
YOU ARE HEREBY NOTIFIED of the institution of the above-styled action by the above.
named Petitioner against you seeking to condemn and acquire an interest in and title to certain
properties located in Collier County, Florida described in Exhibit "A" attached hereto, by eminent
domain proceedings in accordance with Chapters 73 and 74, Florida Statutes, as amended, and
specifically set forth as follows:
Parcel 115
Fee Simple Interest
Parcel 116
Perpetual, Non-Exclusive Road Right-of-Way, Drainage and Utility
Easement
Parcel \18
Perpetual, Non-Exclusive Road Right-of-Way, Drainage and UtililY
Easement
Attachment A
Nan-alive Statelnent
.
.
Parcel 119 Perpetual, Non-Exclusive Road Right-of-Way, Drainage and Utility
Easement
This action was instituted on A () <'. 1 I 3 and the estates and/or interests in
the property that Petitioner seeks to acquire is as provided ahove.
PLEASE BE GOVERNED ACCORDINGLY.
DATED this IDay of April, 2006.
OFFICE OF THE COUNTY A TIORNEY
Harmon Turner Building
3301 East Tamiami Trail
Naples, Florida 34112
(239) 714-8400 - Telephone
(239) 774-0225 - Facsimile
Attachment A
Narrative Statement
~ ;/-------
01 F. ASHTON, ESQUIRE
FIOIida Bar No. 0966770
ORNEY FOR PETITIONER
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SCHEDULE "A"
Collier County v David Lawrence Mental Health Center, Inc., et al.
.
.
PARCEL 115
PARCEL 116
David Lawrence Mental Health Ccnter, Inc.
c/o David C. Shimmel, Registered Agent
6075 Golden Gate Parkway
Naples. FL 34116
SunTrust Bank
c/o Cathy Homa Arther, Registered Agent
200 S. Orange Avenue
Orlando, FL 32801
Sydney Boissiere
c/o Frank S. Werdine_ Esquire
FOWLER WHITE BOGGS BANKER P.A.
SOlE. Kennedy Blvd., Suite 1700
POBox 1438
Tampa. FL 33601-1438
Colleen Boissiere
662 Squire Circle, Unit # 104
Naples, FL 34104-6581
c/o J. E. Leon, Registered Agent
9250 W. Flagler Street
Miami, FL 33174
pe; ortgage Corporation
oration System, Regi~tered Agent
Pine Island Road
. FL 33324
=
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EL 119
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Comcast of the South, Inc.
c/o CT Corporation, Registered Agent
J 200 South Pine Island Road
Plantation, FL 33324
Collier County
clo David C. Weigel, County Allorney
OFFICE OF THE COUNTY A TIORNEY
Hannon Turner Bui Iding
3301 East Tamiami Trail
Naples, FL 341 J 2
Naples Christian Academy Association, Inc.
c/o Bella Y. Patel, Esquire
Law Office of Bella Y. Patel. P.A.
10326 Waterford Run Drive
Riverview, FL 33569
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M & I Bank FSB
3993 Howard Hughes Parkway. Suite 100
Las Vegas, NV 89109
ALL PARCELS
Collier County Tax Collector
c/o E. Glenn Tucker. Esquire
RHODES TUCKER & GARRETSON
POBox 887
Marco Island, FL 34146
Attachment A
Nall-ati"e Statement
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Narrative Statement
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GRAPHIC stALL
501.46' (ptAr)
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GQ(()[N CA'IE: EST A S UNIT 30.
PlAT BCXJI( 7. AGE 58 _
..-"
03snNC 100' [ASEMENT
FOR R.O. W. PURPOSES ~D""" NO
(P[R Pl.AT) ~
FEE SIMPtE TAXING GOL()[N CAlF UNIT 7.
~ 10m ~J<'::. PLAT BOOI< .'i, PAGES IJ5-146
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OAJp Wlf/[NCE PRE-SC~oa
BLOCK 269
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2
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UNIT 7. PLA T 8CXJ1( 5. PAC[ lJ5-146, COW[R
o AS FOLLOWS:
10 /:;;
~ '54' HUT 99.26 F[f:r:
~ CIRCULAR CURVE: CONCAVE: NOR7If[ASTrRLY HAVING A
04'28'28" ANO BDNG SUBTfNOfO BY A CHORO IIHICH
"T or BEGINNING:
RC or A ClRCUI.AR CURVE: CONCA VE: NOR7IfEAS1CRL Y HA WIG A
ANGlE OF 91'27'/7" ANO iIDNG SUB'lE:N()[fJ BY A CHORD WHICH
CO/./M
n; ~
THfNC.
RADIUS
B[ARS NOR
7IfENCE NOR
RADIUS OF 25.00
B.ARS- NOR7If 41'52'52 . To
7IfENcr ALONG 7IfE ~ST LINE or SA/O LOTS HOR7If OO'07'J5" M:ST lJ4.04 rrrr:
7IfENCC LEA WIG SAJO M:ST LOT LINE NOR7If 89~2'25" EAST '_61 FEU:
THENCE S0IJ7If /9'02'.1J" fAST J5.94 FE[7:
THENCE S0IJ7If OJ'JJ'OI' EAST 12~98 FEET TO 7IfE POINT OF BEGINNING.
EXHIBIT-.CL
Page~ of..1O-
CONTAINING 2,764 SOIJARE F[[T MORE OR LESS.
SlJB.l:CT TO EASEMENTS .t IIfSTRlcnONS or RECORD.
o.n......... I
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Delio- 04"16'16-
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LINE TABLE
In., Sling Dislonc.
u N.~"25't ($"
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LZGEND,
~ PROPOSED R.Ow.
flaw. - flIQIT or WAY
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At UIE'lQi' .. WlffR
naa?A'R{~mA, " ~~ ~21
NfJT vA.ub ,UM.ES5 SCNfD BY 1h'f SLWKlOi' NIO
SCALLD 11Im rnf' SUR~ !IIBOSSlD SE'AL
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,. ...~- ENGINEERING" COHS1RUC~ IlANAGDlEHT DMSIOII
Wi MIII,r "'" Bi1NG~ tt'!l ,us,aJ1P.r!1t 26'.
- _ _ _ ___ _..._....... COtOt:H CArr wr 7,!>LAT BOOK 5" PMit: 1..15-1"6.
.--.- . . ~h::. . --- COOJfRCOtINTY,FtMtOA
. .../lIt..................... EWt: J'IID.E\"IIO.I. _ n.t~
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GOWEN GA 7r EST. 7rS UNI' 3D,
pu" BOOK 7. PAGE 58
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115
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PROPOSED
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BLOC/( 269
GAT[ CSTA7rS {JMT Jo. PLAT Boa< 7, PAC(:.58, C('JJJ[R
rou.OWS,
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THEN
THl"NCE
rHEJlCE:L
THENCe NOR
7Hl:NCE NOR
2,928.00 FErT
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THENCE NOR/ll(JlLr /9.55 FEU AJ.aIG THE MC OF A Cll/CIIlAR CUR'.f' CQltCAI'[ EIISTERLr HAVING A RA/JIUS OF ~06/.00
fTfT THROUGH A CENTRAL ANQC Of' 0071'5:" AND BEING SU87CNOfo BY A CHORD I1IHIa/ SCARS NORTH 07'56"5- KCST
19.55 FtE': EXHIBIT tJ
7Hl:NCE NORm 89'3/51" EAS' 49.9/ FEeT; -!1.-
THENCE SOUTH oon7:Jj' EAST /50.09 FEU ro THE pam OF EJ[GlNNING. Pege...L1... of..k.2.
CURVE TABLE
NO. RADIUS on rA ARC rlJlCCNT (]If!!!! 0Ial0 BCItRfNC
I 2928.00' 02T(J'OI" 110.64' 35.4J' 11441 N.07W~"w.
2 JIJ6',oo' OO'2I'$r 1~S5' 9.'Ir .t55' N.O~'Ww.
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A CIRCUl..AR C/.IRloF CONCA\If ME'S1FRt.r HAI.fNG A RADIUS OF
'210'08" AND 8C1NC SUBrrNOtD BY A OffX<<J tfHICH MAIlS NalTH
CONTAJNING 6,696 SOUARf FEET JJORf OR Ltss
SU8.ECr TO [A.SEIltNTS d- RtSTRfCT10NS OF RCCORO.
... NOT A SURVEY ...
;iflif
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nQli'rOA 'QSllM l.S 1!A27
Nor VAL.la.1JNtESS SIQIfD 8Y 1Ht.U\(')tW Nm
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LINE TABLE
(MI. Bwh9 Dislon~
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t.1 S."'J8'22"w. 71.8.S'
lJ N.OO7rJrW. 12.4'-
l4 N.1l'J9'Jn. JaIJ4'
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LEGEND:
1-"""" "l 'i&if'iASEIIEHT
t<X>OOO<X>i m~T
R.O.W, - RlCHr (Y WAr
P.O.c. - PClNrOF~r
P.O.8. . POINT OF BEClNNtNC
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Hft It Zl102 - 13:2ll:~ UlW:Il/X:\SUI!:y.,&022\SkI'<h 01 OI-.lloN\Sl.bmIltod\Zto1OJ&IlI.dwg
_-.Attachment _A
Narrative Statement
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PlAT lJO(J( 7, PACtS $a
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NOR71f 150' OF' 71?ACT 115.
~ mACT 115,
SOUTH 180' OF' 71?ACT ,,.
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0; 11IACT 116
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OF' 11IACT "6
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ARC- llJO,16
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8I.OCK 269
9
SOUTH 89'31'5," IlfST 68.6' F'[Ef;
f/[ Y 180.16 F'fET AlONC THE AIIC 0; A C1RCUlAII CURIf:
1.00 F'fET THROUGH A CENTRAL ANGLE OF' 03'22'20' AND BElNC
CONTAiNINC IUJJ SOUAIIE F'[Ef MORE OI/l[5S.
SUBJECT TO EASEMENTS .t flF;STRlCTIONS OF' RECOI/O.
~
... NOT. A. I SIiRVEY ...
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PARCEL tC). l' H...-
L&GBND,
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~m'P'A5ll/Ofr
.<<fa\( . RJQfT Of' WAr
p.aa ., POINT OF BeGINNING
p.o.e - I'aNr OF COWlNCDIt:NT
r ...u~ll/APPfli
Fl.a:IIDA Rrat$. . L~' J!j621
NOT VAW CHESS ~ BY THE StR~ AND
SlAJ.ID tfl1H 1H! Mi[)tW~ lJISDS:sm ~
CERFIFJCA 1[' OF ArJ7HCJUA7ION 1l.B-4J
--....~
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m1I3t~ffff'"*"CAST./IllC
I'lIO.l(Cf IIQ.I 02011 'M2l. lIll. I U8 CUlT: COlLIER COUNTY lRANSPORTA1KW,
Wi"'Mnler"~- ~~~;:.all9CW
......_.~...----.,~..".....~C-IrMO oaoc~ CAli' CSTATES /MIT.JO, PlAT BOOK 1. PAGE.5tI,
-....... -- touJf:R COIJNTY, ftClRJDA
"''''I.l='~l=..~..... Ill. . IICl.: II'ttI _Kit: 1U IIO.l
-_r.................................,.....................,. 04/2002 1i~(J12-002-0Io-rDHy,p "! OF xxx 2GG-2t).J
"'..... 'J. ~OCl ~ 100!o5c~1 lYlLU:/tll(l\$l1R\HUlU\Slc.'IOI. Of Dl_lpl\oft.\w.m!U"\2"~1lIl..d'.<oI
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Attachment p,
Narr~tive Statement
. ,
moo' (1'lA~ JJO.oo'/l'tA~ JJO.oo'(PU.~
I
I Ga.1JEJI GA fr ESTA 1fS UNIT JO.
I
I 11IACT 115 PLAT sqa< 7, P~GES 58
I 114
116 I I
I ,
I 114.1 , ~
~ 1 ,
, I
I NORTH 150' OF TRACT 116, ti :i!l
l~ I
~l TRACT 115, I!: , fil~
:.~ ~I .1
NIl/ml/50' . i SOUTH 180' OF TRACT 114 ~i SOUlli 180' -~
~'i'i OF 11IACT 116, ~ I "': OF: 11IACT 114, 'i'i",
"'Oil I - PROPOSED PERPF:IlJAJ., PARCB. Nb. {Iq ~
" I NON-DICW5IVE /lOAD I "
" ...,
... ",' R.o.w., DRAiNAGE, AND 1 ...,
..., lid I ;:
;;; UIRlTY EASEMENT I PROPOSED
!II J9,li'l! stJJAM FEET , Raw. EASEJlENT
.., ""~!l<l:'
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5
9
t~/48
10
81.1lCK 269
11
RNIGC
7IENCC
1HDIf:C
7IENCC
I1E/ICC Hal
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THEJICE Hal1H ww.
M SOU7H 1<<1 FEET OF mACT ".. Gfl.DlN &41r!STAn
MalE PARllCUJJl.Y DE:SCRIBED AS FfU.OWS:
a/ 7HI: EAsT I1I/E or SCOTlQ'/:n. _ .. SIXIIII.
IV 1If!Pm<rWBcr.NoNrl;
ClA'Iif' """'if' ~r HAINI ~ IIAD<<JS W ~"".oo FEET:
- ~ QIa1tJ 'III1Oi Bf:ARS Hal1H ",:n'4,' 11m' .....
EXHIBIT-L.
PIIge-..e.. of-1Q
~ -r--
... NOT A SURVEY ... ""if'M.I11JDI' ~ I I
... - -
~." lII.SllII<<tD\""A-' /_ / '!f1J!-'...:;?y":- ~ """"" SCAU
~1 ~ ",,4,64 =....':1. "-,-,-,-,-,-,-'H'li't"OO!lI!7t'T
nQlOA~.~1/N'Pf1/ (}/IJRJJ"", ~WJJ""'II'. 1QQQOOOO4~00!lI!7t'T
NOT rAiD UII.ES$ NeJ 8Y THE: U~AND __.IeD_.. R.tJ.J:: _ R/QfTfT WAY
~ tII1H TIE.5U'M"rOi':5' s.ea5.'5ED srAL :=.rawl'3f1!t.!!1r.. P.o.s. . POINT (F I/EaNN(;
cmqt:7C(7r OF'....,~~1ICI{ IUJ-fJ -,..,,.~--.: p.ac. - PaNT OF' CfMJJEJICD/ENr
. -'- OJI./J..__soar
<<l.l&"r~ 62081 "HIrI111O.: 179 UlfI'; COl.LJERCOUNTYTRANSPOfrAT1ON,
"~'eA.UIJ -..- CNGJNfIRlNG ole CONSIlWCRON MANAGDlCNT DlYlSlON
_._~~~'!!-_ ;;"P~":~~~~~1!'~:~CTII~
.....,.." h:. COlJ.JER COtM'Y, R.lWOA
.~'*.'''''=#'';'~i~'=;~.....~ llI.lI;CH,-2002 ~-OO2-C1ta-1lJHltP"g ~XQ' 2GG-20:J
"".100+_ 11:22:43 um..EJC:t~~teIl OI'o..qU-\SutIeIrth~"L"
IN THE CIRCUIT COURT OF THE TWENTIETH JUDICIAL cItennpy I
IN AND FOR COLLIER COUNTY, FLORIDA \..,V
CIVIL ACTION
COLLIER COUNTY, FLORIDA, a political
subdivision of the State of Florida,
Petitioner,
.Case No.: 06-0567-CA
v.
Parcel No.: 119
~
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Respondents.
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DAVID LAWRENCE MENTAL HEALTH
CENTER, INC., et aI.,
STIPULATED FINAL JUDGMENT
THlS CAUSE having come before the Court upon Joint Motion made by Petitioner,
COLLIER COUNTY, FLORIDA, by and through the undersigned counsel, and Respondent,
NAPLES CHRISTIAN ACADEMY ASSOCIATION, INC., (hereafter "Respondent"), by and
through its undersigned counsel for entry of a Stipulated Final Judgment as to Parcel 119, and it
appearing to the Court that the parties are authorized to make such motion, the Court finding that
the compensation to be paid by Petitioner, COLLIER COUNTY, FLORIDA, is the full
compensation due Respondent, and the Court being otherwise fully advised in the premises thereof,
it is thereupon,
ORDERED AND ADJUDGED that Respondent have and recover from Petitioner,
COllIER COUNTY, FLORIDA, the sum of One Million Fi've Hundred Sixty-Five Thousand
Dollars and NollOO ($1,565,000.00) inclusive of attorney's fees, expert fees and costs, as full
payment for the property interests taken and for damages resulting to the remainder, if less than the
Attachment A
Narrative Statement
entire property was taken, business damages, and for all other damages in connection with said
parcel; it is further
ORDERED that Petitioner, COLLIER COUNTY, FLORIDA, is entitled to a credit in the
amount of Seven Hundred One Thousand Seven Hundred Dollars and No/100 ($701,700.00)
which was previously deposited into the registry of the Clerk of the Circuit Court toward the
acquisition of Parcel 119 at which time title to said parcel as described in Exhibit "A" vested in the
name of Petitioner; it is further
ORDERED that Petitioner, COLLIER COUNTY, FLORIDA, shall deposit an additional
amount of Eight Hundred Sixty-Three Thousand Three Hundred Dollars and NollOO
($863,300.00) into the Court Registry within thirty (30) days of this Stipulated Final Judgment; it is
further
ORDERED that disbursement of the funds on deposit shall be by further order of the Court
and subject to apportionment by other interested parties, if any; it is further
ORDERED that the County shall construct a right-out only driveway at approximately 60
feet north of the centerline of the existing driveway, provided Respondent makes site modifications
recommended by the Transportation Department which may include a "pork chop" island at the
new south driveway and increasing the curve radius for the exiting northbound traffic lane.
Notwithstanding the foregoing, the County reserves the right to close the right-out only driveway in
the future based on safety, operational circulation or roadway capacity.
ORDERED that title to Parcel 119, a Perpetual Non-Exclusive Road Right-of-Way Drainage
and Utility Easement, being fully described in Exhibit "A" attached hereto and incorpomted herein,
which vested in Petitioner, COUlER COUNTY, FLORIDA, pursuant to the Order of Taking dated
August 4, 2006, and the deposit of money heretofore made, is approved, ratified, and confirmed; it
is further
Attachment A
Nan'ative Statement
2
._.~--"~-,,_.,-_.~.,--'"'~--_._........_--_._<-
ORDERED that this Court reserves jurisdiction to enforce the terms of this Stipulated Final
Judgment; it is further
ORDERED that the Notice of Lis Pendens filed in this action and recorded in Official
Record Book 4017, Page 927 et seq., of the Public Records of Collier County, Florida be dismissed
as to Parcel 119; it is further
ORDERED that this Stipulated Final Judgment is to be recorded in the Official Records of
Collier County, Florida; it is therefore
DONE AND ORDERED in Chambers at Naples, Collier County, Horida this ~ day of
f~// ,2007-
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CIRCUIT COURT JUDGE
Conformed Copies:
Heidi F. Ashton, Esquire
Bella Y. Patel, Esquire
Mark Natirboff, Esquire
E. Glenn Tucker, Esquire
Kevin Hendricks, Acquisition MgrfTransp.
M & I Bank FSB
Bookkeeping
Attach1l1ent A
Narrative Statement
3
JOINT MOTION FOR STIPULATED FINAL JUDGMENT
The parties hereby stipulate and respectfully request this Court to enter the foregoing
Stipulated Final Judgment as to Parcel 119.
D
:3~A~~ q4~ l Z5Jrj1
Dated: ~ 2.Y Ig.
J1~~ ~ /--
HEIDI F. ASHTON, ESQUIRE
Florida Bar No.: 966770
OFFICE OF TIm COUNTY ATIORNEY
Harmon Turner Building
3301 East Tamiami Trail
Naples, FL 34112
(239) 774-8400 - Telephone
(239) 774-0225 - Facsimile
ATTORNEY FOR PETITIONER
BE A Y. PATEL, ESQUIRE
Florida Bar No.: 961670
LAW OFFICE OF BELLA Y. PATEL.,PA
10326 Waterford Run Dri ve
Riverview, FL 33569
(813) 643-2762 - Telephone
(813) 643-2612 - Facsimile
ATTORNEY FOR RESPONDENT
Attachment A
Narrative Statel1l~l1t
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List of MaDs
Golden Gate Area Master Plan Study Areas
Golden Gate Area Future Land Use Map
High Density Residential Subdistrict 1989 Boundaries of Activity Center
Downtown Center Commercial Subdistrict
Urban Mixed Use Activity Center/Golden Gate Parkway and Coronado Parkway
Golden Gate Urban Commerciallnfill Subdistrict and Golden Gate Estates
Commerciallnfill Distnct
Santa Barbara Commercial Subdistrict
Golden Gate Parkway Professional Office Commercial Subdistrict
Collier Boulevard Commercial Subdistrict
Pine Ridge Road Activity Center and Pine Ridge Road Mixed Use Subdistrict
Golden Gate Estates Neighborhood Centers
Wilson Boulevard/Golden Gate Boulevard Center
Collier Boulevard/Pine Ridge Road Center
Golden Gate Boulevard/Everglades Boulevard Center
lmmokalee Road/Everglades Boulevard Center
Randall Boulevard Commercial Subdistrict
Commercial Western Estates Infill Subdistrict
Golden Gate Parkway Interchange Conditional Use Areas
Golden Gate Parkway Institutional Subdistrict
Golden Gate Parkway Mixed Use Subdistrict
Attachment B
Amended Pages to Golden Gate
Area Master Plan
[page 1]
Policy 1.1.2: [page 4]
The Estates Future Land Use Designation shall include Future Land Use Districts and
Subdistricts for
A. ESTATES - MIXED USE DISTRICT
1. Residential Estates Subdistrict
2. Neighborhood Center Subdistrict
3. Conditional Uses Subdistrict
4. Golden Gale Parkway Institutional Subdistrict
5. Golden Gate Parkway Mixed Use Subdistrict
B. ESTATES - COMMERCIAL DISTRICT
1. Interchange Activity Center Subdistrict
2. Pine Ridge Road Mixed Use Subdistrict
3. Randall Boulevard Commercial Subdistrict
4. Commercial Western Estates tnfill Subdistrict
5 Golden Gate Estates Commerciallnfill Subdistrict
Attachment B
Amended Pages to Golden Gate
Area Master Plan
[page 12]
Goal 5: FUTURE GROWTH AND DEVELOPMENT WITHIN GOLDEN GATE
ESTATES WILL BALANCE THE DESIRE BY RESIDENTS FOR URBAN
AMENITIES WITH THE PRESERVATION OF THE AREA'S RURAL
CHARACTER, AS DEFINED BY WOODED LOTS, THE KEEPING OF
LIVESTOCK, THE ABILITY TO GROW CROPS, WILDLIFE ACTIVITY, LOW-
DENSITY RESIDENTIAL DEVELOPMENT, AND LIMITATIONS ON
COMMERCIAL AND CONDITIONAL USES.
OBJECTIVE 5.1:
By 2006, the Collier County Land Development Code shall be amended to
proyide for new commercial development within Neighborhood Centers
OBJECTIVE 5.2:
The provision of public infrastructure shall be balanced with the need to
preserve the rural character of Golden Gate Estates_
Policy 5.2.3:
Recognizing the existing residential nature of the land uses surrounding
the planned 1-75 interchange at Golden Gate Parkway, as well as the
restrictions on conditional uses of the Conditional Uses Subdistrict of the
Golden Gate Area Master Plan, there shall be no further commercial
zoning for properties abutling Golden Gate Parkway between Livingston
Road and Santa Barbara Boulevard No new commercial uses shall be
permitted on properties abutting streets accessing Golden Gate Parkway
within the above-defined segment. ThiS policy shall not apply to that
existing portion of the Golden Gate Estates Commercial tnfill District,
which is located at the northwest corner of the intersection of Golden Gate
Parkway and Santa Barbara Boulevard, and also shall not aDDly to the
Golden Gate Parkway Mixed Use Subdistrict, which is located on the
southwest corner of the intersection of Golden Gate Parkway and Santa
Barbara Boulevard
Attachment B
Amended Pages to Golden Gate
Area Master Plan
[page 18]
A. Urban-Mixed Use District This district is intended to accommodate a variety of
residential and commercial land L1ses including single-family, multi-family. duplex,
and mixed Lise (Planned Unit Development).
1. Urban Residential Subdistrict All land within the urban mixed use designation
is zoned and platted However, any parcel to be rezoned residential is subject to and
must be consistent with the Density Rating System:
DENSITY RATING SYSTEM:
a. BASE DENSITY - Four (4) residential units per gross acre is the eligible
density, though not an entitlement
b. DENSITY BONUSES - Density bonuses are discretionary, not entitlements,
and are dependent upon meeting the criteria for each bonus proYision and
compatibility with surrounding properties, as well as the rezone criteria in the
Land Oeyelopment Code. The following densities per gross acre may be added
to the base density_ : In no case shall the maximum permitted density exceed
16 residential dwelling Units per gross acre.
i. Conversion of Commercial Zoning Bonus
. 16 dwelling units - If a project includes the conversion of commercial
zoning that has been found to be "Consistent By Policy" through the
Collier County Zoning Re-evaluation Program (Ordinance No 90-23),
then a bonus of up to 16 dwelling units per acre may be added for every
one (1) acre of commercial zoning that is converted to residential
zoning_ These dwelling units may be distributed over the entire project
ii. Proximity to Activity Center
. 3 dwelling units - Within 1 mile of ActiVity Center
iii. Affordable-workforce Housing Bonus
As used in this density bonus provision, the term "affordable" shall be as
defined in Chapter 4209071, F.S_ To encourage the provision of
affordable-workforce housing within certain Districts and Subdistricts in the
Urban Designated Area, and within the Golden Gate Parkway Mixed Use
Subdistrict of the Estates Desionation, a maximum of up to 8 residential
units per gross acre may be added tq the base density if the project meets
the requirements of the Affordable-workforce Housing Density Bonus
Ordinance (Section 2_06_00 of the Land Deyelopment Code. Ordinance
#04-41. as amended, adopted June 22. 2004 and effective October 18,
2004), and if the affordable-workforce housing units are targeted for
families earning no greater than 150% of the median income for Collier
County_
iv, Residential In-fill - if the project is 10 acres or less in size; located within an
area with central public water and sewer service; compatible with
surrounding land uses; has no common site development plan with
adjoining property; no common ownership with any adjacent parcels; and
the parcel in question was not created to take advantage of the in-fill
residential density_
Attachment B
Amended Pages to Golden Gate
Area Master Plan
[page 26]
2. ESTATES DESIGNATION
This designation is characterized by low density semi-rural residential lots with
limited opportunities for othcr land uses. Typical lots are 2.25 acres in size.
However, there are some legal non-conforming lots as small as 1.14 acres.
Residential density is limited to a maximum of onc unit per 2.25 gross acres, or
one unit per legal non-conforming lot of record, exclusive of guesthouscs. exceDt
as provided for in the Golden Gate Parkway Mixed Use Subdistrict. Multiple
family dwelling lmits, duplexes, and other structures containing two or more
principal dwellings, are prohibited in all Districts and Subdistricts exceDt the
Golden Gate Parkway Mixed Use Subdistrict.
Generally, the Estates Designation also accommodates future non-residential uses,
including:
. Conditional uses and essential services as defined in the Lane Development
Code, except as prohibited in the Neighborhood Center Subdistrict. Also,
refer to the Conditional Uses Subdistrict.
. Parks, open space and recreational uses,
. Group Housing shall be permitted subject to the definitions and regulations as
outlined in the Collier County Land Development Code (Ordinance No. 04-
41, adopted June 22, 2004, effective October 18,2004) and consistent with
locational requirements in Florida Statutes (Chapter 419.001 F_S_).
. Schools ,md school facilities in the Estates Designation north of 1-75, and
where feasible and mutually acceptable, co-locate schools with other public
facilities, such as parks, libraries and community centers to the extent
possible.
. Land uses permitted in the Golden Gate Parkwa)'.Mixed Use Subdistrict.
Attachment B
Amcnded Pages to Golden Gate
Area Master Plan
A.
Estates - Mixed Use District
[page 33]
5. Golden Gate Parkway Mixed Use Subdistrict
The Golden Gate Parkway Mixed Use Subdistrict is approximately
20.71 acres and is located in the southwest corner of the
intersection of Golden Gate Parkway and Santa Barbara
Bouleyard. The Golden Gate Parkway Mixed Use Subdistrict has
been desiQnated on the Golden Gate Area Future Land Use Map.
See also the Golden Gate Parkway Mixed Use Subdistrict Map_
The purpose of this Subdistrict is to allow for commercial and
residential uses in recoQnition of the unique characteristics of the
surroundinQ area. The development standards contained in this
Subdistrict are desiQned to ensure that uses within the Subdistrict
will be compatible with nearby residential development. in addition
to servinQ the commercial needs of the surroundinQ area and
intersection. The intent of the Golden Gate Parkway Mixed Use
Subdistrict is to allow for a mix of both retail and office uses to
proyide for shoppinQ and personal seryices for the surroundinQ
residential areas within a conyenient travel distance. Residential
multi-family land uses are permitted within this Subdistrict at a
density proyided for in 5.A, below, with an opportunity for hiQher
density throuQh the provision of affordable housinQ. Senior
housinQ. includinQ, but not limited to assisted liyinQ, nursinQ homes
and QrOUP care units are not excluded from development in this
Subd istrict.
. This Subdistrict also proyides for a conyersion of
commercial intensity to residential density to allow desiqn
flexibility in reqards to future market demand_
A rezoninq is encouraQed to be in the form of a Mixed Use
Planned Unit Deyelopment (MPUD) Requlations for water
manaqement. uniform landscapinQ, siQnaQe. screeninq and
bufferinq will be included in the MPUD ordinance to ensure
compatibility with nearby residential areas_
The followinQ criteria and standards shall reGulate development
within the Golden Gate Parkway Mixed Use Subdistrict:
Attachment B
Amended Pages 10 Golden Gate
Area lV1aster Plan
A) Residential Density
. Residential Density shall be calculated from an
acreaqe of 20.71 acres. and shall not exceed 3_55 dwellinq
units per acre unless affordable-workforce housinq is
proYided in the Droiect, and/or if residential dwellinq units
are qenerated by reducinq the commercial intensity below
100,000 square feet usinq the conversion ratio set forth in
5.B) below.
. A maximum of UP to 8 residential units per qross acre
may be added to the base density in accordance with the
Affordable-Workforce Housinq Density Bonus provision in
the Density Ratinq System
. In no case shall the maximum permitted density
exceed 12 residential dwellinq units per qross acre.
B) Limitation of Permitted Commercial Uses
. Commercial uses shall be limited to 100,000 square
feet of qrOSS leasable floor area. In no instance shall
the commercial component of this Subdistrict be
reduced below 22,000 square feet.
. Permitted commercial land uses shall be limited to
those permitted and conditional uses set forth in the
C-1. C-2, or C-3 Zoninq Districts of the Collier County
Land Development Code, Ordinance Number 04-41,
as amended
. A conversion of commercial intensity to residential
density may occur at a ratio of 450 square feet of
commercial intensity equalinq 1 residential dwellinq
unit.
. Senior housinq, includinq but not limited to assisted
Iiyinq, nursinq care, and qroup care units may haye a
qreater floor area ratio than 0.45. but shall not exceed
0.60_ No portion of the floor area of any proposed
senior housinq land use shall be deducted from the
commercial land use intensity of the Subdistrict. Each
senior housinq unit (rooms. not beds) shall equate to
y" of a residential dwellinq unit. and there shall be no
more than 240 senior housinq units permitted.
Attachment B
Amended Pages to Golden Gale
Area Master Plan
C) Development Standards
. Land uses abuttinq Estates zoned Drooerties shall
have a minimum setback of 25 feet plus one foot of
setback for each one foot of buildinq heioht. Where
feasible. existinq native veqetation shall be retained
within this setback area. consistent with the GMP and
LOC slandards Water retention/detention areas shall
be allowed in this setback area provided that the area
is left in a natural state, and drainaqe conveyance
throuqh the setback area shall be allowed, in order for
stormwater to reach an external outfall.
. Shared parkinq shall be required with adioininq
deyelopments wherever practicable.
. Driyeways and curb cuts shall be consolidated with
adioininq developments, wherever practicable.
. Buildinq heiqhts shall be limited to two (2) story. with
a maximum zoned heiqht of forty-five (45) feet.
. Commercial uses shall encouraqe pedestrian traffic
throuqh placement of sidewalks, pedestrian
walkways. and marked crosswalks within parkinq
areas. Adiacent proiects shall coordinate placement
of sidewalks so that a continuous pathway throuqh
the Subdistrict is created.
. All commercial buildinqs within the Subdistrict shall
utilize a common architectural theme.
Attachment B
Amended Pages to Golden Gate
Area Master Plan
GOLDEN GATE PARKWAY
MIXED USE SUBDISTRJCT
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GERMAN WOODS CT III :;>
~ "'
Z 32ND AVE sw
<( .J
Legend III
C Subject Parcel
Planned Unit Development E
COlherCountylonlng
DISClJ\'I,\~R
RWA, InG p'''''''d~.lt1..dillafory''''' pe,.."".. use".. " Th,.
,nlQrma"on,. de"ved fiom mulllple "'u'",.,. whICh m.y, In part oct BERKSHIRE
"cu~~m .ndMou\5,~."'.~ontolorRWA Ine Theareas
depocted~ylh,. m.p." app'o"m~'e. ond orenol n.ce....rdy BERKSHIRE TRAFALGAR LN LAKES PUD
""cural.,tO""'''I'lnao,.ngln.e''~g<!anda'$ RwA,'no """0"" ( '\
no.,gill,...,,,n..b""yf,,,llIe'nkl,m.tmnwnlilioedon1!lismap LAKES PUD
Golden Gate Parkway Mixed Use Subdistrict
Comprehensive Plan Amendment
Attachment C - General Location Map
200
400
BOO
1,200
I Feet
D'lTA'"
('ON"I'l 11"<(,
...a....., ,.... ....
1'1."",,,,, V,,,,,,j,,,,,,,,,,
.(', ,11:.r;'""",""'"'S""c\",, & '1.LIlI"H"
Source Collier County Govemment (Zoning and PUD Data Dale. 1212008)
..\
N
Prepared By rjones
Pnntltlg Dale August 06, 2009
F.le TlProjectsl2006\060083 01 00
Naples_AcademyIRev02\Location mxd
Golden Gate Parkway Mixed Use Subdistrict
Comprehensive Plan Amendment
Attachment 0 - Aerial
o
200
400
600
1,200
'Feet
D\XTA'"
(()['.SLl.l'Ir--C.
..&.."...... ....
.11"nn"'I,.V"""III;II;""
(i\iIEtl),'"tL"""',SLIl'<'\"",t \bI'P'";'
Collier County Property AppraIsers Aerials - Jan 2008
~
N
Prepared By riones
PrintiogDateAugust06,20Q9
File T IProjects\2006\060083 01 00
Naples_AcademyIRev02\Aerial mxd
E
SUBJECT
PROPERTY
E
~
~
~
~
r
~
~
Legend
D 500' Buffer
[=:J Subject Parcel
Collier County Zoning
_ COMMERCIAL
ESTATES
_ PU (RES_ 82-192)
PU (RES_ 78-62)
PLANNED UNIT DEVELOPMENT
_ RESIDENTIAL MULTI-FAMILY
RESIDENTIAL SINGLE-FAMILY
LZ::] Corridor Management Overlay District
- Collier County Streets
GERMAN WOODS CT
ZONING AND LAND USE 500' BUFFER
COLONADES AT SANTA BARBARA CPUD
COMMERCIAL
ESTATES
PARKWAYCTR. PUD SUNSETTED
f RESIDENTIAL MULTI.FAMIL Y
RESIDENTIAL SINGLE-FAMILY
GRAND TOTAL
I
J
ACRES
68
"
366
09
11.6
U
sa.2
MONARCH CIR
BERKSHIRE TRAFALGAR LN
LAKES PUD (----''
~- ---
\ ...................J
BERKSHIRE
LAKES PUD
DISCLAIMER
RWA.I"",prMld~'lhi"da.lilfotyou'p"'.oo.lu"""...js" This
inrormationisdonvodffommuIUple8oufC&s-.hichmEly,lnpart,not
becu"enl,andb~",,!Sideltlec<YIlol ofRWA, Inc, Th~arn"s
doplcledbylhl.mapa"'''Ppr''.male,and...~n'''nac'''"""nly
ilCouraletosu",ayi"9ore"9i""emgs'''''dards. RWA,lnc.asSLm,,,
no !<!gal responsibililyfOl'!tleinfor"",~oocom",,,,,o oot..SfMl'
PRINCE ANDREW BLVD
----
-- ~
---..,-
------
_~ECR~ATION IN
...Golden Gate Parkway Mixed Use Subdistrict
Jmprehensive Plan Amendment
Attachment E - Zoning and Land Use Map
200
<00
800
1,200
I Feet
27TH,f'L $W
RSF-3
~
w
z
~
i
RSF-3
~
~
i'!
~
;:\
31ST PL SW
32ND AVE SW
D'lTA'"
('()t\SIILT1NC>
.&.~, U..a.
.PI""nin~ .Vi,"aliI/moo
. ("i,'il Engi"""ring 'S"fv~~ing & M.l'l'in~
Source: Collier Counly Governmenl (Zoning. land Use
and PUD Data Date: 12/2008)
.i
N
Prepared By rjones
Printing Dale: Augusl 06. 2009
File:T:\Projects\2006\060083,0100
Naples_Academy\Rev02\Zoning and Land Use,mxd
- r---'
l""'f'"'ot-.'
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~"
. I
Nov. 9, 1982
R B SOL UTI 0 N 02-190
m:J,~TINr. TO PETITION NO. PII- R 1 - 23C
c'on PItOVl :;TON^L lJ::J: 01" l'I!O-171~H'J'Y IIJ-:HE
INl\F'l'I:1t 1l1::;CItTllI:1J IN COLL] En COUNTY,
I'LOl\I Pl\.
~IERE^S, ti,e Lcginlnturc of th~ State of Florjda in Chnp-
tcrs G7-1246 and 125, FIQridiJ. St.:>tutcs, hus conferred on llll
counties in Florida the pvwcr to establish, coor~inutc nnd
enforce zoning and such business regul<<tions as ~LC necessary
for the protcctioll of the public; nnd
~IERE^~, tIle COllnty pur~unnt thereto has ~doptcd a
Compr~hcnsivc Zoning Ordinance establi~hing rC9ulntinn5 for
the zoning of particular geographic divisions of the County,
nmong Wllich is the grantil'9 of provisional USCg; nhd
WIIERE^S, the CO<lr;tn) "'rea Plnnning Commission, being the
duly appointed and constituted planning board for the area
horcby aff~ctcd, )185 held n public hearing nfter n~tice as in
snid regulations made and provided, and has considered the ad-
vicnbility of Provisiollal Use
in a
E
zone for
A
the property hereinafter dcscribcc, nnel hlJS found ns a matter
of fnet tllnt satisfnctory provision and arrangement has been
made concerning all applicable m.Jttcrs required by said rcgula-
tions and in accordance wit!l Section IJ-ld of the Zoning Regu-
lations tor the C.>ilstnl ^rc.l. Planning District; and
WIIERCli.S, all inLe:rc.stcd partie5 hnve been given opportunity
to be he~rrl by this noard in public meeting assembled and
the Board havinry considered all matters presented.
NOW, THEREFORE IlB IT RESOLVED, by the Board of ZONI'1G
I\PPEl\LS
of Collier county, Florida, that the petition 0f
,
J.E. Hoggatt
with respect to the property hcrcinufter described ~s:
TrDct 113 ~ N 150' of Tract 114, Unit 3D, Golden Gate Estates
Attachment E
,
Church PU RES 1982-190
,......
IfJ
c5.~
~.r ..
s~ll
I!u
Nov. 9, 1902
be nnu. Llw tltlmc in hereby ilpp\:ovcu for 1Iro'lil:10111\1 U~O
^
the
n
zoni~u dintricl [or
e1\ \l rch
uubjcct l.a the followinry cunditions:
(SEE 1I1'TIICIIEP)
DE IT rUIITIICII IIESOLVED that thb reoo1ution be recorded
in the minutes of this Doard.
Commi!:i!:iionC'L"
Wenzel
offered the foregoing resolu-
ticn and moved its a.doption. seconded by Commi~sioncr .p lator
and upon roll call, tile vote was:
AYES: Commi::;sioner:; Henzel, ristor, Kruse, Drown and Nimer
NAYS:
None
ADSENT ^NI) NOT VOT I NC: Non"~
ADSTENTION: None
Done this 9th
November
, 19 82
dilY of
DOIIIID OF' ZON-ING IIPPEIILS'
COLLIE" COUNTY, FLOIIIOll'
BY,
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Nov. 5, 19'82
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Ho". 9, 1.982
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IIGnEEMENT
I, J, c. /!ol'.:-c:./.,-;! , as owner or authorized agent for
pctltion PU-82-2J-C, agrce to the following stipulations
requc5tcd by the Coa~ta~ ^rca Plnnning Commission in their
public hearin<] on 1J-r..:11.,,:2.1 . 1982:
A. Parking arca shall be pervious miJtcrial. ~.z~( 7E;;<:.<-
B. nct~ilcd sitc draina'Jc pInns shall be suhmitted to
County Engineer prior to the start of any construction.
OF
SWORN TO IINI) SUDSCRIDED DEFORE ME TillS .-2 I ~
c--r-(;'-(.<~J___ ' 1982.
DAY
SEI\L
MY CO~~IS5ION EXPIRES:
MLL/sgg/MON
r-n--c-- .~'- ~~~
NOTI\RY Pltl!LIC - {/
-
f;UI^~Y FU~LI( sr...!C Of
"'IT (V'''','~IS . fll..''':,r)^ M LA.tG(
. SIO,~ (^PI..,~ JUN( llJ 1911'
tOl/u.D IH~u G"
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FINDING OF Ff,CT
BY
COl\STl\L l\REl\ PLANNII~G COI1MlSSION
FO~
^ PROVISION^L use PETITION
FOR
p.-t-l.2 -.2-3 c..
The following facts are found:
1. Section 1- 10 _ of the Zoning Ordinflnce authorized
the prov1!;ionil] use.
2. Grnnting the provisional use will not adversely affect
o"thcr property or u!.>cs in the same dist:rict or neighborhood
because of:
A. General complionc~ wit~ the Comprch0nsive
Plan:
B. Ingrc~s and csre5~ to property ond proposed
structures thereon with particulnr reference
to automotive and pcdc5triiln safety ~nd
convenience, trilffic flow ond control, and
8cce~s in case of fire or cntastrophc:
c. ^ffects neighboring pro~crtic~ in relation to
noise, glare, economic or odor effects:
D. Ccncrnl compatibility with adjacent properties
end other property in the district:
BAsed on the nbove findings. this provi5ionol use "l~ with
stipulntions, (copy .Jttilchcd) (~houlo not) be rcco~ (or
:~:::V~1/0::/_I'}r~~ ?d:~/~ L
Clll\IIlMl\N, ~
. I'L1\NNIIJC COMHIfl,!;ION
.... .. ~, .'"
eoOl On r~Ct5l1j
t.
..- ...-.-...-
~-.~K
04i fAGE401
r'~.I.r,'.j'r'.'r.,- ')'() r":"'Tc""'O'1 I'~ April 18,
I', _ _ . I, j 1,1 ,.,1. __ _____.__ _.____
1'. u. 78- 3-( FOi(--I'r~~)'llJ LOi'-!{', [,
u~"f::-O~:'-~";:6 :"'"!-;;"-h--':-{ ~(i:':.:l-~I~\T ^ FTJ~ ~( i J:-::S C r~ J nr: n
TU C~;:,;:~-;:r; C(jU::T'(', Ff.O;t"1.:[l:l.
HII~':l\I:^~), L"-lC
;;;l';I<':"'I:'C' CJC LilC' Sl~~~~c of J-'lor'jdi~ if I
Cll?.:~\:C!' l?:j ;),11(1 1()3) j'](I:-',i,(:(' ~jl;,LuLc~;> 11,"::.., cO~IL:l'1'l~(1 0;1 el11
(;Olt:1t:lC~ in FJOl'.itlr: L',:,=-- oo".,-c;' La c:;l2.~)l:i.~ll) CO~lj',lLn:-:!.tc 2nd CIl--
fo!.""cC' zon:i.n~'; ;:lnd ~'l:'::-I ~','~; ir!;...'::.:. rC[,lll2.:: i.oil:. 2..> ;::n.,' nc.:c('~;:;;_~rJ for
the prot0.cLi.on of' l;:'~~ ;-),l'~)l ic; ;..:-vi
\'J;!f.:m.:r,s > t~.c Co:I.'1 ty ~Ju~:;i.I,,~n t tJl~CC'\~(1 hC1~:' 2.(1opt:.!:d a
Corr:prch::.'n::;lvc 7.on1.:1,:: O:'dl:12:ICi".: c;;l;2t;1.i.~;h1n0 rCL.;ul~:l; Lon:.> for the
~on:t.nz of p<lrti.cu12:' f,co;:r.1.~htc divi~lo:1;, of t~lC' County, 8.T,"'.O:1.g
\'/hlcll J.5 tIle crnnt.l~~ of prov13j.onnl uses; ~nd
\.,'IlEI1E^S, Lr,;-: C();~;-,L21 I,reel. P.li:n~\inL~ CO~:'.:;1.ls~,ion, bclnp;
th0 dul.y <1pp().inl~(1 ('.;"d r.o;1:;LJt'.ltcd pl;mni.nr; ~0~(',1 for the tire a
hc::r'cb.:r aftccLccl, 1125 11('.lc1 8. pu'Jli.c I1Ci'.C,itll; ctrt:~r noLi.cc 2.0 In
sa~.d l'cr;ul.aLJ.on~ mad~ 2nd pro':lcJt;<1, and h(J~; co;}s:ldcr.cd tne 2.<1-
v.1.S2.ul11Ly of l'rovl:d()n,~l u:";c .~l3J._ .1n it
"r;"
_'~4___.._-------..
7.0:lC for
the pl'opcrty herL'ln<:;-~c7' dC:,Cl'ihC'c1... 2nd ha5 fell'HI [::j a i:::J.l;Lcr
of fnet Ll1n.t ~all~;Fr_cto;.'y PI'O\'J~ i.on 2nd ;lrr2.n~;':-lTL1~nt hns heen
nlndc conccl.ni.ns ;l11 ~~?11c2blc ~attct's rcq~11'2~ by cald r'ccu)ll-
tions i1nc1 in nccol'c::--'-;".cc \.ritll S~'ction }/1-41D of t?H'"' I.oni.n.::; H<.:Ell-
la~ions for the Cop.:;:~:~l ;\l'C~ Pl<lnnin;~ IJtctrJct; and
\.:IlEH!~:^S, f'!.ll i:1t;crc~t~<1 pt~i't;JC~ h.:~vc b~,~n [~ivc:1 op--
portunlty to be llC2:':;' ~J./ thi:; 0=>2.1"d in ptl~l:ic n~(~tLnt; ilssci,-:blc::l
Rnd the Do~~r(l h2.v.l.n[; c0.....G,i.(ir.rc~l ;:~ll f';8.ttL'l'S' })!'C':;cntc:...:l,
~O::J, 'l'[IL~n::rJ;:'~7.::, B!~ I'.!,' HESOLVEO by thQ Doard or COl.1!lt.)'
Co~misslo~cr~; of Col].i~~ Cou~ty, I~lo~j,dfl, th~t the petitio!l of
Naples Chr i s t.~'?~ll~~9-.f?i!'.YJ ._~~_6_?_~.~_iJ,_~oulgy:a.rsl_J_t'J.9..2-_~_<?P..-!-~._~J~~
',.;~. t h r.csp'c c t
Lo t(l~ ;>:-.J~I::'l':":Y
;:~'~'2LIl,::~.tcr' clC'~~::!"nj~d
"'It"
<......
South 180' of Tract 114, Unit 3D, Golden Gate Estates and all of
Tract lIS, Unit 3D, Golden Gate Estates.
Attachment E
NCA PU RES ] 978-62
'-
'.,'J .
,."- .
,-
~'. :
-;I :
--.
April 10. 1978
b(~ ;:111(1 l'he !;"IT,W hereby i.,. i'!);J:ro\,ccl for Pr.o......i~;ion<ll Use ~ of
the: __,_'.'.i~~.~___.____zonin~J cLi ~;L.T"ict uhcrcin ;.id.c1 property i~; loci..lt.c:c1
~;l1bjccl. to t.llc fo1.10\-J.lIHJ C:(l:l~lj ~.i{)ns:
(SEE j\'i'Ti\Ci i l~i))
Dr: 1'1' FUH'I'![r.!~ JU~~;O!,IJi:D lhilt this rc~;()lll(:ion he rccorcl~cl
in lhe: m-i.nuter, of thi5 I~o.\rcl.
Commi ~;!>ion0.r
Archer
offered t1,C fOTc9oing resolu-
tion ilne1 movecl i t~; <Hloption I ~ccon~lc(l by CO:-:-:::1i~;~.ioncr
Pis tor
;lnel npon rol.l en11, l.h(~ vole \:<:~;:
l\YES:
Commi:-:;sioncrs Archer, PisLor, firm..." Himcr
N^Y~; :
None
J\.B!;ENT ^ND NOT VO'l'Jt>!G:
Com:71issioncr Henzel
l\fISTENTTON:
D0l10 t.hin
18th
,lq 78
cl..y of ___-.0_!'ril
llOl\lW 01' COUNTY C:O--;;!ISSIOClr-:!~S
:::''';2:''(;) ~
"'fTEST:
l'/II'l>I. J.o HEI\G~N, ~
'".' tf1fj ?&=-_
C")
. ~ .
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04:;' r\l,403
lI;:>ril 18, 1978
^TT1\Clll-lEl'iT
1. PulJlic water system required in compliance with all
ilpplicable Ilcc11th HC(Juliltions.
2. Sc~cr system to be ~I)~rovcd by the Utility Director
nnd DER.
3. Compliance with all committ~cnts and notes shown on
the site plan concerning fire hydrants, signs, landscapinq,
parking, sidewalks, additions and on-site retention.
4. The provision of a northbound left turn lane when
Santa Barbara Boulevard is extended to Radio Road.
5. The applicant to work with the County's Urban Forester
in developing and installing an acceptable vegetation!
landscAping buffer along north, souCh, and west property
lines in order to provide un effective noise and visual
but fer.
5gg/
hGJ:I~Li;i-;,'.'Oi'
l\pril 18, 1978
I,
Si\m Penni n(Jlon
1 ;l!. cy ,~~.( ul: iltll.11(Jr:.i.zr::cl
i,~'~:nt. [t)l.- 1'(~Li.LL(',~; P.ll. 78-]-C il'jrc::' t.,) l:.
re,";. ~JY,:'; 'j'J ;:.L.i DuLl L.j.G:~~~
)"'(:'!':""~;l"(: 1,:.' UH' CO:.l.":t..1 ^r"'~,l f11:"\rll;i'l'J Cc
; :;~. i(,'!i_n '..:.il.._,.i. >: jJl.lul.i.c:
],( ,;r:i.rl~: CJ:--': ^pri1 G,
19 78;
]. Pllblic water ~ystem rcqllircd in co~?li~ncc with
011 i'lpplicilblc Health Rcgulatio7".!'i.
2. Sewer ~y~tcm to be npprovcd by ~~c Utility
Director nnd Or.R.
3. Complinncc with all committmcnts and notes shown
of tho aite plnn concerning fire hydrants, signs,
)ilndr.cnping, pilrkinq, sicle..,.",lKs. ilddit~ons, and
~n nitp retention.
4. The provision or .1 n.JrLhhollnd l('~t turn lunc when
Sant" Tlnrh,lril nOIJ]r>v.1rcl i!1 C'xtf"!nded t.o Radio ROlld.
S. TllC nl'plicnnl to work with the County's Urban
rorrcotcr in devcloping nnd instnlling an ucccptoblc
v~gctotion/lnnd9c~ping buffer 810ng north, south,
nnd went pror~rty linc~ in ordQr to provide nn
effective noise nnd Vi~\lnl bllffcr.
RECORDER'S MEMO, Ltf\bl1l..,. !
' wrll1D,. TyplOI of Print In.
· bk doMlfttt'DI
wa-awraclory I'D: \
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SUBJECT
PROPERTY
\
\
\
\
,
Legend
Future land Use Map
L:=J Golden Gate Estates Commercial Infill SubDistrict
.-J Golden Gate Parkway Professional Office Commercial
L , Residential Density Band
CJ Residential Estates SubDistnct
CJ Santa Barbara Commercia! SubDistrict
~ Urban Residential SubDistrict
- Collier County Major Roads
-g
iii
..
~
..
of
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c
..
III
DISCLAIMER
nd
Golden Gate Parkwa Mixed Use Subdistrict
20_71
RWA, Inc. provideslt1'sdal~fofYOlJrpersonaluse"85is" This
informatIon isdenved from mulbple sources wh,ch rnay, in part, not
be current, and be outs,dethe contolofRWA. Inc. The areas
depided by tnis map are approximate and are nolnecessanly
accurale to sUl'\ieying or engineering slandards. RWA,lnc.assumes
nalegalresponslb,hlyfortheinformaboncontainedonthismap
Golden Gate Parkway Mixed Use Subdistrict
Comprehensive Plan Amendment
Attachment F - Future Land Use Map 200
400
800
noD
I Foot
D\XTA'"
Cl)NSI'I.'IIo.;(;
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Cnjl!.:t1""I<T'";''' 5""'".,,,,~ &. M"WLIt~
Source. Collier County Govemment (Collier County FLU and
Golden Gate FLU Data Date Mar 2009)
;,
N
Prepared8y fJones
PnntingDate Aug 20. 20D9
File. T.\Projects\2006\060083.01.00
Na~es_Academy\Re.,(l3\FLU.mxd
Golden Gate Parkway Mixed Use Subdistrict
Section 29; Township 49, Snuth; Range 26, East
Collier CountYl Florida
Collier County Comprehensive Plan Amendment
Environmental Assessment with Protected Species Survey
Boylan -'?'
Environmenta
Consultants, Inc.
WetlaDd & Wildlife Surveys., Env' trm'lting.
& Impact A~'iessmcn
11000 Metro Parkway. Suite 4
Fort Myers, Florida, 33966
Phone: (239) 418-0671 Fax: (239) 418-0672
January 2008
Revised March 2009
Attachment G
Environmental Assessment with
Protected Species Survey
Golden Gate Parkway Mixed llse Subdistrict
Comprehensive Plan Amendment E.A. with PSS
INTRODUCTION
Two environmental scientists from Boylan Environmental Consultants, lnc conducted a field
investigation on the 17.16ct acre parcel on January 3, 2008. The purpose of the field
investigation was to identify the potential for cither U.S. Army Corps of Engineers (Corps)
and/or South Florida Water Management District (SFWMD) jurisdictional wetlands. In addition,
the property was surveyed for the potential of listed (endangered, threatened, etc.) species
inhabiting the site that are regulated by the U.S. Fish and Wildlife Service (FWS) and/or the
Florida Fish and Wildlife Conservation Commission (FWCI_
The property is located in Section 29; Township 49, South; Range 26, East in Collier County,
Florida. More specifically, the parcel is located on the southwest comer of the intersection of
Golden Gate Parkway and Santa Barbara Boulevard in Naples_ Please see thc attached Project
Location Map (Exhibit A).
BACKGROUND
The U.S. Army Corps of Engineers (Corps) and the South Florida Water Management District
(SFWMD) are the agencies that regulate development activities in wetlands. In general, to be
considered wetlands by the Corps and/or SFWMD, the area should exhibit wctland hydrology,
wetland vcgctation, and hydric soils. Because hydric soils, wetland hydrology, and wetiand
vegetation should be present tor an area to be considered wetlands, the property was rcvicwed
tor indicators of these parameters_ Hydric soils arc identified by certain characteristics that are
unique to wetland soils. Wetland hydrology is normally present if the soil is saturated or
inundated for duration typically from May thru November; thc rainy season in Southwest
Florida. In the absence of visual signs of saturation or inundation, the regulating agencies use
hydrologic indicators, such as adventitious rooting, lichen lines, or algal matting. Wetland
vegetation is present if the majority of the plants that are present arc those that arc adapted to
saturated soil condition (i.e. cypress, cattails, pickerelweed, etc).
The U.S. Fish and Wildlife Service (FWS) and the Florida Fish and Wildlife Conservation
Commission (FWC) arc the primary agencies that review potential impacts to listed species.
Coordination with these agencies is conducted during the environmental permitting process.
METHODOLOGY
The survey was comprised of a several step process. First, vegetation communities or land-uses
on the study area were delineated on an aerial photograph using the Florida Land Use, Cover and
Forms Classification System (FLUCFCS)_ A FUJCFCS with Aerial Map is included as Exhibit
B. Secondly, the FLUCFCS codes were cross-referenced with a potential protected species list.
This list names the species that have a probability of occurring within a particular FLUCFCS
community; the table at end of the report lists the FLUCFCS communities found on the parcel
and the corresponding species that have a probability of occurring in them. Lastly, these
FLUCFCS communities were searched with parallel, overlapping transects for signs of listed
species. Please see attached Protected Species Survey Map with approximate transect locations
(Exhibit C).
Boylan Environmental Consultants, Jne.
2
Golden Gate Parkway Mixed Use Subdistrict
Comprehensive Plan Amendment E.A. with PSS
ASSESSMENT DETAILS
Date
January 3. 2008
Time
Mid aftemoon
Weather Conditions
___._..__.J
cloudy with light winds and temperatures in the 70's
EXISTING SITE CONDITIONS
Soils - The soils on the property have been mapped by thc National Resource Conservation
Service (NRCS, formerly the Soil Conservation Service). These mappings are general in nature,
but can provide a certain level of information about the sitc as to the possible extent of wetland
area. According to thc attachcd NRCS Soils Map, the site is underlain by Pineda Fine Sand;
Limcstone Substratum (Soil No. 14), hydric, Boca Fine Sand (Soil No. 21), non-hydric, and
Urban Land-Holopaw-Basinger Complcx (Soil No. 33), non-hydric (Exhibit D).
Vegetation - Listed below are the vegetation communities or land-uses identified on the property.
The following descriptions correspond to the mappings on the attached FLUCFCS map. See
Florida Land Use, Covcr and Forms Classification System (Department of Transportation 1985)
for definitions. There were no wetlands or othcr surface waters identified within the property
boundary _
171 Relie:ious (11.44:1: acres)
This FLUCFCS community includes Naples Christian Academy, religious facilities, with
associated parking and recreational area~. Vegetation within these areas is scattered and
includcs a canopy dominated by slash pine with cabbage palm_ Sub-canopy vegetation is
minimal and widely scattered_ Ground cover vegetation is dominated by bahia and St.
Augustine grass.
41lEl Pine Flatwoods (1-24% Exotics) (2.49:1: acres)
This upland habitat type includes a canopy that is dominated by slash pine with scattcred
live oak, ear-leaf acacia, and cabbage palm. The mid and under story contain Brazilian
pepper (l-24% coverage), saw palmetto. beauty berry, St. Augustine grass, Spanish
needle, poison ivy and grapc vinc.
422 Brazilian PeDPer (0.59:1: acres)
This upland habitat type is dominated by a Brazilian pepper monoculture. Other species
observed along the edge included grape vine, castor bcan, and Spanish needle.
427EI Live Oak (1-24% Exotics) (0.71:1: acres)
This upland habitat type is dominated by live oak in the canopy with cabbage palm, slash
pinc, an ear leaf acacia. The sub-canopy includes live oak, cabbage palm, ear leaf acacia,
beauty berry, and Brazilian pepper. The ground cover includes grape vine, bracken fern,
smilax, and Caesar weed.
428EI Cabbae:e Palm (1-24% Exotics) (1.73:1: acres)
This upland habitat type is dominated by scattered clumps of cabbage palm. The sub-
canopy includes Brazilian pepper and cabbage palm. The ground cover is dominated by
grape vine with brackcn fern and smilax.
Boylan Em.'ironmental Consultants, Inc.
3
Golden Gate Parkway Mixed Use Subdistrict
Comprehensive Plan Amendment E.A. with PSS
439E3 Other Hardwoods (50-74% Exotics) (O.2O:i acres)
This upland habitat type includes a mixture of various species. The canopy and sub-
canopy include java plum, ear leaf acacia, and cabbage palm. The ground cover includes
St. Augustine, bracken fern, grape vine, and beauty berry_
Historical/Archaeological - The Collier County Department of Natural Resources was contacted
in order to identify any archaeological sensitive or historic sites within the vicinity of the
proposed project. This data has been provided on an Archaeological Map included as Exhibit E_
lIeineken Hammock Prehistoric Campsite and Green Heron Hammock/Possible Old Field
Prehistoric Campsite were the only sites identified, and will not be impacted by the work
proposed on-site.
DISCUSSION
During the site visit vegetation communities and land uses were identified for the project site.
The majority of the site included religious buildings and affiliated parking approximately 11.44
acres, with the majority of the vegetation communities being dominated by pine flatwoods
approximately 2.49 acres, and cabbage palm approximately 1.73 acres.
The various listed species that have a probability of occurring in the FLlJCFCS communities
have been tabulated on the attached table Community locations were estimated and drawn by
using a non-rectified aerial with approximate property boundaries, hence their location, aerial
extent, and acreage is approximate.
Due to the disturbed nature of the site, the abundance of exotic plant species, and the surrounding
land uses, it is unlikely that this site supports or provides habitat for protected species. No listed
species were observed during the site visit; however, the site does contain appropriate habitats
(mature trees) in which air plants could potentially live (i.e_ twisted air plant, butterfly orchid,
etc.).
Boylan Environmental Consultants, Ine.
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Golden Gate Parkway Mixed Use Subdistrict
Comprehensive Plan Amendment E.A. with PSS
Exhibit A
Project Location Map
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Golden Gate Parkway Mixed Use Subdistrict
Comprehensive Plan Amendment E.A. with PSS
Exhibit B
FLUCFCS with Aerial Map
Boylan Environmental Consultants, Inc.
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NOTES
AERIAL "'HOTOGRAPHS WERE ACOUIRED
THROUGH COLLIER COUNTY PROPERTY
APPRAISERS OFFICE WITH A FLlG'1T
DATE OF JANUARY, 200B
P'<OPU<TVl!(JU'l[;ARlbA(:OUIRHi
FROM RWA, INC, DRAWING
B"IDY EXHIBITDWG 5117t200Q
F~UCFCS LINES WERE AERIAL
INTERPRETEDTHERE"ORE,HABITAT
ACREAG~~; Al\1J 801lNDARI[S A~t
fSTIMATED
Page
Scale
Golden Gate Parkway Mixed Use Subdistrict
FLUCFCS with Aerial Map ',hi'"
2007 - 80
8fT/R
1" '" 400'
Counly
I/(/{)<j M"I",P~.I..",. ,<"",-4, "~I M,n,'. fLjJW~, 12.Ni41,'-<io'i
29/49S/26E
Collier
Golden Gate Parkway Mixed Use Subdistrict
Comprehensive Plan Amendment E.A. with PSS
Exhibit C
Protected Species Survey Map
Boylan Environmental Consultants, Inc.
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Environmenta
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NOTES'
AERIAL ~OTOGRAPHS WERE ACQUlRED
T"ROUGH COL.LlER COUNTY PROPERTY
APPRAISER'S OI'"FICI=: WITH A FLIGHT
DATE OF JANUARY, 2008.
PROPERTY QOlJllOARIES ACQUIRED
FRON RWA, INC" DRAWING
B"I>YEXHIBlT,QWG.3117f2oo"
FLUCFCS L!NES WERE AERIAL
INTERPRETED; ~EREFORE. HABITAT
ACREAGES AND BOLl'lDARIES ARE
ESTIMATED
JobNc.mber
Seele:
Golden Gate Parkway Mixed Use Subdistrict
Pog.
Protected Species Survey Map ."""
2007 - 80
S/TIA
29/49S/26E
o",.."m5'
Coooly
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Golden Gate Parkway Mixed Use Subdistrict
Comprehensive Plan Amendment E,A. with PSS
Exhibit D
NRCS Soils Map
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DWG.3/17/2009_
Page
Golden Gate Parkway Mixed Use Subdistrict
NRCS Soils Map
Exhibh
Boylan Environmental Consultants, inc.
Golden Gate Parkway Mixed Use Subdistrict
Comprehensive Plan Amendment E.A. with PSS
Exhibit E
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July 31, 2009
Jamey Anderson - Vice President
RWA, Inc
6610 Willow Park Dr, Suite # 200
Naples, FL 34109
RE:
Water and Wastewater Availability
Folio # 3817012002, Address: 3161 Santa Barbara Blvd,
Naples, FL 34116 For NAPLES CHRISTIAN ACADEMY Assn Inc.
Dear Mr. Anderson:
Potable water lines and wastewater lines are In operation in the vicinity
of the proposed Droject mentioned above. However, in order to provide
service to the subject parcels, deveioper funded system enhancements
such as line extensions may be required.
Your firm has indicated that this project will consist of 100,000 SF of
CommerCial/Office and 74 multifamily Units with an estimated flow
demand of 37,380 GPO for water and 27,760 GPO for wastewater.
FGUA presently has sufficient capacity to provide
potable water and sanitary sewer as estimated above.
Prior to beginning design work on this project, a meeting should be
scheduled with Pradeep Sethi to determine the best point of connection
and discuss requirements for construction_ He can be reached at 407-
629-6900 ext. 122 or via e-mail atPsethi@2ovmserv.com .
Availability of potable water and sanitary sewer service is contingent
upon final acceptance of the infrastructure to be constructed by the
developer. Upon completion and final acceptance of this project, potable
water service will bo provided through the Golden Gate Water Treatment
Plant. Sanitary sewer service will be provided by Golden Gate
Wastewater Treatment Plant which currently being upgraded.
The FGUA Utilities' Operations Manual requires the Droject engineer to
perform hydraulic computations to determme what impaot this project
will have on our existing system. A site map showing the approximate
location of the utilities is included for your reference as well as list of the
next steps to be taken in order to you're your projeot forward.
Anachmenl H
Puhl)c Faclillies lmpact Analysls
A\/;:1l1~hili1v l,etter
LEA ANN THOMAS. CHAIR
Polk Cou nty
JIM LAVENDER
Lee County
ROBERT KNIGHT
Citrus County
(VACANT)
Town of Dundee
SHANE PARKER
Hendl)' COunty
MICHELE BAKER
Pasco County
CHRIS M_ ROGERS
DeSoto County
FGUA OPERATIONS OFFICE
Government Services Group, Inc.
280 Wekjva Springs Rd" Ste 2000
longwood FL 32779
877/552-3482 Toll Free
407/629-6900 Tel
407/629-6963 Fax
This letter should not be construed as a commitment to serve, but only as a statement of the availability of
service and is effective for twelve (12) months from the date hereof. Florida Governmental Utility Authority
will commit to serve only upon receipt of all appropriate connection fees, a signed request for service and/or
an executed service agreement, and the approval of all State and local regulatory agencies.
Further, this letter of availability of water and wastewater service is to be utilized for development review for
this project only. Individual letters of availability will be required for the purpose of obtaining building
permits.
When you are ready to move forward with your project, please submit a CODY of this letter along with four (4)
sets of plans for review, an engineer's opinion of probable construction cost (EOPCC) and a check to cover
plan review fees in the amount of $300 for the first nine (9) sheets (or less) and an additional $25 for every
sheet over 9 sheets.
If you should have any further questions please feel free to contact our development review team at 407-
629-6900.
Sincerely,
IlY
Tarek M. Fahmy PE, CGC
Director of Operations
TMF/PKS
:I: U
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Legend
Subject Parcel
D Parks
Public Facilities
. Emergency
+ Fire
* Sheriff
. Water Treatment
. Schools
. Golden Gate Library
Collier County Streets
DISCLAIMER
RWA, IncprcvldeSlhlsdalaforyourpersonaluse"asls" This
information is derived from multiple sources which may, in part, nol
becurrllfit,andbeoulsioelhecontolofRWA,lnc Thaareas
depicledbylhismapareapproximate,al'ldareflOtneoossanly
accuratelosurveylrogorengineerings!andards RWA.lncassumes
no legal responsibility for the inlormat;on cootained on lhis map
SUBJECT
PROPERTY
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Community
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.
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1,000
2,000
4,000
6,000
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Golden Gate Parkway Mixed Use Subdistrict
Comprehensive Plan Amendment
Attachment I - Public Facilities Map
Source FGDL (PubliC Facilities Data Date 2005) and
Collier County Governement (Par1<.s and Schools Data Date. 20(5)
E~lsting \!Vater & Wastewater Transmtssion System & Proposed ImprovemenlS
~
N
Goldin Gate Middle
.
~olden Terr.ce Elementa
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Prepared8y. fJones
Printing Date August 06,2009
File TIProjects\2006\060083 01.00
Naples_Academy\Rev02\facilities m~d
Omega
TRAFFIC IMPACT STATEMENT
GOLDEN GATE PARKWAY MIXED-USE
SUBDISTRICT
March 2009 Revised August 2009 Revised September 2009
Santa Barbara Bouleyard & Golden Gate Parkway (CR 886)
Collier County, Florida
Prepared For:
Mr. Scott Jones
Naples Christian Academy
3161 Santa Barbara Boulevard
Naples, FL 341 I 6
Prepared By:
Omega Consulting Group, LLC
Job # R9003.02
Attachment J
Traffic Impact Statement
JJ65 Wood, Edge Circle. Unit 101. Bonita Spring,. Florida 34134
INTRODUCTION
Omega Consulting Group, LLC has been retained to update the Traffic Impact Statement
previously prepared by Vanasse & Daylor, LLP. for this Comprehensive Plan Amendment
(CPA) for the Golden Gate Parkway Mixed-Use Subdistrict The purpose of this revised study is
to provide Collier County with sufficicnt information to assure that traffic-related impacts are
anticipated and that effective mitigation measures are identified for the proposed development
The Golden Gate Parkway Mixed-Use Subdistrict is located in the southwest quadrant of the
Santa Barbara Boulevard and Golden Gate Parkway (CR 886) intersection in Collier County.
The proposed Golden Gate Parkway Mixed-Use Subdistrict will consist of up to 74 multi-family
units, 50,000 square feet (sf) of retail and 50,000 sf of office. The following Land Use program
is proposed for the total project for TIS purposes:
Residential Condominium/T ownhouse (LU 230):
Office (LU 710):
Retail (LU 820):
74 DU
50.000 SF
50,000 SF
The site is anticipated to have a Right-inIRight-out (RIIRO) at approximately 440 feet south of
Golden Gate Parkway and a directional Leji-inIRight-in (LIIRI) access on the Santa Barbara
Boulevard and a Right-inIRight-out (RIIRO) access on Golden Gate Parkway (CR 886) at a
minimum of 440feet west of Santa Barbara Boulevard.
Completion of the Golden Gate Parkway Mixed-Use Subdistrict is anticipated to be prior to the
2014 peak season.
SUMMARY OF FINDINGS, CONCLUSIONS AND RECOMMENDATIONS
The significance test analyses for the adjacent roadway network indicate that there are no links
that have site-generated primary trips that are greater than 2 percent of the AUIR Maximum
Service Flow (SFmax)_ Therefore. only the links of Santa Barbara Boulevard and Golden Gate
Parkway that access the project have been analyzed in this TIS_
The following site related access improvements will be needed in order to accommodate
projected Total traffic:
Golden Gate Parkway Mixed-Use Subdistrict TIS R2
Golden Gate Parkway (CR 886) & RtlRO Access:
. I 85-ft eastbound exclusive right turn lane
Santa Barbara Boulevard & northern RI/RO Access:
. I 85-ft southbound exclusive right turn lane
Santa Barbara Boulevard & southern directional LI/Rl Access:
. 235-ft northbound exclusive left turn lane
. 185-ft southbound exclusive right turn lane
The developer proposes to pay the appropriate Collier County Road fmpact Fees. The developer
also proposes to construct the site-related improvements identified at the site accesses_
Golden Gate Parkway Mixed-Use Subdistrict TIS R2 2
PROPOSED DEVELOPMENT
EXISTING AND PROPOSED LAND USE
The Golden Gate Parkway Mixed-U se Subdistrict CPA project site is in the southwest quadrant
of the Santa Barbara Boulevard and Golden Gate Parkway (CR 886) intersection in Collier
County. The existing site contains a Goodwill center of approximately 9,000 sf and a private
school for grades Pre K- 8 accommodating up to 270 students. The proposed land use program
will consist of up to 74 multi-family units, 50,000 sfofretail and 50,000 sf of office. There is an
alternative proposal for conversion of commercial land uses to residential land uses. To model
this, we have assumed only residential land uses at a 16 dwelling unit per acre (du/ac) basis as an
extreme. This alternative land use plan would have 334 multi-family units.
SITE-GENERATED TRIPS
TRIP GENERATION
Site-generated trips were estimated using the Institute of Transportation Engineers (ITE) Trip
Generation Manual (8th Edition) and the ITE Trip Generation Handbook (2"d Edition). The trip
generation equations shown below were used for the proposed and existing conditions in this
project.
Proposed:
Multi-family (LU 230):
ADT: Ln (T) = 0.87 Ln (X) + 2A8
AM Peak Hour: Ln (T) = 0.80 Ln (X) +0-26
PM Peak Hour: Ln (T) = 0.82 Ln (X) +0_32
Shopping Center (LU 820):
ADT: Ln (T) = 0.65 Ln(X) + 5_83
AM Peak Hour: Ln (T) = 0_59 Ln (X) +232
PM Peak Hour: Ln (T) = 0.67 Ln (X) +3-37
PASS-BY = 25%
General Office (LU 710):
ADT: Ln (T) = on Ln (X) +3.65
AM Peak Hour: Ln (T) = 0_80 Ln (X) + 1.55
PM Peak Hour: T = I A9 (X)
Existin~:
Elementary School (LU 520) - per student:
ADT: T = (X) * 1.29
AM Peak Hour: Ln (T) = 1.14 Ln (X)- 1.86
PM Peak Hour: Ln (T) = 1.09 Ln (X)- 1.92
Middle School (LU 522) - per student:
ADT: T = (X) * 1.62
AM Peak Hour: T = (X) * 0_54
PM Peak Hour: T = (X) * 0.16
Golden Gate Parkway Mixed~Use Subdistrict TIS R2
]
Day Care Center (lU 565) - per student: Shopping Center (lU 820):
ADT: T = (X) * 4_55-5_64 ADT: In (T) = 0_65 In(X) + 5.83
AM Peak Hour: T = (X) * 0.73+5.24 AM Peak Hour: In (T) = 0.59 In (X) +2.32
PM Peak Hour: In (T) = 0.87 In (X) +0.32 PM Peak Hour: In (T) = 0-67 In (X) + 137
PASS-BY = 25%
The above equations were used with the land use data provided to generate the proposed and
existing estimated trip generations for the project. Table 1 shows the summary of the net new
external site-generated trip estimates_
TABLE I
SITE-GENERATED TRIPS - PRIMARY
AM Peak PM Peak
land Use OTY Unit Daily Total Enter Exit Total Enter Exit
Residential Condominium/T own house (LU 230) 74 DU 505 41 7 34 47 31 16
Internal Capture Deduction -19 -II .8
Net External Trips for Residential Uses 505 41 7 34 28 20 8
General Office (71 0) 50.000 SF 782 108 95 13 75 13 62
Internal Capture Deduction -9 -4 -5
Net External Trips for Office Uses 782 108 95 13 66 9 57
Shopping Center (LU 820) 50.000 SF 4.328 102 62 40 400 196 204
Internal Capture Deduction -26 -12 -14
Pass-By Deduction 25% -1.082 -26 -13 -13 -93 -47 -47
Net External Trips for Retail Uses ~ 77 II 27 280 ill ill
Total Proposed External Primary Trips 4,533 225 152 74 374 166 208
Existing AM Peak PM Peak
land Use OTY Unit Daily Total Enter Exit Total Enter Exit
Elementary School (LU 520) 126 Students 163 39 21 18 29 13 16
Middle School (LU 522) 63 Students 102 34 19 15 10 5 5
Day Care (LU 565) 81 Students 363 64 34 30 63 30 33
Shopping Center (820) 9.000 SF 1.420 37 23 IS 127 62 65
Pass-By Deduction 25% .355 .9 -5 -5 -32 -16 -16
Total Existing External Primary Trips 1,693 165 92 7J 197 94 103
Total Proposed Net New External Trips 2,840 60 60 177 72 106
Golden Gate Parkway Mixed-Use Subdistrict TIS R2 -4
A second land use plan was developed as an alternative to the prImary land use plan for
companson_ The alternative land use plan assumes that the entire 20_ 7 J acre site will be
developed as multi-family residential units with no commercial square footage_ The trips
generated by the existing site uses were also deducted from the alternative land use plan_ The
alternati ve land use plan site-generated trips summary of net new external trips is shown in
Table 2.
TABLE 2
SITE-GENERATED TRIPS - AL TERNATIVE
AM Peak PM Peak
Land Use QIX Unit QQi1y lQlgj Enter Exit Total Enter Exit
Residential CondominiumlT ownhouse (LU 230) 331 DU 1.859 /35 23 112 160 107 53
Totol Proposed Net External Primary Trips 1,859 /35 23 1/2 /60 107 53
Existing AM Peak PM Peak
~ QIX llill1 Dail... IJlliJj Enter Exit IJlliJj Enter Exit
Elementary School (LU 520) 126 Swdents 163 39 21 18 29 13 16
M;ddle School (LU 522) 63 Students 102 34 19 15 10 5 5
Doy Core (LU 565) 81 Students 363 64 34 30 63 30 33
Shopping Center (820) 9.000 SF 1.420 37 23 15 127 62 65
Pass-By Deduction 25% -355 .9 -5 -5 -32 -16 -16
Total Existing Net External Primary Trips 1,693 165 92 73 197 94 /03
Total Proposed Net New External Trips 166 -30 -69 39 -37 /3 -50
The results yielded by the primary land use plan trip generation were of greater impact than the
alternative trip generation_ Therefore, throughout the remainder of this report the primary land
use plan consisting of up to 74 multi-family units, 50,000 sf of retail and 50,000 sf of office will
be used as a "worse case" scenario.
TRIP DISTRIBUTION AND ASSIGNMENT
The site-generated trip distributions used in this study generally correspond to the agreed upon
percentages from the Vanasse & Daylor, LLP TIS. The distributions were applied to the site-
Golden Gate Parkway Mixed-Use Subdistrict TIS R2
S
generated traffic volumes to determine the site-generated vehicle trip assignments_ The PM Peak
Hour traftic was used because the net new external trips during the AM Peak Hour resulted in
minimal or negative trip increases_ The Peak Hour project traffic distribution and PM Peak Hour
trip assignment is shown in Table 3.
TABLE 3
SITE-GENERATED TRIP DISTRIBUTION & PM PEAK HOUR ASSIGNMENT
Distribution % PM Pk Assignment
Link From To Enter .Exit Enter Exit
Santa Barbara Blvd Pine Ridge Rd Green Blvd 10% 10% 7 II
Santa Barbara Blvd Green Blvd Golden Gate Pkwy 30% 30% 22 32
Santa Barbara Blvd Golden Gate Pkwy Site Accessess 60% 30% 43 32
Santa Barbara Blvd Site Accessess Radio Rd 20% 50% 14 53
Santa Barbara Blvd Radio Rd 5R 84 10% 10% 7 II
Golden Gate Pkwy Collier Blvd Santa Barbara Blvd 30% 30% 22 32
Golden Gate Pkwy Santa Barbara Blvd Site Access 50% 20% 53 21
Golden Gate Pkwy Site Access 1-75 20% 20% 14 21
Golden Gate Pkwy 1-75 Livingston Rd 10% 10% 7 II
Golden Gate Pkwy Livingston Rd Airport-Pulling Rd 5% 5% 4 5
Collier Blvd Golden Gate Blvd Pine Ridge Rd 5% 5% 4 5
Collier Blvd Pine Ridge Rd Golden Gate Pkwy 10% 10% 7 II
Collier Blvd Golden Gate Pkwy N of 1-75 5% 5% 4 5
Collier Blvd N of 1-75 Davis Blvd 5% 5% 4 5
Green Blvd Santa Barbara Blvd Sunshine Blvd 5% 5% 4 5
Exhibit 1 shows a graphical representation of the traffic distribution percentages.
SIGNIFICANCE TEST ANALYSES
According to Collier County Traffic Impact Study (TIS) guidelines, dated 11.03.06:
"Significantly impacted roadways and intersections are identified based on the following
criteria:
a_ The proposed project highest peak hour trip generation (net new total trips) based on the peak
hour of the adjacent street traffic will determine the limits of the trip distribution and analysis.
. Trips distributed on links directly accessed by the project where the project traffic by
direction is equal to or exceeds 2% of the peak hour service volume for the adopted LOS
Golden Gate Parkway Mixed-Use Subdistrict TIS R2 6
standard_
. Trips on one Imk adjacent to the link directly accessed by the project where the project
traffic by direction is equal to or greater than 2% the peak hour service volume for the
adopted LOS standard_
. Trips on all subsequent Imks where the project traffic by direction IS equal to or greater
than 3%, the peak hour servIce volume for the adopted LOS standard_"""
In other words, a project will have a significant and adverse impact on a state or regionally
significant roadway only if both of the following criteria are met: (1) the project will utilize 2
percent or more of the maximum peak hour service volume at the adopted level of service
standard for the adjacent and next to adjacent link, 3 percent for the other links; and (2) the
roadway is projected to operate below the adopted level of service standard.
Significance was estimated according to Collier County's 2/2/3 rule, and the links were
evaluated to determine whether projected operation would be within County standards. Table 4
shows the results of the PM Peak Hour Significance Test. The data resources used for this
analysis are shown in the Appendix.
Golden Gate Parkway Mixed-Use Subdistrict TIS R2
7
TABLE 4
PM PEAK HOUR SIGNIFICANCE TEST
STD Site Site os % of
Link FrolJJ To Sf..MA.X Direct- ion Trips LOS Std
Santa Barbara Blvd Pine Ridge Rd Green Blvd 2.070 NBIWB // 0.5%
SBIEB 7 0.3%
Santa Barbara Blvd Green Blvd Golden Gate Pkwy 1.930 NB/WB 32 1_6%
SBIEB 22 1.1%
Santa Barbara Blvd Golden Gate Pkwy Site Accessess 3.100 NBIWB 32 1.0%
SBIEB 43 1.4%
Santa Barbara Blvd Site Accessess Radio Rd 3.100 NBIWB 14 0,5%
SBIEB 53 1.7%
Santa Barbara Blvd Radio Rd SR 84 3,250 NBIWB 7 0.2%
SBIE8 /1 0.3%
Golden Gate Pkwy Collier Blvd Santa Barbara Blvd 1.980 NBIW8 22 U%
SB/EB 32 1.6%
Golden Gate Pkwy Santa Barbara Blvd Site Access 3.730 NBIWB 21 0.6%
SB/EB 53 1.4%
Golden Gate Pkwy Site Access 1-75 3.730 NBIWB 2/ 0.6%
SB/EB 14 0,4%
Golden Gate Pkwy 1-75 Livingston Rd 4.370 NBIWB II 0.2%
SBIEB 7 0.2%
Collier Blvd Green Blvd Golden Gate Pkwy 2.180 NB/WB /1 0.5%
SBIEB 7 03%
Collier Blvd Golden Gate Pkwy N 0/1.75 2.450 NBIWB 4 0./%
SBIEB 5 0.2%
Green Blvd Santa Barbara Blvd Collier Boulevard 1.040 NBIW8 4 0_3%
SB/EB 5 0.5%
*Peak Direction in Bold per 6//7/09 Concurrency Segment Tables
The significance test analyses for the adjacent roadway network indicate that there are no links
that have site-generated primary trips that are greater than 2 percent of the AUIR Maximum
Service Flow (SF,.,..).
AREA CONDITIONS
The description of the existing environment of the site, the surrounding study area, and the
committed improvements, provide a basis for the analysis of the site-generated traffic impacts on
Golden Gate Parkway Mixed-Use Subdistrict TIS R2 B
the proposed roadway system.
STUDY AREA
The study area for this development was detemlined to be Santa Barbara Boulevard north and
south of the site accesses and Golden Gate Parkway (CR 886) east and west of the site access_
EXISTING GEOMETRIC CONDITIONS
Santa Barbara Boulevard
Santa Barbara Boulevard in the study area is currently under construction to be a north-south,
six-lane, divided urban collector roadway under county jurisdiction. Alignment of the roadway is
fairly level and tangent. The speed limit is posted at 45 miles per hour (mph).
Golden Gate Parkway (CR 886)
Golden Gate Parkway (CR 886) in the study area is an east-west, six-lane divided urban minor
arterial roadway to the west of Santa Barbara Boulevard and four lanes divided urban minor
arterial roadway to the east of Santa Barbara Boulevard_ Golden Gate Parkway is under county
jurisdiction_ The roadway alignment is fairly level and tangent. The speed limit is posted at 45
miles per hour (mph).
PLANNED ROADWAY IMPROVEMENTS
Aside from the current expansion of Santa Barbara Boulevard, there are no planned
improvements within the study area.
PROJECTED BACKGROUND AND TOTAL TRAFFIC VOLUMES
Background traffic volumes were developed using the 2008 Collier County Annual Inventory and
Update Report (A UIR) total volumes (hackground and trip hank) and. as an alternative. using
the historical growth rates of the roadway links in the A UJR's hetween the Years 2003 and 200g
The historical growth rate method resulted in a minimal or negative growth for the studied links_
However, a minimum two percent (2%) growth rate was assumed for all links displaving a
negative or minimal growth rate helow two percent.
In order to calculate the historical projected traffic volumes. the existing Peak Hour Peak
Direction AUIR volumes were grown to 2014 hy using the calculated growth rates (or minimum
Golden Gate Parkway Mixed-Use Subdistrict TIS R2 9
growth rate of 2%J- Tables 5 and 6 present the link-specific projected background traffic data
used in the Link Level of Service analyses_ Since no links were determined to be significantly
impacted. only the links that were directly accessed were analyzed
TABLE 5
BACKGROUND TRAFFIC VOLUMES
Based on 2008 Collier County AUIR
sm Pk Hr Trip Total
Link From 1Q ~MAX. Pk Dir Bank Vol
Santa Barbara Blvd Golden Gate Pkwy Site Accessess 3.100 1.470 257 1.727
Santa Barbara Blvd Site Accessess Radio Rd 3.100 1,470 257 1.727
Golden Gate Pkwy Santa Barbara Blvd Site Access 1730 2.084 139 2.223
Golden Gate Pkwy Site Access 1-75 3.730 2.084 139 2.223
Table 6 contains the bistorical traffic count and growth rate calculation data.
TABLE 6
PROJECTED GROWTH RATE AND BACKGROUND TRAFFIC VOLUMES
Based on Collier County Historical AUIR Data
2003 2004 2005 2006 2007 2008 Calc. Growth 20/4
Growth Rate
Link From I:J! Pk Hr I'kJ:ir Pk Hr Pk Hr Pk Hr Pk Hr 8m< ~I Pk Hr
Santa Barbaro Blvd Golden Gate Pkwy Site Accessess 1.600 1.520 1.590 1.470 1.470 1.470 -1.7% 2.0% 1.655
Santo Barbara Blvd Site Accessess Radio Rd 1,600 1.520 1.590 1.470 1.470 1.470 -1.7% 2.0% 1.655
Golden Gate Pkwy Santa Barbara Blvd Site Access 2.070 2,070 2.070 1.680 1.600 2.084 0_1% 2.0% 2.347
Go/den Gote Pkwy Site Access 1-75 2,070 2.070 2.070 1.680 1.600 2.084 0./% 2.0% 2.347
I The growth rate is based on a minimum growth rOle or 2.0%
ANALYSES
LINK LEVEL OF SERVICE ANALYSES
The Maximum Service Flow (SF",",) for Santa Barbara Boulevard and Golden Gate Parkway
were provided by Collier County Transportation Planning Department from the 2008 AUlK
Golden Gate Parkway Mixed-Use Subdistrict TIS R2
10
Tables 7 and 8 present the background and total traffic for the horizon year based on the current
AUlR table and historical growth rate metbodologies, respectively.
TABLE 7
2014 PM PEAK HOUR LOS LINK ANALYSIS
Based an Background Volumes from the 2008 AUIR
Unk From JQ
Santa Barbaro Blvd Golden Gate Pkwy Site Accessess
Santo Barbaro Blvd Site Accessess Radio Rd
Golden Gate Pkwy Santa Barbaro Blvd Site Access
Golden Gate Pkwy Site Access 1-75
PK Hr Dir Traffic Wlln SF MAX?
Bk,d Site Total ~MAX ~ Totol
1,727 32 1,759 3.100 Y Y
1.727 14 1,741 3.100 Y Y
2,223 53 2,276 3,730 y y
2.223 14 2,237 3,730 Y Y
Table 8 presents the Link LOS analyses using the historical growth rate methodology_
TABLE 8
2014 PM PEAK HOUR LOS LINK ANALYSIS
Based on Historical Growth Rate
2014 W/ln SF MAX?
Link From JQ ~ Site I9tal ~MA.X ~ Total
Santa Barbara Blvd Golden Gate Pkwy Site Accesses 1.655 32 1.687 3.100 y y
Santa Barbaro Blvd Site Accesses Radio Rd 1.655 /4 /.670 3./00 Y Y
Golden Gate Pkwy Santo Barbaro Blvd Site Access 2.347 53 2.400 3,730 y y
Golden Gate Pkwy Site Access 1-75 2.347 14 2.361 3,730 Y Y
The analysis shows that the adjacent arterials are projected to operate within LOS standards
either with or without the project. Exbibit 2 shows the estimated Net New PM Peak Hour
Traffic assignment.
INTERSECTION ANALYSES
According to the Collier County Right-of Way Ordinance #2003-37, turn lanes must be provided
on all multi-lane facilities. The turn lanes should be designed in accordance with the FDOT
Design Standard Index 301.
Golden Gate Parkway Mixed-Use Subdistrict TIS R2 II
Collier County uses thc roadway posted speed as the tum lane design speed_ According to FDOT
Index 301, the deceleration lane length for a 45 mph design speed is 185 feet including a 50 foot
taper). The tum lanes on Golden Gatc Parkway and Santa Barbara Boulcvard should therefore be
fumished with I 85-foot deceleration lanes in addition to the applicable storage lanes.
SITE ACCESS ANAL YSES
Golden Gate Parkway (CR 886) & RIIRO Access
The access is proposed to be located a minimum of 440 feet west of Santa Barbara Boulevard
This access should be 80'-100'Fom the)irst residential driveway immediately to the west of the
property line (inside edge of pavement to inside edge of pavement)_ 1/ a residential driveway is
within the tangent section o/a right turn lane, it should be at least 60 'Fom the taper portion 0/
the right turn lane The end of the taper (where it meets the through lane) should he 30 '-40'
from the inside edge 0/ a residential driveway The entire right turn lane should be a minimum
of 1 85' in length (including taper)
Santa Barbara Boulevard & north RIIRO Access
The access should he approximately 440 feet south of Golden Gate Parkway intersection This
project will generate right turns and should be 185 feet long (0 foot storage + 185 foot
deceleration lane including taper!-
Santa Barbara Boulevard & south Directional-movement Access
The access should he located in its existing location This project will generate northbound left
turns and should be a minimum 0/235 feet long (50 foot storage + 185 foot deceleration lane
including taper). This project will generate southbound right turns and should be 185 feet long
including taper.
IMPROVEMENT 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 Tables 7 and 8, the levels of
service for all adjacent roadway links are projected to be within LOS standards_
Golden Gate Parkway Mixed.Use Subdistrict TIS R2
12
The following site related access improvements will be needed In order to accommodate
projected Total traffic:
Golden Gate Parkway (CR 886) RIIRO Access:
. 1 85-ft eastbound exclusive right turn lane
Santa Barbara Boulevard northern RI/RO Access:
. 18S-ft southbound exclusive right turn lane
Santa Barbara Boulevard & southern directional LJ/RI Access:
. 23S-lt northbound exclusive left turn lane
. 18S-lt southbound exclusive right turn lane
MITIGATION OF IMPACT
The developer proposes to pay the appropriate Collier County Road Impact Fees. The developer
also proposes to construct the site-related improvements identified at the site accesses.
Golden Gate Parkway Mixed-Use Subdistrict TIS R2
13
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ApPENDIX
. ITE Internal Capture worksheet
. Excerpts from the Collier County Annual Update Inventory Report 2003-08
Logan/lmmokalee Mixed-Use Subdistrict TIS
Appendix
ITE INTERNAL CAPTURE
WORKSHEET
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Attachment L
Letter of Authorization
LETTER OF AUTHORIZATION
TO WHOM IT MAY CONCERN:
I hereby authorize RW A. Inc.
(Name of Agent - typed or printed)
To serve as my gent in a request to amend the Collier County Growth Management Plan
affecting prope y ide I In the Application.
Date: 4.1?,7-OO(
aples Christian Academy
I hereby certify that I have the authority to make the foregoing application, and that the application is true,
correct and complete to the best of my knowledge.
Scott C. Jones
Name - Typed or Printed
STATE OF (Florida)
COUNTY OF (Collier)
Sworn to and subscribed before me this
/3
day of ~
,2007
By / V-
//~ MY COMMISSION EXPIRES:
-/' P" {/--------
C~E ONE OF THE FOLLO ING:
who is personally known to me,
who has produced as identification
and
did take an Oath
did not take an Oath
NOTICE - BE AWARE THAT:
Florida Statute Section 837.06 - False Official Statements Law states that:
"Whoever knowingly makes a false statement In writing with the intent to mislead a public servant
In the performance of his official duty shall be guilty of a misdemeanor of the second degree,
punishable as provided by a fine to a maximum of $500.00 and/or maximum of a sixty day Jail
term.1I
C:\Documenls and SeningsVoncs\Local Sellings\Temp<lrary Internel Files\QLK79\2009.Q4-02 liT of Aulh. NCA.doc
CORPORATE RESOLUTION
I Hj::REBY CERTIFY that I am the duly elected and qualified secretary of Naples
Christian Academy Association, Inc., and at a meeting of the officers and directors of
such corporation, held in accordance with its by-laws at 3161 Santa Barbara Boulevard,
Naples, Florida 34116, on the ;;;''1>- day of August, 2009, that the following
resolution was adopted:
BE IT RESOLVED as follows:
1. That Scott Jones, Executive Director of the Association, is duly authorized to
execute any and all applications and documents related .to the development of any of
the Association's land, including, but not limited to comprehensive plan amendments,
land use petitions, site development plans, building permitting, and other documents
pertaining in any way to the development of any of the Association's land.
2. That Scott Jones, Executive Director of the Association, is also duly authorized to
designate and delegate authority and responsibility to Porter, Wright, Morris & Arthur,
LLP, RWA, Mr. Reed Jarvi, and Ms. Rae Ann Boylan, and any other individual(s) or
organization(s) as he deems required, to represent the Association's interest with
respect to any such development related application or document.
. Naples Christian Academy Association, Inc.
By: _lWWJ bu-fiJJ:
Sue Nite
As Secretary
Prolaw 237312
LETTER OF AUTHORIZATION
TO WHOM IT MAY CONCERN:
I hereby authorize RWA. INC.
(Name of Agent - typed or printed)
To selVe~s m.y gent in a request to amend the Collier County Growth Management Plan
affecting pr rt id . ied i t Application.
Signed: . ~ Date 4-//4-/tJf
Rick Evanchyk, Good ill Industries of SWFL I ,
I hereby certify that I have the authority to make the foregoing application, and that the application is
true, correct and complete to the best of my knowledge.
~.c~
Signature of Applicant
Rick Evanchvk
Name - Typed or Printed
STATE OF (Florida)
COUNTY OF (Lee)
14th
day of April
,2009
C~~E ONE OF THE FOLLOWING:
who is personaliy known to me,
who has produced
MY COMMISSION EXPIRES:
'W' ~v~, MARY E LAVELLE
[', /1 MY COMMISSION # DD716661
"" II .... EXPIRES September 19, 2011
'd 401 98.(1153 FlortdaNo Service.com
as lent
and
. did take an Oath
V"' did not take an Oath
NOTICE - BE AWARE THAT:
Florida Statute Section 837.08 - False Official Statements Law states that:
"Whoever knowingly makes a false statement in writing with the intent to mislead a public
servant in the performance of his official duty shall be guilty of a misdemeanor of the second
degree, punishable as provided by a fine to a maximum of $500.00 andlor maximum of a sixty
day jail term."
C:\Documents and Setlingslmarylavelle\Local SetlingslTemporary Internet FilesIOLK3\200B-03-31Ilr of Aulh - Goodwill.doc
OFFICERS
Raymond 1. Holland.
Chulnnan of the Board
Williom J. Barrett
Vice Chairman
Daniel F. Adams
Secretary
Michael W. Sullivan
Treasurer
Thomas Feurig
President
DIRECTORS
Robert M. Amall
Shcm G. Denning
leuD Devereaux
Sharlene Dozier
Carolyn S. Grecn
Barbara Hartman
T.nmi Hirshberg
William L. McDaniel, Jr.
Judge R. Wallace Pack
Roy V. Pottorf
George C. Richards
Chico Rivera
Dole Schneider
Jon A. Simmons
Donald E, Snyder
PAST CHAIRMAN
George T. Mann, Jr
CHAIRMAN EMERITUS
HaUon B. Rogers
MEMBER
GoodwilllndusLries
International, Inc.
Commission on Accreditation
of Rehabilitation Facilities
Florida Rchobilitlltion
Association
TIle Mayor's Allinnce
Florid[l Goodwill Associntion
United Way of Lee County
.
United Way
of Lee CounlY
o:.,",IIiI.v.(.o,
.&~.~\
carr
~-'--.-/r
%hr,'J\illr,~
~t~~~~!I,! I
co
Building lives,
families, and
communities-
One job at a time
August 14, 2009
To Whom It May Concern:
This letter gives Rick Evanchyk, Senior Vice President of Goodwill Industries
of Southwest Florida, Inc. the authority to execute any and all applications and
documents related to the development of any of the Association's land,
including but not limited to comprehensive plan amendments, land use
petitions, site development plans, building permits, and other documents
pertaining in any way to the development of the property located at 3001 Santa
Barbara Boulevard, Naples, FL 34116.
Rick Evanchyk is also duly authorized to designate and delegate authority and
responsibility to Porter, Wright, Morris & Arthur, LLP, RW A" Mr. Reed Jarvi,
and Ms. Rae Ann Boylan, and any other individual(s) or organization(s) as he
deems required, to represent Goodwill's interest with respect to any such
development related application or document.
If you have any questions, please feel free to contact me at (239) 995-2106 ext.
223.
Sincerely,
~
~.?~'
Thomas L. FeUri!://
State of Florida
County of Lee
The foregoing instrument was acknowledged before me this 14ID day of August
2009 by Thomas L. Feurig as President of Goodwill Industries of Southwest
Flo 0 da, Inc. and is personally known to me.
(Stamp or Seal)
"~",,,'ii::'o.. MARY E LAVELLE
it /). ~, MY COMMISSION # 00716681
:.~~~ EXPIRES septerr':):~ 19. 20111
t4D;'/396-015J --floridIlNO\fl~~-' .<-~ com
!:I:LII.:F.t'l111!3'IW,{;_~rmli1iilili.\'1l'1~"...:lmmF.l(tcJ:il'''~I'']mw'JC."8:~}'''''&Jii11I;M.t:~:w'JC"S:~I.-e.'1:f;t:"...wJC"ael!).~)t"..(,'j
Attachment M
Deed
m ~10J321 OR: ~m PG: 2314 w
DaY1d H. MOrr1aon
MOrr~'cn , Conroy, P.A.
383B !&ai~ Trail North, Sui~ 402
Napl.a, Flori~ 34103
mGP_m ~: e~~:t:~~ mnn~ ~~ ccum. em,;]. !:
!0:':~.!~O~~ !~ ~~::m. Ci'!ii~! !, ~~Q~!' em
CQsr ::~m:.::
R!~ !!! ~.;:
~et.. ~-: !IC<. ~-':
H~!:.
I.~:m ~:!:! ~:
~:n n
hn..m N-w~
Warranty Deed
Thil IndcDIUft, M.<ktllis lBth ",yof
Gordon Coll_O., . WAss.ohasstt.
ootober ' ~OOO A.D. BcllfC1:D
Non-Profit eduaotion.l in.titution
ol\hcI:OW\t)'of SlIVOO[
Maplel Cnriltian ~&d&ay Alloci.tion, Ino., A
oo~r.tion. . oo~rAtion exi.tino under tho
Florida
\ItboU I6drel1ll 3161 Sant& Barbara. Boulevard. Naplea. 341U;
IgnDtor, 11111
flor1C4 not-tor-prctit
lAWI ef tn. stat. of
of th.t ('D<.Inr, or Co~l:L.r
s~ n( Florida
. grantet.
WitDClsctb tlw \be GRANlOR. rO'..-.d;" ~104 oflbe """"' of
w_______________________T'U DOL1AAJlS (~10) _______________________ OOLLAltS,
uod lltXr tDOd wi y&Jll&b\.c ~J.oa \0 GRANTOR ill Uad. pUt.! 'try GRAHTU., the rtet\rl ~( i.i bm-by Il:;bow\cdrd. ...
JnIIlcd. ~ tt>d lOld 10 I.hc We! GM}ffiE IlDd GMm1OJ::'S litin. 1\l~c=3Of1 and -iaJu ratT\-n.lhc roUowi"f;lkKriwd taDd. ,\fIalc.
11'1a1.-dkllLf6atbcc.......t"f"r Collie. s_ or rlot1C1& ""....1:
The south lBO fdt of TraQ-~UR ~1.,i) Tract 115, and the North 150
fHt of Traot 116, Golde~~'"htitl ~t No. 30. II ptlr plat
ther.of .oClo.cWd .:i.n p~ &Ok 7 f P.~ ~U.g ~go.d.Il of Col1.:i.or
Count.:r, Florida. I ~
Snbj.ot to r..l ..bL{.~.O~ ~n. .o~~~g and u.. r..trie~ion.
iIIpo...d by I'J'O'V'.rnJiA~.tA. AU i' r.. ri~t. Ol'l and ea.-.atJ."e.. common
~y~. 1u.bdJ."ilion,! i~?m1 .' 1d .unerel riohtl, if
~~WJ}~ ~J
~._-_., _:~:J!_,-"_.._._.
In WltDeu Whereof. 1M J1"I'l<>r loa j,a"w>\D ",,\ in b.aI\d ~ lul Ihw. ""r ...d Y'" flnl ab<>'" wrillon.
S~l:ped telled ..d dcUveredlD 1I11r prKtlll~t~ Gordon Coll-Ve, . W...aohu..tt ·
~ Non-Profit educ~tion.l in.titut~on
. ~ B~' {III::; '.ffr1o//I'".:--- (".J)
pa::l.nt:ed lJ...: /<nJ-} Pr:i.nt. N__: (l/'-.~l(t.. ...!-t...,P'''!I\'
Ifitn... Title.: /f\t.lL1J\/... V,l't . /I.i'>l;'')/ \.'
P.O.Al,\tImJ:
ULU L [l~{( f l (i1('h.~ C
,.<n"-" N~' j\\\UW ~'mi"~
W:l.1;n...
(Ccrpo...tl! Sc..l)
STATE OF +t1.v.IDA
COUNTY OF L ill.! F:t;;
The (ort:IO~J ~t Wll wltilled berM 1ll.C tills 10th day or Oct.cb.r
'(~ll4blv ," G V P of Oo~don
oJ.1 I. Ka...ohg..tta Non-~ro!i1:: 8duoational 1n.ti.tuti.on on behalf
.f th~. :Ln._ ~.......~_..
w~is )"boWtlI.(lIl\ll()(beI~d hi./her i~r'. lieen.. t.1
lknlll'iul - .....~tV +-
=At'tion Title =:.;;
,2000
b,
;:::'{
3733 r..rr>I.mJ7h11IN
N.pJu, Fl M1o:t
~OO 0 0. 0 II <-
P ntod N...:
NotAry Publio
MyCDIIlmissionExplm.:
tf-!
Attachment M
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~~~~
TillS DOCUMENT IS BEING RE-
, RECORDED TO CORRECT THE J
j LEGAL DESCRIPTION OF THE
PROPERTY BEING CONVEYED
3429254 OR: 3595 PG: 2641
mORDln In omcm molDS of COLLm coum, !L
0111111001 It 09,l!1l DWIGHT I. 810CI, CLIIl
COIS 3350000.00
RJC III 21.00
DOC-.l0 llI51.00
DOCUMENT PREPARATION ONLY
NO LEGAL OPINION RENDERED
THIS INSTRUMENT PREPARED..BY.;
Samouce, Murrell & Gal, P.A.
800 Laurel Oak Drive #300
Naples, Florida 34108
leto:
SIlUDCI KOIRlLl IT A~
InO LAIRlL OAl DI 1300
IAlLU !L mOl
Property ID #38 I 70040001
Property ID #38 I 70080003
WARRANTY DEED
II, +6
WITNESSETH. th n
($\0.00) and other good and a
receipt whereof is hereby ack
grantee's heirs and assigns forev
County, Florida, to. wit:
See Legal Description Attached Hereto
And Made A Part Hereof
Subject to easements, reservations and restrictions of record, if any, and real estate taxes
accruing subsequent to December 31,2004.
Together with al the tenements, hereditaments and appurtenances thereto belonging or in
anyway appertaining.
To Have And To Hold. the same in fee simple forever.
'>
And the grantor hereby covenants with said grantee that the grantor is lawfully seized of said
land in fee simple; that the grantor has good right and lawful authority to sell and convey said land;
that the grantor hereby fully warrants the title to said land and will defend the same against the
lawful claims of all persons whomsoeyer.
Attachment M
Deed
~
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......
Cl
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......
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TIDS DOCUMENT IS BEING RE-
RECORDED TO CORRECT THE
LEGAL DESCRIPTION OF THE
PROPERTY BEING CONVEYED
OR: 3595 PG: 2642
IN WITNESS WHEREOF, the said grantor has signed these presents the day and year first
above written.
Signed, sealed and delivered
In our presence:
NAPLES CHURCH OF CHRIST.INC..
a Florida non-profit corporation
~j'/~ h. l.lt1L,~;;""
itness # 1
J/l/1.TR/UA 11'. S'vU_,pIIW
.
Witness Printed Name
By: fu......~
STEVEN KISSELL. President
A4-1.(C,1 ;;(. IrlA.J._;.
Witness #2 - ~Qr,'0..
/1hwc'f L. Jh Y,,,,..., t~\~;:.---------u.t\;i'A
W;,o'," Poo"d N=. It[ :\ \
STATEOFFLORIDA I ~frJ~O \ J
COUNTY OF COLLIER \'J ~\JJ) If-
I HEREBY CERT~(" hat in this day be 0:: fficer duly qualified to take
acknowledgments, personally ed STEVEN IUS {esident of NAPLES CHURCH
OF CHRIST. INC.. a Florida no orporation, to m . to be the grantor described in the
above instrument by examination 0'" _ ,e ~ or [ ] his driver's license and who
executed the foregoing instrument an . - ~n; efore me that he executed the same for
the purposes therein expressed on behalf of the corpoiation.
of
WITNESS my hand and official seal in the County and State last aforesaid this ~ day
~p_ , 2004.
...."..
.,,..,~. .'-.~.~.
r:;&}' ..~, ~--I"',~"",
~ ;~ MYCOIM.IISSI:Ill, 1lDf55~ _
,~.... Otlobor 7, lOO6
"8r"r,i' IClIClftlMlUllO'rfAlfMtlNO..N:.
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,
LEGAL DESCRIPTION
Tract 113 and the North 150 feet of Tract 114, GOLDEN GATE ESTATES,
Unit No. 30, according to the plat thereof recorded in Plat Book 7, Page 58, of
the Public Records of Collier County, Florida, LESS AND EXCEPT a portion
thereof heing further described in Exhibit " A".
~~~
;(r~ 1)_
/ r--~
f ~\.-
(?CC 0 D t;
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~~
.
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:: AND
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<"'oJ
.......
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.......
-=
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AND
0::
c:>
-><
-><
-><
iii OR: 3595 PG: 2643 tit
EXHIBIT "A"
The South 22.5 feet of the North 72.5 feet LESS the East 53 feet thereof and the
West 34 feet of the East 87 feet LESS the North 72.5 feet thereof of Tract 113.
and the West 34 feet of the East 87 feet of the North 150 feet of Tract 1 t4,
GOLDEN GATE ESTATES. Unit No. 30, according to the plat thereof recorded
in Plat Book 7, Page 58, of the Public Records of Collier Connty, Florida
,f&< oint on the East line
County, Florida:
;) 1" West 87.00 feet to
AND
The North 72.5 feet of said Tract 113, and the east 87 feet (LESS the North 72.5
feet) of Tract 113, and the East 87 feet of tbe North 150 feet of Tract 114,
GOLDEN GATE ESTATES, Unit No. 30, according to the plat thereof
recorded in Plat Book 7, Page 58, Collier County, Florida
2009 NOT-FOR-PROFIT CORPORATION ANNUAL REPORT
DOCUMENT# 711058
_ Entity Name: GOODWILL INDUSTRIES OF SOUTHWEST FLORiDA, INC
FILED
Mar 23, 2009
Secretary of State
Current Principal Place of Business:
New Principal Place of Business:
4940 SAYLlNE DR.
N. FORT MYERS, FL 33917
Current Mailing Address:
New Mailing Address:
Attachment N
Disclosure ofInterest
4940 SA YLlNE DR.
N. FORT MYERS, FL 33917
FEI Number Applied For ( )
FEI Number Not Applicable ( )
Certifica.te of Status Desired ( )
FE! Number: 59-6196141
Name and Address of New Registered Agent:
Name and Address of Current Registered Agent:
FEURIG, THOMAS L
4940 SAYLlNE DRIVE
N FORT MYERS, FL 33917 US
The above named entity submits this statement for the purpose of changing its registered office or registered agent, or both,
in the State of Florida.
SIGNATURE
Date
Electronic Signature of Registered Agent
OFFICERS AND DIRECTORS:
Title
Name:
Address:
City-st-Zip:
Title:
Name:
Address:
City-St-Zip:
Title:
Name:
Address:
City-St-Zip:
Title:
Name:
Address:
City-St-Zip:
Tille:
Name:
Address:
City-St-Zip:
Title:
Name:
Address:
City-St-Zip:
ADDITIONS/CHANGES TO OFFICERS AND DIRECTORS:
VCD ( ) Delete
HOLLANO, RAYMONO T
1400 N 15TH STREET
IMMOKALEE, FL 34142
Tille:
Name:
Address:
City-St-Zip:
( ) Change ( ) Addition
so ( ) Delete
BARRETT, WILLIAM J
7950 SUMMERLIN LAKES ORIVE, STE 1
FORT MYERS, FL 33907
Title:
Name:
Address:
Clty-St-Zlp:
( ) Change ( ) Addition
P ( ) Delete
FEURIG. THOMAS L
4940 BAYLlNE DRIVE
NORTH FORT MYERS, FL 33917
Title:
Name:
Address:
City-St-Zip:
( ) Change ( ) Addition
TO ( ) Oelete
HAMEL DOZIER, SHARLENE
1387 WALES DRIVE
FORT MYERS, FL 33901
Title:
Name"
Adck"ess:
City-St-Zip:
( ) Change ( ) Addition
D ( ) Delete
ADAMS, DANIEL
2104 W. 1ST STREET, APT 2304
FORT MYERS, FL 33901
Title:
Name:
Address:
City-51-Zip:
( ) Cha.nge ( ) Addition
CD ( ) Delete
MANN. GEORGE T JR.
2940 HANSON STREET
FORT MYERS, FL 33916
Title:
Name:
Address:
City~St-Zip:
( ) Change ( ) Addition
I hereby certify that the information supplied with this filing does not qualify for the exemption stated in Chapter 119,
Florida Statutes. I further certify that the information indicated on this report or supplemental report is true and accurate and that
my electronic signature shall have the same iegal effect as if made under oath; that i am an officer or director of the corporation or
the receiver or trustee empowered to execute this report as required by Chapter 617, Florida statutes; and that my name appears
above, or on an attachment with an address, with all other like empowered.
SIGNATURE STACEY PIANKA
Electronic Signature of Signing Officer or Director
DIR
03/23/2009
Date
"
ARTICLES OFlA-MENDMENT
to
ARTICLES OFINCOI,tPORATION
Pursuant to tbe provision of Chapt.er 617, Fliorida Statutes, the undersigned corporation adopts the
following artloles of amendment to it~ artiollls of incorporation.
FIRST: The name ofthe corporation Is:
GOODWILL INDUSTRIES OW SOUTHWEst WLORtDA, INC.
SECOND: The following amendment(s) to the articles of incorporation was (were) adopwd by the
aorporatto-n: .
ARTICLE X-Lo.cation-- Address changed to':
ARTiCLE XI-Indabtedness-- Was omitted.
4940 Bayline DL.' _,
No. Ft. Myers, ::;"i~ 3lj~17
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THIRD: The amendment(s) ",as (were) adopted by the Board' C)f Dit.eta,,"
18th day of April ,1990
on the
FOURTH: The above amendment(s)
corporation on the 18 th
wall (were) appyoved by a majority of the members of the
dayof April ,1990
Defied
May 23,
,1990
Goodwi 1 Industries
Inc.
By
Pl'esident or Vice Pt. ent
By ~ 1t1r>fA~
Secretary or Assistant Secretary
. "
C'R:lEl109 (9'65)
STATElOFFLORIDA
COUNTY OF Lee
Before me, the undersigned authority, personally appeared
Hatton B. RaKers ,'to me well known to. be the person(s) who executad
the forego,ng artlole'so! amendment to articles ofincorpo'raUon and acknowledged before me, a~cordlng
to law, that _he_ made ..nd subscribed the same for the purposes therein mentioned and s"t
forth.
IN WlTNIDSB WHEREOF, I have hereunto .se.i my hand ant! seal this
May ,19 90
24th
day of
~()/7-1~e~) bf(/LJ
Notary Public
My commission expires:
f'~'o '~.G;I~Y r~QUC SIIll OI'.no",o!
t" . l('f talUlTSS!ON E-xP. JlV. 1I~11101
, '. IlllIOEO "RU U"'ll IlS. "110.
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f;>RI)1<'nna la.A;;\
~4
,.':t
. }~D~ ~Path.~.tJC J'?toreSt to t e .' ,~ :."
....Ch grantS'or:giftB accoidlng.to.cluslfIeatlons pre"sCii..bed tiy'tHC.\.f;..
:t~IS;-'~C:.C"" . ~ ". .,~
"-: '- ~-';. in.Otto or more' groupings pr~Bcr1bed by 'tho dircCtors: ~l t.:~ ';. ~t
ff:,r::,~;-,. ". ."-" .;, -. ,_ " , .:~.
- . ;~~'QI'''''I.''JI ARTIcLE tv..,-:TERM OF EXISI'ENCB lJ"_ _~.I. '~~',
_,!'\:\'t,:..... y
",.1, "' . . .- . t
~ . ~ corporatloa Is to mat perpetu8.l1y,' unless sooner d188L .elpur
:;.. ~1;.....:.:'::. j1. ~y
. ,'. 'iiit"'1 . . . ," '.Il'
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;-. '~,i.::1;;~,\: : . ARTICLE V. . SUBSCRIBERS , .,0;,3 {II;
,". :., 'il-r:. .rThe~n'~me~. arid resIdences of the subscribers to these an!cles are; f"'.: "-,JI
~i{~~::t+:.. ',;
':~of~~,;;;;;,""'F;~
,.::>J~,:"ld'~"'.~ ....1. .
";.~;!~~.~Rlchard H. Prirchett
. ".' : 1,.:,..1. .Riggs ..
.- ,"."_ 8., CeneTrapnell .
";~;;,.:..::_ cz,'iicl..'M;' Robert.
. . > ;~-:;;.-, ~eBtey~ ~~ . ,Perry
Residences
1307 PlumoBll Drive, Fort Myers, Florida:'
" 3223 West Riverside Drive, Fon Myers ,. .
8767 Chatham Avenue, Fort Myers It
1373 Shadow Lane, Port Myers
1343 Barcelona Avenue, FOrt Myers
.,
,
(:;,;~ .
ARTICLE VI. OFFICERS
JI
"''f:.~"''
J~ ?"e ~fflcer9 or the corporadon shall be a P.esident. such number'oC
q f " .
Vice Pre9idcn~'s, Secretary-Treasurer. and such O{her officers us may be
provided In lhe by-laws.
The names of the persons who are [0 serve 015 officers of the COrpOra
ticn unUl the flr::;t meeting of {he Board of Dlrccton; O1rc:
Office
Name
President
Vice President
Sccreto.ry.. Treasurer
Richard H. PrItchett
L. },. Riggs
B. Gene Trapnell
The offfcers shaH be eleclCu at the annual meeting of the Board of
Directors or as provided in the by-laws.
ARTICLE VIL BOARD or DlREcrOHS v
The corporation shall be managed by the Board of Directors conals[~
lng oC not less than nine (9) nor more than thjny-one (3]) members to be
elected by thl! sustaining members of rhe corporation at their first meeollg
at the membership following incorpormlon. Of [he total number of directors
to be elected at the first meeting of the memhers. one-third of such numb!.!r
shlll1 be elected for 11 term of three years; one-third for a term of two years;
~d one-thlrd Cor a term DC one yenr. Thereafter one-third of the number at
direceora shall be elected by the members at this corporation at each annual
.3-
',."
-.'..,t-,
or unt!1 the firm annun! meeting of the corporaif.'
Address
e.:~..r":;;;=::
1140 Wales Drive:. Fon Myers. Florida
2144 MarnviUn Lllne. Fort Myers ..,..
1832 Ardmore Road, Fort Myer-s ..
600 Overiver Ori'le, North Fon Myers
1373 Shadow Lane, Fort Myers
1343 Barcelona Avenue, Fort Myers
1307 PlufOoBn Drive. Fort Myers
3223 West Riveraide Drive, Fan: Myers
8767 ChllIhnm Avenue, Fort Myers
ARTICLE VIII. BY"LAWS
The bY-Ia~a of the corporation shall be made, amended U1. f.:!6cinded
by the Board of OirectOt-s, but It shall requ1re a two-third~ vore <.I the full
membershIp of the Bonrd of DJrectorf'l to amend or rescind the by-laws and ...\
only after a notke of the proposed changes In the by-laws has been given to
each member of the Board of Directors lit least ~even days prfor to the
meeting at which it 15 proposed [0 amend or rescind [he by~laws.
ARTICLE IX. AMENDJitENTS
These Articles of Incorporation may be ilmen~d at a special mectJn
of [he membership called for that purpos~. by a two-thlrdR vow of those
present.
Amendments may also be made Ut a regular meetIng or the member-
ship upon notIce gIven, as provided by the by-laws, of Iment.1on to submIt
such amendments.
.~RTICLE X. LOCATION
,,'
The location oC [his corporation shall be at 2060 Mc:Gregor Doule-
in [he CIty of Fort Myers. County of Lee, State of Florlda. '3390 I
-4-
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Rlchard H. Pritcfien
.- .~..,. .JJ /9 f1.
". "v1/fl'1'o N.J..-./;jA (SEAL
. . vr:'h~ ~~. (SEAL
B. Ge~,pnCu
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Charles j. 0 erts
(SEAL
I.sl? Q ~'
V L;. es,~ri\Jerry "j
(SEAL
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SL\TE OF FLORIDA
C::OUNTY OF LEE
Before me, a Notary Public duly :luthurizcu in the St~[C ano county
named abo~ to C.:!.ke acknow)cd~nlt;:'nrs, personal!>, .:tppc:lrc.:l rllCHARD H. 1L
PRITCHETT. L. A. "I.GCS, n. GENE TRAPNI!'LL. r:HARLE:S M. ROBERT
nnd CHESLEY F. PERP. Y, to me known to be the !"ersons u~scrtbcd as sub-
scribers in and who ex"'cutcd tr.e fore!(oing Articles of llll.:orporatlon. .:tnt.!
they acknowledged before me thac ~ncv l':(ccuced and subscribed to Ulese
articles of incorporation.
r.
"
'-~
WITNESS my hand <\Ind official seal in the county and state named
above ehb /fz;.(.day of t..dF...-Lf _ , 19M.
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Jock-, c:~ ;/-""<Fo '~t --.J
d~.otary t'ulll.c ~catc\)r t. on :1 ;].rgl'
': .'~'.
My commis:;ion expires:
,*,J ..2.( d;f- 7
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"... . ARTICLESOFmCORPORATION
...~it~::;"
:fSfi;~rsuant to the provision or Chapter 617, Florida St.D.tutes, th~ undel"Signed corporation adopta the
~; fonowing article. otamendment to III article. oClneorporraUon.
~~ .
!J;~~
~J~:~msr: The Dame otthe corporation ia:
:t~,~.~ GOODWlLL INDUSTRIES OF SOU'IlM:ST fLORIDA I tHe.
corponl.tJon:
SECOND: The following amendment.Csl to the articles or incorporation was (were) adop~d by the
ARrICL~ X-Locat1on-- Addre511 changed to: 4940 Bftyline Dr.
No. Ft. Hyer!J, Fl. 3)917
ARTICLE XI-Indebtedness-- Wao omitted.
,
1-:"
THIRD: The IlmendmentCs) W.:lS (were) adopted by the Board of 01nctor~
18th day or APril .19~.
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~the
. FOURTH: The above amendmentCs)
eorpof1ltlon on the 1Stl.
Willi (were) approved by a majority
dayer Apdl
of the membtn or the
,1929--.
Dated
Huy :no
1990
'-
fla. Inc.
By
Presldentor Vice Pre " e~
By ~ "711r'...1'.
Secretary or Assi5tant Secrelary
~
......
AMENDMENT
TO
BVLAWS
OF
GOODWILL INDUSTRIES OF SOlJTHW-E$T fLORIDA, INC.
Pursuant to the provisipns of Sedlon 617.0206. Florida statutes, this Florida not-
for-profit corporation adopts the following amendment to its Bylaws:
1, The following text shall be added to Article II of the OorporatJon's layl.awa
ilntltled purpdsei
"To further its educational purposes by serving as the
sole mambe,r of Goodwlil Academies of Southwest Florida,
h1C" a Florida not-for-corporatltln, formed for the purpose of
acquiring;. owning and managing ch!!rte{ schools, as
authorized under Section 1002.33, Florida Statutes.
The corporation's purposes are hereby limited in such
a manner as will qualify it as an exempt organization under
Sectlon 501 (c) ($) of the Internal Revenue Code of 19$6, as
amended ("Code"), or under any corresponding provision of
any subsequent federal tax laws, covering the distribution to
organizations quaiifled as tax-exempt organizations under
the Code."
2..' Thi'l' first sentence of Section 1 under Article 5 of the Corporatlon's ~yiaws
entitled 8b8.rd ofDlrect6rs shall be deleted in its entirety and the following text shall be
substituted:
;Sectlon 1. The business and affairs of this
Corporation snail be managed by the Board of DirectorS.
The nqmber of DireCtors may be Increased or decreased
from time to time by these Bylaws, but Shlill never be le.s6
than three (3). The Board of Directors shall be elected in
accordance with the provisions of Sec:tion2 of this Arllcle 5."
3. The following text s'hall be deleted from the seoond santQnce of Section 1
under Article 8 of the Corporation's Bylaws entitled Duties of 80ardrJf Drrectors:
"except those specified, granted or reserved to the members
by law,"
4. The text "members," Shell be deleted from Section 1 under Article 10 of
the Corporation's Bylaws entitled Duties of OffIcers.
5. The foi/owing lext shall besabfltituted for 'one' hundred ~nty (120)" in
Article 11. Se.ction 1 qf the Corporation's Bylaws entiUed Meetings: 'one hundred sixty
(160)."
6. The foregoing Amendments were adopted by not less than two-thirds vote
of the n'lemb<;lrs Qf the Board of Dlrector$ of this' CorporatiOn enllt/s'd to \tole thereon on
the 201~day of April, 2005.
IN WITNE;SS WHERI:OF, the undersigned Pr~Sident ofthis c.otporation tias
eXElc,oted this Amendment to the Bylaws on the .....2.2day of Jl!ne, 200B.
2
l'EW BYLAWS
GOODWILL INt>USTRIES OF SOUTHWEST l<'LORlDA.INC.
IlYLAWS
ADOPTED AUGUST 15, 1968
REVrSE)) AN)) ADOPTED AUGUST 21,1968
REVISED AND .A))OPTED NOVEMBER 18, 1981
:REVISED.AND.ADOPTED JANUARY 26,1983
RJJ:Vi$ED AND ADOPTED FEBRUARY 21, 1989
REVISED AND ADOPTED MAY 24, 1989
REVISED AND ADOPTED MAY 20,1992
REVISED AND ADOPTED APRIL 17,1996
REVISED AND ADOPTED MAY 19, 1999
REVISED AND .tiDOPTED APIUL 19, 2000
REVISED AND ADOPTED July 17 ,2003
AllTfCLE 1
NAME
Sect.lon 1. 'these Bylaws have been adopted pursuant to authority evidenced by the
Articles of IncDrporation of the State of Florida and the membership agreenient with GoodwnJ
IndustrIes Iiltemational, Inc.
Secti9n 2. The. Corporation has been authorized to use the name GQODWIlL
INDUSTRIES OF SOUTHWEST FLORIDA, INC. The emblem of the national organization
shall he dispJayedat a1l times in promineJ)t places,
Section. 3. The tenitory assigned to the Corporation by Goodwill Industries
International, Inc. includes the ~ounties of Lee, Collier, Charlotte, Hend'ry and Glad~, Slate of
Flolida, with such ch~nges therein as m~y from time to lime !le. made by Goodwill Industries
International, Jnc. Any tenitoriai dispute between the Corporation and any ather Goodwill
IndustrieS is to be submitted to G~odwiJi Industries Intem6ti'OnaJ, Inc. for arbitr~tion.
ARTICLE 2
PUlU'OSE
The' Corporati'On is organized and to be operated eKclusively f'Or rehabilitative,
independent llving. religious, charitable and educati'Onal purposes. It is not organized ffjr l'rofit,
ner shall any of its net earnings inure in whole Of part to the benefit of priv~te Stockholders,
members or individuals. No substantial part of the aotivities of the Corperation shall be devoted
to influencing legislation, by propagand6 or 'Otherwise, nor to participating in any political
campaign in behalf of any candidate for public 'Office.
It shall provide rehabilitation services. IrBining, employment and opportunities for
pemonal growth as an interim step in the rehabilitation (:'rocess far the hf1Jldicapped, disabled and
'.
the disadvantaged who cannot be readily aosorlied In' the competitive labor market, or during
sl,lch time as employment ~pportuniites from them in the competitive labor market do not exist.
fly the inspiration of teligion through the skillful use.Qf recognized techniques or rehabilitation,
social work, life guidance, evaluation, training and usefUl employment, the Corpora~ion shall
seek to assist the handicapped,' the disabled aud the dis'advantaged to attain fhe fullest
development of which they are capable.
'The selling of articlesrecortdltioned, assembled, or made by such persons and the
p"rt'd1'1na.nce of work-related services by such persons as a part of their vocational r"habilitation
shaH be a ne.cessary part of the religious, social and educational service pwgram of the
Corporat! on.
AlUtcLE 3
MEMBERSHIP
The Corporation shall oqt have any members_
ARTICLE 4
OFFICERS
'The officers of the Corporation shall be II Chairman orthe Boar.d, Vice Chairman of the'
Board, Treasurer, S~cretary and President. ,Additional officers may be electep as desired, such
as~ Vice Presidents, Assistants to certain officers, Chaplain, Chairman of tne Board, etc" All
offiCers ilfthe Corporaiion shall be elected by the Board of Directors at the annualmeeti'ng Mlhe
:Board of Directors, for a teoo of one year and shall hold office until a Sliccessor may be chosen
and qualified in their stead,
ARTICLE 5
BOARD OFDIIllicrORS
Section 1. The SO'ard of Directors shall consist of not les's than 9 Directors Or more than
31 Pi rectors, who sball be elected irr accOrdance' with provisions in Section 2 of this Article. The
Board of Directors may include such e1\ officio and eineritus members as the Board of Directors
shaH in iis absolute sole disCretion de/ermine; provided, however, that such eX officio and
'eme.ritus members of the Beard' of Directors shall not haye any right or power to yote on any
m{ltter that may corne before the' Board of Directors, nor shall any ex officio or emeritus member
0'[ lI1e Board of Directors be counted iTi determining whether or not a quorum is present at ally
meeting of the Board of Directors.
Section 2. The Board of DirectO'rs shall be self perpetuating and shall serve staggered
terms. One-third oftbe members of the Board of Directors shall serve a term of three years; one-
third shall se.tve a tem of two YeMS; and one-third shall serve a term of one year. At each
annual meeting of ihe Board of Directors, one-third of the Directors shall be eiected by the
exisling members of the Board of Directors to' fill the vacancies of the Directors whose tenns
expire in that year. Each Direetor shall hold offioe for the teI'm to which he or she is elected or
appointed O'r until his or her successor has been elected or appointed and qualified or until hIS or
her earlier resignation, removal, or death.
2
'.
Section~. Bo~rd m~mberS shaH b-e e1igible to serve two con.secutive :5 year tenns, unless
asked 'tncontinue to Serye due to a need of the l3oard.
Section 4. tn case of a yacancy dr temporary-absence .of any DirectOr, the Board of
Directors may appoint a member t{) perform th'e duties of such Director during such vacancy or
absence:.
Section 5. Persons selected for Bpatd membership will be broadly representative of the
geqgraphic area 'served, and from various discil>lines of activities.
AlU'lCLE6
DUTIES OF B'OARD .OF DIRECTORS
Section 1. The Board of Dlrector~ shall have the powars and duties necessary .Dr
appropriate fur the administration of the affairs (}f the' CorporatiM. All pOWers of the
CorpDratlon, except those specifie.d, granted or reserved 'to the members by law, the Articles of
Inoorporation, Dr these Bylaws,shall be vested il,l th13 Directors.
Section 2. They shall have ample power to purchase and to lease, pledge and se.lI all
such persollal and real pro.perty, and to make all such Contracts and agreements in behalf of tho
Corporation, a they may deem needful or convenient for the successful prosecution of its
pUrp'oses and operations. They shall administer any donations and bequests.
Section 3.
Director, and such
necessary.
The Board shall provide ildequate bonds for the Treasurer. Executive
other employees and serYaj1ts of the. Corporation, as the Bom:d deems
Section 4, T/ley shall apPQint Of remOVe all committees and prescribe their duties, bot no
committ1:e, exapt the Executiye Committee, shail h~ve the power to obligate the Corporation to
any financiaJoutlay or to commit it to any social program unless authorized by the Board of
DIrectors; .
Section 5. No salaried staff member may M,vc Il.$ a voting member of the Board of
Directors.
Section 6. The BOMP of Directors shall, in its absolute sole discreti'on, act upon written
t~omtnendlltjoDs sobmitted by the President of the Corporatiqn for positions to be filled,
qualillc.ations fot those positions, and fortna appointment, compensatibn, promotion, suspension
and dismissal of employees.
ARTICLE?
CONFLICTS OF INTEREST
Section 1. Members of the Board of Directors shall not oonduct private business in a
manner whio'h places them at a special advantage because of their association with Goodwill
Industries,
3
'-
Seotion 2. Tbll following gutdelin'cs sball prcvatl conoerning dual.ity and conflkt of
interest:
(a) Any proposed contraat exceeding a Cost of FIve Hundred Dollars
($5QO.00) for tbe pj"oduction of goods or the performance of services of any type between the
Corporation and any Director or any corporation; finn or partnership owned or controlled by
such Director must be approyed by an .affirmative vote of tbe majority of the Directors who do
not have any dliality of interest or cOnflict of interest in such case, subject to the following
provisions of this Artide 7. Any Director having duality of interest or contlict of interest shall
have nO' yofe in ~\ich case.
(b) Any duality of inter-est or possible confllct of interest on the part of any
Direc.tor should be disclO$ed to the olhe.r- members of the Board and made 'a matter of record.
either through an annual procedure or when the interest becomes a matter'of Iloard action.
(c) Any Director hav.ing a .duality of interest or possible conflict of interest on
any matter sho.uld not vote .or use his personal influence. on the matter, and he should not be
coiJ!lled in determini'ng the quomm for the meeting, even when permitted by law. The minutes
(if th.emeeting should reflect that a disclosure was made, the abstention from voting, alJ.d quorum
situatiOn.
(d) The foregoing reqJ,lii;ements should not be construed as preveming the
Diredor who h~~' a duality of interestoT cpnflict of interest In suoh case from stating briefly his
position in the matter, hor frOm arrsweting pertinent questions of other Board m~n)bers. sinoe his
!<nowledge may be of greater assistanee.
ARTICLE 8
EXECUTIVE COMMITTEE
Section 1. The Executive Committee shall ~onsist of the Chairman of the Board, Vica
Chairman of the Board, President, Secretary, and Treasurer, to be ejected to meimbership on this
committee for a term of one year by the Board of Dirl:<::ttlrs lit its first meeting following the
annual meeting. Any other Board Member may be appointed to the Executive Committee by the
Board Chainnan prior to the next scheduled meeting of the Board of DirectOrs. The Exeoutive
Committee shaU meet betWeen Board meetings, and shall carry out the decisions of the Board of
Directors and perform all work of the Board of Directors, excepr the purchase and sale. of real
estate. Action of the Executive Committee shall be ratified ar subsequent Boar<l of Directors
meetings.
Section 2. The .EX6Cutive Committee shall act upon the written nominations submitted
by the President of the Corporation for the employment of persons to fill Administrative and
Supervisory Level r positions.
Section 3. Notwithstanding anything coniained in these Bylaws to the contqrrj!, any
member of the Executive Committee I)llly be eXDused at any time frl)ID any meeting of the
Executive Committee by majority vote of the remaining members of the ExecUtive Committee.
4
ARTlCLE9
SY ANDING AND SPECIAL COMMITTEES
The Board of Djreotors shall appoint such standing and special commJttees as are deemed
n6Ces~ary for the successful proseGution of the work of the organization and define their duties.
Members of standing commJttees shall serve for a term df one year; or until their SU,Cc.essors are
ejected. Standing and special committees si)all meet at the call of the Chainnan of their
respective committees.
AR'l'ICLE 10
DUTIES OF OFFICERS
Seetion 1.. Chsinnan of the Board. The Oh'ainnan of the Bbata shall presiQe at all
irllletings of members, Directors and th'e Executive Committee. He shall, by virtue of his office,
be Ii member ex officio. of all committees.
Section 2. Vice Chalnnan. The Vice Chairman shall perfoml the dulies of the Chaln'nan
of the: Board, in t.he absence: of the Chainnan of IheBdard.
Section 3. Treasurer. The Treasurer shall monitor all financial activity of the
Corporation, and shall delegate the al;t\Jal care and custody. of all funds and securities of the
COrjlcratibn to staff (as designated by the most recent Board Appro\'ed Corporate Resolution),
who will make deposits and issue (;hecks in. the name of the Corporation in such banks as !.he
Board of Direct(?rs may ~el('ct and attach to the curr~nt Corporate RtlSolution. Two signatures
will be reqUired on all checks, drafts, notes and orders .for paym~nt of money e'xeept for payroll
checks Which can be sign('d sol('ly by the PreSidenr. The PresicJent may IIse facsimile signature
for payroll cHecks. All acceptable signers shall be approved by the Board of Directors, and
recorded as evidenced hy a Corporate Resolution. Necessary stIj:oature cards shall be provided to
all bllllb to provide for honoring the approved signatures. The treasurer shall be subject to such
conditi6f1s 'and restrictions as may be made by the Board of Directors, and shall report to (he
Board of Directors and perfonn such duties as Ihe DirectOI1> may, from time to time, require.
The Treasurer shall be adeqllately bonded. The Corporation's books, recor,ds, and accounts shall
be .audited annually by a CPA employed by the Board of Directors 011 behalf ofthe Corporation.
Section 4. Secretary. The Secretary sha.1I attend the mMtiilgs of the Board of Directors
and Executive Committee, and shall record upon the books and .records of the Corporation the
proceedi:ngs 'Of their respective meetings. The Secretary shall notify all members oftbe.Board of
Directors of all meetings, and shall perfoiTIl such other dUties as the Board of Directors shall,
from time to time, preScribe. .
Sectit)n 5. President. The President shall be nominated and elected by the Board of
Directors of the COl]foration. The President shall not be dismissed without consultation with
GOODWllL INDUSTR1ES lNTERNATIONAL, INC. In case of cond\1€t prejudiciaJ to the
Well-being of the Corporation, the President may be suspended, pendIng investigation and
recommendation by GOODWll..L INDUSTRIES INTERNATIONAL, lNC.
The President shall be the Executive Agent of the Board of Directors of the Corporation,
and be an ex officio member of all coJIUnitteeli .other than the Executive Committee, as the Board
5
..~---~^--~-_.<-_."'~~
~
'.
of Directors shall determine, in its absolute' sole dJsctlidon, from lime to time. The President
shall have aGtrve.Pir~ti(jn and management of ihe business and affairs of the Corporation, ana
shall perform such duties a.s may be assigi'led to the President from time to time by the Board of
Directors. The President shall countetsign all drafts and checks. If the President Is absent, du.e
vacation, etc., the President may delegate the duty to countersign all drafts. and checks to another
person appro\,edby the Board of Directors. The President Shall have the authority to approve
expe.nditures \lp to $5,000.00, and shall report such expenditure to the Board at its next regu'lar
mecling. The I?recsident shall be responsible to the Board of Directors, and shall report to them at
regular intervals.
ARTI CLE 11
MEETINGS
Section 1. An annual meeting of the Board of Directors fOT the election of officers and
Directors. the consideration of reports, and sUch other business' as may be bIl))lght before the
meeting shan be held withiii one hundred twenty (120) daYi< after the close of each fiscai year of
the Corporation, at such trme and place as shall be designated by the Board of Directors"
Section 2. Regular meetings Of tbe Board of Directors .shall be held at such time and at
such pla.ce during the monihs qf May, Augu'st, and February as the Board of Directors may
specify or at sucti periodic intervals between annual meetings and at such time and place as the
Board of Directots may specify.
Section 3. Special meetings of the Board of Djrector$ may be called at such lime' and
place by the Chatnnan of the BO~l'd or any two (2) Directors.
Section 4.. Meetings of the Board of Directors may be held at any place within or without
the St.ate of florida. If no dllslgnaiion is made, the place of meeting shall be the prindpal office
of the Corporation in the State of Florida.
SectionS. Any meeting of the Board of Dlrecro.rsrhay be herd through any electronic
communicatlon pursu,ant t6' which each Director is able t9 hear each other Director participariIJg
in the meeting or in any otiler-manner pernlitted under {he laws of th~ State. of Florida and such
participatlbn shall constitute attendance at such meeting.
Section 6. Written notice of the time and place of each meeting oftheBDlird of Direclors
shall be delivered to each Director at least forty-eight (48) hours before the meetil'ig, addressed to
each Director at his usual plilee of business or abode; prdVided,. however, that notices of
meetings at which a11y alneOOment to tilese Bylaws are to be considered by the Board of
Directors at such meeting shall be in writing and delivered at least seven (7) days before the
meeting. Any Director may waiye notice of the time and place of any meeting of the Board of
Direc.tors, either before or after the meeting Is held. The attendance of any Director at any
mooting without protesting, prior to or at the commencement of the meeting, the lack of proper
notice shall be deemed to be a waiver by him or her of notice of such meoting.
Section 7. At all meetings of the Board of Directors, the presence of a majority (;If all
members of the Board of ))jroctors shall constitute a quorum for the transactiOn of business. At
.all meetings of the Board c>f Directors, each Director present shall have one (1) vote. Except .as
6
, .
otherwisB provided herein or required by law, the affinnatiye vote of a majority of the Di(~tors
present at any meeting ill which a quorum is present shall authorize any ;lctioll by tlrff Board {If
Directors.
8!!c~(.Qn 8. In thB abse""e of a quorum at aily meeting of the Board of Directors, a
majority of those present may adjourn the meefiI1g from time to time until a quprum shall be
present. Notice of any aqjQumed meeting need not be given if the time and place to which it is
adjourned are .fixed and annbunced at B.uch meeting. At any adjourned meeting at which .a
quorum may be present., any business may be transacted which might have been transacted at the
meeting as originally called.
Section 9. Any action which may be aut)jorized or taken at any meeting of the Board of
Directors may be' taKen wLihout a meeting with thh affinnati"t> vote or approval of, and in a.
Writing OF writings signed by, all of the Directors. Any such writing shall be filcd with or
entered upon the records of the CorpoJjltioti.
Section 9.Unloss otherwise. provided in th6se Bylaws, all meetings of the Board of
DirectQfS shall be conducted in accordance with the provisions of RQbetts Rules or Order,
Revised.
Section 1P, The EXeCutiYfl Cernmittee shall meel between Board meeting~, at the time
and place established. by t/1~ committee. SpecIal meetings may be called by the Chairman 'of the
Board, pr upon the written request of two (2) members. The presence of a m~jori\y of all
member~ ofthe Ex.ecutiv" Committee at a meeting shall constitute a quorum forthe transaction
of business. At all JJ)eetings of tlie Executive Committee, eaeh member present shall have one.
(1) vote. The affirmatiye vote of a majority of the members of the Executi ve Committee present
at any meeting at which a gOClTUm is present shall authorize any .action by the Executive
Committee. The ExecutiVe Committee shall adopnuch other rules as it shall deem nece,sary to
govern its meetings and affairs.
~~'nCLE 1Z
SEAL
Th'e Corporation shal.l have a. common seal, being a 'circular 5e111 of the foJlowing
description vi;z: GOODWlLL INDUSTRlES OF SOUTHWEST FLORIDA, INC: arpund the
circle, and (late of organization in inner cil"Cl~, The seal shall be in the custody of the Secretary.
ARTICLE 13
RELA nON TO GOODWILL )NDUSTRIES INTERNATIONAL. INC.
Section 1. The Corporation shall pay the Treasurer of GOODWilL INDUSTRIES
INTBRNA TIONAL, INC. monthly a feefi:om the schedule approved by the Delegate Assembly
of GOODWILL INDUSTRIES INTERNATIONAL, ]]IiC. Thj~ fee is to be used in providing
supervision and increa~ing the efficiency of all GOODWILL INDUSTRIES and' in the
establi~hment of GOODWilL INDUSTRIES in new centers. It is mil. in liquidation of any loan,
supplies, or contributions proYided by GOODWILL INDUSTRIES rNrERNA TIONAL, INC.
7
'.
Section 2. In case the work of the Cbrpotiltidn should be aQandoned, all title to real and
persemal property of the Corporation remaining after the deb.ts of the Corporation have bee-no paid
shall immediately be vested in GOODWilL INDUS'I'.lUE$ IN1ERNATIONAL, INC.. for the
pwpose of reestaplish.ing GOODWILL INDUSTRIES of similar work in the counties of Lee,
Collier, Glades, Charlotte, and Rendry; state of Florida.
Section 3, In case the Corpqration shall cease to become a member of GOODWILL
lNbUSTRIES INTERNATIO)fAL, tNt., the certificate of recognition issued by GOODWILL.
INIitJSTR.IEs INTERNATIONAL, INC. shall become null and void. The CorpOration's right to
use the haUle "GoOdwill Industries," shall tenninate immediately, and it shall delete, destroy or
repaint sigtWl, symlJols, and other media employed for ilS use ilnd dis{llay, All dpoations or loans.
made to the Corporation by Goodwill Industries lntetrlatibnal, Inc. shall immediate.ly be
ret1,Jrnable tn full, with interest from the date of such donations or loans, at an interest rate set by
the Board of DirectorS of Goodwill fud\.Jstries linemaliOnal.In...
ARtICLE 14
CHANGE OF Ill'LA WS
The Bylaws can be changed, amended, or re.pe-aled only by a two.thirds vote of the
members present at any l))eeting of tho Roar{\ of Directors Qf the Corponltion, and following the
ponsultiition with OOODWILLlNDUST.RlES INTERNATlbNAL, INC., not less than thirty
. (3D) days prior to the date of the meeting, in order tfrat it may be ascenained Ihat the proposed
changes are in haITnollY with the purposes and policies of GOODWILL INDUSTRlES
TNTERNATIONAL, INC. In the notite of rhe OlC6ting to Board members. it shull be stated that
tile. amendment, change, or repeal may be acted upon. A certified copy of any changes in [he
Bylaws shaU be provided Jo GOODWILL INJ:j\JSTRrES INTERN'ATXONAL. JNC.
A:gTICLE 15
INDEMNIFICATION AND INSURANCE
S.ection 1. Excep, as otherwise provided in Section 15.2 or as otherwise prohibited by
law, the Corporation shall indemnify each person who, by reason Of being or at any time having
been ,a director, officer, committee mem.bet, ex officio director ore1\ officid committee member
of the Corporation, is named or otherwise becomes or is threatened to be made a party to any
action, suit, investigation or ploceeding (or claim 0.1' other matter therein), and the Corporiltion
by the Board of Directors may indemnifya.tlY other per$on as deemed proper by the Board of
Directors, against any and all COsts and expenses (includingauqrney fees, judgments, fines,
penalties, amounts paid in settlement, and other disbursements) actually and reasonably incurred
by Dr imposed upon such person in ()bnn~tion with any action, suit, investigation or procee.ding
(or claim or other matter therein), whether civil, criminal, administrative or otherwise in nature,
with respect to which such person is. named Or otherwise becomes ods threatened to be made a
plll'ly by reason of being or ae any time having been' a director, officer, committee member, ex
officio director, ex officio committee member, employee Ol' other agent of or in a similar
capacity witl1the Corporation. or by rellson of being or at .anY time having been. at the directloo
or request of the Corporation, a director, officer, committee member, ex officio director, ex
officio committee member, tTl1stee, administrator, manager, employee, member, advisor or other
8
agent of or fiduciary for any other Corponiticm, partnership, trust, venture or other entity of
enterprise including any employee benefit plan.
Seetlen 2. Unless it is pjovM, by clear and convIncing evidence in a court with
j,urisdiction that the act or omission of the director, offlt:er, committee member, ex off'icio
director,or eX offl<lio committee member for which liability i.s belng assert6d In an action, suit,
or proceeding referred to in Section 15.1 was one undertaken With a delibetateintent 10 cause
injury to the Corporation, or was one undertaken With a reckless disregard for the MSl Interests
or'the Corporation, any director, officer; committee member, ex officio director. or ex offlcio
committee member who is the subject of an action, suit or proceeding re.ferred to in Section 15.1
shaJ] be entlLled to the indemnitication m~ndatetl bjl such Section 15.1.
Sec.tion 3. Upon the request of a: directot, officer, COIJ;U;nJttee ni<:mber, ex officio director,
or ex officio c.omrrtiltee member who is the subject of an action: sutt .or proceeding referred 10 in.
Section. 15.1, the Corporation shall pay the expenses ineurred by stich director, Dfficer,
commftteil member; ex offir;io director,. or ex officio committee member in de.fending the action,
suit, or proceeding, including attorney's fees, us they at, incurred, in advance of the final
disposition .of the action, suit, or proceeding, upon receipt of an undertaking by or on behaif of
the director, off!c'er, committee member, ex officio direetQf, or ex officio cOlrurtittee me.mber to
repay the amount if it is ultimately determined Ihat he is nol entitled to be indemni:fie'.d by tht>:
Corporation.
S~cWm 4. Each I'eqllest or cas;: .of or on behalf of any per~on other than a director.
officer, cO.1TImine~ me'mber, ex offi60 director, or ex officio committee member who is or may
b<:: entitled to indemnificotiot1shall be rev.iewed by the :Board of Directors. and indemllit1calion
of such person shall be authorized by the Bo,ud of Directors only if il is determined by the Bllard
oftJi(~Clors thai indemnification is proller in the specitic ease.
Section 5. Notwithstanding anything to the contrary in thh Anicle 15. no person shaH be
indemnified 10 the extent, if any, it is ultim.ately determined by ~ coun of competent jurisd';ctioll
that indemnification is contrary to applicable law.
Section 6. The Corporation mal' purchase and maintain suchjnsurance on behalf Df any
pers(ln who is or a1 any time has been a director; officer, committee member, ex officio director;
or ex officio committee member, employee or other age;m of or in A sim/Jar capacity With the
Ci>rporation, .or who is or al any timeo bas bean, at the. direction or request of :the Corpor~tion, a
director, officer, committee member, ex officio dtreclllr, or ex officio committee member.
tn.lstl'..<>, administrator, manager; employee, momber, advfsor cr:: other agent of Or fiduci~ry for any
otht)r corporation, partnership. ttilSt, venture or other entity or enterprise including any employee
.benefit plan against any Ii a,bi Ii IY asserted against and i.nctll:red by such person.
9
IN WITNJ5SS WHEREOF, the urtdetsigne'd, b"ing [he secreiary qf the COrporation,
hereJw certifies t t \h(:i foregoing Bylaws were duly. adopted by the Board of Directors as of the
,/1 dQyof . if .r:-2003,
().
Ld-LP+t_. ~
Sign Name
~. I)
..' .. 11/1ti#1J. LYli'f4f
Print Name
10
2009 NOT-FOR-PROFIT CORPORATION ANNUAL REPORT
DOCUMENT# 727120
Entity Name: NAPLES CHRISTIAN ACADEMY ASSOCIA nON, INC
FILED
Jan 14, 2009
Secretary of State
Current Principal Place of Business;
New Principal Place of Business:
3161 SANTA BARBARA BLVD
NAPLES. FL 34116 US
Current Mailing Address:
New Mailing Address:
3161 SANTA BARBARA BLVD
NAPLES. FL 34116 US
FEI Number Applied For ( )
FEI Number Not Applicable ( )
Certificate of Status Desired (X)
FEI Number: 59-1479653
Name and Address of New Registered Agent:
Name and Address of Current Registered Agent:
RUGANIS. MICHAEL
3161 SANTA BARBARA BLVD
NAPLES, FL 34116 US
The above named entity submits this statement for the purpose of changing its registered office or registered agent, or bOtll,
in the State of Florida.
SIGNATURE:
Electronic Signature of Registered Agent
Date
OFFICERS AND OIRECTORS:
AOOITIONSfCHANGES TO OFFICERS AND OIRECTORS,
Title:
Name:
Address
City-5t-Zip.
Tille:
Name:
Address
City-SHip
Title:
Name:
Address:
City-5t-Zip:
Title:
Name:
Address:
City-5t-Zip:
Title"
Name:
Address:
City-5t-Zip:
Title:
Name:
Address:
City-S!-Zip:
s ( ) Delete
SUE NilE, KAREN
783 ANDERSON DRIVE
NAPLES, Fl 34102
Title
Name
Address:
City-51-Zip:
P (X) Change ( ) Addition
NITE, KAREN 5
783 ANDERSON DRIVE
NAPLES, FL 34102
D ( ) Delete
STUMBO. JUliE
5109 INAGUA WAY
NAPLES, FL 34109
Tille
Name
Address'
City-51-Zip:
( ) Change ( ) Addition
P ( ) Delete
KURTZ, NANCY
15210 BROlLOWAY
NAPLES, FL 34110
Title:
Name:
Address:
City-St~Zip:
o (X) Change ( ) Addition
KURTZ, NANCY
15210 BROLlO WAY
NAPLES, FL 34110
o ( ) Delete
EHRGOTT, ERIN
738 HICKORY ROAD
NAPLES, FL 34108
Title:
Name'
Address:
City-Si-Zip:
( ) Change ( ) Addition
T ( ) Delete
RUGANIS, MICHAEL
359013 AVE SW
NAPLES. Fl 34117
Tille:
Name:
Address:
City~SI'Zlp:
( ) Change ( ) Addition
o ( ) Delete
RAY, VERNON
2919 GULFSHORE BLVD N
NAPLES. FL 34103
Title:
Na.me:
Address:
City-5t-Zip:
D (X) Change ( ) Addition
BACHOTA, LISA
261 3RD STREET SW
NAPLES. FL 34117
I hereby certify that the Information supplied with this filing does not qualify for the exemption stated in Chapter 119,
FlOrida Statutes. I further certify that the information indicated on this report or supplemental report is true and accurate and that
my electronic signature shall have the same legal effect as if made under oath; that I am an officer or director of the corporation or
the receiver or trustee empowered to execute this report as required by Chapter 617, Florida Statutes; and that my name appears
above, or on an attachment with an address, with all other like empowered,
T
01/14/2009
Date
SIGNATURE: MICHAEL RUGANIS
Electronic Signature of Signing Officer or Director
Attachment N
Disclosure ofInteresl
"
64/10/2008 23:33
239-597-0578
RWA INC
FROM Naples Christian Academ~
-
Apr. 11 2008 10:16AM P2
PAGE 02
PHONE NO.
941 455 5225
.y
-
ARTtCLES OF INCORPOnATION
or
NAPLES CHRISTIAN ACADEMY ASSogIATION.
-- (A ~orp"rntton Not lor roUt)
INC.
Wet the ~~dersl~ned, with oth&r pe~sons beihb ~esiroue of t~~m-
lOK ~ oorpor.tioft lo~ chnritlble and phl1~nthropi~ purposes, under
the p~ovi.iQhS ot Chaptor 611 or the Florid~ at~tutes, do ogree to
the tollowih/(:
A1rt'ICL!': 1.
NAME
. " ". ~
The n~e or th~$ corporation is NAPLES CHRtSTIAN ACADEMY
ASSOCIATION, INC.
The general
;:~ lr
:~ j;
:~ ......, -"
;'::1: -
,t~ co r-
nature of tbe object$ and purposes ot thl~.;ol!1>~ ~
h'" '"
For the purpoae of conduoting a Chrlet1~D~
~M .....
Atl.t1Ct.!: t!.
. PURPOSES
oration shall bp:
8cI1001.
ARTICLE lIt.
QUALIFICATION OF ~MBERS
The msm~rship ot this oorpor~tiQn shall oonstitute all p.r.on.
ba~ein~fter named &K 8ubaoribers .n4 9ucb othe~ persons .9. from
tlee to time hereafter, may become members. in tn8 mnq~~r provided
in the bl'~IQw",
ARTIClJl IV.
't'tllll OP RXI8'I'llNOll
Th1s corporation is to exigt perpetunlly.
AII'rICLK V.
8UnsCRIBEIlS
Tbe .amas nod reside nOes of th. .~bBcriber. to tbese articles
are:
NAIll!
IIBSIDENCIl
5512 .GilOhrist, NapIeR, rlorid~
510 Tta11 Boul.vard North,
Naple., '101'1<1..
ter~rd T. Shaarda
Kenneth W. Bruce
FROM
04/10/2008 23:33
239-597-0578
RWA INC
Naples Christian Academ~
PHONE NO, : 941 455 5225
""
Apr. 11 2008 10: 16AM P3
PAGE 03
--
,...
Sylvia. 1\. 11011
~9 Wickliffe Driv~
Hl\ples, florid..
131 Cajeput Drive
Nt.ple8. Florida
Carolyn. Sl1.'ffyer
ARTICLE VI.
OFFtCEM
SAotl~. l. the offieors or the c~rpotation _hall be R ~resi-
dent. 8UO~ ~umber or Vice P~Baident81 ~ SBaret~tYJ . ~o~u~er, and
8u.h other otfteers t.g may be provi~ed in the by-l.WR.
Seotion 2. The nama~ Qf tho retso~e who Rre to serve as of.
ticers of the incorporation until the first meeting of the &onrd of
Dtr~c'tol'S ar-e:
OFPlCIl
President
NAMR
aer~rd T. Shaarda
First Vice President
Kenneth Y. Bruae
Tre!lSure.r
S~ret.ary
Sylvia. A. Yol1
Carolyn SaWyer
Section 3. ~he offieers shall be e~ected at the annual meetin~
ot tbe Board of Oirectors or as provided in the by-laws
AII'1'tCLE VU.
llOARD OF' OIRECTOllll
S&o~ion 1. ~be bus!ness affairs ot tbis corporation shall be
Illanag"" ht the Boa.r(\ 01 Dlrectors.TbIs"Co'l'poration allall h"ve six dir-
eators initiolly. Ths number ot direc~ors may be inoreased trom
ti.... to Ume, by t1le by.la.., but alla11 neVer be l<)ss tllan fhe.
Section 2. Tho Board ot Direotors ehall be m~be"'R ot ~he
CorporllUon.
Section 3. Members of the Bonrd of 0Ireotors shall be elootod
abd hOld oltice in accordanoe with the by-laws.
Seot1o~ 4. The n~~ and addresses of tne person$ who Are to
.erVe ~ d1~ector8 tor the en8u1h~ year. o~ uDt~l tbe ti~8t ADnu&l
m&ettng of the corporation are:
NMlE
AnDRESS
~&12 GU4hr:hlt
lIapl...., I'l0rill..
~rard T. Sbaarda
.,
239-597-0578
RWA INC
04(10/2008 23:33
PAGE 04
FROM : Naples Chd,stla,:, Ac:,de.m~. .
..~ ::\\ "',~,.. I.." ;,
'w
..
Apr. 11 2008 10: 17AM P4
",' .~ . ,
PHONE NO. : 941 455 5225
, ..
k~uneth W. Bruee
570 Tral1 Blvd. NQrth
Naples, Floridll
59 Wickliffe Drive
N~l>leB. n"dda
131 Cajeput prive
N~ple8, Flo..idn.
15S5 Na~ti1u8 Ro~d
N~phle, Florida
$38 l10 AVenu~, North
N"ples, .Flo..id..
Syl\l'b. A. 11011
Cnrolyn Suye'"
R....l G""y
R1U. Sr1U"ll
ARTICLE VIa.
. B'{-LAWS'
~e by-la~s of tbis co..perAtion ~ny be amended by a t~-tbi"da
vote ~t any leg~l meeting of tbe corpor~tion, providin~ thQt notice
of the pur!>QSlld 1U1l.1Idrnllbt shall h....e been sent to "l>Qh ..ember ~ t
least t~ wenke prevloQS to the ..eeting,
ARTICtl! IlL
AllENDJUlNTS
Section 1. These ArtiQlee of Iaeorporatlon'may be ~ellded ~t
1\ .~olal meeting of the membership called for that purpose, hy ..
two-thi"dS voto of those present.
Section 2. Amendments mar also be made at a regular meeting
ot the membership "poa .otic" glven, AS provided by the bY~1a"'", of
intention to SUbmit such amendments.
AR'I'ICLB X.
LOC'ATIOlf
rae lOcation of tbis cOrporation sball be at &70 Trail
BouleVArd, Nort~ i. tbe City of Naples. Couuty of COllier, Stat.
of florida.
AllTICLE XI.
ROlll>RortT !I'1'ATUS
Seotion 1, NO ~o.rt of the lIet earnillis of the eorporatlou
eb~ll 111ure to the benefit of allY indivldual Or member.
Section a. the oorpor~tlon aball not oa~rf on propl\galld~, Or
.11,
~!' .
04/'10/2008 23:33
239-597-0578
RWA INC
941 455 5225
PAGE 05
PHONE i'D.
Apr. 11 2008 10:17RM P5
FROM : Nap!"'s Cnr! stlan Acad~my
..
'.
,
.. .
'\w
othe~ige ~et to intlUeneR 1e~ial~tiofi.
AllTtCU: Xl!.
llU~8
Th~ .mount ot tb~ yc~~ly dU~8 payable b1 membe~$ &h~ll be ftuoh
'~unt a. may bQ determined fro~ time to time br the aoa~d of
t)1re<:~orB.
AII'\'tCt.l: XIII.
panlls
In order.to ptomote tb~ purposea ot this oorporation, it may
acquire ~~oper~y by R~ant, gift. purobas~~ davlse or bequest~ and
hold ..nel d:ispose of $uoll property as ~he corporAtion shall require
tor the benefit of the m~bers and not for pecuniary profit.
MI1'ICl,f; XIV.
DISTRIBIJTION OF A88mS llI10N D1$$OLll'l'tON
No perSOh. rlrm o~ 6drporation shall ever reQelve nny dividends
or profi~s from t~e undertaking of this corporation and upon dis-
solution of t~ls OrK.o!zation all of its assets remainl.g att~r pa1-
ment ot all costs nnd OXp~nS6g ot such dissolution Shall be donated
to suoh & Christian educatio.al causo 9S the Assooiation may d~ter-
mine, aftd none or tbe aRG~bg _ill be dt$tr1butod to any membe~,
oCtloer or trustee of this corporation.
IHWITNBsS wRE~RE, we, the undersig.ed sUbsoribing iocorpo-
~~tor~f h~ve hereunto Aet ou~ banda aDd ~ea181 this ~d., of
JUly ,1973, for t~e purpos~ of forming t~i. Corporat10n not
for profit under tho laws of t~e Stato of Florida.
(GliAL)
(SIlAt.)
(SEAL )
(SEAL)
:: ,.
FROM : Naples
04/10/2008 23:33
239-597-0578
..... "
RWA INC
PAGE 06
Apr.. 11 2008 10'18AM P6
'I: all!
'.;.;..
Christian Acaclemu PHONE ~Q. : 941 455 5225
,'" .... . .-r.\':'~"'J"'\".'J:,I.",.~P\}."~~_~~~u
,,:~.~. ~::.>.":'t~:. '.",,; \:'''~':lliJl~ 7.,f.,"tTt:~F. ''''A~iu~ \if . "
.....
B'l'A'm 01' MIUOA
COllJlTY OF COLL IEn
)
) SS:
)
BEFORE ME, a Not~~ Pu~tle ~Uly ~uthorlzed 1n the state and
eountr nam~d above to take ~cknowl~dgment8, pernonally appe~red
Gnrar4 T. Shaard., Kenneth .. arune, Syl~la A. Moll ~nd Carolyu
SIIl'tfyer, to me- kno'Wt'l to bo the persons degel"'tbed M subgcrlbero in
and who eX&c~ted the foregoing A~tio~e6 of lnoorporation~ a~d. they
.cknQ~l~ged before me that they 0xeeuted and RUbsctlbed to"tbese
Articl.~ of lfico~po~ation.
Witness my hand and
lIaJlle<:l above this 31
(Not&ry Seal)
offlninl seal ~n the nou~ty and state
day of July
A. O. 1973.
, .
td.d-m4J Xk.o:..-""
Notary Publio ~ State ot F1Qrida
..1: Large
lIy COlll1lis..ioll ll><pir...., t-/4.7'f
04/10/2008 23:33
239-597-0578
RWA INC
PAGE 07
FROM: Naples ChristIan Academ~ PHONE NO. : 941 4555225 Apr. 11 2008 10: 18AM P7
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CERTIfICATE DESIGNATING PLACE OF llU8 rNESS 01\ OOllleIL'll FOR Ttnl
SltllVICt OF pl\OCllSa WITHrN THtS $TATB, NA1UNG AO&llT UPON l!lIOlC
PROCESS NAY BE SEIlVEO.
In pureuanoe of Chapter 40.091, ?lor1da Statutes, the
following l~ aubmitted, in compliance ~itb BBid Act:
First __ ThILt NAPLES C1IltISTIAll ACADEMY AS!lOClATIOlf. INC.
desiring to or~nize under the laws of the s~ate of Florid~
with its p~1ncipaI oftic~, as indicated in the artioles at
inoorporation at City of Na?les, County or Collie~. Stnte 01
l'l..,rida, hRS n"",""
JOllllls G. 001_0
lOcated at. 218 nidge D,.i ve
City of Naples, County of Collier, State of PIQ~ida. as its agent
to aoc@pt $p.rv1ca 01 process wlthla tbi$ state.
ACKtlO1fLED<ltlmIT:
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f
Havi~g been n~ed to acoept service of process for th~ Dbov~
stated oorporation. at place designated in this oertifioate I
,
hereby aooept to Rot in tbis oapacity. and agree to comply witb
the provision of snid Aot relative to keeping open said office.
O~~~.~~
04/10/2008 23:33
239-597-0578
RWA I NC
PHO~E NO. : 9~1 455 5225 Apr, 11
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FROM : Naples Christian Rcadem~
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~t;:l.c,n vl.U be t>.Il:I'Ied olM< to Ql1I!I QC I!<lC'O ~zati_ wbi""
~_ arB ~ "" ~l:icnB -.u>ocl in Se<::tl.oM SOl(e)
(3) _ 170(",) (2) of \:he 1:nt.oma1- 0:& Of 1954 or oco:~
aecUONI of IJIri prior ot _ ~ ~"" .\Xdo, ot to the
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. II. 1lol:Wl.~ A11Yotbor J:>mII.lAJm of tl-.e l\rt&Q}ee,
tliliI ~tJ.<:n oI1Illl oot <:any ctI 3tI':f othet t><>tivitl.es oot pe>IlIittel.
t>:> be cai:rled 00 I'!l ta) a .....~AUaI ~ _ redenU l.l'IlDl8 tax
urder ""otion solI,,) (3) of t:b!t ~ __ ~ of 1954 or: the
_~o<llrq pt<>'1is.U:n of MY t.,d;ul:e thl~ Stat... :rM:emal. -
Law. or (10) a ~~ cxni:ril:uUona to .mid; ...... dE<ln.-t1hl..
1.niot: lleCl:icn 110(0) (2) "f the Ir\t1.!rMl --... Co:I<> 01: 19$4 or
anr ~ .x.n_ldl.n9 p",..u1"" of lm'f futut$ onit:td states !l\t@l.'Ml
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04/18/2808 23:33
239-597-0578
RWA INC
PHONE NO. : 941 455 5225
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PAGE 09
Apr. 11 2008 10:19RM P9
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a Fl.orlda TlCl<l-;>rofi l: al1:por.Uc>o, ho~ certify that atl:l>Ch<.od !>>rete is
on M>>l'I'3I=\l: to tho cot'fO"'w chart"t of NllPtlS dUUsrlJoN ~
l\SSCCllIT1W. =.. <~tcl at , """,1M' """tin;! of the ~p und<>.r
A;rt.1cle IX of t:ha ~cleSi of ,Lt)(.'Ol;'pO'C'ati<<h ~ date of . #
t974.
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1: IIERllIl'l C2~ tl>at (t\ this c:I"l' ~tly appea>:<>:I be!""" mo. al'l
off1<:O>: dul.y "uthori=d to l)dmi.n.\ster ootM Iln'l l;Llke ,cl:n<Mlcdo;rrents.
:E:DIMD 1:. PCI'I'ELL. .:m. and mrc~ R. IWII', "" Pnsident and &,oo<:reu...-y,
~""ly. of w.PIES C11RlS'f):11." N::1lI>>rt 1ISSOC!lIT1ai. m;:.. " Florida
n:n-profit 1;O=aUon, to \TOI ...:>11 _ to be the perscn descl:'l.bed l1lrl
W) ex<!CIlte<Ithe foro:IO!.r>9. Iln'l aokneWle:l<jecl before IlIll that said ~
-,toe! thO """" freely am voluntarily for the pw:pO<<> thetEoln ""Pressed.
wmmss IIV lwXI ancl. -.1 thi<l Z of . ~ . 1914.
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~4/10/2008 23:33
239-597-0578
RWA INC
PAGE 10
FRON.: Naples Christian Academy
PHONE NO. : 941 455 5225
Apr. 11 2008 10:20~1 Pi0
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I certify the attached Jt?tia';J1:i.ia.;<aod ()Q~riaf:.'.coI?Y of the Articles of
Incorporation, as atl).a!id.~d' (it T.it~ef;;bf @ji~~E~~e.HmSTIAN ACADEMY
ASSOCIATION,. I~C;i"<i'ff,~O!lio. naJt.Q.Dc';*r'if;8rri;;<1e~;~~."~Jifa~~.:IJ;te laws of the
. State of FlpT:iaa, 'i€".~~;;;;'~li.ti~~f~,;Ifjfr':;.?~~~!ill'~f'v"'Of~& this. officI:!. .'
,..t.<;:_:.-:. . <~~.,....: t:;~~:Y.~~-~~.::~->;ir:.~:::::-.-:..: ::M::,..A~:i?,:"'" ",>:'... .
The docur'11E1nt:!Jut1lb~r of..th[%~Qp.j:A\l)i,tf~~n;fs.n7;liMii.~1OO:: q q'
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. 'Ri t!I;a1labassee, t1Jl' <a:apital. tbig tbe
6th bap of March. 1991.
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APR-09-2008 09'5~
P.02
. Thill r&oord saarch Is for Informational PllrpOSOS only and doe. !iQ! eoi\9tltute II
I pro]eot review. This search only Identllles reSQurco& reccrded lit thol'lorlda Muter
SlIe FilII and dQIIS tiQI pro\llde project appro...al from thl> Division of Historical
RII.ouroas. Contl'ot thtl Compliance and RevltlW S&Qllon of the DIYlslon 01 Hl"torlcal
Resollroes at 850.245.6333 lor pn;lJect rtlvll1w Infonnatlon.
Christina Stejskal
Boylan Enylronmental Consultants, Inc.
11000 Metro Parkway, Suite 4
Fort Myers. FL 33966
Fax: 239-418-0672
iFloridn
Master
. SiteJ2
,.Fl1e~
April 9, 2008
In response to your inquiry of April 9, 2008 the Florida Master Site File lists no previously recorded
cultural resources in the following parcel of Collier County:
T49S, R26E, S.ction29
When interpreting the rasults Oflhis search, please consider tbe following information:
. This searcb area may contain IIllrecorded archaeological sites, historical structures
or other resources even if previously surveyed for cultul"lll resources,
. Federal, state and locallaw8 require fannal environmental review for most
projects. This search DOES NOT constltute such a reyiew.lfyour project rnlls
under lhese law., you should contact the Compliance and Revi.W Section oftbe
D1viBlon of Historical Resources at 850-245-6333.
Please do not hesitate to contact us if you have allY questions regarding the IOSU1ts oflhis senrch.
Sincerely,
/..... ~J A-,f'.. I ~
.. <:-)
Celeste Ivory
Admiltisuatiw Assistant III Assistant Supervisor
Florida Master Site File
mcivolYriiJ,dos.slate. fl.us
Attachment 0
Flomla DiviSion of Historical
Resource Letter
(J)HR)
500 South Bronough Streot . Tallahassee, FL 32399.0250 ' www.f1herltage.com!preselYationlsltefile
850.245.6440 ph I 850-245-1i439 fax I SltoFlIo@dos.st.le.f1.us
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Golden Gate Parkway/Santa Barbara
Boulevard Mixed Use Subdistrict
Project Location Map
BELLE MEADE NW QUADRANGLE
AREAS OF HISTORICAL/ARCHAEOLOGICAL PROBAB1UTY
o
\ - --
31 32 33 34 35 36 31 32 T
AHIlERBlLTIlE.I.CII~" -
3 1 6 5
5 4 2
6 ii!
.
u COLll&NG41'E ooou....
~ !
, "
~ 9 10 . 1l 12 7 8
7 8 ~
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i
PlNEllIDGtltOAtI -- -~---+-- ~~--- ---- -
18 16 15 13 18 17
17 14
KZl
"lilt ~-
-- -
19 20 21 22 23 24 19 20
,
-
SUBJECT /
PROPERTY_ .'
30 29 , ~<F. 27 28 25 30 29
28
\ -------- --
,e- ~tt'15 34
e- ---- 35 38 31 32
31 32 33 r----
".." RADIO IlOACl .... AWCATOIl .wrr 1-71l
/
6 2 1 6 5
5 4/ 3
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..... IMVlSl:ILVD ---- V' ---
!
7 8 ~~; ,
9 11 I 12 7 8
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RNG 261 RNG 27
WP 48
TWP 49
'!'\iP 49
TWP 50
""""
caltrer County
~
Attachment 0
j
IINO'CATESNl'~()fHIST~Il';Al/AllC>iA(lXOGICAl"/lOIlA8IlllY
.. Il\lCilC./olES HISTORIC STRUCTURE (NOl TOSClH)
. INOtCA1ESAACH.ll:OlOO,CJ,lSllE("'I)TIOSCAlE)
~'''[)OCA1(SHlSTORIC()lSlRlCl
~ PRE'o'IOUSuSulMHD.oM[A
PFI(PoUlEOI1"-C1S/CIollt,W>J><O<CSEC'f1ON
COWIolU..Il'r' [l{V(lOPl,tfl~1 .\HI) UMRON.IIlENTAl S[IM(;ES DIVISION
riLE' """-P 5 ~ e.ot"OHfN DWC ~/2000
............ PR(Y10USlYSUIlV(YtORQAO
NOT TO $CAl(
Boylan i">-
El1vil'onnie~.!---
Con~\Iltl\ntsl ,~c.
lI't1lfmu( & Wlldlf/e.$~m-eJIJjJiJIYrnmmell/(lt Pcm1ft/lng,
Impafi(..6l;~lJ/l'll(S
" !l000 MelrO Parkway, Sulle 4, Fori Myers, Fiorida. 33966 1'holle,(239)418-0671 Fax:(239)418~0672
Aplil 9, 2008
DI'. La\11'a Kammerer. Director
Pivisi.on ofHislorical Res.ources
R.A. Gray Buildiug
500 South Brollough
Tallahassee. FL 32399-0250
AUn: Compliance Review Sectlou
RE: Golden Gate Pkwy/Santa Barbara Blvd. Mixed Use Subdistrict
Seellon 29 TOIVnshll) 49 S I Rallgil 26 E. Colller Couuty, Florida
Dear Laura:
We are IJrepadng a Col1ier County Compreheusive Piau Ameudment application for the subject
parcel and would like to requestlha! the pr.operty be reyiewed for the possible presellce.of
archaeol.ogical .or hist.orical siles.
Attached are the resnlts .of the Master Site File review, au aerial photograph, and a l.ocatlon map
t.o aII.ist you. Thank you.
Sincerely.
Boylan Ellvirolllnental Ccmstlltants, Inc.
{lJ .. )'rt..; f\
Vf1Auituvc, '<dVUtt~r--'t.
Christina Stejskal
Golden Gate Parkway Mixed Use Subdistrict
Commercial Needs Analysis
Retail Study
April 24, 2008
Revised and Updated: 4-27-09
Prepared for
Naples Christian Academy
Goodwill Industries of Southwest Florida
Prepared by
Fishkind & Associates, Inc.
1415 Panther Lane, Suites 346/347
Naples, Florida 34109
(239) 254-8585
Attachment P
Fishkind & Associates
Needs Analysis
1.0 INTRODUCTION ............................................................................................................ 3
TABLE OF CONTENTS
1.1
1.2
1.3
1.4
PURPOSE...
............3
...........3
...............4
...5
OVERVIEW OF NEEOS ANALYSIS
DEFINITION OF THE TRAOE AREA.. .
ANALYSIS PROCESS...
2.0 THE SUPPLY OF RETAIL SPACE............................................................................... 6
2.1
2.2
2.3
EXISTING RETAIL SUPPLY IN PROJECT'S MARKET..
POTENTIAL RETAIL SUPPLY IN PROJECT'S MARKET ..
TOTAL RETAIL SPACE HOLDING CAPACITY IN PROJECT'S MARKET
..6
..7
3.0 THE DEMAND FOR RETAIL SPACE ........................................................................14
.....13
3.1
3.2
DEMAND FOR COMMERCIAL.RETAIL SPACE IN THE PROJECT'S MARKET ..
..14
. ....14
4.0 COMPARISON OF SUPPLY-TO-DEMAND ..............................................................16
HOUSEHOLOS AND INCOME IN THE PROJECT'S MARKET..
5.0 CONCLUSIONS CONCERNING THE PROPOSED AMENDMENT ........................ 17
4.1
SUPPLy/DEMAND COMPARISON ANO THE ALLOCATION RATIO...
.. ..............16
APPENDIX #1 - RETAIL DEMAND METHODOLOGY .........................................................18
APPENDIX #2A -10-MINUTE DRIVE TIME TRADE AREA MAP ....................................... 22
APPENDIX #2B - 10-MINUTE DRIVE TIME TRADE AREA MAP (2) .................................. 23
APPENDIX #3 - I-SITE CENSUS-BASED HOUSEHOLD TREND REPORT ...................... 24
APPENDIX #4 - POPULATION PROJECTION METHODOLOGy...................................... 25
APPENDIX #5 - USE OF THE ALLOCATION RATIO .......................................................... 27
Golden Gate Parkway Mixed Use Subdistrict
Commercial Retail Needs Analysis - Updated 4-27-09
2
1.0 Introduction
1.1 Purpose
The purpose of this report is to present a commercial needs analysis for the proposed
change to Goiden Gate Area Master Plan ("Plan"). The Naples Christian Academy and
Goodwill Industries of Southwest Florida ("Client") are proposing approximately 17.16 +1-
acres of mixed use development ("Project") including a commercial office and retail
component and a small amount of residential development at the southwest corner of
Golden Gate Parkway and Santa Barbara Boulevard, in the Golden Gate area of Collier
County ("County"), Florida. Fishkind & Associates, Inc., ("Consultant") has been
engaged to prepare this report. This report analyzes the need for retail space at the
Project.
1.2 Overview of Needs Analysis
In the context of amending the adopted Plan the applicant must demonstrate the need to
amend the plan. Typically, this takes the form of a comparison of:
o The supply of existing land/square footage currently planned for various commercial
uses; and
o The demand for land/square footage based on projected househoids in the market
Historically, these comparisons have focused their studies County-wide. This analysis
studies the market for commercial retail demand around the project and portions of the
County within certain drive time distances. There are two related reasons for this type of
analysis.
First, consumers are assumed to maximize benefit over all goods and services
consumed subject to their income. This type of analysis requires that travel costs are
either explicitly or implicitly accounted for during the consideration of the consumers'
income constraint. This analysis requires the Consultant to narrow the scope of the
analysis from the county level down to a local market level.
Second, the Consultant considers whether the choice of location is a Pareto
improvement for consumers. (Pareto improvement means that no consumers are made
worse off, and at least one is made better off.) That is, the Consultant asks the question
whether additional commercial space makes at least one local market better off, without
reducing the welfare of all others. An analysis of commercial space over the whole of a
county may lead to the wrong conclusion of where to develop new space. That is, the
county as a whole may appear to need more commercial space to support the aggregate
levei of demand generated by its residents. With many County-wide choices of
commercially-zoned lands available, the development of one site over another may iead
to an over supply in one location and an under supply in another. This is precisely the
outcome the County wants to avoid.
Golden Gate Parkway Mixed Use Subdistrict
Commercial Retail Needs Analysis - Updated 4-27-09
3
Therefore:
o By narrowing the focus of this study to the iocal market, the Consultant determines if
this market has a need for additional retail space.
o The Consuitant can replicate a competitive outcome, and ensure that the welfare of
all other local markets is improved or unchanged.
1.3 Definition of the Trade Area
Based on the character of the proposed development and surrounding uses. the market
trade area utilized in this analysis is neighborhood/community serving in nature.
According to the Urban Land Institute1
"A neighborhood center's typical size is about 60,000 square feet of gross
/easable area, but in practice, it may range from 30,000 to 100,000 or
more square feet." Neighborhood centers sell convenience goods,
groceries and personal services to the immediate neighborhood
community. The typicai market area for a neighborhood center is a 10-
minute drive time.
"A community center's typical size is about 150,000 square feet of gross
leasable area, but in practice, it may range from 100,000 to 500,000 or
more square feet. Centers that fit the general profile of a community
center but contain more than 250.000 square feet are classified as super
community centers." Community centers sell a wider range of products
that includes apparel, hardware and appliances. The typical market area
for a community retail center is a 20-minute drive time.
"A regional center's typical size is about 500,000 square feet of gross
leasable area, but in practice, it may range from 250,000 to over
1,000,000 or more square feet. Regional centers sell general
merchandise, apparel, home furnishings, and a variety of other goods and
services to a larger regional market. The typical market area for a
regional retail center is a 3D-minute drive time.
The market is centered on the Project, which is located at the southwest corner of
Golden Gate Parkway and Santa Barbara Boulevard, in the Golden Gate area of Collier
County, Florida, and extends in a 10-minute drive time radius surrounding the subject
site.
1 Beyard, Michael D., W. Paul O'Mara, et al. Shopping Center Development Handbook. Third Edition.
Washington, D.C.: ULI-the Urban Land institute, 1999.
Golden Gate Parkway Mixed Use Subdistrict
Commercial Retail Needs Analysis - Updated 4.27-09
4
Based on the ULI guidelines for the site's size, the proposed retail space would draw its
customers from a 10-minute drive time or 'neighborhood' serving market. However,
because the volume of potential retail space at the Project is at the upper threshold of
neighborhood centers, it has the ability to house some store types typically found in
community centers such as: personal service, entertainment, and food service tenants.
As such, the Consultant has allocated a portion of the market's community center
expenditures to the Project in addition to neighborhood center spending.
Therefore, the need to amend the Plan and Future Land Use Map will be based on an
analysis of this 10-minute drive time market's need for additional
'neighborhood/community' commercial retail development. (Map of 10-Minute Drive
Time provided in Appendix #2).
1.4 Analysis Process
The process of determining the need for additional commercial-retail space consists of
four steps, as outlined below.
o Inventory existing supply of commercial-retail space in the market area;
o Inventory potentiai supply of commercial-retail space implied by the Future Land Use
Map (FLUM);
o Project future population/employees to determine future commercial-retail demand
and compare against commercial-retail land allocation ratios;
o Determine commercial-retail space allocation ratio within the market area.
(Rest of Page Left Intentionally Blank)
Golden Gate Parkway Mixed Use Subdistrict
Commercial Retail Needs Analysis - Updated 4-27-09
5
2.0 The Supply of Retail Space
Having estabiished a trade area for the Project, the next step is to analyze the supply of
retail space the Plan can accommodate within the 10-minute trade area.
The analysis of the Plan is articulated in two parts:
1) First, the Consultant has utilized Collier Property Appraiser data to inventory the
supply of existing, constructed retail space less than or equal to 100,000 square
feet in size (per the ULI guidelines above) within the 10-minute trade area (DOR
Codes: 11, 12, 16,21,22,26,27,30-37).
2) Second, the Consultant has utilized the Future Land Use Elements of the Collier
County Growth Management Plan and the Golden Gate Area Master Plan as a
guide to estimate how much additional retail space is implicitly allocated within the
trade area.
From this, the Consultant is able to estimate the total retail space holding capacity of the
10-minute trade area.
2.1 Existing Retail Supply in Project's Market
The Consultant has utilized Collier County Property Appraiser data (effective date of 3-
25-09) to estimate the amount of existing, constructed retail space within the 10-minute
trade area.
Table 2.1.1 provides the current inventory of retail space utilizing DOR Codes: 11, 12,
16,21,22.26,27,30-37. (Full data set provided on CD to Planning Dept.)
Table 2.1.1
Current Supply of Existing Commercial-Retail Space in Project's Market
Existin~
Acres 601.07
Square Feet 2,723,895
Source: Collier County Property Appraiser -
Effective Date of Data: 3-25-09
The table above shows there are 2.7-million square feet of existing. constructed retail
space in the Project's market with an average density of 4,527 square feet per acre
(2,723,895/601.07). This average density will be used as a guide to estimate the
potentiai supply of retail space in the section below.
Golden Gate Parkway Mixed Use Subdistrict
Commercial Retail Needs Analysis - Updated 4.27.09
6
2.2 Potential Retail Supply in Project's Market
The Consultant analyzed the Future Land Use Elements of the Collier County and
Golden Gate Area Plans to estimate the total retail space holding capacity within the 20-
minute trade area (effective date of Plan retrieval 4-09-09). The land use categories that
fall within the Project's market are shown in Table 2.2.1 below.
Table 2.2.1
Land Use Categories within Project's Market
Collier Countv GMP Golden Gate Area Master Plan
Urban Oesinnation Urban Oesinnation
Mixed Use District ~- Mixed Use District
Davis Blvd f Countv Barn Rd Mixed Use District Urban Residential Subdistrict
Urban Residential Subdistrict Downtown Center Commercial Subdistrict
Urban Residential Frinae Subdistrict Commercial District
Industrial District G.G. Mixed Use Activitv Center Subdistrict
(Includes all Subdistricts) G,G Urban Commerciallnfill Subdistrict
Commercial District Santa Barbara Commercial Subdistrict
Mixed Use Activitv Center Subdistrict G.G. Pkwv Professional Office Commercial Subdistrict
Interchanae Activitv Center Subdistrict Collier Blvd Commercial Subdistrict
LivinnstonlPine Ridae Commercial Infill Subdistrict
Livinaston Road Commerciallnfill Subdistrict Estates Desianation
Livinaston Road / Eatonwood Lane Commerciallnfill Mixed Use District
Livinaston/Radio Rd Commerciallnfill Subdistrict Residential Estates Subdistrict
Livinaston RoadlVeterans Memorial Road Neiahborhood Center Subdistrict
G.G. Pkwy Institutional Subdistrict
Estates Desinnation Commercial District
(See Golden Gate Plan \ Interchange Activitv Center Subdistrict (Collier GMP)
Pine Ridoe Road Mixed Use Subdistrict
G.G Estates Commerciallnfilt Subdistrict
Source: Fishklnd & Associates based on Collier County and Golden Gate Plans
The balance of this section will focus on only on land use land use categories that allow
commercial development.
Golden Gate Parkway Mixed Use Subdistnct
Commercial Retail Needs Analysis - Updated 4-27-09
7
The first step is to identify any land use categories for which the FLUE describes
maximum commercial allocations with a reasonable degree of certainty. For these
categories, the retail holding capacity can be estimated directly. These categories are
shown in Table 2.2.2 below along with the maximum allocations of allowable
commercial-retail space.
Table 2.2.2
Land Use Categories with Specific Allocations
Total Max. Allowed Max Allowed
FLU Catenar" Acres Allowable Uses Comm./snftl Retail/Snftl
Collier Count" GMP
Urban Desinnation
Mixed Use District
Davis Blvd j County Barn Rd Mixed Use District 2283 Res, Goods/5vs 45.000 20.000
Commercial District
*Livinaston Road / Eatonwood Lane Commerciallnfill 12.5 Office, Indoor Storace 200.000 200.000
Livinaston/Pine Ridae Commercial Infill Subdistrict 27.97 Res, Goods/Svs 165.000 125.000
*Livinnston/Radio Rd Commerciallnfill Subdistrict 5.00 Res, Goods/Svs 50.000 11.318
Livinnston Commerciallnflil Comm 6 Med/Pro Offices 52,500 Office Onl\l
Golden Gate Area Master Plan
Estates Desinnation
Commercial District
*Pine Ridne Road MU Subdistrict 16.23 Commercial 80.000 36.738
TOTAL 393,055
'Note: 'Max Allowed Retail' estimated as one-half of total acreage (based on existing Collier ORis shown in Table 2.2.4 below)
multiplied by 4,527 sqftlacre (from Table 2.1.1 above)
Source: Fishkind & Associates based on Collier County and Golden Gate Plans
As the table above shows. it is implied by the Plan that almost 400,000 total square feet
of retail space can be accommodated by these land use categories. For categories in
the table where the maximum amount of retail space is not specified, the Consuitant
conservatively allocated one-half of total acreage for potentiai retail uses (based on the
allocation of uses in approved Collier ORis shown in the section below) and applied the
average density per acre from Table 2.1.1 above.
Golden Gate Parkway Mixed Use Subdistrict 8
Commercial Retail Needs Analysis - Updated 4.27-09
For the balance of land use categories in the Project's market, the amount of allowable
retail space is not as clearly defined by the FLUE. In light of this, the Consultant has
classified the remaining iand use categories as either:
. Traditional; or
. Redevelopment
This distinction is important. For the 'traditional' land use categories, only the amount of
remaining vacant commercial land needs to be analyzed to estimate the amount of
implicit retail capacity. However, for the 'redevelopment' land use categories, total land
area must be analyzed to account for the greater likelihood of conversion.
Table 2.2.3 on the next page shows the remaining land use categories which allow
commercial development and their classification as either 'traditional' or 'redevelopment.'
Additionally, the table shows totai acrea~e and vacant commercial acreage based on
GIS anaiysis performed by the Consultant utilizing data from the Collier County Property
Appraiser and Collier County GIS Department.
(Rest of Page Left Intentionally Blank)
2 Please note acreages represent approximations. This is because the borders delineating land use
categories do not exactly match parcel lines. In some instances, outer parcels that partially touch the land
use category boundary are included in their entirety.
Golden Gate Parkway Mixed Use Subdistrict 9
Commercial Retaii Needs Analysis - Updated 4.27-09
Table 2.2.3
Remaining Land Use Categories within Project's Market
FLU Catenorv Total Vacant Comm.
Acrea"'e Acreaoe
REDEVELOPMENT
Golden Gate Area Master Plan
Urban Oesinnation
Mixed Use District
Downtown Center Commercial Subdistrict 20.68 --
Commercial District
Collier Blvd Commercial Subdistrict 58.39 --
*G_G. Pkwv Professional Office Commercial Subdistrict 25.31 -
Santa Barbara Commercial Subdistrict 15.97 --
TRADITIONAL
----
Collier Countv GMP
Urban Oesinnation
Mixed Use District
Urban Residential Frinne Subdistrict -- 000
Urban Residential Subdistrict -- 18.88
--
Commercial District -
Interchanae Activitv Center Subdistrict -- 53.32
Mixed Use Activitv Center Subdistrict , -- 3961
I --
-
Industrial District
Industrial District -- 0.68
--
Golden Gate Area Master Plan --
Urban Oesinnation
Mixed Use District
Neiahborhood Center Subdistrict n 0.00
Commercial District
G.G Urban Commerciallnfill Subdistrict n 1.29
GG Mixed Use Activitv Center Subdistrict -- 3.19
- --
Estates Desinnation n
Commercial District
G.G Estates Commerdallnfill Subdistrict -- 1506
Source: Fishkind & Associates based on Collier County and Golden Gate Plans
Golden Gate Parkway Mixed Use Subdistrict
Commercial Retail Needs Analysis - Updated 4-27-09
10
The next step is to determine reasonable estimates of retail allocation for these land use
categories. As a guide in determining land allocations, the Consultant has reviewed land
use distribution data from the Southwest Florida Regional Planning Council's Annual DRI
Monitoring Report for Collier County. Table 2.2.4 shows the distribution of approved land
uses for all DRls in Collier County as of the effective date the information was retrieved
(4-17-09). The DRI monitoring report is the only County-specific information available
that separately identifies the allocation of office and retail uses within a unified, planned
development theme. The County's PUD inventory document only lists a 'commercial'
total and does not account for retail/office uses separately.
Table 2.2.4
Distribution of DRI Land Uses (Collier)
%of %of
Land Use Acres Total Acres Comm. Acres
Residential Acres 31,693 93.67%
Retail Acres 1,034.16 3.06% 49.9%
Office Acres 670.13 1.98% 32.4%
Indus. Acres 247 0.73% 11.9%
Hotel Acres 119.78 0.35% 5.8%
Total Comm. Acres. 2,071
Total Acres 33,764
Source: Fishkind & Associates based on SWFRPC Annual DRI Monitoring Report (retrieved 4-17.09)
The table above shows land allocations from two perspectives: 1) as a percent of total
approved DRI acreage; and 2) as a percent of approved DRI commercial acreage. For
DRls in Collier County, retail space averages 3.06% of total approved DRlland area and
49.9% of approved DRI commercial area. The Consultant has used these data as a
guide in allocating retail space across the land use categories in the Project's market.
For 'traditional' land use categories in Table 2.2.3 on the previous page, the Consultant
estimates one-half (based on Table 2.2.4 above) of vacant approved commercial
acreaae will be developed as retail. For the 'redevelopment' land use categories, the
Consultant conservatively estimates one-half of total acreage will be developed as retail
_ assuming significant conversion of existing land uses. It is likely this allocation is
entirely too high and these categories will yield much less retail space.
Once the amount of retail acreage is estimated, the average retail density of 4,527
square feet per acre from Table 2.1.1 is applied. These estimations, along with the
resulting retail yields, are shown in Table 2.2.5 on the next page.
Golden Gate Parkway Mixed Use Subdistrict
Commercial Retail Needs Analysis - Updated 4-27.09
11
Table 2.2.5
Retail 50ace Holdin(l Caoacitv
FLU Cateaorv Total Vacant Comm. % Retail Retail "'Retail
- Acreaae Acreane Acres Acres Snft
REDEVELOPMENT
Golden Gate Area Master Plan
Urban Oesinnation
Mixed Use District
Downtown Center Commercial Subdistrict 20.68 n 50% 10.34 46.820
Commercial District
Collier Blvd Commercial Subdistrict 58.39 n 50% 29.19 132.160
*G.G. Pkwv Professional Office Commercial Subdistrict - 2531 .. 10% 253 11.457
Santa Barbara Commercial Subdistrict 1597 n 50% 7.98 36.140
TRADITIONAL
Collier Countv GMP
Urban Desinnation
Mixed Use District
Urban Residential Frinne Subdistrict .- 0.00 50% 0.00
Urban Residential Subdistrict n 1888 50% 9.44 42.729
n
Commercial District .
Interchanae Activitv Center Subdistrict n 5332 50% 26.66 120.701
Mixed Use Activitv Center Subdistrict n 39.61 50% 19.81 89.660
---- n -
Industrial District
Industrial District n 0.68 50% 034 1.532
n
Golden Gate Area Master Plan --
Urban Desianation
Mixed Use District --
Neiahborhoad Center Subdistrict n 000 50% 0.00
Commercial District
G_G Urban Commerciallnfill Subdistrict -- 1.29 50%. 0.64 2.919
G_G Mixed Use Activit" Center Subdistrict n 3.19 50% 159 7.213
- -- --- -
Estates Desianation 1
..
Commercial District
G_G Estates Commerciallnfill Subdistrict -- 15.06 50% 7.53 34.091
TOTAL -- 525,421
*Note: GGPPOCSD places specific emphasis on office development. As such, retail space is allocated at 10% of total
land area
**Applied average density of 4,527 square feet per acre from Table 2.1.1
Source: Fishkind & Associates based on Collier and Golden Gate Plan & Collier Property Appraiser data
As the table above shows, it is implied by the Plan that over 525,000 total square feet of
retail space can be accommodated by these land use categories.
Golden Gate Parkway Mixed Use Subdistrict
Commercial Retail Needs Analysis -- Updated 4.27-09
12
2.3 Total Retail Space Holding Capacity in Project's Market
The sections above analyzed the Plan's retail space holding capacity from two
perspectives:
. First, the Consultant utilized Collier Property Appraiser data to inventory the
supply of existing, constructed retail space within the 10-minute trade area (DOR
Codes: 11, 12, 16,21,22.26,27, and 30-37).
. Second, the Consultant has utilized the Future Land Use Elements of the Collier
County Growth Management Plan and the Golden Gate Area Master Plan as a
guide to estimate how much additionai retail space is implicitly allocated within the
trade area.
Table 2.3.1 below provides the total retail space holding capacity in the Project's market
based on the sections above.
Table 2.3.1
Total Retail Space Holdin
Retail S It
2,723.895
393,055
525 421
Existin
Total Allocation of Retail S ace 3,642,372
Source: Fishkind & Associates based on Collier County and Golden Gate Plans
As the table above shows, the total allocation of retail space implied by the Plan within
the Project's market is over 3.6-million square feet.
(Rest of Page Left Intentionally Blank)
Golden Gate Parkway Mixed Use Subdistrict
Commercial Retail Needs Anaiysis - Updated 4-27-09
13
3.0 The Demand for Retail Space
3.1 Demand for Commercial-Retail Space in the Project's Market
Demand Methodoloav
A variety of methods exist for quantifying the demand for retail space. A common
approach involves a per capita or ratio (retail square feet/person) methodology. This
approach is useful and not tremendously data-intensive. However, there are more
dynamic methodologies available which better replicate the economic and market forces
that affect the amount and type of retail space in the marketplace.
The approach utilized in this report is a consumer expenditures methodology. The
demand for retail space is driven by the number of households in the trade area, their
income levels, and their expenditure characteristics (e.g. expenditures by tenant
classification and center type). The methodology is rather voluminous and is reproduced
in this report as Appendix #1.
The steps for determinina the demand for retail space within the trade area are:
o Estimate/forecast households and income within trade area;
o Determine retail expenditure characteristics of households (expenditure
percentage, tenant classifications, center types);
o Convert site specific expenditures by tenant classification and center type to
supportable square feet
3.2 Households and Income in the Project's Market
As part of the 2008 Annual Update and Inventory Report ("AUIR") Collier County adopted
population estimates and projections for the County as a whole and each planning
community. While these projections are 'official' and utilized for planning purposes, they
are not available in a form that allows for geo-spatial analysis. That is, the Consultant is
unable to determine the population and income levels within the Project's 10-minute
trade area utilizing the AUIR estimates/projections.
As an alternative, the Consultant has utilized I-Site census-based demographics
package to estimate the number of households and their income level within the trade
area. I-Site utilizes data based on the decennial US Census. To provide estimates in
between decennial Census years at the census block level of geographic detail, I-Site
utilizes data from United States Postal Service and commercial source ZIP+4 level
delivery statistics, Internal Revenue Service statistics on tax filers and year-to-year
migration; as well as the Census Bureaus Current Population Survey. (Please refer to
Appendix #3 for complete I-Site data table for the 10-minute trade area)
Golden Gate Parkway Mixed Use Subdistrict
Commercial Retail Needs Analysis - Updated 4-27-09
14
Table 3.2.1 shows the estimate of households and average household income within the
trade area based on 2008 I-Site data (the most recent available as of the effective date
of this report). In addition, the table shows the Consuitant's projection of population and
income for the year 2030 (please refer to Appendix #4 for full explanation of
projection methodology).
Table 3.2.1 Population and Employment Projection for Project's Market
Year Households Growth GrowthlYear HH Income
2008 20,704 --- $63.557
2010 21.189 485 242 $64.740
2020 23,224 2,035 204 $70.993
_~030 24.661 1,437 144 $77,850
Sources: I-Site Census-based Demographics Package: Collier County Property Appraiser
Effective Date of Data Retrieval: 3-15-09
This new information indicates that the market's demand for commercial space will also
increase. Table 3.2.2 below shows the demand for retail square footage in the 10-
minute market based on the amount of households, their incomes, and expenditure
characteristics. A calculation guide is shown below the table and refers to data provided
in Appendix #1.
Table 3.2.2 Population and Employment Projection for Project's Market
2008 2010 2020 2030
11\ 10-Min Households 20,704 21.189 23,224 24,661
(2) Household Income $63,557 $64,740 $70,993 $77,850
(3\ - -- ---
Total10-Min Market Income $1.315,884,128 $1.371,769,971 $1.648,743,590 $1.919,829,088
14\ Retail Exo % -.- 32.11% 32.11% 32.11% 32.11%
(5) Aaoreaate Retail EXD $422,493.829 $440,437,221 $529,365.754 $616,403,775
(6) TOTAL SQFT DEMAND 1,226,630 1,278,725 1,536,912 1,789,610
(1) Table 3.2.1
(2) Table 3.2.2
(3) (1) multiplied by (2)
(4) Tabie A.1.2 (found in Appendix #1)
(5) (3) multiplied by (4)
(6) (5) distributed across Table A.1.4 (Saies by Store Type), Tabie A.1.5 (Sales by Center Type), then
divided by Table A.1.6 (Median Sales per Sqft GLA)
The table shows that in 2008 there is a
neighborhood/community retail space within
expected to reach 1.8-million square feet.
demand for 1.2-million square feet of
the market. By 2030, this demand is
Goiden Gate Parkway Mixed Use Subdistrict
Commercial Retail Needs Analysis - Updated 4-27-09
15
4.0 Comparison of Supply-to-Demand
4.1 Supply/Demand Comparison and the Allocation Ratio
The sections above quantify the supply of, and demand for, retail space within the 10-
minute trade area. The next step is to compare the two. Because of the length of the
analysis horizon and the fact that the supply calculation in Section 2.0 takes into account
lands that mayor may not be developed as retail space - or at all, the comparison is
articulated by an 'allocation ratio' (ratio of supply-to-demand).' For this analysis, the
minimum acceptable level for the allocation ratio is 2.0.
Table 4.1.1 provides a comparison of the retail supply determined in Section 2.0 and the
projected retail demand determined in Section 3.0.
Table 4.1.1 Retail Need in Project's Market
Commercial Retail 2008 2010 2020 2030
(1) Market Office Demand (Cumulative \ 1,226,630 1,278,725 1,536,912 1,789,610
(2) Suoolv Net GLA ISn Ft\ 13.642.3721 131>423721 13.642.3721 13.642.:J721
(31 Allocation Ratio (SuoolvlDemand) 2.97 2.85 2.37 2.04
(1) Table 3.2.2
(2) Table 2.3.1
(3) (3) divided by (2)
The table above shows the ratio of the total supply to the total demand equals 2.97,2.85,
2.37, and 2.04 for the years 2008, 2010, 2020, and 2030 respectively. This comparison
converts all vacant and potential acres and assumes full development within the market.
Currently the retail allocation is above the minimum desired level of 2.0. By 2030, the
allocation ratio is expected to drop to 2.04. (Please refer to Appendix #5 for a
memorandum prepared on the use of the Allocation Ratio. Memo also provides
examples of Allocation Ratio validation and acceptance at the Division of
Administrative Hearing level).
Based on this analysis, there is currently a sufficient amount of retail space designated
by the Plan for this market. As noted here, this market's commercial ratio will decrease
to 2.04 in 2030. This ratio is sufficiently high enough to accommodate the expected
demand in a meaningful fashion.
Golden Gate Parkway Mixed Use Subdistrict
Commercial Retail Needs Analysis - Updated 4-27-09
16
5.0 Conclusions Concerning the Proposed Amendment
Taking into account all developed, vacant, and FLUM designated commercial land in the
market, there is a reasonable degree of flexibility in the market's ability to accommodate
future retail demand. The 2030 retail allocation ratio of 2.04 indicates a comfortable
relationship between the demand for, and the supply of, retail space in the future.
Therefore, no need exists for additional neighborhood/community retail space at the
Project.
However, since the 2030 allocation ratio is very close to 2.0, Collier County may wish to
approve the proposed retail uses for this Project in light of the allocation ratio definition
that points to the various forces that render some of the FLUM commercial overiay
parcels as not being able to accommodate the commercial use proposed for those lands.
(Rest of Page Left Intentionally Blank)
Golden Gate Parkway Mixed Use Subdistrict
Commercial Retail Needs Analysis - Updated 4-27-09
17
Appendix #1 - Retail Demand Methodology
1.0 Methodology
The methodology employed in the analysis of the demand for retail space at this site is
based on a consumer expenditures model. This model can estimate the aggregate
market demand for retail space. the demand for retail space at a specific location, and
the effective supply of competing retailers in the area. The net demand for retail space
at the location being studied is determined as the difference between the site demand
and the effective supply of competition.
2.0 Aggregate Market - Retail Demand
Fishkind & Associates, Inc. ("Fishkind") has developed an in-house model to determine
retail demand. This model estimates retail demand by square footage, shopping center
type and store type. The model incorporates multiple data sources. These sources are
census based ("I-Site") local area households and household income data, consumer
expenditure profiles from the U.S. Department of Labor Consumer Expenditure Survey,
Department of Revenue Gross Sales data, and Urban Land Institute shopping center
tenant profiles, square footage requirements and average sales per square foot by store
type from the publication Dollars and Cents of Shoppinq Centers.
The model operates by first determining retail household expenditures for market area
households. Expenditures are determined through application of the results of the 2000
Consumer Expenditure Survey, conducted by the U.S. Department of Labor. This survey
of over 30,000 households nationwide provides detailed information on average dollar
expenditure amounts and the expenditure percent of household income, for all
household expenditures. The income expenditure percentages are applied to the
average local area household income and multiplied by the number of households to
determine market area spending potential for retail store goods.
Next, the historic Department of Revenue (DOR) Sales data (for the county in question)
is indexed by tenant c1assification3, from the Dollars and Cents of Shoppinq Centers.
The expected expenditures on retail goods are then applied to this county specific (DOR)
index to determine an estimate of spending by major store type (tenant classification).
The determination of sales by retail center (neighborhood, community, regional, super-
regional) is determined through the construction of an index of surveyed sales by center
type (also located in the Dollars and Cents of Shoppinq Centers).
Supportable square feet of a retail center is determined by applying the average sales
per square foot of GLA, found in Dollars and Cents of Shoppinq Centers, to the expected
sales by store type (tenant classification). In addition to determining the supportable
square feet of retail space, Fishkind & Associates has determined the expected sales by
DOR retail classification, which is a subset of the individual store types (tenant
classifications ).
3 Tenant Classification are: general merchandise, food, food selVice, clothing and accessories, shoes,
home furnishings, home appliances/music, building materials and hardware, automotive, hobby/special
interest, gifts/specialty, jewelry, liquor, drugs, other retail, personal selVices. entertainment/community.
Golden Gate Parkway Mixed Use Subdistrict 18
Commercial Retail Needs Analysis - Updated 4-27-09
Provided below are income and expenditure data utilized in the analysis.
A.1.110-Minute Market - Households & Incomes
Year PODulation Dwellina Units Households HH Growth GrowthlYear HH Income
2008 57,689 25.456 20,704 --- $63.557
2010 59.040 26.053 21,189 485 242 $64,740
2020 64,711 28.555 23,224 2,035 204 $70,993
2030 68,714 30,321 24,661 1.437 144 $77,850
Source: I-Site Census-based Demographics Package
Note: HH income figures are constant $s; not nominal
Effective Date of Data retrieval: 3-25-09
A.1.2 Income Expenditure Percentages
INCOME EXPENDITURE % ON RETAIL I 32.11% I
Source: I-Site Data for Trade Area
Effective Date of Data retrieval: 3.25-09
A.1.3 10-Minute Market - Retail Expenditures and Square Foot Supportability
2008 2010 2020 lQJQ 2008 2010 2020 2030
GENERAL MERCHANDISE $6,088.675 $6.347,262 $7,628,835 $8,883,164 42.875 44,696 53,721 62.554
FOOD $47,805.814 $49.836,136 $59.898,534 $69.747.017 139,161 145,071 174,363 203,031
FOOD SERVICE $20.549,472 $21,422.212 $25,747,563 $29,980,963 79.892 83.285 100.101 116,560
CLOTHING & ACCESSORIES $2,886.817 $3,009,421 $3.617,052 $4,211.765 15,017 15,655 18.815 21.909
SHOES $235.152 $245,139 $294.635 $343,079 1.213 1.270 1.526 1.777
-
HOME FURNISHINGS $11.211.725 $11,687,889 $14,047.787 $16,357,516 57,617 60.064 72,191 84,061
HOME APPLIANCES/MUSIC $4.048.273 $4.220~~92... ~~5m2,303 $5,906,289 17,459 18,201 21.876 25,472
BUilDING MATERIALS/HARDWARE $15,333.624 $15,984,846 $19,212,341 $22,371.224 94.749 98,773 118,716 138,236
AUTOMOTIVE I $49.326,770 $51,421,687 $61.804.223 $71,966.039 184,814 192,663 231,563 269,637
HOBBY/SPECIAL INTEREST WITH GIFT/SPECIALTY WITH GIFT/SPECIALTY
GIFT/SPECIALTY $2,196,777 I $2,290,075 $2752.463 I $3,205,021 14,102 14.701 I 17,670 I 20.575
JEWlERY $329.823 i $343,831 $413.254 I $481.201 804 838 I 1.007 I 1,173
LIQUOR WITH FOOD SERVICE WITH FOOD SERVICE
DRUGS $2,382.915 $2,484,118 $2.985.685 $3,476,590 6,065 6,323 7,599 8,849
OTHER RETAIL $2,351.255 $2,451,114 $2.946,017 $3,4:10,400 11,588 12.080 14,519 16,907
PERSONAL SERVICERS $1,390,048 $1,449,083 $1,741.667 $2,028,031 9.801 10,218 12,281 14,300
-
ENTERTAINMENT $3725991 $3884234 $4668499 $5436091 42603 44413 53380 ~
TOTAL $169,863.131 $177,077,250 $212,830,858 $247.824,389 1,226,630 1.278,725 1.536,912 1,789,610
Source: Fishkind & Associates, inc based on Florida Department of Revenue: Dollars & Cents of Shoppinq Centers
- Urban Land Institute
Goiden Gate Parkway Mixed Use Subdistrict
Commercial Retail Needs Analysis - Updated 4.27-09
19
A.1.4 Distribution by Store Type
DISTRIBUTIONS BY STORE TYPE
GENERAL MERCHANDISE 14.48%
FOOD 15.27%
FOOD SERVICE 10.73%
CLOTHING & ACCESSORIES 4.48%
SHOES 0.37%
HOME FURNISHINGS 7.10%
HOME APPLIANCES/MUSIC 3.67%
BUILDING MATERIALS/HARDWARE 11.73%
AUTOMOTIVE 23.35%
HOBBY/SPECIAL INTEREST WITH HOBBY/SPECIAL
GIFT/SPECIALTY 1.86%
--
JEWLERY 0.56%
LIQUOR WITH FOOD SERVICE
DRUGS 0.87%
----
OTHER RETAIL 1.44%
PERSONAL SERVICERS i 0.69%
ENTERTAINMENT I 3.40%
Source: Fishkind & Associales. inc: Florida Department of Revenue:
Dollars & Cents of Shoppinq Centers - Urban Land Institute 2007
A.1.5 Index of Sales by Center Type
INDEX OF SALES BY CENTER NEIGHBORHOOD COMMUNITY
GENERAL MERCHANDISE 1.0804% 17.7493%
FOOD 50 1268% 47.9941%
FOOD SERVICE 16.2423% 58.1773%
CLOTHING & ACCESSORIES 1.7763% 26.9659%
SHOES 2.1635% 25.4356%
HOME FURNISHINGS 4.8325% 65.0722%
HOME APPLIANCES/MUSIC -- 4.5826% 43.0018%
BUILDING MATERIALS/HARDWARE 8.3074% 45.2640%
AUTOMOTIVE 0.0000% 100.0000%
HOBBY/SPECIAL INTEREST -- With Gifts and Specialty
~-
GIFT/SPECIALTY 7.06% 41.68%
JEWLERY 2.0271 % 11.8288%
LIOUOR 34.2238% 65.7762%
DRUGS 36.8476% 56.2922%
OTHER RETAIL 11.3333% 54.8145%
PERSONAL SERVICERS 22.9793% 49.1430%
ENTERTAINMENT 8.7526% 34.4114%
Source: Fishkind & Associates, Inc: Florida Department of Revenue:
Doliars & Cents ot Shoppinq Centers - Urban Land Institute 2007
Golden Gate Parkway Mixed Use Subdistrict
Commercial Retail Needs Analysis - Updated 4-27-09
20
A.1.6 Median Sales per Square Foot of GLA
NEIGHBORHOOD COMMUNITY
MED $/SF MED $/SF
GENERAL MERCHANDISE $103.01 $148.87
FOOD 347.1 336.3
FOOD SERVICE 224.28 280.19
CLOTHING & ACCESSORIES 167.96 195.97
, SHOES 165.39 198.66
HOME FURNISHINGS 147.35 204.32
HOME APPLIANCES/MUSIC 137.85 271.31
I BUILDING MATERIALS/HARDWARE 143.3 1699
AUTOMOTIVE n/a 266.9
i HOBBY/SPECIAL INTEREST 163.15 201.46
I GIFT/SPECIALTY ----, 186.32 147.58
I JEWLERY 280.09 44574
i LIQUOR 254.1 321.25
IDRUGS 408.4 374.26
I OTHER RETAIL 159.18 2289
PERSONAL SERVICERS 127.73 158.14
ENTERTAINMENT 86.41 88
Dollars & Cents of ShODOinq Centers. Urban Land Institute 2007 - Constant $'s
(Rest of Page Left Intentionally Blank)
Golden Gate Parkway Mixed Use Subdistrict
Commercial Retail Needs Analysis - Updated 4-27-09
21
A endix #2a - 10-Minute Drive Time Trade Area Ma
R25E
T27E
T26E
~
I~~r
I
I
_.11.".....
PlANNED
UNIT
DEVELOPMENTS.
COMMERlCAlANO
INDU STRlAl
ZONING
Legend
DpUD
_ PUD COYME RCIAL
_ PUD INDUSTRIAL
_ INDUSTRiAl
_ COMMERCIAL
.+.
15
l.......
. --
o,.......--,'\>.
c:JOOE.._i
c:J__ot,-"""""
3
6 ~es
w
'"
"
0-
w
'"
"
0-
W
a
on
0-
w
on
0-
Source: Fishkind & Associates, Inc. based on Collier County PUD, Commercial, and Industrial Zoning Map
(Effective date: 3-25-09)
Golden Gate Parkway Mixed Use Subdistrict
Commercial Retail Needs Analysis - Updated 4.27 -Og
22
A endix #2b -10-Minute Drive Time Trade Area Ma 2
g
VANDERBtL T BEACH RO
!i
;;,
"
~
e
ill
Q:
~
'"
z
cr
UJ
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TH MASSON OR
"
(\
cr
ir
~
...
RATTLE. NAKE HAMMOCK
~
w
<i!
'"
~
Q:
s:
w
cr
~
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05
GOLDEN GATE BLVD
WHITE BLVD
t;;
II'
I;;
:< iE
'" M
"
'"
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~ 16 THAVE., SW
'(.1-75
Legend
* Subject
Retail_ 4_21_09
Classifica
l._.1 Defined
_ Existing_RetaiLSupply
_ Redevelopment
_ Traditional
c::J 10Min_HeavyTA
S
Source: Fishkind & Associates, Inc. based on data from the Collier County Property Appraiser & Collier County
Planning Department (Effective date 3-25-09)
Golden Gate Parkway Mixed Use Subdistrict
Commercial Retail Needs Analysis - Updated 4.27-09
23
Appendix #3 - I-Site Census-based Household Trend Report
10-Minute Drive Time Trade Area
Population (1980)
Population (1990)
Populatoon(2QOO}
Popula\lon(2Q08)
Populalion(2013)
Pel Populalion Growlh ('90-'00
Pel Population Growlh('OO-'08
Pct Population Growlh('08-'13
Geographic Area Size
Population Density (20081
Total Business Establisnments
Total Daytime Employment
HouseholCls(1990i
Households (2QOQ)
Households (2008)
Housenolds(2013)
Married Couple Family With Children (20081
Male (2008)
Female (2008)
RaceWnrte(1980)
Race Black (1980)
Race ASian or Pacific Islander (1980;,
Race: Other or Multi-Race (1980)
EttHllcity Hispanic (1980)
Race: Wnite (1990)
Race: Black (1990)
Race' Asian or Pacific ISlander (19901
Race: Other or Multi-Race (1990)
Ethmcity: Hlspan'c(1990)
Race Whole (2000)
Race Blac~ (2000)
Race Asian or Pacihc ISlander {20001
Race Other (2000)
Race, TwO or More Races (2000)
EthniClty Hispanic (2000)
Race Whole {200B)
Race Black (2008)
Race Asian orPaclf,c IslanDer (2008\
Race Other (2008)
Race TwO or More Races (2008)
Ethnlcity Hispanic (2008)
AgeO-41200B\
Age 5-9 (200B)
Age 10-13(2008)
Age 14-17(2008)
Age 18-24(2008)
Age 25-34 (2008)
Age 35-44(2008)
Age 45-54 12008)
Age 55-64(2008,1
Age 65-74 (2008)
Age 75-84 (2008)
Age 85+ (2008)
Media" Age (2008)
Median Household Income 11990)
Median Household Income (2000)
Median Household Income (2008)
Mediaf' Household Income (2013)
Per CapIta Income (1990)
Per Capita Income (2000)
Per CapIta Income (2008)
Per Cap'la Il1come (2013)
Average Household Income (1990)
Average Household Income (2000)
8,807
;n,845
45,742
57,689
66,008
91,83
26'2
1442
284853
2,02522
2,4;'8
19.]91
8,985
17,248
20.704
23,112
~.241
29,296
28393
IUl6
>89
28
250
483
22634
77~
81
-)37
1,939
39,088
2,828
45"
;>,129
1,243
10,508
47436
4,371
89~;
':I,OOB
1,982
16,865
J.883
3812
2.586
2.4%
5, 1~0
S.8n
7_5:'4
6777
5,6:37
6020
3,869
,on
3901
33970
49099
60341
67217
15288
23.e69
77162
~9499
40,573
63_557
Average Household Income (2008)
Average Household Income (2013)
Median Disposable Income (2008)
Aggregate Income ($MM) (2008)
HH Inc $0 - $15k (2008)
HH Inc $15 - $25k (2008)
HH Inc $25- $35k (2008)
HH Inc $35- $ 50k (2008)
HH Inc $50- $ 75k (2008)
HH Inc $75. $100k(2008)
HH Inc $100k - $150 (2008)
HH Inc $150- $200k (2008)
HH Inc $200K+ (2008)
Employment Status. Total Labor Force
Employment Status Employed
Industry Agncutture(2000)
Industry Mining(2000)
Industry Construction(2000)
Industry Manufacturing (2000)
Industry Wholesale Trade (2000)
Industry Retail Trade (2000)
Industry Transport. and Warehousing (2000)
Industry Utihties{2000}
Industry Information Services (2000)
Industry Finance and Insurance (2000)
Industry Real Estate (2000)
Industry Professional Services (2000)
Industry Managementl2000)
Industry Admin Services And Waste Mgmnt (2000)
Industrv Educational Services (2000)
Industry Health Care and Social Assisl (2000)
Industry Arts, Entertainment and Recreation (2000)
Industry Food and Hospitality Services (2000)
Industry Other Services, except public (2000)
Industry' Public Adminstration (2000)
Housing Units (2000)
Housing Units, Occupied (2000)
Housing Units, Vacant (2000)
Housing Units, Owner-Occupied (20001
Housing Units, Renter-Occupied (2000)
Median Rent (2000)
Median Home Value (2000)
Total Consumer Expenditures (2008)
Total Retail Expenditures (2008)
EducatIon Less than 9th Grade (2000)
Education Some Higl1 School (2000)
Educa\lon High School Graduates (2000)
Educallol1 Some College (2000)
Education ASSOCiate's Degree (2000)
Education Bachelor's Degree (2000)
Education Graduate School (2000)
Population, Age 25+ (2000)
75,097
83,695
49,717
1,566,98
1,387
1,724
2,197
3.467
4,903
2,722
2,507
762
1,055
21.821
21.178
146
3
3,242
1,024
547
3,327
640
226
290
835
771
1,056
o
1,182
1,086
1.852
1,148
1,864
1,160
779
21.207
17,248
3.960
12,012
5,236
692
142,262
56,96467
24,11156
1,982
3,898
9.462
6,962
1,838
4,730
2,274
31,147
Source: I-Site Census-based Demographics Package: Data Retrieved: 3-25-09
Golden Gate Parkway Mixed Use Subdistrict
Commercial Retail Needs Analysis - Updated 4-27-09
24
Appendix #4 - Population Projection Methodology
Table A.4.1 below shows the Consultant's projection of population and resultant growth
rate for the 10-minute trade area ("TA") and compares it to Collier County's 2008 AUIR
population and growth rate.
Table A.4.1
PODulallon 2008 2010 2020 2030
Collier Co AUIR 2008 333,858 353.900 455,300 548,900
10-Minute TA '57,689 59,040 64.711 68.714
TA%ofCo 17.28% 1668% 14.21% 12.52%
Annual Grwth 2008-2030
Collier Co. 2.29%
1 O-Mlnute T A 0.80%
'Note: 2008 Estimale provided by I-Site
Source: Collier County 2008 AUIR; Fishkind & Associates based on I-Site
These projections differ because:
. Geography - The Collier County AUIR population is prepared on a county-wide
basis. The T A population is prepared for the 1 O-minute drive time surrounding the
Project.
· Availability of vacant developable land - There is more vacant residential capacity
in the County at large than the TA, specifically in the eastern lands. This allows
for the County to sustain a more rapid annual growth rate (above 2%) when
compared to the TA at 0.80%. Second, as Table A.4.1 above shows, the TA's
share of County population will decay over time as the eastern lands become
receiving areas for new growth.
Methodoloqv
To project population growth within the 10-minute trade area ("TA"), the Consultant
utilizes a logistic functional form estimation methodology consistent with the approach
utilized in Collier County's Interactive Growth Model ("IGM"). The approach interpolates
population levels between a starting point (today's current population in the TA) and an
ending point (build out population within the TA). The 2008 population within the TA is
57,689 - based on I-Site. The build out population in the 10-minute TA is 76,000 - based
on the current population plus vacant developable residential lots (determined from the
Collier County Property Appraiser). The iogistic functional form plots a growth trend
between these two points that increasingly decays as the TA reaches saturation. This
trend is shown below in Figure A.4.1
Golden Gate Parkway Mixed Use Subdistrict
Commercial Retail Needs Analysis - Updated 4-27-09
25
Figure A.4: 1 .
70,000
65.000
60,000
55.000
50.000
2008
2010
2020
2030
.1QMMin TA
Source: Fishkind & Associates based on I-Site and Collier County Property Appraiser data
In the absence of an 'official' County-adopted population projection at the TA level of
geography, the Consultant feels the projection above is supported, reasonable, and in no
way overestimates growth. It was prepared in a manner entirely consistent with the
projections contained in the County-adopted Interactive Growth Model.
(Rest of Page Left Intentionally Blank)
Golden Gate Parkway Mixed Use Subdistrict
Commercial Retaii Needs Anaiysis - Updated 4.27-09
26
Appendix #5 - Use of the Allocation Ratio
(See Following Page for Memorandum)
Golden Gate Parkway Mixed Use Subdistrict
Commercial Retail Needs Analysis - Updated 4-27 -09
27
FISHKIND
& ASSOCIATES
.......Il
....
Il.
~
MEMORANDUM
TO: Mr. Mark Strain
Chairman
Collier County Planning Commission
FROM: G. Russell Weyer
Senior Associate
SUBJECT: Explanation of 2.0 allocation ratio
DATE: October 2,2008
VIA: E-Mail
At your request, the following is an explanation of the 2.0 allocation ratio used in the
data and analysis reports we provide to the County during Comprehensive Plan land
use changes.
The explanation begins with the data and analysis requirements in Rule 9J-5 (2). The
rule states the following (with our emphasis added):
"(2) Data and Analyses Requirements.
(a) All goals, objectives, policies, standards. findings and conclusions within the
comprehensive plan and its support documents, and within plan amendments and their
support documents, shall be based upon relevant and appropriate data and the
analyses applicable to each element. To be based on data means to react to it in an
appropriate way and to the extent necessary indicated by the data available on that
particular subject at the time of adoption of the plan or plan amendment at issue. Data
or summaries thereof shall not be subject to the compliance review process. However,
the Department will review each comprehensive plan for the purpose of
determining whether the plan is based on the data and analyses described in this
chapter and whether the data were collected and applied in a professionally
acceptable manner. All tables, charts, graphs, maps, figures and data sources. and
their limitations, shall be clearly described where such data occur in the above
documents. Local governments are encouraged to use graphics and other techniques
for making support information more readily useable by the public.
1
(b) This chapter shall not be construed to require original data collection by local
government; however, local governments are encouraged to utilize any original data
necessary to update or refine the local government comprehensive plan data base so
long as methodologies are professionally accepted.
(c) Data are to be taken from professionally accepted existing sources, such
as the United States Census, State Data Center, State University System of
Florida, regional planning councils, water management districts, or existing
technical studies. The data used shall be the best available existing data, unless the
local government desires original data or special studies. Where data augmentation,
updates, or special studies or surveys are deemed necessary by local
government, appropriate methodologies shall be clearly described or referenced
and shall meet professionally accepted standards for such methodologies.
Among the sources available to local governments are those identified in "The Guide to
Locai Comprehensive Planning Data Sources" published by the Department in 1989.
Among the sources of data for preliminary identification of wetland locations are the
National Wetland Inventory Maps prepared by the U.S. Fish and Wildlife Service.
(d) Primary data sources such as United States Census reports, other government
data documents, local computerized data, and original map sheets used to compile
required maps need not be printed in their entirety within either the support documents
or the comprehensive plan. Summaries of support documents shall be submitted to the
Department along with the comprehensive plan at the time of compliance review to aid
in the Department's determination of compliance and consistency. As a local alternative
to providing data and analyses summaries, complete data and analyses sufficient to
support the comprehensive plan may be submitted to the Department at the time of
compliance review. The Department may require submission of the complete or more
detailed data or analyses during its compliance review if, in the opinion of the
Department, the summaries are insufficient to determine compliance or consistency of
the plan.
(e) The comprehensive plan shall be based on resident and seasonal population
estimates and projections. Resident and seasonal population estimates and projections
shall be either those provided by the University of Florida, Bureau of Economic and
Business Research, those provided by the Executive Office of the Governor, or shall be
generated by the local government. If the local government chooses to base its plan on
the figures provided by the University of Florida or the Executive Office of the Governor,
medium range projections should be utilized. If the local government chooses to base
its plan on either low or high range projections provided by the University of Florida or
the Executive Office of the Governor, a detailed description of the rationale for such a
choice shall be included with such projections."
A variety of studies are used when we undertake a needs analysis within the State of
Florida. They are basically broken down into three categories depending on the type of
land use being studied. They are residential needs analysis. commercial needs
analysis and a peculiar needs analysis that economically does not fit the standard
residential and commercial models.
Our analysis has evolved over time with input primarily coming from County Staff with
regard to the analysis at hand. In looking at comprehensive plan changes, we first must
collect the data that goes into the analysis. That data includes population estimates,
existing inventory, approved inventory and potential inventory.
2
With regard to population estimates, we generally try to use the population data that is
used by the County when and where it is available. Our second source is the
population data from the Bureau of Economic and Business Research (BEBR) at the
University of Florida. Our third source is I-Site, Site Selection Software, produced by
GeoVue, Inc. These estimates and projections are compiled by Applied Geographic
Soiutions, Inc. AGS uses historic Census data from 1970, 1980, 1990. and 2000;
USPS and commercial source ZIP+4 level delivery statistics; Census Bureau population
estimates and projections at varying levels of geographic detail; Internal Revenue
Service statistics on tax filers and year-to-year migration; as well as the Census
Bureaus Current Population Survey.
The next required data set pertains to the particular land use we are analyzing. We
primarily utilize the Collier County Property Appraiser data to determine the existing
inventory of that particular land use, the approved inventory of that iand use and finally
all of the lands on the Future Land Use Map that have potential for that particular land
use. We have also used data sources provided by Collier County staff such as the
commercial inventory list and the planned unit development list.
We then use a variety of models from retail demand gravity models to office
employment demand models to determine the current and future demand for the land
use type in the designated market area. The future demand generally looks out to the
Comprehensive Plan's horizon year, which is currently either 2030 or 2035 depending
on the jurisdiction's comprehensive plan and growth management plan horizon year
requirements.
It is at this point of the analysis that has caused an anomaly in determining a true
economic supply and demand result. On the supply side, it is reiatively easy to
determine the amount of existing and approved supply from the property appraiser data.
The difficulty lies in the vacant non-approved potential lands. The staff has required us
to take all of those lands that have a commercial or residential overlay on them and
include them as supply by putting a floor area ratio figure to the acreage.
The issue becomes apparent when all of the lands that are not in the existing or
approved category are included in the particular land use analysis. By putting all of the
potential lands in the supply category, the assumption is that all of that land would be
developed as that particuiar land use and nothing else. For example in the case of the
Airport-Corradi parcel, there were 117 potential commercial parcels totaling 270.68
acres in the 20 minute drive time market (Table 1 on the next page). Those parcels
represent a potential of 1.469,723 square feet of office space.
3
Table 1. Current Supply of Vacant, Potential, and Existing Commercial-Office
Space in Project's Market
Exist;na
# of Parcels 340
Acres 457.97
Sauare Feet 2,549,138
Vacant
# of Parcels 523
--
Acres 1092.59
Sauare Feet 6,075,006
Potential
i # of Parcels 117
! Acres 270.68
Snuare Feet' 1,469,723
Total
# of Parceis 980
I Acres 1821.24
: Squar~feet __ 10,093,867
Source: Collier County Property Appraiser
* Assumed 5,430 square feet per acre based on market average
There are a number of flaws in the representation of total capacity (supply) which
suggest a greater number of acres be designated in the Comprehensive Plan than
would be indicated simply by an analysis of forecast demand. First, all of those vacant
approved parcels and parcels designated by the Future Land Use Map ("FLUM") as
having the potential to be developed as office, in reality, also have the potential to be
retail space or some other commercial use. The same parcels are also counted as
competing supply when a commercial needs analysis is performed for another
commercial use. To include these lands in both retail and office analyses would be
double counting the supply. These lands will actually be developed as the market
demand dictates, with some lands used for office and the remainder for retail and other
permissible uses. A general economic principal states that all markets are efficient and
that suppiy for the most part is generated as demand dictates. It is a rare situation
where supply generates demand.
Second, though the lands in question are designated with a FLUM category, this does
not mean that 100% of these lands are developable. Within these lands there may be
wetland areas, conservation areas, water bodies, incompatible adjacent uses, policy
setback requirements, drainage and road requirements and infrastructure or access
constraints. As a result of these and other myriad conditions, the maximum
density/intensity of lands designated through the FLUM does not represent the holding
capacity of these lands. Typically, development thresholds are found to be from 50% to
75% of maximum allowable density due to the physical characteristics of the land.
4
Third, while lands are designated with a FLUM land use, there is no requirement they
be used at all over the planning horizon. Many properties are held in land bank trusts,
held by absentee owners, held in estate transfer litigation or held in family ownership
with no intent or desire to use or sell the land. Florida and Collier County in particular
have very large tracts of land held in long term family trusts where lands are not
developed or are purposefully held off the market. In these and other similar instances,
a land use designation on the FLUM does not assure the capacity allocated to these
lands will be available to accommodate future growth within the planning horizon of the
Comprehensive Plan.
Fourth, even if all the lands designated were developable and available it would be
inappropriate to limit supply to exactly the level of forecast demand, represented by a
ratio of 1:1 where there is one acre of land supply allocated for every acre of land
demand identified. Doing so would limit choices, limit market flexibility and constrain the
market. Constraining supply will drive prices artificially high and decrease the
attractiveness of the market due to price. For example in choosing a new home one
does not typically look at only one house in the selection process. The selection
process may involve multiple properties, perhaps a dozen or more. So too for
commercial land investments, choice and flexibility are required in the selection
process.
Fifth, the supply of land is determined and allocated such that it will accommodate the
forecast demand. The forecast demand is most often based on population forecasts
provided by the University of Florida Bureau of Business and Economic Research
(BEBR). Research has shown the BEBR forecasts to be highly accurate in locations
where the local economic structure does not change substantially over time. In
locations where structural change does occur, the error rate for BEBR medium
forecasts can be from 30% to more than 100% too low in terms of forecasting
population levels over a 25 year forecast period. Rapidly growing locations. locations
which benefit from major highway or interstate expansions, locations which benefit from
enhanced airport facilities and locations which benefit from major employer locations
are all examples of conditions which represent structural change and tend to result in
faster population growth than is forecast in the BEBR projections. Collier County is
subject to these structural change forces, and as such, it can be expected that BEBR
forecasts will have a comparatively higher degree of error than in other locations across
the State. This supports the need for additional flexibility in the allocation of
developable land to accommodate a higher probability of population forecast error.
Table 2 on the next page documents the analysis of forecast error findings.
5
Table 2. Comparison of Long-Term Population Projections.
1975 BEBR Year 2000
projections for 2000 Actual Variance
Fla91er 21,700 49,832 -129.6%
SI. Johns 71,000 123,135 -73.4%
Lake 143,300 210,527 -46.9%
Marion 191,000 258,916 -35.6%
SI. Lucie 149,800 192,695 -28.6%
DeSoto 36.700 32,209 12.2%
Highlands 81,400 87,366 -7.3%
Polk 471,300 483,924 -2.7%
Pasco 343,600 344,768 -0.3%
Counties with Shift Total 576,800 835,105 .44.8%
Counties without Shift Total 933,000 948,267 -1.6%
Source Projections of FlOrida Population Bulletin 33, June 1975, U. FL and US Census 2000
Counties
with
Structural
Shift
Counties
without
Structural
Shift
These conditions have been well documented and supported in administrative hearings.
In the course of the evolution of Florida's comprehensive planning process, allocation of
land in the FLUM often exceeds the 1:1 ratio. In general, the allocation ratio of between
2.0 and 2.5 has been determined to be a reasonable level, has been supported in
administrative iegal hearings and has been implicitly adopted in comprehensive plans
across the State.
To account for the conditions described above, comprehensive pian FLUMs typically
represent an allocation of acres for land use by category in excess of a 1:1 allocation
ratio. The allocation ratio measures the amount of additional acreage required in
relation to the directly utilized acreage over the course of development in the jurisdiction
to assure proper market functioning in the sale, usage and allocation of land. For the
reasons discussed, the additional acreage is required in order to maintain market level
pricing, to account for the likelihood that certain lands will not be placed on the market
for sale during the forecast horizon, and that the property will develop at historic
average densities, not maximum allowable densities, or may be subject to future
environmental or other constraints. Thus, the lands allocated in the FLUM should be
considerably greater than those that will actually be used or developed
As a result of these discussions, analyses and rulings, growth management practices
have evolved such that the greater the time horizon of the comprehensive plan, the
greater the allocation ratio needed to maintain flexibility of the comprehensive plan.
Other factors that influence the residential acreage allocation ratio are the nature and
speed of the developing area and the area's general exposure to growth trends in the
market as shown in the discussion regarding population forecasts and structural
change. Fishkind believes that to ensure proper flexibility in the comprehensive plan of
a rapidly growing county like Collier, a commercial allocation ratio in the range of 2.0 is
necessary to maintain planning flexibility and to account for the multiple sets of
conditions which might otherwise restrict land usage.
6
Although the allocation ratio figure has fluctuated over time depending on who is
reviewing the amendment at the state level, Fishkind's recent experience with the
Florida Department of Community Affairs indicates that the DCA has seen and
approved allocation ratios in the 1.8 to 2.4 range and in some cases even larger
allocation ratios for longer forecast horizons. Otherwise, if allocation ratios are not used
in the analysis, the likely outcome is the Comprehensive Plan will fail to adequately
accommodate growth resulting in higher than normal land prices, constrained economic
development and a less efficient pattern of growth which results from market inflexibility
due to lack of investment choices.
7
FISHKIND
& ASSOCIATES
.......
...~
.~
..
MEMORANDUM
TO:
Mr. Mark Strain
Chairman
Collier County Planning Commission
FROM:
G. Russell Weyer
Senior Associate
SUBJECT: Examples of 2.0 Allocation Ratio Acceptance
DATE:
October 2, 2008
VIA:
E-Mail
Mark,
You have asked for specific examples where the Allocation Ratio measurement
has been used elsewhere. Here is one example of a legal case and two other
examples in Florida where is has been approved and accepted by both the local
jurisdiction and in some cases the Department of Community Affairs.
Panhandle Citizens Coalition Inc. versus Department of Community Affairs
In the matter Panhandle Citizens Coalition Inc. (PCC) vs. Department of
Community Affairs (DCA), a petition was filed by PCC to challenge DCA's finding
that the West Bay Detailed Specific Area Plan (WB DSAP) was in compliance as
an amendment to the County Comprehensive Plan. The findings of fact in this
case include item #92 which reads:
"In addition to projecting population growth and assessing capacity to
accommodate growth an allocation needs ratio (or multiplier) is necessary to
ensure housing affordability and variety in the market; otherwise, the supply
and demand relationship is too tight, which may cause a rapid escalation of
housing prices. Because the farther in time a local government projects
growth, the less accurate those projections tend to be, actual need is
multiplied by an allocation needs ratio to produce an additional increment of
residential land to accommodate this potential error."
1
Finding #93 states:
"Small Counties that experience above-normal growth rates may use
allocation ratios as high as three more in order to realistically allocate
sufficient buildable land for future growth. The County's allocation ratio of
2.2 before the WB DSAP and FLUM amendments was low from a long term
forecasting perspective. When the WB DSAP amendments are factored into
the allocation ratio, such growth would raise the allocation ratio to 2.3, which
is still relatively low."
Further, in finding #94 it is stated:
"A land use plan should allow for sufficient inventory to accommodate
demand and to provide some choice in order to react to economic factors."
The Administrative Law Judge found the proposed land use amendments in compliance
with section 163.3184 (1) (b) in part because the demonstration of need with respect to
the allocation ratio indicated the allocation ratio of 2.3 was too low to properly
accommodate projected future growth over the planning horizon.
Acceptance of 2.0 Allocation Ratio in the case of Newberry Villaoe Retail in
Alachua Countv
Newberry Village is a development of approximately 250,000 square feet of retail space
in unincorporated Alachua County. A comprehensive plan change was required to
allow for this use in the County. The applicant performed a commercial needs analysis
as a requirement for their data and analysis portion of their application. The analysis is
attached as Exhibit A. The Florida Department of Community Affairs found the plan
amendment compliant with no requests for further data analysis. We have attached the
notification of compliance as Exhibit B.
City of Leesburo, Florida implicit Allocation Ratio
The City of Leesburg, Florida has an adopted comprehensive plan where the implicit
residential allocation ratio of 2.5 is embedded in the plan. The estimated land
requirement projections are found in the approved 2003 Housing Element of the
Leesburg Comprehensive Plan on page 111.17. The Housing Element of the Leesburg
Comprehensive Plan indicates an allocation ratio of 2.5 in the following passage:
"Based on figures provided by the Shimberg Center for Affordable Housing, a total of
8,295 dwelling units will be needed to serve the household population of the City by
year 2010......the City will be able to accommodate approximately 13,292 additional
units, for a total of 21 ,031 residential units by 2010."
2
.'-"'-'.-...-'.-'-" ---..-.,____,_._____.__~__O'__.____~
Given the 2010 demand for 8,295 units and 21,031 unit capacity, the empirical
allocation ratio found is 2.5 in the current and approved 2003 Leesburg Comprehensive
Plan Housing Element.
Allocation Ratios of other Florida Counties with updated Comprehensive Plans
Allocation ratios are not only used in analyzing commercial comprehensive plan
amendment changes. The ratios are also used in analyzing residential comprehensive
plan amendment changes as noted here and in the City of Leesburg, Florida above. In
reviewing a number of needs analysis reports submitted for residential comprehensive
plan amendment changes around the state, Fishkind has discovered that there are
number of counties across the state that have substantial allocation ratios that are
embedded in their comprehensive plans.
Fishkind has analyzed allocation ratios in counties across the state with recently
updated comprehensive plans that have been approved by the Department of
Community Affairs. As shown in Table 5.6.1, the future land use maps of these
counties contain allocation ratios that are consistent with those suggested by Fishkind.
Table 5.6.1.
Allocation Ratios in other Florida Counties
County
Hendry
St. Johns
Nassau
Martin
Indian River
Source: Fishkind and Associates, Inc
Aliocation Ratio
5.38
3.08
4.54
3.92
4.62
Forecast Horizon (years)
15
15
15
15
20
The counties noted above have incorporated significant allocation ratios into their
comprehensive plans to adequately accommodate growth and limit higher than normal
land prices, constrained economic development and less efficient patterns of growth
which resuit from market inflexibility due to lack of investment choices.
3
EXHIBIT A
Newberry Village Retail Needs Analysis
Newberry Village
Retail Needs Analysis
Prepared For:
NewUrban WORKS Development
Prepared By:
Fishkind & Associates, Inc.
12501 Corporate Blvd.
Orlando, Florida 32817
(407) 382-3256
October 25, 2005
Table Of Contents
Section Title
1.0
2.0
3.0
4.0
5.0
Introduction ..............
Current market Conditions......
Community-Type Retail Allocation Ratio........... ............
Need for Additional Community-Type Retail Zoning .......
Conclusion... ........... .................. ..............
Appendix 1 - Existing Competitive Supply
Appendix 2 - Vacant Future Supply
Appendix 3 - 20 Minute Drive Time Demographics
ii
Page
1
2
3
3
4
Newberry Village - Retail Needs Analysis
1.0 Introduction
1.1 Purpose
This report analyzes the need to amend the Alachua County
Comprehensive Land Use Plan for the proposed Newberry Village
development. The development program calls for development of
approximately 250,000 square feet of retail space in unincorporated
Alachua County.
1.2 Overview of needs analysis
In the context of amending the adopted Comprehensive Land Use Plan for
Alachua County the applicant must demonstrate the need to amend the
plan. Typically, this takes the form of a comparison of:
. The supply of eXisting land currently planned for retail uses
. The demand for retail lands based on market conditions
The applicant must determine whether there is sufficient supply of retail
land in the Plan to accommodate future retail space demand. The
analysis was conducted based on a 20 minute drive time market area
surrounding the project site, comparing demand and supply, both existing
and future, within the project market area. The retail market study further
considered both demand and supply for community-type retail space only.
Figure 1 shows the 20 minute drive time market area.
Fi ure 1 - 20 Minute Drive Time Market Area
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Page 1 of 8
Newberry Village - Retail Needs AnalysIs
2.0 Current Market Conditions
2.1 Existing Supply
The community-type retail supply in the market was determined using the
US Shopping Center directory, listing community type retail centers in
Alachua County. Based on a gravity modei of retail shopping patterns,
calibrated for local market conditions, Fishkind & Associates, Inc.
determined the effective competitive retail square footage surrounding the
site, applicable to the subject location. Of 1.6 million square feet of
community type retail space within 20 minutes of the site, Fishkind
determined 1.3 million square feet of this existing supply directly competes
with community type retail space at the subject site. Appendix 1 lists the
existing competitive community-type shopping centers within 20 a minute
drive time of the site, the square feet associated with each center, and its
competitive characteristics based on the market conditions.
2.2 Future Supply
To determine future supply, Fishkind & Associates, Inc. examined all
vacant commercial parcels within the 20 minute market area. Vacant
commercial parcels as designated by the Property Appraiser were then
checked for current zoning. Parcels with current zoning of Business (BR),
highway oriented business (BH), and Automotive (BA) were determined to
represent competitive vacant supply.
The analysis showed there are 38 vacant parcels meeting the criteria for
future competitive supply. The criteria include, vacant parcels having the
required zoning, and of sufficient size to accommodate community-type
retail space, meaning parcels generally greater than 10 acres and iess
than 30 acres in size Parcels with proper zoning in excess of 30 acres
were excluded, as these more appropriately accommodate regional-type
retail demand. Parceis with proper zoning under 10 acres were excluded
as these more appropriately accommodate neighborhood-type retail
demand.
Numerous parcels under 10 acres were also included in the analysis as
these are parcels with adjacency allowing combined parcel sizes of
approximately 10 acres or greater. The sum total of competitive sites is
215 acres. An additional 57.7 acres were added to the supply based on
further planning analysis of properties which appear to qualify for
community type capacity. The vacant competitive supply is 272.7 acres.
At .18 FAR this translates to potential future community-type retail supply
of 2.1 million square feet, within the Newberry Village market area. The
combined existing competitive supply plus future supply equals 3.4 million
FlSH(N)
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Page 2 of 8
Newberry Village - Retail Needs AnalysIs
square feet of Community-type retaii space capacity in the Newberry
Viliage market area, through year 2020. Appendix 2 shows the list of
parcels designated for future community type supply. No representations
are made as to the availability for sale or whether there is owner intention
to develop the vacant lands at any time in the future. Because there is no
assurance as to whether these lands will be developed, a market flexibility
factor (allocation ratio) must be included to assure proper supply over the
long term.
2.3 Community-Type Retail Space Demand
The market analysis shows there are 76,090 households within the 20
minute drive time surrounding the site, as of 2005 (see appendix 3).
Average household income is $45,260. This generates community-type
retail demand of 1.6 million square feet of space as of year 2005.
Household growth to year 2020 is expected to raise market area
households to 96,208 households and 2.0 million square feet of demand
by year 2020.
3.0 Community-Type Retail Allocation Ratio
The community-type retail allocation ratio in the Newberry Village market
area is 1.7. This is determined by dividing the 3.4 million square feet of
supply/capacity by the 20 million square feet of demand, through the
planning horizon year of 2020. The addition of 250,000 square feet of
retail space through the proposed Newberry Village retail land use change
results in a marginal increase in the overall Plan allocation ratio from 1.7
to 1.8.
Fishkind & Associates believes an allocation ratio of under 2.0 leaves
insufficient flexibility to accommodate long term retail space needs. Table
1 shows the supply/demand calculation and resulting allocation ratio.
Table 1- 2020 Summary Community Retail Market Conditions
Vacant Community Retail Acres 2727
Future Community SO FT. Supply 2.138,043
Existing Competitive Supply 1,266,947
TOTAL SUPPLY 3,404.990
Proposed Newberry Viiiage 250,000
Total Demand 2,045,865
Community Commercial Aliocation Rallo 1.8
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Page 3 of8
Newberry Village - Retail Needs Analysis
4.0 Need for Additional Community-Type Retail Zoning
With the revised allocation ratio so low in the Newberry Village market
area, there is a need for additional retail capacity to be allocated for the
long-term.
4.2 Acceptable Over-Allocation Ratio
The Department of community Affairs has indicated an acceptable over-
allocation rate for future land use planning purposes is 2.0. Many
communities have considerably higher allocations for retail land uses.
The Newberry Village market area has a current allocation ratio of 1.7.
The addition of 250,000 square feet of community-type retail space in the
proposed project will increase the allocation ratio to 1.8, leaving the
market below 2.0 and only slightly above the original County allocation.
5.0 Conclusion
Newberry Village has petitioned Alachua County to revise the
Comprehensive Plan to allow the inclusion of 250,000 square feet of
additional community-type retail space in the Newberry Village market
area. The current analysis of available community-type retail lands
indicates a need for additional retail acres in the market area by year
2020, in order to provide proper long range pianning flexibility. This report
concludes there is an under-allocation of available community-type retail
lands in the Newberry Village market area.
The conversion of lands to retail uses will still provide the ability of the
remainder of the site to reach 80% of the maximum residential density
allowed under the existing zoning and land use. However, by including
the mixed use component, needed additional retail capacity is provided
while still achieving a high proportion of the maximum residential capacity.
Based on this finding, there is justification to include the Newberry Village
lands in the Future Land Use Map as inventory of future retail lands.
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Page 4 018
Newberry Village - Retail Needs AnalysIs
APPENDIX 1 - Existing Competitive Supply
SITE %
CENTER NAME GLA DIST COMPETING SF COMPETING
NEWBERRY SQUARE 180.524 0.63 98.01% 176.939
NEWBERRY CROSSING 111,010 1.37 95.68% 106,217
OAKS SQUARE 119,000 1.37 95.68% 113,862
OAKS MALL PLAZA 105,252 1.55 95.12% 100,111
TOWER CENTRE 165,000 1.92 93.95% 155,018
CENTRAL PLAZA 132,000 10.00 68.97% 91,043
GAINESVILLE SHOPPING CENTER 186,173 1008 68.73% 127,959
GAINESVILLE MALL 289,850 1102 65.92% 191,077
WAL-MART PLAZA 177,766 11.33 65.00% 115,552
WINN DiXIE MARKETPLACE PLAZA 139,337 11.67 6400% 89,171
TOTAL 1,605.912 1,266,947
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Page 5 of 8
Newberry Viilage - Retail Needs AnalysIs
APPENDIX 2 - Future Vacant Supply
OBJECTID_1 ZONEDISTRI ZONEDEFIN PIN CALCACRES SOFT
200 BH Highway Oriented Business (BH) 06041-003-001 21.8 0.000000
89 BP Business and Professional (BP) 06041-002-005 9.3 0000000
135 BH Highway Oriented Business (BH) 06331-002-003 6.0 0.000000
142 BH Highway Oriented Business (BH) 06800-028-000 1.0 0000000
277 BR Business Retail Sales, and Services (BR) 04344-005-003 1.5 0.000000
278 BR Business, Retail Sales, and Services (BR) 04344-005-005 4.0 0.000000
117 BR Business, Retail Sales, and Services (BR) 04344-005-003 1.5 0.000000
118 BR Business. Retail Sales, and Services (BR) 04344-009-000 1 1 0.000000
119 BR Business, Retail Sales, and Services (BR) 04345-003-000 0.5 0.000000
120 BR Business, Retail Sales, and Services (BR) 04345-004-000 1.0 0.000000
121 BR Business, Retail Sales, and Services (BR) 04345-006-000 6.2 0.000000
122 BR Business. Retail Sales, and Services (BR) 04345-010-000 0.5 0.000000
354 BR Business, Retail Sales, and Services (BR) 04344-001-000 8.6 0.000000
355 BR Business. Retail Sales, and Services (BR) 04345-006-000 6.2 0.000000
313 BH Highway Oriented Business (BH) 04350-005-000 9.0 0.000000
132 BH Highway Oriented Business (BH) 06038-022-000 10.5 0.000000
353 BR Business, Retail Sales, and Services (BR) 04345-006-000 6.2 0.000000
59 BH Highway Oriented Business (BH) 04344-001-000 86 0.000000
205 BH Highway Oriented Business (BH) 06233-006-001 1.3 0.000000
100 BH Highway Oriented Business (BH) 06331-002-003 6.0 0.000000
101 BH Highway Oriented Business (8H) 06331-005-000 2.9 0.000000
102 BH Highway Oriented Business (BH) 06331-006-000 1.0 0.000000
315 BR Business Retail Sales, and Services (BR) 04350-005-000 9.0 0.000000
284 BH Highway Oriented Business (BH) 04345-006-000 6.2 0.000000
124 BR Business Retail Sales, and Services (BR) 04344-009-000 1.1 0000000
285 BA Automotive Oriented Business (BA) 04344-001-000 8.6 0.000000
286 BA Automotive Oriented Business (SA) 04345-006-000 6.2 0.000000
160 BR Business Retail Sales, and Services (BR) 07251-017-000 1.2 o 000000
10 BR Business Retail Sales, and Services (BR) 06655-002.003 294 0.000000
116 BR Business. Retail Sales, and Services (BR) 04344-009-000 1.1 0.000000
312 BR Business Retail Sales, and Services (BR) 04344-009.000 1.1 0.000000
314 BH Highway Oriented Business (BH) 04350-005-000 9.0 0.000000
134 BH Highway Oriented Business (BH) 06655-015-000 4.9 0.000000
263 BH Highway Oriented Business (BH) 06656-002-008 34 0.000000
152 BH Highway Oriented Business (BH) 06331-002-003 6.0 0.000000
153 BH Highway Oriented Business (BH) 06331-005-000 2.9 0.000000
154 BH Highway Oriented Business (BH) 06331-006-000 1.0 o 000000
316 BR Business, Retail Sales. and Services (SR) 04350-005-000 9.0 o 000000
215.0
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Page 6 of8
Newberry Village - Retail Needs Analysis
Appendix 3 - Newberry Village 20 Minute Drive Time Demographics
RSItCNl
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Page 7 of 8
Site Location: Lat: 29.661634 Lon: -82.430144
Prepared By: FISHKIND AND ASSOCIATES, INC.
Traffic Settings: Heavy_ Travel Speeds 30.50.65.20,30.40
Population
Population (1990)
Population (2000)
Population (2005)
Population (2010)
PeL Population Growth ('90-'00)
Pet. Population Growth ('00-'05)
Pct. Population Growth ('05-'10)
Geographic Area Size
Population Density (2005)
Daytime Marketplace (2005)
Total Business Establishments
Total Daytime Employment
Households
Households (1990)
Households (2000)
Households (2005)
Households (2010)
Married Couple Family With Children (2005)
Gender (2005)
Male (2005)
Female (2005)
Race & Ethnicity (2005)
Race White (2005)
Race Black (2005)
Race Asian or Pacific Islander (2005)
Race Other Race (2005)
Race Two or More Races (2005)
Ethnicity: Hispanic (2005)
Age Distribution (2005)
Age 0-4 (2005)
Age 5-9 (2005)
Age 10-13 (2005)
Age 14-17 (2005)
Age 18-24 (2005)
Age 25-34 (2005)
Age 35-44 (2005)
Age 45-54 (2005)
Age 55-64 (2005)
Age 65-74 (2005)
Age 75-84 (2005)
Age 85+ (2005)
Source: AGS
SITE NAME
TRADE AREA SIZE
Page A-1
10125105
Household Trend Report
143.256
172.121
174,990
177.778
20.15
1.67
159
221.5974
78968
7.406
112.110
57.054
70.015
76.090
81946
11.417 150%
85.523 489%
89,466 511 %
128.502 73.4'%
31,825 '18.2%
7.914 4.5%
3.122 18%
3.627 21%
11.907 6.8%
9.448 5.4%
8.564 4.9%
7.049 4.0%
8.516 4.9%
30.904 17.7%
40.035 229%
19.947 11.4%
19.857 113%
13.756 79%
8.384 4.8%
5.839 3.3%
2.288 1.3%
Report Created with iSITE, Version: 2005.01.16
Site Location: Lat: 29.661634 Lon: -82.430144
Prepared By' FISHKINO ANO ASSOCIATES, INC.
SITE NAME
TRADE AREA SIZE
TrafficSeltmgs Heavy, Travel Speeds: 30.50,65203040
Median Age
Median Age (2005)
Median Household Income
Median Household Income (1990)
Median Household Income (2000)
Median Household Income (2005)
Median Household Income (2010)
Per Capita Income
Per Capita Income (1990)
Per Capita Income (2000)
Per Capita Income (2005)
Per Capita Income (2010)
Average Household Income
Average Household Income (1990)
Average Household Income (2000)
Average Household Income (2005)
Average Household Income (2010)
Median Disposable Income
Median Disposable Income (2005)
Aggregate Income
Aggregate Income ($MM) (2005)
Income Distribution (2005)
HH Ine $ 0 - $ 15k (2005)
HH Ine $15 - $ 25k (2005)
HH Ine $25 - $ 35k (2005)
HH Ine $35 - $ 50k (2005)
HH Ine $50 - $ 75k (2005)
HH Ine $75 - $100k (2005)
HH Inc. $100k ~ $150 (2005)
HH Ine. $150 - $200k (2005)
HH Ine $200K+ (2005)
Employment By Industry (2000)
Employment Status: Total Labor Force
Employment Status: Employed
Industry: Agriculture (2000)
Industry: Mining (2000)
Industry Construction (2000)
Industry: Manufacturing (2000)
Industry Wholesale Trade (2000)
Industry' Retail Trade (2000)
Industry Transport. and Warehousing (2000)
Industry: Utilities (2000)
Source: AGS
Page A-2
10/25/05
Household Trend Report
31.31
24.711
34.389
37.442
41.571
12.221
17.795
20,389
23.469
30,686
43.960
45,268
49,184
32,082
3.56780
20,657 271 %
10.641 14.0%
8.865 117%
10.143 13.3%
10.976 14.4%
6,092 8.0%
5,471 7.2%
1.608 2.1%
1.637 2.2%
90,720 52.7%
83.786 48.7%
505 0.6%
12 0.0%
3,550 4.2%
2,804 3.3%
1,237 1.5%
9,348 11.2%
1,444 1.7%
714 0.9%
Report Created with iSITE, Version: 2005.01.16
Site Location: Lat: 29.661634 Lon: -82.430144
Prepared By, FISHKINO ANO ASSOCIATES, INC.
SiTE NAME
TRADE AREA SIZE
Traffic Settings: Heavy. Travel Speeds 30.50,65.2030.40
Employment By Industry (2000)
Industry: Information Services (2000)
Industry Finance and Insurance (2000)
Industry Real Estate (2000)
Industry Professional Services (2000)
Industry Management (2000)
Industry Admin. Services And Waste Mgmnt (2000)
Industry Educational Services (2000)
Industry Health Care and Social Assist. (200Q)
Industry Arts, Entertainment and Recreation (2000)
Industry: Food and Hospitality Services (2000)
Industry' Other Services. except public (2000)
Industry: Public Adminstration (2000)
Housing (2000)
Housing Units (2000)
Housing Units, Occupied (2000)
Housing Units, Vacant (2000)
Housing Units, Owner~Occupied (2000)
Housing Units, Renter-Occupied (2000)
Median Rent (2000)
Median Home Value (2000)
Consumer Expenditures (2005, $/HH)
Total Consumer Expenditures (2005)
Total Retail Expenditures (2005)
Educational Attainment (2000)
Education: Less than 9th Grade (2000)
Education Some High School (2000)
Education: High School Graduates (2000)
Education Some College (2000)
Education Associate's Degree (2000)
Education Bachelor's Degree (2000)
Education Graduate School (2000)
Population, Age 25+ (2000)
Source: AGS
Page A.3
10/25105
Household Trend Report
2,640 3.2%
3,076 3.7%
1,635 2.0%
4,721 5.6%
16 00%
2,296 2.7%
18.924 22 6%
13,505 16.1%
1.567 1.9%
7.821 9.3%
3.815 4.6%
4.156 5.0%
76.020
70,01592.1%
6,005 7.9%
33,624 48.0%
36,391 52.0%
441
99.302
40.66164
17.70870
2.903 3.1%
6,492 7.0%
15.973 172%
17.634 19.0%
9,039 9.7%
20,404 22.0%
20.408 22.0%
92,852 53.9%
Report Created with iSITE, Version: 2005.01.16
EXHIBIT B
Newberry Village Retail Comprehensive Plan Amendment
Florida Department of Community Affairs
Notice of Compliance
'.
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STATE OF FLORIOA
DEPARTMENT OF COMMUNITY AFFAIRS
"Dedicated to making Florida a better place to call home'
CHARLIE CRIST
GO'.error
THOMAS G. PELHAM
Secretary
.Iul~ 22. 2008
rhe Honorable Rodney .I. Long
Chaimlan. Board of County Commissioners
Alachua County
P.O. Box 2877
Gainesville. FL 32602-2877
RE; Alachua County Adopted Amendment 08.Rl
Dear Chaimlan Long:
The Department has completed its review of the adopted Comprehensive Plan
Amendment (Ordinance Number 08-10: DCA Amendment Numbers 06-2 and 08-RI) for
Alachua County. as adopted on August 17. 2006 and June 10.2008. and determined that it meets
the requirements of Chapter 163. Part II. Florida Statutes. for compliance. as detined in
Subsection 163.3184(] JIb). Florida Statutes. The Department is issuing a Cumulative Notice of
Intent to tind the plan amendment in compliance. The Cumulative Notice of Intent was sent to
the Gainesville Sun for puhlication on July 23. 2008.
The Department's cumulative notice of intent to tind a plan amendment in compliance
shall be deemed to be a tinal order if no timely petition challenging the amendment is filed. Any
affected person may tile a petition with the agency within 21 days atler the publication of the
notice of intent pursuant to Section 163.3184(9). Florida Statutes. No development orders. or
permits tor a development. dependent on the amendment may be issued or commence before the
plan amendment takes etleet. Please be advised that Section 163.3184(8)(c)2. Florida Statutes,
requires a local government that has an internet site to post a copy of the Department's Notice of
Intent on the site within 5 days after receipt of the mailed copy of the agency's notice of intent.
Please note that a copy of the adopted County Comprehensive Plan Amendment. and the
'Jotice "f Intent must be available tor puhlic inspection \.londay through Friday. except for legal
holidays. during n<lrnlal husiness hours. at the Alachua County Grov.1h Management Ot1iee. 10
SW 2""\\enue.lhird Floor. Ciainesville. Florida. 32601.6294.
2555 SHUMARO OAK BOULEVARO . TALLAHASSEE. FL 32399.2100
a '5 0 . 4 8 3 2 461) i P ; . d 5 ) . Cj L 1 . a ,~ 8 1 ,f! Web S II e ~~\~ _;~_,_L; ..:..~. ~..__.i
. CQMMUNITYPlAN""ING "':':c~~~~""'r' l'.:.:~,,~-'~C'J,',.
. HOUSING AND COMMUNITY DEVELOPMENT ~;,C-"::,~e, ','i.. ;:;, ,':,:,..:~';.~"'.
The Honorable Rodney .I. Long
July 22. 2008
Page ~
Iflhis in compliance determination is chalienged by an allccted person. you wili ha\e the
option of mediatitln pursuant In Subsection 163.3189(3 )(a). Florida Statutes. If you choose to
attempt to resohe this matter through mediation. you must tile the request tin mediation with the
administrative lav. judge assigned by the Division o[ Administrative Hearings. fhe choice of
mediation will not affect the right of any rarty to an administratiw hearing.
If yOU hm l' any questions. plcase contact Ana Richmond. Planner. at (850) 922-1794.
Sincer~ly.
~).} I -I.) lei) ' n
) fvK-f / I ~6u~v-~
Mike McDaniel
Chief. Office of Comprehensive Planning
:'vl!'vl/ar
Enclosure: Notice of Intent
cc: :'vIr. Scott Koons. AICP. Executiw Director. North Central Florida RPC
\Ir. Steven Lachnicht. AICP. Dircctor of Grov.1h Management
:'vir. C. David CotTey
Mr. Bradley Stith
ST ATE OF FLORIDA
DEPARTMENT OF COM,\fVNITY AFFAIRS CUMULATIVE NOTICE OF INTENT TO FIND THE
ALACHUA COUNTY COMPREHENSIVE PLAN AMENDMENT
AND REMEDIAL COMPREHENSIVE PL^""I AMENDMENT(S) IN COMPI.IANCE
DOCKET NO 08-R I-NOI-O I 02.(A)-{I)
1bc Department issues this cumulative notice of ;ntentto find the Alachua County
Comprchensi\e Plan Amendment adopted by Ordinance No. 06-26 on August 17, 2006 and the remedial
amendment(s) adopted by Ordinance No. 08-10 on June 10. 2008 IN COMPLIANCE. pursuant to
Sections 163.3184. 1633187 and 1633189. FS.
The adopted Alachua County Comprehensive Plan Amendment and the Department's
Objections, Recommendations, and Comments Report, (if any), are available for public inspection
Monday through Friday. except for legal bolidays, during normal business hours, at the Alacbua County
Growth Management, 10 SW 2"" Avenue, Third Floor, Gainesville, Florida 3260 1-6294.
Any affected person, as defined in Section 163.3184, FS, has a right to petition for an
administrative hearing to challenge the proposed agency determination that the Remedial Amendments
are In Compliance, as defined in Subsection 163.3184(1). FS. The petition must be filed within
twenty-one (21) days after publication of this notice, and must include all of the information and contents
dcscnbed in Uniform Rule 28-106.201, FAC. The petition must be filed with the Agency CIeri<.
Department of Community Affairs, 2555 Shumard Oak Boulevard, Tallahassee. Florida 32399-2100 and
a copy mailed or delivered to the local government. Failure to timely file a petition shall constitute a
waiver of any right to request an administrative proceeding as a petitioner under SectIOns 120.569 and
120.57. FS. If a petition is filed. the purpose of the administrative hearing will be to present evidence
and testimony and fornard a recommended order to the Department. If no petition is filed, this Notice of
Intent shall become final agency action.
ff a petition is filed, other affected persons may petition for leave to intervene in the proceeding.
A petition for intervention must be filed at least twenty (20) days before the final hearing and must
mclude all of the information and contents described in Uniform Rule 28-106.205. FA.C. A petition for
leave to intervene shall be filed at the Division of Administrative Hearings, Department of
Administration, 1230 Apalachee Parkway, Tallahassee, Florida 32399-3060. Failure to PL1ition to
intervene within the allowed time frame constitutes a waiver of any right such a person has to request a
hearing under Sections 120.569 and 120.57, FS, or to participate in the administrative hearing.
After an administrative hearing petition is timely filed, mediation is available pursuant to
Subsection 163.3 I 89(3)(a). F S, to any affected person who is made a party to tbe proceeding by filing
that request with the admiOlstralive law judge assigned by the Division of Administrative Hearings. The
choice of mediation shall not affect a party's right to an admirustrative hearing.
)/~tLJt 1< Co ~tG~J)
Mike MeDamet Chief
Division ofCommumty Plannmg
Department of Community Affairs
255' Shumard Oak Boule\ard
Tallahassee. Fionda 12399-2100
Golden Gate Parkway Mixed Use Subdistrict
Commercial Needs Analysis
Office Study
April 24, 2008
Revised and Updated: 4-27-09
Prepared for
Naples Christian Academy
Goodwill Industries of Southwest Florida
Prepared by
Fishkind & Associates, Inc.
1415 Panther Lane, Suites 346/347
Naples, Florida 34109
(239) 254.8585
Attachment P
Fishkind & Associates
Needs An al ysi s
TABLE OF CONTENTS
1.0 INTRODUCTION ............................................................................................................ 3
........ .3
1.1
1.2
1.3
14
PURPOSE
OVERVIEW OF NEEOS ANALYSIS
.......3
.4
........5
DEFINITION OF THE TRADE AREA.
ANALYSIS PROCESS... .
2.0 THE SUPPL V OF OFFICE SPACE .............................................................................. 6
2.1
2.2
2.3
3.0
3.1
3.2
3.3
34
4.0
EXISTING OFFICE SUPPLY IN PROJECT'S TRADE AREA..
...6
.. .......7
.. .........13
POTENTIAL OFFICE SUPPL Y IN PROJECT'S MARKEL....
TOTAL OFFICE SPACE HOLDING CAPACITY IN PROJECT'S MARKET.
THE DEMAND FOR OFFICE SPACE ........................................................................ 14
METHODOLOGY. .
....14
EMPLOYMENT-BY-INDUSTRY DISTRIBUTION IN THE PROJECT'S MARKET...
......14
EMPLOYMENT GROWTH FORECAST AND SPACE REQUIREMENTS
....16
DEMAND FOR OFFICE SPACE ....
.....17
COMPARISON OF SUPPL V-TO-DEMAND ..............................................................18
5.0 CONCLUSIONS CONCERNING THE PROPOSED AMENDMENT ........................19
4.1
SUPPL Y/DEMAND COMPARISON AND THE ALLOCATION RATIO......
.....18
APPENDIX #1A- MAP OF 20-MINUTE DRIVE TIME TRADE AREA................................. 20
APPENDIX #1 B - MAP OF 20-MINUTE DRIVE TIME TRADE AREA (2)............................21
APPENDIX #2 - I-SITE CENSUS-BASED HOUSEHOLD TREND REPORT ...................... 22
APPENDIX #3 - BUREAU OF LABOR STATISTICS - QCEW DATA ................................. 23
APPENDIX #4 - USE OF THE ALLOCATION RATIO ..........................................................24
Golden Gate Parkway Mixed Use Subdistrict
Commercial Office Needs Analysis - Updated 4-27-09
2
1.0 Introduction
1.1 Purpose
The purpose of this report is to present a commercial needs analysis for the proposed
change to Golden Gate Area Master Plan ("Plan"). The Naples Christian Academy and
Goodwill Industries of Southwest Florida ("Client") are proposing approximately 17.16
+/- acres of mixed use development ("Project") including a commercial office and retail
component and a small amount of residential development at the southwest corner of
Golden Gate Parkway and Santa Barbara Boulevard, in the Golden Gate area of
Collier County ("County"), Florida. Fishkind & Associates, Inc., ("Consultant") has been
engaged to prepare this report. This report pertains to the office portion of the
proposal.
1.2 Overview of Needs Analysis
In the context of amending the adopted Plan the applicant must demonstrate the need
to amend the plan. Typically, this takes the form of a comparison of:
o The supply of existing land/square footage currently planned for various commercial
uses; and
o The demand for land/square footage based on projected households in the market
Historically, these comparisons have focused their studies County-wide. This analysis
studies the market for commercial demand around the project and portions of the
County within certain drive time distances. There are two related reasons for this type
of analysis.
First, consumers are assumed to maXimize benefit over all goods and services
consumed subject to their income. This type of analysis requires that travel costs are
either explicitly or implicitly accounted for during the consideration of the consumers'
income constraint. This analysis requires the Consultant to narrow the scope of the
analysis from the county level down to a local market level.
Second, the Consultant considers whether the choice of location is a Pareto
improvement for consumers. (Pareto improvement means that no consumers are made
worse off, and at least one is made better off.) That is, the Consultant asks the
question whether additional commercial space makes at least one local market better
off, without reducing the welfare of all others. An analysis of commercial space over
the whole of a county may lead to the wrong conclusion of where to develop new
space. That is, the county as a whole may appear to need more commercial space to
support the aggregate level of demand generated by its residents. With many County-
wide choices of commercially-zoned lands available, the development of one site over
another may lead to an over supply in one location and an under supply in another.
This is precisely the outcome the County wants to avoid.
Golden Gate Parkway Mixed Use Subdistrict
Commercial Office Needs Analysis - Updated 4-27-09
3
Therefore:
o By narrowing the focus of this study to the local market, the Consultant determines
if this market has a need for additional office space.
o The Consultant can replicate a competitive outcome, and ensure that the welfare of
all other local markets is improved or unchanged.
1.3 Definition of the Trade Area
The primary trade area utilized for this analysis is a 20-minute drive time surrounding
the subject site (map provided in Appendix #1). Because the demand for office space
is driven by employment, the trade area represents a reasonable employment
commute distance for workers surrounding the Project. Narrowing the focus of the
analysis from the County-level down to the trade area level is especially useful
because the employment distribution attributes of the County as a whole may not
reflect those of the area surrounding the Project.
The trade area was delineated utilizing two sources of information on employment
commute times:
1) US Census Bureau commute times to work for employees in Collier County;
2) East Central Florida Housing Methodology - reasonable employment commute
factors to accessible employment opportunities;
US Census Bureau Commute Times - Collier Countv
Table 1.3.1 below shows the distribution of commute times for employees in Collier
County according to the US Census Bureau.
Table 1.3.1 Commute Times to Work for Employees in Collier County
Emoloved Percent of Total
Tolal: 103,068
Did not work at home: 98,199 ---
i Less than 5 minutes 2,665 2,71%
5 to 9 minutes 10,396 10.59%
10 to 14 minutes 14,833 15.11%
15 to 1 9 minutes 17,593 17.92%
! 20 to 24 minutes 16,481 16.78% I
25 to 29 minutes 5.586 5.69%
30 to 34 minutes 15,077 15.35%
35 to 39 minutes 1,481 1.51%
40 to 44 minutes 2.682 2.73%
I 45 to 59 minutes 5,943 6.05%
60 to 89 minutes 3,336 3.40%
90 or more minutes 2,126 2.16% i
Source: US Census Bureau, 2000
Golden Gate Parkway Mixed Use Subdistrict
Commercial Office Needs Analysis - Updated 4-27-09
4
The table above indicates the two most common employment commute time intervals
in Collier County are 15 to 19 minutes (17.92% of employees) and 20 to 24 minutes
(16.78% of employees). Further, 63.1% of employees had a commute time of 24
minutes or less.
East Central Florida Housinq Methodoloqv
The East Central Florida Housinq Methodoloqv, 'a methodoloqv for asseSSlnq the
affordable housinq impact of Developments of Reqional Impact,' was developed by the
East Central Florida Regional Planning Council in 1999 to analyze the availability of
housing opportunities for employees generated by a Development of Regional Impact
("DR I"). This methodology has been accepted for use in lieu of the Adequate Housing
Rule adopted by the Florida Department of Community Affairs ("DCA").
While the Project analyzed in this report is not a DRI, the employment commute
distance utilized by the ECFRPC Methodology is instructive in terms of delineating a
trade area for analyzing the need for office space. The methodology utilizes a
commute (trade) area of a 10-mile radius or 20-minute drive time surrounding a project.
Housing within this area represents a reasonable commute distance to work for
employees of the proposed Project under analysis.
Trade Area Conclusions
Based on the information above, the need to amend the Plan is based on an analysis
of this 20-minute drive time market's need for additional commercial-office
development (map provided in Appendix #1).
1.4 Analysis Process
The process of determining the need for additional commercial-office space consists of
three steps, as outlined below.
o Inventory existing supply of commercial-office space in the market area;
o Inventory vacant commercial space and parcels designated as having the potential
for commercial-office space by the Collier County Future Land Use Map ("FLUM")
and Golden Gate Future Land Use Area Map ("GGAFLUM");
o Project future population/employees in the identified commute (trade) area to
determine future commercial-office demand and compare against commercial-office
land allocation ratios;
Golden Gate Parkway Mixed Use Subdistrict
Commercial Office Needs Analysis - Updated 4-27-09
5
2.0 The Supply of Office Space
Having established a trade area for the Project, the next step is to analyze the supply
of office space the Plan can accommodate within the 20-minute drive time trade area.
The supply analysis of the Plan is articulated in two parts:
1) First, the Consultant has utilized Collier Property Appraiser data to inventory the
supply of existing office space within the 20-minute trade area (DOR Codes: 17,
18, 19, and 23).
2) Second, the Consultant has utilized the Future Land Use Elements of the Collier
County Growth Management Plan and the Golden Gate Area Master Plan as a
guide to estimate how much additional office space is implicitly allocated within
the trade area.
From this, the Consultant is able to estimate the total office space holding capacity of
the 20-minute drive time trade area.
2.1 Existing Office Supply in Project's Trade Area
The Consultant has utilized Collier County Property Appraiser data (effective date of 3-
25-09) to estimate the amount of existing, constructed office space within the 20-
minute trade area.
Table 2.1.1 provides the current inventory of office space utilizing DOR Codes: 17, 18,
19, and 23. (Full dataset provided on CD to Planning Dept.)
Table 2.1.1
Current Supply of Existing Commercial-Office Space in Project's Market
Existinn
Acres 560.73
Square Feet 4.784,245
Source: Collier County Property Appraiser -
Effective Date of Data: 3-25-09
The table above shows there are 4.8-million square feet of existing, constructed office
space in the Project's market with an average density of 8,532 square feet per acre
(4,784,245/560.73). Going forward, this average density will be used as a guide to
estimate the potential supply of office space on vacant approved commercial lands and
FLUM designated commercial lands in the section below.
Golden Gate Parkway Mixed Use Subdistrict
Commercial Office Needs Analysis - Updated 4-27-09
6
2.2 Potential Office Supply in Project's Market
The Consultant analyzed the Future Land Use Elements of the Collier County and
Golden Gate Area Plans to estimate the total office space holding capacity within the
20-minute trade area (effective date of Plan retrieval 4-09-09). The land use
categories that fall within the Project's market are shown in Table 2.2.1 below.
Table 2.2.1
Land Use Categories within Project's Market
Collier Countll GMP Golden Gate Area Master Plan
Urban Oesinnation Urban Desionation
Mixed Use District Mixed Use District
Goodlette/Pine Ridae Comm Infill Subdistrict Urban Residential Subdistrict
Orance Blossom MU SUB Downtown Center Commercial Subdistrict
Vanderbilt Beach/Collier Blvd Commercial Subdistrict Commercial District
Bucklev Mixed Use Subdistrict G_G. Mixed Use Activitv Center Subdistrict
Davis Blvd I County Barn Rd Mixed Use District G_G Urban Commercial lnfill Subdistrict
Urban Residential Subdistrict Santa Barbara Commercial Subdistrict
Urban Residential Frinae Subdistrict G_G Pkwv Professional Office Commercial Subdistrict
I Urban Coastal Frinqe Subdistrict Collier Blvd Commercial Subdistrict
Industrial District
lIncludes all Subdistricts\ Estates Desianation
Commercial District Mixed Use District
Mixed Use Activitv Center Subdistrict Residential Estates Subdistrict
InterchanQe Activitv Center Subdistrict Neiqhborhood Center Subdistrict
livinqston/Pine Ridqe Commerciallnfill Subdistrict G,G. Pkwv Institutional Subdistrict
Livinaston Road Commerciallnfill Subdistrict Commercial District
LivinQston Road J Eatonwood Lane Commerciallnfill Interchanqe Activity Center Subdistrict (Collier GMP)
Livinaston/Radio Rd Commercial lnrlll Subdistrict Pine Ridae Road Mixed Use Subdistrict
LivinQston RoadlVeterans Memorial Road Commercial Western Estates Infill Subdistrict
Vanderbilt Beach Rd Neiqhborhood Commercial Subdistrict GG Estates Commerciallnfil1 Subdistrict
Estates Desianation
Overlaus and Snecial Features
Bavshore/Gatewav Triangle Redevelopment
Incorporated Area
Source: Fishkind & Associates based on Collier County and Golden Gate Plans
The balance of this section will focus on only on land use land use categories that
allow commercial development.
Golden Gate Parkway Mixed Use Subdistrict 7
Commercial Office Needs Analysis - Updated 4-27 -09
The first step is to identify any land use categories for which the FLUE describes
maximum commercial allocations with a reasonable degree of certainty. For these
categories, the office holding capacity can be estimated directly. These categories are
shown in Table 2.2.2 below along with the maximum allocations of allowable
commercial-office space taken directly from the FLUE.
Table 2.2.2
Land Use Categories with Specific Allocations
Total Max. Allowed Max Allowed
FLU Cateaarv -- Acres Allowable Uses Camm. /saft\ Office ISaftl
Collier Countv GMP
Urban Desinnation
Mixed Use District
Davis Blvd I County Barn Rd Mixed Use Subdistrict 22.83 Res. Goods/Svs 45,000 15,000
'Vanderbilt Beach/Collier Blvd Commercial Subdistrict 49.33 Res, Goods/Svs 200,000 138,895
, 'Oranae Blossom MU Subdistrict 13.55 Res, Goods/Svs Undefined 38.152
*Goodlette/Pine Ridae Comm. Infill Subdistrict 31.00 Commercial 275,000 87,285
'Bucklev Mixed Use Subdistrict 22.84 Res, Goods/Svs Undefined 64,309
Commercial District
Livinaston Road/Eatonwood Lane Commerciallnfill Sub. 12.5 Office, Storace 200,000 90,000
Livinqston/Pine Ridqe Commerciallnfill Subdistrict ,
27.97 Res, Goods/Svs 165,000 40,000
'Vanderbilt Beach Rd Neinhborhood Commercial Subdistrict 17.00 Res, Goods/Svs 180,000 47,866
'livinoston/Radio Rd Commerciallnfill Subdistrict 5.00 Res, Goods/Svs 50,000 14,078
Livinaston Road Commerciallnfill Subdistrict 6.00 Med/Pro Offices 52.500 52,500 i
Livinaston RoadlVeterans Memorial Road Comm Infill Sub 2.25 Med/Pro Offices 50,000 50,000
Golden Gate Area Master Plan i
Estates Oesinnation
Commercial District
, *Pine Ridae Road MU Subdistrict 1623 Commercial 80,000 45,698
Commercial Western Estates lnfill Subdistrict 6.23 Commercial 41,490 41,490
TOTAL 725,272
"'Note: 'Max Allowed Office' estimated as one-third of total acreage (based on existing Collier DRls shown in Table 2.2.4
below) multiplied by 8,532 sqIVacre (from Table 2.1.1 above)
Source: Fishkind & Associates based on Collier County and Golden Gate Plans
As the table above shows, it is implied by the Plan that over 700,000 total square feet
of office space can be accommodated by these land use categories. For categories in
the table where the maximum amount of office space is not specified, the Consultant
conservatively allocated one-third of total acreage for potential office uses (based on
the allocation of uses in approved Collier DRls shown in the section below) and applied
the average density per acre from Table 2.1.1 above.
Golden Gate Parkway Mixed Use Subdistrict 8
Commercial Office Needs Analysis - Updated 4-27-09
For the balance of land use categories in the Project's market, the amount of allowable
office space is not as clearly defined by the FLUE. In light of this, the Consultant has
classified the remaining land use categories as either:
. Traditional; or
. Redevelopment
This distinction is important. For the 'traditional' land use categories, only the amount
of remaining vacant commercial land needs to be analyzed to estimate the amount of
implicit office capacity. However, for the 'redevelopment' land use categories, total
land area must be analyzed to account for the greater likelihood of conversion.
Table 2.2.3 on the next page shows the remaining land use categories which allow
commercial development and their classification as either 'traditional' or
'redevelopment.' Additionally, the table shows total acreage and vacant commercial
acreage based on GIS analysis performed by the Consultant1 utilizing data from the
Collier County Property Appraiser and Collier County GIS Department.
(Rest of Page Left Intentionally Blank)
1 Please note acreages represent approximations. This is because the borders delineating land use
categories do not exactly match parcel lines. In some instances, outer parcels that partially touch the
land use category boundary are included in their entirety.
Golden Gate Parkway Mixed Use Subdistrict 9
Commercial Office Needs Analysis - Updated 4-27-09
Table 2.2.3
Remaining Land Use Categories within Project's Market
Total Vacant
Acreaoe Camm. Ac.
REDEVELOPMENT
Collier County GMP
Overlaus and Snecial Features
Ba\JshoreJGatewa Trianale Redevelooment 1.153.49 n
Golden Gate Area Master Plan
Urban Desi"nation
Mixed Use District
Downtown Center Commercial Subdistrict 20.68 n
Commercial District
Collier Blvd Commercial Subdistrict 58.48
"G,G Pkwv Professional Office Commercial Subdistrict 25.31 --
Santa Barbara Commercial Subdistrict 15.97 n
TRADITIONAL
Collier County GMP
Urban Oesinnation
Mixed Use District
Urban Coastal Fringe Subdistrict -- 10.08
Urban Residential Frinoe Subdistrict n 0.00
Urban Residential Subdistrict n 276.70
Commercial District I
Interchanne Activitv Center Subdistrict n 5776
Mixed Use Activjhl Center Subdistrict n 15771
Industrial District n 2.46
Overla"s and S"'ecial Features
Incornorated Area -- 42.56
Golden Gate Area Master Plan
Urban Desinnation tGm
Commercial District
G.G, Mixed Use Activity Center Subdistrict -- 3.19
G.G Urban Commercia! Infill Subdistrict -- 1.29
Mixed Use District
Neinhborhood Center Subdistrict -- 000
Estates O^si....nation JGG'
Commercial District
G,G Estates Commerciallnfill Subdistrict -- 15.06
Source: Fishkind & Associates based on Collier County and Golden Gate Plans
Golden Gate Parkway Mixed Use Subdistrict
Commercial Office Needs Analysis - Updated 4-27-09
10
The next step is to determine reasonable estimates of office allocation for these land
use categories. As a guide in determining land allocations, the Consultant has
reviewed land use distribution data from the Southwest Florida Regional Planning
Council's Annual DRI Monitoring Report for Collier County. Table 2.2.4 shows the
distribution of approved land uses for all DR Is in Collier County (date retrieved 4-17-
09). The DRI monitoring report is the only County-specific information available that
separately identifies the allocation of office and retail uses within a unified, planned
development theme. The County's PUD inventory document only lists a 'commercial'
total and does not account for retail/office uses separately.
Table 2.2.4
Distribution of DRI Land Uses (Collier)
%of %of
Land Use Acres Total Acres Comm. Acres
Residential Acres 31,693 93.87%
Retail Acres 1.034.16 3.06% 49.9%
Office Acres 670.13 1.98% 32.4%
Indus. Acres 247 0.73% 11.9%
Hotel Acres 119.78 0.35% 5.8%
Total Comm. Acres. 2,071
Total Acres 33,764
Source: Fishkind & Associates based on SWFRPC Annual DRI Monitoring Report (retrieved 4-17-09)
The table above shows land allocations from two perspectives: 1) as a percent of total
approved DRI acreage; and 2) as a percent of approved DRI commercial acreage. For
DRls in Collier County, office space averages 1.98% of total approved DRI land area
and 32.4% of approved DRI commercial area. The Consultant has used these data as
a guide in allocating office space across the land use categories in the Project's
market.
For 'traditional' land use categories in Table 2.2.3 on the previous page, the Consultant
estimates one-third (based on Table 2.2.4 above) of vacant approved commercial
acreaae will be developed as office. For the 'redevelopment' land use categories, the
Consultant conservatively estimates one-third of total acreage will be developed as
office - assuming significant conversion of existing land uses. It is likely this allocation
is entirely too high and these categories will yield much less office space.
Once the amount of office acreage is estimated, the average office density of 8,532
square feet per acre from Table 2.1.1 is applied. These estimations, along with the
resulting office yields, are shown in Table 2.2.5 on the next page.
Golden Gate Parkway Mixed Use Subdistrict
Commercial Office Needs Analysis - Updated 4-27-09
11
dO
Table 2.2.5
S Hid'
c
Estimate ffice pace 0 InQ a~ aCltv
Total Vacant % Office Office HOffice
Acreane Comm. Ac. Acres Acres Soft
REDEVELOPMENT
Collier Countv GMP
Overlavs and $necial Features
Bavshore/Gatewav Trianale Redevelonment 1.153.49 -- 33.3% 384.5 3,280,599
Golden Gate Area Master Plan
Urban Desianation
Mixed Use District
Downtown Center Commercial Subdistrict 2068 -- 333% 6.9 58,827
Commercial District
Collier Blvd Commercial Subdistrict 58.48 -- 33.3% 195 166,309
~G,G. Pkwy Professional Office Commercial Subdistrict 25.31 -- 900% 22.8 194,343
Santa Barbara Commercial Subdistrict 15.97 33.3% 5.3 45408
TRADITIONAL i
Collier Countv GMP
Urban Desinnation
Mixed Use District
Urban Coastal Frinqe Subdistrict .---- -- 10.08 33.3% 3.4 28,675
- -...
Urban Residential Frinae Subdistrict -- 000 33.3% 0.0
Urban Residential Subdistrict -- 276.70 33.3% 92.2 786.964
Commercial District
Interchanae Activitv Center Subdistrict -- 5776 33.3% 19.3 164,271
Mixed Use Activitv Center Subdistrict -- 15771 333% 52.6 448,525
Industrial District , n 2.46 33.3% 08 6,984
Overlavs and $necial Features
Incornorated Area n 42.56 33.3% 14.2 121.033
Golden Gate Area Master Plan
Urban Desinnation tGG'
Commercial District
G.G. Mixed Use Activitv Center Subdistrict -- 319 33.3% 1.1 9.063
G.G Urban Commerciallnfill Subdistrict n 129 33.3% 04 3,668
Mixed Use District
Neinhborhood Center Subdistrict -- 000 33.3% 0.0
-
Estates Desinnation fGG\
Commercial District
G.G Estates Commerciallnfill Subdistrict n 1506 333% 5.0 42 834
TOTAL 5,357,503
*Note: GGPPOCSD places specific emphasIs on office development. As such, office space IS allocated at 90% of
total land area
"Applied average density of 8,532 square feet per acre from Table 2.1.1
Source: Fishkind & Associates based on Collier and Golden Gate Plan & Collier Property Appraiser data
Golden Gate Parkway Mixed Use Subdistrict
Commercial Office Needs Analysis - Updated 4-27-09
12
As the table above shows, it is implied by the Plan that over 5.3-million total square
feet of office space can be accommodated by these land use categories.
2.3 Total Office Space Holding Capacity in Project's Market
The sections above analyzed the Plan's office space holding capacity from two
perspectives:
. First, the Consultant utilized Collier Property Appraiser data to inventory the
supply of existing, constructed office space within the 20-minute trade area
(DOR Codes: 17, 18, 19, and 23).
. Second, the Consultant has utilized the Future Land Use Elements of the Collier
County Growth Management Plan and the Golden Gate Area Master Plan as a
guide to estimate how much additional office space is implicitly allocated within
the trade area.
Table 2.3.1 below provides the total office space holding capacity in the Project's
market based on the sections above.
Table 2.3.1
Total Office S ace Holdin
Office S It
4,784,245
725,272
5357 503
Total Allocation of Office Space
10,867,019 '
As the table above shows, the total allocation of office space implied by the Plan within
the Project's market is over 10.8-million square feet.
(Rest of Page Left Intentionally Blank)
Golden Gate Parkway Mixed Use Subdistrict
Commercial Office Needs Analysis - Updated 4-27-09
13
3.0 The Demand for Office Space
3.1 Methodology
A variety of methods exist for quantifying the demand for office space. A common
approach involves a per capita or ratio (office square feet/person) methodology. This
approach is useful and not tremendously data-intensive. However, there are more
dynamic methodologies available.
The approach utilized in this report is a segmentation methodology. This method
estimates office demand as a function of the number of employees that occupy office
space in the 20-minute trade area.
For this report, "employees" refers to individuals who are employed within the trade
area and not to employed individuals who are residents of the trade area - as these
employed residents may work outside the market. This analysis is not concerned with
where employees live.
The steps for determining the demand for office space within the trade area are as
follows:
o Determine the employment-by-industry distribution within the trade area
o Estimate the percentage of workforce occupying office space
o Estimate square foot size requirement per office employee
3.2 Employment-by-Industry Distribution in the Project's Market
Collier County does not maintain 'official' employment-by-industry estimates or
forecasts for sub-regions within the County. As an alternative, the Consultant has
utilized I-Site census-based demographics package to determine the current
employment distribution within the trade area.
Table 3.2.1 shows the employment-by-industry distribution within the trade area based
on 2008 I-Site data,2 the most recent available as of the effective date of this report.
(P/ease refer to Appendix #2 for complete I-Site data table for the 20-minute trade
area). Additionally, the table shows the Consultant's estimation of the percent of
employees that occupy office space according to their industry.
2 I-Site utilizes data based on the decennial US Census. To provide estimates in between decennial
Census years at the census block level of geographic detail, I-Site utilizes data from United States
Postal Service and commercial source ZIP+4 level delivery statistics. Internal Revenue Service statistics
on tax filers and year-to-year migration; as well as the Census Bureaus Current Population Survey.
Golden Gate Parkway Mixed Use Subdistrict 14
Commercial Office Needs Analysis - Updated 4-27-09
Table 3.2.1 Employment-by-Industry Distribution for Project's Market
20.Minute Trade Area 2008 % of ErnD. # of Office % of Total Emn
Emp. in Office Emp. in Office
Emplovees, Aaricultural, Foreslrv, Flshina (SIC 01-09\ 2,507 0% 0 0.00%
Emplovees. Minino ISIC 10-14\ 70 0% 0 0.00%
Emplovees, Construclion ISIC 15-17\ 13,460 10% 1,346 1.12%
Emnlovees, Manufacturino ISIC 20-39\ 2,831 15% 425 0.35%
Emolovees, Transportation and Communications (SIC 40A9J 3,408 15% 511 0.42%
Emplovees, Wholesale Trade (SIC 50-51) 3,776 0% 0 0.00%
Emplovees. Retail Trade (SIC 52-59\ 28,688 0% 0 0.00%
Emolovees. Finance, Insuance and Real Estate (SIC 60-69\ 12,135~ -- 100% 12,135 10.06%
Emplovees, Services (SIC 70-89\ 45,011 15% 6,752 5.60%
Emplovees, Public Administration ISIC 90-98\ 7,260 15% 1,089 0.90%
Emplovees, Unclassitied ISIC 99\ 1493 0% 0 0.00%
Total 120,640 22,258 18.45%
Sources: I-Site Census-based Demographics Package; Fishkind & Associates
Effective Date of Data Retrieval: 4-02-09
As the table above shows, it is estimated that 18.45% of all employees within the trade
area occupy office space. To provide context, this estimation is along the very low end
of the spectrum. According to the Appraisallnstitute3, the percentage of office workers
typically ranges from 20% to 34% of total employment in a market area. As such, the
Consultant feels the estimation in Table 3.2.1 above is conservative and in no way
overstates the number of office employees in the trade area.
Please note the employees shown in the table above refer to individuals who are
employed within the trade area and not to employed individuals who are residents of
the trade area - as these employed residents may work outside the market.
(Rest of Page Left Intentionally Blank)
3 Stephen F. Fanning, MAl. Market Analysis for Real Estate 'Concepts and Applications in Valuation and Highest
and Best Use' Chicago Illinois: The Appraisallnstltule 2005, Pg. 287
Golden Gate Parkway Mixed Use Subdistrict 15
Commercial Office Needs AnalysIs - Updated 4-27-09
3.3 Employment Growth Forecast and Space Requirements
Now that the number of office workers has been estimated, the next step is to forecast
employment growth within the trade area. The County does not maintain 'official'
projections for employment. As such, the Consultant has utilized the Quarterly Census
of Employment and Wages4 ("QCEW") program from the Bureau of Labor Statistics to
analyze employment trends over the past eight years in Collier County. (Please refer to
Appendix #3 for complete data table) Table 3.3.1 below shows the average annual
percentage change in employment-by-industry for Collier County from 2001 to the
second quarter of 2008 (latest available as of this report).
Table 3.3.1 Collier Employment Trends QCEW
(% Change Period-to-Period)
AVG Annual Grwth
Indust~ Title 2001-2008Q2
Construction 1.61%
Education and Health Services 3.49%
Financial Activities 2.59%
Information 0.53%
Leisure and Hospitalitv 4.30%
J'Ilanufacturing 0.14%
-
Natural Resources and Mininq -3.51%
Other Services 2.05%
Professional and Business Services 2.01%
Public Administration 3.50%
Trade, Transportation, and Utilities 0.87%
Unclassified 7.91%
Grand Total 1.93%
Sources: Fishkind & Associates based on Bureau of Labor Statistics QCEW
Effective Date of Data Retrieval: 4-02-09
Collier County has experienced broad based declines in employment over the last one
to one-half years, This is consistent with the recent contractions at the State and
National level. Alternatively, different industries have been changing at different rates
for other reasons. For example, 'Natural Resources and Mining' has been steadily
declining due to the conversion of agricultural lands to other uses. While institutional
industries such as education/health services and public administration have shown
increases over time to accommodate the once rapidly growing population.
Despite recent employment contractions, it is anticipated the County will again
experience growth once the local, national, and global economies stabilize. This
sentiment is affirmed by County planning staff in their 2008 Annual Update and
Inventory Report ("AUIR"), 'No one within the AU/R planning team expects that growth
will no longer come to Collier County. The question is when growth will restart and at
what annual rate. '
4 The Quarterly Census of Employment and Wages (QCEW) program publishes a quarterly count of employment
and wages reported by employers covering 98 percent of U.S. jobs, available at the county, MSA. state and national
levels by industry.
Golden Gate Parkway Mixed Use Subdistrict 16
Commercial Office Needs Analysis - Updated 4-27-09
On that basis, a long-term forecast for employment that shows very little or no growth
based on recent events is not reasonable or likely. Instead, the average change over
the past eight years is a more instructive guide.
The Consultant has utilized the average annual employment growth rate for all
industries shown in Table 3.1.2 above (1.93%) to forecast employment growth for
office employees in the trade area. Because the rate takes into account declining
industries (natural resources and mining), while at the same time office based
industries have been expanding, the Consultant feels it in no way overstates growth for
the long-term.
Having developed a forecast for the number of workers that occupy office space in the
trade area, the next step is to estimate the office space requirement per employee.
The Fiscal Impact Analysis Model ("FlAM") - as maintained by Collier County long
range planning staff and adopted for use by the Board of County Commissioners
utilizes - the following office square foot per employee parameters: Office One-Story -
300 sqft per employee, Office Class A - 350 square feet per employee, and Medical
Office 250 square feet per employee. For this analysis the Consultant has utilized 325
square feet per employee - the average of the One-Story and Class A office
requirements.
3.4 Demand for Office Space
Based on the material presented in the sections above, Table 3.4.1 shows the demand
for office space within the 20-minute trade area.
Table 3.4.1 Demand for Office Space in Project's Market
2008 2010 2020 2030
(1\ Total Trade Area Emolovment 120,640 125.297 148,583 171,869
(2) % Occuovlno Office Soace 18.45% 18.45% 18.45% 18.45%
(3) Total Emoloved In Office Snace 22,258 23,117 ' 27.413 31,709
(4) AVG Office Snft ner Emn Renuirement 325 325 325 325
(5\ Total Trade Area Office Demand (Soft) 7,233,688 7,512.939 8.909,194 10,305,449
(1) Total employees from Table 3.2.1 forecasted at annual9rowth rate from Table 3.2.2
(2) % of Total Emp In Office from Table 3.2.1
(3) (1) multiplied by (2)
(4) Collier County Fiscal Impact Analysis Model
(5) (3) mulllplied by (4)
As the table shows, in 2008 there is a total demand for 7.2-million square feet of office
space within the 20-minute trade area. This figure is expected to grow to 10.3-million
by 2030.
Golden Gate Parkway Mixed Use Subdistrict
Commercial Office Needs Analysis - Updated 4-27-09
17
4.0 Comparison of Supply-to-Oemand
4.1 Supply/Demand Comparison and the Allocation Ratio
The sections above quantify the supply of, and demand for, office space within the 20-
minute trade area. The next step is to compare the two. Because of the length of the
analysis horizon and the fact that the supply calculation in Section 2.0 takes into
account lands that mayor may not be developed as office space - or at all, the
comparison is articulated by an 'allocation rati05 (ratio of supply-to-demand). For this
analysis, the minimum acceptable level for the allocation ratio is 2.0 (Refer to
Appendix #4 for a memorandum prepared and previously transmitted to the
Collier County Planning Commission on the use of Allocation Ratios).
Table 4.1.1 provides a comparison of the office supply determined in Section 2.0 and
the projected office demand determined in Section 3.0.
Table 4.1.1 Office Need in Project's Market
Commercial Office 2008 2010 2020 2030
(1 Market Office Demand (Cumulative\ 7.233.688 7.512.939 8.909,194 10,305.449
12 SUDDlv Net GLA (Sa Ftl 110.867019\ (10867019) (10,867019) (10.867.019;
13\ Allocation Ratio ISuDDlv/Demandl 1.50 1.45 1.22 1.05
(1) Table 3.4.1
(2) Table 2.3.1
(3) (3) divided by (2)
The table above shows the ratio of the total supply to the total demand equals 1.50,
1.45. 1.22, and 1.05 for the years 2007, 2010, 2020, and 2030 respectively. This
comparison converts all vacant and potential acres and assumes full development
within the market.
Currently the office allocation is sufficiently below the minimum desired level of 2.0. By
2030, the allocation ratio is expected to drop to 1.05 indicating an extremely tight
relationship between the demand for, and the supply of, office space. As the situation
currently stands there is an insufficient degree of flexibility in this market's ability to
accommodate office demand. The lack of available supply will artificially constrain the
market and raise prices in the short- to mid-term. It is important to note that the 2.0
supply-to-demand ratio represents a sufficient over-allocation of land to ensure proper
market functioning. The additional lands are needed to maintain market level pricing,
account for the likelihood that certain lands will not be introduced to the market over
the forecast horizon or may be subject to other future ownership or environmental
constraints.
Golden Gate Parkway Mixed Use Subdistrict
Commercial Office Needs Analysis - Updated 4-27-09
18
Based on this analysis, there is a clear and compelling case for adding additional
commercial-office designated land to this market. As noted here, this market's office
allocation ratio will decrease to 1.05 by 2030. It is just these types of situations that
make it good planning policy to have a sufficiently high ratio to accommodate the
expected demand in a meaningful fashion over such a long planning horizon.
5.0 Conclusions Concerning the Proposed Amendment
Taking into account all developed, vacant, and FLUM designated commercial land in
the market, there is not a reasonable degree of flexibility in the market's ability to
accommodate future office demand. The 2030 office allocation ratio of 1.05 indicates
an extremely tight relationship between the demand for, and the supply of, office space
in the future. Any ratio below the minimum desired level of 2.0 warrants the addition of
new office land to the market. The Project's location provides the access and visibility
that are required for this type of development.
The under-allocation of suitable office property supports the need for the additional
office acreage.
(Rest of Page Left Intentionally Blank)
Golden Gate Parkway Mixed Use Subdistrict
Commercial Office Needs Analysis - Updated 4-27 -09
19
A endix #1a - Ma of 20.Minute Drive Time Trade Area
R25 E
T 26 E
T27 E
LAg-
DpUD
_ PUD COhlME RCIAL
_ PUD INDUSTRIAL
_ INDUSTRIAL
.COMyeRCIAl ..+,
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w
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..
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W
m
..
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PLANNfO
UNIT
DEVElOPIIENTS,
COMMERlCAlANO
INDUSTRIAL
ZONING
. I .
~ ,-
\' .
.;", "'.
w
'-
~
I-
,.
Source: Fishkind & Associates, Inc based on Collier County PUD, Commercial, and Industrial zoning map
(Effective date 3-25-09)
Golden Gate Parkway Mixed Use Subdistrict
Commercial Office Needs Analysis - Updated 4-27-09
20
~I!"!v
(," ~"? ......
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'_"~"1;f \~~ ii
..~.~
0~.-; '.'c~:,_, :.
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&~; .... .
\'~:> F 15
, ~"'l-'
\..,,1....--
Fishkind & Associates, Jne based on data from Collier County Property Appraiser and Collier County
Planning Department (Effective date 3-25-09)
of 20-Minute Drive Time Trade Area 2
I
i
I
J
c:i
:;
.,
z
Iii
~
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GOLDEN :rE BLVD
0-
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W
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Source:
Golden Gate Parkway Mixed Use Subdistrict
Commercial Office Needs Analysis - Updated 4-27-09
CR85&'OlL WELL 0
RANDAll BLVD.
"
~
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w
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w
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lAgend
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_ Oisting_OIIioe_Supply
---
_TrNlIonaI
E::I2OMirUieeVYTA
21
Appendix #2 - I-Site Census-based Household Trend Report
20-Minute Drive Time Trade Area
Total Employees
TolalEslablishments
Whrte Collar Occupallons
Occup<1lion becuti~e
Occupation ProfesslOnalSpecla~Occupatlons
OccupallonSalesProfesslonals
Occupation Technologies and TecMlclans
Occupabon Sales Workers and Clerks
OccupaMn Administrative Support Workers
Occupation Technical. 5ales.3nd Admlnislrallve Field Occupatio
Blue Collar Occupabons
Occupation PnvaleHouseholdServlces
Occupation Protectl~e Services
Occupation Other Services Site Based
OccupatIOn Other Services Field Based
Occupation Farming, For&stry and Fishing
Occupabon Precision, Craft and Repair Site Based
Occupation Construcbon, Repair aM Mimng, Field Based
Occupation Machine Qp€ralors AssemblefS, and Inspectors
Occupation Tlansportalion arld Malenals MovingWorkels
Occupation HandlelS, Helpers and Laborers
Average EstabllshmentSizt
Median Establishment Size
Average Size Agricu~ure Forestl)' Fishmg
Average Size Mming
AverageSlzeCOnSlruCllon
Average Size, Manufactunng
Average Size Transportabon and Communlcallons
Average Size WholesaleTlade
Average Size Retail Trade
Average Size, Finance, Insurance and Real Estala
AverageSizeSelllices
Average Size Public Adminlstrallon
Average Size Unclassified
Employees Agricuttural ForestI)' Fishing ISIC D1-09)
Employees, Mining (SIC 10-14)
Employees ConslructionlSIC 15-171
Employees ManufactunngISIC20-39)
Employees Tlansportatlonand Commllnlcations (SIC 40-49)
Employees WMlesaleTrade (SIC 50-51)
Employees Retail Trade ISIC 52-59)
Employees Fmance,lnsuanceand Real Estale ISIC60-69i
Employees SeT'lices{SIC7Q.-89)
Employees PubltcAdmimstratlon{SIC91J.-gel
Employees Unclassified (SIC 99)
Eslab~shments Aglicultural Forestry, Fishing (SIC 01-09;,
Estab~shments, Mining ISIC 10-14)
Establishments, Construction {SIC 15-17)
EstablishmenlsManufactrlllllg(SIC20-39)
Establishments Trans,arld Communrcallons (SIC 40..491
Establlsnmenls,WholesaleTrade{SIC50-51)
Esta~lshments.RetaIITradeISIC52-59)
Establishments Finance Ins. And Real Estate {SIC 60.JJ9:
Estabkshments Selllices (SIC 71J.-B9)
Establshments Pu~icAdmlnistratlon (SIC 90-98)
Establshments Unclassified {SIC 99)
Employees Budding Malerlals, Hardware and Garden
Employees Ge~elalMerchandrse Stores
Employees Food Markets
Employees Convenience Stores
Employees Other Food Slores
Empklyees AuloDealersa~d Gas Stalions
Employees Clothing Stores
Employ~es Fur~iture SImes
Employees Home Furnlshmgs
Employees Electromcsand Computer Stores
Employees Music Stores
Employees Restaurants
Employees Other FoodSelllice
Employees Bars
Employees DrugStores
Employees LiQuorSlores
120.640
13.575
69.980
t3729
lU53
3711
4.222
11600
21627
238
48151
G
2,227
16.529
828
4416
10980
5553
1940
3,6n
3,202
8.89
31
8.37
17
7 .9~
7.44
1262
7.44
1134
5.88
7.99
13.46
307
2.507
70
13,460
2,831
Hoe
3776
2eseg
12135
45011
7.260
t.493
32t
G
15'/(1
2Ti
3'-'
518
2590
1.84D
5 28~
25~)
5:16
2.660
2.317
3.243
25'\
523
2484
1 6~1
74'
7:\-i
660
60
8676
904
113
604
98
Employees SpeCla~y Stores
Employees Catalog and Direct Sales
Employees ean~s and Fmanc,allnst~utlons
Employees Insurance Carriers
Employees'ln.urance Agents and Brokers
Emptoyees Real Esta\~
Employees Hotels and lodg,ng
Employees Dry Cleaning and Lau~dlY
Employees. Beauty and BarberShops
Employees Other P~rsonalService
Employees Adv~~lsln9
Employe~s Compuler Services
Employees. O1herBusiness Servins
Employees Au\oRepairlServlces
Employe.s,M,scellaneollsRepa,rServices
EmploYHs M01ionPictures
Employees Ente~ammentand RecreatlonServ,ces
Employees. Heahh and Medical Services
Employees Hospitals
Employees legal Services
EmployHs Primary and Secondary Educahon
Employees CollegesandUniversrtles
Employees Other Educahon and L,br!nes
Employees. Social Services
Employees Child Care Services
Employees MuseumsJndZoos
Employees'Membersh'pOrgan'lat<ons
Employees Professional SerVIces
EmployeH'Government
Employees Unclass,f,edEstabllshments
Establishments Buiklmg Materials. Hardware and Garden
Estabtlshmenls GeneralMercnandlSeSloles
Establishments FoodMarkets
Establishments. Convenience StOles
EstabhshmentsOtherFOOdStores
Establishments' Auto Dealers and Gas Stat'ons
EstabllShments Clothing Stores
Establishments FurnitlJreStores
Establishments Home Fum,shlngs
Establlshmenls Electronics and Computel Stores
Eslabllshments MusicStores
Eslabllshmenls Res\aurants
ESlabl>shments Othe' Food Service
Estabhshments, Bats
Establishments OrugSlore~
Establ'shments' Liquor StOles
Establishments Spec,a~y Slates
Establishments Calalog and D,reltSales
t:slabllshmenls Ban~s and FinanClallns!llutions
t:stabtlshmenls InsuranceCarners
ESlabliShmenls Insurance Agenls and BlOkers
ESlablishments RealEstate
EsloblrshmentsHotelsandLodging
Estabhshments: DryCleamng and Laundry
Establishments 8eautl and Barber ShOpS
Estabhshments. DlhHPersonal Service
Establishments Adve~,slng
Establishments' Compuler Selll'C~s
ESlablishments' O1herBUSlnessServlces
Eslablishments AutQRepair/Sellllces
ESlablishmenls Miscellaneous Repair Services
EslablishmentsMotionPlctllfes
ESlablishments' Ente~ainmentandRecreallon Serv,ce,
Establishments: Heatth and MedicalSel\llces
Estabhsnments, Hospitals
Establisl1ments, LegalSer\llces
Establ.shments PnmaryandSecondaryE<1uc.atlon
Estabhshmen1S' CQlleg.sandUn'versrties
Establishments Other Educal10n and Llbrar.es
EstabllShmenls Child Care Servlces
Establishmenls Museums and Zoos
ESlabllShments, Memhershlp Organlutlons
Eslabllshments Profess,onalServlces
Estal:illShments Government
Estabhshments: Unc.lassified Eslabl,shments
Source: I-Site Census-based Demographics Package; Data Retrieved: 3-25-09
Golden Gate Parkway Mixed Use Subdistrict
Commercial Office Needs Analysis - Updated 4-27-09
2892
64
3860
243
1.059
6973
2088
'"1
1452
729
382
365
3.175
1195
391
325
4,90B
5953
~.516
1697
3.715
no
m
{.54'
495
5;
1.732
3.247
7260
1.4B3
211
56
55
39
84
243
267
140
140
76
"
440
'"0
19
40
21
6"
'"
586
54
m
991
64
lD2
554
m
5'
%
750
010
'"
45
296
1060
155
m
;;
6
;;
"
9
270
620
255
939
22
Appendix #3 - Bureau of Labor Statistics. QCEW Data
(Collier County)
Total Em 10 ment
IndustrvTitle 2001 2002 2003 2004 2005 2006 2007 200802
Construction 14.284 14,255 14,263 16,127 19,724 23,343 18,765 14,508
Education and Health Services 17,076 18,148 18,829 18.713 19.803 20.341 21,654 21,665
Financial Activities 6,055 6.343 6,485 6.784 7,541 7.936 7,953 7,153
Information 1706 1,687 1,683 1.814 1,796 1,835 1,764 1.764
Leisure and Hosoitalitv 17,300 18,257 18,814 19,934 21,840 22,151 23,233 23,160
Manufacturina 2,908 2,798 2,620 2,812 3,226 3,261 3,223 2,873
Natural Resources and Minino 7,043 7.190 6,714 6,719 6,368 5,593 5,861 5,419
Other Services 4,561 4,814 4.706 4,603 4.890 4.850 4.919 5,233
Professional and Business Services 12.493 13,364 14,171 15,374 14,446 15,036 14,171 14.212
Public Administration 4.666 5,008 5,204 5,441 5,492 5,746 6,058 5,919
Trade, Transoortation, and Utilities 22,031 22,432 22,137 22,750 24,015 24,633 24.297 23,335
Unclassified 118 202 126 145 183 213 130 134
Grand Total 110241 114498 115752 121,216 129,324 134,938 132,028 125,375
f--
% Channe AVG
Industrv Title 2001-2002 2002-2003 2003-2004 2004-2005 2005-2006 2006-2007 2007-2008Cl2 Chanae
Construction -0,20% 0.06% 13.07% 22,30% 18.35% 19.61% -22.69'1'0 1.61%
Education and Health Services 6.28% 3,75% -0.62% 5.82% 272% 6.45% 0.05% 3.49%
Financial Activities 4.76%, 2,24% 4.61% 11,16% 5.24% 0,21% -10,06% 2.59%
Information -1.11% -0.24% 7.78% .0,99% 2.17% -387% 0,00% 0.53%
Leisure and HosDitalitv 5.53%, 3.05% 595% 956% 1.42% 4,88% _0.31u/o 4.30%
ManufacturinQ -3.78% -6.36"::;, 733% 14.72% 1.08% -1,17% -1086% 0.14%
Natural Resources and MininQ 2.09% -6.62";;, 0,07% -5.22% .12,17% 4.79% -7.54% -3.51%
Other Services 5.55";', -2.24";;.. .2.19% 6,24% -0,82O/(; 1.42% 6,38% 2.05%
Professional and Business Services 6.97'1'0 6,04% 8.~9% -6.04% 4.08% -5.75% 0.29% 2.01%
Public Administration 7.33'-/'0 3.91 'Yo 4.55% 0.94% 4,62% 5.43% -2.29% 3.50%
Trade, Transoortation, and Utilities 1.82% -1,32% 2.77% 5,56% 2,57% -136% -3.96% 0.87%
Unclassified 71.19'/0 -37.62% 15.08% 26.21% 16.39% I -38,97% 3.08% 7.91%
Grand Total 3.86% 1.10% 4.72% 6.69% 4.34% -2.16% -5.04% 1.93%
Source: Bureau of Labor Stallstlcs - OCEW Collier County 2001-2008 - Data Retrieved 4-09-09
Golden Gate Parkway Mixed Use Subdistrict
Commercial Office Needs Analysis - Updated 4-27-09
23
Appendix #4 - Use of the Allocation Ratio
(See Memorandum on Following Page)
Golden Gate Parkway Mixed Use Subdistrict
Commercial Office Needs Analysis - Updated 4-27-09
24
FISHKIND
& ASSOCIATES
.....
....
....
~
MEMORANDUM
TO: Mr. Mark Strain
Chairman
Collier County Planning Commission
FROM: G. Russell Weyer
Senior Associate
SUBJECT: Explanation of 2.0 allocation ratio
DATE: October 2, 2008
VIA: E-Mail
At your request, the following is an explanation of the 2.0 allocation ratio used in the
data and analysis reports we provide to the County during Comprehensive Plan land
use changes.
The explanation begins with the data and analysis requirements in Rule 9J-5 (2). The
rule states the following (with our emphasis added):
"(2) Data and Analyses Requirements.
(a) All goals, objectives, policies, standards, findings and conclusions within the
comprehensive plan and its support documents, and within plan amendments and their
support documents, shall be based upon relevant and appropriate data and the
analyses applicable to each element, To be based on data means to react to it in an
appropriate way and to the extent necessary indicated by the data available on that
particular subject at the time of adoption of the plan or plan amendment at issue. Data
or summaries thereof shall not be subject to the compliance review process. However,
the Department will review each comprehensive plan for the purpose of
determining whether the plan is based on the data and analyses described in this
chapter and whether the data were collected and applied in a professionally
acceptable manner. All tables, charts, graphs, maps. figures and data sources, and
their limitations, shall be clearly described where such data occur in the above
documents. Local governments are encouraged to use graphics and other techniques
for making support information more readily useable by the public.
1
(b) This chapter shall not be construed to require original data collection by local
government; however, local governments are encouraged to utilize any original data
necessary to update or refine the local government comprehensive plan data base so
long as methodologies are professionally accepted.
(c) Data are to be taken from professionally accepted existing sources, such
as the United States Census, State Data Center, State University System of
Florida, regional planning councils, water management districts, or existing
technical studies. The data used shall be the best available existing data, unless the
local government desires original data or special studies. Where data augmentation,
updates, or special studies or surveys are deemed necessary by local
government, appropriate methodologies shall be clearly described or referenced
and shall meet professionally accepted standards for such methodologies.
Among the sources available to local governments are those identified in "The Guide to
Local Comprehensive Planning Data Sources" published by the Department in 1989.
Among the sources of data for preliminary identification of wetland locations are the
National Wetland Inventory Maps prepared by the U.S. Fish and Wildlife Service.
(d) Primary data sources such as United States Census reports, other government
data documents, local computerized data, and original map sheets used to compile
required maps need not be printed in their entirety within either the support documents
or the comprehensive plan. Summaries of support documents shall be submitted to the
Department along with the comprehensive plan at the time of compliance review to aid
in the Department's determination of compliance and consistency. As a local alternative
to providing data and analyses summaries. complete data and analyses sufficient to
support the comprehensive plan may be submitted to the Department at the time of
compliance review. The Department may require submission of the complete or more
detailed data or analyses during its compliance review if, in the opinion of the
Department, the summaries are insufficient to determine compliance or consistency of
the plan.
(e) The comprehensive plan shall be based on resident and seasonal population
estimates and projections. Resident and seasonal population estimates and projections
shall be either those provided by the University of Florida, Bureau of Economic and
Business Research, those provided by the Executive Office of the Governor, or shall be
generated by the local government. If the local government chooses to base its plan on
the figures provided by the University of Florida or the Executive Office of the Governor,
medium range projections should be utilized. If the local government chooses to base
its plan on either low or high range projections provided by the University of Florida or
the Executive Office of the Governor, a detailed description of the rationale for such a
choice shall be included with such projections."
A variety of studies are used when we undertake a needs analysis within the State of
Florida. They are basically broken down into three categories depending on the type of
land use being studied. They are residential needs analysis, commercial needs
analysis and a peculiar needs analysis that economically does not fit the standard
residential and commercial models.
Our analysis has evolved over time with input primarily coming from County Staff with
regard to the analysis at hand. In looking at comprehensive plan changes, we first must
collect the data that goes into the analysis. That data includes population estimates,
existing inventory, approved inventory and potential inventory.
2
With regard to population estimates, we generally try to use the population data that is
used by the County when and where it is available. Our second source is the
population data from the Bureau of Economic and Business Research (BEBR) at the
University of Florida. Our third source is I-Site, Site Selection Software, produced by
GeoVue, Inc. These estimates and projections are compiled by Applied Geographic
Solutions, Inc. AGS uses historic Census data from 1970, 1980, 1990, and 2000;
USPS and commercial source ZIP+4 level delivery statistics; Census Bureau population
estimates and projections at varying levels of geographic detail; Internal Revenue
Service statistics on tax filers and year-to-year migration; as well as the Census
Bureaus Current Population Survey.
The next required data set pertains to the particular land use we are analyzing. We
primarily utilize the Collier County Property Appraiser data to determine the existing
inventory of that particular land use, the approved inventory of that land use and finally
all of the lands on the Future Land Use Map that have potential for that particular land
use. We have also used data sources provided by Collier County staff such as the
commercial inventory list and the planned unit development list.
We then use a variety of models from retail demand gravity models to office
employment demand models to determine the current and future demand for the land
use type in the designated market area. The future demand generally looks out to the
Comprehensive Plan's horizon year, which is currently either 2030 or 2035 depending
on the jurisdiction's comprehensive plan and growth management plan horizon year
requirements.
It is at this point of the analysis that has caused an anomaly in determining a true
economic supply and demand result. On the supply side, it is relatively easy to
determine the amount of existing and approved supply from the property appraiser data.
The difficulty lies in the vacant non-approved potential lands. The staff has required us
to take all of those lands that have a commercial or residential overlay on them and
include them as supply by putting a floor area ratio figure to the acreage.
The issue becomes apparent when all of the lands that are not in the existing or
approved category are included in the particular land use analysis. By putting all of the
potential lands in the supply category, the assumption is that all of that land would be
developed as that particular land use and nothing else, For example in the case of the
Airport-Corradi parcel, there were 117 potential commercial parcels totaling 270.68
acres in the 20 minute drive time market (Table 1 on the next page). Those parcels
represent a potential of 1,469,723 square feet of office space.
3
Table 1. Current Supply of Vacant, Potential, and Existing Commercial-Office
Space in Project's Market
Existina
# of Parcels 340
Acres 457.97
Sauare Feet 2,549,138
Vacant
# of Parcels 523
Acres 1092.59
Snuare Feet 6,075,006
Potential --
# of Parcels 117
, Acres 270.68
Souare Feet' 1,469,723
Total
# of Parcels 980
Acres 1821.24
Sauare Feet 10,093,867
Source: Collier County Property Appraiser
* Assumed 5,430 square feet per acre based on market average
There are a number of flaws in the representation of total capacity (supply) which
suggest a greater number of acres be designated in the Comprehensive Plan than
would be indicated simply by an analysis of forecast demand. First, all of those vacant
approved parcels and parcels designated by the Future Land Use Map ("FLUM") as
having the potential to be developed as office, in reality, also have the potential to be
retail space or some other commercial use. The same parcels are also counted as
competing supply when a commercial needs analysis is performed for another
commercial use. To include these lands in both retail and office analyses would be
double counting the supply. These lands will actually be developed as the market
demand dictates, with some lands used for office and the remainder for retail and other
permissible uses. A general economic principal states that all markets are efficient and
that supply for the most part is generated as demand dictates. It is a rare situation
where supply generates demand.
Second, though the lands in question are designated with a FLUM category, this does
not mean that 100% of these lands are developable. Within these lands there may be
wetland areas, conservation areas, water bodies, incompatible adjacent uses, policy
setback requirements, drainage and road requirements and infrastructure or access
constraints. As a result of these and other myriad conditions, the maximum
density/intensity of lands designated through the FLUM does not represent the holding
capacity of these lands. Typically, development thresholds are found to be from 50% to
75% of maximum allowable density due to the physical characteristics of the land.
4
Third, while lands are designated with a FLUM land use, there is no requirement they
be used at all over the planning horizon. Many properties are held in land bank trusts,
held by absentee owners, held in estate transfer litigation or held in family ownership
with no intent or desire to use or sell the land. Florida and Collier County in particular
have very large tracts of land held in long term family trusts where lands are not
developed or are purposefully held off the market. In these and other similar instances,
a land use designation on the FLUM does not assure the capacity allocated to these
lands will be available to accommodate future growth within the planning horizon of the
Comprehensive Plan.
Fourth, even if all the lands designated were developable and available it would be
inappropriate to limit supply to exactly the level of forecast demand, represented by a
ratio of 1: 1 where there is one acre of land supply allocated for every acre of land
demand identified. Doing so would limit choices, limit market flexibility and constrain the
market. Constraining supply will drive prices artificially high and decrease the
attractiveness of the market due to price. For example in choosing a new home one
does not typically look at only one house in the selection process. The selection
process may involve multiple properties, perhaps a dozen or more. So too for
commercial land investments, choice and flexibility are required in the selection
process.
Fifth, the supply of land is determined and allocated such that it will accommodate the
forecast demand. The forecast demand is most often based on population forecasts
provided by the University of Florida Bureau of Business and Economic Research
(BEBR). Research has shown the BEBR forecasts to be highly accurate in locations
where the local economic structure does not change substantially over time. In
locations where structural change does occur, the error rate for BEBR medium
forecasts can be from 30% to more than 100% too low in terms of forecasting
population levels over a 25 year forecast period. Rapidly growing locations, locations
which benefit from major highway or interstate expansions, locations which benefit from
enhanced airport facilities and locations which benefit from major employer locations
are all examples of conditions which represent structural change and tend to result in
faster population growth than is forecast in the BEBR projections. Collier County is
subject to these structural change forces, and as such, it can be expected that BEBR
forecasts will have a comparatively higher degree of error than in other locations across
the State. This supports the need for additional flexibility in the allocation of
developable land to accommodate a higher probability of population forecast error.
Table 2 on the next page documents the analysis of forecast error findings.
5
Table 2. Comparison of Long-Term Population Projections.
Counties
without
Structural
Shift
1975 BEBR Year 2000
projections for 2000 Actual Variance
Flagler 21.700 49,832 -129.6%
St. Johns 71,000 123,135 -73.4%
Lake 143,300 210,527 -46.9%
Manon 191.000 258,916 -35.6%
St. Lucie 149,800 192,695 -28.6%
DeSoto 36,700 32,209 12.2%
Highlands 81,400 87,366 -7.3%
Polk 471,300 483,924 -2.7%
Pasco 343,600 344,768 -0.3%
Counties with Shift Total 576,800 835.105 -44.8%
Counties without Shift Total 933,000 948,267 -1.6%
Source: Projections of Florida Population Bulletin 33, June 1975, U. FL and US Census 2000
Counties
with
Structural
Shift
These conditions have been well documented and supported in administrative hearings.
In the course of the evolution of Florida's comprehensive planning process, allocation of
land in the FLUM often exceeds the 1:1 ratio. In general, the allocation ratio of between
2.0 and 2.5 has been determined to be a reasonable level, has been supported in
administrative legal hearings and has been implicitly adopted in comprehensive plans
across the State.
To account for the conditions described above, comprehensive plan FLUMs typically
represent an allocation of acres for land use by category in excess of a 1: 1 allocation
ratio. The allocation ratio measures the amount of additional acreage required in
relation to the directly utilized acreage over the course of development in the jurisdiction
to assure proper market functioning in the sale, usage and allocation of land. For the
reasons discussed, the additional acreage is required in order to maintain market level
pricing, to account for the likelihood that certain lands will not be placed on the market
for sale during the forecast horizon, and that the property will develop at historic
average densities, not maximum allowable densities, or may be subject to future
environmental or other constraints. Thus, the lands allocated in the FLUM should be
considerably greater than those that will actually be used or developed.
As a result of these discussions, analyses and rulings, growth management practices
have evolved such that the greater the time horizon of the comprehensive plan, the
greater the allocation ratio needed to maintain flexibility of the comprehensive plan.
Other factors that influence the residential acreage allocation ratio are the nature and
speed of the developing area and the area's general exposure to growth trends in the
market as shown in the discussion regarding population forecasts and structural
change. Fishkind believes that to ensure proper flexibility in the comprehensive plan of
a rapidly growing county like Collier, a commercial allocation ratio in the range of 2.0 is
necessary to maintain planning flexibility and to account for the multiple sets of
conditions which might otherwise restrict land usage.
6
Although the allocation ratio figure has fluctuated over time depending on who is
reviewing the amendment at the state level, Fishkind's recent experience with the
Florida Department of Community Affairs indicates that the DCA has seen and
approved allocation ratios in the 1.8 to 2.4 range and in some cases even larger
allocation ratios for longer forecast horizons. Otherwise, if allocation ratios are not used
in the analysis, the likely outcome is the Comprehensive Plan will fail to adequately
accommodate growth resulting in higher than normal land prices, constrained economic
development and a less efficient pattern of growth which results from market inflexibility
due to lack of investment choices.
7
FISHKIND
& ASSOCIATES
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MEMORANDUM
TO:
Mr. Mark Strain
Chairman
Collier County Planning Commission
FROM:
G. Russell Weyer
Senior Associate
SUBJECT: Examples of 2.0 Allocation Ratio Acceptance
DATE:
October 2,2008
VIA:
E-Mail
Mark,
You have asked for specific examples where the Allocation Ratio measurement
has been used elsewhere, Here is one example of a legal case and two other
examples in Florida where is has been approved and accepted by both the local
jurisdiction and in some cases the Department of Community Affairs.
Panhandle Citizens Coalition Inc. versus Department of Community Affairs
In the matter Panhandle Citizens Coalition Inc. (PCC) vs. Department of
Community Affairs (DCA), a petition was filed by PCC to challenge DCA's finding
that the West Bay Detailed Specific Area Plan (WB DSAP) was in compliance as
an amendment to the County Comprehensive Plan. The findings of fact in this
case include item #92 which reads:
"In addition to projecting population growth and assessing capacity to
accommodate growth an allocation needs ratio (or multiplier) is necessary to
ensure housing affordability and variety in the market; otherwise, the supply
and demand relationship is too tight, which may cause a rapid escalation of
housing prices. Because the farther in time a local government projects
growth, the less accurate those projections tend to be, actual need is
multiplied by an allocation needs ratio to produce an additional increment of
residential land to accommodate this potential error."
1
Finding #93 states:
"Small Counties that experience above-normal growth rates may use
allocation ratios as high as three more in order to realistically allocate
sufficient buildable land for future growth. The County's allocation ratio of
2.2 before the WB DSAP and FLUM amendments was low from a long term
forecasting perspective. When the WB DSAP amendments are factored into
the allocation ratio, such growth would raise the allocation ratio to 2,3, which
is still relatively low."
Further, in finding #94 it is stated:
"A land use plan should allow for sufficient inventory to accommodate
demand and to provide some choice in order to react to economic factors."
The Administrative Law Judge found the proposed land use amendments in compliance
with section 163.3184 (1) (b) in part because the demonstration of need with respect to
the allocation ratio indicated the allocation ratio of 2.3 was too low to properly
accommodate projected future growth over the planning horizon.
Acceptance of 2.0 Allocation Ratio in the case of Newberry Villaae Retail in
Alachua County
Newberry Village is a development of approximately 250,000 square feet of retail space
in unincorporated Alachua County. A comprehensive plan change was required to
allow for this use in the County. The applicant performed a commercial needs analysis
as a requirement for their data and analysis portion of their application. The analysis is
attached as Exhibit A. The Florida Department of Community Affairs found the plan
amendment compliant with no requests for further data analysis. We have attached the
notification of compliance as Exhibit B.
City of Leesbura. Florida implicit Allocation Ratio
The City of Leesburg, Florida has an adopted comprehensive plan where the implicit
residential allocation ratio of 2.5 is embedded in the plan. The estimated land
requirement projections are found in the approved 2003 Housing Element of the
Leesburg Comprehensive Plan on page 111-17. The Housing Element of the Leesburg
Comprehensive Plan indicates an allocation ratio of 2.5 in the following passage:
"Based on figures provided by the Shimberg Center for Affordable Housing, a total of
8,295 dwelling units will be needed to serve the household population of the City by
year 2010......the City will be able to accommodate approximately 13,292 additional
units, for a total of 21 ,031 residential units by 2010."
2
Given the 2010 demand for 8,295 units and 21,031 unit capacity, the empirical
allocation ratio found is 2,5 in the current and approved 2003 Leesburg Comprehensive
Plan Housing Element.
Allocation Ratios of other Florida Counties with updated Comprehensive Plans
Allocation ratios are not only used in analyzing commercial comprehensive plan
amendment changes. The ratios are also used in analyzing residential comprehensive
plan amendment changes as noted here and in the City of Leesburg, Florida above. In
reviewing a number of needs analysis reports submitted for residential comprehensive
plan amendment changes around the state, Fishkind has discovered that there are
number of counties across the state that have substantial allocation ratios that are
embedded in their comprehensive plans.
Fishkind has analyzed allocation ratios in counties across the state with recently
updated comprehensive plans that have been approved by the Department of
Community Affairs. As shown in Table 5.6.1, the future land use maps of these
counties contain allocation ratios that are consistent with those suggested by Fishkind.
Table 5.6.1.
Allocation Ratios in other Florida Counties
County
Hendry
St. Johns
Nassau
Martin
Indian River
Source: Fishkind and Associates, Inc
Allocation Ratio
5.38
308
4.54
3.92
4.62
Forecast Horizon (years)
15
15
15
15
20
The counties noted above have incorporated significant allocation ratios into their
comprehensive plans to adequately accommodate growth and limit higher than normal
land prices, constrained economic development and less efficient patterns of growth
which result from market inflexibility due to lack of investment choices.
3
EXHIBIT A
Newberry Village Retail Needs Analysis
Newberry Village
Retail Needs Analysis
Prepared For:
NewUrban WORKS Development
Prepared By:
Fishkind & Associates, Inc.
12501 Corporate Blvd.
Orlando, Florida 32817
(407) 382-3256
October 25, 2005
Table Of Contents
Section Title
Page
10 Introduction...... .... ..... ................................................. 1
2.0 Current market Conditions.... ................................................ 2
30 Community-Type Retail Allocation Ratio ................................ 3
4.0 Need for Additional Community-Type Retail Zoning ........ 3
5.0 Conclusion.............. ....................... ................ 4
Appendix 1 - Existing Competitive Supply
Appendix 2 - Vacant Future Supply
Appendix 3 - 20 Minute Drive Time Demographics
ii
Newberry Village - Retail Needs Analysis
1.0 Introduction
1.1 purpose
This report analyzes the need to amend the A1achua County
Comprehensive Land Use Plan for the proposed Newberry Village
development. The development program calls for development of
approximately 250,000 square feet of retail space in unincorporated
Alachua County.
1.2 Overview of needs analysis
In the context of amending the adopted Comprehensive Land Use Plan for
Alachua County the applicant must demonstrate the need to amend the
plan. Typically, this takes the form of a comparison of:
. The supply of existing land currently planned for retail uses
. The demand for retail lands based on market conditions
The applicant must determine whether there is sufficient supply of retail
land in the Plan to accommodate future retail space demand. The
analysis was conducted based on a 20 minute drive time market area
surrounding the project site, comparing demand and supply, both existing
and future, within the project market area. The retail market study further
considered both demand and supply for community-type retail space only.
Figure 1 shows the 20 minute drive time market area.
Fi ure 1 - 20 Minute Drive Time Market Area
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Page 1 of 8
Newberry Village - Retail Needs AnalysIs
2.0 Current Market Conditions
2.1 Existing Supply
The community-type retail supply in the market was determined using the
US Shopping Center directory, listing community type retail centers in
Alachua County. Based on a gravity model of retail shopping patterns,
calibrated for local market conditions, Fishkind & Associates, Inc.
determined the effective competitive retail square footage surrounding the
site, applicable to the subject location. Of 1.6 million square feet of
community type retail space within 20 minutes of the site, Fishkind
determined 1.3 million square feet of this existing supply directly competes
with community type retail space at the subject site. Appendix 1 lists the
existing competitive community-type shopping centers within 20 a minute
drive time of the site, the square feet associated with each center, and its
competitive characteristics based on the market conditions
2.2 Future Supply
To determine future supply, Fishkind & Associates, Inc. examined all
vacant commercial parcels within the 20 minute market area. Vacant
commercial parcels as designated by the Property Appraiser were then
checked for current zoning. Parcels with current zoning of Business (BR),
highway oriented business (BH), and Automotive (BA) were determined to
represent competitive vacant supply.
The analysis showed there are 38 vacant parcels meeting the criteria for
future competitive supply. The criteria include, vacant parcels having the
required zoning, and of sufficient size to accommodate community-type
retail space, meaning parcels generally greater than 10 acres and less
than 30 acres in size. Parcels with proper zoning in excess of 30 acres
were excluded, as these more appropriately accommodate regional-type
retail demand. Parcels with proper zoning under 10 acres were excluded
as these more appropriately accommodate neighborhood-type retail
demand.
Numerous parcels under 10 acres were also included in the analysis as
these are parcels with adjacency allowing combined parcel sizes of
approximately 10 acres or greater. The sum total of competitive sites is
215 acres. An additional 57.7 acres were added to the supply based on
further planning analysis of properties which appear to qualify for
community type capacity. The vacant competitive supply is 272.7 acres.
At .18 FAR this translates to potential future community-type retail supply
of 2.1 million square feet, within the Newberry Village market area. The
combined existing competitive supply plus future supply equals 3.4 million
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Newberry Vlllage - Retail Needs AnalysIs
square feet of Community-type retail space capacity in the Newberry
Village market area, through year 2020. Appendix 2 shows the list of
parcels designated for future community type supply. No representations
are made as to the availability for sale or whether there is owner intention
to develop the vacant lands at any time in the future. Because there is no
assurance as to whether these lands will be developed, a market flexibility
factor (allocation ratio) must be included to assure proper supply over the
long term.
2.3 Community-Type Retail Space Demand
The market analysis shows there are 76,090 households within the 20
minute drive time surrounding the site, as of 2005 (see appendix 3).
Average household income is $45,260. This generates community-type
retail demand of 16 million square feet of space as of year 2005.
Household growth to year 2020 is expected to raise market area
households to 96,208 households and 20 million square feet of demand
by year 2020.
3.0 Community-Type Retail Allocation Ratio
The community-type retail allocation ratio in the Newberry Village market
area is 1.7. This is determined by dividing the 34 million square feet of
supply/capacity by the 2.0 million square feet of demand, through the
planning horizon year of 2020. The addition of 250,000 square feet of
retail space through the proposed Newberry Village retail land use change
results in a marginal increase in the overall Plan allocation ratio from 1.7
to 1 .8.
Fishkind & Associates believes an allocation ratio of under 2.0 leaves
insufficient flexibility to accommodate long term retail space needs. Table
1 shows the supply/demand calculation and resulting allocation ratio.
Table 1- 2020 Summary Community Retail Market Conditions
Vacant Community Retail Acres 2727
Future Community SO FT. Supply 2,138,043
Existing Competitive Supply 1,266,947
TOTAL SUPPLY 3,404,990
Proposed Newberry Village 250,000
Total Demand 2,045,865
Community Commercial Allocation Ratio 1.8
RSII(N)
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Newberry Village - Retail Needs AnalysIs
4.0 Need for Additional Community-Type Retail Zoning
With the revised allocation ratio so low in the Newberry Village market
area, there is a need for additional retail capacity to be allocated for the
long-term.
4.2 Acceptable Over-Allocation Ratio
The Department of community Affairs has indicated an acceptable over-
allocation rate for future land use planning purposes is 2.0. Many
communities have considerably higher allocations for retail land uses.
The Newberry Village market area has a current allocation ratio of 1.7
The addition of 250,000 square feet of community-type retail space in the
proposed project will increase the allocation ratio to 1.8, leaving the
market below 2.0 and only slightly above the original County allocation.
5.0 Conclusion
Newberry Village has petitioned Alachua County to revise the
Comprehensive Plan to allow the inclusion of 250,000 square feet of
additional community-type retail space in the Newberry Village market
area. The current analysis of available community-type retail lands
indicates a need for additional retail acres in the market area by year
2020, in order to provide proper long range planning flexibility. This report
concludes there is an under-allocation of available community-type retail
lands in the Newberry Village market area.
The conversion of lands to retail uses will still provide the ability of the
remainder of the site to reach 80% of the maximum residential density
allowed under the existing zoning and land use. However, by including
the mixed use component, needed additional retail capacity is provided
while still achieving a high proportion of the maximum residential capacity.
Based on this finding, there is justification to include the Newberry Village
lands in the Future Land Use Map as inventory of future retail lands.
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Newberry Village - Retail Needs AnalysIs
APPENDIX 1 - Existing Competitive Supply
SITE %
CENTER NAME GLA DIST COMPETING SF COMPETING
NEWBERRY SQUARE 180,524 0.63 98.01% 176,939
NEWBERRY CROSSING 111,010 1.37 95.68% 106,217
OAKS SQUARE 119,000 137 95.68% 113,862
OAKS MALL PLAZA 105,252 1.55 95.12% 100,111
TOWER CENTRE 165,000 1.92 93.95% 155,018
CENTRAL PLAZA 132,000 10.00 68.97% 91,043
GAINESVILLE SHOPPING CENTER 186.173 1008 68.73% 127,959
GAINESVILLE MALL 289,850 11.02 65.92% 191,077
WAL-MART PLAZA 177,766 11.33 65.00% 115,552
WINN DIXIE MARKETPLACE PLAZA 139,337 1167 6400% 89,171
TOTAL 1,605,912 1,266,947
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Newberry Village - Rela;1 Needs AnalysIs
APPENDIX 2 - Future Vacant Supply
OBJECTID_1 ZONEDISTRI ZONEDEFIN PIN CALCACRES SOFT
200 BH Highway Oriented Business (BH) 06041-003-001 21.8 0.000000
89 BP Business and Professional (BP) 06041-002-005 9.3 0000000
135 BH Highway Oriented Business (BH) 06331-002-003 6.0 0000000
142 BH Highway Oriented Business (BH) 06800-028-000 1.0 0000000
277 BR Business, Retail Sales, and Services (BR) 04344-005-003 1.5 o 000000
278 BR Business, Retail Sales, and Services (BR) 04344-005-005 40 0000000
117 BR Business. Retail Sales, and Services (SR) 04344-005-003 1.5 0.000000
118 BR Business, Retail Sales, and Services (BR) 04344-009-000 1.1 0000000
119 BR Business. Retail Sales, and Services (SR) 04345-003-000 0.5 0.000000
120 BR Business, Retail Sales, and Services (BR) 04345-004-000 1.0 0.000000
121 BR Business. Retail Sales, and Services (BR) 04345-006-000 6.2 0.000000
122 BR Business, Retail Sales, and Services (BR) 04345-010-000 0.5 0.000000
354 BR Business. Retail Sales, and Services (BR) 04344-001-000 8.6 O.OOOOOC
355 BR Business Retail Sales, and Services (SR) 04345-006-000 6.2 O.OOOOOC
313 BH Highway Oriented Business (BH) 04350-005-000 9.0 O.OOOOOC
132 BH Highway Oriented Business (BH) 06038-022-000 10.5 o OOOOOC
353 BR Business, Retail Sales, and Services (BR) 04345-006-000 6.2 O.OOOOOC
59 BH Highway Oriented Business (BH) 04344-001-000 8.6 o OOOOOC
205 BH Highway Oriented Business (BH) 06233-006-001 1.3 OOOOOOC
100 BH Highway Oriented Business (BH) 06331-002-003 6.0 O.OOOOOC
101 BH Highway Oriented Business (BH) 06331-005-000 2.9 O.OOOOOC
102 BH Highway Oriented Business (BH) 06331-006-000 1.0 O.OOOOOC
315 BR Business Retail Sales. and Services (BR) 04350-005-000 9.0 O.OOOOOC
284 BH Highway Oriented Business (BH) 04345-006-000 6.2 O.OOOOOC
124 BR Business. Retail Sales. and Services (SR) 04344-009-000 11 O.OOOOO(
285 BA Automotive Oriented Business (BA) 04344-001-000 8.6 o OOOOOC
286 BA Automotive Oriented Business (SA) 04345-006-000 6.2 O.OOOOO(
160 BR Business. Retail Sales. and Services (BR) 07251-017-000 1.2 O.OOOOOC
10 BR Business. Retail Sales. and Services (BR) 06655-002-003 294 o OOOOO(
116 BR Business. Retail Sales. and Services (BR) 04344-009-000 11 O.OOOOO(
312 BR Business. Retail Sales. and Services (BR) 04344-009-000 11 O.OOOOO(
314 BH Highway Oriented Business (BH) 04350-005-000 9.0 O.OOOOO(
134 BH Highway Oriented Business tBH) 06655-015-000 4.9 O.OOOOO(
263 BH Highway Oriented Business (BH) 06656-002-008 34 O.OOOOO(
152 BH Highway Oriented Business (BH) 06331-002-003 6.0 0.000001
153 BH Highway Oriented Business (BH) 06331-005-000 2.9 O.OOOOO(
154 BH Highway Oriented Business (BH) 06331-006-000 1.0 0.000001
316 BR Business. Retail Sales. and Services (BR) 04350-005-000 9.0 0.000001
215.0
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Page 6 of8
Newberry Village - Retail Needs AnalysIs
Appendix 3 - Newberry Village 20 Minute Drive Time Demographics
fISlt(JI)
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.
Page 7 018
Site Location: Lat: 29.661634 Lon: -82.430144
Prepared By: FISH KIND AND ASSOCIATES, INC.
SITE NAME
TRADE AREA SIZE
Traffic Settings: Heavy. TravelSpeecls: 30.50,65,20.3040
Population
Population (1990)
Population (2000)
Population (2005)
Population (2010)
Pct. Population Growth ('90-'00)
Pct. Population Growth {'00-'05}
Pct. Population Growth ('05-'10)
Geographic Area Size
Population Density (2005)
Daytime Marketplace (2005)
Total Business Establishments
Total Daytime Employment
Households
Households (1990)
Households (2000)
Households (2005)
Households (2010)
Married Couple Family With Children (2005)
Gender (2005)
Male (2005)
Female (2005)
Race & Ethnicity (2005)
Race: White (2005)
Race: Black (2005)
Race: Asian or Pacific Islander (2005)
Race: Other Race (200S)
Race: Two or More Races (2005)
Ethnicity: Hispanic (2005)
Age Distribution (2005)
Age 0-4 (2005)
Age 5-9 (2005)
Age 10-13 (2005)
Age 14-17 (2005)
Age 18-24 (2005)
Age 25-34 (2005)
Age 35-44 (2005)
Age 45-54 (2005)
Age 55-64 (2005)
Age 65-74 (2005)
Age 75-84 (2005)
Age 85+ (2005)
Source: AGS
Page A.1
10/25/05
Household Trend Report
143,256
172.121
174,990
177.778
2015
167
159
2215974
789.68
7,406
112,110
57,054
70,015
76,090
81,946
11,417 15,0%
85,523 48 9%
89,46651.1%
128,502 73.4%
31.825 18.2%
7.914 45%
3,122 1,8%
3,627 2,1%
11,907 6.8%
9,448 5.4%
8.564 4.9%
7,049 4,0%
8,516 4.9%
30,904 17.7%
40,035 22.9%
19.947 11.4%
19,857 11,3%
13,756 79%
8,384 4.8%
5.839 3.3%
2,288 1,3%
Report Created with iSITE, Version: 2005.01.16
Site Location: Lat: 29.661634 Lon: -82.430144
Prepared By: FISHKIND AND ASSOCIATES, INC.
Page A-2
10125105
Household Trend Report
SiTE NAME
TRADE AREA SIZE
TraffiC Settmg~ Heavy. Travel Speed~ 30.50,65.20.3040
Median Age
Median Age (2005)
Median Household Income
31 31
Median Household Income (1990)
Median Household Income (2000)
Median Household Income (2005)
Median Household Income (2010)
24,711
34,389
37,442
41,571
Per Capita Income
Per Capita Income (1990)
Per Capita Income (2000)
Per Capita Income (2005)
Per Capita Income (2010)
Average Household Income
Average Household Income (1990)
Average Household Income (2000)
Average Household Income (2005)
Average Household Income (2010)
Median Disposable Income
Median Disposable Income (2005)
12,221
17.795
20,389
23,469
30,686
43,960
45.268
49,184
32.082
Aggregate Income
Aggregate Income ($MM) (2005)
3,56780
Income Distribution (2005)
HH Inc $ 0 - $ 15k (2005) 20,657 271 %
HH lnc $15 - $ 25k (2005) 10,641 14.0%
HH Inc $25 - S 35k (2005) 8,865 11.7%
HH Inc $35 - $ 50k (2005) 10.143 13.3%
HH lnc $50 - $ 75k (2005) 10.976 '14.4%
HH Inc. $75 - $100k (2005) 6,092 8_0%
HH Inc $100k - $150 (2005) 5.471 7.2%
HH Inc. $150 - $200k (2005) 1.608 2.1%
HH Inc. $200K+ (2005) 1,637 2.2%
Employment By Industry (2000)
Employment Status: Total Labor Force
Employment Status: Employed
Industry: Agriculture (2000)
Industry: Mining (2000)
Industry: Construction (2000)
Industry: Manufacturing (2000)
Industry: Wholesale Trade (2000)
Industry: Retail Trade (2000)
Industry Transport. and Warehousing (2000)
Industry Utilities (2000)
90,720 52_7%
83.786 48.7%
505 0.6%
12 0_0%
3,550 4.2%
2.804 3.3%
1,237 1.5%
9,348 11.2%
1,444 17%
714 0.9%
Source: AGS
Report Created with iSITE, Version: 2005.01.16
Site Location: Lat: 29.661634 Lon: -82.430144
Prepared By: FISH KIND AND ASSOCIATES, INC.
SiTE NAME
TRADE AREA SIZE
TrafflcSeUirlgs: Heavy, Travel Speeds 30.50.65.20.30.40
Employment By Industry (2000)
Industry Information Services (2000)
Industry Finance and Insurance (2000)
Industry Real Estate (2000)
Industry: Professional Services (2000)
Industry' Management (2000)
Industry Admin. Services And Waste Mgmnt (2000)
Industry: Educational Services (2000)
Industry: Health Care and Social Assist. (2000)
Industry: Arts, Entertainment and Recreation (2000)
Industry: Food and Hospitality Services (2000)
Industry: Other Services, except public (2000)
Industry: Public Adminstration {2000)
Housing (2000)
Housing Units (2000)
Housing Units, Occupied (2000)
Housing Units, Vacant (2000)
Housing Units, Owner-Occupied (2000)
Housing Units, Renter-Occupied (2000)
Median Rent (2000)
Median Home Value (2000)
Consumer Expenditures (2005, $/HH)
Total Consumer Expenditures (2005)
Total Retail Expenditures (2005)
Educational Attainment (2000)
Education: Less than 9th Grade (2000)
Education: Some High School (2000)
Education High School Graduates (2000)
Education: Some College (2000)
Education: Associate's Degree (2000)
Education Bachelor's Degree (2000)
Education Graduate School (2000)
Population, Age 25+ (2000)
Source: AGS
Page A-3
10125105
Household Trend Report
2.640 3.2'%
3,076 3.7%
1.635 2.0%
4,721 5.6%
16 0.0%
2,296 2.7%
18,924 22.6%
13,505 16.1%
1,567 1.9%
7,821 9.3%
3.815 46%
4,156 5.0%
76,020
70,015 92.1%
6.005 7.9%
33,624 48.0%
36,391 520%
441
99.302
40,661 64
17,70870
2,903 3.1%
6,492 7.0%
15.973 17.2%
17,634 19.0%
9,039 9.7%
20A04 22.0%
20A08 22.0%
92,852 53.9%
Report Created with iSITE, Version: 2005.01.16
EXHIBIT B
Newberry Village Retail Comprehensive Plan Amendment
Florida Department of Community Affairs
Notice of Compliance
...
. .
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STATE OF FLORIOA
DEPARTMENT OF COMMUNITY AFFAIRS
Dedicated to making Florida a better place to call home'
CHARLIE CRIST
GC'.€'rr,or
THOMAS G. PELHAM
Secfetary
.Iul~ 22.2008
The Honorable Rodney J. Long
Chainnan. Board of Coullly Commissioners
Alachua County
P.O. Box 2877
Gainesville. FL 32602-2877
RE: Alachua County Adopted Amendment 08-Rl
Dear Chaimlan Long:
The Department has completed its review of the adopted Comprehensive Plan
Amendment (Ordinance Numher 08-10: DCA Amendment Numbers 06-2 and 08-RI) for
Alachua County. as adopted on August 17.2006 and June] 0.2008. and determined that it meets
the requirements of Chapter 163. Part II. Florida Statutes. for compliance. as detined in
Subsection 163.3 184(1 lIb). Florida Statutes. The Department is issuing a Cumulative Notice of
Intent to find the plan amendment in compliance. The Cumulative Notice of Intent was sent to
the Gainesville Sun for publication on July 23. 2008.
The Department's cumulative notice of intent to tind a plan amendment in compliance
shall be deemed to be a final order if no timely petition challenging the amendment is filed. Any
affected person may file a petition with 'the agency within 2 J days aller the publication of the
notice of intent pursuant to Section 163.3184(9). Florida Statutes. No development orders. or
pennits for a development, dependent on the amendment may be issued or commence before the
plan amendment takes enec!. Please be advised that Section l63.3l84(8)(c)2. Florida Statutes.
requires a local government that has an internet site to post a copy of the Department's Notice of
Intent on the site \\ithin 5 days after receipt of the mailed copy of the agency's notice of in ten!.
Please note that a copy \ll' the adopted County Comprehensive Plan Amendment. and the
'Jotice lll' Intent must be available I(lr public inspection 7'vlonday through Friday. except for legal
holidays. during nornlal business hours. at the Alachua ('oLlnty (irnw1h Management OHice. 10
SW 2"J\vcnLlc. Ihird Floor. tiainesvillc. florida. 32601-6294.
2555 SHUMARO OAK BOULEVARD
SSG 488 24613 :p 85).':121 0731 f)
TALLAHASSEE. FL 32399.2100
Web S I , e ~\__.~.~,_!..._L~L_~_ ___-=--1
. COMMUNITY PLANNiNG ,.-: ';~'h~"'''' ,'I ,;;,,:;fl .c,~G ' .
. HOUSING AND COMMUNITY OEVfLOPMENT ~:l~-":'-e-, "~.f 'r' i"."~' .;~ ;!.
The Honorable Rodney .I. Long
July 22. 2008
Page 2
If this in compliance determination is challenged by an atTected person. you will havc the
option of mediation pursuant to Subsection 163.3189(3 Ha). Florida Statutcs. If you choose to
attempt to resohe this matter through mediation. you must tile the request for mediation \\ ith the
administrative la\\ judge assigned by the Divisil1n of Administrative Hearings. rhe choice ()f
mediation will not affcct the tight of any party to an administratiw hearing.
If you ha\c any questions. please contact Ana Richmond. Planner. at (850) 922-1794.
) SincLten~IY~) V'
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Mike McDaniel
Chief. Office of Comprehensive Planning
MM:ar
Enclosurc: Notice of Intent
cc: Mr. Scott Koons. Aiel'. Exccutive Director. ","orth Central Florida RPC
\Ir. Stcvcn Lachnicht. AIC? Dircctor of Gro\\lh Management
Mr. C. David Coffey
Mr. Bradley Stith
ST ATE OF FLORIDA
DEPARTMENT OF COMMUNITY AFFAIRS CUMULATIVE NOTICE OF INTENT TO FIND THE
ALACHUA COUNTY COMPREHENSIVE PLA1'" AMENDMENT
AND REMEDIAL COMPREHENSIVE PLAt" AMENDMENT(S) IN COMPLIANCE
DOCKET NO 08-R I-NOI-O 1 02-(Aj-{I)
The Department issues this cumulative notice of intent to find the Alaehua County
Comprehenshe Plan Amendment adopted by Ordinance No. 06-26 on August 17, 2006 and the remedial
amendment(s) adopted by Ordinance No. 08-10 on June 10, 2008 IN COMPLIANCE. pursuant to
Sections 1633184. 163.3187 and 163.3189. F S
The adopted Alachua County Comprehensive Plan Amendment and the Department's
Objections, Recommendations, and Comments Report, (if any). are available for public inspection
Monday through Friday, cxcept for legal bolidays, during normal business bours. at the Alacbua County
Growtb Management, JO S.W 2"" Avenue, Third Floor, Gainesville. Florida 32601-6294.
Any affected person, as defined in Section 163.3184. F.S, has a right to petition for an
administrative bearing to challenge the proposed agency determination that the Remedial Amendments
are In Compliance, as defined in Subsection 163.3184(1). F.S The petition must be filed within
twenty-one (21) days after publication of this notice, and must include all of the information and contents
dL'Scnbed in Unifonn Rule 28-106201, FAC Thc petition must be filed with the Agency Clerk,
Department of Community Affilirs, 2555 Shumard Oak Boulevard, Tallahassee. Florida 32399-2 I 00 and
a copy mailed or delivered to the local government. Failure to timely file a petition shall constitute a
waIver of any right to request an administrative proceeding as a petitioner under Sections 120.569 and
120.57, FS. If a petition is filed. the purpose of the administrative hearing will be to presem evidence
and testimony and forward a recommended order to the Department If no petition is filed, this Notice of
Intent shall become final agency actIOn.
If a petition is filed, other affected persons may petition for leave to intervene in the proceeding.
A petition for intervention must be filed at least twenty (20) days before the final hearing and must
include all of the information and contents described in Unifonn Rule 28-106.205, FA.C. A petition for
leave to intervene shall be tiled at the DiviSIon of Administrative Hearings, Department of
Administration, 1230 Apalachec Parkway, TaUahassee, Florida 32399-3060. Failure to petition to
intervene within the allowed time frame constitutes a waiver of any right such a person has to request a
hearing under Sections 120.569 and 12057. FS, or to participate in the administrative hearing.
After an administrative hearing petition is timely filed, mediation is available pursuant to
Subsection 163.3 I 89(3)(a), F S. to any affucted person who is made a party to the proceeding by filing
that request with the admimstrative law Judge asSIgned by the Division of Administrative Hearings. The
choice of mediation shall not affect a party's right to an admimstrative hearing.
} 1 J/I
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:\1ike McDamcl, Chief
DIvision of Community Planning
Department of Community AffiliT'l
2555 Shumard Oak Boule,ard
hl!ahassce. Florida 1239<)-2100
Boylan
Environmental
Consultants
Attachment Q
Resumes
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Impact Assessment
CURRENT RESPONSIBILITIES
As an Environmental SCIentist wIth Boylan
EnvIronmental Consultants. Inc., Mrs. Stejskal is
responsIble for coordmation of environmental
pennitting, wildlife surveys, wetland delmeation,
biological opinions, and other environmental reports.
As part of her rcsponslbilities, Mrs. Stejskal has
coordinated with clientele from both the private and
public sectors.
Christina Stejskal
Environmental Scientist II
Experience:
o 5+ Years
Education:
o Florida Gulf Coast University,
BA, 2003
RELEVANT EXPERIENCE
Mrs. Stejskal has managed projects, conducted
fieldwork, and produced reports and applications for
land use planning and development. These projects
include due diligence assessments for land acquisition
purposes, assistance with environmental land planning,
coordination on permitting and mitigation design for
wetlands and wildlife, and compliance monitoring of
projects during and after construction. In addition, she
has received certification from the Richard Chinn U.S.
Anny Corps of Engineers Wetland Delineation and
Management Training Program and gopher tortOIse
Natural History, Relocation, and Management program
offered by Ray Ashton. She also has been qualified as an
expert in wetland and wildlife ecology in Lee County.
Professional Affiliations:
o National Association of
Environmental Professionals
o Southwest Florida Association of
Environmental Professionals
o Ecological Society of America
PROJECT EXPERIENCE
o Bell Road Mine: Big cypress fox squirrel, rezoning,
and DEP permitting for a mine in Lee County.
o Chapel Creek: bald eagle, gopher tortoise and
wetland permitting for a mixed use development in
Lee County.
o Fichter's Creek Restoration: crested caracara. gopher
tortoise, restoration design. and wetland permitting
for a restoration project in Lee County.
o Hendry-Labelle Regional Park: impact assessment
for a park project in Hendry County.
o Panther Mine Expansion: Impact assessment and
permittmg for a mine expansIOn in Charlotte County.
o Portofino Vineyards: protected specIes survey,
cabbage palm survey, and gopher tortoise relocation
for a residential development in Lee County.
o Three Oaks Parkway ExtensIOn: protected species
survey, wetland pennitting for a roadway project in
Lee County.
Areas of Expertise:
o Ecological Sciences
o Vegetation and Habitat Mapping
Utilizing ACAD & GPS
o Corps and State Wetland
Delineations
o Impact Assessments and
Biological Opinions
o W ildli fe Surveys and Species
Relocations
o Wildlife Habitat Management,
Planning. and Permitting
o Habitat Restoration and
Mitigation Design
o Environmental Land Use
Permitting and Rezoning
o Local, State, and Federal
Environmental Pennittmg
o Post Permit Compliance and
Monitoring
Contact Information:
Boylan Environmental Consultants
11000 Metro Parkway, Suite 4
Fort Myers, Florida 33966
Telephone: (239) 418-0671
Fax: (239) 418-0672
Email christinas(albovlanenv.com
Web: ~ww.bovlan-,-nv.com
George Russell (Russ) Weyer, MBA
Senior Associate
Professional
Qualifications
Education
Areas of Exnertise
1993
Master of Business Administration (MBA)
University of Miami
Real Estate and Finance
1977
Bachelor of Arts (BA)
Michigan State University
Corrununications
Emplovment Record
Period
.lED of Southwest Florida, Inc.
Mar. 2003 - July 2004
Vice President of Development
GRW Management, Inc.
Sept. 2001 -- Feb. 2003
President
London Bay Homes, Inc-Romanza, lne
Sept. 2000 - Sept. 2001
President
Lake Las Vegas, Joint Venture
Nov. 1999 - Sept. 2000
Vice President afResort Operations
Caval ear Corporation
Jan. 1997-Nov. 1999
President and CEO
Westinghouse Communities, Inc.
Mar. 1984 - Oct. 1996
Director of Commercial Sales and Amenity Management
Areas of Expertise
Residential Development Management and Analysis
Commercial Development Management and Analysis
Real Estate Amenity Management and Analysis
Residential Market Analysis
. Commercial Market Analysis
Real Estate Amenity Market Analysis
Real Estate Fiscal Analysis
Litigation Support
Selected Client
List
Professional
Synopsis
Fishkind and Associates
Resume
As a fanner commercial and residential real estate developer in Florida, Ohio and Nevada, Mr. Weyer brings an extensive
and distinct development point of view to Fishkind and Associates. He has over 20 years of real estate development
experience with large corporations and family-owned companies that focused on commercial office, retail, industrial,
hospitality, amenity, and residential development.
Mr. Weyer has on-point senior management experience with the entire development process from acquisition identification,
due diligence, purchase negotiations, planning and securing entitlements, horizontal and vertical construction, sales (leasing)
and marketing, to propelty management, condominium turnover and disposition.
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Mr. Dwight Nadeau is a professional Planner and Planning Services Manager. He is
responsible for coordination and management of resource allocations for planning tasks
associated with the firm's land planning and development projects. Mr. Nadeau has over
20 years of planning and community service experience. He holds a Bachelor of Science
degree in Resource Management with emphasis on Urban Planning, and a minor in
Anthropology from the University of Alaska, Fairbanks.
Mr. Nadeau has significant experience in project planning and management; as well as,
comprehensive planning and land use regulation oversight. He has specific expertise in
the successful planning and zoning of monumental projects. Mr. Nadeau played a key role
in the planning and zoning, as well as professional support in the resulting legal battle over
the rural area residential development "clustering" of Twin Eagles Golf and Country Club.
After 12 years, the matter successfully culminated with the setting of a legal precedent for
'clustering' of residential developments in rural areas, and laid the foundation for the future
development of Eastern Collier County. In addition, Mr. Nadeau has vast experience with
beachfront and waterfront redevelopment, which includes visioning, conceptual
development design, project team coordination, and public involvement through the
administrative review and political processes.
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Olde Marco Inn; Marco Cat, LLC, Marco Island, FL - Project Planner responsible for site
analysis, master planning, and planned unit development rezoning. Established a local
historic designation, resulting in the refurbishment of this historic 1896 structure, as well as
the addition of a 62-room boutique hotel. Facilitated an archeological survey that resulted
in an archeological dig that found significant tools and debris that further illustrated the day-
to-day life of the lost Caloosa Tribe.
Sancerre; EcoGroup, Naples, FL - Project Planner responsible for site analysis, master
planning, support and representation of a Coastal Construction Control Line Variance with
the City of Naples and the Florida Department of Environmental Protection. Once home to
the historic Tides Inn, this 1.57-acre beachfront property in Naples, Florida is now an eight-
story, 23-unit luxury condominium complex.
Vanderbilt Inn Re-Deve/opment; TimeMed, Inc., Naples, FL - Project Planner
responsible for redevelopment site analysis, master planning, approval of a zoning overlay
to provide for additional building height beyond existing zoning limits, support and
representation of a Coastal Construction Control Line Variance with Collier County and the
Florida Department of Protection, and played a significant support role in the resolution of a
building moratorium imposed as a result of the proposed redevelopment project for 4.83
acres of beachfront property. The site is now under construction with a 77 -unit luxury
condominium project.
D\XZ^I~C.
Plannin!l
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White Lake Corporate Park; 120-acre Industrial Park; Power Corporation; Naples, FL
- Project Planner responsible for research into additional commercial development
opportunities, with focus on the interface of land uses with the 1-75 right-of-way corridor.
Prepared and submitted the application to amend the existing planned unit development
document. prepared exhibits. attended board hearings, and provided expert testimony to
support the application.
Lake Marion Golf Resort, Phase I and II; 130-Acre 450-Unit Single and Multi-family
Residential Planned Development; Lake Marion Golf Resort, Ltd., Polk County, FL -
Project Planner responsible for due diligence, planning and development zoning. The
project lies within the 47,000 acre vested pre-DRI Poinciana Development, and required a
proposed land plan and PUD modification: construction and operation permit applications;
application for dredge and fill activities on federal wetlands.
Sun City - Fort Myers; 1,200-Acre Mixed-Use Master Planned Community; WCI
Communities, Inc.; Fort Myers, FL - Project Planner responsible for land development
planning and zoning activities for the Trevisio and Rialto subdivisions of Sun City - Fort
Myers.
Hideout Golf Club; 220-Acre Master Planned Golf Community; WCI Communities,
Inc.; Fort Myers, FL - Project Planner responsible for the application. support and
acquisition of the Fishing Lake Conditional Use Permit.
White Lake Corporate Park, Phase II (fka Phase IV); 2-Acre Commercial Out-Parcel
within 120-Acre Master Planned Industrial Park; Power Corporation; Naples, FL -
Project Planner responsible for land development planning, zoning and environmental
issues, including preliminary and final subdivision platting, and permit application
preparation, support and acquisition.
Summit Place (aka Hibiscus Village); 57-Acre, 230-Unit Residential Community;
Waterways Joint Venture IV; Naples, FL - Project Planner responsible for due diligence,
site planning, preliminary sub-division plat, zoning and permitting application, support and
acquisition; PUD zoning amendment application and support, miscellaneous rezoning
support, and environmental permitting.
Golden Gate Fire Station #73; 5-Acre Main Fire Station, Administrative Office and
Certified Fire Fighter Training Facility; Golden Gate Fire Control District; Naples, FL
- Project Planner responsible for planning and zoning review and site planning.
Tuscany Cove; 77-Acre, 316-Unit Residential Villa Community; A.R.M. Development
Corporation of S. W. Florida, Inc.; Naples, FL - Project Planner responsible for project
planning and zoning services, including due diligence; conceptual site plan, rezoning
appiication and support, public participation, PSP application and preparation of associated
exhibits for the acquisition of appropriate land planning, zoning and permitting application
approvals.
Palmero Cove; 131-Acre. 524-Unit Residential Villa Community; Elias Brothers
Corporation; Naples, FL - Project Planner responsible for project planning and zoning
services, including due diligence; conceptual site plan, rezoning application and support,
public participation. and preparation of associated exhibits for the acquisition of appropriate
land planning, zoning and permitting application approvals.
D\XZAINC.
Plunninn
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Golden Gate Fire Station #72; Existing 3-Acre Fire Station Site and Related
Infrastructure Improvements; Golden Gate Fire Control District; Naples, FL - Project
Planner responsible for the preliminary site plan, permitting application preparation and
support. and SFWMD ERP and ROW permit application and support.
White Lake Corporate Park Phase I; 120-Acre Industrial Park; Power Corporation;
Naples, FL - Project Planner responsible for due diligence, planning and zoning research,
PUD application preparation and support. including preparation of exhibits, and board
hearing attendance.
Lake Marion Golf Resort - Phase 11/; 130-Acre 450-Unit Planned Residential
Development; Lake Marion Golf Resort, Ltd.; Polk County, FL - Project Planner
responsible zoning application and support; PUD application and support; traffic impact
statement; Polk County protected species survey: environmental impact statement: site
planning; evaluation of existing wetland jurisdictional limits, and submittal to SFWMD and
COE for jurisdictional determinations.
Collier County Fleet Facility; Collier County Government, Naples, FL - Project Planner
responsible for project planning and zoning services, including due diligence; conceptual
site plan, rezoning application and support, public participation, and preparation of
associated exhibits for the acquisition of appropriate land planning, zoning and permitting
application approvals.
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J,,('('"
Mr. Robert J. Mulhere, RWA, Inc. principal and director of planning services, has more than
20 years of professional planning and land development experience. His general areas of
practice include urban planning and design, zoning regulations, ordinance writing, conflict
resolution and public facilitation.
Providing planning expertise to clients in both private and public markets, Mr. Mulhere has
honed his skill in the writing and interpretation of local, state and federal zoning regulations,
ordinances and codes. Recognized by the Florida American Planning Association (FAPA)
as a leader in the planning field, particularly in the field of growth management, he received
the FAPA Award of Excellence in 1997 and 2001and the Award of Merit in 2000. He also
was serving as Collier County's planning consultant during development of the county's
award wining Rural Lands Stewardship Areas program (RLSA), which received many
honors including the 2003 FAPA Award of Excellence.
Mr. Mulhere attended Saint Michaels College in Vermont where he obtained his bachelor's
degree in political science. He also holds a master's degree in public administration from
Florida Gulf Coast University.
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Rural and Agricultural Lands Study, Hendry County, Florida - Principal in Charge for a
study related to rural lands and the agricultural industry in Hendry County. The Plan
included an analysis of existing conditions and the creation of new comprehensive plan
goals, objectives, and policies, as well as a framework for the development of rural areas,
while protecting agriculture and important natural resources.
':>:)! I'.' 1 i r ~
Rural Area Plan, Highlands County, Florida - Principal in Charge for a study that
addresses protection of rural character in Highlands County. RW A provided an analysis of
existing mechanisms to protect rural lands. creation of an easily implemented transfer of
development rights program, and comprehensive standards for new developments.
!;
Immoka/ee Area Master Plan Update, Collier County, Florida - Principal in Charge for
an update to the Immokalee Area Master Plan for the Immokalee Community
Redevelopment Agency in eastern Collier County. The update will result in amendments to
the Collier County Growth Management Plan and changes to the Collier County land
development code.
Collier County Professional Planning Services, Collier County Attorney's Office,
Collier County, FL - planning consultant for the Collier County Department of
Transportation and County Attorney's Office providing services related to Eminent Domain
issues as well as preparing conceptual site plans for curing sites after taking. Projects
included the Right-of-Way taking and curing analysis of Immokalee, Santa Barbara,
Goodlette-Frank and Pine Ridge Roads.
Bonita Beach Road RPD, Bonita Springs, FL - Principal in Charge of preparation,
submitting, and providing supporting professional planning consultation services for a City
of Bonita Springs Comprehensive Plan amendment, with a designation of Moderate
Density Mixed Use Planned Development (Mod. Den. MU/PD).
D\XZ^I~C.
Planlline
Visualization
'( ) ,"; \ l i,: j", ( J Civil Engineering
..&.. ....., , .L ..a.. Surveying & MJpping
,,'j
/1,
,",,,
l~' i. <.,'
C~(
Collier County RLSA (Rural Stewardship Credit System (RSCS) and Rural Fringe
Transferable Development Rights (TOR) Programs; Board of County
Commissioners; Collier County, FL - Principal-in-charge and project manager
responsible for the oversight of the development of the RLSA and Rural Fringe TDR
Programs. This included the process by which landowners may obtain designation as a
Stewardship Sending Area (SSA) and/or a Stewardship Receiving Area (SRA). Scope
included process delineation for obtaining stewardship credits by the property owner
through an application process. The scope encompassed overseeing the implementation
of the designation process into a user-friendly database system for use by County staff: as
well as mechanisms for regular maintenance, updates, data backup, and easy public
information access. Appropriate Growth Management Plan (GMP) Goals, Objectives, and
Policies (GOPs), and implementing Land Development Code (LDC) amendment were
written to accomplish projecl objectives: to protect wetlands and habitat for listed species:
enhance the economic viability of agricultural land, and identify land suitable for possible
conversion to other uses.
Miscellaneous Public Sector Involvement, Collier County, FL - Responsible for
administration and interpretation of the Collier County Comprehensive Plan and the Collier
County Land Development Code. Staff liaison to the Collier County Planning Commission,
the Collier County Environmental Advisory Council, and several other advisory boards,
committees and subcommittees. In this capacity, Mr. Mulhere directed the development of
numerous zoning overlays and land code amendments, including the Marco Island Zoning
Overlay, the Collier County Rural Fringe Mixed Use District Overlay, The Immokalee
Zoning Overlay, the development of Commercial Architectural standards in Collier County,
as well as comprehensive rewrites of Collier County's sign and landscape codes.
Bonita Beach Road RPD Annexation and Comprehensive Plan Amendment (CPA),
Bonita Bay Group, Bonita Springs, FL - Principal-in- charge responsible for providing
planning reports, required application and related documents required to annex 1290 acres
into City of Bonita Springs and amend the Comprehensive Plan to include the subject
property under the Moderate Density Mixed Use Planned Development designation.
Provided CPA Application Support (CPAs) by coordinating sufficiency responses required
by DCA, RPC and Lee County planning staff and/or City of Bonita Springs staff. Client
representative for all public hearings of the City of Bonita Springs Local Planning Advisory
Board (LPA) and City Council. Provided expert testimony as it related to planning issues
and consistency of the proposed amendment with the City of Bonita Springs
Comprehensive Plan.
Marco Island Marriott Resort, Golf Club and Spa/Madeira Condominium, Marco
Island, FL - Principal-in-Charge of the Planned Unit Development (PUD) re-zoning of a
39-acre Marco Island site to allow for major hotel expansion and an addition of a
beachfront high-rise residential condominium. Organized public involvement program to
address concerns raised by the community and zoning committee members. Introduced
visualization effects to illustrate how the project would tie in with adjacent projects.
Composite views of the proposed towers and project landscaping using computer
generated digital imagery effectively illustrated the difference between the proposed design
and the allowable building mass of the project before the rezone. This visual interpretation
of the project helped RWA win the support of the community and receive quick rezoning
turnaround.
Reed K. Jarvi
Omega
Consulting Group
Principal
Mr. Jarvi has over 24 years of project management and infra-
structure design and permitting for a broad range of complex
residential, commercial, and institutional projects in Southwest
Florida. He has speclal emphasis, traming and experience in
transportation engineering, transportation planning and traffic
engineering.
Representative Projects:
Mercato Mixed Use. Collier County. FL *
Traffic Impact Statement, Access Study, County and FDOT
permittmg for 390,000 sf retall, 100,000 sf office and] 75 reS1-
dentlal du's.
The Great Loop, Charlotte County, FL *
DRI Traffic Impact Study for 1,200,000 sf retail, ] 00,000 of-
fice, 200 room hotel and 500 residential du's.
Summit Lakes. Collier County. FL"
Zoning Traffic Impact Statement for 968 residential du's.
Naples Daily News. Collier County. FL"
Traffic Impact Statement for both zoning and site development
plan for 164,000 sfmanufacturing/office/productlon facility.
Caloosa Lakes, Lee County. FL"
Traffic and Access studies for 17 acre shopping center and 600
residential du's.
Vanderbilt Drive. Collier County, FL"
Permitting, design and construction observation for a four lane
collector road overpass.
Treefarm Road Area Wide, Collier County, FL"
Area-wide traffic study for eight separate development projects
showing the value of a proposed collector road system in com-
parison to the status quo arterial system.
Sanibel Beach Place, Lee County, FL"
Traffic and Access studies along wlth ERP pennittmg for
110,000 sf shopping center.
... indicnles work at a previous firm
EDUCATION:
Bachelor of Science in Engineering
United States Naval Academy
REGISTRATIONS:
Professional Engineer
Florida #40] 56
AFFILIATIONS:
Institute of Transportation Engineers
Flonda ITE
Southwest Florida ITE
BOARDS AND COMMITTEES:
Collier County Development Services Advisory
Committee and Land Development Regulation Sub-
Committee
SPECIAL RECOGNITION:
US Naval Reserve, Retired 1998-Commander
Vanasse
Daylor
-' Weston,\Bampson :-'; J,'c'I-'/.N,
Application to Amend Collier County Growth Management Plan
Golden Gate Area Master Plan FLUE Element
CP-2007-01 Wilson Boulevard Commercial Subdistrict
Revised June 17, 2009
Submitted To:
Collier County Comprehensive Planning Department
Community Development & Environmental Services Division
2800 N. Horseshoe Drive
Naples, Florida, 34104
Prepared By:
Ronald F Nino, AICP
VanasseDaylor
12730 New Brittany Blvd., Suite 600
Fort Myers, Florida 33907
Job # 80886 (2090287)
--
';~;r;;,'c-",:,",
12730 New Brittany Boulevard, Suite 600
Fort Myers, Florida 33907
lei: (239) 437-4601 fax: (239) 437-4636
www.vanday.com
Vanasse ..
Daylor
,Westonll.--8ampso'l? J,.'/P/-.\'
June 17, 2009
Mr. Corby Schmidt, AICP
Principal Planner, Comprehensive Planning Department
Community Development and Environmental Services Division
2800 North Horseshoe Drive
Naples, Florida 34104
RE: Petition CP-2007-01 - Wilson Boulevard Commereial Subdistrict
Application Resubmittal for Comprehensive Plan Amendment
(Golden Gate area Master Plan)
Dear Mr. Schmidt:
Following our review of your sufficiency analysis regarding the above cited application and our meeting of June 6,
we have responded in kind to the revisions you have directed us to make and the requirement to update major
components of our original application regarding market justification, environmental conditions and lnIffic impact
analysis. Essentially the thrust of your analysis requires us to resubmit the application addressing all of the issues
you have raised in your March 10 sufficiency report.
Our meeting in your office on June 6 was very helpful and served to clarify a number of issues which I bUst is
reflected in the revisions we have made and believe to be in keeping with the discussion we had.
We have prepared a revised application together with supporting documentation consistent with your March 10
sufficiency report as revised by the discussion we had at our June 6 meeting. We pray we have responded
adequately to the issues you raised that required revision and further analysis based on current data consistent with
acceptable professional standards.
We hope that any remaining concerns are insubstantial and would not bear on your ability to make a sound land use
recommendation and therefore could be accommodated outside the need for a further sufficiency response.
Sincerely,
Vanas.eDaylor
~;~
Senior Planner
f;t.
cc: Bruce Anderson, Roetzel & Andress
Ismael Gonzalez
Nelson Munoz
Tim Hall, Turrell & Assoicates
Chuck Mohlke, Fraser & Mohlke
-
Sarasota
Fort Myers
.......chuutls
Peabody
FoXborough
Woburn
Bourne
CoNwdicut
Rocky Hill
Rhod.""nd
Coventry
NItW Huno.hlre
Portsmouth
1:\Proiects\808\80886\2009 Sufficiency\Cover letter.doc
MIlnt ~ .....-.- ~
York W81ef'tHJry Edison Poughkeepsie
APPLICATION FOR A REQUESTTO AMEND
THE COlliER COUNTY GROWTH MANAGEMENT PLAN
APPLlCATOIN NUMBER r1. 2m? ~ 1 DATE RECEIVED---.A / 2r! OJ
PRE-APPLICATION CONFERENCE DATE (~l'2.,ll 05
I I . A
DATE SUFFICIENT : Q
COM \ 10"-1 :!llSi IC-T: ~ - J Q.,l<dl
This application. with all required supplemental dota and-i ormation, must be completed and
accomponied by the oppropriote fee. ond returned to the Comprehensive Planning Deportment.
Suite 400. 2800 North Horseshoe Drive. Naples, Florida 34104. 239-252-2400 (Fox 239-252-2946).
The applicotion must be reviewed by staff tor sufficiency within 30 calendor days following the filing
deadline before it will be processed and odvertised for public heoring. The opplicant will be notified
in writing, of the sufficiency determinotion. If insufficient, the opplicont will have 30 days to remedy
the deficiencies. For additionol informotion on the processing of the opplicotion, see Resolution 97-431
os omended by Resolution 98-18 (both attoched). If you have ony questions, pleose contoct the
Comprehensive Planning Section at 239-252-2400.
SUBMISSION REQUIREMENTS
I. GENERAL INFOMRATION
A. Name of Applicant Ismael Gonzalez
Company
Address 811 4th Street SE
City Naples State FL
Zip Code 34117
Phone Number 239-455-8614
Fox Number
B. Name of Agent' Ronald Nino
. THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION.
Company VanasseDayloT
Address 12730 New Brittany Blvd, Suite 600
City PI Myers State FL Zip Code 33907
Phone Number 239-437-4601 Fax Number 239-437-4636
C. Name of Owner (s) of Record
Address 811 4th Street SE
Ismael Gonzalez
City
Naples
State
FL
Zip Code 34117
Phone Number 239-455-8614
Fax Number
D. Nome. Address and Qualifications of additional planners, architects, engineers,
environmental consultants and other professionals providing information contained
in this applicafion. SEE ATTACHED LIST
II. Disclosure of Inferest Information:
A. If the property is owned fee simple by an INDIVIDUAL, Tenancy by the entirety. tenancy in
common. or joint tenoncy, list 011 parties with an ownership interest os well as the percentage
of such interest. (Use additional sheets if necessary).
Name and Address
Percentage of Ownership
Ismael & Maria T Gonzalez
81 14th St SE
Naples, FL 34117-2264
100%
B. If the property is owned by a CORPORATION, list the officers and stockholders and the
percentage of stock owned by each.
Name and Address
Percentage of Stock
C. If the property is in the name of a TRUSTEE. list the beneficiaries of the trust with the
percentage of interest.
Name and Address
Percentage of Interest
D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP. list the name of the
general and/or limited partners.
Name and Address
Percentage of Ownership
E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation. Tnustee,
or a Partnership. list the names of the contract purchosers below. including the officers.
stockholders. beneficiaries. or partners.
Name and Address
Percentage of Ownership
2
Dote of Contract:
F. If any contingency clause or contract terms involve additional parties. list all individuals or
officers. if a corporation. portnership. or trust.
Name and Address
G. Date subject property acquired (Jj leased ( ): Term of lease_yrs./mos.
December 23, 1987
If. Petitioner has option to buy, indicote date of option: and date
option terminates: , or anticipated closing:
H. Should any changes of ownership or changes in contracts for purchase occur subsequent to
the date of application. but prior to the date of the final public hearing. it is the responsibility
of the applicant. or agent on his behalf. to submit a supplemental disclosure of interest form.
III. DESCRIPTION OF PROPERTY:
A. LEGAL DESCRIPTION
Golden Gate Estates Unit 23 Tract 16, less the N 79.05ft for R/W
as dese in OR 3064 PG 2398.
Section 27, Townsbip 48S, Range 27E
Tax I.D. Number (Folio #) 37741480004
B. GENERAL LOCATION S.E. Immokalee Rd and Wilson Blvd
C. PLANNING COMMUNITY Rural Estates
D. TAl 216
E. SIZE IN ACRES 5. ] 7
G. SURROUNDING LAND USE PATTERN
F. ZONING E, Estates
Vacant Residential
H. FUTURE LAND USE MAP DESIGNATlONISIEstates Designation, Mixed Use District, Residential Estates Subdistrict
IV. TYPE OF REQUEST:
A. GROWTH MANAGEMENT PLAN ELEMENT IS) TO BE AMENDED:
Housing Element
Traffic Circulation Sub-Element
Aviation Sub-Element
Sanitary Sewer Sub-Element
Solid Waste Sub-Element
Capital Improvement Element
Future Land Use Element
Recreation/Open Space
Mass Transit Sub-Element
Potable Water Sub-Element
NGWAR Sub-Element
Drainage Sub-Element
CCME Element
. Golden Gate Master Pion
x
3
Immokalee Master Plan
B. AMEND PAGE (S) I, 5, 39 (insert new pageOF THE GO Area Master Plan ELEMENT
AS FOLLOWS: (Use Strike thr{lugh to identify language to be deleted; Use Underline to
identify language to be added). Attoch additional pages if necessary:
See Exhibit IV - B
Estates Designation, Mixed Use District,
C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM Residential Estates Subdistrict
TO Wilson Boulevard Commercial Subdistrict (See Exhibit IV C)
D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #)
E. DESCRIBE ADDITlNAL 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-
1 /2 x 11 shall be provided of all aerials and/or maps.
A. LAND USE
Exhibit V A 1 Provide general location map showing surrounding developments (PUD,
DRI's. existing zoning) with subject property outlined.
Exhibit V.A.2 Provide most recent aeriol of site showing subject boundaries. source. ond
date.
Exhibit V.A.3 Provide a map and summary table of existing land use ond zoning within
a radius of 300 feet from boundaries of subject property.
B. FUTURE LAND USE AND DESIGNATION
Exhhit V B 1 Provide map of existing Future Land Use Designotion(s) of subject property
and adjacent lands, with acreage totals for each land use designation on
the subject property.
C. ENVIRONMENTAL
Exhibit V.c.] Provide most recent aerial and summary toble of acreoge of native
habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE
CONSISTENT WITH THE FOOT-FLORIDA LAND USE. COVER AND FORMS
CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED
ON SAME AERIAL AS THE LAND USE AERIAL IN "AU ABOVE.
Exhihit V.C.ZProvide a summory table of Federal (US Fish & Wildlife Service) and State
(Florida Game & Freshwater Fish Commission) listed plant and animol
species known to occur on the site and/or known to inhobit biological
communities similar to the site (e.g. ponther or black bear range, avion
rookery, bird migratory route. etc.).Identify historic and/or
Exhibit V.C.3 archaeological sites on the subject property.
4
D. GROWTH MANAGEMENT
Reference 9J-11.006, F.A.C. and Collier County's Capital Improvements Element
Policy 1.1.2 (Copies attached).
I. INSERT "Y" FOR YES OR "N" FOR NO IN RESPONSE TO THE FOLLOWING:
N Is the proposed amendment located in an Area of Critical State
Concern? (Reference 9J-ll.006(1 )(0)(5), FAC.). IF so, identify area
located in ACSC.
Is the proposed amendment directly related to a proposed
Development of Regional Impact pursuant to Chapter 380 F.S.?
(Reference 9J-l1.006(1 )(a)7.a. FAC.)
Is the proposed amendment directly related to a proposed Small Scale
Development Activity pursuant to Subsection 163.3187 (l)(c), F.S.?
(Reference 9J-ll.006(I)(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 Capitai Improvement Element Policy 1.1.2). If
yes, indicate mitigation measures being proposed in conjunction with the
proposed amendment.
N
N
N
y
Does the proposed land use cause an increase in density and/or intensity
to the uses permitted in a specific land use designation and district
identified (commercial. industrioi. etc.) or is the proposed land use a
new land use designation or district? (Reference Rule 9J-5.006(5) FAC.).
If so, provide data and analysis to support the suitability of land for the
proposed use, and of environmentally sensitive lond. ground water and
natural resources. (Reference Rule 9J-11.007. FAC.)
(see Exhibit V.D.5)
Exhibit V.E.la
Exhibit V.E.lb
See TIS V.E.lc
E. PUBLIC FACILITIES See Exhibit V.E. Document
1. Provide the existing Level of Service Standard (LOS) and document the
impact the proposed change will have on the fOllowing public facilities:
Potable Water
Sanitary Sewer
Arteriai & COllector Roads; Name specific road and LOS
Immokalee RoadleR 846 - LOS
Wilson Boulevard - LOS n/a
Drainage
Solid Wasle
Parks: Community and Regional
If the proposed amendment involves an increase in residential density. or an
increase in intensity for commercial and/or industrial development that would
cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation
measures being proposed in conjunction with the proposed amendment.
(Reference Capital Improvement Element Objective 1 and Policies)
Exhibit V.E.2
2. Provide a map showing the location of existing services ond public
tacilities that will serve the subject property (i.e. water, sewer, fire
protection, police protection. schools and emergency medical services.
3. Document proposed services and public facilities. identify provider. and
describe the effect the proposed change will have on schools. fire
protection ond emergency medical services.
5
F. OTHER
Identify the following areas relating to the subject property:
V.F.l Flood zone based on Flood Insurance Rate Map data (FIRM).
V.F.2 Location of wellfields and cones of influence. if applicable. (Identified on
Collier County Zoning Maps)
N/A Traffic Congestion Boundary, if applicable
N/A Coastal Management Boundary. if applicable
N/A High Noise Contours (65 LDN or higher) surrounding the Naples Airport. if
applicable (identified on Collier County Zoning MOps).
G. SUPPLEMENTAL INFORMAnON
~ $16.700.00 non-refundable filing fee made payable to the Board of County
Commissioners due at time of submittal. (Plus proportionate share of advertising costs)
_ $9,000.00 non-refundable filing fee for a Small Scole Amendment mode
payable to the Board of County Commissioners due at time of submittal.
(Plus proportionate share of advertising costs)
~ Proof of ownership (copy of deed)
~ Notarized Letter of Authorization if Agent is not the Owner (See ottached form)
_ I Original and 5 complete, signed applications with all attachments including
maps, at time of submittal. After sufficiency is completed. 25 copies of the
complete application will be required.
. Maps shall include: North arrow, name and location of principol roadways and shall be
at a scale of 1 "=400' or at 0 scale as determined during the pre-applicotion meeting.
6
CP-2007-01 Wilson Boulevard Commercial Subdistrict
June 2009
I. General Information
D. Other Professionals providing information
Bruce Anderson
Roetzel & Andress
850 Park Shore Drive
Naples, FL 34103
Ph: 239-649-2708
Fax: 239-261-3659
banderson(cv.ralaw.com
Land Use Attorney
Co-Agent
(Authorization Letter Attached)
Tim Hall
Turrell, Hall & Associates
3584 Exchange Ave, Ste B
Naples, FL 34104
Ph: 239-643-0166
Fax: 239-643-6632
ThallCalturre ll-assoc i ates. com
Environmentalist/Biologist
Chuck Mohlke
Fraser & Mohlke Associates
375 2nd Ave
Naples, FL 34102
Ph: 239-262-1150
Fax: 239-262-1410
Framoh@aol.com
Market Research
'~P!1)ieU$\808\$ad{)ii',2t~:,'9 !:;!j/I;,:i~Hq.''o!t:f;' rl():"~S!I)!18i5(j0::
LETTER OF AUTHORIZAnON
TO WHOM IT MAY CONCERN
I hereby authorize VanasseDayJor
Signed:
Date:
.s jo<. 7' /0 1
I hereby cert' y that I have the authority to make the foregoin
true. correct and complete to the best of my knowledge.
at the application is
Nome - Typed or Printed
STATE OF I FLORIDA
COUNTY OF I LEE
Sworn to and subscribed before me this ,,2 9
by 9J7 ~_ A... ilL ~A ~.
Not~ ~r
day of
~ /1-,/
-t9- J. 0 (j 7'
'-
)(
and
who is personolly known to me.
who has produced ~ ~ III;':#.. LII!E pS F
MY COMMISSIQW.&)'.i.lR6i.:.".........................
I.M.JAYNEBR.t.I;IBlIRY I
i CllrnniI ooolllll123 i
i . EllpIIw 3IlI/2II12 I
: _-.-._ I
...-..--......... ..
CHOOSE ONE OF THE FOLLOWING:
as identification
(<.
did take an Oath
did not take ond Oath
NOTICE. BE AWARE THAT:
Florida Statute Section 837.06 - False otIIclal Law states that:
"Whoever knowingly makes a false statement In writing with the Intent to mislead a public servant In
the performance of his oIIIclal duly shaH be guIlty of a misdemeanor of the second degree, punishable
as provided by a fine to a maximum of %500.00 and/or maximum of a sixty day Jail term."
7
AUTHORIZATION OF PROPERTY OWNERS, APPLICANT AND AGENTS
AFFIDAVIT
I, Ismael Gonzalez, being first duly sworn, depose and soy that I om the fee simple owners of the
property described herein Folio #37741480004; and which is the subieel matter of the Growth
Management Plan Amendment; that all the answers to the questions in this application, including the
disclosure of interest information, all sketches, data, and other supplementary matter attached to and
mode 0 port of this application, are honest and true to the best of our knowledge and belief; I concur
with the development plan of this property as described in this Growth Management Plan Amendment.
As property owner I authorize R. Bruce Anderson to ael as my representatives os the applicant in any
matters regarding this application and withdraw the authorization previously granted to Tim
F 2igiJt;Or..
/
By:
'~ .;> ,. - "'/~ .,.'
.' . , c~.i ~. '.,~
~Ismael Gimzale~^, .'-.
O/tfU 5" Z-06 >"
f' '
State of Florida
County of Collier
Dote:
The foregoing instrument was acknowledged before me this ~ day 9f ,;::[ft Ue. J 2009, by
Ismael Gonzalez. He ( J is personally known to me or has O(J produced ~ ;:::I.bO '~A ._
os identification.
,-o:r;.~'II:>,. CAIlOlJ. .~.u
I"~'":''''''' """"
1*1 :"1 MY COMMISSION' DD 794768
~. ..... . ' EXPIRES: August 24, 2012
P.t..r,\' 8ondIdTlvuNotalyPtdClkxterwmtrs
590305 \"_01 \ 0??oo0.0784
rf-l.OM :
FAX NO. :2393487073
Nov. . - 2004 11: 2l6A 1 P2
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l'.C ;..,..- Wl\IlRA.t,,'TI DElD
:;~.~ i~/~~IS WARRl\NlY DEED made the c)3 day Ofrx--&~f'I(f]l bRA , A.D. 19L1, by
:.>.~---:-_Louis Florio and Angela Florio, husband and wife
\'lJ-'
t,'ll.U
--'
,..t 880
~
hereinafter called the grantor, to
Ismael Gonzalez and Maria T. Gonzalez, husband and wife
hereinafter called the grantee, wD:>S2 post office ~dress
is'
. 6090 Everett
Naples, Fla.
(lofuerever used herein th~ tean "grantor" and "grantee" include all the parties to this
instnment arrl t..l-:1e heirs. legal repreEaltati'lles arx:1 assigns of individuals, and the
successors and assigns of corporation.)
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WI'lNESSE'lli: That the grantor, for and in consideration of the Sum of SlO.OO >nd (,thee
valuable considerations, receipt \'mereof is hereby acknCMlaigeCI, hereby grants, ::a.ro?in$,
s~lsr aliens, remises, ::-eleases, conveys and confirms Wlto the grantee, all the t ~;::tai;),
lam sitUate in Collier County, Flo:rida., viz:
Tract 16, Golden Gate Estates, unit No. 23, in accordance, with lnc
subject to the plat recorc'ied in Plat Book 7, page 9, Public F:ec )ros
of Collier County, Florida.
?<?:ceivp.d $ IX' J -. \1J nocwmentary ?t"mp-T::'l(
h~~c;v~o $ ~_-,c.~;~~~':\i~12;'I~.~~:~:;:' "<~{
(', ,- ~ -.. 'lQ~Ql:. ..-,.- C'-.J'.":;
-":i:--~U~~" ~ __DC
GRANTOR further warrants that the within described property
homestead propertj and that it is in fact vacant land.
is ;tot
"
TOOETHER with all the tenements, hereditaments and i!lppUrtenances thereto b:~lo 19ing or
in aIWWise apj:ertaining.
TO HAVE AND 'It) lKlID, the sane in fee sinple forever.
AND the grantor herel::~: covenants ltlith said grantee that the grantor is law::ul. y
seized of said land in fee sinple; that the grantor has goOO right and lawful au .OOri':y
to sell and a:mvey said landi that the grantor hereby fully warrants the titll~ t. I said
land and will deferii the same against the lawful claims of all persons "lIi'hansOl?Ve -; and
t.Oat said land is free of all encumbrances, except taxes accruing SUDs"'luent to
Decerri>er 31, 19~, easements, restrictions and reservations of record and n~stictions
and easenents cannon to t..'1e subdivision.
IN WIiNESS WlIERElY, \:he said grantor has signed and sealed these presents the day iL"\"
fr'dVal~~~~,~rrw~:. our presence: ~ I" ~.
,~!f(f ,~I - - o".Ll D/vtC, _L.".
~l - No. LOUIS FLORIO
. 1f~~ ...~'7~",~.,
~~:. f~c::' & ANGE FLORIO c,~;~"~~c~'_,,
I HEREBY CEro'IFY that on this day, before ne, a..'1 cfficer duly aut..'1orized in d e S:<.lte
wtd County aforesaid to take acknOiNle:3.gerrents, personally appeared
~ LOUIS FLORIO <;, ANGELA FLORIO
to rre knOl"1n to be the ~rson(S) described in and \.mo executed the for~i09;'-"instj <jment
a.'1d ackno.'i"ledged before :r.; that they ex~uteQ the.same. WI~..li..~~~.'i!~. 9ffic:~
seal in the County and St3.te last aforesaid t...i1is _~ day Of!~/t"vt!lti... ~ ::J.L.I.
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i'ar..iani Trail, S:..:lite A, N3ples,FL 33940, in wnjuncti.on wit.'1 the issoance of -;;itJ e in::u:C'.:1ce.
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Apr 01 05 12:08p
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IIEETIIIG 1I0TES
COLLIER COUNTY
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(attach additional pages if necessary)
CP-2007-01 Wilson Boulevard Commercial Subdistrict
June 2009
Page J of2
EXHIBIT IV-B
WILSON BOULEVARD COMMERCIAL SUBDISTRICT
This Subdistrict is located at the southeast corner of tbe Wilson BoulevardlImmokalee
Road intersection. It is 5.17 acres in size and has approximatelv 660 feet of frontal!.e on
Wilson Boulevard and 330 feet of frontal!.e on Immokalee Road. The intent of this
subdistrict is to allow uses of land tbat I!.enerallv function to serve residents who live
within two to three miles of the subiect site and incidentallv passerbv traffic when subiect
site is situated on an intra-countv maior arterv such as Immokalee Road CR 846. The
development of this Subdistrict will be I!.ovemed bv tbe followinl!. criteria:
a. Development is encoural!.ed to be in the form of a Planned Unit Development (PUD)
b. A unified planned development witb a common architectural theme. shared access
and cross access al!.feements shall be developed.
c. The maximwn I!.fOSS floor area of all uses shall be limited to 40.000 square feet.
d. Development shall be limited to tbose allowed in the C- L Commercial Professional
and General Office District. C-2 Commercial Convenience District. and C-3.
Commercial Intermediate District botb permitted and conditional. as contained in the
Collier Countv Land Development Code.
e. Drivewavs and curb cuts shall be limited to ril!ht-inlril!ht-out turninl!. movements
only.
f. Proiects directlv abuttinl!. Estates zoned property shall provide. at a minimwn. a 75-
foot buffer of retained native vel!.etation in which no parking or water manal!.ement
uses are permitted: exceot tbat. when abuttinl!. conditional uses no such buffer is
required.
11.. A twentv-five (25) foot wide landscape strip shall be provided alonl!. the entire
frontal!.e ofbotb Immokalee Road and Wilson Boulevard
h. Building heil!hts shall be limited to two (2) stories and a maximwn of thirty-five (35)
feet.
I. All lil!hting shall be architectural Iv designed and limited to a heil!ht of twenty-five
(25) feet. Such lil!hting shall be shielded from neil!hboring residential land uses.
'iPiOJii':!,';\5;,lC'50t~:(,\2009SJ./!nrit!lic~'[)(hil)!I!V ,;2i}(;!lK?U)(lc
CP-2007-0l Wilson Boulevard Commercial Subdistrict
June 2009
Page 2 of2
TABLE OF CONTENTS, LIST OF MAPS [page 1]
Wilson Boulevard Commercial Subdistrict
. Add name of this inset map in GGAMP next in order
Policy 1.1.2
[page 4)
The ESTATES Future Land Use designation shall include Future Land Use districts and
subdistricts for:
B. ESTATES-COMMERCIAL DISTRICT
6. Wilson Boulevard Commercial Snbdistrict
· Add name of this Subdistrict in the GGAMP next in order
FUTURE LAND USES MAP SERIES
Wilson Boulevard Commercial Subdistrict
[added next in order]
1_\PI(;/I;iCisl!jI!{;\{jiJlJ~fi\2009Sulficie(ic:tbhibi/jl/,B21)(J[.RiNJ.ioc
LEGEND GOLDEN GATE AREA
. FUTURE LAND USE MAP
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G: \ProjectS\808\80886\GoldGateFlUM\B0886_FLUMjpgQO,dwg, 6/12/2009 9: SO: 19 AM, BilhubColor.pc3
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Legend
CJ Zoning
~:;:J PUD Sites
Wilson Blvd.
Commerical Subdistrict
Location Map Showing Zoning
Date: 06-09-09
EXHIBIT V.A.1
E
N
W+E
S
o 1,0002,000
,
E
c
~
al
Z
o
tJ)
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,
E-
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. Feel
Vanasse
Daylor
A"'. >;COMPA",.,.
r-
p
-
Urban Planning
Landscape Ardlitecture
CiviJEngineering
Traffic Engineering
Envirnnmental Science
FLJ6!
".,.",
;~~l~t~~!ltY!t
Sources: Collier County PA
It is the end user's responsibility to verify the data contained hereon.
Project Number: 80886/2090287
FILE: \\vandav nas1\ais\Proiects\800\Anf\\,I\nRAn\F}(hihil<:\AnJl.R~u"....,.",,~nn m~~~_
Wilson Blvd.
Commerical Subdistrict
Aerial Map
Aerial Photo Date: Jan. 2007
Date: 06-09-09
EXHIBIT V.A.2
W+E
S
o 1,0002,000
,
4,000
. Feet
Vanasse
Oaylor
,_m
-
"
":)'~'.'t/l'::\'7<"
Urban Planning
Landscape Archilecture
Civil Engineering
Traffic En~neering
Environmental Science
FLl66
Sources: Collier County PA & Aerials Express
It is the end user's responsibility to verify the data contained hereon.
Project Number: 8086612090287
FILE: \\vanday _ nas 1 Igis\Projecls\800\808\80886\Exhibits\80886-aer03.mxd
Surrounding Land Use within 500 Feet
Direction Land Use Zonning DistrictDirection
North Vacant Residential E - Estates
East Vacant Residential E - Estates
South Vacant Residential E - Estates
West Vacant Residenital E - Estates
Wilson Blvd.
Commerical Subdistrict
Existing Land Use and Zoning
Aerial Photo Dated: Jan. 2007
Date: 06-09-09
W+E
s
o 1,0002,000
.
EXHIBIT V.A.3
4,000
. Feet
Vanasse
Daylor
,,,~,
';~'8?~L
-
Urban Planning
Land$capeAr(hitecture
(iyjlEngineering
Traffic En~neering
Environmental Science
FLl66
A /1-'_ ,.,.....'.~ '''''1 ~ COW'AM'
Sources: Collier County PA & Aerials Express
It is the end user's responsibility to verify the data contained hereon.
Project Number: 8D886f2090287
FILE: \\vanday_nas1 IgisIProjects\800\808\80886\Exhibils\80886-ELUZQNOQ.mxd
-J(
\
Legend
D E = Estates Designation - Mixed Use District - Residential Estates Subdistrict
Wilson Blvd.
Commerical Subdistrict
N
W+E
S
o 1,0002,000
,
4,000
-Feet
Vanasse
Daylor
-
Date: 06-09.09
~. CQuIOAM'
~
';'~;~:~'R"j~;itt",~;",
Urban Planning
Landscape Ardlitecture
Civil En~neering
Traffic Engineering
Environmental Science
fLl66
Future Land Use Map
Sources: Collier County PA
It is the end user's responsibility to verify the data contained hereon.
EXHIBIT V.B.1
Project Number: 8088612090287
FILE: \\vanday _ nas 1 IgisIProjects\800\808\80886\Exhibits\80886-f1umOO.mxd
ENVIRONMENTAL ASSESSMENT
WILSON BOULEVARD COMMERCIAL SUBDISTRICT
SEC 27, Twp 48S, RNG 27E
COLLIER COUNTY, FLORIDA
REVISED: JUNE 5, 2009
PREPARED By:
TURRELL, HALL & ASSOCIATES, INC
3584 EXCHANGE AVENUE, STE B
NAPLES, FL 34104
V.C.l
Wilson Boulevard Commercial SubDistrict
Section 27, Township 48S, Range 27E, Collier County
December 14, 2006 Revised June 5, 2009
ECOLOGICAL ASSESSMENT
INTRODUCTION
At the request ofMr. Ron Nino of Vanessa & Daylor, Turrell & Associates, Inc. conducted a
protected species assessment on approximately 5.17 acres in Section 27, Township 488, Range
27E, Collier County, Florida. The subject parcel is identified as tax ID number 37741480004.
The property is located on the southeast comer of Immokalee Rd. and Wilson Blvd. The parcel
is bordered by Immokalee Rd. to the north, vacant undeveloped lot to the south, as well as
undeveloped lots to the east and Wilson Blvd. to the west.
Turrell & Associates, Inc. conducted a preliminary jurisdictional and ecological site assessment
for the subject property. The goals of this assessment were:
To map and classiJy the existing vegetation associations on the property.
To estimate the extent of State and Federal jurisdictional wetlands.
To research the presence or absence of State or Federal listed species.
This report documents the findings of this assessment in order to provide planning assistance to
the owner of the site as well as to assist local permitting staff in their review of the property. The
evaluation did not include a Phase I Environmental Site Assessment that may be necessary for
the reduction of liability for hazardous materials under the provisions of the Federal
Comprehensive Environmental Response, Compensation and Liability Act.
This assessment did not look at zoning, deed restrictions, easements, or other encumbrances that
might be present and could affect the development of the property. This assessment was limited
to environmental factors only and is presented solely to assist with the planning and permitting
process.
METHODOLOGY
Major vegetative communities were estimated based on photo interpretation of current Collier
County aerial photography. Initial ground truthing of these estimates and verifying the extent of
jurisdictional wetlands on-site was done during site visits to the property on December 5th _14th
Ground truthing consisted of walking transects through the different aerial signatures to
determine the vegetative composition and relative functional state of the habitats being
examined. The Florida Land Use, Cover, and Forms Classification System (FLUCFCS) manual
was used to classify the vegetation communities occurring within the site boundaries.
The site consisted of both upland and transitional forested habitats, past disturbances from road
development, and cleared areas.
The attached aerial photograph shows the subject property and its vegetative cover. A general
description is provided below for each category along with any site-specific nuances that may be
relevant to the assessment.
-1-
Wilson Boulevard Commercial SubDistrict
Section 27, Township 48S, Range 27E, Collier County
December \4, 2006 Revised June 5, 2009
ECOLOGICAL ASSESSMENT
MAJOR FLUCCS CATEGORIES
FLUCFCS FLUCCS TOTAL POTENTIAL JURISDICTIONAL
CODE DESCRIPTION ACRES WETLANDS
411 Pine Flatwoods 2.08
62\ Cypress 0.84 0.84
740 Disturbed Lands 1.66
814 Roadwav 0.59
TOTALS 5.17 0.84
Note: Acreages are approximate as no survey was used to determme vegetatIve coverages.
411 - Pine F1atwoods
This area consists of a canopy dominated by Slash pines (Pinus elliotti) with some Cabbage
palms (Sabal palmetto), and Laurel Oaks (Quercus laurifolia) making up the midstory.
Groundcover includes few Saw Palmettos (Serenoa repens), Broom sedge (Andropogon
virginicus), Snowberry (Chiocicca alba), and Grapevine (Vilis rotundifolia) that has taken over
the entire area.
621- Cypress
This area consists of a canopy dominated by Cypress (Taxodium distichum), and the midstory
consists of Cabbage Palms (Sabal palmetto), Myrsine (Myrsine guianensis), and Brazilian
Pepper (Schinus terebinithifolius). Groundcover consists of Swamp fern (Blechnum serrulatum),
White head broom (Spermacoce verticillata), young Slash pines (Pinus elliotti), and Saw Grass
(Cladium jamaicense) scattered throughout. There was also an underlying algal mat that was
noted throughout most of this area.
740 - Disturbed Lands
This area consists of no canopy but consist of widely scattered Slash pines (Pinus elliotti), and
Brazilian Pepper (Schinus terebinithifolius). Understory is composed primarily of Grapevine
(Vilis rotundifolia), White head broom (Spermacoce verticil/ata), and Broom sedge (Andropogon
virginicus) was also present.
SOILS
The USDA Survey of Soils for Collier County shows that the majority of the site is composed of
#27- Holopaw Fine Sand which is classified as a hydric soil, and #7- lmmokalee Fine Sand
which is a non hydric soil. Please note that the Collier Soil Survey was conducted in the early
1980's and is intended to be used as a guide only. The boundaries have not been field-truthed.
FLORIDA MASTER SITE FILE
The Florida Master Site File (MSF) is a database of the known historic and archaeological sites
in the state of Florida. The MSF office was contacted, and no known sites of importance are
- 2-
Wilson Boulevard Commercial SubDistrict
Section 27, Township 48S, Range 27E, Collier County
December 14, 2006 Revised June 5, 2009
ECOLOGICAL ASSESSMENT
located on the subject property. The report from the MSF indicated that there is an old bridge
located nearby but it will not be impacted by this project. Should an archaeological find be
discovered on the site during construction, it would not preclude development but it might affect
structure siting or construction techniques.
LISTED WILDLIFE SPECIES
-Endangered Wildlife Species is defined as any species of fish or wildlife naturally occurring in
Florida, whose prospects of survival are in jeopardy due to modification or loss of habitat; over-
utilization for commercial, sporting, scientific, or educational purposes; disease; predation;
inadequacy of regulatory mechanisms; or other natural or manmade factors affecting its
continued existence (FS 372.072).
-Threatened species include any species of fish or wildlife naturally occurring in Florida which
may not be in immediate danger of extinction, but which exist in such small populations as to
become endangered if it is subjected to increased stress as a result of further modification of its
environment.
-Species of Special Concern are animals that;
I) have a significant vulnerability to habitat modification, environmental alteration,
human disturbance, or human exploitation which, in the foreseeable future, may result
in its becoming a threatened species unless appropriate protective or management
techniques are initiated or maintained,
2) data are limited or lacking,
3) may occupy such an unusually vital or essential ecological niche that should it decline
significantly in numbers or distribution other species would be adversely affected to a
significant degree,
4) has not sufficiently recovered from a past population depletion.
Taking into account the location and condition of the property, and conversations with State and
Federal agency personnel, listed wildlife species that could most likely be found on or around the
site include:
Tricolor Heron (Egretta tricolor. SSC)
Snowy Egret (Egretta thula, SSC)
Little Blue Heron (Egretta caerula. SSC)
White Ibis (Eudocimus albus. SSC)
Wood Stork (Mycteria americana FE)
Red cockaded woodpecker (Picoides borealis. FE. STY
Gopher Tortoise (Gopherus polyphemus. SSC)
Eastern Indigo snake (Drymarchon cora is couperi. FT, ST)
Florida Black bear ( Ursus american us floridanus. Fe. S1)
Big Cypress Fox Squirrel (Sciurus niger avicennia, *)
Florida Panther (Puma concolor coryi, FE, SE)
F = Federal
SSC = Florida Species of Special Concern
- 3-
Wilson Boulevard Commercial SubDistrict
Section 27, Township 48S, Range 27E, Collier County
December 14, 2006 Revised June 5, 2009
ECOLOGICAL ASSESSMENT
S = State
E = Endangered
T = Threatened
C = Federal Candidate
*= FWS Species of Management Concern
R = Rare
A Threatened and Endangered species survey has been conducted on the property to determine if
any ofthe species listed above are using the site for foraging, nesting, or denning activities.
There is evidence of one listed species the Gopher Tortoise to be utilizing the uplands of this site.
Please see attached Gopher Tortoise Location map indicating the burrow location. Pine trees on
the property were also examined for RCW cavities, squirrel day beds, and other signs of
utilization. The ground was examined for animal tracks, scat, or evidence of foraging (chewed
pine cones, etc.). The biologist also sat quietly for periods listening for calls and observing
transient wildlife movement across and around the property. A list of survey dates, times, and
ambient weather conditions is provided below.
Survey Date Times Surveyed Temperature Wind Weather
(OF)
12/5/06 0730 - 1000 60-65 lONE Partlv Cloudv
......._- Cloudv
12/7/06 0800 -1030 70-74 5E
~--
12/11/06 0730 - 1000 65-70 lONE Partlv Cloudv
12/\3/06 0730 - 1030 55-60 10-15 NE Sunnv
12/14/06 0800 - 1000 70 -75 5 -10 E Rainv
A specific Gopher tortoise survey was conducted. During the site visit, Gopher tortoise burrows
found on-site were marked with surveyors tape and classified as active, inactive, or abandoned.
Approximate latitude/longitude coordinates were also recorded with a hand-held GPS unit. A
total of 8 burrows were found on-site. Please see the attached exhibit showing the locations and
status of the burrows. A few of the burrows are not active, likely due to the lack ofa large
amount of suitable forage material for the tortoises. Any development that will impact tortoise
burrows will require the creation of a management plan and a permit from the Florida Fish and
Wildlife Conservation Commission. Our recommendation for acquiring the permit is to retain
some native vegetation on-site after development for relocation of tortoises on-site. Based on the
number of active burrows found on-site, we estimate that approximately 0.5 acres would be
required to be preserved for an on-site relocation area. The management plan would likely
require some maintenance and supplemental planting in the tortoise area to make it more suitable
for the retained tortoises, due to the current disturbed/altered state of most ofthe vegetation on-
site. Of more benefit to maintaining a viable population, off-site relocation should be explored.
A permit from the FFWCC would be required for either on-site or off-site relocation activity.
In addition, the property is within the USFWS panther consultation area and an analysis of
potential impacts to panthers through habitat loss and increased traffic will be required.
The proposed activity of a commercial development is not expected to adversely impact any
other listed species.
JURISDICTIONAL WETLANDS
-4 -
Wilson Boulevard Commercial SubDistrict
Section 27, Township 48S, Range 27E, Collier County
December 14, 2006 Revised June 5, 2009
ECOLOGICAL ASSESSMENT
At the time of the site visit, no areas of the property contained standing water. However, there
was wetland vegetation and evidence of hydrology was present (algal mats) throughout the
Cypress area of the site. Based on the condition and composition of vegetation, the presence of
hydrologic indicators, and the presence of hydric soils, it is the opinion of Turrell, Hall &
Associates, Inc. that this one area of the site would be claimed as jurisdictional wetlands by State
and Federal agencies.
Permits from the U.S. Army Corps of Engineers (ACOE) and the Department of Environmental
Protection (DEP) or South Florida Water Management District will be required for any
development activities (excavation or filling) impacting the any wetlands within the site. To
obtain the required permits, the applicant must demonstrate that wetland impacts have been
avoided or minimized to the maximum extent possible and that the proposed impacts are not
contrary to the public interest. The relative quality of a proposed impact site will influence the
ability to obtain the required permits and the amount of mitigation required to offset the
proposed impacts.
If the wetland was to be impacted, the required mitigation can take the form of wetland creation,
wetland restoration, wetland enhancement, wetland preservation, and/or upland preservation.
Wetland creation is defined as creating a wetland (by re-contouring the ground and planting
native wetland vegetation) from an area that is, and historically was, upland. Wetland restoration
is defined as re-creating a wetland in an area that is not currently, but historically was, a
jurisdictional wetland. Wetland enhancement is defined as improving an existing wetland,
typically by removing exotic vegetation and improving the area's hydrology. Wetland and
upland preservation is defined as preserving existing communities with little, if any,
improvements to the area. If an approved mitigation bank is used, the amount of mitigation
required is determined by a functional assessment analysis. Current costs for mitigation credits
range from $60,000 to $90,000 per credit, and the worst case for application would be one credit
per acre of wetland impact. The final mitigation plan will be based upon site-specific conditions
and the proposed site development plan.
CONCLUSION
Based upon this evaluation, the development of the subject property could impact a jurisdictional
wetland and therefore Federal permits may be required in addition to local and State permits. A
gopher tortoise relocation permit will be needed for impacts to any gopher tortoise burrows and
coordination with USFWS regarding panthers will also be required.
- 5 -
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THREATENED AND ENDANGERED SPECIES
WILSON BOULEVARD COMMERCIAL SUBDISTRICT
SEC 27, Twp 48S, RNG 27E
COLLIER COUNTY, FLORIDA
REVISED: JUNE 5, 2009
PREPARED By:
TURRELL HALL & ASSOCIATES, INC
3584 EXCHANGE AVENUE, STE B
NAPLES, FL 34104
V.C.2
Wilson Boulevard Commercial SubDistrict
SEC 27, TWP 48S, RNG 27E, Collier County, FL
Text Revised June 5, 2009
I. INTRODUCTION
The Wilson Boulevard Commercial site encompasses a total of approximately
5.17 acres located in Section 27, Township 48 South and Range 27 East Collier
County, Florida. The subject parcel lies on the southeast comer of Immokalee
Road and Wilson Blvd, east of CR 951. Currently the subject parcel consists of
2.92 acres of undeveloped forested land, 1.66 acres of open disturbed land and
0.59 acres of roadway and right-of-way.
To characterize surrounding land use, the parcel is bordered to the east by
undeveloped land, to the south by single-family vacant properties, to the west
Wilson Blvd. and to the north Immokalee Road. The parcel appears to have been
influenced by the surrounding roads and development of single-family residences.
To consider potential effects of the proposed project on any state or federally
listed species that may utilize the property for feeding/foraging and/or nesting, a
Threatened and Endangered Species Survey was requested and the findings are
stated in this report. Subsequent site visits and surveys were completed, and this
report summarizes the results of the subsequent survey activities on the subject
property .
n. METHODOLOGY
Prior to any wildlife survey, careful consideration is given to the habitat type/s in
question and species that are known to utilize such areas. Before any survey is
carried out a number of publications and references are consulted. These include:
The Official List of Florida's Endangered Species, Threatened Species and
Species of Special Concern (dated June, 2006), Florida Fish and Wildlife
Conservation Commission (FWCC) Wildlife Methodology Guidelines, The
Standardized State-Listed Animal Survey Procedures for SFWMD ERP Projects,
and the Florida Natural Areas Inventory (FNAI) for Collier County.
The basic objective of any wildlife survey is to obtain evidence that a listed
species is using the subject site. The site may comprise a primary or secondary
feeding/foraging or nesting zone or merely be adjacent to those sites for a
particular listed species. As many species of concern in Florida are
cryptic/camouflaged and/or nocturnal/crepuscular, patience and sufficient time
must be devoted to the survey.
Aerial photos and FLUCFCS mapping are consulted prior to arriving on-site and a
system of meandering transects is followed throughout the subject area. The most
recent field study traversed the entire site in a series of transects, these transects
were walked from December 5th_14th 2006, and more than 15 hours were spent on
site devoted to wildlife survey_
Page 1 of4
Wilson Boulevard Commercial SubDistrict
SEC 27, TWP 48S, RNG 27E, Collier County, FL
Text Revised June 5, 2009
A list of survey dates, times, and ambient weather conditions is provided below.
I Survey Date Times Temperature Wind Weather
Surveyed (OF) Conditions
12/5/06 0730-1000 60-65 NEI0 Partly Cloudy
--. Cloudy
12/7/06 0800-1030 65-68 E5
12/8/06 0730-1000 63-68 , NE 5-10 Partly Cloudy ;
i
I 12/11/06 0730-1000 61 - 65 I NEI0 Partly Sunny
12/13/06 0730-1030 55-58 NE 10-15 Sunny
12/14/06 0800-1030 57 - 59 NE 5 -10 Rainv
A slow pace along transects was maintained, stopping every few minutes to look
and listen for movement or calls of any animal. Indirect evidence such as
rootings, scrape marks, nests, cavities, burrows, tracks and scat were looked for
and duly noted.
III. RESULTS AND DISCUSSION
A list of species that would be expected to occur on the subject site can be given
through analysis of known vegetative communities both on-site and contiguous to
the site and available background data. Sources include the Fish and Wildlife
Service Multi Species Recovery Plan, Part 2, Appendix C, Species of Concern
and their Respective Community Types in South Florida, in addition to
communication with personnel at state and federal wildlife agencies.
Vegetative communities are presented by FLUCFCS code with numbers in
accordance with the supporting map together with potential wildlife species.
Consideration of the suitability and likelihood for a given community to support a
particular species is given in light of adjacent and contiguous land uses.
Abbreviations used in the discussion are as follows;
F = Federal
S = State
E ~ Endangered
T = Threatened
SSC = Florida Species of Special Concern
C = Federal Candidate
*= FWS Species of Management Concern
R ~ Rare
Page 2 of4
Wilson Boulevard Commercial SubDistrict
SEC 27, TWP 48S, RNG 27E. Collier COWlty, FL
Text Revised Jlffie 5, 2009
FLUCFCS CODE 411: Slash Pine Flatwoods - Canopy of southern slash pine
with scattered wax myrtle and bmzilian pepper in the
midstory. Groundcover is graminoid.
Appendix C lists the following potential species within the community type Mesic
Pine Flatwoods; Florida Weasel (Mustela frenaata peninsulae, R), Big Cypress
Fox Squirrel (Sciurus niger avicennia. *), Florida Black bear (Ursus americanus
jloridanus. FC, ST), Florida Panther (Puma concolor coryi, FE, SE), White Ibis
(Eudocimus albus. SSC), American Kestrel (Falco sparverius paulus. *, ST),
Sandhill crane (Crus canadensis pratensis, ST), Bald eagle (Haliaetus
leucocephalus. FT. ST), Red cockaded woodpecker (Picoides borealis, FE, ST),
Audubons crested caracara (Polyborus plancus audubinii, FT, ST), Eastern Indigo
snake (Drymarchon cora is couperi, FT, ST), Gopher tortoise (Copherus
polyphemus, ST), Eastern Beard grass skipper (Atryone arogos arogos, *).
Of the above species, the Big Cypress Fox Squirrel, Kestrel, and Gopher Tortoise
are the most likely to be found on this property due to its location and existing
conditions. Typical habitat required by the Big Cypress Fox Squirrel consists of
mature open slash pine adjacent to cypress forests. The majority of the property
does consist of pine and cypress habitats. Kestrels could forage in the open
disturbed area, and gopher tortoises are present in disturbed and pine flatwood
areas. The property is also within the USFWS panther consultation area and any
development that takes place on the site will need to address potential impacts to
the Florida Panther due to habitat loss and traffic increases.
FLUCFCS CODE 621: Cypress - Canopy of Cypress with scattered Brazilian
pepper in the midstory.
Listed species potentially observed within this classification include the
following: Ivory Billed Woodpecker (Campephilus principalis. FE. SE) and
Wood Stork (Mycteria arnericana FE). No sightings of the Ivory Billed
Woodpecker have been verified on the US mainland in recent years except for a
potential sighting in Arkansas last year. Wood storks are known to forage in near
by Corkscrew Swamp and have been observed in local roadside swales though
none have been observed on this property
FLUFCS CODES 740: Disturbed Land - Graminoid rudeml weedy vegetation
throughout with very scattered southern slash pine and cabbage palm trees.
. Wildlife utilization in this area is as listed above.
Page 3 of 4
Wilson Boulevard Commercial SubDistrict
SEC 27, TWP 48S, RNG 27E, Collier COImty. FL
Text Revised June 5, 2009
A list of all wildlife species observed on the site is provided below.
Common Name (Scientific Name Listing)
ReD tiles
Green Anole (AnoIis carolinensis)
Brown Anole (Anolis sagrei)
Gopher Tortoise (Gopherus polyphemus SSC)
Birds
Red Shoulder hawk (Buteo lineatus)
Mocking Birds (Polygloottos)
Vultures (Coragyps atratus)
Unidentified Warblers (Dendroica spp.)
Red Belly Woodpecker (Melanerpes carolinus)
Cardinals (Cardinalis Cardinalis)
Crows (Corvus brachyrhynchos)
Mammals
White Tailed deer (Odocoileus virginianus)
Gray Squirrel (Sciurus Carolinensis)
Raccoon (Tracks) (Procyon lotor)
Opossum (Tracks) (Didelphis virginiana)
Armadillo (Tracks) (Dasypus novemcinctus)
Feral Cat (Tracks) (Felis silvestris catus)
Feral Dog (Canis lupus spp.)
III. SUMMARY
The property does have the potential to support a few listed species, as well as a
host of non-listed resident and transient species. Gopher tortoises were observed
during surveying of the site. Based on the burrow activity it was estimated that
three or four tortoises are present. Any proposed development activity will be
required to provide sufficient space on site to accommodate these tortoises or a
suitable offsite relocation area will need to be found. Proper management of an
on site preserve may maintain an area of continued use to local resident species
though off-site relocation of the tortoises may be more beneficial to the
maintenance of a viable population.
Because of the existence of gopher tortoise utilization of the property and the
location of the property within the USFWS panther consultation zone, Habitat
Management ptans will need to be coordinated with FFWCC and the USFWS. A
gopher tortoise management plan will also be required. The plan or plans will be
provided as the details are coordinated and finalized with the relevant agencies.
Page 4 of 4
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fl.OIUDA DEPARTMENT OFSTi\TE
S\le M. Cobb
Sec.etary of State
OlVIsIC>N" OF HtSTORICAL RESOURCijS
December 18. 2006
lefl'R!>3ers
Turrell at Associates, Inc.
3584 Exchange Ave., St<:. B
Naples, FL 34104
Fax; 239-643-6632
In respolllle I!> ~!>ur Inquiry <>fElecember 14, 2006, the Florida Master S.ite File Iis.s no preYlously recorded
archacol!>,;c.1 site., one historic bridge and n!> standing struCllil'Cg in the foll!>wing parcel of Collier County:
T 485, R.27E, Section 27
In intllrpretitls tlte r8$lllts of our selll'\lh, plllllJlI rl'meni~rthe foUowingpoinl.l;:
. Areal wille" bave Dot been eoJ:Qplet,ely sul"\l8)'!ld, slleb as yours, may eODtllja
Ulll'eCt)nled IIrehatll)~ltita or biItl!rl.1 s"~curQll.
. Wbile many of 0111' ",com retate to blstoneall}' slllllllulltpropcrties, t~e.tl')' of an
al1lbaeolQpalsiJe or.. Jiilltoriealstrlletu~olltheFloridal\lllster Site File does Dot
aeellHaz'i1YIIIOII tUttbecStruCtllrt iI'lipmoltt.
. Slue 'Vllnltalism is eO.III081I1 'Iomta 'sitts, we ask tIlat you Il.dt.the cJi$tributi08 of
loeati/lJli>>.fol"1llatillll OIl.rebawllJal,lI1tltN.
. As yo,. may keow, rll4eralaadsBtelaws "!Claire formalenvirollmea.. review for some
projects. Reeo"d 5eauh~ by tbe ,.a<< of the Florida Master Site File do Qot llGJIsttcute
sueb II review. If your pl'Ojeet falls under then laws, y&U sbould eonta\1t tbe
Complieee Review SedioD of the Bureau of Historie P~"l"\Illtloa at SSO-Z$6333 or
at lbilllldcJress.
If you have any further questions concernin& the Florida Master Site File, please cont$t us as below,
Sine:y~ 0 ~J( I ,.r(V\ ~-
Celeste ~ry v' '(
Arcltaeological Data Analyst,
Florida Master Site File
Division of Histori."l Resources
R. A. Gray Building
500 South Bronough Street
Tallahassee, Florida 32399-0250
Phone: 850-245-6440
Fax: 850-245.6439
l..mail: sirefiJ~dos..tilte.f1.IJ.
Web: hn:p:l1fJberif4P't:om(preserviltJon
SDD S. BroDllUlh SCreet . Tall.hu..... FL 3%199.0250 . http://www.Oherltage.com
o DIIo<IIII'. Olfk. ::J '-Ioskal_...h OHlIto>k p...mIOtIon 0 Hlttoritol Mv.."..,,,
(tISO) 245-6300 . FAX: 21!Hi435 (850):us.6M4 . FAX,'!A5-6l'6 (a50) 2_33 . F AK 24S-6t37 (S50) 245-6>100 . FAX: 1AU4M
o h1....och lloSkllllI Olflet 0 S. AlIlI'D1b,.l\tsfonal 0llI.. CI TUlIp, lIe......lo/lic.
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Page 10f3
EXHIBIT - V.E.
PUBLIC FACILITIES
Public Facility Evaluations
This evaluation is in response to question V.E. of the application for a request to amend
the Collier County Growth Management Plan.
Potable Water: The subject property lies within the Orangetree service area. The
Collier County potable water sub-element to the Public Facility Element to the GMP
advises that water and sewer facilities can be provided from the Orangetree utility
facilities under special agreement. Notwithstanding concurrency requirements, it is
understood that water transmission lines may be extended from a public source to and
into the subject property and level of service standards remain the function of
government in response to any concurrency condition that mayor may not be applicable
at the time an application is made for a final development order. (See Exhibit V.E.la)
Demand Analysis: There is currently no public water service to the site. Water service
in this area of the County is generally provided by private wells given the rural estates
limitation of density and the goals of the G.G.A.M.P. More than likely, water and sewer
services will be accomplished by private systems. The County has no immediate plans to
expand its service boundary to include this property. It is anticipated that the proposed
40,000sf of commercial development would require a demand of approximately 7,200
gpd to 12,000 gpd based on 120% of projected sewer demand of 0.15gpd/sf for office
development and estimated 0.25 gpd/sf for retail space. A final estimate of demand for
ultimate uses will be made when the mix of retail and office uses is determined. In
addition to the domestic water service demand, an on-site well would need sufficient
capacity to meet fire service requirements as determined by the Collier County Fire
District.
Sewer Service: While currently the subject property cannot be served with a public
sanitary sewer system, the Collier County Waste Water Master Plan provides for sanitary
sewer service extending from the Orangetree utility system west to proposed
developments along Immokalee Road. However, the most likely development scenario
in the short run is for a private sewer system. Notwithstanding concurrency
requirements, it is understood that sanitary sewer collection lines may be extended from a
public source to and into the subject property and level of service standards remain the
function of government in response to any concurrency condition that mayor may not be
applicable at the time an application is made for a final development order.
(See Exhibit V.E.lb)
i'\F;rojeds\80lNiOlJ8!J\200SSulfic/${lr;;fb!)!bi/VE2!.109.(!oc
CP-2007-01 Wilson Boulevard Commercial Subdistrict
June 2009
Page 2 of3
Demand Analvsis: There is currently no public sewer service to the site. Sewer service
in this area of the County is provided by on-site septic systems. The County has no
immediate plans to expand its service boundary to include this property. Based on an
anticipated flow requirement of 0.15gpd/sf for office space and an estimated 0.25 gpd/sf
for retail space, the required capacity of an on-site septic system would be approximately
6,000 to 10,000 gpd depending upon the final mix of business activities. On-site systems
with required capacities in excess of 5,000 gpd will require approval by the Florida
Department of Environment Protection (FDEP).
Arterial & Collector Roads: The subject property lies on the southeast comer of
Immokalee Road and Wilson Boulevard. Immokalee road (CR 846) is classified as a
Principal Arterial Road (urban & rural) and was recently expanded to six lanes from the
west to Wilson Boulevard. Immokalee Road operates at LOS B.
Wilson Boulevard is classified as a Rural Minor Collector. Wilson Boulevard is not
currently on the LOS assessment 1 ist as it is not an arterial street. In any event, as a
function of any subsequent rezoning action, further analysis of traffic impacts and a
finding of concurrency will be required.
(See Exhibit V.E.lc - Traffic Impact Study (TIS))
Drainal!e: Drainage will be governed by SFWMD and/or Collier County. Drainage
from the subject property will discharge directly into BCB maintained channel CCB-OO.
The property is within the Corkscrew Canal Basin and has a maximum allowable
discharge of O.l5-cfs/acre. Project designs will be consistent with SFWMD rules and
regulations that assure controlled accommodation of storm water events by both on-site
and off-site improvements. At the scale commensurate with the size of the subject
property, site related drainage requirements are invoked at the time of deyelopment via
the Site Development Approval process. Collier County regulations require on-site
retention for a 25-year, 3-day storm event, which has to be designed into the project
master plan. Impervious area will not exceed two acres. This is unlikely to have any
impact on adjoining property except under extreme rainfall conditions commensurate
with a 100- year storm event.
Solid Waste: Solid waste is handled by Waste Management of Collier County under
agreement with Collier County. No capacity issues exist at this time and no related LOS
will be abridged by this development under the current concurrency conditions. A
finding of concurrency with LOS requirements for waste disposal at the time of rezoning
will be required as a condition of any approval.
Demand Analysis-Solid waste generation estimates are shown in the table below. The
estimates are based on the criteria published in the State of Florida, Department of
;ii)rcj(iU.~1{jO!,~(J")8B[;\2iiOg SlIifir,enco',Exliibi/ VE 2UQ9.rloc
CP-2007-0l Wilson Boulevard Commercial Subdistrict
June 2009
Page3 of 3
Environmental Regulation Solid Waste Management and Recovery Technical Assistance
Handbook.
SOLID WASTE
PHASE CUBIC YARDS TONSIDA Y
Current zoning 0.12 N/A
2 dwelling units
Project as developed 12.3 3.69
TOTAL 12.3 3.69
.,---
Cntena:
Residential @ 81b I unit I day
Commercial-Retail/Services/Offices@4 Ib /100 square feet
Ratio's: One (1) cubic yard ~130 pounds
0.3 tons = 1.0 cubic yards.
Parks: Commnnitv and Rel!ional: This evaluation is not applicable to non-residential
projects.
Schools: Inasmuch as the proposed subdistrict does not provide for any residential
development there will be no impact on school facilities.
Fire Protection: The subject property lies within the Big Corkscrew Island Fire District.
A fire station is located less than one-half mile east of the property on the south side of
Immokalee Road. There is no indication of a LOS deficiency associated with the fire
district.
Emerl!encY Medical Services: Emergency medical services are provided by the Big
Corkscrew Island fire district from the station that is located less than one-half mile ofthe
property on the south side of Immokalee Road. There is no indication of a LOS
deficiency associated with the County's ability to provide this service.
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COMPREHENSIVE PLAN LEVEL
TRAFFIC IMPACT STATEMENT
WILSON BLVD COMMERCIAL SUBDISTRICT
APRIL IS, 2005 Revised December 28. 2006 Updated June 18, 2009
Updated August 17, 2009
Immokalee Road & Wilson Boulevard
Collier County, Florida
Prepared For;
Mr. & Mrs.lsmael Gonzalez
Prepared By:
VanasseDaylor
Job # 80886.05 I W5E # 2090287
12730 New Brittany Boulevard, luit. 600, Fort Mye", Florida 33907 T 239.437.4601 F 239.437.4636 w vanday.com
STATEMENT OF CERTIFICATION
I certify that this TRAFFIC IMPACT STATEMENT has been prepared by me or under my
immediate supervision and that I have experience and training in the field of Traffic and
Transportation Engineering.
~~~
John R. Musser, P.E.
Florida Registration #31285
VanasseDaylor
12730 New Brittany Boulevard, Suite 600
Fort Myers, Florida 33907
(239) 437-4601
Collaborator
Marc A. Cioffi, E.l.
Wilson Blvd Commercial Subdistrict
Statement of Certiflcation
-
Wilson Blvd.
Commerical Subdistrict
Location Map - Exhibit 1
Aerial Photo Date: Jan. 2007
Date: 06-05-09
Ferguson law Group, LLC
4625 Bonita Beach Road
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Sources: Collier County PA & Aerials Express
It is the end user's responsibility to verify the data contained hereon.
ProjectNumber:80886f2090287
FILE: \\vanday_nas1\gis\Projects\800\808\80866\Exhibits\80886_LMOO.mxd
ApPENDIX
A Collier County 2006 thru 2008 AUlR's - excerpts
B Projeaed Collier County Deficient Roads FY 2008/2009 - 2012/2013 Map
C Collier 2025 Funaional Classification Map
o Correspondence (rom john Podczerwinsky o( Collier County Transportation Planning
E FTE Traffic Count Dato
F Background Traffic Volume Projections
G Collier County 2008 Average Daily Traffic Counts - excerpts
H FOOT Standard Index 30 I
I SYNCHR()@ 6.0 Analyses
Wilson Boulevard Commercial Subdistrict
Appendix
Table of Contents
EXECUIlVESUMMARY................................................................................................................................................1
CONCLUSIONS AND RECOMMENDA TtONS .................................................................................................................. 1
PROI'QSEDDEVELOPMENf.........................................................................................................................................2
EXISTING AND PROPOSED LAND USE ........................................................................................................................2
PROJECIED~...................................................................................................................................................2
TRIP GENERA TION ............................................................................................................................................... 2
TRIP DISTRIBUTION AND ASSIGNMENT ....................................... .................................................................. 3
SIGNIFICANCE TEST .... ............................ ............... ............ .................... ............... ....... ............... .............. ....... ......... 4
EXISIINGalNDIIlONS ................................................................................................................................................5
STUDY AREA ............................................................................... ..........................................................................5
EXISTING GEOMETRIC CONDITIONS.............................................. ................................................................. 6
COMMITTED & PLANNED ROADWAY IMPROVEMENTS .............................................................................6
EXISIlNGANDPROJECJEDlRAFFICVOLUMES..............,.........................................................................................6
EXISTING AND PROJECTED BACKGROUND TRAFFIC VOLUMES .............................................................6
ANALYSES.....................................................................................................................................................................8
LINK SERVICE LEVELS ....................................................................................................................................... 8
UNSIGNALIZED INTERSECTION ANAL YSIS ................................................................................................... 9
SIGNALIZED INTERSECTION ANAL YSIS......................................................................................................... 9
TuRN LANE ANALYSIS .......... .................................................................................................................................. 10
<X>NCLUSIONSANDRECOMMENDAllONS...............................................................................................................11
IMPROVEMENTS TO ACCOMMODATE NON SITE-GENERATED TRAFFIC ............................................. I 1
IMPROVEMENTS TO ACCOMMODATE SITE-GENERATED TRAFFIC....................................................... 12
List of Figures
Figure I
Figure 2
Figure 3
Figure 4
Figure 5
Figure 6
Figure 7
Figure 8
Location Map
Site-generated Trip Distribution
PM Peak Hour Primary Site-generated Trip Assignment
PM Peak Hour Pass-by Trips
PM Peak Hour Background Traffic at Buildout 2016
PM Peak Hour Total Traffic at Buildout 2016
Existing Lane Configuration and Turn Lane Lengths
Lane Configuration and Turn Lane Lengths for BKGD and Total Traffic
List of Tables
Table 1
Table 2
Table 3
Table 4
Table 5
Table 6
Table 7
Appendix
Site-generated Trip Estimate
Site-generated Trip Distribution & Assignment
Significance Test
Link-specific Background Traffic Data
Projected Growth Rate and Background Traffic Volumes
Link LOS Results
Intersection LOS Results
Wilson Blvd Commercial Subdistrict
Table of Contents
exECUTIVE SUMMARY
VanasseDaylor is providing this Traffic Impact Statement (TIS) for the Wilson Boulevard
Commercial Subdistrict Development. The purpose of this study is to provide Collier County
with sufficient information to assure that traffic-related impacts are anticipated and that effective
mitigation measures are identified for the proposed Comprehensive Plan Amendment.
The Wilson Boulevard Commercial Subdistrict Development is located on the southeast corner
of the Immokalee Road (CR 846) & Wilson Boulevard (CR 888) intersection in northern Collier
County (see Figure 1). The proposed Wilson Boulevard Commercial Subdistrict Development
may consist of up to 40,000 sq ft of commercia] uses on a 5.l7-acre parcel. Only one access is
expected/or the site, consisting 0/ one fitl/-movement access on Wilson Boulevard.
This is an updated TIS in response to comments made by Collier County Transportation
Planning review staff in a letter from the Comprehensive Planning Department received August
4, 2009.
CONCLUSIONS AND RECOMMENDATIONS
The westbound left and northbound right turn lanes at the lmmokalee Road & Wilson Boulevard
intersection will require additional length in order to accommodate Buildout year 2016
background traffic conditions. No other roadway or intersection improvements were identified
as being needed in order to accommodate the background traffic.
The westbound left lane at the lmmokalee Road & Wilson Boulevard intersection will require
additional extension beyond the background improvements in order to accommodate Buildout
year 2016 total traffic conditions. No additional roadway or intersection improvements were
identified as being needed in order to accommodate the site-generated traffic.
The developer proposes to pay the appropriate Collier County Road Impact Fee as building
permits are issued for the proposed project.
Wilson Blvd Commercial Subdistrict
O:\Gonzalez\Wil50fl Blyd Commercial Subdiurid:\Docs\Traffic\20902813P T1S_0114.doc
PROPOSED DEVELOPMENT
EXISTING AND PROPOSED LAND USE
The Wilson Boulevard Commercial Subdistrict Development is located on the southeast corner
of the Immokalee Road (CR 846) & Wilson Boulevard (CR 888) intersection in northern Collier
County (see Exhibit I). The proposed Wilson Boulevard Commercial Subdistrict Development
may consist of up to 40,000 sq ft of commercial uses on a 5.l7-acre parcel, consisting of 40,000
sq ft of shopping center. Two single-family residential dwelling units currently occupy the site.
Due to the Class 3 Arterial classification of Immokalee Road, only one access is expected for the
site, consisting of one full-movement access on Wilson Boulevard approximately 600 ft south of
Immokalee Road.
The development will likely be completed before the 2014 Peak Season which falls in line with
the County mandated 5-year planning horizon. However, for this project, the Collier County
Transportation Planning Department suggested a 7-year planning horizon be used; therefore, for
purposes of this evaluation, a planning horizon year of20l6 was assumed.
This application is for a Comprehensive Plan Amendment approval.
PROJECTED TRAFFIC
TRIP GENERATION
The potential number of site-generated trips was estimated using rates from the Institute of
Transportation Engineers' Trio Generation (8th Edition) and the previously presented land
development program.
The following trip generation formulas were used:
Shopping Center (LU 820):
ADT: Ln (T) = 0.65 Ln (X) + 5.83
AM Peak Hour: Ln (T) = 0.59 Ln (X) + 2.32
PM Peak Hour: Ln (T) = 0.67 Ln (X) + 3.37
PASS-BY: Ln (T) = -0.29 Ln (X) + 5.00
An 86 vph pass-by deduction was estimated based on the 25% rule derived from the Collier
County TIS Final Guide dated 11-03-2006. A reasonableness check was also conducted to verifY
Wilson Blvd Commercial Subdistrict
2
O:\Gonzal@z\Wilson Blvd Commercial SubdistrKt\Doa\TraffK\2090217_CP TIS_OIM.doc
Pass-by deduction as mentioned in the 10% rule in the FDOT Site Impact Handbook. The two-
way background traffic volumes on Wilson Boulevard and on Immokalee Road were projected to
be 1,300 vph and 3,600 vphfor a total of 4,900 vph (1,300+3,600=4,900) in the PM Peak Hour
(see section "Projected Background and Total Traffic Volumes" for volume sources and
calculation methods). The peak hour volume of Immokalee Road was considered in the pass-by
estimation because the site is within 630 feet of Immokalee Road and is expected to attract pass-
by trips from Immokalee Road. The reasonableness threshold value would be 490 vph based on
this volume. Ten percent of the projected Buildout peak hour volumes (490 vph) is greater than
the estimated pass-by trips (86 vph), so the lesser value will be used to estimate the net new
primary trips. Figure 4 graphically presents the Pass-by deductions. Table 1 summarizes the
trip generation calculations for this development.
Table I
SITE-GENERATED TRIP ESTIMATE
Land Use
AM PEAK PM PEAK
ADT Total Enter Exit Total Enter Exit
Shopping Center (LU 820)
Pass-By Deductian%*
Pass-By Deduaion Adjusted by /0% Ru/e**
40,000 SF
25%
3,743
-56/
90
55
35 344
-86
-490
169 175
-43 -43
-245 -245
Total Trips 40,000 SF 3,/82 90
SS 3S 2SB 126 '32
* Pass-by percentage derived from Collier County TIS Final Guide Dated 11-03-2006
** Peale Hour Poss-by deduction os 10% of8ackground T raflk volume on Wilson &ulevard and Immokalee Road at
2013 8uildout, for Informotion purpose only.
TRIP DISTRIBUTION AND ASSIGNMENT
The traffic generated by the development was assigned to the adjacent roadways using the
information on the area and as directed by Collier County staff. The site-generated trip
distribution is shown in Table 2. Figure 2 presents the trip distribution on the roadway network.
Wilson Blvd Commercial Subdistrict
J
O:\GonzaIeI\Wilson Blvd Commercial Subdistrict\Doa\TrafM2090287_CP TlLOIk4.doc
Table 2
SITE.GENERATED TRIP DISTRIBUTION 8. ASSIGNMENT
AM Peak PM Peak
Percent Total Enter Exit Total Enter Exit
40% 36 22 14 /03 50 53
35% 31 19 12 90 44 46
80% 72 44 28 207 /01 106
20% 18 II 7 5/ 25 26
5% 5 3 2 /3 6 7
Link
Immokalee Rd W of Wilson Blvd
Immokalee Rd E of Wilson Blvd
Wilson Blvd 5 of Immokalee Rd
Wilson Blvd 5 of Site Access
Wilson Blvd N of Immokalee Rd
Figure 3 shows the PM Peak Hour site-generated trip assignment.
SIGNIFICANCE TEST
According to Collier County Land Development Code (LDC) Section 6.02.02 and Collier
County TIS Final Guide Dated 11-03-2006,
"Significantly impacted roadways and intersections are identified based on the following criteria:
a. The proposed project highest peak hour trip generation (net new total trips) based on the peak hour of the
adjacent street traffic will determine the limits of the trip distribution and analysis.
. Trips distributed on links directly accessed by the project where the project traffic by direction is equal to
or exceeds 2% of the peak hour service volume for the adopted LOS standard.
. Trips on one link adjacent to the link directly accessed by the project where the project traffic by
direction is equal to or greater than 2% the peak hour service volume for the adopted LOS standard.
. Trips on all subsequent links where the project traffic by direction is equal to or greater than 3% the peak
hour service volume for the adopted LOS standard.
b. Major intersections (signalized and/or unsignalized intersections of major roadways as determined during
methodology meeting) that are part of the significantly impacted roadways, major intersections that are within
1,320 feet of the site access, and all site-access intersections are considered significantly impacted.
c. With the Traffic Study Report, the applicant. on a separate page, shall provide a list and number of the
intersections studied for the purpose of establishing the review fee per the fee schedule as outlined in
EXHIBIT "A".
d. Any intersection or link which may be adversely impacted as identified by the County at the methodology
meeting based on the size and degree of the project that may, at the county's discretion, be included for
analysis in the Significantly Impacted Roadway/Intersection Network"
In other words, a project will have a significant and adverse impact on a state or regionally
significant roadway only if both of the following criteria are met: (I) the project will utilize 2
percent or more of the maximum peak hour service volume at the adopted level of service
Wilson Blvd Commer-cial Subdistrict
4
O:\Gonz;dez\W~ion Blvd Commercial Subdislrict\00u\Traffic\20fl12813P TlLOIR4.dlK
standard for the adjacent and next to adjacent link, 3 percent for the other links; and (2) the
roadway is projected to operate below the adopted level of service standard.
Significance was estimated according to Collier County's 2/2/3 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 the Appendix. The analyses were conducted using
weekday PM Peak Hour assigned trips. Table 3 presents the significance test analyses for the
adjacent roadway network.
Table 3
SIGNIFICANCE TEST
Site Site as pct of
Link SF MAX Trips SF MAX
Immokalee Rd W of Wilson Blvd 3,790 53 1.4%
Immokalee Rd E of Wilson Blvd 3,670 46 1.3%
Wi/son Blvd S of Immokalee Rd I 920 106 /1.5%
Wilson Blvd S of Site Access 1 920 26 2.8%
Wilson Blvd N of Immokalee Rd' 920 7 0.8%
I SF""", for Wilson Blvd raken from Collier County 2007 AUIR.
The analysis clearly shows that the proposed Wilson Boulevard Commercial Subdistrict
Development site-generated trip estimates are less than the 3% on both Immokalee Road and
Wilson Boulevard, indicating that the development will not significantly impact the adjacent
roadway network. The analyses also clearly show that evaluation of operations at the Immokalee
Road & Wilson Boulevard intersection is unnecessary.
exiSTING CONDITIONS
The description of the existing environment of the site and the surrounding study area, as well as
the committed improvements, provides a basis for the analysis of the build-out alternative that
provides a determination of the proposed project impacts.
STUDY AREA
The project's Area ofInfluence was determined to be Immokalee Road east and west ofWi}son
Boulevard.
Wilson 81vd Commercial Subdistrict
5
O:\Gonzalez\Wilson BI'Id Commercial Subdislrid\Docs\Tl'ilffic\2090181_CP T1S_0Il4.doc
EXISTING GEOMETRIC CONDITIONS
Immokalee Road (CR 846)
Immokalee Road in the study area is an east-west Class 3 Arterial under county jurisdiction. CR
846 has a speed limit of 45 mph. It is a six-lane divided highway that connects lmmokalee and
Ave Maria to western Collier County.
Wilson Boulevard
Wilson Boulevard in the study area is a north-south local road under county jurisdiction. Wilson
Boulevard has a speed limit of 45 mph.
COMMITTED & PLANNED ROADWAY IMPROVEMENTS
With the recent completion of the six-lane widening ofImmokalee Road from CR95 I (Collier
Boulevard) to CR 858 (Oil Well Road) there are no additional improvements scheduled or
expected along lmmokalee Road within the project area
Collier County staff noted in the sufficiency comments received October 12, 2006 that Wilson
Boulevard was a planned expansion project. Currently shown in the 5 year CIE as being in the
ROW acquisition phase over the next 5 years, this "planned" widening has been identified in the
2008 AUIR with the first monies to be spent on this project in FY 201 J. However due to the
recent downturn for the economy and traffic volumes, Wilson Boulevard widening may not be
considered as a committed improvement. Therefore, it was conservatively presumed that Wilson
Boulevard would remain a two-lane two-way road until after completion of the project.
No further committed improvements in the study area were found,
ExiSTING AND PROJECTED TRAFFIC VOLUMES
EXISTING AND PROJECTED BACKGROUND TRAFFIC VOLUMES
VanasseDaylor reviewed ayailable 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 lmmokalee Road were provided by the Collier County Transportation
Department. These link volumes consisted of recorded 2008 directional Peak Hour volumes and
"banked" trips that were assigned to the links for previously approved developments (see
Appendix Collier County 2008 Annual Update Inventorv Report dated 8/13/2008). This is the
Wilson Blvd Commercial Subdistrict
6
O:\GooUlltz\Wilson Blvd (ommmial Subdistricl\Docs\TnlffKU09028'-CP m_OIR4.dot
methodology that is currently in use by Collier County for tracking the ayailability of reserve
capacity on specific roadway links as part of their concurrency management efforts. Table 4
presents the link-specific background traffic data.
Table 4
LINK-SPECIFIC BACKGROUND TRAFFIC DATA
Taken from Collier County 2008 AUIR
LINK
Immokalee Rd
Immokalee Rd
Wilson Blvd'
FROM
Collier Blvd
Wilson Blvd
N. of Immokalee Rd
TO
Wilson Blvd
Oil Well Road
Golden Gate Blvd
~
3,790
3,670
920
JANES
6
6
2
~ DPK HR
STD VOL
E 1,401
E 1,597
D 610
TRIP IQL
BANK VOL REM CAP
418 1,819 1,971
312 1,909 1,761
120 730 190
I Wilson Blvd data taken from the Collier County 2007 AUIR
Growth projections were computed using the Collier County 2007 and 2008 AUIR reports.
Growth rates were calculated and applied to the directional peak hour volumes from Table 4 to
estimate 2016 projected volumes. The results are shown in Table 5. It should be noted that the
projected directional peak hour volumes shown in Table 5 were be based on the directional peak
hour volumes from Table 4 and not from the Total volumes from the same table. This was done
for consistency with the assumption that historical growth rate trends are based in part on the
absorption of new development over time. Since Wilson Boulevard data is not available in the
2008 AUIR, the growth rate was calculated from the directional peak hour traffic volumes from
the 2006 and 2007 AUIR's. The Appendix contains copies of the applicable data used.
Table 5
PROJECTED GROWTH RATE AND BACKGROUND TRAFFIC VOLUMES
Dir PK HR Vol Caulcated Assumed REM Pctof
~ FROM TO ~ = 2008 Growth Rate li""""-!lil< 200' 2016 CAPY CAPY CAPY
Immokalc:e Rd Collier Blvd Wilson Blvd -- 1,580 1.-401 .11.33% 2.0% 1.429 1,641 3,790 2.149 57%
lmmokalee Rd Wilson Blvd Oil Wen Road -- 1,570 1,597 1.72% 2.0% 1.629 1.871 3.670 1,7'19 49%
Wilson Blvdl N. of Immokalee Rd Golden Gate Blvd 680 610 N1A -10.29% 2.0% 63S 729 920 191 21%
I Wibon Blvd dat;l not il~;lable in the Collier County 2008 A1UR, therefore 2006 AUIR dati was used.
A comparison of the findings contained in Tables 4 and 5 indicate that the total Peak Hour
volume (including Bank Trips) in the 2008 AUIR for both sections of lmmokalee Road and the
2007 AUIR for Wilson Boulevard were higher than the growth rate projected volumes.
Therefore, the Peak Hour volumes (including Bank Trips) were used in the Link Level of Service
(LOS) analyses in this report.
Wilson Blvd Commercial Subdistrict
7
O:\Gonzalez\Wilson Blvd Commmial Subdinria\Docs\Traffic\1090287_CP T1LOI~4.do(
Turning moyement counts collected by FTE at the Immokalee Road & Wilson Boulevard
intersection were used to estimate background traffic turning movement percentages. The
projected peak hour approach volumes were multiplied by these proportions to derive projected
intersection turning movement volumes. These volumes were used in the intersection capacity
analyses, The Appendix contains copies of the turning movement counts and the background
traffic volume projections.
Figures 5 and 6 show the PM Peak Season Peak Hour Background and Total traffic projections
for the Buildout year 2016.
ANALYSES
LINK SERVICE LEVELS
The directional split of new trips was applied to the site-generated traffic volumes to determine
the site-generated vehicle trips assignment. The site-generated vehicle-trip assignments were
added to the background traffic volume networks to determine the Buildout traffic volume
conditions.
Link Levels of Service were evaluated for both Background and Total Traffic conditions. The 10
Month Peak Hour Peak Direction Service Volumes (the Maximum Service FloWfates SFmax) for
Immokalee Road were provided by the Collier County 2008 AUlR. Since Wilson Boulevard data
was not provided in the 2008 AUIR, data from the 2007 AUlR was used. Copies of these data
are contained in the Appendix.
Table 6 presents the Link LOS analytical results. The analysis shows that, based on the growth
rates, neither the background nor total traffic on Wilson Boulevard is projected to exceed the
roadway SF max. Furthermore, the site-generated trips are not projected to be significant under the
assumed conditions. Under Policy 5.1 of the Comprehensive Plan, the basis for denial would be
predicated only for those links that are both significantly and adversely impacted by the site-
generated trips.
Wilson Blvd Commercial Subdistrict
B
O:\Gonzaltz\Wibon 8lvd Conwercial Subdinricl\Docs\TrafflC\1090187_CP TICOIM.doc
Table 6
LINK LOS RESULTS
W/in SF MAX 1
Link BKGD Site Total SEAW( BKGD Total
Immokalee Rd W of Wilson Blvd 1.819 53 1,872 3,790 y y
Immokalee Rd E of Wilson Blvd 1,909 46 1,955 3,670 y y
Wilson Blvd S of Immokalee Rd 730 106 836 920 Y Y
UNSIGNALlZED INTERSECTION ANALYSIS
VanasseDaylor analyzed the unsignalized intersection at the RIIRO accesses to determine the
PM Peak Hour LOS for total traffic conditions using SYNCHRO 6.0@ computer modeling
software. Default Peak Hour and Heavy Vehicle factors were used to adjust the traffic
characteristics. See the Appendix for the SYNCHRO 6.0@ computer printouts.
Table 7 summarizes the unsignalized intersection analysis results. These intersection analyses
indicate that acceptable operations can be expected under Buildout Year total traffic conditions
at the site accesses.
Table 7
INTERSECTION LOS RESULTS
Unsignalized
Intersection
Wilson Rd Access
Mav't
WBUR
LOS/Delay
FI51
The unsignalized intersection analyses indicate that the westbound side-street STOP-controlled
approach is computed to operate poorly. This is not unusual for this traffic control configuration.
The site is not estimated to generate sufficient volumes to warrant a traffic signal. No further
action is needed at this development stage.
SIGNALIZED INTERSECTION ANALYSIS
The Immokalee Road & Wilson Boulevard intersection was analyzed to determine projected
operations. The intersection is signalized and the analyses were completed using SYNCHRO@.
In order to model a conservative case scenario, all traffic entering the site were assigned to the
westbound left and eastbound right turns from Immokalee Road and all exiting trips were
assigned to the northbound left and right turning movements from Wilson Boulevard. Since the
Wilson Blvd Commercial Subdistrict
9
O:\Gonulez\WlIson Blvd Commerual Suidi$lrict\Docs\Traffic\1090181_CP Tn_OIM.doc
site is proposed to be a commercial development only the PM Peak Hour was analyzed. Given
the low site-generated trip assignments, only the Total traffic conditions were evaluated.
The Appendix contains a copy ofthe analysis report. According to that report, the intersection is
projected to operate at LOS C under projected Total traffic conditions, with no turning
movement operating below LOS E.
TURN LANE ANALYSIS
Site access analyses were completed and projected queue lengths (storage lengths) were
determined utilizing SYNCHRO 6.0@ computer modeling software, which is based on the
Highway Capacity Manual (HCM 2000). The purpose of these analyses is to evaluate the
operational characteristics and needs of the site accesses, and to recommend point locations.
The Wilson Boulevard Commercial Subdistrict Development proposes to use one access; a fUll-
movement access will connect to Wilson Boulevard approximately 630 ft south of Immokalee
Road.
According to the Collier County Right-ol-Way Ordinance #2003-37, all accesses on multi-lane
highways shall be furnished with turn lanes. On two-lane highways, left turn lanes must be
provided whenever the left turn lane volume into a development is two percent (2%) of the Level
of Service "c" daily volume or whenever the highest hourly volume of turning movements is 20
vehicles or more. The same ordinance establishes that right turn lanes must be provided
whenever the right turn volume into a development is four percent (4%) of the Level of Service
"c" daily volume or whenever the highest hourly volume of turning movements is 40 vehicles or
more. Based on this information, the Wilson Boulevard access should be provided with a
southbound left turn lane.
In order to provide a safe and comfortable stop maneuver from highway speeds, deceleration
lengths are required. Minimum deceleration lengths including taper must comply with FDOT
Standard Index 301 (see Appendix).
According to the FDOT Index 301, the deceleration lane length for a 45 mph design speed is 185
feet. Since Collier County uses the roadway posted speed as the turn lane design speed, the turn
lane at the site access on Wilson Boulevard should have a I85-foot deceleration lane, in addition
to the applicable storage lanes. The SYNCHRO queuing analyses indicate that a minimal 75 ft
Wilson Blvd Commercial Subdistrict
10
O:\Gon13lu\Wilson BlvdCOIArnen:iaI5ubdinria\Docs\Tralfic\2090281_CPTILOIA4.doc
storage lane will be adequate for the proposed left turn lane on Wilson Boulevard (185 + 75 =
260 ft total).
A review of the turn lane lengths for 2016 background traffic conditions reveal that the
westbound left and northbound right turn lanes will be inadequate to handle background traffic.
The eastbound left turn lane should be extended at least 125 ft for a total of 665 ft (540 + 125 =
665 ft total). The northbound right turn lane should be extended at least 275 ft for a total of 625
ft (350 + 275 = 625 ft total); however the extended length will be limited to 575 ft due to the
proximity of the proposed site access road approximately 600 to 630ft south of lmmokalee Road.
Under 2016 total traffic conditions, the same westbound left and northbound right turn lanes are
inadequate to handle total traffic. The eastbound left turn lane should be further extended 110ft
for a total of 775 ft (665 + 110 = 775 ft total). The northbound right turn lane should also be
extended fUrther however the location of the proposed site access will not allow for additional
length.
Figures 7 and 8 show existing and projected lane configurations and turn lane lengths of of the
studied intersections.
CONCLUSIONS AND RECOMMENDATIONS
Because many of the analyses were addressed in a previous section, this improvement analysis
section will be limited in scope to a conclusive narrative.
IMPROVEMENTS TO ACCOMMODATE NON SITE.GENERATED
TRAFFIC
The following improvements at the lmmokalee Road & Wilson Boulevard intersection have been
identified in order to accommodate 2016 background traffic conditions:
· The eastbound left turn lane should be extended at least 125 ft for a total of 665 ft (540
+ 125 = 665ft total).
· The northbound right turn lane should be extended at least 275 ft for a total of 625 ft
(350 + 275 = 625 ft total); however the extended length will be limited to 575 ft due to
Wilson Blvd Commercial Subdistrict
II
O:\Gonulez\Willon Blvd Commercial Subdiuricl\Oecs\Traffic\2090281_CP T1S_0IR4.doc
the proximity of the proposed site access road approximately 600 to 630 ft south of
lmmokalee Road.
No other roadway or intersection improvements were identified as being needed in order to
accommodate the background traffic.
IMPROVEMENTS TO ACCOMMODATE SITE-GENERATED
TRAFFIC
The following improvements at the lmmokalee Road & Wilson Boulevard intersection have been
identified in order to accommodate 2016 total trajjic conditions:
· The eastbound left turn lane should be further extended 110ft for a total of 775 ft (665 +
110 = 775ft total).
· The northbound right turn lane should also be extended further however the location of
the proposed site access will not allow for additional length.
No additional roadway or intersection improvements were identified as being needed in order to
accommodate the site-generated traffic.
The developer proposes to pay the appropriate Collier County Road Impact Fee as building
permits are issued for the proposed project.
Wilson Blvd Commercial Subdistrict
12
O:\G8Ilzalrz\Wil!On BIYd Commertial Subdiitria\Dou\Traffic\lOf0281_CP TIS_OIR4.dot
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06-09-09
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LEGEND:
(XX) * TURN LANE LENGTH IN FT.
FOR BACKGROUND TRAFFIC
XX = TURN LANE LENGTH IN FT.
FOR TOTAL TRAFFIC
J
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W1I8olI BIYd CommIIcIIl Subdl8trlct
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FIGURE 8 EXHIBIT VE1c
""",,
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06-09-09
ApPENDIX
A Collier County 2006 thru 2008 AUIR's - excerpts
B Projeaed Collier County Deficient Roods FY 2008/2009 - 2012/2013 Mop
C Collier 2025 Funaionol Clossification Map
o Correspondence from John Podczerwinsky of Collier County Transportation Planning
E FTE Traffic Count Data
F Background Traffic Volume Projections
G Collier County 2008 Average Daily Traffic Counts - excerpts
H FOOT Stondord Index 301
I SYNCHR()@ 6,0 Anolyses
Wilson Boulevard Commercial Subdistrict
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APPENDIX F
-
PROJECTED BACKGROUND TRAFFIC VOLUMES
Taken from Collier County 2008 Average Daily Traffic Counts
ADT
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1600
PkHR
2008
153
LINK
FROM
IQ
North
K
0.0956
Q
0.55
Wilson Blvd
Immokalee Rd
-
PROJECTED DIRECTIONAL PEAK HOUR VOLUMES
Assumed Dir PK HR Vol
LINK FROM TO D Factor 2008 2.!lli
Immokalee Rd Collier Blvd Wilson Blvd PK 1,401 1,819
0.55
Off-Pk 1,146 1,488
Immokalee Rd Wilson Blvd Oil Well Road PK 1,597 1,909
0.55
Off-Pk 1,307 1,562
Wilson Blvd Golden Gate Blvd Immokalee Rd PK 610 730
Off-PI< 0.55
499 597
Wilson Blvd Immokalee Rd North PI< 84 98
Off-Pk 0.55
69 80
6/16/2009
Dir Pk Hr
2008 2016
84 98
'.'\Prqieds\WSE Pr0jects\209\2087\Trdc\209fJ2B7_CP TlS~01RJ.ns
Wilson Blvd Commercial Subdistrict
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HCM Unsignalized Intersection Capacity Analysis
5: South Access & Wilson Blvd
Timing Plan: 2016 PM
Total Traffic Condtions
of
'-
t
I'"
\. +
}r~\~ ';~II' . ,\i :-;. ',;'1' \,' . -'", ' '" 1, '~'1~ ~ ' .. .
".~;U..j.o"...>;L;;...... ___^ ~ :r~'k../;;'" ,~~".. _~," _ "_.> __. ~ .., c,~~. _ "_._ u_ _ __ _ __'- __ .. _ __ __Clo
Lane Configurations V
Sign Control Stop
Grade 0%
Volume (veh/h) 32
Peak Hour Factor 0.92
Hourly flow rate (vph) 35
Pedestrians
Lane Width (ft)
Walking Speed (fils)
Percent Blockage
Right turn flare (veh)
Median type None
Median storage veh)
Upstream signal (ft)
pX, platoon unblocked
vC, conflicting volume
vC1, stage 1 conf vol
vC2, stage 2 conf vol
vCu, unblocked vol
tC, single (s)
tC, 2 stage (s)
tF (s)
pO queue free %
cM capacity (veh/h)
37
0.92
40
, +
Free
0%
132 694
0.92 0.92
143 754
to
Free
0%
143 588
0.92 0.92
155 639
1701 659
1701 659
6.4 6.2
3.5 3.3
59 66
85 463
656
679
679
4.1
2.2
84
913
Volume Total 190 679
Volume Left 35 0
Volume Right 155 40
cSH 256 1700
Volume to Capacity 0.74 0.40
Queue Length 95th (ft)d) 0
Control Delay (s) 51.0 0.0
Lane LOS F
Approach Delay (s) 51.0 0.0
Approach LOS F
143 754
143 0
o 0
913 1700
0.16 0.44
14 0
9.7 0.0
A
1.5
Average Delay
Intersection Capacity Utilization
Analysis Period (min)
6.3
61.1%
15
ICU Level of Service
B
8/18/2009 Synchro 6.0 Report. Page 1
MAC O:\Gonzalez\Wilson Blvd Commercial Subdistrict\Docs\Traffic\SYNCHRO\2016 PM PK TotaLR4.sy7
Vanasse & Daylor, LLP
Lanes, Volumes, Timings
1: Immokalee Rd & Wilson Blvd
Timing Plan: 2016 PM
Background Traffic Conditions
..J.
-
~
.f
-
,
t
I'
\.
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+
Lane Configurations
Ideal Flow (vphpl)
Storage Length (ft)
Storage Lanes
Total Lost Time (s)
Turning Speed (mph)
Lane Uti I. Factor
Frt
Fit Protected
Satd. Flow (prot)
Fit Permitted
Satd. Flow (perm)
Right Turn on Red
Satd. Flow (RTOR)
Headway Factor
Link Speed (mph)
Link Distance (ft)
Travel Time (s)
Volume (vph)
Peak Hour Factor
Adj. Flow (vph)
Lane Group Flow (vph)
Turn Type
Protected Phases
Permitted Phases
Minimum Split (s)
Total Split (s)
Total Split (%)
Maximum Green (s)
Yellow Time (s)
All-Red Time (s)
Lead/Lag
Lead-Lag Optimize?
Walk Time (s)
Flash Dont Walk (s)
Pedestrian Calls (#/hr)
Act Effct Green (s)
Actuated g/C Ratio
v/c Ratio
Control Delay
Queue Delay
T olaf Delay
LOS
Approach Delay
Approach LOS
Stops (vph)
Fuel Used(gaf)
CO Emissions (g/hr)
NOx Emissions (g/hr)
'i
1900
330
1
4.0
15
1.00
0.950
1770
0.950
1770
1.00
100
0.92
109
109
Prol
7
t+t
1900
."
1900
415
1
4.0
9
1.00
0.850
'i
1900
540
1
4.0
15
1.00
0.950
1770
0.950
1770
1.00
460
0.92
500
500
Prot
3
tt+
1900
."
1900
275
1
4.0
9
1.00
0.850
4.0
0.91
5085 1583
5085 1583
Yes
239
1.00 1.00
30
576
13.1
1490 220
0.92 0.92
1620 239
1620 239
Perm
4
4.0
0.91
5085 1583
5085 1583
Yes
65
1.00 1.00
30
634
14.4
1040 60
0.92 0.92
1130 65
1130 65
Perm
8
4 8
10.5 23.0 23.0 20.0 23.0 23.0
18.9 49.0 49.0 48.0 78.1 78.1
15.8% 40.8% 40.8% 40.0% 65.1% 65.1%
12.9
5.0
1.0
Lead
Yes
14.9
0.12
0.50
57.5
0.0
57.5
E
42.0 42.0 32.0 71.1 71.1
5.0 5.0 5.0 5.0 5.0
2.0 2.0 11.0 2.0 2.0
Lag Lag Lead Lag Lag
Yes Yes Yes Yes Yes
5.0 5.0 5.0 5.0
11.0 11.0 11.0 11.0
0 0 0 0
45.0 45.0 44.0 74.1 74.1
0.38 0.38 0.37 0.62 0.62
0.85 0.32 0.77 0.36 0.06
39.7 4.4 43.0 11.7 2.4
0.0 0.0 0.0 0.0 0.0
39.7 4.4 43.0 11.7 2.4
D A D B A
36.4 20.6
D C
1329 19 400 483 6
26 1 9 10 0
1822 90 595 719 25
355 18 116 140 5
93
2
149
29
1.00
35
656
12.8
30 520 30
0.92 0.92 0.92
33 565 33
87 565 0
pm+ov Perm
2 3 6
266
22.5 20.0 21.5 21.5 21.5
23.0 48.0 23.0 23.0 23.0
19.2% 40.0% 19.2% 19.2% 19.2%
16.5 32.0 17.5 17.5 17.5
4.5 5.0 4.5 4.5 4.5
2.0 11.0 1.0 1.0 1.0
Lead
Yes
'"
4'
1900 1900
0
0
4.0 4.0
15
1.00 1.00
0.970
0 1807
0.787
0 1466
."
1900
350
1
4.0
9
1.00
0.850
4'
1900 1900
0
0
4.0 4.0
15
1.00 1.00
0.971
0 1809
0.803
0 1496
./
."
1900
300
1
4.0
9
1.00
0.850
1583
1583
Yes
33
1.00
30
0.92
33
33
Perm
5.0 5.0 5.0 5.0 5.0
11.0 11.0 11.0 11.0 11.0
0 0 0 0 0
19.0 67.0 19.0 19.0
0.16 0.56 0.16 0.16
0.38 0.64 0.23 0.12
50.5 22.2 47.1 15.3
0.0 0.0 0.0 0.0
50.5 22.2 47.1 15.3
D C D B
26.0 35.2
C D
71 349 44 9
2 7 1 0
121 520 67 17
24 101 13 3
1583
1583
Yes
3
1.00
1.00
1.00
1.00
35
385
7.5
20
0.92
22
55
50
0.92
54
o
Perm
2
22.5
23.0
19.2%
16.5
4.5
2.0
8/18/2009 Synchro 6.0 Report. Page 1
MAC O:\Gonzalez\Wilson Blvd Commercial Subdistrict\Docs\Traffic\SYNCHR0\2016 PM PK Bkgd_R4.sy7
Vanasse & Daylor, LLP
Lanes, Volumes, Timings
1: Immokalee Rd & Wilson Blvd
Timing Plan: 2016 PM
Background Traffic Conditions
.-1
- ..
-("
-
'- ,
t
I'
\.
+
~
l%y;~l'". (l,.llTc ' ' '\l~~':' "'':;' :-,,~t.. il. ': '" >\ \'::,,, "rl;'; \i,-" - ~\j".. ',",-; ~-:" ," ~I~
~,.....o.,,,,,,,_,,,,,~____,,,,~,,,,-,__=-,,,__,,-_ "', .~,._~_....,,__ ....~~"''''''--:L.;.___.~,_~~, ~___.._ _ _
VOC Emissions (g/hr) 35 422 21 138 167 6 28 121 16 4
Dilemma Vehicles (#) 0 0 0 0 0 0 3 0 2 0
Queue Length 50th (ft) 80 417 0 339 147 0 61 285 38 0
Queue Length 95th (ft) 141 482 52 477 175 17 114 409 78 30
Internal Link Dist (ft) 496 554 576 305
Turn Bay Length (ft) 330 415 540 275 350 300
Base Capacity (vph) 220 1907 743 649 3140 1002 232 885 237 278
Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0
Spill back Cap Reductn 0 0 0 0 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0
Reduced v/c Ratio 0.50 0.85 0.32 0.77 0.36 0.06 0.38 0.64 0.23 0.12
Area Type: Other
Cycle Length: 120
Actuated Cycle Length: 120
Offset: 0 (0%), Referenced to phase 2:NBTL and 6:SBTL, Start of Green
Natural Cycle: 90
Control Type: Pretimed
Maximum v/c Ratio: 0.85
Intersection Signal Delay: 28.7 Intersectio~~
Intersection Capacity Utilization 75.3% ICU Level 0 ervi D
Analysis Period (min) 15
1: Immokalee Rd & Wilson Blvd
8/18/2009 Synchro 6.0 Report. Page 2
MAC O:IGonzalezlWilson Blvd Commercial SubdistrictlDocslTrafficlSYNCHR0\2016 PM PK Bkgd_R4.sy7
Vanasse & Daylor, LLP
Lanes, Volumes, Timings
1: Immokalee Rd & Wilson Blvd
Timing Plan: 2016 PM
Total Traffic Condtions
~
..;
-l-"- '-,,\ t ~
IfiiQ~~jip
Lane Configurations l'j ++t 7' l'j t++ 7' 4' 7' 4' 7'
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900
Storage Length (ft) 330 415 540 275 0 350 0 300
Storage Lanes 1 1 1 1 0 1 0 1
Total Lost Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0
Turning Speed (mph) 15 9 15 9 15 9 15 9
Lane Uti!. Factor 1.00 0.91 1.00 1.00 0.91 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Frt 0.850 0.850 0.850 0.850
Fit Protected 0.950 0.950 0.964 0.976
Satd. Flow (prot) 1770 5085 1583 1770 5085 1583 0 1796 1583 0 1818 1583
Fit Permitted 0.950 0.950 0.739 0.722
Satd. Flow (perm) 1770 5085 1583 1770 5085 1583 0 1377 1583 0 1345 1583
Right Turn on Red Yes Yes Yes Yes
Satd. Flow (RTOR) 308 65 2 33
Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Link Speed (mph) 30 30 35 35
Link Distance (ft) 576 634 656 385
Travel Time (s) 13.1 14.4 12.8 7.5
Volume (vph) 100 1478 283 515 1029 60 114 37 580 28 28
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Adj. Flow (vph) 109 1607 308 560 1118 65 124 40 630 30 30
Lane Group Flow (vph) 109 1607 308 560 1118 65 0 164 630 0 60
Turn Type Prot Perm Prot Perm Perm pm+ov Perm
Protected Phases 7 4 3 8 2 3 6
Permitted Phases 4 8 2 2 6 6
Minimum Split (s) 10.5 23.0 23.0 20.0 23.0 23.0 22.5 22.5 20.0 21.5 21.5 21.5
Total Split (s) 18.9 47.0 47.0 49.0 77.1 77.1 24.0 24.0 49.0 24.0 24.0 24.0
Total Split (%) 15.8% 39.2% 39.2% 40.8% 64.3% 64.3% 20.0% 20.0% 40.8% 20.0% 20.0% 20.0%
Maximum Green (s) 12.9 40.0 40.0 33.0 70.1 70.1 17.5 17.5 33.0 18.5 18.5 18.5
Yellow Time (s) 5.0 5.0 5.0 5.0 5.0 5.0 4.5 4.5 5.0 4.5 4.5 4.5
All-Red Time (s) 1.0 2.0 2.0 11.0 2.0 2.0 2.0 2.0 11.0 1.0 1.0 1.0
Lead/Lag Lead Lag Lag Lead Lag Lag Lead
Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes
Walk Time (s) 5.0 5.0 5.0 5.0 5.0 5.0
Flash Dont Walk (s) 11.0 11.0 11.0 11.0 11.0 11.0
Pedestrian Calls (#/hr) 0 0 0 0 0 0
Act Effct Green (s) 14.9 43.0 43.0 45.0 73.1 73.1 20.0
Actuated g/C Ratio 0.12 0.36 0.36 0.38 0.61 0.61 0.17
v/c Ratio 0.50 0.88 0.40 0.84 0.36 0.07 0.71
Control Delay 57.5 43.0 4.6 47.6 12.2 2.5 65.4
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 57.5 43.0 4.6 47.6 12.2 2.5 65.4
LOS E DAD B A E
Approach Delay 37.9 23.2 31.7
Approach LOS Dee
Stops (vph) 93 1333 24 450 487 6 138
Fuel Used(gal) 2 27 2 10 10 0 4
CO Emissions (g/hr) 149 1884 117 700 722 25 263
NOx Emissions (g/hr) 29 366 23 136 140 5 51
5.0
11.0
o
69.0
0.58
0.69
23.0
0.0
23.0
C
402
8
593
115
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8/18/2009 Synchro 6.0 Report. Page 1
MAC O:\Gonzalez\Wilson Blvd Commercial Subdistrict\Docs\Traffic\SYNCHR0\2016 PM PK TotaLR4.sy7
Vanasse & Daylor, LLP
Lanes, Volumes, Timings
1: Immokalee Rd & Wilson Blvd
Timing Plan: 2016 PM
Total Traffic Condtions
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Queue Length 50th (ft) 80 424
Queue Length 95th (ft) 141 490
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Cycle Length: 120
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Offset: 0 (0%), Referenced to phase 2:NBTL and 6:SBTL, Start of Green
Natural Cycle: 90
Control Type: Pretimed
Maximum vlc Ratio: 0.88
Intersection Signal Delay: 31.3
Intersection Capacity Utilization 82.0%
Analysis Period (min) 15
# 95th percentile volume exceeds capacity, queue may be longer.
Queue shown is maximum after two cycles.
Other
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ICU Level 0 ervi E
Splits and Phases: 1: Immokalee Rd & Wilson Blvd
'-t e2
.8
8/18/2009 Synchro 6.0 Report. Page 2
MAC O:IGonzalezlWilson Blvd Commercial SubdistrictlDocslTrafficlSYNCHR0\2016 PM PK TotaLR4.sy7
Vanasse & Daylor, LLP
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Commerical Subdistrict landStapeArchitecture
Existing Services and Daylor Civil Engineering
S lrafficEngineering
Public Facilities Map 0 0.5 1 2 .
. -Miles Environmental Science
Date: 06.09-09 . ~ co""'.... Fl366
Sources: Collier County PA
It is the end user's responsibility to verify the data contained hereon.
EXHIBIT V.E.2
Project Number: 80886f2090287
FilE: \\vandaLnas1\gis\Projecls\800\808\80886\Exhibits\80886-LANDUSEOO.mxd
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Project Number: 80886/2090287
FILE: \\vandaLnas1\gis\Projects\800\808\80886\Exhibits\80886_femaOO.mxd
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EXHIBIT V.F2
12730 New Brittany Boulevard, Suite 600
Fort Myers. Florida 33907
tel: (239) 437-4601 fax: (239) 437-4636
www.vanday.com
Vanasse ~
Daylor
,. ,Vesl~),'I,"SdI'1PSOfl" ('iV' '-"1',
Project 2090287/80886
September 17,2009
Mr. Corby Schmidt, AICP
Principal Planner, Comprehensive Planning Department
Community Development and Environmental Services Division
2800 North Horseshoe Drive
Naples, Florida 34104
RE: CP-2007-01 Wilson Boulevard Commercial Subdistrict
Attendees:
Ron Nino & Jayne Bradbury, VanasseDaylor
Tom Greenwood, Collier County Planner
Mr & Mrs Ismael Gonzalez, Applicant
Nelson Munoz, Applicant's Agent
Bruce Anderson, Roetzel & Andress, Attorney of Record
Tim Nance, Golden Gate Estates Area Civic Association
Perla Angulo, Citizen
NIM Proceedings Summary: Neighborhood Informational Meeting held September 16,
2009 at the Big Corkscrew Island Fire Administration Center.
The meeting was called to order at 5:35 P.M. by Mr. Ron Nino of VanasseDaylor, the
planner representing the applicant Mr. & Mrs. Ismael Gonzalez. Mr. Nino turned the
meeting over to Collier County Planner Tom Greenwood, who was substituting for Mr.
Corby Schmidt. Mr. Greenwood explained that the applicant has applied for a Growth
Management Plan Amendment, CP-2007-01, that is the subject of this meeting.
Mr. Greenwood explained that the Neighborhood Information Meeting (NIM) is the first
official public meeting for this application, The transmittal hearings have been set for the
Collier County Planning Commission on October 19, 2009, followed by the Board of
County Commissioners' on January 19,2010. After those meetings, the application will
be transmitted to the Department of Community Affairs for approval. Adoption hearings
will be held sometime in the summer of2010.
Mr. Nino advised that he, together with Mr. Bruce Anderson of Roetzel & Andress, as
attorney of record, represent the applicant and the application that is the matter to be
reviewed this evening by those present. Mr. Tim Nance of the Golden Gate Estates Area
Civic Association was asked to comment on the Civic Associations thoughts on the
proposed project. Mr. Nance stated that Mr. Nino and Mr. Anderson, on two occasions,
have discussed the project at the Civic Associations' meetings. The Civic Association,
whose concern is for the citizens of the Golden Gate Estates Area, requests to be kept
-
-
advised, as well as the neighbors, as the property is developed to ensure there is no
conflict with the citizens. Since there are no immediate adjacent neighbors to the
property, the Association does not have any objections. Mr. Nance made note of the
right-of-way issue for Wilson Blvd which Collier County Transportation will oversee.
Mr. Nino stated that we had sent out a 37 letters with a survey attached and a stamped
self-address envelope to the surrounding neighbors asking if they had any objections to
the application. We received 8 responses with only one response expressing concern
about how this would affect his property value.
At this point, one citizen arrived, Ms Perla Angulo of 3780 31 st Ave NE. Ms. Angulo has
a hearing problem and since her name did not appear on the list of adjacent neighbors, we
were unable to discern whether she was there for the Wilson Blvd application or had
meant to attend the Randall Blvd application meeting which was held the previous
evening. (Note: Ms. Angulo lives near Oil Well Rd beyond Everglades Blvd).
Nevertheless, Mr. Nino explained the application and the purpose of this public meeting.
There were no objections to the application.
A discussion followed when Mr. Greenwood asked a few questions pertaining to the
development criteria. Although, Mr. Corby Schmidt is the planner of record for the
County and will be making a report to the CCPC, Mr. Greenwood expressed some
personal observations he had concerning the product that will emanate from development
if the CP Amendment is approved. He would like to see in the application more
specificity dealing with the architectural theme and some of the uses available within C 1-
C3 such as, drinking establishments, drive-thru restaurants and hours of operation. Mr.
Nance concurred, also suggesting some kind of statement of architecture and notable
exception to uses CI-C3 that will likely be the focus of the CCPC's deliberations. Mr.
Anderson explained that those issues should and will be handled at the time of rezoning
not at the Comprehensive Plan stage. Mr. Nino stated specific building plans or types of
establishments for the property have not been entertained as yet.
Wi!h no further discussion coming forward the meeting was adjourned at 6.10 PM.
R< ~'rbm;'" by,
-nNino, A~
Senior Planner
cc: Bruce Anderson, Roetzel & Andress
Ismael Gonzalez
Nelson Munoz
0: \Gon=ale=\ Wilson B/vdCommercial Subdistricl\Docs\NlMWIM 2009WIM Summary.doc
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Exhibit V.D.S/Title Page
""""""""""""""""""""""""""""""""
Market-Conditions Study
""""""""""""""""""""""""""""""""
Wilson Boulevard Commercial Sub-District
Growth Management Plan Amendment
Prepared For:
Vanasse Daylor
Suite 600
12730 New Brittany Boulevard
Fort Myers, Florida 33907
Prepared By:
Fraser &: Mohlke Associates, Inc.
Post Office Box 2312
Naples, Florida 34106-2312
August 19, 2009
Exhibit V.D.S/Table of Contents
Wilson Boulevard Commercial Sub-District
Growth Management Plan Amendment
Market-Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
S. Appendix
Wilson Blvd.
Commerical Subdistrict
T AZ Exhibit
Aerial Photo Date: Jan. 2007
Date: 06-01-09
Ferguson Law Group, llC
4625 Bonita Beach Road
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Bonita Springs, Fl 34135
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CiYahginttring
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En,ironmental kienct
Fll66
Sources: Collier County PA & Aerials Express
It is the end user's responsibility to verify the data contained hereon.
Project Number: 80886
FILE \\vanday _ nas1\gis\Projects1800\808\80886\bhibils\80886_ T AZ02 _m~d
Exhibit V.D.5/Forward
FOREWORD
The Market Study that follows is submitted in support of an ordinance establishing
a Wilson Boulevard Commercial Sub-District to be located at the southeast corner of
Immokalee Road/County Road 846 (CR-846) and Wilson Boulevard. The site is 5.1
acres in size with approximately 660 feet of frontage on Wilson Boulevard and 330
feet of frontage on CR-846. It is the intent of the Sub-District to provide commercial
goods and services to the area within a two-mile perimeter surrounding the intersec-
tion of CR-846 and Wilson Boulevard, and to serve passerby traffic emanating from
the area surrounding the Immokalee community and the Town of Ave Maria.
a) The criteria for the Sub-District are as follows:
1. All commercial development is to be in the form of a Planned Unit De-
velopment (PUD).
2. Projects directly abutting Estates zoned property shall provide, at a
minimum, a 75-foot buffer of retained native vegetation with no
parking or water-management uses permitted.
3. A maximum gross floor area of commercial uses shall be limited to
40,000 square feet for uses allowed in C-1, C-2, and C-3, both permit-
ted and conditional, as contained in the Collier County Land Devel-
opment Code (LDC).
4. Driveways and curb cuts shall be limited to right-in/right-out turning
movements only.
5. All principal structures shall be required to have a minimum setback
of 100 feet from the Sub-District's southern boundary.
6. A 25-foot wide landscape buffer shall be provided along the entire
frontage of both CR-846 and Wilson Boulevard.
7. Building heights shall be limited to two stories and a maximum of 35
feet.
8. All lighting shall be designed architecturally, shielded from neigh-
boring residential land uses, and limited to 25 feet in height.
b) Limitation of Uses - Uses shall be limited to the following:
1. Automotive Service Station;
2. Convenience Stores;
3. Drug Stores;
4. Restaurants, including fast food restaurants, but not drive-in restau-
rants; and a
5. Shopping Center, as defined in the LDC, comprised of uses consistent
with those identified in the Sub-District's Growth Management Plan
Amendment (GMPA).
Exhibit V.D.S/Table of Contents
Wilson Boulevard Commercial Sub-District
Growth Management Plan Amendment
Market-Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
S. Appendix
.
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Wilson Boulevard Commercial Sub-District Market Study Exhibit V.D.5/Page I-I
I. MARKET CONDITIONS:
STUDY AREA DEFINITION
This analysis begins with an evaluation of population growth and transporta-
tion infrastructure development within the Corkscrew Planning Community District
(FCD) and the Rural Estates PCD, a collection of home sites and non-contiguous
neighborhoods within the platted Golden Gate Estates and the largely unplatted
"Rural Fringe" and "Rural Stewardship" areas of Collier County west of State Road
29 and east of Collier Boulevard/County Road 951 (See map on the facing page).
Table 1.01.1 below demonstrates the emerging populations of the Corkscrew
and Rural Estates planning communities mainly east of the urban boundary and
south of neighboring Lee County. The two planning communities include much of
the populated area north ofInterstate 75 (1-75), except the Immokalee PCD and the
developing Town of Ave Maria south of Immokalee, thereby providing a context for
assessing the future goods and services needs of current and future residents of
these planning communities. Throughout this analysis, these communities, in whole
or in part, will be referenced as "the area under study" or the "study area".
Planning Community Population Growth 2000-2015
By the year 2015, the permanent population ofthe Corkscrew and the Rural
Estates PCD's is projected to grow 143.72 percent (%) from 19,834 persons in 2000 to
48,340 in 2015, an increase of 28,506 persons according to May 29, 2009, estimates
provided by the Collier County Comprehensive Planning Department.
Based on the forecasting methodology employed in 2009, permanent-
population projections for the area under study demonstrate the following growth
patterns:
Table 1.01.1
2009 Study Area Population Estimates and Growth Projections
(As of April 1 of each year)
2000 2005
1,019 1,729
18,815 32,183
19,834 33,912
Corkscrew PCD
Rural Estates PCD
Total Study Area Population
Percent (%) share of the
Unincorporated County 9.22% 12.15% 13.09% 15.09%
% Of Collier County total. 7.89% 10.67% 11.51% 13.31%
Unincorporated Total 215,043 279,124 291,696 320,404
Collier County Total 251,377 317,788 331,800 363,300
Source: Collier County Permanent Population Estimates and Proiections (2000-2015)
Collier County Comprehensive Planning Department (May 29, 2009)
2010
2,118
36,057
38,175
2015
8,867
39.473
48,340
A Sub-District market-conditions study for the proposed Growth Manage-
ment Plan Amendment, submitted to Comprehensive Planning dated April 27, 2007,
Wilson Boulevard Commercial Sub-District Market Study
Exhibit V.D.5/Page 1-2
utilized a standard straight-line estimating methodology employed in 2005 that
forecasted greater population increases for the study period of 2000-2015 as of Octo-
ber 1 of each year. The 2005 estimate projected the permanent populations of the
Corkscrew PCD, and the Rural Estates PCD would grow 237.74 percent from 21,031
in 2000 to 70,964 in 2015, an increase of 49,933 persons as released on October 4,
2005, and demonstrated below:
Table 1.01.2
2005 Study Area Population Estimates and Growth Projections
2000 2005 2010 2015
1,114 1,936 3,766 5,619
19,917 33.940 49,550 65.345
21,031 35,876 53,316 70,964
Corkscrew PCD
Rural Estates PCD
Total Population
Percent (%) share of
Unincorporated County 9.51% 12.48% 14.73% 16.25%
% oftotal Collier County 8.36% 10.97% 13.18% 14.73%
Unincorporated Total 221,139 287,475 361,910 436,747
Collier County Total 251,377 327,071 404,577 481,835
Sources: Collier County Permanent Population Estimates and Proiections (2000-2015)
Collier County Comprehensive Planning Department (October 4, 2005)
Utilizing the source documents cited above, Table 1.01.3 below provides con-
trasting population estimates for 2005 and 2009:
Table 1,01.3
Comparison of Study Area Estimates and Projections: 2007 and 2008
2000 2005 2010 2015
Corkscrew PCD 2005 1,114 1,936 3,766 5,619
2009 1,019 1,729 2.118 8,867
Net decrease -95 -207 -1,648 +3,248
% decrease -8.53% -10.69% -43.76% +57.80%
Rural Estates PCD 2005 19,917 33,940 49,550 65,345
2009 18,815 32.183 36,057 39.473
Net decrease 1,102 1,757 -13,493 -25,872
% decrease -5.53% -5.18% -27.23% -39.59%
Study Area 2005 21,031 35,876 53,316 70,964
2009 19,834 33,912 38.175 48.340
Net decrease -1 ,197 -1,964 -15,141 -22,624
% decrease -5.69% -5.47% -28.40% -31.88%
Z BROWARO COUNTY
. I COWER COUNTY DADE COUNTY
lU I COlLIER COUNTY
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Wilson Boulevard Commercial Sub-District Market Study
Exhibit V.D.5/Page 1-3
Table 1.01.3
(Continued)
Comparison of Study Area Estimates and Projections: 2007 and 2008
2000 2005 2010 2015
Unincorporated Area 2005 221,139 287,475 361,910 436,747
2009 215.043 279.124 291.696 320.404
Net decrease -6,096 -8,351 -70,214 -116,343
% Decrease -2.76% -2.90% -19.40% -26.64%
Collier County Total 2005 251,377 327,071 404,577 481,835
2009 251 ,377 317,788 331 ,800 363,300
Net Decrease 0 -9,283 -72,777 -118,535
-0.00% -2.84% -17.99% -24.60%
Population Growth 2000-2015 in Postal ZIP Code 34120
Geographically, ZIP Code 34120 occupies the northern two-thirds ofthe study
area and includes substantial parts of the Corkscrew and Rural Estates PCD's (See
map on the facing page). An analysis of the population of ZIP Code 34120 will add
another dimension to study-area population estimates.
At the time of the decennial census on April 1, 2000, the census-determined
population of ZIP 34120 was 12,062 persons, or 5.61 percent of the 2000 U. S. Cen-
sus population of unincorporated Collier County.
Using standard estimating methodology and extrapolating from the base per-
centage of 5.61 percent provided by the 2000 U. S. Census, the population of ZIP
34120 would increase by 8,282 persons, or 68.66 percent, over the 15 years from
2000 to 2015 as demonstrated in Table 1.02.01 below:
Table 1.02.1
Static Population Estimates and Growth Projections for ZIP Code 34120
5.61%'
2005
15,659
(+3,597)
5.61%
2010
17,551
(+5,489)
5.61%
2015
20,344
(+8,282)
5.61%
Postal ZIP Code 34120
Percent (%) share of the
Unincorporated County
2000
12,062"
Corkscrew and Rural Estates 19,834 33,912 38,175 48,340
Percent (%) share of the (+14,078) (+4,263) (+10,165)
Unincorporated County 9.22% 12.15% 13.09% 15.09%
Unincorporated Total 215,043' 279,124 291,696 320,404
Source: Collier County Permanent Population Estimates and Proiections (2000-2015)
'u. S. Bureau of the Census (data derived from the 2000 decennial census)
The standard population projections for ZIP 34120 demonstrated above in
Table 1.02.1 reflect a static percentage share of 5.61 percent of unincorporated Col-
lier County.
Wilson Boulevard Commercial Sub-District Market Study
Exhibit V.D.5/Page 1-4
However, if population estimates for ZIP 34120 reflected the augmented per-
centage growth projected by County planners in five-year increments for the Cork-
screw and Rural Estates PCD's, as illustrated above in Table 1.01.1, its projected
population growth would be:
Table 1.02.2
Augmented Population Estimates and Growth Projections for ZIP Code 34120
2000 2005 2010 2015
Postal ZIP-Code 34120 12,062* 33,912 38,183 48,349
Percent (%) share of the
Unincorporated County 5_61%* 12.15% 13.09% 15.09%
Unincorporated Total 215,043' 279,124 291,696 320,404
Source: Collier County Permanent Population Estimates and Proiections (2000-2015)
'u. S. Bureau of the Census (derived from the 2000 decennial census)
Transportation Infrastructure Improvements
Historically, county government's program to expand roadway capacity
within any individual Planning Community District (FCD) can establish an area as
having significant, long-term growth potential. The experience of recent years dem-
onstrates that Collier County's Capital Improvements Proe:ram (CIP) for new road-
way construction and/or roadway capacity improvements has proven to be a reliable
indicator of the location of future development and a predictor of population growth.
Development of the Collier County
2030 Long Range Transportation Plan (LRTP) Update
The Safe, Accountable, Flexible, and Efficient Transportation Equity Act: A
Legacy for Users (SAFETEA-LU), enacted by Congress in 2005, provided the Fed-
eral mandate by which the Collier County Metropolitan Planning Organization
(MPO) was required to update its Lone: Range Transportation Plan. or LRTP. Con-
sequently, to ensure continuation of Federal revenues, including non-transportation
dollars, to Collier County -- the MPO prepared and adopted an updated 20-year
LRTP plan prior to July I, 2007 that addressed the following minimum goals:
. Preserved the existing transportation system;
. Promoted efficient management and operation of the system;
. Increased accessibility to the system;
. Linked the existing system to new, improved roadways; and
. Increased the system's safety and security.
The LRTP reflected Collier County's growth in population and employment
through use of an Urban Land Use Allocation Model (ULAM) that considers devel-
opment patterns and the impact on the transportation system of anticipated growth
rates for the analyzed period, 2010 to 2030. Forecasted land uses for specific geo-
graphic areas are programmed to account for: 1) Previously announced development
plans, 2) Future employment clusters, 3) School-enrollment projections, and 4) Traf-
fic growth rates.
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'- m
'"
e ..
'" ~
R ...
" ;.. 0
~.. '" \
-
-',
I all H""9~N08 \
I
Wilson Boulevard Commercial Sub-District Market Study
Exhibit V.D.5/Page 1-6
The AADT is calculated from model volumes utilizing a seasonal adjustment
factor for Collier County. A ratio of less than 1.00 is a forecast that the roadway
Level Of Service (LOS) will be maintained properly. A ratio that is greater than 1.00
(shown in bold) indicates the forecasted volumes is projected to exceed the adopted
LOS standard for that roadway.
A map that illustrates the Collier County roadway Existing Plus Committed
Network is on the facing page. Roadways listed below are shown in descending order
from the highest VIC Ratio to the lowest. Roads in proximity to the subject site are
highlighted in bold.
Road
Number
Table 1.03
2030 Long Range Transportation Plan (LRTP) LOS Evaluation
2015 Interim Plan: Volume-To-Capacity Analysis
Study Area Related Roadways
(February 20, 2006)
E + C 2030 2015
Lanes Network Lanes
Lanes
Link
2015
Volumes
2015 2015
MOT V/C Ratio
CR-846 Immokalee Road
Wilson Boulevard to
Randall Boulevard
60
60
49,200 52,900
1.08
CR-846 Immokalee Road
CR-951 to Wilson Blvd.
60
60
53,500 46,400
0.87
CR-846 Immokalee Road
Randall Blvd. to CR-858
60
60
49,200 28,200
0.57
CR-876 Golden Gate Boulevard
CR-951 to Wilson Blvd.
40
40
35,700 13,700
0.38
CR-862 Vanderbilt Beach Road
CR-951 to Wilson Blvd.
-
40
40
35,700 11,700
0.33
Analysis of Roadway Capacity in Collier County
The capacity calculations for roads listed in the 2015 Interim Plan detailed
above have identified needed roadway-capacity improvements. The following exami-
nation of actual roadway utilization focuses on both roadways accessing the Cork-
screw and Rural Estates PCD's, as well as roads within the Corkscrew and Rural
Estates planning communities.
Two recent Collier County Evaluation for the Congestion Management Svs-
tem. one for 2005 and another for 2008, analyzed roadway facility operational
deficiencies and identified roadway segments that operate in excess of their adopted
Level of Service (LOS). Deficient segments, for the most part, lack both a sufficient
number of lanes to maintain their adopted LOS and the absence of parallel facilities
to assist in limiting their service volumes.
Wilson Boulevard Commercial Sub-District Market Study
Exhibit V.D.5/Page 1-7
Well documented increases in population, lane miles, vehicle miles. and the
percent of system utilization through to interim plan year 2015 have provided the
basis for an extensive roadway construction program in the study area beginning in
2006 and extending to 2015.
Current Volume to Capacity (V/C) Ratios for roadway corridors providing ac-
cess to the Corkscrew PCD and the Rural Estates PCD and principal roadways
within both PCD's are listed below in Table 1.04.1 and Table 104.2.
Each segment's total peak-hour volume has been calculated and the remain-
ing capacity for each segment has been listed.
Table 1.04.1
Congestion Management System Roadway Links
2006 Volume-To-Capacity Analysis
Study Area Related Roadways
(October 25, 2006)
Road Link Exiting 2006 Peak 2005 2005 2005
Number Roadways FromlTo Road Minimum Hour Peak V/C Ratio Trip
Lanes Standard Service Hour Bank
(LOS) Volume Volume
CR-876 Golden Gate Boulevard 4D D 2,350 1,495 0.64 278
CR-951 to Wilson Boulevard (4.72 centerline miles)
Total Volume: 1,763 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 587
CR-951 Collier Boulevard 2U D 1,240 1,115 0.90 858
CR-846 to CR-876 (3.05 centerline miles)
Total Volume: 1,973 (Peak Hour Volume + Trip Bank)
Remaining Capacity: -733
CR-846 Immokalee Road 4D D 2,320 2,621 1.13 1,213
1-75 to CR-951 (3.00 centerline miles)
Total Volume: 3,834 (Peak Hour Volume + Trip Bank)
Remaining Capacity: -1,514
CR-846 Immokalee Road 6D E 3,790 1,264 0.33 653
CR-951 to Wilson Boulevard (4.92 centerline miles)
Total Volume: 1,917 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 653
* * *
Wilson Boulevard Commercial Sub-District Market Study Exhibit V.D.5/Page 1-8
Table 1.04.2
Congestion Management System Roadway Links
Volume-To-Capacity Analysis
Study Area Related Roadways
(October 1, 2008)
Road Link
Number Roadways FromlTo
Exiting
Road
Lanes
2008
Minimum
Standard
(LOS)
Peak
Hour
Service
Volume
CR-876 Golden Gate Boulevard 4D D 2,350
CR-951 to Wilson Boulevard (4.72 centerline miles)
Total Volume: 1,993 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 357 Current LOS = D
CR-951 Collier Boulevard 6D D 2,450
CR-846 to CR-862 (2.00 centerline miles)
Total Volume: 2,414 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 36 Current LOS = B
2008 2008
Peak VIC Ratio
Hour
Volume
2008
Trip
Bank
1,693
0.72
300
1,822
0.74
592
CR-846 Immokalee Road 4D D 2,320 1,800 0.78 741
1-75 to Logan Blvd. Remaining Capacity: 357 (1.50 centerline miles)
Total Volume: 2,541 (Peak Hour Volume + Trip Bank)
Remaining Capacity: -221 Current LOS = F
CR-846 Immokalee Road 6D D 3,629 1,399 0.39 272
Logan Blvd. to CR-951 Remaining Capacity: 357 (1.50 centerline miles)
Total Volume: 1,671 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 1,958 Current LOS = B
CR-846 Immokalee Road 6D E 3,790
CR-951 to Wilson Boulevard (4.92 centerline miles)
Total Volume: 1,819 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 1,971 Current LOS = B
1,401
0.37
418
For comparison purposes, a summing of the three key indicators - Peak Hour
Service Volume, Peak Hour Volume, and Remaining Capacity - for the four road-
ways listed for 2005, and the five roadways listed for 2008, is illustrated below in
Table 1.04.3:
Table 1.04.3
Studv Area Roadwav Svstem ComDarisons
Peak Hour Peak Hour Remaining
Service Volume Volume Capacity
2005
2008
9,700
14.539
+4,839
6,495
8.115
+1,620
-1,007
4.101
+4,101
Wilson Boulevard Commercial Sub-District Market Study
Exhibit V.D.5/Page 1-9
Table 1.04.3 confirms that the additional capacity added to the study area
roadway system has added significantly to the ability of these collector roads to
manage successfully new traffic-demand increases.
The accelerated study-area plan of roadway design, right-of-way (ROW) ac-
quisition, and highway construction now incorporated in Collier County's current
Transportation Improvement Program (see Table 1.05 below) will document that
Collier County transportation planners have anticipated increased traffic demand on
area roads for the foreseeable future and have programmed and will be constructing
the roadways needed to serve the growing population of the area under study.
Annual Update and Inventory Report (AUIR) 5-Year Work Program
Collier County's public facilities Annual Update Inventory Report (AUIR),
dated October 22, 2008, reported traffic volume increases countywide.
The Collier County Transportation Services Division and the Florida De-
partment of Transportation (FDOT) have programmed pre-construction, road resur-
facing, and construction activities in response to needed roadway improvements
identified in the 2030 Needs Plan and the 2008 AUIR.
The increased traffic volumes predicted by the 2015 Interim Plan, as demon-
strated in Table 1.03 above, and current traffic volumes exhibited in the 2008
Evaluation for the Congestion Management Svstem. as demonstrated above in Table
1.04.2, document well the efforts of County transportation planners to plan suffi-
ciently for capacity improvements for the Collier County roadway network.
Detailed data derived from the Collier County Transportation Improvement
Plan (TIP), as reported in the AUIR for 2007 and 2008, and applied generally to the
study area, is listed below in Table 1.05.
Programmed activities are listed by type, i.e. design, right-of-way acquisition
(ROW), and construction (Const.); estimated costs are provided as well as the Fiscal
Year (FY) in which a project starts and the FY for the estimated time of completion.
Base operations and maintenance budgets, and contingencies are not ac-
counted for in the reported aggregate dollar amount covering the period from FY05
to FYI3.
.. .
Wilson Boulevard Commercial Sub-District Market Study Exhibit V.D.5/Page 1-10
Table 1.05
Study Area and Related Maior Roadway Projects: .
Annual Update and Inventory Report (AUIR) 5-Year Work ProgramlCIE
For the 5-Year Periods 200412008 and 2009/2013
(Published respectively on November 5, 2007 and September 11, 2008)
PROJECT NAME YEAR COST TYPE START COMPLETE
Immokalee Road (CR-846) 2007 $15,419,000 Construction FY06 FY09
CR-951 to 43'" Avenue NE 2009 Completed
Immokalee Road (CR-846) 2007 $23,694,000 Construction FY05 FY09
1-75 to CR-951 2009 Under Construction
Collier Boulevard (CR-951) 2007 $43,812,000 Construction FY07 FY09
CR-846 to CR-876 2009 Completed
Vanderbilt Beach Rd. (CR-862) 2007 $58,021,000 Design/ROW FY08 FY12
CR-951 to Wilson Blvd. 2009 $30,721,000 ROW FY09 FY13
Oil Well Road (CR-858) 2007 $48,000,000 Construction FY11 FY13
CR-846 to Everglades Blvd. 2009 $44,700,000 Construction FY09 FY10
Oil Well Road (CR-858) 2007 $17,901,000 Construction FY11 FY13
Desoto Blvd. to Camp Keais 2009 $0
Golden Gate Blvd. (CR-876) 2007 $68,786,000 ROW/Consl. FY08 FY14
Wilson Blvd. to Desoto Blvd. 2009 $54,170,000 ROWIConsl. FY09 FY12
Wilson Boulevard 2007 $6,000,000 Design/ROW FY08 FY12
CR-876 to CR-846 2009 $12,940,000 Design/ROW FY011 FY13
Randall Boulevard 2007 $0
2009 $1,000,000 ROW FY09 FY09
Total project costs 2007 $281,633,000
For the study Area: 2009 $143,531,000
Total Collier County 2007 $601,147,000 (46.85% applied to the Study Area)
Project Costs: 2009 $305,147,000 (47.34% applied to the Study Area)
. "CIE' designates the Collier County Capital Improvements Program, or CIE.
.. .
.-.....---...
Wilson Blvd.
Commerical Subdistrict
TAZ Exlubit
Aerial Photo Date: Jan. 2007
Date: 06-01-09
Ferguson Law Group, LLC
4625 Bonita Beach Road
Vanasse - UrbanPlanninc
lanckcapeArrl1itectllrt
Daylor (jy~ En~neerinl
-. Traffic En~neerine:
0.5 2 Enyironmental Science
"
Miles . w",.<u", a. S~l>>pson.,,,,,,,,,,N'I' FlJ66
o
,
Bonita Springs. FL 34135
Sources: Colller County PA & Aerials Express
It is the end user's responsibility to verify the data contained hereon.
Project Number: 80BB6
FILE: \\vandaY-,nas1\gis\Projects\800\808\80886\Exhibits\80886" T AZO:' ,mxd
Wilson Boulevard Commercial Sub-District Market Study Exhibit V.D.5/Page 1-11
Defining a Support Area for Analysis
Wilson Boulevard Commercial Sub-District Growth Management Plan
Amendment (GMPA): An earlier market-conditions Exhibit V.D.5 was submitted on
April 27, 2007, in support of a petition to establish an "Wilson Boulevard Commer-
cial Sub-District" to accommodate a variety of commercial uses on a 5.1-acre prop-
erty ("the subject site") located on the east side of Wilson Boulevard beginning at its
intersection with Immokalee Road (CR-846). An aerial photograph identifying the
location ofthe subject site is provided on the facing page. Presently, its zoning classi-
fication is Agricultural (A).
A proposed market-support area is defined below. It will provide a context for
assessing the commercial viability of uses to be located within the proposed Sub-
District that proposes a total of approximately 40,000 net leasable square feet be de-
veloped on the subject site. It will be well located to serve the traveling public and
residential areas within convenient travel distance to the Sub-District.
Methodology Conventionally Emoloved in Defining a Supoort Area: Identifi-
cation of a market-support area is required to assess the feasibility of the uses that
are proposed for the subject site. Since 1994, the Metropolitan Planning Organiza-
tion (MPO) has projected periodically the growth of dwelling units (both single-
family and multi-family) by identifying the degree of "saturation" or "development
potential" attainable for each Traffic Analysis Zone (T AZ) in Collier County.
The data employed for the saturation analysis includes the quantity of vacant
land within each TAZ and the land's suitability for residential and commercial uses
as determined by the density indices and the other policy-driven measures provided
for in Collier County's Growth Management Plan (GMP). The methodology utilized
in projecting new population and resultant job growth within each TAZ employs an
inventory of existing dwelling-unit and commercial development in the County's
coastal-urban area. This methodology forecasts future development on currently un-
developed parcels by calculating dwelling-unit saturation and related job growth
likely to be attained by new-resident demand for basic goods and services.
The "saturation" forecasts for individual TAZs utilize most recent U. S. Cen-
sus data, aerial maps, tax rolls, and planned-unit-development monitoring reports
as well as other pertinent data sources. Undeveloped, agriculturally zoned parcels
are analyzed to determine their development potential. Consistent with adopted
comprehensive-plan policies then in place, unit densities were assigned to these par-
cels. The saturation forecast of yet-to-be-developed dwelling units is then totaled and
added to existing units to obtain a potential total of dwelling units and the future
population estimated to reside in these yet-to-be-developed units. Since the MPO's
first use of this development potential method in 1994, the analysis has been sub-
jected regularly to recalculations that account for urban- and suburban-area growth
in Collier County generally and the area under study specifically.
----_._--"->-'-'"
Wilson Blvd.
Commerical Subdistrict
TAZ Exhibit
Aerial Photo Date: Jan. 2007
Date: 06-01..()9
Ferguson Law Group, LLC
4625 Bonita Beach Road
o
,
0.5
Vanasse
Day/or .
-
UrbanPlanninc
landscape Architecwre
eMl Engillel!rinl
TralIicEnginetrilll
Environmental kienct
FlJ66
2
. Miles
AW~St"'11J.5""'I'SOi;ll:oo.<!>OI,"
Bonita Springs. FL 34135 Sources; Collier County PA & Aerials Express
It is the end user's responsibility to verify the data contained hereon.
Project Number: 80886
FILE; \\vanday...naS1\gis\projects\800\808\80886\Exhibits\80886_ TAZ02..mxd
Wilson Boulevard Commercial Sub-District Market Study Exhibit V.D.5/Page 1-12
Table 1.06.1 below provides an important example of anticipated increases in
the study area's residential populations. The estimated population serves both as an
example of significant population growth while illuminating a lesser contribution
made by multi-family units when accounting for population growth. A map locating
the referenced Traffic Analysis Zones employed in Table 1.06.1 and subsequent ta-
bles is exhibited on the facing page. An appended Section 1 - Exhibit 2 summarizes
the findings of the 2005 Build-Out Study.
Table 1.06.1
Traffic Analysis Zones (TAZ) in the Sub-District Primary Trade Area (PTA)
Estimated Build-Out Population Allocated By Dwelling Unit Type
(Includes TAZ's within 3.0 radial miles of the subject site)
TAZ
Number
214
215
216
217
393
395
396
398
399
400
402
Total
Single-Family
(SF)
2,088
2,275
2,085
1,659
3,091
1,808
3,676
3,115
6,167
4,066
905
30,935
Multi-Family
(MF)
16
27
145
879
48
31
106
1,107
2,211
o
Q
4,570
Population
(Build-Out)
2,104
2,302
2,230
2,538
3,139
1,839
3,782
4,222
8,378
4,066
905
35,505
Source: 2005 Residential Build-Out Studv, Collier County Comprehensive Planning Department
(March 2005)
***
Fraser & Mohlke Associates undertook this revision of the Wilson Boulevard
Commercial Sub-District market-conditions study submitted on April 27, 2007, to
account for changed conditions since the period 2005-2007. Importantly, this revi-
sion includes relevant findings incorporated in the Final Report of the East of
County Road 951 Infrastructure and Services Horizon Study ("the Horizon Study")
presented to the Board of County Commissioners (BCC) on September 29, 2008, and
summarized below.
Horizon Study Assumptions and Findings
On May 24,2006, the BCC was presented the Preliminary Report of the Hori-
zon Study. The purpose of the preliminary report was the identification of three
Levels Of Service (LOS) options for public infrastructure and service outlays for the
Horizon Study area entirely east of Collier Boulevard/County Road 951 (CR-951).
Wilson Boulevard Commercial Sub-District Market Study Exhibit V.D.5/Page 1-13
Following the initial 2006 presentation, the BCC provided staff with direction
to incorporate a land use model, specifically the Collier County Interactive Growth
Model, hereafter CIGM, as a feature of the study to refine infrastructure planning
east of CR-951 and to determine population and its distribution over time to Horizon
Study area build-out. The study integrated the findings of the service-level options
cited above to ensure that the desired growth model addressed future area growth.
The Horizon Study area included all lands east of CR-951 except Marco Island.
The 2005 Collier County Residential Build-Out Study, compiled by the Col-
lier County Comprehensive Planning Department, forecasted a build-out population
of 688,489 for the Horizon Study area. In 2005, Comprehensive Planning estimated
the study area to have a population exceeding 71,000 persons. However, subsequent,
and more current information generated a consultant forecast of a build-out popula-
tion of 442,537 persons for the Horizon Study area.
Traditionally, Collier County has employed a straight-line forecasting method
for estimated populations. This methodology had been sufficient until recently, when
the County's 2005 Residential Build-Out Study ("the Build-Out Study") projected a
build-out population, but did not forecast its timing.
The Build-Out Study indicated what build-out conditions would be, but did
not report the year or years when they would occur. The results of the Build-Out
Study underscored the need for Collier County to develop a more robust method to
forecast growth. An improved approach was desired in order to link population
growth with capital infrastructure expenditures, while balancing the growing de-
mand for well-located, essential public services and private-sector activities.
To better gauge the timing and manner in which the area would develop, and
the inform decisions required to program public capital outlays for future develop-
ment, the BCC directed Staff to incorporate a land use component into the study.
Following a search to select qualified firms providing land use studies to municipali-
ties and counties, the firm of Van Buskirk, Ryffel & Associates (VBR) was selected.
It was chosen, largely because VBR's trademarked and copyrighted product, the "In-
teractive Growth Model" (lGM), would provide the modeling needed to address ques-
tions related to the pace of growth in the Horizon Study area.
The IGM employs population forecasting as its key element in predicting fu-
ture need for essential public services. Over time, the IGM can distribute the popu-
lation in five-year increments to a predicted build-out in the year 2080. It can also be
applied to commercial corridor allocation models, comprehensive plan updates, eco-
nomic development, and Traffic Analysis Zone (TAZ) updates.
Also, the IGM can be used to determine the timing and location of utilities,
school facilities, parks and recreation facilities, and fire stations among other serv-
ices. It can also be used to demonstrate "What If?" scenarios of alternative growth
management policies and decisions forecasting results of different planning deci-
sions and their future implications.
Wilson Boulevard Commercial Sub-District Market Study Exhibit V.D.5/Page 1-14
For planning purposes, Collier County selected seven private- and public-
service sub-models for the IGM, including: commercial, industrial/wholesale, school
facilities, open space, fIrelEMS, law enforcement, and affordable housing. These
seven sub-models were employed to determine the need and extent of private and
public services associated with each category, commensurate with population
growth, and to aid in recommending the optimal location of each analyzed service.
Overview ofthe Collier County Interactive Growth Model (CIGM)
The purpose of the CIGM was to forecast the spatial distribution of the
County's population geographically to the time of build-out with the goal of forecast-
ing both the apportionment and general location of land uses to meet the needs of
future population in a cost-effective manner. The specific goals of the Horizon Study
included:
. Forecasting accurately population growth to the time of build-out in the area
under study;
. Forecasting when and where population growth will take place;
. Determining if there will be designated commercial land uses sufficient to
support the goods and services needs of the population;
. Determining the need for a specific land use by its type and intensity; and
. Forecasting the timing and spacing of support facilities such as schools,
parks, commercial centers, and fIre stations.
When creating the CIGM, Collier County planners and consultant Van
Buskirk, Ryffel & Associates (VBR) made specific assumptions in establishing the
year-2007 baseline model for the CIGM as follows:
. The study area consisted of all the land lying east of CR-951 except Marco Is-
land.
. The study area was divided into 172 individually zoned areas, each known as
a Traffic Analysis Zone (TAZ). With some adjustments, each zone was inven-
toried for existing development and potential development based on the Fu-
ture Land Use Element (FLUE) policies incorporated in Collier County's
Growth Management Plan (GMP).
. The CIGM applied a series of algorithms to solve problems. Algorithms use
procedures to solve a problem that may have many solutions; once the pa-
rameters of a problem are defined, an algorithm will produce a solution.
o The parameters for the public school sub-model are the current level
of services, school plants by type, plant capacity, the timing of plant
construction, and the students generated by school plant facilities over
time for the purpose of determining the timing and location of school
facilities. When sub-model parameters change, the CIGM is adjusted
accordingly and all new data is processed through CIGM software,
creating a dynamic model based on levels of service current in 2007.
As circumstances change, resultant CIGM model outcomes change.
D The parameters for the public recreation and park sub-model were the
level of service current in 2007 for existing community and regional
parks.
Wilson Boulevard Commercial Sub-District Market Study Exhibit V.D.5/Page 1-15
o The parameters for the commercial sub-model were the Urban Land
Institute (ULI) guidelines and the 2007 market data for the study
area for neighborhood, community and regional commercial centers.
o The parameters for the fire station sub-model were the ISO standards
and requirements of fire agencies to obtain a Class 1 rating.
. The demographic model was developed applying the ratio method and regres-
sion analysis using comparable counties in different stages of development.
. The determination of service areas for schools, parks and fire stations -- as
well as the market areas for commercial facilities -- were limited to the Hori-
zon Study area only.
The CIGM consists of data and formulae that forecast the distribution of
growth. It can describe and explain the relationship of key demographic and eco-
nomic variables. It is interactive, so that when key data changes, study findings and
conclusions are influenced accordingly.
The key objectives needed to implement accurately the goals ofthe study and
facilitate the development of the CIGM include:
. A current inventory of development and demographics by TAZ;
. The creation of the build-out inventory of development by type and intensity
and the forecasting of the demographics of future residents by TAZ;
. The disaggregation of the study area into 172 TAZ areas that comprise ap-
proximately 70,000 individual parcels of land, in order to facilitate the han-
dling of an estimated one million bits of data;
. An accurate population forecast (the Population Forecast Model);
. The design and development of the seven sub-models selected by Collier
County planners;
. The design and development of criteria and formulas for the spatial distribu-
tion of development geographically over time;
. Generation of TAZ data in five-year increments to the time of build-out.
The data that resulted from an analysis of these objectives were then trans-
lated into graphs illustrating conclusions ofthe Horizon Study.
Build-Out Model Population Forecasting
Aggregate projected population for Collier County in five-year increments
was the key component of the CIGM; it has the capability to distribute that popula-
tion by sub-area, over time to build-out.
Knowledge of the distribution of population over time creates the ability to de-
termine when and where support services and land uses need to be, and to allocate
them in the most cost-efficient manner.
In sum, the expected benefit of an accurate build-out population model requires:
--~-~-_._,~.~--'-
Map 2
Disaggregation of the Study Area into TAZs
'"
'"
'"
318".1
~, ::>IB21Bl ^' ~.
'" 21El ~'38_1 233 Zl5 '"
l~O 2:i9 '"
m
~- DO m 125
231 :De , '"
m
,.
222
"",0 1272
'1,0
'f.>J'E
""
:m 9
", ,
'"
'E2
~7
~ TAZ with 10 Number
o Study "'..
- County Boundary
- Coastline
- Major Roads
This map is for planning purposes only and does not represent any commitment by Collier County as 10 its
policies or resources. There were several sources of dale used both pUblic and private and Collier County
camet attest as to its accuracy orvalidity. W1ile every effort was made to accurately depict the information on
lhis map, errors and omissions may occur. Therefore Collier Courty cannot be held liable for incidents that
may result duelo improper use of the information on this map. Please contact the Coiner County Comprehensive
Planning Department with any questions regarding this map aria review the data used to create it
Source: VanBuskirk, Ryffel and Associates, Inc.
3-20
N
t
Wilson Boulevard Commercial Sub-District Market Study Exhibit V.D.5/Page 1-16
. Creating a benchmark build-out population scenario based on planned land
uses and current zoning in order to test and compare alternative scenarios;
. Disaggregating the study area into 172 manageable TAZ sub-areas that in-
clude over 70,000 individual parcels of land, provided opportunities to test al-
ternative scenarios to determine spatial development impacts; and
. Testing the need at build-out, and in intervening years, to determine the ap-
portionment of land uses, the coverage area for each use, and their geo-
graphic distribution in order to determine and meet the need of residents.
Collier County Population Forecasting
Collier County has experienced significant growth since 1980. During that
26-year period, Collier County grew from a population of 85,971 in 1980 to an esti-
mated pre-Horizon-Study population of 314,649 in 2006, a 365 percent increase.
A principal goal of the Horizon Study was to determine if there are more ac-
curate applications and methodologies to forecast aggregate population growth than
the typical linear extrapolation that has been the basic forecasting method used rou-
tinely in Collier County.
Forecasting Methods
The following methods were analyzed by VBR to determine which would be
most applicable to forecasting the Collier County population for the short and long
term. The analyzed forecasting methodologies included the following statistical
techniques:
. Cohort Component Model,
. Simple Curve Fitting or Extrapolation Model,
. Exponential Model, and
. Sigmoid or Logistic model.
The Sigmoid or Logistic model was chosen and the study area was disaggre-
gated into the 172 Traffic Analysis Zones discussed previously. These analysis zones
are those employed by Collier County's Metropolitan Planning Organization (MPO)
when conducting local transportation modeling.
The map on the facing page shows the location and identification number of
each TAZ comprising identifying each of the sub-areas analyzed by the Horizon
Study.
Below is the Horizon Study population forecast from base year 2007 to the es-
timated time of build-out; it is derived from the Van Buskirk, Ryffel, & Associates
(VBR) analysis as expressed in VBR Table 2.01 demonstrating the projected popula-
tion at 90 percent of build -out.
Table 10
Study Area Commercial Centers 2007-Build-out
By TyPe and T AZ Location
Year TAZ Neighborhood Conummity Ree:ional
2007 417 NC'
2007 396 NC
2007 359 NC
2007 408 NC
2007 357 1/2NC'
2007 403 l/2NC
2007 232 1/2NC
2007 220 l/2NC
2007 345a CC'
2010 387 NC
2010 217 CC
2015 217 NC
2015 235 NC
2015 387 CC
2020 387 NC
2020 386d NC
2020 402 NC
2020 359 CC
2025 213 NC
2025 390 NC
2025 225 NC
2025 386d CC
2030 389 NC
2030 388a NC
2030 225 CC
2035 388b NC
2035 383a NC
2035 397 NC
2035 389 CC
2035 383a RC'
2040 397 NC
2040 383a 2NC' CC
2040 388 CC
2045 383a NC CC
Source: Van Buskirk, Ryffel and Associates, Inc.
*NC = One Neighborhood Center, V, NC = One half of a Community Center,
2NC = Two Neighborhood Centers, CC = One Community Center, RC = One
Regional Center
Wilson Boulevard Commercial Sub-District Market Study Exhibit V.D.5/Page 1-17
Horizon Study Area Population Forecast: 2007 to Buildout*
Year Population
2007
2010
2015
2020
2025
2030
2035
2040
2045
2050
2055
2060
2070
2075
2080
Buildout
79,568
89,910
117,916
153,631
191,329
230,283
269,814
308,560
343,071
371,180
392,562
407,970
418,623
430,524
433,628
442,537
Source: Van Buskirk, Ryffel, & Associates, Inc. (See Table 2.01 for 90 percent of Build-out').
Horizon Study Commercial Service Sub-Model
A commercial service model has been created to determine the demand for
neighborhood, community and regional centers that include retail and other com-
mercial uses. The sub-model helps determine their optimal locations, required as a
function oftime and population and the disposable incomes of the population.
The sub-model provides guidelines for the apportionment of future land uses
for commercial services and office space, and identifies deficiencies or surpluses of
land designated for commercial use.
This sub-model also provides important data sets that can be used to analyze
proposed revisions to Collier County's Future Land Use Map (FLUM) series; a sub-
model can be updated annually.
The VBR table on the facing page indicates the location, by Traffic Analysis
Zone of optimally located commercial centers, existing and future, by type and the
timeframe in which they will be needed to serve a growing study area population.
Wilson Boulevard Commercial Sub-District Market Study Exhibit V.D.5/Page 1-18
Overall Consultant Conclusions Derived From The Horizon Study
The conclusions reached by consultant Van Buskirk, Ryffel & Associates are:
.
The Future Land Use Element (FLUE) of the County's Growth Management
Plan (GMP) addresses a wide range of development and environmental con-
cerns important to the residents of Collier County. The adopted GMP imple-
ments multiple goals, objectives and policies designed specifically to protect
the public's interest and to preserve the natural environment.
.
The Collier Interactive Growth Model (CIGM) estimates that the population
for the Horizon Study area in 2007 was 79,568 and forecasted it to be 442,537
at build-out. The forecasted population at the time of buildout for some key
sub-districts are:
o Rural Lands Settlement Area (RLSA), 210,632 persons;
o Rural Fringe Mixed Use District (RFMUD), 34,837 persons;
o Immokalee, 59,127 persons; and the
o Golden Gate Estates (GGE), 79,614 persons.
.
There are sufficient opportunities provided for in the FLUE for land uses des-
ignated for schools, community parks, commercial centers, industrial devel-
opment, fire and EMS stations, and sheriff sub-stations to meet the needs of
future populations with the exception of Immokalee. It is anticipated that the
Immokalee Master Plan will address those land-use needs.
.
The Golden Gate Estates (GGE) is a unique low-density residential develop-
ment. One strategy to address any Level Of Service (LOS) shortfall(s) is to
not distribute new public sector land uses in the GGE. For example, to locate
the sites for public service facilities on its periphery in which the functional
service area is sufficient to penetrate the GGE to provide needed services.
.
For each of the towns and villages to be developed in the RLSA, a level of
specificity needs to be established in the development of their plans for land
uses and their geographic distribution to ensure that the needs of future
populations are met. For example, if there is a need for multiple elementary
schools, it is important that the future sites be located to serve individual
neighborhoods. The CIGM can provide support data to assist in this en-
deavor.
.
The FLUE does not have provisions for a regional center. Given the fore-
casted build-out population of the RLSA and Immokalee of 269,759 persons,
the CIGM would likely would call for a centrally located regional center to
support a regional hospital, a regional shopping center, and a regional park.
.
The CIGM needs to be updated annually in order to manage growth, identify
development and demographic trends, assist in the apportionment of land
uses to meet the needs of future populations, and to determine and monitor
the impacts of growth.
Table 1.06.02
Selected Traffic Analysis Zones IT AZ) East of CR-951: Build-Out Population
TAZ Single-Family Multi-Family Population Dwelling Persons Per
Number (SFI (MFI (Total! Units Household
213 1,743 0 1,743 532 3.27
214 2,068 2,104 62-' 3.37
215 2,275 27 2,302 721 3.19
21$ 2,065 2,230' 764 2.92
217 1,659 ' 2,539 1058 2Ad
.j.) ..".,......
218/218.1 1,757 27 1,784 599 2.98
234 1,943 36 1,979 620 3.19
235 964 14 978 315 3.10
236 1,426 23 1 ,449 447 3.24
390.1 1,186 2,199 3,384 889 3.81
391/391.1 4,710 0 4,710 1,504 3.13
393/393.1 3,091 -'8 3,139 1 019 3.08
" .,
394 4,707 46 4,753 1.625 2.92
~95. 1,80& 31 1,839, 637 2.6('
396 3,676 106 3,782 1.262 3.00
397 5,451 2,294 7,744 3,149 2.46
398. 3,11 1,107 4,222 2,462 1.71
39!l 6,167 2,211 6,378, 4,629 1.81
409 4,066 0 4,066 1,287 3.16
4Q2 905 Q 905 ~ 2.67
Subtotal 54,822 9,209 64,031 24,456 2.62
Source: 2005 Residential Build-Out Studv. Collier County Comprehensive Planning Department
(March 2005). Note: Detailed data demonstrating dwelling units and population for the
Golden Gate Estates (GGE) east of CR-951 and the Rural Settlement Area, Rural Fringe
Mixed Use District (RFMUD). and Rural lands Stewardship Area (RSLA) is provided
later under Section I - Exhibit 2.
Note 1: Primal}' Trade Area (PT A) Traffic Analysis Zone (TAl) areas are highlighted in grey. Re-
maining TAZ. areas not highlighted represent a potential Secondal}' Market Area (SMA) as
demonstrated in Table 1.07 that follows.
Note 2: The PT A includes T AZ. areas within 2.0-radial miles of the center of the proposed Wilson
Boulevard Commercial Sub-District. The SMA includes a radial mile-wide area proximate
to the PT A. The combined PT A and SMA include all T AZ. areas. with minor exceotions,
which are within a 3.0-mile radius of the orooosed Sub-District's center ooint.
Wilson Boulevard Commercial Sub-District Market Study Exhibit V.D.5/Page 1-19
Employing IGM Methods to Forecast the Primary Trade Area Population
Persons-per-household (PPH) data employed in Table 1.07 below is derived
directly from the 2005 Residential Build-Out Study. The sole purpose of Table
1.06.2 on the facing page is to calculate PPH for the defined Primary Trade Area
only (See Table 1.06.1).
The PPH reported for Collier County's Corkscrew and Rural Estates planning
communities, derived from the 2005 Build-Out Study, is the latest household-size
data readily available. The CIGM methodology limits its growth estimates to dwell-
ing units only. Available PPH data has been employed as a multiplier to estimate
future "plan-year" populations from dwelling unit projections. For the purposes of
this analysis, Table 1.07 utilizes the referenced PPH data to estimate the base-year
2007 population for the Primary Trade Area (PTA).
Table 1.07
Primary Trade Area (PTA) Estimates of Dwelling Unit Projections'
(PPH data derived from the 2005 Residential Build-Out Study)
Dwelling' Persons-Per-~ Total Persons
TAZ Year Units IDUl Household IPPHl IOU x PPHl
214 2007 333 3.37 1,122
215 2007 452 3.19 1,441
216 2007 449 2.92 1,311
217 2007 80 2.40 192
393 2007 430 3.08 1,324
395 2007 323 2.89 933
396 2007 663 3.00 1,989
398 2007 439 1.71 751
399 2007 676 1.81 1,224
400 2007 353 3.16 1,116
402 2007 121 2.87 347
Totals 2007 4,319 .- 11,750
. Estimates provided by Van Buskirk, Ryffel, & Associates, Inc. (VBR)
PPH calculations are derived only from Table 1.06.2 on the facing page
NOTE: Similar PPH data is employed in the calculations of retail demand
analyzed extensively in Section III ofthis Market Study (See Table 3.01.3, excerpted
from the Commercial Demand Studv for the Golden Gate Area. October 2003 on
page III-4).
Wilson Boulevard Commercial Sub-District Market Study Exhibit V.D.5/Page 1-20
The 2005 Residential Build-Out Study estimated year around resident popu-
lation; the VBR projections of dwelling units does not account for the distinction be-
tween residents and non-residents. Some "held-for-occasional-use" units occupied by
non-residents could account, in some part, for differences between Build-Out Study
and IGM-based estimates.
***
Guidelines for Commercial Development
The International Council of Shopping Centers (ICSC) defines a Neighbor-
hood Center as possessing a primary trade area of 3.0 miles or less and a Commu-
nity Center as one possessing a primary trade area of 3.0-6.0 miles. ICSC also gives
a site acreage range of 3.0 to 15.0 acres for Neighborhood Centers, and 10.0 to 40.0
acres for Community Centers.
The Interactive Growth Model (IGM) advocates the use of the following
guidelines in determining the number of persons required to ensure the viability of
Neighborhood, Community and Regional commercial centers:
. Neighborhood Center: 13,110 persons for sites averaging 11.0 acres;
. Community Center: 34,464 persons for sites averaging 28.0 acres; and
. Regional Center: 157,324 persons for sites averaging 100.0 acres.
Further, the CIGM advocates the use of the following standards in determin-
ing the acres and building area dimensions measured in square feet (sq. ft.) for
Neighborhood, Community and Regional centers respectively:
. Neighborhood Center: 11.0 acres and 110,734 sq. ft. (8.45 sq. ft. per capita);
. Community Center: 28.0 acres and 257,668 sq. ft. (7.48 sq. ft. per capita); and
. Regional Center: 100.0 acres and 1,000,000 sq. ft. (6.36 sq. ft. per capita).
The total of 11,750 persons forecast for the Sub-District Primary Trade Area
(PTA) in 2007 (See Table 1.06.3) translates to 8.45 square feet per capita equating to
99,288 square feet.
Accounting for a Floor Area Ratio (FAR) of 20 percent, a 99,288-square-foot
structure if developed in model year 2007 would have required a developable prop-
erty of 11.397 acres.
The 5.1 acres on the subject site for the Wilson Boulevard Commercial Sub-
District equates to 222,156 square feet (5.1 acres x 43,560 square feet per acre.)
Accounting for a FAR of 20 percent, the Sub-District 5.1 acres could accom-
modate a 44,431-square-foot structure.
Wilson Boulevard Commercial Sub-District Market Study Exhibit V.D.5/Page 1-21
The Section I - Exhibit 3 that follows documents the number of approved
dwelling units and permitted commercial development for each Planned Unit Devel-
opment (PUD) within the general boundaries of the area under study; they are high-
lighted in light grey.
Other exhibits that follow include:
. Collier MPO Transportation Work Program (2009/2010 to 201312014),
. Collier AUIR Five-Year Work Program (2008),
. Collier County Long Range Transportation Plan (2030), and
. Collier County Residential Build-Out Study (2005).
***
Other analysis of the dimensions of development activity within the area un-
der study includes:
Section II: Demonstrates the type and location of study area commercial de-
velopment,
Section III: Analyzes retail demand
Section IV: Summarizes study findings and recommendations, and
Section V: Provides an Appendix with supplementary documentation.
Section 1 - Exhibit 1A
Metropolitan Planning Organization (MPO)
Adopted Work Program
Fiscal Year 2009/2010 to Fiscal Year 2013/2014
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Section 1 - Exhibit IB
Collier County
Annual Update and Inventory Report (AUIR)
AUIR Update 2008 5-Year Work Program
"'-'~"""""""
AUlR Update 200i 5 Year Work PtoDran1C1E
Proje
.
. 'Dollars,shown In ThousandSl .
d Proled
.......
FYOI .Y1. FYi, .Y1' . FY"
suMMARY OJ ItROJEcrS Amil:unI; ........ Amount
PROJECTS'~U~ Y IN PR.ODUCTIQN .
5 Goodllllhi Fl'IIlk(PRR-GGPKWY] -
, -G~en~~PkwyOY8rp~s' . .
. boriok4ll_ RdlCoUIer'Blvd-43nf -
5 !rrinDkal.. ReI 175 ~ COUl_ BlVd. -
9 RaUsnnakeP,ollytoColll_ Bivd -
1A SBS Ph l'~sWh I ROW .
1 Santa.~BI~ciIIy ,,506 R 1,506
1 VandnBt 8ch RdlAlrpcirt..c;oUi_ Blvd. . .
1 coIli.~M-GQBivd. -
. 111V1'Dk.... Rd/US41-175 .
. Davis ~ U~ng .
7 OoldM'OsbtiIbVY .
1A Colli_ Blvd (U$ 4~ tOOil'Visl .
- . . - . 1506
PRQORAMl!1D PROJECT$TO -= LET
'B Colli.. BI~'1Davls~t(01 QOldn c_t 1@1;J "" 12.981 "" ~;ii90
, DaVIs, ~MIUd - Colli_ - R..o 2'1.o1'@0 "" 21,100
1 C~:B...RaadtD8Vb.. CRaM :1~3 Ii 7..
. V.,d8rblt....ch~~~ E/lY~~an s.ol7 R ,0,714 . Z,5Dp R ;... R ",5~ R 3~n1.
.. (J~d... Q....SIvcW4usonE toc..oto ..... R 10j15P R 3;100 R .~I;1'O~ "" 54,170
.. C~II;"*r-d:~GB,to'Grtten) ,.' 1,00'0 '71'5' . 23,40'0 . en 32,-115
:' c~_ ~vd (N GO Clio,a! . Green) 2;000 R 27,000 DJ"" .....0
It".l BlVd' .' 'iOOO R . 1,000
0 17'5Interchang"OE...iacta .
. N~I1h~ke-V'IIdenmww8'OI:id.:E;d; ~oa~ CJI/R ~..9
" S8B . C,o.ppllleafto.Green . "..0 R 11.100 "" 2D,900
011 ~ j~.5dCamp Kals + 1;smi) ~8211 C 21,3111 "" 41.1I00
_011 Well.(&vw;ad- - E Desoto) .
0 Wllnll Blvd (GOB -Immk Rd) ~.O~ D 9,140 R 1,0,00 R 1;940
CClltttngency 11;913 ~975 4,." 3,1144 4,000 2&;992
S.._ . .. ~ 11.tlKl 71384 ...... 3D 041
T_ o ,.. U~1OD 79,384 60,800 305,.147
-OoeratlonstIrDr~arilri'ls
. ~..... 'l:~'''~.......... "." 5,000 ~;.OO ~~O, 5r~oO 22,0.0
5 ~~~.,.~I~~ 1;0'0' 1,.00,0: 1,000 to.. 1,000 5,000
. lnter's~':~CapacHy-lmprcri_ m 1,7~e 1~~ '1,1~0 ;,7$ 1!15{1
. NliW_~ SgMIs .' . 758 7.. '60 15Q_ ';0 3,,150
, S_~~'~~~9.-.n ~ .. 511 .~. 60 25Q
Tnlmc-C;~~il_ 250 250. 25\1 .51 ... 1,25.
~~~~8bn. ~OO 60. ... ~Q_O 601l ;SP.l!
0 TrinslfEnbaillanents . t,750 ',500 1,250 1,(UUi 1,000 _,5,0(1
M~""';;;...y
. RawhcJnglhc:o;.ilrucUon . .0' ''';0-9
Road~ng: 109 JOO . ... . _'00
Sl,j)totllb~ ,1AlI. . ,.....
11J1II'O,~rBini 715t 111'58 10'900 .,51509
CQllecbw ~adSJMllICU'.Art.iai.Roads "'~ 1,63$ 'JIJ3$ '~'_3$ ,.... 1,14l_
1 -..sV4!nCedROW I~" 1~10:. 1..ocr ~;~O 1iJClO W9
,.tlIii~tD~8I;Mids 301M 4,30!J 4,~60 4l~9' 4). "'0",
ImPaCt fe"'~"unft 802 1,000 "DOIi 1;~.OO 1;0~ -\802
ti#I!~..,~_'C~..lalP3Per ,,8,4 . i~O& 1,525 1o.~ Sli,oi)5
Ddd:Sinlc.'P:~ 1'-874 13874 13:S74 13i74 .'-370
TOTAL 11708 .",MO ...... 12:2,718. 105389_ 43.
REVENJI!S' l5;OoO
Impact FiteliC;OA Revenue 30,000 .30,000 3~itDO 48,0'0.- 11O,OjO
.
Gas:Tax~e 17,IQ5 21,3n 22:,015 1~179 24j057 1f14.588
. -
..~ 0,'04 2,..0' 2,.000 'j815 ',511D no8St
Sfhott Teim Loan- Ccnm_c!al Paper 22;17.0 ,..... ,;s3i' 5".,000
C:~,~ . ~552 34;5!i2
.b;"....niteI ~n.ng tar- Pr:uJ8CtS -
Qerienl"Fund %t!D9 24,000 ....00 2~OOO Z4.1i0ll 119,509
GilQerilPuntd-1)aTI batJi(! ...o'im ."';.8\'
-- . . . .
Total 5 Year~~", 1.17 . . ... 18,075 Is.o5l2 ,...... '4U,438
llOOo
6000
6001
66Q4
6016
120'
6009
6305
'50'
....
6017
GOO2
6000
6000
6007
601iJ
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Section I - Exhibit IC
Collier County
2030 Long Range Transportation Plan
(LRTP)
CP. 951
CR9s1
CRf.'(l7
CR 1::'46
SR29
Sf~ 951
SR ')51
SR 9~.1
US41
II~~ 41
US 41
CR 1362
Road
No
Link
-.
20;)u Long Range Transportation Plan
Table 12-1
2030 Financially Feasible Constrained Plan
FromfTo
Wilson B vd to Kell Rd
~< to Iv
reen Ivd )OJ 10 ile d
White d 10 olden ale Ivd
Venderbilt aile to Immohlee d
U 41loWi n Ivd Ext
1-75 N h id t olden ~!lte Pkw
Golden Gale kw to Pine Rid e Rd
Goodlelle Frsnk d loAlf rt Rd
Air or1 d 10 livm ton Rd
1-7f; 10 16th Ava SW
161h Ave SW \0 Gold6f1 Gale Blvd
Golden Gate Blvd \0 Vanderbill Beach Rd
Vanderbilt Belich Rd to Rend81l Blvd
Randi!lll Ivd 10 Oil Well Rd
Oil Well Rd 10 Imm k lee Rd
Wilson Ivdt Ii r lades Ivd
Ever lades Blvd 10 Desolo d
23rd $1 SW 10 Wilson 81vd
Wilson Blvd 10 Ever lade!> BI\ld
Semla Barbara Blvd 10 CR 951
Gam I<esis Rd 10 SR 29
GElm Keais Rd 10 SR 29
23rd 51 SW 10 ilson I....d
Grand lei Or 10 RaHlesn!lke Hammot.;k Rd
le e Tra ford Rd 10 Wesl I
Weste! 110 R 82
Cam Keais Rd 10 SR 29
U 41 to Lee Counl Line
Immokalee Rd 10 E....er lades Blvd
E....er lades 81vd t Desoto Rd
Desolo 81v \0 Oil Well Rd
Poll Ave 10 CR 951
New Markel Rd to SR 82
Marco Isand 8rid
Ca r1Blvd 10 Manalee Rd
Manl'lteeRdto 41
CR 951 10 Jos h Ln
Jose hlnlo6LsFarmRd
8ls arm Rd 10 CR 92
US 4110 Air rt Rd
CR 951 10 Wilson Blvd
Wilson BI....d to E....er lades Blvd
Ever lades Blvd 10 Oesolo Blvd
US41 toOld41
Old 4110 Livin ston Rd
little ea u Rd 10 Carson Rd
Benfield Rd Nt Colleclor 10 23rd St SW
23rd $1 SW 10 Wilson Blvd
Wilson I....d Exllo Keane Rd
eane Rd I 16th Ave. W
16thAv Wlo old ale Ivd
Golden Gale 8lvd 10 Vanderbilt 611Ch Rd
Vanderbilt Beach Rd 10 Immokalee Rd
Inter,ection. and Grade Se aration.
SR291US 41
1-75 ver(lfldes 81vd
1.75/lmmokaleeRd
,
E'C
Road
Lanes
,
Needs
Rood
Lanes
2U
FFP
Rood
lanes
2U
2U
2U
6
4
60
60
40
40
40
40
4D
40
40
40
40
40
2U
2U
40
40
<0
2
<0
40
4D
40'
40
40
40
<0
60
40
4D
60
60
60
<0
2
6
4D
<0
<0
SO
60
2U
2U
2U
2U
U
2U
40
40
U
2U
o
40
60
60
<0
40
40
40
<0
40
4D
40
4
4
2U
2U
40
4D
2R
2U
'0
4
4
40"
40
40
4
40
BD
'0
'0
60
o
60
'0
2R
60
'0
'IJ
'D
6D
6
2U
2U
2U
2U
U
2U
4D
'0
ROW
R"""uired
10'0
1
O[
1
150'
1 0'
1 0'
150'
150
150'
0'
2()0'
2()0'
2()0'
2 "
00'
20'0'
10'0'
10'
150'
0'
2()O"
100'
150
1
1
100'
150'
200'
00'
2()0'
150
200'
150
150"
150'
150
2()0'
0"
160'
0"
200'
2()0'.
150
16CJ'
100'
20'0"
20'0'.
. 00'
0'
20' '
20'0'.
200'.
INT
INT
INT
T oIal Needs Plan
Project
Cost
0'
1~
58
686 4
8S 3300
844060
26 597 000
6460000
4 55 000
117 0000
7 056 000
11760000
483 0
380 0
38364 0
1 514000
21 123 000
3155300
11 '60000
8371543
39540000
375 000
17 750 000
7 8000
8221 000
5340909
8595 10
18 172000
10157000
18960000
11620000
10556 0
45000 0
34 275000
761 00
27525000
14027000
2 300 000
1257 000
<19 f31T 500
47212500
231 4000
25495000
29
7750000
272375
22 786 000
14 505 (~)(I
.8497000
36480 0
7 9 250
11015000
I (X)
4 125000
22 000 000
$2,785.385,430
$1,152.4,700.575
$160,000,000
$293,000,000
$318,000,000
$5,081,086,005
FinenciaHy Fe8sible ~
PI'~:II~:Jecl I ]
65 001 J<
14 7
135
861300
84406())
597000
6400 000
255 00
I'! 700 000
7056 OCY)
11700 Oocl
6463 000
93
36 0'
\9514000
21 123 000
1553 om
11460000
B 7-1543
o 94 01)]
3750 000
17750000
n 00
2821000
5340909
8 595 00
18172000
10157000
18960000
11820000
10566000
501)) 00)
34275 DO)
7 150)
27 525 000
240270((1
,{. 3CO 000
12579000
9517 500
72125()'1
231940CMJ
25495000
29 363 000
71'
... 272 375
22 7B6 000
145 50
847000
364800
7,29 50
11015000
1500 01
01 50rXI
2 00 000
$1,110,644.477
$1,524,100,5715
$300,000,000
$2,93~.34~,0~2
BiBb
."'"'1"'''.._..,....,....,,
PotQntiAI
Re....en eS urcee
~
o
<i
CR 31
23rdSl SW
. 3rdSl SW
23rdSI SW
23rd SI SW
Air ortRd
8enfl d Rd NI leclor
Collier 81vd
CoHier81vd
Enter ise Ave/Central Ave
Enter xise Aile/Central Ave
Ever lades Blvd
E....er lades81....d
Eve.r lades Blvd
Ever ladesBI....d
Ever lades81vd
t::....er lade Blvd
Gold 11 Gate Blvd
Golden Gate Blvd
Green Blvd Ext/161h Ave SW
Gre-en Blvd Exi/161h A....e SW
Green Blvd
Immok..lee Rd
lmmokale€l Rd Ex!
Kean",Rd
Lei Resod Blvd
Lillie la ue Rd
Lillie Lea ue Rd
()ilWellRd
Old US 41
Randall Blvd
RandalJBI....d
Ralldall81vd
Raltlesnake Hammock Rd
SR 29
SR 951
SR951
SR951
Tamlami Trail Easl
hmiami Trflil East
Tamiami Trail Easl
Vanderbilt Beach Rd
Vanderbilt Beach Rd
Vanderbilt Beach Rd
Vanderbilt Beach Rd
Veterans Memorial8!vd
VeleransMemorial I....d
WeslcloxS\
Wils0ll81....dbi
Wilson Blvd E.ld
Wilson81vd
WII nBI....d
Wilson Blvd
Wilson Blvd
Wilson Blvd
4
'R
'R
2L
2U
2U
2U
2U
2U
2L
2U
2U
2
'D
2R
2U
'0
40
2R
2R
2R
40
2L
2U
2U
INT
IN
INT
ExistinG O&M end Cepit.1 Operetion:l Co.t.
TOTAL
Unfunded eMS/Bridge Need.
Unfunded Tr.n.;t Need.
Unfunded P.thway. Needs
Enh.nced Tr.n.iUPllthw.y/CMSiBridge RehebiRecon.truction
TOTAL Wilh Enhano:ed Programing
,
E+C Roa,; lanes are the eXisting roads and lhe road improvements under mnslrw'.lion or progammfld for conslrlldion in the adopted slllle TransportaTioo Impro....ement Programs (TIP) and local jUflsrlic.lioo Call1lal
IOlprOIl"lmMt Programs (CIP) The abbreviations for each roadway segment indicate the number of lanes and Iype of roadway
2U - Twr.-1ane undivided road
2R-lwo-lanerural road
2rec.on - Two.lan!'!> rural road reconslruc\ion
2L - Tw,~.lane 10eal road
4D. Four-lAne divio",rl rOflo
40. Four.lane divided road right-of-way phase only
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^l1ernalrve road lanes will equal E Ie, Prop Road or be e mterim level of improvement
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Idenlifi",,, poTenlial revenue sourc","s stJch as Local Option Gas Tex(lOGT), Infras\ruc\ure Surtax (SUR), Stralegic Inlermodat System or Florida Inlrestale HighwaySysl'9m Funding (518) Toll funding (T), slate or
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2030 LRTP
Minor Update
12- 5
Adopted June 8, 2007
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TRIP - Transportation Regional Incentive Program
LOGT - Local Option Gas Tax
SUR - Infrastructure Surtax
5T - State or Federal non~attrlbutable funding
T - Toll Funding
Adopted June 8, 2007
Section I - Exhibit 2
Collier County
Residential Build-Out Study
March 2005
2005 RESIDENTIAL BUILD-OUT STUDY
The 2005 Residential Build-out Study entails an analysis of undeveloped
lands to determine likely future residential development, combined with existing
residential development, to project the total number of dwelling units and resulting
permanent population. This Study reflects one plausible development scenario, one
that neither reflects the maximum development potential nor the minimum devel-
opment potential. There are an infinite number of possible scenarios due to the
many variables involved and, therefore, a degree of conjecture is inherent in this
type of analysis. The variables include future occupancy/vacancy rates; future per-
sons per household ratios; the type and density/intensity of future development re-
quests and approvals; and possible future regulatory changes.
Projections of future development location, type and density/intensity are
made for general planning purposes; as such, these projections should NOT be re-
lied upon as creating an absolute expectation of future development approvals.
This Study is a planning tool, not a blueprint or vision for future development order
approvals by the BCe
Due to the numerous variables involved in this build-out analysis, the data
in this Study should not be used to predict dwelling unit or population totals at the
level of individual Traffic Analysis Zones (TAZs); rather, the more TAZs that are ag-
gregated, the greater the confidence in the resulting projections. This is espedally
true for sparsely developed areas of the county where there is little, if any, estab-
lished development pattern
The objective of this Build-out Study is to project what the dwelling unit and
population counts will be, and their distribution, at build-out; it is not to predict
when build-out will occur. However, if the countywide annual average growth rate
since 2000 (5.05%) were to remain steady into the future, build-out could occur as
soon as 2026.
Staff does nill antidpate that build-out will be achieved in about twenty
years, for three reasons:
1) Past experience has shown that the growth rate will vary over time, espedally
during cyclical economic downturns (think of the early 1990's - Collier County's
growth slowed down, albeit not as significantly as most other parts of the country);
2) Different areas of the county experience different growth rates; and,
3) As build-out is approached, the growth rate will decline significantly. Addition-
ally, the latest population projections prepared by the Comprehensive Planning
Department (in 2004) project the countywide permanent population in 2030 at
739,700.
Attached is a spreadsheet depicting the projected dwelling units and popula-
tion at build-out for various sub-parts. A few observations:
1) The area lying east of Collier Boulevard, mostly rural lands and the semi-rural
Golden Gate Estates, is projected to contain the majority of the county's population
(almost 55%) at build-out.
2) The Immokalee urban area has a significant growth potential. Much of the Im-
mokalee urban area is comprised of undeveloped land or land in agricultural uses,
not unlike the coastal urban area 30 or so years ago.
3) Not surprisingly, the percentage of the county's population within the incorpo-
rated areas will continue to diminish in size (about 7% at build-out, barring signifi-
cant annexations or incorporation of new dties).
Methodology
The Collier MPO, Metropolitan Planning Organization, adopted its version
of the 2000 Census Traffic Analysis Zones in 2004. The MPO consultant produced a
TAZ map with accompanying dwelling unit and population data, the foundation of
which is the 2000 Census. Graphics and Comprehensive Planning staff then split
many of MPO's TAZs into sub-TAZs (so as to allow for the annual compilation of
data by various geographies, e.g. Planning Communities, as required by the Future
Land Use Element and the Inter-local Agreement with the Collier County School
Board). This resulted in year 2000 dwelling unit and population counts by TAZ.
This also allowed staff to derive the ratio of persons per total dwelling unit (PPTDU)
by TAZ - simply divide the population of each TAZ by the number of dwelling units
in that TAZ. For each TAZ in which there were no dwelling units or population,
staff assigned a PPTDU ratio from a comparable TAZ.
Next, Comprehensive Planning staff manually reviewed all residential
building permits from 2000-2004 (roughly 15,000 permits) for which a Certificate
of Occupancy was issued so as to identify the 2000 TAZ location of each dwelling
unit(s). These dwelling units were added to the 2000 data to derive a 2004 dwelling
unit count by 2000 TAZ. Using the PPTDU ratios, staff calculated the population
for 2000-2004 by TAZ, and then added that to the 2000 figures to derive the 2004
population by 2000 TAZ. This 2004 data is the base year data for the Build-out
Study.
Staff then reviewed each TAZ to determine the number of approved but un-
built dwelling units, using Property Appraiser aerials, parcel data, and assessment
maps; zoning maps; and, the February 2005 PUD list. For urban-designated proper-
ties containing "unzoned" land - typically zoned A, Rural Agriculture, staff pre-
dicted the number of dwelling units, if any, that might be approved via a rezoning,
based upon the assumptions noted below. For properties in the rural area, staff
predicted the number of dwelling units that might be built, also using the assump-
tions noted below.
Staff did not re-analyze the Immokalee community, the City of Naples, or
the City of Marco Island. Instead, staff relied upon the build-out figures from: the
1991 Immokalee Area Master Plan for Immokalee, Phase I of the Urban Area Build-
out Study (1994) for Naples, and the 1997 update to the 1994 Build-out Study for
Marco Island.
Assumptions
In preparing this Build-out Study, several assumptions were made for various areas
of the County, as stated below.
Coastal Urban Area
1. Assume EAR-based Growth Management Plan amendments will be approved to
eliminate some density bonuses within the Density Rating System, and to limit
density to a maximum of 4 DU/A in the Coastal High Hazard Area. As a result,
all properties to which the Density Rating System is applicable and for which a
future rezoning is assumed, assign a density of 3 or 4 DU/A - no utilization of
density bonuses is assumed.
2. In the Urban Residential Fringe, assume density capped at 1.5 DU/A; that is, as-
sume no Transfer of Development Rights from the Rural Fringe Mixed Use Dis-
trict.
?
3. For most properties for which a future rezoning is assumed, and for PUDs where
the dwelling unit type is unspecified, assume 50% will be single family and 50%
will be multi-family.
4. Assume PUDs will develop at their maximum approved density (with only one
exception).
5. Assume properties designated to allow commercial zoning will be rezoned to
commercial, not residential.
Golden Gate Estates
I. For all parcels large enough to be subdivided, e.g. 5-acre tract, assume 75% will
subdivide.
2. Assume properties designated to allow commercial zoning will be rezoned to
commercial, not residentiaL
Rural Fringe Mixed Use District (RFMUD)
I. Assume four Rural Villages will be developed, the maximum allowed.
2. Assume the Rural Village to develop in the Receiving area on the south side of
lmmokalee Road and west of Wilson Blvd. will be the minimum size allowed,
300 acres.
3. Assume the Rural Village to develop in the Receiving area on the east side of
lmmokalee Road and north of Golden Gate Estates will be the median size al-
lowed, 900 acres (the mid point between the minimum of 300 acres and maxi-
mum of 1500 acres).
4. Assume the Rural Village to develop in the Receiving area in North Belle Meade
will be the median size allowed, 900 acres.
5. Assume the Rural Village to develop in the Receiving area on the north side of
US-41 East will be the median size allowed, 1400 acres (the mid point between
the minimum of 300 acres and maximum of 2500 acres).
6. Assume all Rural Villages will be developed at the median density allowed, 2.5
DU/A (mid point between the minimum of 2 DU/A and maximum of 3 DU/A).
7. Assume the dwelling unit mix in each Rural Village will be 50% single family
and 50% multi-family.
8. Assume the pending Growth Management Plan amendment (CP-2004-4) will be
approved to create additional TDR bonuses.
9. Assume the pending Growth Management Plan amendment (CP-2004-2) will be
approved to re-designate 232 acres from Neutral Lands to Sending Lands and
Receiving Lands, located south of lmmokalee Road and west of Wilson Blvd.
Rural Lands Stewardship Area (RLSA)
I. Stewardship Sending Area (SSA) Credit Assumptions:
a. Assume 95% of Flow-way Stewardship Areas (FSAs), Habitat Stewardship Ar-
eas (HSAs), Water Retention Areas (WRAs), and Rezones will become SSAs.
b. Credit calculations are based on mean values for each stewardship type.
c Credit calculations are based on layers removed to Ag 2 (on average).
d. Restoration Credits for designation (RI) will encompass 75% of land area.
e. Restoration Credits for completion (R2) will encompass 50% of land area.
The above entitles 56,365 acres of Stewardship Receiving Area, approximately
76% of "open area" (20% in Area of Critical State Concern - ACSC).
,
2. Stewardship Receiving Area (SRA) Assumptions:
a. Assume Towns, Villages, Hamlets and Compact Rural Developments (CRDs)
will develop at 3000, 700, 80 and 80 acres, respectively.
b. Assume Towns, Villages, Hamlets and CRDs will develop at densities of 3, 3,
1.5 and 1.5 DU/A.
c. Assume the mix of SRA type by acreage will be 50% Town or Village, and
50% Hamlet or CRD.
d. Assume a total of 5 Towns and 16 Villages.
e. Assume the dwelling unit mix will be 50% single family and 50% multi-
family.
3. Development outside SRAs:
a. For "Open lands" outside of the ACSC, assume: 12% Agriculture and 12%
Baseline development.
b. For "Open lands" within the ACSC, assume 40% Agriculture and 40%
Baseline Development.
Assume no baseline development inside Flow-way Stewardship Areas, Habitat Stew-
ardship Areas, or Water Retention Areas.
RLSA BUILD-OUT SUMMARY SHEET
Open Areas (not within ACSC):
Acres Dwelling Units (DUll
Ave Maria 4,995 11,000
4 Towns
16 Villages
Hamlets/CRD
Baseline
Agriculture
Subtotal
12,000
11 ,200
26,115
8,259
8.259
70,828
Open Areas (ACSC):
1,000
1,500
1,000
6,765
6,765
17,030
87,858
Village 500 (2)
Village 300 (5)
Hamlet/CRD (10)
Baseline
Agriculture
Subtotal
TOTAL RLSA
2005 Residential Build-out Study
36,000
33,600
39,173
1,652
-0-
121,425
3,000
4,500
1,500
1,353
-0-
10,353
131,778
G, Camp, David, 2005 B.D. Study
dw/March 2005
<1
Section I - Exhibit 3
Inventory of Approved Planned Unit Developments
April 2009
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Exhibit V.D.S/Table of Contents
Wilson Boulevard Commercial Sub-District
Growth Management Plan Amendment
Market-Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
S. Appendix
Wilson Boulevard Commercial Sub-District Market Study
II. EXISTING LAND USES
Exhibit V.D.5/Page II-1
Market conditions discussed in Section I of this Study, demonstrate clearly
that growth in the permanent population of the Corkscrew Planning Community
District (PCD) and the Rural Estates PCD will be sufficient to provide consumer
support for the emerging population within the area under study ("the study area").
Section II will detail the dimensions of study area commercial-use development.
The predictable needs of an increased study area population for goods and
services forecasts steady development of undeveloped commercial parcels along the
Immokalee Road (CR-846) and Wilson Boulevard corridors. When growth does occur
on undeveloped land approved for residential units, it will enhance the viability of
commercial uses proposed for the site now under consideration for the Wilson Boule-
vard Commercial Sub-District. Additionally, office space; repair and wholesale facili-
ties; hotels and motels; entertainment centers; and institutional uses -- such as
churches, nursing homes, and schools (public and private) -- will need to be accom-
modated as well on land made available for non-residential development.
Commercial Land-Use Inventory
The 2005 and 2007 Collier County Commercial Land Use Study, prepared by
the Comprehensive Planning Department as Appendix A-1 to the Future Land Use
Element Support Document, provides a detailed inventory of the location of all C-1,
C-2, C-3, C-4, and C-5 zoning, as well as PUD commercial, in Collier County.
A list of applicable 2.digit designations from the Collier County Property Ap-
praiser and Florida Department of Revenue (DOR) land use codes is displayed
throughout Section II to identify and describe inventoried land uses; all relevant
data is reported by Traffic Analysis Zone (TAZ), and by commercial land-use desig-
nations in effect in Collier County at the time ofthis writing (See Table 2.01).
Property-appraisal-based analysis presents certain difficulties in matching
commercially zoned acreage with acreage classified according to Property Appraiser
and DOR codes. Consequently, this analysis will limit the use of property-appraisal
data to site-specific determinations of acreage and the square-foot dimensions of ex-
isting structures only. Commercial acreage and structures, reported by the square-
foot dimensions of a building "footprint," will be the basis for the following analysis.
Characteristics of Commercial Land-Use in the Area Under Study
In order to document the need for new non-residential uses - commercial,
conditional-use, and public-service facilities n within the study area, it is necessary
to examine the study area's present pattern of non-residential development.
Specific land use designations within the Corkscrew and Rural Estates plan-
ning communities are listed beginning on page II-4. These designations are taken
from the 2005 and the 2007 Commercial Land Use Inventory.
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Wilson Boulevard Commercial Sub-District Market Study
Exhibit Y.D.5/Page II-2
Land use designations are derived from appraisal records and Geographic In-
formation Service (GIS) data provided by the Property Appraiser, Collier County's
Planned Use Development (PUD) inventory, and zoning maps. Metropolitan Plan-
ning Organization (MPO) documents provide additional information on each Traffic
Analysis Zone (TAZ) located in planning communities.
Section I has documented that non-residential land uses located in the study
area will be supported by a growing area population estimated to increase by 28,506
persons, or 143.72 percent, between 2000 and 2015 (see Table 1.01.1). Planning
Community populations as of April 1" for each year from 2000 to 2020 are exhibited
on the facing page.
Present land uses for the Corkscrew and Rural Estates planning communi-
ties - derived from the 2005 and the 2007 Commercial Land Use Inventory - are ex-
hibited on the pages that follow, accompanied by commercial zoning and the acreage
and square footage of existing non -residential land uses listed for the respective
planning communities.
Each land-use exhibit is accompanied by a facing-page listing of land-use
designations provided by the Property Appraiser; listed land uses will assist the
reader in identifying the current status of commercial activity for each listed parcel.
As noted above, applicable 2-digit designations - derived from Property Ap-
praiser and Florida Department of Revenue (DOR) codes - are provided to describe
each land uses; all data is reported by Traffic Analysis Zone (TAZ) and commercial
categories in effect in Collier County in 2005 and 2007 (See Table 2.01).
The analysis provides conclusive evidence that the present population of the
Corkscrew and Rural Estates planning communities is underserved.
The 2005 and 2007 commercial land use inventories demonstrates that well-
located shopping and personal-service vendors are presently unavailable to satisfy
the household needs of area residents.
The findings reported in Table 2.02 and Table 2.02 below are persuasive in
establishing that suburban Corkscrew and Rural Estates residents lack ready access
to an equivalent array of non-residential commercial amenities readily available to
residents of urban-commercial Collier County generally and the Urban Estates spe-
cifically.
Commercial zoning district non-residential square footage analyzed by plan-
ning community district is provided in Table 2.02: 2005 Commercial Land Uses and
Table 2.03: 2007 Commercial Land Uses.
* * *
--",---,-,,'~q----_.~_.-. ..-."-.--,,-----
Section 2 - Exhibit I
2005 Commercial Land Uses:
Corkscrew Planning Community District
Rural Estates Planning Community District
Wilson Boulevard Commercial Sub-District Market Study Exhibit V.D.5/Page II-4
Table 2.02
2005 Commercial Land Uses
Corkscrew Planning Community District (PC D) and Rural Estates PCD
General Summary: Study Area
Land Square
Use Collier Countv Commercial Land Use Cateaorv Feet Total Acres
10 "Vacant" 0 20.16
11 Stores 40,532 15.10
14 Supermarkets 0 0
16 Community Shopping Centers 20,356 2.55
17 Office Buildings (Non-professional, one-story) 0 0
18 Office Buildings (Non-professional, multi-story) 0 0
19 Professional Services Buildings 0 0
20 Airport and Marine Terminals, Piers, Marinas 3,235 4.70
21 Restaurants, Cafeterias 10,500 1.87
22 Drive-in Restaurants 3,136 1.00
23 Financial Institutions 0 0
24 Insurance Company Offices 0 0
26 Service Stations 0 424
27 Automotive Sales 0 0
29 Wholesale Outlets 7,156 4.31
30 Florists/Greenhouses 0 0
32 Enclosed Theater, Auditorium 0 0
34 Cultural and Entertainment Enclosed Area 0 0
35 Tourist Attraction/Permanent Exhibits 31,090 2.50
39 Hotels, Motels 193.311 17.57
Grand Total 309,316 74.00
" .. _.~'~._"...o.,~, "^,_,...~.~_____._
Table 2.01
COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES
Note: Three-digit numbers refer to Florida Land Use and Cover Classification Svstem, and !wo-
digit numbers refer to Collier Countv Prooertv Aooraiser's Land Use Codes and Florida Deoart-
ment of Revenue (DOR) Codes.
121 Retail Sales and Service
10 Vacant Commercial
11 Stores
12 Mixed Use (Store and Resident)
13 Department Stores
14 Supermarkets
15 Regional Shopping Centers
16 Community Shopping Centers
21 Restaurants, Cafeterias
22 Drive-In Restaurants
25 Repair Service Shops [excluding Automotive]
26 Service Stations
27 Automotive Sales
33 Nightclubs, Cocktail Lounges, Bars
122 Wholesale Sales and Services
29 Wholesale Outlets, Produce Houses. Manufacturing Outlets
30 Florists, Greenhouses
123 Office and Professional Services
17 Office Buildings [Non-professional, one-story]
18 Office Buildings [Non-professional, multi-story]
19 Professional Services Buildings
23 Financial Institutions (Banks, S&L's, Credit Services)
24 I nsurance Company Offices
124 Hotel and Motel
39 Hotels, Motels
125 Cultural and Entertainment
31 Drive-In Theater, Open Stadium
32 Enclosed Theater, Auditorium
34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas
35 Tourist Attractions, Permanent Exhibits, Other Entertainment
Other Miscellaneous.
20 Airport and Marine Terminals, Piers, Marinas
28 Mobile Home Parks and Parking Lots
38 Golf Courses, Driving Ranges
40 Vacant Industrial
41-47 Developed Industrial including Manufacturing
48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing
60 Grazing Land, Class I
66 Orchard Groves, Citrus, etc.
88 Federal Government
91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, RadiolTelevision
.
"Miscellaneous" items are listed for reader information only. "Other" code items
will assist the reader in identifying land uses not subject to analysis in Section III.
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Table 201
COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES
Note: Three-digit numbers refer to Florida land Use and Cover Classification Svstem, and !wo-
digit numbers refer to Collier Countv Propertv Appraiser's land Use Codes and Florida Depart-
ment of Revenue (OOR) Codes,
121 Retail Sales and SeNice
10 Vacant Commercial
11 Stores
12 Mixed Use (Store and Resident)
13 Department Stores
14 Supermarkets
15 Regional Shopping Centers
16 Community Shopping Centers
21 Restaurants, Cafeterias
22 Drive-In Restaurants
25 Repair Service Shops [excluding Automotive]
26 Service Stations
27 Automotive Sales
33 Nightclubs, Cocktail lounges, Bars
122 Wholesale Sales and Services
29 Wholesale Outlets, Produce Houses, Manufacturing Outlets
30 Florists, Greenhouses
123 Office and Professional SeNices
17 Office Buildings [Non-professional, one-story]
18 Office Buildings [Non-professional, multi-story]
19 Professional Services Buildings
23 Financial Institutions (Banks, S&l's, Credit Services)
24 Insurance Company Offices
124 Hotel and Motel
39 Hotels, Motels
125 Cultural and Entertainment
31 Drive-In Theater, Open Stadium
32 Enclosed Theater, Auditorium
34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas
35 Tourist Attractions, Permanent Exhibits, Other Entertainment
Other Miscellaneous'
20 Airport and Marine Terminals, Piers, Marinas
28 Mobile Home Parks and Parking lots
38 Golf Courses, Driving Ranges
40 Vacant Industrial
41-47 Developed Industrial including Manufacturing
48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing
60 Grazing land, Class I
66 Orchard Groves, Citrus, etc.
88 Federal Government
91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, RadiolTelevision
.
"Miscellaneous" items are listed for reader information only. "Other" code items
will assist the reader in identifying land uses not subject to analysis in Section III.
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Table 2,01
COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES
Note: Three-digit numbers refer to Florida land Use and Cover Classification Svstem, and two-
digit numbers refer to Collier Countv Propertv Appraiser's land Use Codes and Florida Depart-
ment of Revenue (OORl Codes.
121 Retail Sales and SeNice
10 Vacant Commercial
11 Stores
12 Mixed Use (Store and Resident)
13 Department Stores
14 Supermarkets
15 Regional Shopping Centers
16 Community Shopping Centers
21 Restaurants, Cafeterias
22 Drive-In Restaurants
25 Repair Service Shops [excluding Automotive]
26 Service Stations
27 Automotive Sales
33 Nightclubs, Cocktail lounges, Bars
122 Wholesale Sales and SeNices
29 Wholesale Outlets, Produce Houses, Manufacturing Outlets
30 Florists, Greenhouses
123 Office and Professional SeNices
17 Office Buildings [Non-professional, one-story]
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19 Professional Services Buildings
23 Financial Institutions (Banks, S&l's, Credit Services)
24 Insurance Company Offices
124 Hotel and Motel
39 Hotels, Motels
125 Cultural and Entertainment
31 Drive-In Theater, Open Stadium
32 Enclosed Theater, Auditorium
34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas
35 Tourist Attractions, Permanent Exhibits, Other Entertainment
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20 Airport and Marine Terminals, Piers, Marinas
28 Mobile Home Parks and Parking lots
38 Golf Courses, Driving Ranges
40 Vacant Industrial
41-47 Developed Industrial including Manufacturing
48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing
60 Grazing land, Class I
66 Orchard Groves, Citrus, etc.
88 Federal Government
91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, RadiolTelevision
.
"Miscellaneous" items are listed for reader information only. "Other" code items
will assist the reader in identifying land uses not subject to analysis in Section III.
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Section 2 - Exhibit 2
2007 Commercial Land Uses:
Corkscrew Planning Community District
Rural Estates Planning Community District
Table 2,01
COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES
Note: Three-digit numbers refer to Florida land Use and Cover Classification Svstem, and !wo-
digit numbers refer to Collier Countv Property Appraiser's land Use Codes and Florida Depart-
ment of Revenue (OOR) Codes.
121 Retail Sales and Service
10 Vacant Commercial
11 Stores
12 Mixed Use (Store and Resident)
13 Department Stores
14 Supermarkets
15 Regional Shopping Centers
16 Community Shopping Centers
21 Restaurants, Cafeterias
22 Drive-In Restaurants
25 Repair Service Shops [excluding Automotive]
26 Service Stations
27 Automotive Sales
33 Nightclubs, Cocktail lounges, Bars
122 Wholesale Sales and Services
29 Wholesale Outlets, Produce Houses, Manufacturing Outlets
30 Florists, Greenhouses
123 Office and Professional Services
17 Office Buildings [Non-professional, one-story]
18 Office Buildings [Non-professional, multi-story]
19 Professional Services Buildings
23 Financial Institutions (Banks, S&l's, Credit Services)
24 Insurance Company Offices
124 Hotel and Motel
39 Hotels, Motels
125 Cultural and Entertainment
31 Drive-In Theater, Open Stadium
32 Enclosed Theater, Auditorium
34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas
35 Tourist Attractions, Permanent Exhibits, Other Entertainment
Other Miscellaneous'
20 Airport and Marine Terminals, Piers, Marinas
28 Mobile Home Parks and Parking lots
38 Golf Courses, Driving Ranges
40 Vacant Industrial
41-47 Developed Industrial including Manufacturing
48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing
60 Grazing land, Class I
66 Orchard Groves, Citrus, etc.
88 Federal Government
91 Utility, Gas & Electricity, Telephone, Water/Sewer SeNice, RadiolTelevision
.
"Miscellaneous" items are listed for reader information only. "Other" code items
will assist the reader in identifying land uses not subject to analysis in Section III.
Wilson Boulevard Commercial Sub-District Market Study
Exhibit VO,5/Page 11-9
Table 2,03
2007 Commercial land Uses
Corkscrew and Rural Estates Planning Community Districts
General Summary: Study Area
land Square
Use Collier Countv Commercial land Use CateQorv Feet Total Acres
10 "Vacant" 0 229,93
11 Stores 32,847 11,64
12 Mixed Use (Store and Resident) 48,100 0,66
14 Supermarkets 0 0
16 Community Shopping Centers 20,356 2,55
17 Office Buildings (Non-professional, one-story) 0 0
18 Office Buildings (Non-professional, multi-story) 0 0
19 Professional Services Buildings 0 0
20 Marine Terminals, Piers, Marinas 3,235 5,30
21 Restaurants, Cafeterias 10,500 1,00
22 Drive-in Restaurants 3,136 9,24
23 Financial Institutions 0 0
24 Insurance Company Offices 0 0
26 Service Stations 0 4,24
27 Automotive Sales 0 0
28 Mobile Home Parks and Parking lots 7,159 548
29 Wholesale Outlets 0 0
30 Florists/Greenhouses 3,454 357
32 Enclosed Theater, Auditorium 0 0
34 Cultural and Entertainment Enclosed Area 0 0
35 Tourist Attraction/Permanent Exhibits 15,090 0
39 Hotels, Motels 193,311 17.57
Grand Total 337,188 291.18
Table 2,01
COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES
Note: Three-digit numbers refer to Florida land Use and Cover Classification SYstem, and !wo-
digit numbers refer to Collier Countv Property Appraiser's land Use Codes and Florida Depart-
ment of Revenue (DORl Codes.
121 Retail Sales and SeNice
10 Vacant Commercial
11 Stores
12 Mixed Use (Store and Resident)
13 Department Stores
14 Supermarkets
15 Regional Shopping Centers
16 Community Shopping Centers
21 Restaurants, Cafeterias
22 Drive-In Restaurants
25 Repair Service Shops [excluding Automotive]
26 SeNice Stations
27 Automotive Sales
33 Nightclubs, Cocktail lounges, Bars
122 Wholesale Sales and SeNices
29 Wholesale Outlets, Produce Houses, Manufacturing Outlets
30 Florists, Greenhouses
123 Office and Professional SeNices
17 Office Buildings [Non-professional, one-story]
18 Office Buildings [Non-professional, multi-story]
19 Professional SeNices Buildings
23 Financial Institutions (Banks, S&l's, Credit SeNices)
24 Insurance Company Offices
124 Hotel and Motel
39 Hotels, Motels
125 Cultural and Entertainment
31 Drive-In Theater, Open Stadium
32 Enclosed Theater, Auditorium
34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas
35 Tourist Attractions, Permanent Exhibits, Other Entertainment
Other Miscellaneous'
20 Airport and Marine Terminals, Piers, Marinas
28 Mobile Home Parks and Parking lots
38 Golf Courses, Driving Ranges
40 Vacant Industrial
41-47 Developed Industrial including Manufacturing
48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing
60 Grazing land, Class I
66 Orchard Groves, Citrus, etc.
88 Federal Government
91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, RadiolTelevision
.
"Miscellaneous" items are listed for reader information only. "Other" code items
will assist the reader in identifying land uses not subject to analysis in Section III.
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Table 2.01
COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES
Note: Three-digit numbers refer to Florida land Use and Cover Classification Svstem, and !wo-
digit numbers refer to Collier Countv Propertv Appraiser's land Use Codes and Florida Depart-
ment of Revenue (DORl Codes.
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10 Vacant Commercial
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12 Mixed Use (Store and Resident)
13 Department Stores
14 Supermarkets
15 Regional Shopping Centers
16 Community Shopping Centers
21 Restaurants, Cafeterias
22 Drive-In Restaurants
25 Repair SeNice Shops [excluding Automotive]
26 SeNice Stations
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33 Nightclubs, Cocktail lounges, Bars
122 Wholesale Sales and Services
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30 Florists, Greenhouses
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23 Financial Institutions (Banks, S&l's, Credit Services)
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124 Hotel and Motel
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88 Federal Government
91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, RadiolTelevision
.
"Miscellaneous" items are listed for reader information only, "Other" code items
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rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn ro ro m
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m~O'l~o)O'l~~~~~~mm~mmO'lmO'lm
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Table 2.01
COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES
Note: Three-digit numbers refer to Florida land Use and Cover Classification SYstem, and !wo-
digit numbers refer to Collier Countv Propertv Appraiser's land Use Codes and Florida Depart-
ment of Revenue (DORl Codes.
121 Retail Sales and SeNice
10 Vacant Commercial
11 Stores
12 Mixed Use (Store and Resident)
13 Department Stores
14 Supermarkets
15 Regional Shopping Centers
16 Community Shopping Centers
21 Restaurants, Cafeterias
22 Drive-In Restaurants
25 Repair SeNice Shops [excluding Automotive]
26 SeNice Stations
27 Automotive Sales
33 Nightclubs, Cocktail lounges, Bars
122 Wholesale Sales and SeNices
29 Wholesale Outlets, Produce Houses, Manufacturing Outlets
30 Florists, Greenhouses
123 Office and Professional Services
17 Office Buildings [Non-professional, one-story]
18 Office Buildings [Non-professional, multi-story]
19 Professional SeNices Buildings
23 Financial Institutions (Banks, S&l's, Credit SeNices)
24 Insurance Company Offices
124 Hotel and Motel
39 Hotels, Motels
125 Cultural and Entertainment
31 Drive-In Theater, Open Stadium
32 Enclosed Theater, Auditorium
34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas
35 Tourist Attractions, Permanent Exhibits, Other Entertainment
Other Miscellaneous'
20 Airport and Marine Terminals, Piers, Marinas
28 Mobile Home Parks and Parking lots
38 Golf Courses, Driving Ranges
40 Vacant Industrial
41-47 Developed Industrial including Manufacturing
48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing
60 Grazing land, Class I
66 Orchard Groves, Citrus, etc.
88 Federal Government
91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, RadiolTelevision
.
"Miscellaneous" items are listed for reader information only. "Other" code items
will assist the reader in identifying land uses not subject to analysis in Section III,
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~
w w w w w w w w w w w w w w W W ill W W W W ill W W W W W W
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ oc ~ ~ ~ ~ ~ ~ ~ oc ~ ~ ~
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~ 0 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ N ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ; ~ ~ N ~
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o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a 0 0 0 0 0 ~ ~ ~
m m m m m m m m m m m m m m m m m m m m m m m m m m m m
M M M M M M M M M M M M M M M M M M M M M M M M M M M M
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~
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N N N N N N N N N N ID N N N N N N N N N N N N N N N N N
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I I I I I I I I I I I I I I I I I I I I I I I I I I I I
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c c c c c c c c c c c c c c c c c c c c c c c c c c c c
0000000000000000000000000000
~ ~ ~ ~ ~ ~ & & & ~ & & ~ & & ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~
~~~~~~~~~~~~~~~~~~~~~~~~~~~~
f f ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~
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~~.E~~.E~~.E.E~.E~~.E~E.EE.E.E.E.E~E~~E
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Table 2.01
COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES
Note: Three-digit numbers refer to Florida land Use and Cover Classification Svstem, and !Wo-
digit numbers refer to Collier Countv Propertv Appraiser's land Use Codes and Florida Depart-
ment of Revenue mOR) Codes.
121 Retail Sales and SeNice
10 Vacant Commercial
11 Stores
12 Mixed Use (Store and Resident)
13 Department Stores
14 Supermarkets
15 Regional Shopping Centers
16 Community Shopping Centers
21 Restaurants, Cafeterias
22 Drive-In Restaurants
25 Repair Service Shops [excluding Automotive]
26 SeNice Stations
27 Automotive Sales
33 Nightclubs, Cocktail lounges, Bars
122 Wholesale Sales and SeNices
29 Wholesale Outlets, Produce Houses, Manufacturing Outlets
30 Florists, Greenhouses
123 Office and Professional SeNices
17 Office Buildings [Non-professional, one-story]
18 Office Buildings [Non-professional, multi-story]
19 Professional Services Buildings
23 Financial Institutions (Banks, S&l's, Credit Services)
24 Insurance Company Offices
124 Hotel and Motel
39 Hotels, Motels
125 Cultural and Entertainment
31 Drive-In Theater, Open Stadium
32 Enclosed Theater, Auditorium
34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas
35 Tourist Attractions, Permanent Exhibits, Other Entertainment
Other Miscellaneous'
20 Airport and Marine Terminals, Piers, Marinas
28 Mobile Home Parks and Parking lots
38 Golf Courses, Driving Ranges
40 Vacant Industrial
41-47 Developed Industrial including Manufacturing
48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing
60 Grazing land, Class I
66 Orchard Groves, Citrus, etc.
88 Federal Government
91 Utility, Gas & Electricity, Telephone, Water/Sewer SeNice, RadiolTelevision
.
"Miscellaneous" items are listed for reader information only. "Other" code items
will assist the reader in identifying land uses not subject to analysis in Section III.
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~
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Table 2,01
COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES
Note: Three-digit numbers refer to Florida land Use and Cover Classification SYstem, and !wo-
digit numbers refer to Collier County ProperlY Appraiser's land Use Codes and Florida Depart-
ment of Revenue (DOR) Codes.
121 Retail Sales and Service
10 Vacant Commercial
11 Stores
12 Mixed Use (Store and Resident)
13 Department Stores
14 Supermarkets
15 Regional Shopping Centers
16 Community Shopping Centers
21 Restaurants, Cafeterias
22 Drive-In Restaurants
25 Repair SeNice Shops [excluding Automotive]
26 Service Stations
27 Automotive Sales
33 Nightclubs, Cocktail lounges, Bars
122 Wholesale Sales and Services
29 Wholesale Outlets, Produce Houses, Manufacturing Outlets
30 Florists, Greenhouses
123 Office and Professional SeNices
17 Office Buildings [Non-professional, one-story]
18 Office Buildings [Non-professional, multi-story]
19 Professional SeNices Buildings
23 Financial Institutions (Banks, S&l's, Credit SeNices)
24 Insurance Company Offices
124 Hotel and Motel
39 Hotels, Motels
125 Cultural and Entertainment
31 Drive-In Theater, Open Stadium
32 Enclosed Theater, Auditorium
34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas
35 Tourist Attractions, Permanent Exhibits, Other Entertainment
Other Miscellaneous'
20 Airport and Marine Terminals, Piers, Marinas
28 Mobile Home Parks and Parking lots
38 Golf Courses, Driving Ranges
40 Vacant Industrial
41-47 Developed Industrial including Manufacturing
48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing
60 Grazing land, Class I
66 Orchard Groves, Citrus, etc,
88 Federal Government
91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, RadiolTelevision
.
"Miscellaneous" items are listed for reader information only, "Other" code items
will assist the reader in identifying land uses not subject to analysis in Section III,
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Wilson Boulevard Commercial Sub-District Market Study Exhibit V.D.5/Page II-16
Supportable Commercial Uses and Land Use Recommendations
New residential construction, supported by the area's expanding roadway
network, will likely accelerate demand for accessible, well-located commercial-use
centers providing for the household and personal service needs of present and future
residents.
Growing consumer pressures generated by future residents should foster ad-
ditional demand for new commercial and conditional-use space, likely exceeding the
demand generated by additional residents absorbed within existing study area
neighborhoods.
In order to evaluate commercial and conditional uses presently available to
serve the needs of the area's growing neighborhoods, this Study has applied the fol-
lowing standards likely to be employed during the plan-amendment or rezoning
process to determine the viability of locating the Wilson Boulevard Commercial Sub-
District on the subject site:
1. Adequacy of available infrastructure capacity (Section I}; and
2. The amount, type and location of existing zoned and developed commercial
uses in proximity to the subject site (Section II).
In sum, the subject site is well situated for development of a retail facility
clearly compatible with adjacent residential neighborhoods. Located near two (2)
large "suburban" communities - Orange Tree and Ave Maria -- the site is suitable
for limited retail commercial providing convenience services.
A summary of area Planned Unit Development (PUD) activity - permitted
but undeveloped, and developed as of August 1, 2009 - is provided on the facing
page. At the time of this writing, 4.18 acres of the 1,049 acres available for develop-
ment has been developed; correspondingly, 33,500 square feet of the available
1,747,500 square feet is developed and now providing goods and services to area resi-
dents and the traveling public.
Section III of this Market-Conditions Study will be devoted to an analysis of
retail demand in the area under study. Developed commercial acreage will be com-
pared "supportable" acreage based on an analysis of study area population and eco-
nomic growth. Data provided in Section II is confined to demonstrating existing de-
velopment only.
Land Use Recommendations
The following retail classifications can be considered both consistent with the
purpose and intent of applicable zoning standards and appropriate uses proposed for
development on the subject site. Uses shall be limited to the following:
. Automotive Service Station;
. Convenience Store(s);
Wilson Boulevard Commercial Sub-District Market Study Exhibit V,D.5/Page II-17
. Drug Store;
. Restaurants, including fast food restaurants, but not drive-in restaurants;
. Shopping Center; and
. Other uses compatible in nature with the foregoing list of permitted principal
uses, as may be determined by the Collier County Board of Zoning Appeals
(BZA).
* * *
Subsequent sections will conclude the analysis of the study area as follows:
Section III: Analyzes retail demand,
Section IV: Summarizes study fmdings and recommendations, and
Section V: Provides an Appendix with supplementary documentation.
Exhibit V.D.S/Table of Contents
Wilson Boulevard Commercial Sub-District
Growth Management Plan Amendment
Market-Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
S. Appendix
Wilson Boulevard Commercial Sub-District Market Study Exhibit V.D.5/Page III-1
III. RETAIL DEMAND FORECASTS
The analysis of retail demand reported below for application to the subject
Primary Trade Area (PTA) commences with population and household-size projec-
tions derived from the University of Florida's Bureau of Economic and Business Re-
search (BEBR) estimates.
A recent example of the standard retail demand methodology demonstrated
in Section III applies specifically to the Rural Estates Planning Community District
(PCD) in the form of a Commercial Demand Studv for the Golden Gate Area (Octo-
ber. 2003), conducted by the Comprehensive Planning Department; it included all of
the subject geographic areas incorporated in the Golden Gate Area Master Plan
(GGAMP) Restudy completed in 2003.
The 2003 Commercial Demand Study, conducted by the Comprehensive
Planning Department, is the primary resource used in this Section III analysis. The
2003 Demand Study reassessed an earlier study completed in May 1988. Retail de-
mand calculations for the Wilson Boulevard Commercial Sub-District derived from
the 2003 Commercial Demand Study are appended to Section III beginning on page
III-O.
The sole purpose of appending the 2003 Demand Study in this analysis is to
provide an independent, county-sponsored assessment of retail demand to establish
whether retail capacity forecasted can be considered historically predictable to meet
the goods and services needs of a majority of study area residents residing in the
platted Rural Estates.
Matching forecasted demand against minimum growth in study area retail
outlets will reveal a retail commercial deficit existed in the Rural Estates PCD at
the time of the publication of the 2003 Demand Study. The commercial inventory for
the study area reported in Section II appears to confirm that that deficit continued
to 2005, two years following its publication.
Calculating Retail Demand for the Primary Trade Area (PTA)
Analysts examining the retail-demand calculations that follow should be
mindful of the important definitions listed below.
Per-caoita-income (PCI): PCI data is derived from Woods & Poole Economics,
Inc. and PCI forecasts are in "constant" dollar amounts. Generally, the PCI in the
study areas are upwards of one-third lower than the countywide PCI. Expenditure
estimates are incorporated into a step-by-step analysis of commercial acreage and
square footage required to satisfy forecasted demand. Demand calculations are
based upon documented sales-per-square-foot (SPF) for commercial space and a den-
sity determination, expressed as a floor-area ratio (FAR), to predict the acreage re-
quirement for the entire area under study.
Wilson Boulevard Commercial Sub-District Market Study Exhibit V.D.5/Page III-2
Sales Per Sauare Foot (SPF): An earlier estimate of sales per square foot was
determined to be $220.87 according to calculations made by the County's Compre-
hensive Planning Department and based upon 1995 Collier County measurable sales
of $3,223,592,288 divided by 14,594,655 sq. ft. of commercial space (Unincorporated
County: 10,347,911 sq. ft.; City of Naples: 4,246,744 sq. ft.).
The SPF calculation in the 2003 Demand Study reflects property-appraiser
defined land uses that correspond closely to the U. S. Census definition of retail-
sales outlets. The 2003 Study determined the SPF to be $223.56 based on retail
sales of $3,431,270,000 and a countywide commercial square-footage estimate of
15,348,589 square feet. For the purposes of the retail-demand calculations that fol-
low, the SPF is rounded up to $225.00, leading to a more conservative demand fore-
cast.
Floor Area Ratio (FAR): The FAR is defined as the percent oflot coverage, or
the ratio of retail floor area to overall land area. The Comprehensive Planning De-
partment determined that the FAR for the study area ranged from 18.82 percent to
21.65 percent depending on whether hotels/motels and theaters are included or ex-
cluded from the analysis. Correspondingly, a FAR of 20.00 percent was utilized in
the conversion of supportable square feet to supportable commercial acreage.
For the purposes of this analysis, a FAR of 0.2000 will be utilized for the
years 2000 to 2015. Twenty percent (20%) of any subject site or parcel will be con-
sidered to be the floor space of a commercial structure and the remaining 80% will
be devoted to secondary uses, i.e. open space, parking, and stormwater management.
Dwelline: Units (DD): An estimate calculated by dividing projected population
by persons-per-household (PPH) data from the 2000 U.S. Census for the period 2000
to 2015.
Dwelline: Unit Income (DUD: An estimate calculated by multiplying per cap-
ita income by persons-per-household.
Total Area Income (TAD: An estimate calculated by multiplying by dwelling-
unit household income by the number of dwelling units.
Retail Exnenditure eRE) Forecast: Determined by the 2003 Demand Study_to
be 35% of total personal income. The 35-percent share of personal income is applied
to TAl to forecast retail expenditures for each of the study areas for each of the ana-
lyzed time periods: 2000,2005,2010, and 2015.
Retail Demand Calculation eRDC): Calculation of the acreage required to sat-
isfy forecasted retail demand as measured by sales per square foot and the ratio of
retail floor area to overall land area, or FAR, is determined by application of the fol-
lowing procedures:
Wilson Boulevard Commercial Sub-District Market Study Exhibit V.D.5/Page III-3
1. Dividing projected sales by sales per square foot to determine supportable
square feet;
2. Multiplying supportable square feet by 1.05 for the normal 5 percent vacancy
factor; and
3. Dividing the total square feet by 43,560, the square feet in an acre, and the
Floor Area Ratio (FAR) to determine the acreage requirement for each ana-
lyzed geographic area -- the Urban Estates (Study Area 1) and the Golden
Gate Estates (Study Area 2, Study Area 3, and Study Area 4).
Retail Commercial Demand Exhibited in ZIP Code 34120
Geographically, ZIP Code 34120 occupies the northern two-thirds ofthe study
area and includes substantial parts of the Corkscrew and Rural Estates communi-
ties. A demand analysis of ZIP Code 34120 will add another dimension to study-area
estimates of commercial acreage required by new study area households. In 2000,
12,062 persons reside there, or 5.61 percent of population of unincorporated Collier
County. However, if estimates for ZIP 34120 reflected the augmented percentage
growth projected by County planners for the Corkscrew and Rural Estates its pro.
jected population growth would be significantly greater, and more likely representa-
tive of actual resident growth in ZIP 34120. Complementary demand analysis have
been calculated using both a "static" growth rate and an augmented growth rate as
demonstrated below:
Table 3.01,1
COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2015)
Estimated Population Growth in Zip Code Area 34120 (See Section I, Table 1.02.1)
(Estimates Based on a Static Base of 5.61% of the Unincorporated County Population 1)
2000 2005 2010 2015
Population Projections 12,062 15,659 17,551 20,344
Per Capita Income' $20,306 $23,005 $26,062 $29,526
Persons Per Dwelling Unit" 3.15 3.15 3.15 3.15
Dwelling Units' 3,823 4,429 4,964 5,754
Dwelling Unit Income $63,964 $72,466 $82,095 $93,007
Total Area Income $244,534,372 $320,951,914 $407,519,580 $535,162,278
Retail Demand Forecast:
Retail Expenditures $85,587,030 $112,333,170 $142,631,853 $187,306,797
Sales Per Square Foot $225.00 $244.00 $264.00 $285.00
Supportable Square Feet 380,387 460,382 540,272 657,217
Supportable Square Feet 399,406 483,401 567,286 690,078
Floor Area Ratio (FAR) 0.2000 0.2000 0.2000 0.2000
Supportable Acreage 45.86 55.49 65.12 79.21
Zoned Commercial Acreage 44.103 40.45' 47,86' ..
Developed Acre Surplus (Deficit) 1.76 (15.04) (17,26) ..
Wilson Boulevard Commercial Sub-District Market Study Exhibit V.D.5/Page III-4
Table 3,01.2
COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2015)
Estimated Population Growth in Zip Code Area 34120 (See Section I, Table 1.02.2)
(Estimates Based on Population Increases for Corkscrew pee and Rural Estates pce")
2000 2005 2010 2015
Population Projections 12,062 33,912 38,183 48,349
Per Capita Income $20,306 $23,005 $26,062 $29,526
Persons Per Dwelling Unit 3.15 3.15 3.15 3.15
Dwelling Units2 3,823 10,561 10,800 15,349
Dwelling Unit Income $63,964 $72,466 $82,095 $93,007
Total Area Income $244,534,372 $765,313,426 $886,626,000 1,427,564,443
Retail Demand Forecast:
Retail Expenditures $85,587,030 $267,859,699 $310,319,100 $499,647,555
Sales Per Square Foot $225,00 $244.00 $264.00 $285.00
Supportable Square Feet 380,387 1,097,786 1,175,451 1,753,149
Supportable Square Feet 399,406 1,152,675 1,234,223 1,840,806
Floor Area Ratio (FAR) 0.2000 0.2000 0.2000 0.2000
Supportable Acreage 45.86 132.31 141.67 211.30
Zoned Commercial Acreage 44.103 40.45' 47.86' ..
Developed Acre Surplus (Deficit) 1.76 (91.86)
Sources: 1) Section I, Table 102.1 and Table 102.2.
2) Derived from ZIP Code 34120 Tabulation Area, 2000 U. S. Census.
3) Zoned acreage derived from the 2003 Demand Study.
4) Zoned acreage derived from the 2005 and 2007 Commercial land Use Inventory,
excluding "Vacant" acreage (DOR 10) and Hotels, Motels (DOR 39), and adding
4.18 PUD-commercial acreage reported in August 2009.
(93.81)
..
***
A calculation of retail demand has been applied to the Primary
Trade Area (PTA).
The following Table 3.02 employs the same methods as evidenced in
the 2003 Demand Study for the GGAMP and the analysis provided above
for ZIP 34120. Supporting data has been carefully footnoted.
Calculated demand estimates a PTA-acreage deficit of 13.66 acres in
2007 and a 14.22-acre deficit in 2010.
In sum, it can be concluded fairly that sufficient demonstration of
support exists for the development of 40,000 square foot convenience cen-
ter on the 5.1-acre site proposed for the Wilson Boulevard Commercial Sub-
District.
PTA Demand Analysis Dwelling Unit Population by Traffic Analysis Zone 2000 U. S. Census
TAl SFDU SF POP SFOAUTO SF1AUTO SF2AUTO MFDU MFPOP MFOAUTO MF1AUTO ~
214 248
215 370
216 332
217 60
393 170
394 110
395 82
396 394
397 39
398 126
399 229
400 213
401 54
402 0
838
1184
1068
152
526
325
241
1189
112
313
637
673
110
o
o
82
3
18
o
82
5
18
o
26
58
74
o
74
11
26
o
21
10
79
2
18
15
80
o
100
11
o
o
79
22
21
2
18
80
6
o
21
79
o
o
21
79
o
2
18
80
o
2
80
37
18
2
18
80
16
27
145
24
48
43
31
106
11
o
o
o
133
o
o
o
o
100
o
o
100
16
47
37
16
47
37
o
42
58
o
6
94
o
o
o
42
58
o
6
94
o
42
58
o
42
58
o
6
94
o
6
94
o
6
Wilson Boulevard Commercial Sub-District Market Study Exhibit V.D.5/Page 1II-5
Table 3.02
COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2015)
Estimated Permanent Population and Economic Growth
Wilson Boulevard Commercial Sub-District Primary Trade Area (PTA)
2000 2007 2010 2015
Population Projections 7,220' 11,7503 14,9085 20,1725
Per Capita Income $20,3062 $23,005 $26,062 $29,526
Persons Per Dwelling Unit 3.08' Various by TAZ 3.08 3.08
Dwelling Units 2,344' 4,3194 4,840 6,549
Dwelling Unit Income $62,543 $72,466 $80,271 $90,940
Total Area Income $146,600,792 $312,980,654 $388,511,640 $595,566,584
Retail Demand Forecast:
Retail Expenditures $51,310,277 $109,543,229 $135,979,074 $208,448,304
Sales Per Square Foot $225.00 $244.00 $264.00 $285.00
Supportable Square Feet 228,046 448,948 515,072 731,398
Supportable Square Feet' 239,448 471,395 540,826 767,968
Floor Area Ratio (FAR) 0,2000 0.2000 0.2000 0.2000
Supportable Acreage 27.48 54.11 62.08 88.15
Zoned Commercial Acreage 44.103 40.454 47.864 ..
Developed Acre Surplus (Deficit) 16.62 (13,66) (14.22) ..
Sources: 1) ZDATA1 File for Traffic Analysis Zones, 2000 U. S. Census (See facing page).
2) Per capita income derived from ZIP Code 34120 Tabulation Area, 2000 U. S. Census.
3) Population derived from Wilson Sub-District Market Study Table 1.07.
4) Dwelling Units derived from estimates provided by the VBRlHorizon Study.
5) Extrapolated from an 8.76% per year growth rate for the period 2000 to 2007.
Section 3 Appendixes
2003 GGAMP Commercial Demand Study
MAP 1
GOLDEN GATE AREA MASTER PLAN
STUDY AREAS
COLLIER COUNTY, FLORIDA
SruOYAl!Elt
;'''-------J
HENDRr co.
COLUER co.
~
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LJ.KE
m,<FFORD
N
c, "*, .-J
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FU;CQM>-98J)W; O"'TE:ll/20C>4
Wilson Boulevard Commercial Sub-District Market Study Exhibit V.D.5/Page 111-7
Section III Appendix
The Collier County 2003 Commercial Demand Studv for the Golden Gate Area con-
cluded:
Currently, Study Area 1 (Urban Estates) contains most of the avail-
able commercial land for the entire area. Approximately 84% of the
total existing commercial acreage is located in Study Area 1. Accord-
ingly, Study Area 1 is the only sub-area to possess a surplus of com-
mercial space in 2005 (25.06 acre surplus). On the other hand,
study areas 2-4 are all characterized by deficient amounts of
commercial acreage (bold added).
A map describing the boundaries of these study areas faces page III-3. It includes
the Rural Estates Planning Community District (PCD), represented by Study Area
2, Study Area 3, and Study Area 4. The fIrst of the commercial land-use calculations
is demonstrated below for the Urban Estates PDC (Study Area 1).
. . .
Table 3.00.1
COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2015)
Estimated Growth in Study Area 1 (Urban Estates)
Population Projections
Per Capita Income
Persons Per Dwelling Unit
Dwelling Units
Dwelling Unlllncome
Total Area Income
2000
27,719
$28,117
2.46
11,285
$69,064
$779,376,532
2005
39,492
$30,541
2.46
16,078
$75,019
$1,206,115,477
2010
46,089
$33,041
2.46
18,763
$81,158
$1,522,797,855
2015
53,090
$35,566
2.46
21,614
$87,361
$1,888.198,769
Retail Demand Forecast
Retail Expendllures (RE) $272,781,786 $422,140,417 $532,979,249 $660,869,569
Sales Per Square Foot (SPF) $225.00 $244.00 $264,00 $285.00
Supportable Square Feel(SSF) 1,212,363 1,727,267 2,015,804 2,322,036
Supportable Sq. Ft. (5% vacant) 1,272,982 1,813,630 2,116,594 2,438.138
Floor Area Ratio (FAR) 0.2000 0.2000 0.2000 0.2000
Supportable Acreage (SA) 146.12 208,18 242.95 279.86
Zoned Commercial Acreage +233.24 +25.06 (9.71) (46.62)
Source: Collier County Comprehensive Planning Department,
Commercial Demand Study for the Golden Gate Area (October, 2003)
MAP 1
GOLDEN GATE AREA MASTER PLAN
STUDY AREAS
COLLIER COUNTY, FLORIDA
HENDR Y co.
COLUER co.
S1U~r ...~t...
~
j \
l~ \ LEE CO.
l \ COLLIER Co.
~I
"
1-75
~
2 ~
'" 0
"- ,
~ '. \
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\l I
i
"'l'
WL lObI.
Pl'D"Jl/'!fI)B"TlllUtI'lllCli"'ItDlEl:HNICALSlJPPU"lSKna\I
~~PllDiTAKDnl\'!Rl;ItN~N"IJ<L'5EJt\o\CfSa""!i1lJro1
fIlE; ",*-W.()Ir; GAlE: 11/20(14
Wilson Boulevard Commercial Sub-District Market Study Exhibit V.D.5/Page III-8
Table 3.00.2
COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2015)
Estimated Growth In Study Area 2
2000 2005 2010 2015
Population Projections 5,278 7,520 8,776 10,109
Per Capita Income (PCI) $25,451 $27,645 $29,908 $32,194
Persons Per Dwelling Unit (PPDU) 3.04 3.04 3,04 3.04
Dwelling Units (DU) 1,734 2,470 2,883 3,321
Dwelling Unit Income (DUI) $77,476 $84,156 $91,044 $98,002
Total Area Income (TAl) $134,331,689 $207,883,479 $262,486,175 $325,445,894
Retail Demand Forecast:
Retail Expenditures (RE)
Sales Per Square Foot (SPF)
Supportable Square Feet (SSF)
Supportable Sq. Ft. (5% vacancy)
Floor Area Ratio (FAR)
Supportable Acreage (SA)
Zoned Commercial Acreage
$47,016,084
$225.00
208,960
219,408
0.2000
25.18
1.79
$72,759,218
$244.00
297,708
312,593
0.2000
35.88
$91,863,161 $113,906,063
$264,00 $285.00
347,440 400,221
364,812 420,232
0.2000 0.2000
41,87 48.24
(40.08) (46.45)
(34,09)
...
Table 3.00.3
COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2015)
Estimated Growth in Study Area 3
2000 2005 2010 2015
Population Projections 7,640 10,885 12,703 14,633
Per Capita Income (PCI) $26,705 $29,007 $31,381 $33,780
Persons Per Dwelling Unit (PPDU) 2,90 2.90 2.90 2.90
Dwelling Units (DU) 2,632 3,750 4,376 5,041
Dwelling Unit Income (DUI) $77,516 $84,199 $91,080 $98,052
Total Area Income (TAl) $204,026,155 $315,738,405 $398,639,910 $494,295,015
Retail Demand Forecast:
Retail Expenditures (RE) $71,409,154 $110,508,442
Sales Per Square Foot (SPF) $225.00 $244.00
Supportable Square Feet (SSF) 317,374 452,166
Supportable Sq. Ft. (5% vacancy) 333,243 474,774
Floor Area Ratio (FAR) 0.2000 0.2000
Supportable Acreage (SA) 38.25 54.50
Zoned Commercial; Acreage 42.31 (12.19)
Source: Collier County Comprehensive Planning Department,
Commercial Demand Study for the Golden Gate Area (October, 2003)
$139,523,969 $173,003,255
$264,00 $285.00
527,700 607,865
554,085 638,259
0,2000 0.2000
63,60 73.26
(21.29) (30.95)
MAP 1
GOLDEN GATE AREA MASTER PLAN
STUDY' AREAS
CDLLlER COUNTY, FLDRIDA
STUDY"'IIO
)~-J
I
HENDRY CO.
COWER co.
~
LAKE f\
lR"'FrOR~
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';,.! 1 COLLIER co.
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Fli:C(:WP-tlfl)Wl; DA~I1~
Wilson Boulevard Commercial Sub-District Market Study Exhibit V.D.5/Page III-9
Table 3.00.4
COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2015)
Estimated Growth In Study Area 4
Population Projections
Per Capna Income (PCI)
Persons Per Dwelling Unn (PPDU)
Dwelling Units (DU)
Dwelling Unn Income (DUI)
Total Area Income (TAl)
Retail Demand Forecast:
Retail Expendnures (RE)
Sales Per Square Foot (SPF)
Supportable Square Feet (SSF)
Supportable Sq. Ft. (5% vacancy)
Floor Area Ratio (FAR)
Supportable Acreage (SA)
Zoned Commercial Acreage
2000
1,000
$26,069
3,12
321
$81 ,230
$28,068,763
$9,124,067
$225.00
40,551
42,579
0.2000
4.89
0.00
2005
1,425
$28,316
3.12
457
$88,233
$40,342,424
$14,119,848
$244.00
57,774
60,663
0.2000
6.96
(6.96)
. . .
2010
1,663
$30,634
3.12
534
$95,454
$50,934,888
$17,827,211
$254.00
67,425
70,796
0.2000
8.13
(8.13)
2015
1,915
$32,975
3.12
615
$102,749
$63,156,901
$22,104,915
$285.00
77,668
81,551
0.2000
9.36
(9.36)
Table 3.00
COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2015)
Aggregated Retail Growth for the Entire Golden Gate Estates Study Area
(Incorporates Study Area 1, Study Area 2, Study Area 3, and Study Area 4)
2000
2005
2010
2015
Population Projections
Average Per Capita Income (PCI)
Persons Per Dwelling Untt (PPDU)
Dwellin9 Units: Study Area Total
Dwelling Unn Income (DUI)
Total Area Income (TAl)
41,637
$26,586
2.88
15,972
$76,560
$1,222,788,260
59,321
$28,878
2.88
22,755
$83,161
$1,892,312,362
69,230
$31,241
2.88
26,556
$89,967
$2,369,165,267
79,747
$33,629
2.88
30,590
$96,843
$2,962,454,210
Retail Demand Forecast:
Retail Expendnures (RE) $400,331,092 $619,527,925 $782,193,590 $969,883,802
Sales Per Square Foot (SPF) $225.00 $244.00 $264.00 $285.00
Supportable Square Feet (SSF) 1,779,249 2,534,915 2,958,368 3,407,790
Supportable Sq. Ft. (5% vacant) 1,868,212 2,661,661 3,106,286 3,578,180
Floor Area Ratio (FAR) 0.200 0.200 0.200 0.200
Supportable Acreage (SA) 214.44 305.52 356.55 410.72
Zoned Commercial Acreage 277.34 (28.18) (79.21) (133.38)
Source: Collier County Comprehensive Plannin9 Department,
Commercial Demand Study for the Golden Gate Area (October, 2003)
Wilson Boulevard Commercial Sub-District Market Study Exhibit V.D.5/Page III-lO
The 2003 Demand Studv states further that:
In short, these findings suggest that population and income growth
can support additional commercial space within the Golden Gate area.
However, other factors deserve careful consideration when interpret-
ing these results. Namely, availability of real estate immediately ad-
jacent to the study areas is recognized in helping to serve retail needs.
Nonetheless, even when considering these adjacent retail cen-
ters, each study area is of adequate size to support what is
typically characterized as a neighborhood and/or community
shopping center (bold added).
An overall expression of retail demand can account for zoned commercial acreage in
the study area and calculate its net commercial acreage deficit and supportable
square footage. For the summary table provided below, non-conforming commercial
uses are not included in the calculation. Only Traffic Analysis Zones exclusive to the
area under study are included when accounting for the Zoned Commercial Acreage.
Table 3.03 below demonstrates overall area retail demand for the area covered by
the GGAMP. It provides an estimate of the net deficit in commercial acreage, and
calculates the supportable square feet of retail.
Table 3.03
OVERALL COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2015)
2000 2005 2010 2015
Population Projections 28,775 50,780 76,564 98,769
Average Per Capita Income (PC I) $26,586 $28,878 $31,241 $33,629
Persons Per Dwelling Untt (PPDU) 2.88 2.88 2.88 2.88
Dwelling Untts: study Area Total 9,991 17,632 26,585 34,295
Dwelling Untt Income (DUI) $76,568 $83,169 $89,967 $96,852
T olal Area Income (TAl) $764,990,888 $1,466,435,808 $2,391,772,695 $3,321,539,340
Retail Demand Forecast
Retail Expendttures (RE) $267,746,811 $513,252,533 $837,120,443 $1,162,538,569
Sales Per Square Foot (SPF) $225.00 $244.00 $264.00 $285.00
Supportable Square Feet (SSF) 1,189,986 2,103,494 3,170,911 4,079,083
Supportable Sq. Ft. (5% vacanl) 1,249,485 2,208,669 3,329,456 4,283,037
Floor Area Ratio (FAR) 0.200 0.200 0.200 0.200
Supportable Acreage (SA) 143.42 253.52 382.17 491.62
Zoned Commercial Acreage .. 96.43 96.43 96.43
Commercial Acreage Deflcit .. (157.09) .. ..
The demand calculation demonstrated above establishes the net deficit in
commercial acreage within the Urban Estates and Rural Estates planning communi-
ties is 157.09 acres for the year 2005 only.
Exhibit V.D.S/Table of Contents
Wilson Boulevard Commercial Sub-District
Growth Management Plan Amendment
Market-Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
S. Appendix
Wilson Boulevard Commercial Sub-District Market Study
Exhibit V.D,5/Page IV-I
PROBLEM SETTING & FINDINGS
1. The findings of this Market Study demonstrate clearly that it is in the interest of
those living within the Primary Trade Area (PTA), as defined in Section l, that a
commercial center with a compatible mix of retail goods and services, to be known as
the Wilson Boulevard Commercial Sub-District, be developed on the subject 5.l-acre
site southeast of the intersection of lmmokalee Road (CR-846) and Wilson
Boulevard.
2. Expansion of commercial development to provide needed goods and services to
residents of the study area generally will likely be driven by:
. The spacing requirements of automotive service stations, drug store and
restaurant chains;
. The emergence of commercial and residential development in the general
area surrounding the subject site;
. The as yet unannounced plans of adjacent land owners to develop completing
centers that are planned but currently undeveloped for commercial uses; and
. The completion of programmed highway capacity improvements by the year
2015 permitting increased automotive traffic to be well accommodated within
the study area's roadway network.
3. This analysis supports a finding that the primary-trade area defined for the Sub-
District can accommodate easily two Neighborhood Centers. Based on this finding, it
is reasonable to conclude that the Sub-District site is an appropriate site for a viable
Neighborhood Center of approximately 40,000 square feet of retail space available
for tenant lease or purchase.
RECOMMENDATIONS
1. The future plans of retail outlets, existing and proposed, located in reasonable
proximity of the planned Wilson Boulevard Sub-District should be evaluated
carefully to determine if a portion of the site could be developed in a manner that
addresses the relocation plans of convenience and/or drug store chains that would be
well served by locating one of their highly-visible, free-standing outlets at a high-
traffic location like the intersection of CR-846 and Wilson Boulevard.
2, A plan should be developed that will, at a minimum, anticipate the response(s) of
those living in adjacent neighborhoods to proposed commercial development of a
Neighborhood Center on the Sub-District site in order to address neighborhood
concerns likely to be expressed at future public hearings held to consider a zoning
application.
Exhibit V.D.S/Table of Contents
Wilson Boulevard Commercial Sub-District
Growth Management Plan Amendment
Market-Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
S. Appendix
LEGEND
en . lNFlU-CClMMERClAl. ~ SH'TLEMfNTAREA
<-
~ . 0 GOLOENGATE
,. ACTl'vITYCENTEIl ESTATES
. G<X..DtNCATEPARICWAY . NRPAOVEFlLAY
PRa='ESSlON.o.LOfF'JCE
COWWERClA!.SUBDlSTRICr
. SNlTABARBAAA . OOWNTOWNCENTER
ca.t.lERaALSI18DlSTRICT COMMERClilLSU!IDrSTRICT
0 UlSNlRESIOENTIAI. . COLLIER90uLEVA.RQ
COIolMERClAlSUBDlSlRICT
. RAI<<lAu.SOUlEVARO 0 NEIGHBORHOOD
COI.IolERa..... SUQOISTR1CT CENTERS
. P1NERlDCEROAO
IlllXEDUSESUBPIS1JlICT ,.,....,
. RESIDENTIAl
IlESTERNESTAlES \ , DENSITY BAND
lNnu.!MIOISTRICT ....
. lNTERaiAHGE ACl1V1TYCOHER
ASDESCRrBEDIH COOtHYWlDE
c:a.f>RD.ltHSlYEPLAN.
en ~ MSlIIAPCl,NNOTBE:INll:RPRUED'M1HOUTlHEllOALS.
'" OlI.ECll'oG,POI.Ia[sANDl>>lDUSEocsr~TDIDESC::RIPllOH
~ SECnCHOF"THtGtllDENGATtWAIoIA$IEftPl..AN,
,.
MAP 2
GOLDEN GATE AREA
FUTURE LAND USE MAP
en Q
'" ~
...
,. 0
z
~
~
Q
~
~
0
~
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< IN7'.ERsTA.'l'E-'l'1
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NAPLES IMMOKALEE ROAD
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~= ftllINA"",T991
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en ~""" ~8.1Ull
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-- - 0CTtlBER2B,:roo.
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11.11. 2 III
F>REPARc:D ay, GRAPHICS ~ND "lE:CHNICAl. SUPPORT seCTION
COI.lllUWITYDf\lELDPllEJ.lT AND ENI/IROHt.lENTAl SERI'ICES DII'ISION
rU:Cllf1.t.I-~_l.D'M: DATE:3(2Oo!l
R 26 E
R 27 E
6
R 28 E
""
.--..-----
~
GOLDEN GATE ESTATES
NEIG HBORHOOD CENTERS
Collier County, Florida
IMMOKALEE ROAD
OIL WELL ROAD
IMMOKALEE ROAD
'5:
~
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Z
o
en
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GOLDEN GATE BOULEVARD
WHITE BLVD,
o
>
-'
OJ
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w
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-'
o
c
INTERSTATE - 75
AMENDED - SEPTEMBER 10, 2003
Ord. No. 2003-44
AMENDED - OCTOBER 26, 2004
Ord. No. 2004- 71
GOLDEN GATE ESTATES
NEIGl-/BQRHOOO CENTERS
LEGEND
PREPARED BY, GRAPHICS AND TECHNICAL SUPPORT SECTION
COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION
FILE: GGMP-47.DWG DATE: 11/2004
_ NEIGHBORHOOD
CENTERS
o
1 MI
2 "'
MAP 12
WILSON BOULEV ARD/GOLDEN GATE BOULEVARD CENTER
Collier County, Florida
~
IMMOKALEE
ADOPTED - SEPTEMBER 10, 2003
(Oed, No, 2003-44)
AMENDED - JANUARY 25, 2007
(Oed, No, 2D07-19)
AMENDED - DECEMBER 4, 2007
(Ord. No. 2007-76)
LEGEND
~
GOLDEN GATE
ESTATES
~
SETTLEMENT
AREA
I
o
I
1/2 MI.
I
1 MI.
o
NEIGHBORHOOD
CENTER
PREPARED BY; GRAPHICS AND TECHNICAL SUPPORT SECTION
COMMUNITY DEVElOPlAENT AND ENVIRONMENTAL SERVICES DIVISION
FILE: GGMP-43~2007_3.DWG DATE: 12/2007
MAP 13
IMMOKALEE ROAD/EVERGLADES BOULEVARD CENTER
Collier County, Florida
IMMOKALEE ROAD
IMMOKALEE
I
LEGEND
AMENDED - OCTOBER 26, 2004
Ord. No. 2004- 71
~
GOLDEN GA TE
ESTATES
~
SETTLEMENT
AREA
AMENDED - SEPTEMBER 10, 2003
Ord. No. 2003-44
I
o
I
1/2 MI.
I
1 MI.
o
NEIGHBORHOOD
CENTER
PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION
COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION
FILE: GGMP-44.DWG DATE: 11/2004
.MAP 14
GOLDEN GATE BOULEV ARD/EVERGLADES BOULEVARD CENTER
Collier County, Florida
IMMOKALEE
J
LEGEND
ADOPTED - SEPTEMBER 10, 2003
(Drd, No, 2003-44)
AMENDED - JANUARY 25, 2007
(Ord, No. 2007-19)
~
GOLDEN GA TE
ESTA rES
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SETTLEMENT
AREA
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1/2 MI.
,
1 MI.
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NEIGHBORHOOD
CENTER
PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION
COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION
FILE: GGMP-45-2007.DWG DATE: 2/2007
.~"...~_.,._" '----
MAP 16
COMMERCIAL WESTERN ESTATES INFILL SUBDISTRICT
Collier County, Florida
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NAPLES-IMMOKALEE ROAD
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COMMERCIAL
WESTERN ESTATES
INFILL SUBDISTRICT
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LEGEND
AMENDED - SEPTEMBER 10, 2003
Ord. No. 2003-44
I I I
o 1/2 MI. 1 MI.
f?JJj
GOLDEN GATE
ESTATES
AMENDED - OCTOBER 26, 2004
Ord. No. 2004-71
PREPARED BY; GRAPHICS AND TECHNICAL SUPPORT SECTION
COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION
FilE: GGMP-48.DWG DATE: 11/200,,"
Immokalee Road/Oil Well Road
Commercial Subdistrict
APPLICATION TO AMEND
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
SECTION 15
TOWNSHIP 48 SOUTH
RANGE 27 EAST
PREPARED FOR:
Thomas E. and Patricia A. Sams
clo Ken Lynch
764 Grand Rapids Boulevard
Naples, FL 34120
BY:
D. Wayne Arnold, AICP
Q. Grady Minor and Associates, PA
3800 Via Del Rey
Bonita Springs, Florida 34134
And
Richard D. Yovanovich
Goodlette, Coleman, Johnson, Yovanovich and Koester P.A.
4001 Tamiami Trail North, Suite 300
Naples, Florida 34103
April 2007
Revised March 2009
Revised August 2009
._.~--_....._._..._-~_.._,.._..-,_...._.~-~-,,-,,-_.,-----~-~~
NARRATIVE STATEMENT
1
. -- ---" ."...... ...._._~--~
Immokalee Road/Oil Well Road Commercial Subdistrict
Narrative Statement
The proposed Golden Gate Area Master Plan amendment, if approved, would create a new
commercial Subdistrict to be known as the "Immokalee Road/Oil Well Road Commercial
Subdistrict" and would make changes to both GMP text and maps. The subject property is
approximately 10.28+1- acres located north and west of the intersection of Immokalee Road
(C.R. 846) and Oil Well Road (C.R. 858). The site is currently designated Golden Gate Estates,
Estates-Mixed Use District, Residential Estates Subdistrict on the Golden Gate Area Future Land
Use Map. The property is further located within the Residential Estates Subdistrict. 111is
designation only allows limited uses such as low-density single-family residential. The proposed
amendment would re-designate the site for commercial uses, as defined in the provided text.
Immokalee Road has been widened and Oil Well Road is also scheduled for widening
improvements all the way to the Ave Maria SRA, The intersection of the two will accommodate
multiple turn and through lanes. Immokalee Road is six lanes south of the intersection and four
north of the intersection. Oil Well Road will be four lanes when this widening is completed,
There will be a total of five turning lanes as well; three will be located on Oil Well Road and two
will be located on Immokalee Road. These road projects will impact the subject site to such an
extent that they are no longer desirable for low-density single-family homes, The quiet natural
setting expected by Estates residents will no longer be possible on these lots and, therefore, is no
longer the highest and best use ofthe site.
In addition to the traffic impacts on the subject property, significant population growth is
anticipated in the greater Golden Gate Estates and Rural Settlement Area, As the Urban area
reaches build out people will naturally extend east into this area. This site would be more
conducive to be developed with a use serving a larger number of people, such as financial
institution, pharmacy, medical office or a local hardware store. The draft amendment language
permits more uses than some of the previously approved commercial subdistricts, however,
limitations on development standards, including setbacks and the maximum square footage will
prevent intensive, imposing development from occurring in this location. The intention of the
subdistrict is to provide a more appropriate land use on this site, serve a public need and buffer
residential lots beyond from the increasing impacts of the adjacent intersection.
The requested Immokalee Road/Oil Well Road Commercial Subdistrict will provide residents of
the area an additional opportunity to reduce their reliance on the Urban area of Collier County,
The site will generate employment opportunities closer to these residential areas, may provide
medical or veterinary care or will fill other commercial needs, which reduces trip lengths and
decreases traffic congestion between the site and the Urban area. For the reasons outlined above
APPLICATION
3
APPLICATION FOR A REQUEST TO AMEND
THE COLLIER COUNTY GROWTH MANAGEMENT
PLAN
[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: (94 I )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, ofthe 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 REOUlREMENTS
I. GENERAL INFORMATION
A. Name of Applicant(s) Thomas E. and Patricia A. Sams
Company
Mailing Address c/o Ken Lvnch. 764 Grand Rapids Blvd.
City Naples
State Florida
Zip Code 34120
Phone Number
Fax Number
B, Name of Agent*Wayne Arnold. Richard D. Yovanovich and Rae Ann Boylan
* THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE
PETITION,
Company/Firm 0, Gradv Minor & Associates. P.A.
Mailing Address 3800 Via Del Rey
City Bonita Springs
State Florida
Zip Code 34134
Fax Number 239-947-0375
Phone Number 239-947-1144
4
Email Addresswarnold@gradyminor.com
Page I 0[9
02/2002
Company/Firm Goodlette. Coleman & Johnson. P.A.
Mailing Address 4001 North Tamiami Trail. Suite 300
City Naples
Phone Number 239-435-3535
State Florida
Zip Code 34103
Fax Number 239-435-1218
Email Addressrvovanovich@gcilaw.com
Company/Firm Bovlan Environmental Consultants. Inc,
Mailing Address 11000 Metro Parkwav. Suite 4
City Ft. Mvers
State Florida
Zip Code 33966
Fax Number 239-418-0672
Phone Number 239-418-0671
Email Addressraeann@lbovlanenv.com
C. Name ofOwner(s) of Record Thomas E, and Patricia A. Sams
Mailing Address c/o Ken Lvnch. 764 Grand Rapids Blvd,
City Naples
State Florida
Zip Code 34120
D. Name, Address and Qualifications of additional planners, architects, engineers,
environmental consultants and other professionals providing information contained in this
application.
DISCLOSURE OF INTEREST INFORMATION:
A. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety,
tenancy in common, or joint tenancy, list all parties with an ownership interest as
well as the percentage of such interest. (Use additional sheets if necessary),
Name and Address
Thomas E. and Patricia A. Sams
1047 Tivoli Drive
Naples. FL 34104
Percentage of Ownership
100%
B. If the property is owned by a CORPORATION, list the officers and stockholders and the
percentage of stock owned by each, and provide one copy of the Articles of Incorporation,
or other documentation, to verifY the signer ofthis petition has the authority to do so.
Name and Address, and Office
Percentage of Stock
5
Page 2 of9
02/2002
C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the
percentage of interest.
Name and Address
Percentage of Interest
D. If the property is in the name of a GENERAL or LIMITED P ARTNERSHll', list the name
of the general and/or limited partners.
Name and Address
Percentage of Ownership
E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation,
Trustee, or a Partnership, list the names of the contact purchasers below, including the officers,
stockholders, beneficianes, or partners, and provide one copy of the executed contract.
Name and Address
Percentage of Ownership
F, If any contingency clause or contract terms involve additional parties, list all individuals or
officers, if a corporation, partnership or trust.
Name and Address
G. Date subject property acquired (X) leased ( ):- Terms of leace February, 1986; September, 1986;
July 2008
lfPetitioner has option to buy, indicate date of option:- and date
option terminates:_, or anticipated closing date ~
H. NOTE: Should an)' changes of ownership or changes in contracts for purchase occur subseCJ.uent
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 oehalf, to submit a supplemental disclosure of interest form,
6
Page 3 of9
02/2002
III. DESCRIPTION OF PROPERTY
A. Legal Description Tract 119 and 120 less right-of-wav. Golden Gate Estates
Unit 36. as recorded in Plat Book 7. PalJ:es 87 and 88. of the Public Records of
Collier County. Florida. together with All of Tract 97. Unit 36. Golden Gate Estates.
according to the olat thereof. recorded in Plat Book 7. Page 86 and 87. of the Public
Records of Collier County. Florida.
B.
Section: 15
Township: 48
Range: 27
C, Tax I.D. Number (Folio #) 38509880007. 38509840005 & 38508360007
D. General Location Southwest comer of33'd Ave. NE and Immokalee Road (CR 846)
E.
Planning Community 8-Rural Estates
F.TAZ 400
G.
Size in Acres 10,28"
H. Zoning E
I. Present Future Land Use Map Designation (s) Estates Designation. Estates - Mixed-
Use District. Residential Estates Subdistrict
IV. TYPE OF REOUEST
A. Growth Management Plan Element(s) OR Sub-Element(s) to be amended:
Future Land Use
Immokalee Area Master Plan
Transportation
Coastal & Conservation
Intergovernmental Coord.
Sanitary Sewer
Drainage
x
Golden Gate Area Master Plan
Capital Improvement
Housing
Recreation & Open Space
Potable Water
Solid Waste
Natural Groundwater Aquifer
B. Amend Page(s) 1. 5. 38. 39 of the Golden Gate Area Master Plan
Element As Follows: (Use Cress throllghs to identifY language to be deleted; Use Underline
to identifY language to be added), Attach additional pages if necessary: Please see
attached
C. Amend Future Land Use Map(s) designation,
FROM: Estates Designation. Estates - Mixed Use District. Residential Estates Subdistrict
District, Subdistrict
TO: Estates Designation. Estates - Commercial District. Immokalee Road/Oil Well Road
Commercial Subdistrict
District. Subdistrict
7
Page 4 of9
02/2002
[If new District and/or Sub-district proposed, include Future Land Use Map with legend depicting it].
D. Amend other Map(s) and Exhibits as follows: (Name & Page #)
Golden Gate Area Future Land Use Map
8
Page 5 0[9
02/2002
E. Describe additional changes requested:
Add - Immokalee Road/Oil Well Road Subdistrict Map
V. REOUIRED INFORMATION
Note: AIl Aerials must be at a scale of no smaller than I" = 400'. At least one copy reduced to
SY, x 11 shall be provided of all aerials and/or maps.
A, LAND USE
1. X Provide general location map showing surrounding developments (PUD,
DRl'S, existing zoning) with subject property outlined,
2. ..--.X- Provide most recent aerial of site showing subject boundaries, source, and
date,
3. X Provide a map and summary table of existing land use and zoning within a
radius of 500 feet from boundaries of subject property.
B. FUTURE LAND USE DESIGNATION
1. ~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. ENVIRO~NTAL
I. ~ Provide most recent aerial and summary table of acreage of native habitats
and soils occurring on site. HABITAT IDENTIFICATION MUST BE
CONSISTENT WITH THE FDOT-FLORIDA LAND USE, COVER AND FORMS
CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE
INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN "A" ABOVE.
2, ~ Provide a summary table of Federal (US Fish & Wildlife Service)
and State (Florida Fish and Wildlife Conservation Commission) listed plant and
animal species known to occur on the site and/or known to inhabit biological
communities similar to the site (e.g. panther or black bear range, avian rookery, bird
migratory route, etc.)
3. ~ IdentifY historic and/or archaeological sites on the subject property.
Provide copy of County's Historical/Archaeological Probability Map and
correspondence from Florida Department of State.
D. GROWTH MANAGEMENT
Reference 9J-I1.006, F.A.C. and Collier County's Capital Improvement
Element Policy 1.1.2 (Copies attached), INSERT "Y" FOR YES OR "N" FOR NO
IN RESPONSE TO THE FOLLOWING:
I. ...l'L. 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. ...l'L. Is the proposed amendment directly related to a proposed
Development of Regional Impact pursuant to Chapter 380, F,S.?
9
Page 6 of 9 02/2002
._~,_..,~.._-" .,-.,-----.....,--
3. ..1L. Is the proposed amendment directly related to a proposed Small
Scale Development Activity pursuant to Subsection 163.3 I 87(l)(c), F.S.? (Reference
9J-II.006(l)(a)7.b, F.A.C.)
4. ..1L. Does the proposed amendment create a significant impact in
population which is defined as a potential increase in County wide population by
more than 5% of population projections? (Reference Capital Improvement Element
Policy 1.1.2), If yes, indicate mitigation measures being proposed in conjunction
with the proposed amendment.
5. ..l.. Does the proposed land use cause an increase in density and/or
intensity to the uses permitted in a specific land use designation and
district/subdistrict identified (commercial, industrial, etc.), or is the proposed land use
a new land use designation or district/subdistrict? (Reference Rule 9J-
5.006(5)F,A,C.). If so, provide data and analysis to support the suitability ofland for
thc proposed use, and compatibility of use with surrounding land uses, and as it
concerns protection of environmentally sensitive land, ground water and natural
resources. (Reference Rule 9J-1.007, F.A.C.).
E. PUBLIC FACILITIES
I. ....x.-. 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) ....x.-.
b) ....x.-.
c) ....x.-.
Potable Water
Sanitary Sewer
Arterial & Collector Roads: Name of specific road and LOS
Immokalee Road fCR 846)
Oil Well Road fCR 858)
d) ....x.-.
e) X
t) X
Drainage
Solid Waste
Parks: Community and Regional
If the proposed amendment involves an increase in residential density, or an
increase in intensity for commercial and/or industrial development that
would cause the LOS for public facilities to fall below the adopted LOS,
indicate mitigation measures being proposed in conjunction with the
proposed amendment. (Reference Capital Improvement Element Policy
1.1.2 and 1.1.5).
2. ....x.-. Provide a map showing the location of existing services and public
facilities that will serve the subject property (i.e. water, sewer, fire protection, police
protection, schools, and emergency medical services,
3, ....x.-. 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.
10
Page 70f9
02/2002
F. OTHER
Identify the following areas relating to the subject property:
I. D 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. nla Traffic Congestion Boundary, if applicable.
4. nla Coastal Management Boundary, if applicable.
5. nla High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if
applicable (Identified on Collier County Zoning Maps).
G. SUPPLEMENTAL INFORMATION
1. X $16,700.00 non-refundable filing fee, made payable to the Board of County
Commissioners, due at time of submittal.
2. $9,000.00 non-refundable filing fee for a Small Scale Amendment, made
payable to the Board of County Commissioners, due at time of submittal.
3. -.1L. Plus Legal Advertisement Costs (Your portion detennined by number of
petitions and divided accordingly.
4. -.1L. Proof of ownership (Copy of deed).
5. -.1L. Notarized Letter of Authorization if Agent is not the Owner (see attached
fonn).
6. -.1L. 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 detennined 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-Y, 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.
11
Page 8 of9
02/2002
12
EXHIBIT III.A
LEGAL DESCRIPTION
13
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Exhibit III.A
Legal Description
Tract 119 and 120 less right-of-way, Golden Gate Estates, Unit Number 36, recorded in
Plat Book 7, Pages 87 and 88 of the Public Records of Collier County, Florida;
Together with,
All of Tract 97, Unit 36, Golden Gate Estates, according to the plat thereof, recorded in
Plat Book 7, Page 86 and 87, of the Public Records of Collier County, Florida.
14
EXHIBIT IV,B
TEXT AMENDMENT
]5
Proposed Golden Gate Area Master Plan (GGAMP) Amendment
Immokalee Road/Oi] Well Road Commercial Subdistrict
1. Add the following text to page 1 :
LIST OF MAPS
Collier Boulevard Commercial Subdistrict
Immokalee Road/Oil Well Road Commercial Subdistrict
II. Add the following text to page 5:
Policy 1.1.2:
The ESTATES Future land Use Designation shall include Future land Use Districts and
Subdistricts for:
A. ESTATES - MIXED USE DISTRICT
1, Residential Estates Subdistrict
2, Neighborhood Center Subdistrict
3, Conditional Uses Subdistrict
4, Golden Gate Parkway Institutional Subdistrict
B, ESTATES - COMMERCIAL DISTRICT
1, Interchange Activity Center Subdistrict
2, Pine Ridge Road Mixed Use Subdistrict
3, Randall Boulevard Commercial Subdistrict
4, Commercial Western Estates Infill Subdistrict
5 Golden Gate Estates Commerciallnfill Subdistrict
6, Immokalee Road/Oil Well Road Commercial Subdistrict
III. Add the following text to page 40:
Immokalee Road/Oil Well Road Commercial Subdistrict
The ImmokaJee Road/Oil Well Road Commercial Subdistrict is located northwest of the
intersection of Immokalee Road and Oil Well Road. The subdistrict is approximately 10.28 :t
acres and consists of all of Tract 97, and Tracts 119 and 120, less riqht-of-way, Golden Gate
Estates, Unit Number 36. The subdistrict allows commercial uses that will serve the needs of
residents in the immediate and surroundinq area, The fOllowinq criteria will requlate
development within the subdistrict
16
L1RPA
1. A rezone of the property shall be encouraqed in the form of a Planned Unit
Development.
2. Allowed uses shall be those permitted and conditional uses in C-1, C-2 and C-3 zoninq
districts, includinq but not limited to financial institutions, pharmacies, medical office uses
and hardware stores qreater than 5,000 square feet. Alternativelv, the site may be
developed with Sinqle Familv dwellinqs or conditional uses, as allowed in the existinq E
_ Estates zoninq of the properties in the Subdistrict.
3. A maximum of 70,000 square feet of qross leasable floor area will be allowed. This
limitation does not applv if the Subdistrict is developed under the existinq E - Estates
zoninq.
4. Drive-throuqh establishments shall be limited to financial institutions with no more than
three lanes and pharmacies with no more than two lanes. The drive-throuqh areas shall
be architecturallv inteqrated with the rest of the buildinq.
5. If developed for commercial use, or conditional use allowed under the E - Estates
zoninq district. a 75-foot wide buffer of retained native veqetation shall be provided alonq
the western boundary of the subdistrict to provide separation between these uses and
Estates residential uses. No parkinq, water manaqement. or accessory structures will
be allowed in the buffer area. This buffer requirement onlv applies if the Subdistrict is
developed with uses allowed in the C-1, C-2 or C-3 zoninq districts, or with conditional
uses allowed under the E - Estates zoninq district.
6, Inqress and eqress points may be located on either Immokalee Road or 33'" Avenue NE.
17
L1RP A
18
EXHIBIT IV.D
GOLDEN GATE AREA FUTURE LAND USE MAP AMENDMENT
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COLLIER COUNTY GROWTH MANAGEMENT PLAN AMENDMENT
GOLDEN GATE AREA MASTER PLAN
lOCATED IN
SECTION 15, TOWNSHIP 48 S, RANGE 27 E,
COLLIER COUNTY, FLORIDA
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MAP OF SURROUNDING ZONING
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EXHIBIT V,C,2
LISTED SPECIES SURVEY
~. --- ..---- ...------- --.--.--..---.-,...---.---------..--- ----- ,,---- ..-- -- --..----- --- .....---..-- ----.--
29
20
.. Years of ...
Excellence
IMMOKALEE ROAD/ OIL WELL ROAD
COMMERCIAL SUBDISTRICT
Section 15; Township 48 S; Range 27 E
Collier County, Florida
Protected Species Survey
September 26, 2008
Revised March 30, 2009
30
Project #: 2006-108
IMMOKALEE ROAD / OIL WELL ROAD
COMMERCIAL SUBDISTRICT
Protected Species Survey
INTRODUCTION
Two environmental scientists from Boylan Environmental Consultants, Inc conducted a field
investigation on the easternmost 5.27 * acre property on August I, 2006. An additional parcel
was added to that property in 2008. Boylan Environmental Consultants, Inc conducted a field
investigation on that parcel on September 26, 2008. The entire site is 10.28"' acres.
The site is located in portions of Section 15, Township 48 South, Range 27 East, in Collier
County, Florida. Specifically, it is located west of Immokalee Road and north of Oil Well Road
in Naples. Please see the attached Project Location Map EXHIBIT A.
The purpose of the field investigation was to identify the potential for listed (endangered,
threatened, etc.) species inhabiting the site that are regulated by the U.S. Fish & Wildlife Service
(FWS) and the Florida Fish & Wildlife Conservation Commission (FWC). The survey was
conducted in the early afternoon on August I, 2006 and in the morning/mid-morning on
September 26, 2008. During both field investigations there were clear to partly cloudy skies
with a light breeze.
METHODOLOGY
The survey method consisted of overlapping belt transects performed for all FLUCFCS
communities onsite. This survey is comprised of a several step process. First, vegetation
communities or land-uses on the study area are delineated on an aerial photograph using the
Florida Land Use, Cover and Forms Classification System (FLUCFCS). Please see the attached
FLUCFCS Map EXHIBIT Band FLUCFCS Map with Aerial EXHIBIT C. Next, the
FLUCFCS codes are cross-referenced with the Collier County Protected Species List. This
protected species list names the species which have a probability of occurring in any particular
FLUCFCS community.
An intensive pedestrian survey is conducted using parallel belt transects that are approximately
10-40 feet apart, depending upon both the thickness of vegetation and visibility, as a means of
searching for plants and animals. In addition, periodic "stop-look-listen" and quiet stalking
methods are conducted for animals. Signs or sightings of these species are then recorded and are
marked in the field with flagging tape. The table at end of the report lists the FLUCFCS
communities found on the parcel and the corresponding species which have a probability of
occurring in them,
Transects were walked approximately as shown on the attached Protected Species Survey Map
EXHIBIT D and Protected Species Survey Map with Aerial EXHIBIT E. Specific attention was
placed on locating any gopher tortoise burrows, potential fox squirrel nests, locating RCW cavity
trees, and eagle's nests within the forested portions of the property.
31
Boylan Environmental Consultants, Inc.
Page 2
__,~ 0'- .._.,,_~~.,,_.~._
IMMOKALEE ROAD I OIL WELL ROAD
COMMERCIAL SUBDISTRICT
Protected Species Survey
.
TABLE 1: SURVEY DATE AND WEATHER CONDITIONS
I :00 pm to 2:45 pm
9:45 am to II :30 am
'.'l::~~~~~iY~~;,,<' .
Partly cloudy skies, light winds and temps in the low 90's
Partly cloud skies, light winds and temperatures in the 80's
EXISTING SITE CONDITIONS
Site Details- The boundary utilized in the attached exhibits is approximate. A boundary survey
for the entire property has not been conductcd. Thc property is assumed to be 10.28 " acres.
The undeveloped site appears to have a long history of disturbance. In general, the property is
composed of pine flatwoods and a cypress wetland with aI-terrain vehicle trails. The site is
bordered by 33'd A venue Northeast to the north, by Immokalee Road to the east, by undeveloped
lands and burrow pit to the south and by undeveloped lands to the west.
Soil Type - The soils on the property have been mapped by the National Resource Conservation
Service (NRCS, formerly the Soil Conservation Service). These mappings are general in nature,
but can provide a certain level of information about the site as to the possible extent of wetland
area. The agencies commonly use these mappings as justification for certain wetland
determinations. According to these mappings, the parcel is underlain by Malabar fine sand (3;
hydric) and Boca, Riviera limestone substratum & Copeland fine sand depressional (25; hydric).
The soils mapped on the property by the NRCS are both locally listed hydric soils. Please see
the attached NRCS Soils Map EXHIBIT F.
Vegetation Communities - Each community was mapped in the field according to the system in
use by the agencies, the Florida Land Use Cover and Forms Classification System (FLUCFCS)
(EXHIBIT B and EXHIBIT C). Listed below are the vegetation communities or land-uses
identified on the site. Vegetation is one parameter used in determining the presence of a wetland;
the other parameters include the presence of wetland hydrology and hydric soils. We identified
approximately 2.16" acres of potential jurisdictional wetland communities on site. The
following descriptions correspond to the mappings on the attached FLUCFCS map. See Florida
Land Use, Cover and Forms Classification System (Department of Transportation 1985) for
definitions.
FLUCFCS CODES/DESCRIPTION
32
411El Pine Flatwoods wi Exoties (<25% coverae:e) (approximately 7.60
acres)
This upland community's canopy was dominated by slash pine with widely
scattered bald cypress and cabbage palm. At some point in time this area would
have been considered jurisdictional wetlands. However the community no longer
contains hydrological indicators and the soils did not demonstrate the typical
characteristics of hydric soils. Dominate groundcover vegetation included
Boylan Environmental Consultants, Inc.
Page 3
IMMOKALEE ROAD I OIL WELL ROAD
COMMERCIAL SUBDISTRICT
Protected Species Survey
grapevine, poison ivy, black root, and Caesar's weed. These are typical "upland-
pioneer" groundcovers that naturally recruit in drained wetland systems that have
undergone altered hydrology. This community also contained scattered beauty
berry, saw palmetto, Brazilian pepper (15%-20% infestation), Virginia creeper,
chocolate weed and dog fennel. AI-terrain vehicle and bike trails were present
along the southern portion of this community.
500 Other Surface Waters- Roadside Ditch (approximately 0.13 acres)
This community consisted of the roadside ditch that ran alongside 33'd Avenue
NE.
621El Cypress Wetland wi Exotics (<25% coverae:e) (approximately 2.16
acres)
This wetland community's canopy was dominated by bald cypress with widely
scattered cabbage palms and dahoon holly. The under-story contained wax
myrtle, myrsine, salt bush, Brazilian Pepper (5%-10% coverage) swamp fern,
chalky blue stem, seed box, saw grass and smilax. Hydrological indicators
included buttressing and lichen lines on the cypress trees and the presence of
cypress knees. The soils in this area appeared to be high in organic content.
743El Spoil Areas wi Exotics (<25% coverae:e) (approximately 0.39 acres)
This upland community consisted of a spoil pile. This area was vegetated with
slash pine, Brazilian pepper (5%-10% coverage), hairy beggars tick and grape
vine. The spoil pile sits north of a ditch that appears to be off-site however;
depending on where the property line is located the ditch may be considered
onsite.
TABLE 2: FLUCFCS TABLE
Pine Flatwoods wi Exotics (<25%)
OSW-Roadside Ditch
Cypress Wetland wi Exotics (<25%)
Spoil Areas wi Exotics (<25%)
7.60 Ac.c!c
0.13 Ac.c!c
2.16 Ae.c!c
0.39 Ac.c!c
10.28 Ac.c!c
73.93%
1.26%
21.01%
3.79%
100.00%
SPECIES PRESENCE
During the field survey for protected species on the property, no protected species or signs
thereof were observed on-site. No nest-like structures or tree cavities were noted. The site does
contain portions of a roadside ditch and a wetland. When inundated it is possible that wading
birds may utilize this area for foraging. Wading birds and/or wading bird nests were not
observed during the species survey.
33
Boylan Environmental Consultants, Inc. Page 4
IMMOKALEE ROAD I OIL WELL ROAD
COMMERCIAL SUBDISTRICT
Protected Species Survey
DISCUSSION
During our field survey for protected species on the property, we did not observe any protected
species or signs thereof In general, this site does not contain native, undisturbed community
types in which protected species would typically inhabit. In addition the nearby roads create a
barrier and hazard to animals. Non-listed animal species observed onsite during the survey
included a blue gray b'11atcatcher, downy woodpecker, common yellow throat warbler, red bellied
woodpecker and cardinal. Evidence of white tail deer and raccoons wcre also present (tracks).
Community locations were estimated and drawn by using a non-rectified aerial with approximate
property boundaries and drawn by using a non-rectified aerial with approximate property
boundaries, hence their location, aerial extent, and acreagc is approximate.
34
Boylan Environmental Consultants, Inc.
Page 5
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36
Boylan Environmental Consultants, Inc.
EXHIBIT A
Project Location Map
IMMOKALEE ROAD! OIL WELL ROAD
COMMERCIAL SUBDISTRICT
Protected Species Survey
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, Consultants, Inc. NTS 37
Exhibit
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38
Boylan Environmental Consultants, Inc.
EXHIBIT B
FLUCFCS Map
IMMOKALEE ROAD/ OIL WELL ROAD
COMMERCIAL SUBDISTRICT
Protected Species Survey
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IMMOKALEL ROAD! OIL WELL ROAD
COMMERCIAL SUBDISTRICT
Protected Species Survey
EXHIBIT C
FLUCFCS Map with Aerial
41
Boylan Environmcnt31 Cnnsultants~ Inc.
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Protected Species Survey
EXHIBIT D
Protected Species Survey Map
43
Boylan Environmental Consultants, Inc.
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COMMERCIAL SUBDISTRICT
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EXHIBIT E
Protected Species Survey Map with Aerial
45
Boylan Environmental Consultants~ Inc.
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NRCS Soils Map
IMMOKALEE ROAD! OIL WELL ROAD
COMMERCIAL SUBDISTRICT
Protected Species Survey
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EXHIBIT V.C.3
HISTORIC/ARCHEOLOGICAL MAP
&
CORRESPONDENCE FROM THE STATE OF FLORIDA
49
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... "'. ""'</,,'< ""'-00"" ""'M", (....-.) "'" _1\1....-.) ''''' ..... .............,""""". -... _ """" ~
. This record search is for informational purposes only and does NOT constitute a
lUi project review. This search only identifies resources recorded at the Florida Master
__ r' Site File and does NOT provide project approval from the Division of Historical
Resources. Contact the Compliance and Review Section of the Division of Historical
Resources at 850-245-6333 for project review information.
March 30, 2009
';;:;;;Florida
~Master
m_'~ Site.~..
""p File IV
Alicia Lewis
Boylan Environmental Consultants, Inc.
11000 Metro Parkway Suite 4
Fort Myers, Florida 33966
Email: alicial{al.boylanenv.com
In response to your inquiry of March 30, 2009 the Florida Master Site File lists no previously recorded
cultural resources in the following parcel of Collier County:
T48S, R27E, Section 15
When interpreting the results of this search, please consider the following informatIOn:
. This search area may contain unrecorded archaeological sites, historical structures
or other resources even if previously surveyed for cultural resources.
. Federal, state and local laws require formal environmental review for most
projects. This search DOES NOT constitute such a review. If your project falls
under these laws, you should contact the Compliance and Review Section of the
Division of Historical Resources at 850-245-6333.
Please do not hesitate to contact us if you have any questions regarding the results of this search.
Sincerely,
~J d<-
I~
Celeste Ivory
Assistant Supervisor
Florida Master Site File
mcivorv{al,dos. state.fl. us
51
500 South Bronough Street . Tallahassee, FL 32399-0250 . www.flheritage.com/preservation/sitefile
850-245-6440 ph I 850-245-6439 fax I SiteFile@dos.state.fl.us
---""'-;-~
" ---.__....__."----,~...,,
52
EXHIBIT V.D.5
DATA AND ANALYSIS
53
_,.....",__,_,""..,,___,._,_._._ ~,_.,...,_..,.., ,"".._..~,__,~",._.__o.........,..._"",....~__~~.__~_"C'~"_
Immokalee RoadlOil Well Road Commercial Subdistrict
Data and Analysis
Contents
I. Site Description
II. Suitability of Existing Future Land Use Designation
III. Population Factors
IV. Commercial Analysis
V. Consistency with 91-5.006, F.A.C.
VI. Conclusion
VII. Attachments
a. Commercial Analysis Area Map
I. Site Deseription
The subject property is a 10.28c!c acre site located northwest of the intersection of Immokalee
Road (C.R. 846) and Oil Well Road (C.R. 858). It is currently within the Estates Designation,
Estates-Mixed Use District, Residential Estates Subdistrict on the Golden Gate Area Master Plan
Future Land Use Map. The site is zoned Estates as well. The property is largely undisturbed
Pine Flatwoods (FLUCCS 411), although there is a portion of the site that is Spoil Area
(FLUCCS 743) from clearing of the abutting property running the length of the southem
property line. The property was originally platted for three residential lots. Two of these lots face
Immokalee Road and one is adjacent to the west on 33'd Avenue NE.
II. Suitability of Existing Future Land Use Designation
The subject property is comprised of three Estates lots. The two eastern lots were reduced in size
due to right-of-way takings for the widening of Immokalee Road in 2002. The owner purchased
the two lots facing Immokalee Road many years prior to this with the intention of building
permitted residential uses on the site. The third lot was acquired recently to allow for enhanced
buffering between the requested commercial uses and residential lots located west of the
property. Over one acre is anticipated to be preserved for buffering purposes. Many changes
have occurred in the area of the subject properties since their purchase that decrease the
desirability of the site for residential use, such as road widening, increased traffic volume and
increased urbanization of the surrounding area.
When the applicant purchased the two lots adjacent to Immokalee Road in 1986 the pass-by
traffic was much lower than it is today. In 1990, the first year Collier County recorded raw traffic
count data for this area, the average daily traffic was 5,815 vehicles. By comparison, in 2009 the
traffic count for the same road segment indicated 20,591 vehicles pass by the site. This
represents more than a 250 percent increase in traffic over that time period. In fact, the following
54
Revised July, 2009
Page I of II
LIRPA
chart based on data available during that time indicates that an average of 822 additional vehicles
per day use this roadway segment every year. Although the trend is likely to slow over time, this
demonstrates a noticeable change to the general tranquility of the area.
Traffic COImts OverTime: COImt Station 586
15,000
20,591
25,000
20,000
10,000.
5,000 --
,815
7,234
o
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Although Orange Tree was anticipated in 1986 when the applicant purchased the original two
lots, the first phases were not platted Imtil 1987 and 1988. Subsequent phases were not platted
until the 1990s. Orange Blossom Ranch, originally part of Orange Tree, was rezoned in 2004.
Ave Maria was also approved in 2004 and is under development now. All of these developments
add traffic to Oil Well Road. More and more vehicles will travel west through the intersection
with Immokalee Road, which Jines up with a portion of the subject property.
In response to the increased traffic, the area road network has been expanded to accommodate
new developments and increased traffic volume. Immokalee Road has recently been widened to
six lanes south of the intersection with Oil Well Road and four lanes north of that intersection.
Oil Well Road will be widened to four lanes. Construction was originally planned to begin in
2008, but the project is now slated to begin in Fall 2009. In addition to the widening, these
projects will alter the intersection itself to provide multiple turn lanes. Current plans indicate
there will be five lanes designated for turning movements in addition to the through travel lanes.
According to the 2008 Average Daily Traffic report published in January 2008 by the Collier
County Traffic Operations Department, the road segments immediately adjacent to the
intersection will have a combined Average Daily Traffic (ADT) count of 76,882 trips (count
stations 586, 649 and 671). Applying a standard eight percent factor, approximately 6,151 of
these total trips will occur during the peak hour. This level of traffic, the pass by trips and the
intensity of the intersection immediately adjacent to the subject property are factors not
conducive to preserving the "rural character" described in the Golden Gate Area Master Plan
(GGAMP) for single-family residential uses. The GGAMP states the following:
55
Revised July, 2009
Page 2 of II
LlRPA
GOAL 5:
FUTURE GROWTH AND DEVELOPMENT WITHIN GOLDEN GATE
ESTATES WILL BALANCE THE DESIRE BY RESIDENTS FOR URBAN
AMENITIES WIlli THE PRESERVATION OF THE AREA'S RURAL
CHARACTER, AS DEFINED BY WOODED LOTS, THE KEEPING OF
LIVESTOCK, THE ABILITY TO GROW CROPS, WILDLIFE ACTIVITY,
LOW-DENSITY RESIDENTIAL DEVELOPMENT, AND LIMITATIONS ON
COMMERCIAL AND CONDITIONAL USES.
Due to the increased traffic impacts, the access limitation on Immokalee Road and the location of
the subject property adjacent to the urban-density settlement area, the highest and best use of the
subject property is no longer low-density residential.
The GGAMP allows other uses, such as religious facilities, nursing homes and educational
facilities, by conditional use approval, however, the location for such uses is limited by the Plan.
According to the GGAMP, there are four ways to qualify for a Conditional Use, as follows:
I. Essential Services - This generally allows utility and governmental services. No
governmental entities have expressed interest in using this property for the uses listed
in the GGAMP.
2. Golden Gate Parkway and Collier Boulevard - The subject property is not located
along either of these corridors.
3. Neighborhood Center Transitional Conditional Uses - The subject property is not
immediately adjacent to a Neighborhood Center, therefore it does not qualify under
this criteria.
4. Transitional Conditional Uses - The subject property is not located adjacent to a non-
residential use, and therefore does not qualify for Conditional Uses under this
criterion. Further, the subject property exceeds the maximum acreage allowed under
this provision.
Because the GGAMP limits the opportunities for Conditional Uses, and the remaining permitted
uses are less desirable given the changes to the area. Therefore, the proposed Subdistrict presents
an opportunity to provide for other uses on this site.
III. Population Factors
As urban areas develop they become less affordable, especially coastal areas. The subject
property is located within an area of Collier County that experienced rapid growth as a reaction
to the decreasing affordability of coastal areas. Although current market conditions have slowed
this trend, future development of the area is anticipated. To determine the impact of the proposed
commercial Subdistrict, a study area of several Traffic Analysis Zones (TAZs) has been
analyzed. The T AZs selected are located within a few miles of the subject property. Residents of
these T AZs represent the most likely users of facilities that would be built on the site if
56
Revised July. 2009
Page 3 of II
LIRPA
approved. The following 2008 population data for the selected T AZs, provided by Collier
County Comprehensive Planning staff, indicates the study area currently has a population of
13,689 people. This is a baseline estimate that may be used for analysis, however, it is likely that
by the time the property could be fully entitled and developed this fignre will be higher. For
example, the County's population projections indicate population in the Rural Estates Planning
Community will increase between 2.47 percent and 3.6 percent per year. Between 2009 and 2015
the population could increase approximately 22 percent. If a conservative 2.5 percent factor is
applied to the current population of the selected TAZs, approximately 15,875 people may be
anticipated to reside in the immediate area. Additionally, the study area may not reflect the actual
end users of the property. The intersection of these two major County roadways provide for the
movement of people from a much greater geographic area. Many people traverse Immokalee
Road and Oil Well Road to employment centers in the urbanized areas of the County on a daily
basis. They also travel to these areas for many services. Depending on the ultimate mixture of
uses provided, the property could draw people from a much larger area than outlined in this
report. Commercial opportunities provide employment, which can reduce commuting distances,
as well as shorten trips for commercial services. As population increases, the demand for
services will also increase.
Demoe:raphic Data by TAZ
TAZ
2008
PI'
Median
I
Median Age
ODn anon ncome
216 1,605 48,043 37.7
393 1366 55286 32.6
393.1 40 -- --
394 1,627 50461 31
395 948 50461 31
396 2,427 55286 32.6
397 150 50461 31
398 1,158 55286 32.6
399 2,779 55286 32.6
400 1,179 50461 31
401 4 50461 31
401.1 408 -- --
TOTAL 13,689
IV. Commercial Analysis
Methodologv
The study area was defined by the following Traffic Analysis Zones: 216, 393, 394, 395, 396,
397, 398, 399, 400 and 401. These TAZs are all within three miles of the subject property.
I Data provided by Collier County Comprehensive Planning Staff
57
Revised July, 2009
Page 4 of ]]
LIRPA
Despite the vast area, only four of the ten T AZs contain any properties listed in the 2008
Commercial Inventory Database, provided by Collier County Comprehensive Planning. Eleven
sites are listed, as shown in the following table.
Data from the 2008 Commercial Inventory Database for Select TAZs
Folio 2008 Commercial Inventory Use Acreage Included in Analysis?
Number
I 37745180009 Gas Station, Convenience Store 1.14
2 37744040001 Sho ing Center 2.55
3 64650000124 Tourist Attractions 5.02
4 78698103066 Tourist Attractions 1.56
5 64700625608 Convenience Store 1.91
6 78695206063 Golf Courses 34.18
7 78695203066 Golf Courses 21.84
8 78695260025 Golf Courses 6.91
9 646500071 0 I Tourist Attractions 1.14
lO 00091640301 Mixed Use, Conservation Area 49.64
II 001 13I20I07 Vacant 4.24
The commercial inventory relies on the Property Appraiser's categorization of uses. This both
includes inappropriate uses and excludes some that should be considered. For example, the
commercial center in the Orange Blossom Ranch MPUD is not shown in the inventory, but
tennis courts and pools within the gated, residential area are included. For purposes of this
amendment, the data has been culled to eliminate private amenity centers and conservation lands.
These uses are not generally available to all people within the considered area and do not replace
retail shopping opportunities. Items 3, 4 and 9 are private amenities within the Orange Blossom
Ranch communities. Items 6, 7 and 8 are the Valencia Golf Course. Although this is a public
course, it is a recreational facility rather than a retail or office location. Item lOin the above table
is located in the northwest corner of the County and is owned by Southwest Florida Wetlands. It
appears to be part of a conservation area. The property is located in the Natural Resource
Protection Area (NRPA) on the Future Land Use Map. Because these uses will not meet any of
the demand for office, retail or personal services, properties 3, 4, 6, 7, 8, 9 and 10 have not been
included.
While the Commercial Inventory includes some properties that should not be considered, it does
not contain all the properties that should be included for this area. Two sites have been added to
the four properties remaining above. The first is the western half of item II, which is within the
Corkscrew Commercial Subdistrict on the Future Land Use Map and is presently being rezoned
to the Barefoot Commercial Center CPUD. The second additional property is located within the
Orange Blossom Ranch MPUD. Presumably because the site has not yet been platted, the
commercial tract for this PUD is not part of the Commercial Inventory. The site is approximately
44 acres and is included in our analysis.
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Analvsis
The subject property is located within a relatively rural area of Collier County. Although there
are a few commercial properties available for development or redevelopment in close proximity
to the site, the people served by these few commercial opportunities have no other options for
commercial services for miles in any direction. For example, the nearest urgent care facility is
located within Ave Maria and the nearest veterinary clinic is located at CR 951 and Immokalee
Road. The 2008 Commercial Inventory, which is based on the Collier County Property
Appraiser's use coding for each parcel, includes many properties which actually do not serve the
commercial needs of area residents. Many of the properties are private community facilities,
such as clubhouses or golf courses and should not be included in this analysis. When properties
umelated to provision of services are removed from consideration, only 61.61 +1- acres are
available for development, of which 5.6 acres is already developed.
Nearby commercial sites are providing basic convenience type uses, while the subject property is
intended to fulfill other fundamental needs of area residents. The existing commercial sites
currently provide a gas station and small food market and casual dining and take-out
opportunities. The largest commercial development location within the study area, which is 44
acres located in the Orange Blossom Ranch MPUD, is likely to be developed as a grocery store-
anchored retail shopping center. That site is located approximately 1. 5 miles east of the subject
property. The Corkscrew Commercial Subdistrict is undergoing the re-zoning process now and
will likely provide another gas station and other light retail uses. The subject property is not large
enough to compete with the type of retail development provided in Orange Blossom Ranch.
Given the small size of the property, the large preserve located between the site and the
neighboring residential uses, and the anticipated road setbacks, the development envelope of the
subject property is fairly small. The site is only ten acres, but will have a much smaller
functional area. Because of these limitations, the site serves a different purpose than the much
larger area located within Orange Blossom Ranch PUD. There is a need for medical offices,
urgent care facilities, veterinary offices or a pharmacy in this area. Currently, residents must
drive quite a distance to meet these needs. For example, the nearest veterinary clinic and
pharmacy are located at CR 951 and Immokalee Road, which is approximately six miles from
the subject property. The nearest urgent care clinic is located within Ave Maria and is also six
miles away in the other direction. Ultimately, if given the opportunity, the market will dictate the
uses that the residents of the area demand. The proposed Subdistrict is written to allow some
flexibility in uses while recognizing the need to minimize impacts to residential areas west of the
site.
59
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Page 6 of II
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,._---_._._---,_._--"_...--"-~-~,_._~----------'_.,---'--_.-
Existinl! Commercial Property in the Market Area
Distance to Percent of
Location Status Site Present Use Acreage Total
Commercial
I Orangetree PUD Partially < I mile Gas station, 1.91 3.1%
developed convenience store
Randall Partially Gas station, small
2 Boulevard developed I mile shopping center, 7.70 12.5%
/Immokalee Road vacant
3 Orange Blossom Undeveloped 1.5 miles Vacant 44.0 71.4%
Ranch PUD
Corkscrew
4 Commercial Undeveloped 4.5 miles Vacant 8.0 13.0%
Subdistrict
TOTAL 61.61 100%
If acreage located within the Natural Resource Protection Area is excluded, the market study
area is roughly 40 sections of land. Using a standard 640 acres per section conversion, the area is
approximately 25,600 acres of land. All properties from these areas use the two main roads
adjoining the site to access the urbanized area. Only 0.24 percent of the acreage in the study area
is dedicated to commercial use. It is appropriate that a lower ratio is applied to this area than a
suburban or urban area due to lower densities. For example, almost 2 percent of the Rural
Settlement Area is commercial (approximately 50 acres/2,560 acres), which is probably an
appropriate rate for this area alone.
As the population grows, it is appropriate to allow growth of the commercial sector to keep pace
with demand for goods and services. Should the requested amendment be approved, only 0.28
percent of the study area will allow commercial uses. Commercial sites that are located near to
residents reduce trip lengths, decrease travel times and congestion on the County road network.
Commercial sites will create job opportunities nearer to residents that could result in decreased
commuting times as well.
Although the requested amendment will permit those uses that are already developed on other
commercial sites within this planning community, it is unlikely that duplication of services will
occur to the extent to render other sites less viable than they are today. The anticipated uses will
be necessary to local residents and will benefit the County as a whole by balancing the provision
of services with the location of homes.
60
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Page 7 of II
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V. Consisteney with Section 9J-5.006, Florida Administrative Code
The proposed GMP Amendment, while increasing commercial development potential in an area
of the County that has been primarily regulated to develop in a low-density manner, will not
promote urban sprawl as defined in Chapter 9J-5.006(5) of the Florida Administrative Code
(FAC). An analysis of the 13 primary indicators of sprawl listed in 9J-5.006(5)(g) are listed
below.
I. Promotes, allows or designates for development substantial areas of tlJe jurisdiction to
develop as low-intensity, low-density, or single-use development or uses in excess of
demonstrated need.
The proposed Immokalee Road/Oil Well Road Commercial Subdistrict is only 10.28010
acres, which is not a significant percentage of tlJe entire County. The subdistrict would
increase tlJe potential development intensity of tlJe site. If developed as a single use it
would not be in excess of demonstrated need, as shown in tlJe provided market study. In
fact, tlJe proposed amendment attempts tlJe ameliorate some of the impacts of tlJe existing
sprawl development pattern by reducing trip lengths between existing and planned
residential areas and services. Therefore tlJis indicator of urban sprawl does not apply.
2. Promotes, allows or designates significant amounts of urban development to occur in
rural areas at substantial distances from existing urban areas while leaping over
undeveloped lands which are available and suitable for development.
The subdistrict is located across a major arterial road from a somewhat unusual rural area
designated for tlJe location of urban-level development. The Rural Settlement Area,
which is located 100 feet from the subject property, allows a full range of institutional
uses, such as schools and utilities, single-family and multi-family residential development
and commercial uses. Although the subject property is separated from tlJe largest urban
area in tlJe County, which is approximately six road miles from tlJe site, tlJe proposed
subdistrict is not a significant distance from tlJe Orangetree Rural Settlement Area and
tlJerefore does not indicate urban sprawl.
3. Promotes, allows or designates urban development in radial, strip, isolated or ribbon
patterns generally emanating from existing urban developments.
The proposed subdistrict is adjacent to the Orangetree PUD, which is within the Rural
Settlement Area, and is a small, compact area. Therefore, this indicator of urban sprawl
does not apply to the Growth Management Plan Amendment.
4. As a result of premature or poorly planned conversion of rural land to other uses, fails
adequately to protect and conserve natural resources, such as wetlands, floodplains,
native vegetation, environmentally sensitive areas, natural groundwater aquifer recharge
areas, lakes, rivers, shorelines, beaches, bays, estuarine systems and otlJer significant
natural systems.
61
Revised July, 2009
Page 8 of I I
LlRPA
-,.~~,,'--'-''" ..~.---....__...
If the GMP Amendment is approved, the proposed development will be required to
undergo subsequent zoning amendment to allow uses other than low-density residential.
At that time all environmental conditions will be thoroughly examined on a site-specific
basis and a native vegetation preserve will be required to be placed under conservation
easement. On a larger scale, wetlands and other environmentally sensitive areas are
protected by the Comprehensive Plan by designating certain lands with a Conservation
Land Use or a Natural Resources Protection Area (NRP A) overlay. The subject property
is not identified with either of these designations, and therefore does not impact
significant natural systems or indicate urban sprawl.
5. Fails adequately to protect adjacent agricultural areas and activities, including
silvicultural activities as well as passive agricultural activities and dormant, unique and
prime farmlands and soils.
The properties adjacent to the subject site to the west, south and north are primarily
designated for rural residential uses. The properties to the east are designated for
suburban-style residential and commercial uses. Approval of the requested Subdistrict
will not negatively impact agricultural uses or silviculture. Therefore, this urban sprawl
criterion does not apply.
6. Fails to maximize use of existing public facilities and services.
Future development of the subject property is expected to utilize existing public water
and sewer, existing roads and other utility infrastructure. Therefore this does not promote
urban sprawl.
7. Fails to maximize use of future public facilities and services.
The subject property is located adjacent to the Orangetree Utilities Service Area.
Orangetree Utilities is a private utility slated to be purchased by Collier County in the
near future. The proximity of the proposed subdistrict to the future public service will
maximize the use of this public infrastructure and therefore does not promote urban
sprawl.
8. Allows for land use patterns or timing which disproportionately increase the cost in time,
money and energy, of providing and maintaining facilities and services, including roads,
potable water, sanitary sewer, stormwater management, law enforcement, education,
health care, fire and emergency response, and general government.
It is common urban planning practice to locate commercial uses near the residences
served by them. As shown in the prior sections, the population in this area will continue
to grow and a variety of commercial uses will be needed. Providing these uses in close
proximity to residents will decrease the impact on the road network. The infrastructure
for services is already in place for the platted subdivisions surrounding the site and it
would not represent a large increase in cost to provide them to the subject property.
62
Revised July, 2009
Page 9 of II
LlRP A
9. Fails to provide a clear separation between rural and urban uses.
Orangetree is outside of the main Collier County urbanized area; however, it has been
approved for an urban level of development. When complete, it will appear to be a rural
viIIage. The approval of the proposed subdistrict will allow this area to function more
independently of the coastal urban area and wiIl aIlow residents to decrease trip length for
certain uses. The proposed subdistrict wiIl not erode the line between rural and urban
development on its own merit. It wiIl actually centralize commercial uses toward the
existing rural development instead of allowing it to spread away from it. Therefore the
subdistrict does not meet this urban sprawl criterion.
10. Discourages or inhibits infill development or the redevelopment of existing
neighborhoods and communities.
There are no commercial infiIl or redevelopment opportunities in this area of Collier
County. Most of the existing development is residential in nature or very new
commercial development. This subdistrict is intended to keep pace with the residential
growth of the County and wiIl enhance the existing community. Therefore the proposed
amendment does not meet this indicator of urban sprawl.
I I. Fails to encourage an attractive and functional mix of uses.
The area surrounding the proposed subdistrict is predominantly residential. Approval of
commercial development wiII diversify the use mixture. The development wiIl be
required to meet architectural design standards contained within the Collier County Land
Development Code, which have been enacted to ensure an attractive built environment
for the residents and visitors to Collier County. This urban sprawl criterion is not
applicable.
12. Results in poor accessibility among linked or related land uses.
The subdistrict is located on the west side of a major arterial roadway at the intersection
with another major County road. The development will have access to a local road as
weIl as this intersection. Therefore, it wiIl not have poor accessibility and does not
indicate urban sprawl.
13. Results in the loss of significant amounts of functional open space.
The entire subject property is only 10.28c!c acres. Any commercial development will be
required to retain a minimum of 15 percent of the native vegetation on-site.
TheoreticaIly, only 8.8+1- acres of open space will be lost to development in this
particular case. This is a minimal amount of open space when compared to the entire
County. Therefore, this request does not indicate urban sprawl.
1bis analysis of the 13 primary indicators finds that the proposed Growth Management Plan
amendment does not increase urban sprawl in Collier County.
63
Revised July, 2009
Page 10 of II
LIRPA
......_""""''"'''".."-----~..,--.-..,>-,.--..-
VI. Conclusion
The subject property was at one time an ideal location for single-family homes with quiet, rural
surroundings. As the County has grown, this location has been particularly impacted by
surrounding growth. The road has been expanded to become a major intersection of two County
arterials, which impacts the safety of a potential residential driveway in this location. Suburban-
intensity subdivisions are located across Immokalee Road, and a gas station with a convenience
store is located on the opposite corner. The site is an appropriate location for commercial
services and uses due to the high volume of pass-by traffic and the major intersection adjacent to
the site. An analysis of the Florida Administrative Code criteria indicates the proposed
amendment does not increase urban sprawl. The proposed amendment is intended to provide a
variety of services to the existing and future residents of Collier County in a convenient location.
As limited by this proposal, the proposed Immokalee Road/Oil Well Road Commercial
Subdistrict is an appropriate amendment to the Golden Gate Area Master Plan.
VII. Attaehments
a. Commercial Analysis Area Map
64
Revised July, 2009
Page II of]]
LlRPA
Commercial Analysis Area Map
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Traffic Analysis Zone
Future Land Use Category
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66
EXHIBIT V.E.1
LEVEL OF SERVICE REPORT
&
EXHIBIT V.E.3
TRAFFIC IMPACT STATEMENT
67
....____.-.-,...".."=..,.,,........-...,-w-.,'-..,'"____.______~................_______~~
EXHmIT V.E.l and EXHIBIT V.E.3
PUBLIC FACILITIES LEVEL OF SERVICE ANALYSIS
I. Provide the existing Level of Service Standard (LOS) and document the impact the
proposed change will have on the following public facilities:
The subject small scale comprehensive plan amendment proposes the creation of a new
commercial subdistrict of 10.28c!c acres located north and west of the intersection of
Innnokalee Road and Oil Well Road. The new subdistrict will be called the Immokalee
RoadlOil Well Road Commercial Subdistrict and will be an amendment to the Golden Gate
Area Master Plan. The amendment proposes a commercial area of up to 70,000 square feet,
which may include C-I, C-2 and C-3 uses, including financial institutions, pharmacies,
medical offices or local hardware stores greater than 5,000 square feet. It is expected that
this project will commence development by 2011 with anticipated huildout in 2012.
a) Potable Water:
The subject project is located outside the urban boundary and outside the Collier County
Water and Sewer District Boundary established in the Collier County Growth Management
Plan. Service to this area is not provided by Collier County Water and Sewer District. This
project will have no impact on the Collier County Regional Water System. Although
Orange Tree Utilitics may be purchased by Collier County, the timing ofthis transaction is
uncertain. The property is not currently served hy Orangc Trec Utilities and would be
required to demonstrate adequate capacity exists prior to exprulding service to tlle site. If
adequate capacity is not available on-site facilities may be provided to serve the needs of the
development.
b) Sanitary Sewer:
The subject project is located outside the urban boundary and outside the Collier County
Water and Sewer District Boundary established in the Collier County Growth Management
Plan. Servicc to this area is not provided by Collier County Water and Sewer District. 111is
project will have no impact on the Collier County Regional Wastewater System. Although
Orange Tree Utilities may be purchased by Collier County, the timing of this transaction is
uncertain. The property is not clllTcntly servcd by Orange Trec Utilitics and would be
required to demonstratc adequate capacity exists prior to expanding service to the site. If
adequate capacity is not available on-site facilities may be provided to serve the needs ofthe
developmcnt.
68
LOS DOC, revised 3-13-09
L1RPA
c) Arterial and Collector Roads:
Please refer to the Tramc Impact Statement for discussions of the project's impact on level
of service for arterial and collector roadways within the project's radius of development
influence.
d) Drainae:e:
The subject project is located outside the urban boundary with standards for Drainage
established in the Capital Improvement Element ofthe Collier County Growth Management
Plan. The currently adopted minimum Level of Service (LOS) Standards and 2008 Annual
Update and Inventory Report (AUIR) for Drainage are as follows:
Drainage
LOS Standard
Future Development (subsequent to January 1989) - 25 year, 3 day storm
Existing Development (prior to January 1989) - current service level
Available Secondary Inventory as of 10/1108
Proposed Secondary Inventory ending FT2013
Planned CIE FY 09-13
5- Year Surplus or (Deficit)
187 Canal Miles
189 Canal Miles
$48,969,680
$11,056,020
The proposed development in the amendment area will be designed to comply with the 25
year, 3 day storm routing requirements.
e) Solid Waste:
The subject project is located outside the urban boundary with standards for Solid Waste
established in the Capital Improvement Element ofthe Collier County Growth Management
Plan. The currently adopted minimum Level of Service (LOS) Standards and 2008 Annual
Update and Inventory Report (AUIR) for Solid Waste are as follows:
Solid Waste
LOS Standard Two years of constructed lined cell capacity at average
disposal rate/previous 3 years
Available Inventory as of FY2008 1,762,451 Site Tons
Required Inventory as ofFY2013 628,259 Site Tons
Planned CIE FY 09-13 $4,010,000
5- Year Surplus or (Deficit) $0
No adverse impacts to the existing solid waste facilities are anticipated from this project.
69
WSDOC, revised 3-13-09
LIRP A
-"._._,..__...,.,,---~_.".,._--""-_._~~-'-"-"~._''''-
f) Parks: Community and Ree:ionaI
The currently adopted minimum Level of Service (LOS) Standards and 2008 Annual
Update and Inventory Report (AUIR) for Regional Park Land is as foIIows:
Parks
LOS Standard 1.2 acresl 1000 unincorporated population
Available Inventory as of 9/30106 591.54 Acres
Required Inventory as ofFY2013 499.50 Acres
Planned ClE FY 09-13 (47.00) Acres
5- Year Surplus or (Deficit) 45.04 Acres
No adverse impacts to the existing parks are anticipated from this project. Impact fees at the
current fee structure will be paid and provide funding for future park needs.
4. Schools
The proposed commercial project is not expected to have any impact on level of service for
school facilities.
Fire Control
The proposed project lies within the Big Corkscrew Island Fire District. There is an existing
fire station within I mile of the project site. No significant impacts to Fire Control level of
service are anticipated due to the proposed project.
Emere:ency Medical Services
The currently adopted minimum Level of Service (LOS) Standards and 2008 Annual
Update and Inventory Report (AUIR) for EMS are as follows:
Emergency Medical Services
LOS Standard 1 Unit/I 6,400 population
Available Inventory as of 9/30/08 24.5 Units
Required Inventory as of9/30/l3 28.5 Units
Planned CIE FY 09-13 4.0 Units
5- Year Surplus or (Deficit) 0.0 Units
No adverse impacts to the existing emergency medical services are anticipated from this
proj ect.
70
WSDOC, revised 3-13-09
LJRPA
TRAFFIC IMPACT STUDY
FOR
Immokalee Roadl Oil Well Road Commercial
Subdistrict
EXHIBIT V.E.1.c
Prepared for:
Thomas E and Patricia A. Sams
clo Ken Lynch
764 Grand Rapids Boulevard
Naples, FL 34120
Prepared by:
II GradyMinor
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey
Bonita Springs, Florida 34134
Phone: (239) 947-1144
Fax: (239) 947-0375
Revised March 2009
April 2007
71
F:\PROJ - PLANNING DOCS\Lynch hmnokalee Road GMPA\Submiltal, 4~2007\TIS\TIS Report.DOC
__._,.____~.._.-_..<",.__."^.,,__'__._.A______e".__'..._~.~_.._
Table of Contents
1.0 INTRODUCTION 3
2.0 SCOPE 3
3.0 TRIP GENERATION 3
4.0 TRIP ASSIGNMENT AND SIGNIFICANCE TEST 3
5.0 DISCUSSION 4
6.0 FIGURES AND MAPS 5
6.1 FIGURE 1- LOCATION MAP 5
6.2 FIGURE 2- PEAK PM HOUR TRIP DISTRIBUTION 6
6.3 FIGURE 3- PEAK PM HOUR TRIP DISTRIBUTION WITH DIRECTION 7
7.0 TRIP GENERATION TABLES 8
7.1 TABLE 1- TOTAL PM PEAK HOUR PROJECT TRIP GENERATION 8
7.2 TABLE 2- ENTER/EXIT BREAKDOWN OF TRIPS DURING PM PEAK HOUR 8
7.3 TABLE 3- TOTAL PM PEAK HOUR EXTERNAL PROJECT TRIPS 8
7.4 TABLE 4- TOTAL PM PEAK HOUR EXTERNAL NON-PASS BY PROJECT TRIPS 8
7.5 TABLE 5- PROJECT DIRECTIONAL DISTRIBUTION 9
7.6 TABLE 6- IMPACTED SEGMENTS AND LEVEL OF SERVICE 10
8.0 APPENDICES - SUPPORTING DATA 11
8.1 APPENDlX-1- TRIP GENERATION CALCULATIONS I I
8.2 COLLIER COUNTY 2008 AUIR 12
72
F:\PROJ - PLANNING DOCS\Lynch Imrnokalee Road GMPA\Suhmittal, 4-2007\TIS\TIS RL>pGrt.OOC
2
1.0 INTRODUCTION
The proposed Immokalee Road/Oil Well Road Commercial Subdistrict is a 1O.28i: acre parcel located on the
northwest comer of33ro Avenue NE and hnmokalee Road in Section 15, Township 48 South, Range 27 East,
Collier County, Florida. The subdistrict proposes a maximum of 70,000 square feet of commercial development,
which may include C-I, C-2 and C-3 uses, including financial institutions, phannacies, medical offices or local
hardware stores greater than 5,000 square feet. For project location please refer to Figure I, Location Map.
2.0 SCOPE
The following analyses are included in this report:
1. Trip Generation Calculations (For Undeveloped Uses) Presented For Peak Season Daily Traffic
(PSDT) Including the Respective Peak Hour Volumes.
2. Trip Assignment within the Radius of Development Influence (ROI).
3. Discussion of Impacts to Roadways within the RDL
3.0 TRIP GENERATION
The 8th Edition Trip Generation published by the Institute of Transportation Engineers (ITE) is used for trip
generation calculations provided in this report. Please refer to Tables 1 through 4.
The raw trip generation for the proposed use is estimated to be 5,386 trip ends for daily traffic volume, 125
trip ends during the AM peak hour and 501 trip ends for the PM peak hour. Once pass-by traffic volumes are
taken into account the net PM Peak Hour trip generation is 376 trip ends. Please refer to the DISCUSSION
sectiou for details conceming the effects of these traffic volumes on the level of service for roadway links
within the ROL
4.0 TRIP ASSIGNMENT AND SIGNIFICANCE TEST
The table below demonstrates the Peak Hour Peak Direction traffic on individual roadway links adjacent to
the project area for the year 2005 to 2008 published on Collier County AUIR. The table shows that the Peak
Hour Peak Direction traffic on most ofthe roadways has decreased from the year 2007 to 2008. The segment
between Wilson Blvd. and Oil Well Road on Immokalee Road has increased by 2%. Therefore, per Collier
County TIS guidelines, the minimum growth rate of2% is assumed on the roadways and the analyses are
done for the 5 year period.
73
F:IJ>ROi - PLANNING OOCS\Lynch hnmokalee Road GMPA\Submittal, 4-2007\TIS\TIS Report.DOC
3
45 Immokalee Rd Wilson Blvd to Oil Well Road Eastbound 15ID 1180 1570 1597
46 lmmokalee Rd Oil Well Road to S. R 29 Eastbound 230 280 330 262
119 Oil Well Road lmmokaJee Rd to Everglades Blvd Southbound 480 550 550 525
44 lmmokalee Rd Collier Blvd to Wilson I3lvel Eastbound 1260 1330 1580 1401
120 Oil Well Road Everglades Blvd to DeSoto Blvd Southbound 320 350 410 337
133 Randall Blvd lmmokalee Rd to Everglades Blvd Eastbound 440 590 720 686
136 Everglades Blvd Immokalee Rd to Oil Well Rd Southbound 290 430 460 389
118 Wilson Blvd ImmokaJee Rd to Golden Gate Blvd Westbound 470 680 610 N/A
N/A = Data Not Available
The project directional distribution oftraffic to and from lnunokalee Road/Oil Well Road Commercial
Subdistrict is presented on Figure 2 and Table 5.
5.0 DISCUSSION
The traffic analysis for 5 year window period is pertormed with a minimum 2% compound growth rate, The
impact of project traffic volumes on the roadway network surrounding the project is not detrimental. The volume
of proposed project traffic does not degrade the level of service of any of the roadway links within the project's
radius of development influence below acceptable standards.
Immokalee Road between Oil Well Road and Shady Hollow Blvd has already been widened to 4 Lanes but the
AUIR 2008 still shows this segment as 2-lane roadway. The service volume for the roadway segment on table 6
is updated to a typical 4-1ane divided roadway service volume for the significance test. Table 6 shows that this
segment is not significantly impacted by the project vohune.
Table 6 shows Immokalee Road between Wilson Blvd to Oil Well Road and Oil Well Road between Immokalee
Road to Everglades Blvd are significantly impacted by the project trips, but these roadway segments will have
enough remaining capacity after the project is build out in year 2014. Also, Collier County 5-Year Work
Program states that the existing 2-lane Oil Well Roadway segment between Immokalee Road to east of
Everglades Blvd is plarmed to be widened to a 4-1ane roadway in the second quarter of the year 2008. Per Collier
County staff the actual construction work of the roadway segment will conunence in the fourth quarter ofthe
year 2009. At the project lmild-out year 2014, the sef,'1ncnt orOil We!1 Road will be functioning as a 4-lane road
and will have a service volume of approximately 2320 trips. That wonld make the project trip less than 2% ofthe
service volume.
The existing southbound right tnrn lanc will be used for trame entering the project from the northern access point
through 33'd Avenue NE and the existing northbound left turn lane located at the intersection of Immokalee Road
and Oil Well Road will be used for the traffic entering the project from the southern access point ofthe project.
74
f:\PROJ - PLANNING DOCS\Lynch lrnmokalec Road GMPA\Submittal, 4-2007\TIS\TIS Report.DOC
4
6.0 FIGURES AND MAPS
6.1 FIGURE 1- LOCATION MAP
26 E
27 E
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19 20 21 22 23 24 19
NAPCES - MMOKAlfE R (C.R.646)
/
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27
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SUBJECT SITE
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75
F:\PROJ - PLANNING DOCS\Lynch Immokalee Road GMPA\Submittal, 4-2007\TIS\TIS Report.DOC
5
6.2 FIGURE 2- PEAK PM HOUR TRIP DISTRIBUTION
FIGURE 2
PEAK HOUR TRfP DlSTRIBUTION
NAPLES .IMMOKALEE RD. (C.R.646)
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OIL WELL ROAD (C.R. 858)
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(226)
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LEGEND
)(x% PROJECT DIRECTIONAL DISTRIBUTlON PERCENT
(:n) pEAK HOUR PROJECT TOTAl TRIPS
76
PRRP A RED fly
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6.3 FIGURE 3- PEAK PM HOUR TRIP DISTRIBUTION WITH DIRECTION
FIGURE 3
PEAK HOUR TRIP DISTRIBUTION WITH DIRECTION
NAPLES .tMMOKALEe RD. (C.R.846)
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PEAK HOUR TRIP OISTRIBUTION WITH DIRECTION
PREPARED BY
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7
7.0 TRIP GENERATION TABLES
7.1 TABLE 1- TOTAL PM PEAK HOUR PROJECT TRIP GENERATION
Ln (T) ~ 0,67 Ln (T) + 3.37
501
7.2 TABLE 2- ENTER/EXIT BREAKDOWN OF TRIPS DURING PM PEAK HOUR
Shopping Center
501
49%/51 %
245/256
7.3 TABLE 3- TOTAL PM PEAK HOUR EXTERNAL PROJECT TRIPS
501
o
501
7.4 TABLE 4- TOTAL PM PEAK HOUR EXTERNAL NON-PASS BY PROJECT TRIPS
Pass-By Reduction Calculation:
Per FDOT, the number of pass-by trips should not exceed 10% of the adjacent street traffic during the peak
hour or 25% of the project's external trips.
Per Collier County 2008 AUIR, the Peak Hour Peak Direction traffic on Immokalee Road between Wilson
Boulevard and Oil Well Road is 1,597 trips. Using the 2% minimum growth rate, the trips on the adjacent
road after 5 years would be 1,763 trips.
10% of adjacent street traffic during peak hour = 10% of 1,763 trips = 176 trips
25% of project's Proposed Uses external trips ~ 25% of 50 I trips ~ 125 trips
Therefore, the pass-by reduction for the Proposed Uses is 125 trips.
78
F:\PROJ - PLANNING DOCS\Lynch Immokalee Road GMPA\Submitlal, 4-2007\TIS\TIS Report.DOC
8
7.5 TABLE 5- PROJECT DIRECTIONAL DISTRIBUTION
Immokalee Rd Collier Blvd to Wilson Blvd 40% 150 73 77
Immokalee Rd Wilson Blvd to Oil Well Road 60% 226 110 116
Immokalee Rd Oil Well Road to State Road 29 20% 75 37 39
Oil Well Road hnmokalee Rd to Everglades Blvd 20% 75 37 39
Oil Well Road Everglades Blvd to DeSoto Blvd 5% 19 9 10
Randall Boulevard hnmokalee Rd to Everglades Blvd 5% 19 9 10
Wilson Boulevard hnmokalee Rd to Golden Gate Blvd 5% 19 9 10
Collier Boulevard hnmokalee Rd to Vanderbilt Bch Rd 10% 38 18 19
Everglades Blvd hnmokalee Rd to Oil Well Road 5% 19 9 10
Everglades Blvd Oil Well Road to Golden Gate Blvd 5% 19 9 10
79
F:\PROJ - PLANNING DOCS\Lynch lnunoka\ee Road GMPA\Submittal, 4-2007\TIS\TIS Report.DOC
9
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8.0 APPENDICES - SUPPORTING DATA
8.1 APPENDIX-1- TRIP GENERATION CALCULATIONS
Trio Generation Handbook 8th Edition
Land Use: Shopping Center
Land Use Code: 820
Variable: 70 TGLA
S.No Descrlotlon Eauatlon Total Trips Enter Exit
A Weekdav
1 Averaae Vehicle Trin Ends on Weekdav Ln ITl = 0.65 LnIX\ + 5.83 5386 2693 2693
2 Peak AM Hour of Adiacent SI. Traffic LnIT) = 0.59 LnlXl + 2,32 125 76 49
3 Peak PM Hour of Adiacent SI. Traffic LnIT) = 0.67 LnIX) + 3.37 501 245 255
F:\PROJ - PLANNING DOCS\Lynch Immokalee Road GMPA\SubmiUal,4-2007\TIS\TIS Report.DOC
81
II
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83
13
84
EXHIBIT V.E.2
PUBLIC FACILITIES MAP
85
86
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EXHIBIT V.GA
DEEDS
87
"'-~""__~'''_'._~__'_'___'__-'".C_____,___"____,__
Prepared by:
Michelle Roman
Tropical Title Insurance Agency, Inc.
660 9th Street North, Suite 3
Naples, Rorida 3410Z
File Number: B06M2335
Warranty Deed
<!-I-
Made this JL day of July, 2008 A.D. by
John F Carnes, a Single Person and Deborah Rose AKA Deborah C Rose, a Single
Person,
whose address Is: 28203 Robolini Court, Bonita Springs, FL 34135, hereinafter called the grantor,
to
Thomas E. Sams and Patricia A. Sams, Husband and Wife,
whose address Is: 1047 livoll Drive, Naples, FL 34104, hereinafter called the grantee:
(Whenever used herein the term "grantor" and "grantee" include all the parties to this
Instrument and the heirs, legal representatives and assigns of individuals, and the
successors and assigns of corporations)
Witnesseth, that
Dollars, ($10.00) and oth
acknowledged, hereby gra ,
confirms unto the grantee, II t a
s at s, according to the plat
7, of the Public Records
S
_0
_0
,\.
7 CD\.
CIR
Grantor(s) warrants that the property described herem as a ways been lUlimproved. vacant land and is not the
homestead of the Grantor(s) nor is it contiguous thereto.
Subject to zoning and use restrictions imposed by governmental authority; restrictions,
covenants and easements of record; reselVatlon of 011, gas and minerai rights of record.
Together with all the tenements, hereditaments and appurtenances thereto belonging or
in anywise appertaining.
To Have and to Hold, the same in fee simple forever.
And the grantor hereby covenants with said grantee that the grantor is lawfully seized of
said land in fee simple; that the grantor has good right and lawful authority to sell and convey
said land; that the grantor hereby fully warrants the tltle to said land and will defend the same
against the lawful claims of all persons whomsoever; and that said land is free of all
encumbrances except taxes accruing subsequent to December 31,2007.
4191871 OR: 4380 PG: 0839
RBCORDID 1, tb. olllcm BBCDRDS of COLLUI COD1l!l, lL
01/2l/200Bat02:I4PKDWIGBII. BROCI, CURl
RelD:
TROPICAL IITLB
i60 III SlUn J 13
RlPLIS IL 3l102
COiS
BBCm
IiDillKG
DOC-,lO
251000.00
11.50
1.00
I7Il.OO
88
*** OR: 4380 PG: 0840 ***
In Witness Whereof, the said grantor has signed and sealed these presents the day and year
first above written.
Signed, sealed and delivered In our presence:
(seal)
~c'
Rose AKA Deborah CRose
(seal)
CD NlClBl.EP.RCIMAH
~'U M'fcalr.llSSlOO.OO713899
Pi. .- ~ES:Odober8,2011
DondIcIllwII/frJtIIrNlk~
~t<
~s ~ay of July, 2008, by John F
C Rose, a Single Person, who Islare
or who has produced
aSlden~
~
Print Name:
My Commission Expires:
(SEAL)
89
."_.._---'_._---_._._-~_.__.._------_......"---"-,_.._............_,,._,~,._---........,._----.
90t
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00986229
1986 FEB 21 All 1/: 27PREPARATION"OF INSTRU
ONLY WITIIC\U'J,;eQV.w;rJ1N 0
RElloROe;o TITLE. .
W"'''I'lANTY DU_D
......." ..""€OglllER'COUH<TY.'
lhis ltIal'I'Mty .IDccd M,'/,' If",
"
14th
dllY uf February
A 1J III 86 . f,y
CALVIN L. ETNOYER, a single man
'lcrclnnfh" C'fIlfl'fll/ll:> wonror, 10
and wife
THOMAS E. SAMS and PATRICIA A. SAMS, husband
II'/UI'c "oJ/af/k!? pfMrm b 5412 N.W. 49th Terrace, Tamarac, Florida 33319
IIf'rclno!"', cnllc,lfllc IIruflh'p:
lIVll.'...."T. .,..1 ...,ei~ II.. I.."" '.~t~"".... Inti ",'""1"" J"(I~<It .n ,... .1'"'11.. 1ft 'hi, I","wmtnl .""
I.... "tin, I<~.t r.~,...."u,i,.., \".1 ."h". "' 1".1;..,<111011, ."d .ht .~n.II"f1 Ind ."i~". .., .o.,.....llu...'
Witnesseth: netl I/It' (Iron/or, for nmlln cnJul./crnl/oll 01 'he 11Im of S 10. OO----antl oflulr
l'u/uaMc cOr1~h'l'rttH"rl'. ,.."rIl'l ...h..r,'u{ IJ ',..r..l,y nr~II'III,lc..I"..", '",r..1J)' "rnnIJ. I,nrl'luhlJ, ,,,It,. all"",. ru-
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EXHIBIT V.G.5
LETTER OF AUTHORIZATION
93
--^~""'-''''''''.'-''''''''.'---''- ~. " .
LEITER OF AUTHORIZA nON
TO WHOM IT MAY CONCERN:
I hereby authorize Goodlette. Coleman. Johnson.Yovanovich & Koester. P.A.. O. Gradv Minor &
Associates. P.A. and BovJan Environmental
(Name of Agent - typed or printed)
to serve as my Agents in a request to amend the Collier County Growth Management Plan affecting
property identified in the Application.
Signed: \
Date:_ J - 5' - 0 9
,
I hereby certifY that I have the authority to make the foregoing application. and that the application is
true, correct, and complete to the best of my knowledge.
~
Signature of Applicant
Thomas Sams
Name - Typed or Printed
STATE OF ( (lor i d t\ )
COUNTY OF ( Co ili U' )
::orn 7!IJJJ;;:tfore me this
(Notary Public)
CHOOSE ONE OF THE FOLLOWING:
>< who is personally known to me,
who has produced
Sib
dayof mOfC,,"-
, 2097'7
MY COMMlSSIN EXPIRES: 1'2.) )<1/1 0
as identification
and
NOTICE-BE AWARE THAT:
NOTARY PUBLIC.STATE OF FLORIDA
"""" D' M Pach 1
.,., -". lanne. 0
~..W)co~sion #DD610200
,."".." fu.-pIres. DEC. 14,2010
BONDm THRU ATIA\iIC BONDING co.. INC.
x
did take an Oath
did not take an Oath
Florida Statute Section 837.06-False Official Statements Law states that:
"Whoever knowingly makes a false statement in writing with the intent to mislead a
public servant in the performance of his official duty shan be guilty of a misdemeanor
of the second degree, punishable as provided by a fme to a maximum of $500.00 and/or
maximum ofa sixty day jail term.
94
Page 8 of8
02/2002
TABLE OF CONTENTS
CP-2007-3 EMMANUEL EVANGELICAL LUTHERAN CHURCH
Application for GMPA (Revised 090917)
IVD - Map of Mission Subdistrict (for insertion into GMP)
Pre-Application Meeting Notes
V.A.l- Location Map with Generalized Zoning
V.A.2 - Recent Aerial 8 x 11 and 24 x 36
V.A.3- Map and Summary table
V.B.l and V.B.l-A - Proposed FLU Map 8 x 11 and 24 x 36
V.C.l-Habitat Identification (2 Aerials)
(Soils Map & Aerial, 5 of 7) (Vegetation Map & Aerial 5A of 7)
V.C.2- Environmental Assessment Report
V.C.3- Areas of Historical Archaeological Probability Map & Letter
V.D.5- Data & Analysis supporting suitability
V.E.1.a- Potable Water
V.E.1.b- Sanitary Sewer
V.E.1.c- Traffic Study and Level of Service
V.E.1.d- Drainage
V.E.1.e- Solid Waste
V.E.1.f- Parks: Community & Regional
V.E.2- Map of existing services
V.E.2. A- Map of School Locations
V.E.3- Document proposed services & facilities
V.F.l- Flood Zone based on FIRM
V.G.4- Warranty Deed
V.G.S- Notarized Affidavit of Representation (one original)
V.G.6- 1973 Aerial Photo
Fraser & Mohlke Assoc. - Population & Market Analysis
C:\Documents and Settings\yang__b\Local Settings\Temporaty Internet Files\Content.Outlook\6PY7HOP7\T ABLE OF CONTENTS
090917.doc
._---_._--,..,-_._-,."~"-"""-".~,..,,_......._.--""..,.,'*',..'''','..-..,-,"-~'."'--"_.
APPLICATION FOR A REQUEST TO AMEND
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
PETITION NUMBER
PRE-APPLICATION CONFERENCE DATE
DATE SUFFICIENT
PLANNER ASSIGNED:
COMMISSION DISTRICT:
DATE RECEIVED
[ABOVE TO BE COMPLETED BY STAFF]
This application, with all required supplemental data and information. must be completed and
accompanied by the appropriate fee, and returned to the Comprehensive Planning Section, 2800
North Horseshoe Drive. Naples, Florida 34104. Phone 941-403-2300 (Fax 941-643-6968)
The application must be reviewed by staff for sufficiency within 30 calendar days following the filing
deadline before it will be processed and advertised for public heanng. 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 Tom Gemmer. Director of Administration
Company Emmanuel EvanGelical Lutheran Church of Naples
Mailing Address 777 MoorinG Line Drive
City Naples State Florida Zip Code 34102
Phone Number 239-261-0894 Fax Number 239-261-1802
B. Name of Agent' Robert L Duane. AI.C.P.
'THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED
TO THE PETITION.
Company Hole Montes. Inc.
Address 950 Encore Way
City Naples
Phone Number
State
239-254-2000
Florida Zip Code
Fax Number
34110
239-254-2099
C. Name of Agent' Richard D. Yovanovich. Esquire
'THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED
TO THE PETITION.
Company Coleman.Yovanovich and Koester, PA
Address Northern Trust Bank BuildinG, 4001 Tamiami Trail North. Suite 300
City Naples State Florida Zip Code 34103
Phone Number 239-435-3535 Fax Number 239-435-1218
H:\2oo6\2006o96\WP\GMP Amendment\3rd & FINAL RESUBMITTALIAPPLlCATION REVISEO 090917 (3RD & FINAL) doc
C. Name of Owner of Record: Emmanuel Evanqelical Lutheran Church of Naples, Inc.
Mailing Address 777 Moorinq Line Drive
City Naples State Florida Zip Code 34102
Phone Number 239-261-0894 Fax Number 239-261-1802
D. Name, Address and Qualifications of additional planners, architects. engineers,
environmental consultants and other professionals providing information contained in
this application.
Traffic Analysis prepared by'
TR Transportation Consultants, Inc.
13881 Plantation Road, Suite 11
Fort Myers, FL 33913
239-278-3090
FLUCCS Map prepared by
Geza Wass de Czege, President
Southern Biomes, Inc.
1602 Woodford Ave.
Ft. Myers. FL 34104
239-334-6766
II. DISCLOSURE OF INTEREST INFORMATION
A, If the property is owned fee simple by an INDIVIDUAL. tenancy by the entirety,
tenancy in common, or Joint tenancy, list all parties with an ownership interest as well
as the percentage of such interest. (Use additional sheets if necessary)
Name and Address
Percentage of Ownership
B. If the property is owned by a CORPORATION. list the officers and stockholders and
the percentage of stock owned by each, and provide one copy of the Articles of
incorporation, or other documentation. to verify the signer of this petition has the
authority to do so. (A FLORIDA NON-PROFIT CORPORATION - No Stock)
Name and Address. Office
Fred Lohrum, 686 Lismore Lane, Naples FL 34108 - President
David Smith. 6552 Rldqewood Dr.. Naples, FL 34108 - Vice President
Robert Paqel. 15260 Cedarwood Lane. A-102 Naples, FL 34110 - Treasurer
Vivian Shea, 9909 Clear Lake Circle, Naples FL 34109 - Secretary
2
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C. If the property is in the name of a TRUSTEE, list the oeneficiaries of the trust with the
percentage of interest.
Name and Address
Percentage of Interest
D, If the property is in the name of a GENERAL or LIMITED PARTNERSHIP. list the
name of the general and/or limited partners,
Name and Address
Percentage of Ownership
E If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a
Corporation, Trustee, or a Partnership, list the names of the contract purchasers
oelow. including the officers. stockholders, beneficiaries. or partners.
Name and Address
Percentage of Ownership
F. If any contingency clause or contract terms involve additional parties, list all
individuals or officers, if a corporation, partnership, or trust.
Name and Address
G. Date suoject property acquired (X) leased ( ): 6-23-2006 Term of lease _yrs./mos.
If, Petitioner has option to ouy, indicate date of option:
option terminates: . or anticipated closing date
and date
H, NOTE: Should any changes of ownership or changes in contracts for purchase occur
suosequent to the date of application, out prior to the date of the final puolic hearing. it
is the responsibility of the applicant, or agent on his behalf. to submit a supplemental
disclosure of interest form.
3
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III. DESCRIPTION OF PROPERTY
A LEGAL DESCRIPTION Golden Gate Estates Unit 64, Tracts 65A. 80, 80A. 81. 81A,
96 and 96A
B, Section: 19 Township: 48 Range: 28
C Tax 10, Number (Folio #s) 39896040009. 39897520007. 39897520104,
39897560009.39897600008,39897600105, 39897640000. 39899120007and
39899160009
D. GENERAL LOCATION Property is on the south side of Oil Well Road
approximately 1/4 mile west of Everqlades Boulevard
E. PLANNING COMMUNITY Rural Estates F. TAZ393
G. SIZE IN ACRES 2172 acres H. ZONING E-Estates
I PRESENT FUTURE LAND USE MAP DESIGNATION(S)
Estates Desiqnation. Estates-Mixed Use District, Residential Estate Subdistnct
IV. TYPE OF REQUEST
A. GROWTH MANAGEMENT PLAN ELEMENT(S) OR SUB-ELEMENT(S)TO BE
AMENDED:
Future Land Use ~ Golden Gate Area Master Plan
Immokalee Area Master Plan Capital Improvement
Transportation Housing
Coastal & Conservation Recreation/Open Space
Intergovernmental Coord. Potable Water
Sanitary Sewer Solid Waste
Drainage Natural Groundwater Aquifer
B. AMEND PAGE(S) 5 and 31 OF THE Golden Gate Area Master Plan
ELEMENT AS FOLLOWS: (Use Cross thrsughs to identify language to be deleted;
Use Underline to identify language to be added). Attach additional pages if
necessary:
Page 4, Policy 1.1.2.A,. add:
Mission Subdistrict
5. Mission Subdistrict, page 33 following Golden Gate Parkway Institutional, add:
On page 33 following Collier Boulevard Commercial Subdistrict. add:
Mission Subdistrict
This Subdistrict is located on the south side of Oil Well Road, approximately one-
quarter mile west of Eyerqlades Boulevard and consists of 21.72 acres. The purpose of
the Subdistrict is to provide for a church and related uses. These uses would include
the followinq uses in the Commercial Professional and General Office District C-1:
child care services: health services, offices and clinics, limited to a maximum of 2,500
square feet of floor area; social services individual or familv; Activitv Centers, elderly
handicapped only. day care centers. adult and handicapped only, reliQious
orQanizations, churches and educational plants (private school). The maximum total
floor area allowed is 90.000 square feet. The maximum heiqht of buildinQs shall be 30
feet. Development in the Subdistrict shall be desiQned to be compatible with the
existinQ and future development in the surroundinq area.
4
H\2006\2006096\WP\GMP Amendment\3rd & FINAL RESUBMITTALIAPPLICATION REVISED 090917 (3RD & FtNAL),doc
In the alternate to the foreQoinQ uses and measures of development intensity, the
Subdistrict may be developed with sinQle family dwellinQs at a density of one dwellinQ
unit per 2.25 acres.
C. AMEND GOLDEN GATE AREA FUTURE LAND USE MAP DESIGNATION
FROM: Estates Desiqnation. Estates Mixed Use District Residential Estates Subdistrict
TO: Estates Desiqnation. Estates-Mixed Use District. Mission Subdistrict
D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS (Name & Page #)
An 8x11 map of the Mission Subdistrict is attached (at the end of the GGAMP text)
E. DESCRIBE ADDITIONAL CHANGES REQUESTED: N/A
V. REQUIRED INFORMATION
NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN 1"=400'. At least one copy
reduced to 8 % x 11 shall be provided of all aerials andlor maps.
A. LAND USE
1. Exhibit V.A.1 Provide general location map showing surrounding developments
(PUD, DRI's, existing zoning) with subject property outlined.
2. Exhibit V.A.2 Provide most recent aerial of site showing subject boundaries,
source, and date.
3. Exhibit V.A.3 Provide a map and summary table of existing land use and zoning
within a radius of 500 feet from boundaries of subject property.
B. FUTURE LAND USE DESIGNATION
1. Exhibit V.B.1 Provide map of existing Future Land Use Designation(s) of
subject property and adjacent lands, with acreage totals for each
land use designation on the subject property.
C. ENVIRONMENTAL
1. Exhibit V.C.1 Provide most recent aerial and summary table of acreage of native
habitats and soils occurring on site. HABITAT IDENTIFICATION
MUST BE CONSISTENT WITH THE FOOT-FLORIDA LAND USE.
COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS
CODE). NOTE THIS MAY BE INDICATED ON SAME AERIAL AS
THE LAND USE AERIAL IN "A" ABOVE.
2. Exhibit V.C.2 Provide a summary table of Federal (US Fish & Wildlife Service)
See environmental report and State (Florida Game & Freshwater Fish Commission) listed
plant and animal species known to occur on the site and/or known
to inhabit biological communities similar to the site (e.g. panther or
black bear range, avian rookery. bird migratory route, etc.),
3. Exhibit V.C.3 Idenlify historic and/or archaeological sites on the subject
property. Provide copy of County's Historical/Archaeological
Probability Map and correspondence from Florida Department of
State.
5
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D. GROWTH MANAGEMENT
Reference 9J-11.006. FAC. and Collier County's Capital Improvements
Element Policy 1.1.2 (Copies attached). INSERT "Y" FOR YES OR "N" FOR NO
IN RESPONSE TO THE FOllOWING
1. ~Is the proposed amendment located in an Area of Critical State Concern?
(Reference 9J-11.006(1 )(a)(2). FAC). If so. identify area located in ACSC.
2. ~Is the proposed amendment directly related to a proposed Development
of Regional Impact pursuant to Chapter 380. F.S, ?
3. ~Is the proposed amendment directly related to a proposed Small Scale
Development Activity pursuant to Subsection 163.3187 (1)(c). F.S.?
(Reference 9J-11.006(1)(a) 4.b, FAC)
4. ~Does the proposed amendment create a significant impact in population
which is defined as a potential increase in County-wide population by more
than 5% of population projections? (Reference Capital Improvement Element
Policy 1.1.2), If yes, Indicate mitigation measures being proposed in
conjunction with the proposed amendment
5. Y - SEE EXHIBIT V.D.5. Does the proposed land use cause an increase in
density and/or intensity to the uses permitted in a specific land use
designation and district Identified (commercial. industrial, etc,) or is the
proposed land use a new land use designation or district? (Reference Rule
9J-5.006(5) 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
1. Provide the existing level of Service Standard (lOS) and document the
impact the proposed change will have on the following public facilities:
Exhibit V. E. 1 a) Potable Water
Exhibit V. E. 1 b) Sanitary Sewer
Exhibit V. E. 1 c) Artenal & Collector Roads: Name specific road and
LOS
Exhibit V. E. 1 d)
Exhibit V. E. 1 e)
Exhibit V. E. 1 f)
Drainage
Solid Waste
Parks: Community and Regional
If the proposed amendment involves an increase in residential density, or
an increase in intensity for commercial and/or industrial development that
would cause the LOS for public facilities to fall below the adopted LOS,
indicate mitigation measures being proposed in conjunction with the
proposed amendment (Reference Capital Improvement Element Policy
1.1.2 and 115)
2. Exhibit V. E. 2 Provide a map showing the location of existing services and
public facilities that will serve the subject property (i.e. water.
sewer, fire protection, police protection, schools and emergency
medical services.)
3. Exhibit V. E. 3 Document proposed services and public facilities. identify
provider, and descnbe the effect the proposed change will have
on schools, fire protection and emergency medical services.
6
H:\2006\2006096\WP\GMP Amendment\3rd & FINAL RESUBMITTALIAPPLlCATION REVISED 090917 (3RD & FINAL).doc
F. OTHER
Identify the following areas relating to the subject property:
1. Exhibit V.F.1 Flood zone based on Flood Insurance Rate Map data (FIRM).
2. N/A Location of well fields and cones of infiuence. if applicable.
(Identified on Collier County Zoning Maps)
Traffic Congestion Boundary, if applicable
Coastal Management Boundary, if applicable
High Noise Contours (65 LDN or higher) surrounding the Naples
Airport, if applicable (Identified on Collier County Zoning Maps).
3. N/A
4. N/A
5. N/A
G. SUPPLEMENTAL INFORMATION
1. Previously submitted (4/2007) $16,450.00 (non-refundable filing fee less $250
pre-application fee) made payable to the Board of County Commissioners.
due at time of submittal.
2. N/A $g,OOO.OO non-refundable filing fee for a Small Scale Amendment
made payable to the Board of County Commissioners. due at time
of submittal.
3. TBD Plus Legal Advertisement Costs (Your portion determined by
number of petitions and divided accordingly)
4. Exhibit V.G.4 Proof of ownership (Copy of deed)
5. Exhibit V.G.5 Notarized Letter of Authorization if Agent is not the Owner (See
attached form)
6. Attached 1 Original and 5 complete, signed applications with all attachments
including maps, at time of submittal. After sufficiency is completed,
15 copies of the complete application will be required. Additional
copies may be required.
'Maps shall include: North arrow, name and location of principal roadways and shall be
at a scale of 1 "=400' or at a scale as determined during the pre-application meeting;
identification of the subject site; legend or key. if applicable. All oversized documents and
attachments must be folded so as to fit into a legal-size folder. For all oversized exhibits, at
least one copy must be submitted at 8-112 x 11 inches. All exhibits and attachments to the
petition must include a title and exhibit # or letter. and must be referenced in the petition.
7
H:12006120060961WPIGMP Amendmentl3rd & FINAL RESUBMITTALIAPPLlCATION REVISED 090917 (3RD & FINAL).doc
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950 Enco.. Way
N"J!I.. FL MIlO
Phon.: {239) 2504-2000
Florfda C.rtlflcat. of
Authorlzatton No.1 n2
EMMANUEL EVANGELICAL LUTHERAN CHURCH
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EXHIBIT V.A.1
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Florida CertIficate of
Authorlzatlan No.1772
EMMANUEL EVANGELICAL LUTHERAN CHURCH
AERIAL
PHOTOGRAPH
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DRA'MII BY :
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2008 AERIAL
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Exhibit V.B.1 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. The entire 21.72
acre subject property is proposed for The Mission Subdistrict to provide for institutional related
uses.
11
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Phon.: (239) 2504-2000
Florida Certificate of
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GOLDEN GATE AREA
FUTURE LAND USE MAP
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EXHIBIT V.B.la
THE EMMANUEL EVANGELICAL
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MISSION SUBDISTRICT
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CAN BE FOUND ON FILE IN THE
BOARD'S MINUTES AND RECORDS
DEPARTMENT
Exhibit V.C.1 Most recent aerial and summary table of acreage of native habitats and soils occurring
on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FOOT-FLORIDA LAND
USE. COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE) NOTE: THIS MAY BE
INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN "A" ABOVE.
The soil type of the site is Immokalee Fine Sand according to Collier County Soil
Maps. There is a (man-made) water body of about 3 Yz acres and most of the land
has been cleared, tilled and farmed at one time, as evidenced by the remaining
furrows. Some trees have begun to re-grow, and there are trees which were spared
along some of the perimeters. The 1.85 acre parcel on the north-westernmost
portion of the property was developed as a single family residence.
See also following Aerial Exhibits V.C.1. (5 of 7 and 5A of 7)
12
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1150 Enco.. Way
N~I_ FL 34110
Phon.: 2311) 2M-2000
norl a Cerllftoat. of
Authorization No.I772
EMMANUEL EVANGELICAL LUTHERAN CHURCH
SOILS MAP
AND AERIAL
EXHIBIT V.C.1
PRO.lECT No.
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Phon.: (239) 254-2000
Florida Corllflcato of
Authorlzallon No.I772
EMMANUEL EVANGELICAL LUTHERAN CHURCH
VEGETATION MAP
AND AERIAL
EXHIBIT V,C.1
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EXHIBIT - nEW
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EXHIBIT V.C.2.
-
Environmental Assessment Report
of the
Emmanuel Lutheran Church +22 Acre Tract
Sec. 19, T48S, R28E, Oil Well Road
Golden Gates Estates, Collier County, Florida
March 26, 2007
Prepared for:
Hole. Montes, Inc.
950 Encore Way
Naples, Florida 34110
Tel: (239) 254-2000 Fax: (239) 254-2099
and
Tom Gremmer
Emmanuel Lutheran Church
777 Mooring Line Drive
Naples, FL 34102
Conducted by:
Geza Wass de Czcge, President
Southern Biomes, Inc., Woodford Ave., Fort Myers, FL 33901
Tel: (239) 334-6766 Fax: (239) 337-5028
Southern Biomes, Inc.
Division of Environmental Information Services
1602 Woodford Ave., Fort Myers, FL 33901 - mail to: P.O. Box 50640, Fort Myers, FL 33994
Ph, (239) 334-6766 Geza Wass de Czege, President FAX (239) 337-5028
EAS Report for Emmanuel Lutheran Church :t22 Acre Tract, Section 19, T48S, R28E, Oil Well Road, Collier
County, Florida Date: March 26, 2007
Location Map
2770 Oil Well Road (CR. 858), Golden Gate Estates, Collier County, Florida
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Directions: From Interstate 75, north of Naples, go east on lmmokalee Road (CR 846) for seven miles. Immokalee
Road turns North after the Wilson Blvd. intersection. One mile north, turn east on Oil Well Road (CR 858), and go
approximately 2.5 miles. Property is on south side of road.
- 2-
Southern Biomes, Inc.
Division of Environmental Information Services
1602 Woodford Ave., Fort Myers, FL 33901 - mail to: P.O. Box 50640, Fort Myers, FL 33994
Ph. (239) 334-6766 Geza Wass de Czege, President FAX (239) 337-5028
EAS Report for Emmanuel Lutheran Church :1:22 Acre Tract, Section 19, T48S, R28E, Oil Well Road, Collier
County, Florida Date: March 26,2007
Environmental Assessment Report
Emmanuel Lutherral Church 22 acre Tract
Sec. 19, T48S, R28E, Oil Well Road, Golden Gates Estates, Collier County, Florida
I. SITE LOCATION: The subject property consists of a a clc22 acre parcels of land located on
the south side of Oil Well Road (County Road 858), approximately one half mile west of the
intersection of Everglades Blvd., in Golden Gate, Collier County, Florida. This tract ofland is
an irregular-shaped parcel, consisting of mostly cleared grasslands and minimally forested land,
with an existing man made lake. Surrounding the subject property in all directions are mixtures
of partially forested and cleared, or cleared, low density residential lots, with scattered home
sites.
2. VEGETATION MAP: A map of the vegetation associations, with the Florida Land Use and
Cover Classification System (FLUCCS) can be found in the attached report.
3. VEGETATION INVENTORY: The property is made up offour land cover types; abandoned
agricultural land, pine and palmetto tlatwoods, and a borrow pond. The northern portion of the
property, along Oil Well Road, consists of two communities. A 1.6 acre single family
residence with a maintained yard and scattered landscape trees (FLUCCS code 110), and
approximately 1.7 acres of pine and saw palmetto forested area (FLUCCS code 411) with a
canopy of slash pine and midstory of saw palmetto, wax myrtle, and gallberry. The ground
cover is limited to open areas, because of the density of the saw palmetto, but where it exists, it
consists of wire grass, brooms edge, xyris, pennyroyal, chocolate weed, chalky bluestem, and
other grasses and forbs.
The majority of the site, approximately 15.2 acres, has been previously cleared, and appears to
have been used for crop or pastureland (FLUCCS code 211), because of the presence of ridges,
furrows, and ditches, which are typical of agricultural uses. This area is mostly void of canopy
and midstory vegetation, with the ground cover consisting of a mixture of ruderal weeds and
grasses such as Bahia grass, torpedograss, bunch paspalum, natal grass, broomsedge, chocolate
weed, frogbit, xyris, pluchea, sedges, carpet grass, and wiregrass. The predominant canopy or
subcanopy vegetation is the cabbage palm and saw palmetto clusters, which are clearly depicted
in the aerial photograph provided with this report. This area appears to be occasionally mowed,
or had livestock grazing, since the groundcover was low.
Also, there is a sizable borrow lake (FLUCCS code 530) in the southwest corner of the site that
is approximately 3.5 acres. This borrow pond has been reclaimed, and was vegetated along its
fringes with assorted landscape trees, such as live oak, cypress, and acacia tree. A brief
description and dominant canopy, midstory, and ground cover are listed according to habitat
types identified on site.
- 3-
Southern Biomes, Inc.
Division of Environmental Information Services
1602 Woodford Ave., Fort Myers, FL 33901 - mail to: P.O. Box 50640, Fort Myers, FL 33994
Ph. (239) 334-6766 Geza Wass de Czege, President FAX (239) 337-5028
EAS Report for Emmanuel Lutheran Church :1:22 Acre Tract, Section 19, T48S, R28E, Oil Well Road, Collier
County, Florida Date: March 26. 2007
UPLAND COMMUNITIES (01018.5 Acres): There are thrcc (3) upland communities associated
with the propcrty. All the communities showed somc cvidcncc of exotic invasion. The
following is a summary description of each community:
Single Family Residence -110: (1.6 acrcs) this cover type consists ofa single family home,
driveway, sodded yard, and saw palmctto road buffer.
Pastureland - 211: (15.2 acres) this vegctativc community dominates majority of the
property. The western portion appcars to have been filled during the excavation of the
borrow lake, while thc casterly portion still has the shallow, evenly spaced ditches used for
irrigation and drainage. A widely scattercd canopy covcr consists of occasional slash pine,
melaleuca, and cabbage palm. The midstory consists of scattered saw palmetto clustcrs,
Brazilian peppcr, and wax myrtle. Groundcover is dominated by Bahia grass, carpet grass,
smutgrass, buttonweed, Bermudagrass, torpedo grass, natal grass, broomsedge, wiregrass,
ragweed, cida, and crotons.
Pine Flatwoods - 411: (1.7 acres) this community dominates the majority of the northern
fringe of the property. It consists of scattered pines with palmetto, dahoon holly, cabbage
palm, melaleuca and Brazilian pepper subcanopy. Other vegetation consists of gallberry,
rusty Iyonia, beautyberry, broomsedge, grape vine, wiregrass, runner oak, and pennyroyal.
WETLAND/OSW COMMUNITIES (::8.5 Acres): There is one (I) other surface water (OSW)
wetland community associated with the property. This community consists of a reclaimed
borrow pit. The following is a summary description of this community:
Borrow Lake - 530: (3.5 acres) this open water community is located within the
southwestern portion of the property, and is fringed by littoral vegetation consisting
primarily oftorpcdograss, cattails, spikerush, and arrowhead.
HABITAT SUMMARY
CODE
110
211
411
530
DESCRIPTION
Single Family Residence
Pasture land
Pine Flatwoods
Borrow Lake
TOTAL
ACRES
1.6
15.2
1.7
.u.
01022.0
.4-
Southern Biomes, Inc.
Division of Environmental Informalion Services
1602 Woodford Ave., Fort Myers, FL 33901 - mail to: P.O. Box 50640, Fort Myers, FL 33994
Ph. (239) 334-6766 Geza Wass de Czege, President FAX (239) 337-5028
EAS Report for Emmanuel Lutheran Church :t22 Acre Tract, Section 19, T48S, R28E, Oil Well Road, Collier
County, Florida Date: March 26, 2007
4. Fish, Wildlife, Listed Species and their Habitats: The endangered species survey was
conducted on March 16,2007. The day was warm, in the mid 80s, windy, with scattered
clouds. Special attention was given to gopher tortoises, burrowing owls, wading birds, and
alligators. No listed endangered or threatened species were observed on the subject property.
The following describes the survey methodology and results.
Endanl!ered Species Survev Methodolol!v:
The entire project site has been field surveyed for endangered species using a modification
of the transect line methods established by the Florida Fish and Wildlife Conservation
Commission (FWC). The modified survey methodology has proven effective in covering 90-
95% of the sites surveyed. The modified strip census uses meandering transect lines at 75' -
100' intervals. The meanders extend into adjoining transect lines to provide a near 100%
coverage. The frequency of the meanders is determined by the ground cover and visibility.
More densely vegetated areas receive a greater frequency of meanders, thus decreasing the area
between meanders in some habitats to as nears as 12' apart. If the terminus flagging markers of
the transect lines are not visible, then survey flagging tape is attached to vegetation at the outer
extent of the transect meanders to mark the coverage area for that transect. The visibility ofthe
flagging tape assists in maintaining the transect direction, and is used as a gauge for determining
the frequency of meanders within a transect area. Each tape must be visible from the previous
meander. On the subsequent transects, the flagging tape is removed and relocated at the outer
limits of it's transect area.
Faunal species which do not lend themselves to the typical transect line survey
methodology typically used for determining stationary floral and faunal species, require an
additional method of observation. These species can be best observed by using game stalking
tcchniques and periodic observations with field glasses at frequent intervals along transect lines.
The frequency and duration of observations are determined by habitat density, species observed,
and the stalking skills of the observer. The ability to blend into the surroundings is another key
requirement for success.
- 5-
Southern Biomes, Inc.
Division of Environmental Information Services
1602 Woodford Ave" Fort Myers, FL 33901 - mail to: P.O. Box 50640, Fort Myers, FL 33994
Ph. (239) 334-6766 Geza Wass de Czege, President FAX (239) 337-5028
EAS Report for Emmanuel Lutheran Church :1:22 Acre Tract, Section 19, T48S, R28E, Oil Well Road, Collier
County, Florida Date: March 26, 2007
Any species observed were noted on an aerial photograph as to location and number of
species sighted. Species presence and abundance on a given site cannot bc determined for all
species listed. Therefore, fauna which are mobile, transient, or deceptive are not always
observed during a typical field survey such as required by Collier County. This is especially
true for species abundance. Therefore, the status of each species is listed as to presence and
numbcrs observed, and those species which ean be reasonably surveyed for abundance is
provided with such data.
Habitats Surveved:
Code
110
211
411
530
Dcscriotion
Single Family Residencc
Pastureland
Pine Flatwoods
Borrow Lake
Observed
Snecies
-0-
-0-
-0-
-0-
Endangered Species Observations:
Below are listed species that are typically cxpcctcd to be observed within the habitats identified
on thc project site, or similar habitats within Collier County. Observation notes and comments
are made on each species.
Endangered Species Expected to be Observed on Similar Habitats
UPLAND SPECIES:
Common Name
Eastern indigo snake
gopher tortoise
gopher frog
S'eastem American Kestrel
American bald eagle
Burrowing owl
Least tern
Fox squirrel
twisted air plant
Florida coontie
Red-coc.kaded woodpecker
Scientific Name
Drymarchon corais couperi
Gopheros po~).phemus
Rana area/ata
Falco sparverius paulus
Ilaliaetus leucocephalus
Speofyto ClInivularia
Sterna an/iIlorom
Sciurus niger
TiJ/andsiaflexuosa
Zamia F!oridana
Picoides borealis
Obs. Comments
no not observed
no not observed
no not observed
no not observed
no not observed
no not observed
no not observed
no not observed
no not observed
no not observed
no not observed
- 6 -
Southern Biomes, Inc.
Division of Environmenlallnformation Services
1602 Woodford Ave., Fort Myers, FL 33901 - mail to: P.O. Box 50640, Fort Myers, FL 33994
Ph. (239) 334-6766 Geza Wass de Czege, President FAX (239) 337-5028
EAS Report for Emmanuel Lutheran Church :t22 Acre Tract, Section 19, T48S, R28E, Oil Well Road, Collier
County, Florida Date: March 26, 2007
Endangered Species Expected to be Observed on Similar Habitats (cont.)
WETLAND SPECIES:
Common ~
American aIJigator
Eastern indigo snake
Little blue heron
Snowy egret
Tricolored heron
White Ibis
Wood stork
Everglades mink
Scientific Name
Alligator mississippiensis
Drymarchon corais couperi
Egretta caeru/ea
Egreua thula
Egretta tricolor
Eudocimus a/bus
Mycleria americana
Mustela vision evergladensis
Obs.
no
no
no
no
no
no
no
no
Comments
110t observed
not observed
not observed
not observed
not observed
not observed
not observed
inappropriate habitat
Discussion and Conclusion:
As previously noted, no endangered, threatened, or species of special concern were observed on
the property during any of the listed species surveys. Special attention was given the gopher
tortoise and burrowing owls in the uplands, and wading birds along the lake fringe. Because the
area is completely isolated from all other undeveloped natural areas, and is surrounded by a
network ofroadways and residential developments, it is considered inaccessible and undesirable
habitat for any large size listed species, either for foraging or nesting, and as expected, none
were observed.
5. INDIGENOUS HABITAT: The only remaining indigenous habitat consists ofa 1.7 acre pine
and palmetto flatwoods community (FLUCCS code 411), located along the northern fringe of
the property. A portion of the indigenous habitat is growing on top of an old agricultural berm,
which fringes the pasture area (FLUCCS 211), and would lead one to believe, from the size and
type of vegetation, that the agricultural clearing activity may have occurred more than 25 years
ago.
6. SOILS: The entire site is made up ofImmokalee fine sand soils, an upland soil of flatwoods
communities.
- 7-
Southern Biomes, Inc.
Division of Environmental Information Services
1602 Woodford Ave., Fort Myers, FL 33901 - mail to: P.O. Box 50640, Fort Myers, FL 33994
Ph. (239) 334-6766 Geza Wass de Czege, President FAX (239) 337-5028
EAS Report for Emmanuel Lutheran Church :1:22 Acre Tract, Section 19, T48S, R28E, Oil Well Road, Collier
County, Florida Date: March 26, 2007
Vegetation Map
HABITAT SUMMARY
CODE
110
211
411
530
DESCRIPTION
Single Family Residence
Pasture land
Pine Flatwoods
Borrow Lakc
TOTAL
ACRES
1.6
15.2
1.7
3.5
*22.0
- 8 -
Exhibit V.C.3 Historic and/or archaeological sites on the subject Property on a copy of County's
Historical/Archaeological Probability Map and correspondence from Florida Department of State.
A copy of a letter from the State of Florida is included indicating that no
archeological resources have been designated on the subject property.
13
ft \2006\2QU6096\WP\GMF' Arnendrncnl\3rd & rlNAL RESUBMITTAl.IAPPLtCATION f~[ljlSE-[) 090917 (3HD & FINAL)doc
EXHIBIT V.C.3.
\,1" (;(:1" \Vass de CLege:
Som!tcrn !3iomass, fnL
1 (.02 \\:oodJ()J\i :\ venue
Furl \-rycrs. FlOtjd~: 3:1l)Ol
\.-jart~h l(), 200<)
Rl': DJlR "'0: 21i(1')-;.iI(,
Re:cci\Td bv DIIR: i\l,,!cil 13,2(1(19
bnmanuel 'Lutheran Church +22 Acres lr:lcl
27/0 Oil Well Road (CR, 858)
l\aplcs, Collie! COUlll>
D\..'~lr r.-1r. \V;;1SS de Czege:
I!I acCnrd~jIlCC with the procedures contained in (he Collier Count}"s !'\alur;d Features In\'cll:(l!Y
fl'qUJrCrllL'Jlb, we rC\'ll'\\'cd the r\.~krcllc(:d p;-lrcc! for possible lmpacl to cultural n:s()\!rCcs (;ll;)
prdl1;;tonc (Jr hl::;lUt-ic distnct. site. building, strllclllrc. or ohject) lish:d, or eligible \\)1' !Jsting. in
tl\l.:: /'./lituJIli.d Re.r:istcr otf IisrOf'/r Places, or otherwise ofhisloricaL ,Jrchaeoloizi(al, or
~HThitcclur~d vailll~. . ~,
Our review of the Florida \laster Site File indicates that no signjjjc;u;t ;ncin:l'oloSlc:tJ or
hIstorical rcsourCl~S arc rccor,kd within the project area. Funhenl1ore, bl'c:Llsc or thl' !Oc;:tl(.m
amUor nature oCthe projr.::ct it is ulllikdy that allY stich slt.;,: will be afCcctc:d,
I r thl'fl.: arc (lilY qUL';:-;tioJ)s concerning Ollr comments l)r recOnH11CJltbtiol1s, pkase cont:tct
K.;Hfll:rinc Pclcrson. lIi~toriL' Sitcs Spl..Tlalisl. by p!WllC Jt U~5U) 2~).(),:UJ., or hy ek-ct:,onic m;..n!
at kdndCTS()l)(~~(hl~,.>J.rtJ.t,'JJ.._~ls, \Vc ~Ipprcci~,!tc your GOl1tillm:d illtl..'!"...':;! ll1 pn':)lc(:lir>I~~ FloridJ's
hJ~~t\)fii..' prdpcnic's.
Sincerd},
~O' .Q ? G~.
hcdcJlck P (jaskc. Director. ~-!ild
Slate HIstoric PrL'scrvation Onicer
500~. Bl'Onou:.:h Slrl't'l . T;IlI:lha""l'I''' 1-'1. 3231)l}-0150 . lJ!lp:i,'\~\\'".nhl'riLl:-'.l:,ntlll
o Dir,'((llr'.. Offin'
o ."rd\,\('ol()t~ii.'.)llh'~e,lrd1
:,<";'::<1;, ::1:'i-l>iJi' Fr'.":: :.JS-".L",:';
001 ri~tllr,,: !'rc~,-'r\"Jtion
1.~~ri.I':.~;, ~{\r(~. r.:..x, ~lj~'I.,>",
,.~.::-i.q 2..;.::;.,-,"'" . 1'. ,\. 2...'; <,;>-;Y'
2. ,. 22
23 20 21
22
IWIIOKAW: ROAD C.R. UI
.. 2' 27
27 30 2'
.. 3.
.. 31 32 33
CORlCSCllEW
SWAIIP
SANCTUARY
o.
O.
01 OS
03 02 03
07
~ 11 12 08 llll
10
00
~ 10
l'
j SITE LOCA ION
~
~ , MISSION S BDISTRlcT
0 15 ,.
~
13 ,. 17 15
8
~ ~
~ NTYROSea
~ ~
:0-
2
i, 2. ,. I 20 21
22
M 23
u
>
~
~
~ RANOAU. BLVD
~
jj
~
I .. 2. 30 29 .. 27
~ 1m. m
I S -ATES AREAs----oF-HI&TORlcAL I
~ ARGI'lAEQ[O<:;tCAb-AAQaAaILITY-....:~~
~ \ 3. .. 31 32 33
i !Ii ..
8 SCALE: N.T.S.
~ NOTE:
~ PlAN PROVIED BY COLLIER COUNTY AREAS OF HISTORICAL
r ARCHAEOLOGiCAl PROBABILITY MAPS
tIM 950 Enco.- Way EMMANUEL EVANGELICAL LUTHERAN CHURCH PRQ..ECTN~
Ni" FL 34110 2llOlI....
Phon" 2311) 254-2000 AREAS OF HISTORICAL CAD FIlE NAME:
norl Cerllflcate of ARCHAEOLlGICAL PROBABILITY IIC3
-_.- Authorization No.I772 EXHIBIT V.C.3 EXHIElT - ITDI
OOF7
EXHIBIT V.D.5. If the proposed land use causes an increase in densily and/or intensity to the uses
permitted in a specific land use designation and district identified (commercial, industrial, etc.) or the
proposed land use is a new land use designation or district (Reference Rule 9J-S.006(S) FAC,),
provide data and analysis to support the suitability of land for the proposed use, and compatibilily 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)
The subject property currently contains one dwelling unit and could potentially
support 8 additional units. The proposed floor development intensity is 90,000 s.f.
to support church related uses including adult and child care, health care and youth
services and administrative offices and facilities.
The subject property soils are Immokalee fine sand. The flood zone is "0". The
area is served by County roads to support the proposed development.
The proposed use will enhance the developing residential areas in northern Golden
Gate Estates by providing private institutional land uses and community facilities.
The church uses will be designed and situated, through use of effective buffering, to
be compatible with existing and future residential uses.
The subject property and surrounding area has for some time been cleared and
developed for residential and agricultural uses, and no longer supports any
significant natural, environmentally sensitive resources, which would be threatened
by this development.
14
H:\2006\2006096\WP\GMP Amendment\3rd & FINAL RESUBMITTALIAPPLlCATION REVISED 090917 (3RD & FINAL).doc
Exhibit V. E. 1 a) Potable Water and Exhibit V. E. 1 b) Sanitary Sewer
Nine single family dwelling units are currently permitted on the property. With the
elimination of nine single-family dwelling units and the addition of approximately
90,000 square feet of floor area of church facilities results in the following impacts to
public utilities when they become available to serve the proposed subdistrict. In the
meantime, a potable well water system and septic tank cana serve the needs of the
proposed development:
9 SINGLE FAMILY D. U.s
CHURCH BUILDINGS
DIFFERENCE
AVG. WATER 3825 gpd
PEAK WATER 5737.5 gpd
AVG. SEWER 2700 gpd
PEAK SEWER 3510 gpd
90,000 s.t. @ .1/st. = 9,000 gpd 4,837.5 gpd
150% = 13,500 gpd 7,256 gpd
90,000 sf @ .1/s.t. = 9,000 gpd 5.737.5 gpd
130% = 11,700 gpd 7,459 gpd
Calculations based on 2.5 persons per D.U., x 170 gpc/pd water, water peak
@ 150% average; and 120 gpc/pd sewer, sewer peak @ 130% average.
Church buildings have been treated as commercial floor area (0.1 gpd for
both water and sewer), although the actual use should be less, since both the
hours of use and population using it would tend to be fewer than for most
commercial uses.
15
H1200612006096\WPIGMP Amendment\3rd & FINAL RESUBMITTALIAPPLICATION REVISED 090917 (3RD & FINAL).doc
Exhibit V. E. 1 cl
Arterial & Collector Roads: Name specific road and LOS
Please reference Traffic Study (attached)
Existinq Levels of Service
Oil Well Road (CR 858):
Immokalee to Everglades
Everglades to Desoto
Desoto to Camp Keais
Immokalee Road (CR 846):
Wilson to Oil Well
Oil Well to SR 29
Everglades Boulevard:
Golden Gate to Oil Well
Oil Well to Immokalee
Source:
AUIR 2008
16
C
C
C
B
C
C
C
H:\2006\2006096\WP\GMP Amendment\3rd & FINAL RESUBMITTALIAPPLICATION REVISED 090917 (3RD & FINAL).doc
EXHIBIT V.E.Lc
13581 PLANTATION HOAD. SUirE 11
rOFH MYERS, FL 33912-4339
Ol-llCf: 239.2763090
FAX 2]9278.1906
I f-(AFFIC ENGINEERING
TRANSPOR fAT ION PLANNING
SIGN/\L SYSTEMSIDtSIGN
t.. TRANSPORTATION
K CONSULTANTS, INC.
MEMORANDUM
III
I<uhert I I Jualle
Iluk \1,)lltes. IlIc.
II<O~1
Tcd 1\1 reesh
President
11/\11'
September I 'i. 200')
1<1
Lnllll'-lnucll.uthcrall ('hurch
( T-200!-,
Collier Coullly, I'Jorida
1'1{ TJallspllrlatiull Consultants has completed a cOlnparativc Comprehensive Plan
Amellllment lranic analysis j(rr the I:mmanucl Lutheran Church Fast Campus
('OIIHlIllltity Ivlissiun Center site. The subject site is located along the south side uf Oil
Well Road approximalely 1,300 lCel west uf its intersection with Everglades Boulevard
in tl1l~ (ioldt:ll Cldle l':staks ,Irca of Collier County, Florida. A site locution map (Figure
I) h,t;; hel'u attachedtu the end ul' this doeumettt Icrr relCrenee. Under the curreul Growth
i\hll,I~Crnl'Jlt Pl,ln (eJ:vlP) designatioll UIl the subject site, a total of nine (9) single-family
d\\L'lling. LIlli\:-; could he c\lllstrtlcted un ~1tL'. As a pan of this submittal, an alllcIH.lrw.;nt is
IlCil\)_', Prol~[)'''l'd 1n the (;rvll) to revise till' 11.'il'S currently' allowed OIl the subject site. Table
I 1IIu:---[ld!eS lhc I.(\lllllg under tltL: l'xlSting Cir'vll) designation ill addition to the new
propos~d (I \1 P ,ullcndlllcllt !llr thc 1.1ll1ll;\IlUCI I ~ulheran Church site
h TRANSPORTATION
K CONSULTANTS, INC.
Mr. Robert L. Duane
September 15,2009
Emmanuel Lutheran Church
Page 2
xlstmg' vs,. ~opose , men menl
..
Land. Use Existing GMP Pronosed Amendment
Single Family Detached 9 dwelling units N/A
Housing .... .--- --.-..---
Church N/A 55,000 square feet
-- ..
Day Care Center N/A 210 studen(s__
-~----_..... -- ----------"-,-,.---"-
General Oftice N/A 15,000 square feet
TllbJe 1
Emmanuel Lutheran Church
E .. GMP]' d eMP A d
Upon approval of the proposed GMP Amendment on thc subject site, a combination of
church related uses, a day care facility, and administrative officc uses will be allowed on
the subject site.
In order to compare the tra!1ic that is approved within the existing (iMP designation to
the traffic that will be generated as a result of the proposed revisions to the GMP, trip
generation calculations were performed in accordance with the guidelines set forth by the
Institute of Transp0l1ation Engineers (lTE) in their report titled Trip Generation, 81h
Edition.
Trip genera(ion calculations were performed based upon the uses approved within lhc
existing GMP designation and based upon lhe uses proposed as a paJ1 of this submittal.
The church floor area indicates all church related buildings proposed on the subjecl site,
incluJing a worship center, a community fellowship center, and a youth recreation center.
The Jay care facility indicated within Table I is proposed to serve not only children, but
also senior citizens (hat need daily care services, This docs not include bcds for the
senior citizens as typically provided within congregate care facilities. Therefore, since no
day care facility for senior citizens is accounted for within the ITE report, the senior
citizens were included with the typical day care students I'or trip generation purposes.
Evcn though the office uses proposed on the site are likely ancillary to the various
proposcd uses as a part of the GMP amendmcnt, a separate trip generation calculation
was performed to sufficiently account for any office rclated tramc on the sileo
BaseJ on thc previously described information, Table 2 indicates the trip gcncration for
lhc existing uscs allowed under the current GMP designation. Table 3 indicates the trip
generation as a result of the revisions proposed to the GMP as a part of this submittal.
Table 4 illustrates the resultant lrip diiTcrcnce based on the proposed revisions to the
(iMP rather than thc existing GMP designation on the subject site.
h TRANSPORTATION
K CONSULTANTS, INC.
Mr. Robert L. Duane
September 1 S, 2009
Emmanuel Lutberan Church
Page 3
Table 2
Emmanuel Lutheran Church
Existing GMP Trips
__ A.M. Peak Hour
In Out I Total
Single Family Housing 4' 12 ! 16 8
_ _. __ c_~~~._._. ((~._l~~j=~~.~~"~_~..___ ,--~~.~~_~.~_L=_-.=.,__=.....~~~L~7~~~~~7~'~"
Land Use
P.M. Peak Hour
In Out Total
Daily
(2-way)
4
12
liS
~-=-~..- .. _~~_....._ u_ --
A.M. Peak Hour P.M. Peak Hour Daily
Land Use 1~-rOut r T~tal ----
In Out Total (2-way)
Church _.~- !'-' I
19 , 31 12 I 12 I 24 500
-- (55,OOO__~5L!!.L_____ - ------- -_..---- -F-;: ..~ -...--
Day Care Center 85 I 7_5 160 70 145 950
- - (210 studenls) I - ---- __0'_-
General Omce 35 i ) i 40 4 22 110
(15,000,q fl) I I
Total Trips under Revised GMp i I J') : 92 1 2]J , 86 I 105 1 ~'!,~I 1,760
I
'M' _.. _... __ ,-_'r_'~'''_~~_<~_,~;=.~."."._~=o_-==~.""
Table 3
Emmanuel Lutheran Church
Prol'osed Trips based upon GMP Revisions
.- M - I- . --.-.
A:M:.J>ellk Hour P.M. Peak Hour Daily
Land Use - ~.- ---- _.0_____- ----
In Out Total In Out Total (2-way)
Existing GI'v1P 4 12 16 8 4 ]2 I 15
-- -------..--- -------- i .. .- 1------- -- -
Proposed GMP Amendment 139 92 231 86 105 191 1,760
Trip Increase .. [~1]II__'- 80 _'_ L~j-_21~I=+J_8._1.1.0_1.-. 1179 +1,645
,~_.~~,~" -,~
Table 4
J{mmanuel Lutheran Church
Tri.!'. Generation Com[>arison
rhe trip distribution was developed based on the location of the subject site and tbe
available roadway network in the (ioldcn Ciate Estates area, Based on discussions with
staff, as the trips went further from the site, a small percentage of the trips were reduced
to reflect the origin of the trips li'om within the residential areas within the Golden Gate
Estates area. Figure 2 reflects the anticipated trip distribution of the traffic associated
with the amendment.
Concurrency analYSIS was pcrlllrlned as a result of the pruposed reVISions 10 the Collier
County Growth Managcment pl'lI1 as a result of the Emmanucl Lutheran Church site to
determine if the application is consistent with Policy 5.1 of the (,rowth Management
Pl1l1l.
"'C.. TRANSPORTATION
K CONSULTANTS, INC.
Mr. Robert L. Duane
September 15, 2009
Emmanuel Lutheran Church
Page 4
In order to determine which roadway segments surrounding the site will be significantly
impacted, Table lA, contained in the Appendix, was created. This table indicales which
roadway links will accommodate an amount of project traffic greatcr than the 2%-2%-3%
Significance Test. In order to perform the significan( impact analysis, the project traffic
was compared with the Capacity for Peak !-lour - Peak Direction traffic conditions as
dcfined by the 2008 Collier County Annual Update Inventory Report (AUlR), The
perccnt impact is also graphically illustrated on Figure 2.
According to the 2008 AUIR, four-laning construction of Oil Well Road is funded for
construction in fiscal ycars 2010 and 2011, within the 5 year CIE. Specifically, the
sections of Oil Well Road Ii-om Immokalee Road to Everglades Boulevard is limded for
four-laning in FY 2010/20] 1, The Level of Service Standard for (he four-lane Oil Well
Road was taken from Table 8 of the 2009 FOOT Quality/Level of Service Ilandbook.
Table 8 indicates the Generalized Peak Hour Directional Level of Service Volumes for
Florida's Areas Transitioning into Urbanized Areas. The resultant lour-lane LOS
Standard for Oil Well Road was assumed to be 1,620 vehicles,
Table III rellects the directional impact the project will have on the surrounding roadway
network. Both A.M. and P.M. project trips are assigned to the roadways for the both the
inbound and outbound directions. It should be noted that Table I A reflects the "grcatest"
impact to the link, regardless of direc(ion. Table 1 B also reflects the percent impact of
each direction of site traffic on the adopted Level of Service volume.
Based on thc information contained within Table Ii\, the four-lane Oil Well Road
between Immokalee Road and Everglades Boulevard will experience a significant impact
as a result of the proposed Emmanuel Lutheran Church GMP amendment. In addition,
Everglades Boulevard between Immokalee Road and Golden Gate Boulevard is also
shown to have a significant impact. However, hased on the four-laning of Oil Well Road,
which is currently funded for construction prior to the anticipated build-out of the
Emmanuel Lutheran Church, no roadway links along Oil Well Road or Everglades
Boulevard arc shown to experience a significant impact as a result of the proposed GMP
amendment.
A five-year planning level roadway link analysis has been performed for Oil Well Road.
The five-year planning level roadway link analysis was performed by Ifle(oring the
current total volume from the 2008 Collier County AlJlR by the appropriate annual
growth rate in accordance with thc 2008 Collier County AlJIR over a period of two (2)
years. Where a negative growth rate was shown in comparing the AlJlR inj(Jrmation, a
minimum 20/0 growth rate was utilizeo.
Table I ^ indicates the existing year traflie volumes in addition to the 20] 4 background
traffic volumes in the study area. The 20]4 background traffic volume was subtracted
from the capacity for the roads in the study area in order to determine the 20 J 4 remaining
capacity. The traffic associated with the proposed Emmanuel Lutheran GMP amendment
was then sobtractcd from the 2014 hackground remaining capacity in order to determine
t.. TRANSPORTATION
K CONSULTANTS, INC.
Mr. Robert L. Duane
September 15,2009
Emmanuel Lutheran Church
Page 5
whe(her suflicient capacity will
project in the year 2014.
be available on the surrounding roadways to serve the
Based upon the information contained within Table lA. sufficient capacity will be
available in the area of the projee( upon (he buildout of (he subject site. As previously
stated, the section of Oil Well Road from Immokalce Road to Everglades Boulevard is
funded for l'lUr-laning construction in Fiscal Year 2010/201] according to the 2008
Collicr County ;\Ull,.
The concurrency projections and impacts to the intersections along Oil Wcll Road will be
reviewed at least two additional times prior to any construction commencing on the
l'mmanuel Lutheran Church sitc. Specifically, a PUD re-zoning analysis will be
perf(,rmcd upon the approval of the proposed GMP amendment. At such time, a new five
year planning level roadway link analysis will be required as well as analysis at the
intcrsections along the links signi licanlly impacted by the projcct. Furtbermore, should
the subject site be re-/Oned. additional concurrency analyscs will be required as each
phase of the Emmanuel Lutheran Church site submits applications for (levelopmcnt
permits, At such time. if sutIicicnt capacity is not availahle along Oil Well Road, no
development pcrmits will he approved until Oil Well Road is shown to opcrate
acceptably,
In conclusion. the proposed (irowth Management Plan /\mendment as a part of the
Emmanuel Lutheran Church site will change the current land use designation that permits
up to nine (9) single Lunily dwelling units on the subject site to allow the construction of
various church related uses. a day care f"cility serving hoth children and the elderly, and
administrative oflice uses. Bascd on the analysis performed as a part or this report, the
trip generation or the proposed GMP amendment will increase the approved trips on the
subject site by a total or 215 two-way vehicles in the AM peak hour, by 179 two-way
vehicles in the P;vl peak hour, and hy 1,645 two-way vehicles over the course of the
entire day.
A concurrency projection was perl(mued as a part or this report as well. No Levcl of
Service delieie!lcies are shown on the roadways within the study network. which include
Oil Well Road and Everglades Boulevard. The Emmanuel Lutheran Church will be
subject to the requirements within the concurrency system at the time or SUP submittal
J(,r each individual phase of the development. Should sut1ieient capacity not exist on the
County roadway nctwork. the devclopment will !lot he allowed to move forward until
capacity is restured.
Attachments:
Figures] & 2
Tables li\ & J Il
FDOT Levcl of Servicc Table 8
Annual (irowth Rate Calculations
l
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1:. TRANSPORTATION
K CONSULTANTS, INC.
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PROJECT LOCATION MAP
EMMANUEL LUTHERAN CHURCH
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IMMOKALEE ROAD
______ 20%......
""--(08%)-'-- 0
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--'
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--'
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(16%)
+
t
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(1.5%)
+
OIL WELL ROAD
______ 50%......
""--(69%)-'-- ,.
PROJECT SITE J
'______ 50%
'''''--(6.9%)+ 0
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(3.1%)
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(3.1%)
+
t
15%
(23%)
+
t
5%
(15%)
+
s
INUI
______ 15%......
""--(24%)-'--
______ 10%
""--(1.4%)+
+20%+ TRIP DISTRIBUTION
+(20%)+PROJECT IMPACT PERCENTAGE OF ADOPTED SERVICE VOLUME
1: TRANSPORTATION TRIP DISTRIBUTION: 2%-2%-3% IMPACT AREA
K CONSULTANTS, INC. EMMANUAL LUTHERAN CHURCH Figure 2
GOLDEN GATE BOULEVARD
LEGEND
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ANNUAL GROWTH RATE CALCULATIONS
2006 2008 ANNUAL
CURRENT AUIR AUIR YRS OF GROWTH
ROADWAY SEGMENT ID# VOLUME VOLUME GROWTH RATE
Evergaldes N of Oil Well 136 491 389 2 2.00%
S. of Oil Well 135 594 330 2 2.00%
S of Golden Gate 134 353 336 2 2.00%
Immokalee Roa! E 01 Collier Blvd 44 2,027 1.819 2 2.00%
E. of Wilson Blvd 45 1,773 1,909 2 3.76%
N, 01 Oil Well Rd 46 426 342 2 2.00%
011 Well Rd E of Immokalee Rd 119 669 664 2 2.00%
E of Everglades 120 527 337 2 2.00%
. AlIlraffic volumes were taken frol11 the 2006 & 2008 Annual Update Inventory Report (AUIR)
.. In instances whele the histOrical data IrIUlcales a reduction in traffic or insufficient data was avail€lble \0 calculate
a growth rate due to construction. a minimum 8f1flu81 gro1N\h rate 012.0% was assumed
SAMPLE GROWTH RATE CALCULATION
Annual Growth Rate (AGR) 0;
200~ ADT
2006 ADT
h{lrYrs01 Growlh)
.1
AGR (lmmokalee) =
1,909
1,773
"(112)
.1
AGR (Logan Blvd) '-
3.76%
TABLE 8
Generalized Peak Hour Directional Volumes for Florida's
Areas Transitioning into Urbanized Areas OR
Areas Over 5,000 Not In Urbanized Areasl
. STi\;IE.sl.Gt'I~.b!.:?~:J.l ART!C.~-,-\I ,S
ct; Class I (,."0 00 to J 99 sIgnalized mtcrsecllons pel ;;1I1~'r
Lmes Melhan A C D F
UndIVIded 470 750 ~
~__ D'~<l;i~-_-~ 1;430 1)10 1,800~
3 DIvIded 2,2]0 2,<;90 ,770
'**
***
L
/0 'Ju
"
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l,;llles
Class II (2 00104 50 signalized imusn:liol1\lll:lmiltl
,~,1edi;jn B C J)
Undivided H 500 7 <()
Divided *" 1 ,210 l,(lCr(l
Divided H 1.000 2.420
7S()
] ,6()O
2,S5U
I'
Class III (more than 450 signnIizcd illlclsc'ctiom I'crll1lk)
Lanes Median H C D E
1 Undivided H 250 5'70 ilU
2 Divided H 610 1 J60 L540
3 Divided ** 960 2.] 20 2.:\L1U
Non~.stlltc Signalized Roadway Adjustments
(i\]lcr colles )\,~ndl!!E ~lale vuh.JlJ1t's by the IIldicilted pelCtl\1 I
.------------------..
- ]()% --
~ 35%
\rtajor City/County Roadways
'Ottrer-S; /:',J lo.ll i lerr-ttmrdways
State & Non-State Signalized Roadway Adjustmcnts
(^hcr ctln~)ponding vulume by the 1J1(\ic~tcd pcrccnt,1
Divided/llndivided & Turll Lant' Adjustmellts
Exclusiw Exclusive .\dJllstllWl)1
lell [~1nes RighI Line> Fad(ll"
Yes No '''~,;,
No r-;u 20uiIJ
Yes N\' _"u/"
Lanes
Median
Divltkd
2
Undivided
Multi
Undividul
Undivided
~l'
-2"':'0
No
\111lti
'y't'.'i t 15'i."
Onc-Way Facility Adjustment
t'vlulltply the COltesp()lldil~g volumes mlllis tab!e by )i}
9/4/09
LlIlcs
B
2,200
3,300
4,400
5,500
FREEWA YS
c
2,980
4,480
5,98U
7.520
E
3,800
5,880
7.940
9,960
Il
3,560
5,340
7,120
R,920
Frecway Adjustments
!\\Ixili<llY Ramp
[<IlleS Melering
1,000 '5%
l!NINTF:RRlIPTEll FI.OW HIGHWAYS
1.1I1\" )\1cJi~n Il C D E
l.individl'\\ ,120 ROO 1,120 1,420
IJiv:(kd 1.o7l! 2,420 3,1~\O 3,550
!JIVilkd 2,510 1,(J30 4,700 5.330
Uninterrupted Flow Hi~hway Adjustments
l.lTlCS !\-lc(!ian Exchlsive Idllanes ^dJlIstmenl faetms
Di\'dcd Ycs +5%
~lldli llllllivided Yes .5%
Multi l.lndil'itkd Nu -25%
BICYCLE MOnE'
(Mulliply IlIU1Ulill'd vtlllCle vlJh:mt:s Sh()\~11 below by number of directional
10,I(\way lanes to delenninc two-way maximum service volulncs,)
1','Il>JShouldn.'BicycJe Lmc
('ovclage B
0-49% **
)()-~4~;,
H'i.1UIJ%
120
no
c
150
IRO
>220
"
.,
D
390
700
F
>390
>700
PF:])ESTRlAN MO])IC'
(Multiply lllolOrllnl vehicle volumes shown below by number (If diteclion~1
roadway lanes to delcflnillc twowil)' Illa,imum service volumes.)
<.;idcw:\lkCuVCT<lrC Il ( Il E
O.4()"'" ..< ., 270 770
~!J t\'l% .. *~' (,00 ] ,(JOO
~.<'-Iu!.!% .' ()jO 1,000 >1,000
, Valucs >llG\~n alc presented os l10mly dirc,llunal "..lulltn f,lI 1c>'~ls l,j ,~IV1CL .nJ JTe fe" lite autolllobile/truck IIlQdes unless 'r~clfi~JlIy ,tilled, To convert tu Jrmllal avelage dally
Irarr.c v"lumes, :Iocsc vclumcs must be diVided by ~pplOp:;Jle [J JI"j K ~'Jdor~ [I1L\ fOible "<lC! nUl ('onSlihJtr a Slam1ard nnd shu\Jlil be llsed only for e:enrral plimninj:: ~IJplications, The
lomp',l!er IOJudel, fw", whlcl; this (able IS d~rived should bt I"ed fl" mc,re ,pec'I!!', pl"""ilL~ df'pIICillio1:.' T~lt !able ~"d deriVIng computer models shDuld not be used for corridor or
IJI:rrseGii"ll dcsig,], whert Illort r,rUled l~chIli<.Jll~S ni5! C~klllaticn~ YC ba'ed "m rl"nninr "Pphc2tIC'"S d (he l1il;hway C"pacilY M~"u~l, Bicycle LOS Model, Ped~strian I OS Morkl
1'1111 Trans II L apaclty ~nd 11u~ lily of Sen'ic~ MaJlu~l, rcsl'ectl\'ell' fu I:,t :1 "I(",',c,b Ile,'IrllCk 1"1' yc 10, pcdt'II lall anll bLls ll,c<k,
J I.evel cd ""Vlee fo, l:,e Incyclc d"d l'~Jcsl"",' "'u{i<"' m Ii"" l,b'c l~ bMCd ,," "'<nlber clll';n{Cllit,d HI,,-, I~<" 'h)< IHllnbcr nf
l"cyck(\uf pedc"triiln~usinl:(he fFli;ilily
\ Flu,es per IIOU' shown are only fer (he )X'Jk ho',,, III thr :;i"l~k d,,,,c!Lnn (,~ lif !-.i,:::"! IJdth, ~,,\,
.. Cannot lx: J~hicytJ min~ l"bk iJ'pul value tier-uulj'
Source
FIOrid3 Depnrtmc1\t ofTr3nsportalion
Systems Plmming Office
(,OS Sll\'<.l1ll1ce Streel, MS 19
ralbhassec, FL J2V)9~0450
... 1'-.'1,( ~f1pltlJbl~ for (bt level "r ,er"';l~ kUtr ~ra"k Fl" ,Ioe :n'l;.lnHd)'k "",':k, ,,,,ILLllt'; ,'('<lln l!lM' kHI"f ,C'V:(' D
L'<COIII~ r bCc;ju\t I:\tcr:;Clli\.lll<lpaullC\ h"vc b,C('1l rc,,'h~d ;:",!r lill' l'lc,ck liW"!C, tilt, ""'c; ot ,erv"e !elh,r U"dc (<IlL!lhling
I'll' fl": a<:):,evabk ",,(ali.lt Illcre lS ,," "1.1'1I1l\J"', vdwk vuiLl1'-'(' 11ue,h"U \I' me I"bl,' "'1'''1', ,I,,,, d"f~"lr,
"\'~~\~,d QL ?J:H_l~ :.n."\jIJ2l;Jll n i n llis\' s [g rn sl s nli}Q2~Lt;f:illlL, Li_l_U ,I
2009 FUOT OU!~\LlTY/lE\"EL OF SERVICE HANDBOOK
Exhibit V. E. 1. d)
Drainage
A Water Management Plan will be prepared for a proposed PUD providing a Plan
Amendment is in place. The modifications to the existing man-made water body are
anticipated to increase the capacity and to locate the water detention facility so that
it also serves as a buffer for neighboring residential uses. The Water Management
Plan will be reviewed and revised as necessary for the PUD, and detailed plans for
drainage will accompany subsequent Site Plan applications.
17
H:12006120060961WPIGMP Amendmenl13rd & FINAL RESUBMITTALIAPPLlCATION REVISED 090917 (3RD & FINAL) doc
Exhibit V. E. 1. e)
Solid Waste
The current AUIR uses 0.64 tons per capita for the projected 20 year planning
period. Nine households with an average of 2.5 residents @ 0.64 tons per person
per year would amount to 81.8 pounds of waste per day. While it is difficult to
predict the potential solid waste generation for the proposed church facilities, it
would seem unlikely to produce a great deal more.
The new AUIR draft projects a surplus landfill lined cell capacity through the
planning period.
18
H:\200612006096IWPIGMP Amendment\3rd & FINAL RESUBMITTALIAPPLlCATION REVISED 090917 (3RD & FINAL) doc
Exhibit V. E. 1 f)
Parks: Community and Regional
The proposed church facility would not generate the need for additional parks, and
the loss of nine dwelling units would not substantially reduce the demand for parks.
The current AUIR report projects a 10 year surplus in available parks to meet
projected population with park acres plilnned in CIE.
19
H\2006\2006096\WP\GMP Arnendnlenl\3rd & FINAL RCSUBMITT ALv\PPLlCA liON R.EVISED 090917 (JRD & FINAL) doc
Exhibit V. E. 2 Map showlflg the loealton of eXlsltng services and public faelilltes thai will serve the
subject property (i,e \\Idler, sewer, fjre protection, police protection, schools and emergency medical
services. )
The subject property is not currently served with water and sewer service, although
it is not far from the Orange Tree service area. The proposed church will not
generate need for schools. The map below identifies locations of fire protection,
police protection and emergency medical services.
20
H:\2006\200G096\WP\GMP Arncndl1lcnt\3rd & f lNAL HESUBMII1 AL\APPLlCA TION REVISED 090917 nrm & FINAL) doc
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II LEGEND
, PUBLIC fA.CILlTIES EXISTIN6
iROAOS -
I WATER TREATMENT F'L....NTS
EXISTlNG OR t.lOO:FiED
WA"ER RETEN"TION S~uCTURES
(NOT UPDATED SINCE 1991)
WASTEWATER TREA'NENT
PLANTS
SOL:O 'HASTE fACtUrES
I PARKS
BOAT R,I,W'S
80,1.1 LANE
GOVERNMEl<< T BUll.DlNGS
SHERiff'S 51"1,005 AND
SUSSTAT.QNS
i I JMlS
1'1
LIBRARIES
il
I
I
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R 28 E
R 29 I
HENDRY CGUN'
S,qe;:
..
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..
4 MILE
o
.
.
..
"~'M.VOK
... . ~,.
C.1l:.8IICI \. ~ I
, I
.~ ~
SCALE IN MILES
SCALE: 1" = 4 MILE
.
.
.
EI.lE~GENC'( LlEDlCAL STATlOO$
FIRE STAT10NS
pueuc I-O.L TM SYSTEMS AND
HOSP;"-AlS
"lllPORTS .
SCl-iQOLS .
HISTORIC RESOt.JRCES .
___ CO,l..STAl MANAOEUENl BOUNDARY
"
..
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.
rIoIMOl\"~U:(<rO#.f)-IC.JL_}
.
,
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EMS #10/' .. : ~
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'FIRE t~.. i PROJECT
RESCUE ~
'#10"
..
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.
GQ;.D(N GAtt Esr....XS
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'-------------~.
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CITY
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NAPLES
.--'
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COLDEN CATr ESTA1t;.S
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---_...---
OiEa<ED BY :
R.O.
DRA~ BY :
JON
DATE :
0309
PRO.ECT No.
2008._
CAD RLE NANE:
1,111
EXHIBIT - ITEM
4llF7
11M
IJIIIIIISfUlIIIIS.!lll'EftllS
950 Encore Way
Napl... FL. 34110
Phon.. (239) 254-2000
Florida C.rllflcat. of
Authorization No.I772
EMMANUEL EVANGELICAL LUTHERAN CHURCH
PUBLIC FACILITIES
DESIGNATION MAP
EXHIBIT V.E.2
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FUTURE SCHOOLS LOCATION MAP ~
COLLIER COUNTY PUBLIC SCHOOLS ~
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RURAL ESTATES eSl 2027
CORKSCREW 9 2027
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1HlHIRS.1'UIIIIlS.!IR'tE'IlllS
950 Encore Way
Napl... FL. 3411 0
Phon" (239) 254-2000
Florida C.rllflcat. of
Authorization Na.1772
EMMANUEL EVANGELICAL LUTHERAN CHURCH
FUTURE SCHOOLS
LOCATION MAP
EXHIBIT V.E.2.A
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DATE :
0809
PRo..ECT No.
2001I._
CAD FlLE NANE:
VE2A
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5OF8
EXHIBIT V.E.3 Document proposed services and public facilities, identify provider, and
describe the effect the proposed change will have on schools, fire protection and emergency
medical services.
Based on the facilities map provided in Exhibit V.E.3, facilities are available to
support the needs of the proposed development including fire protection
facilities provided by the Big Corkscrew Island Fire District. Based on the
2008 AUIR report, emergency medical services are adequate to support
development in the general area. For example EMS facilities, according to
the 2008 AUIR Report, response time goal is eight (8) minutes travel time
90% of the time, Through the first 10 months of FY 06/07 this goal was
accomplished 90% of the time. A new fire station is proposed to be
developed on Desoto Blvd. in the foreseeable future to meet the needs of
expanding population growth in the general area, The proposed subdistrict
will have no impact on schools because there are no school age children to
serve in the proposed subdistrict. Impacts will be addressed further at the
time of SDP approval through the payment of impact fees. Based on the
foregoing, the proposed subdistrict will be supported by adequate public
facilities and will have a minimal affect on these public facilities.
The proposed church facilities will have little, if any, effect on schools, fire
protection and emergency medical services.
21
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OR.ANTOR. OI..BNN a. 0IlANJ'. WAJUlA,N'"D AND .IUIl'R.:BSJIN1lHAT nIB PIlOPBillTY BJllNO CONVBYJID IS NOT
mE HONI!S11lAD PIlOPlIRlY. NOR <X>>mOIJOUS TO ntII HO>IBSt1lAI> nDl'ERlY. OP GIU>rJ'Oa.
0JWmJIl'3 lII'OtJ3J! Oil <BW<1'Clt'S C1III.IJItEN, AND 0I<ANI0It RBSID18 AT 2910 70'" SIna SW. NIpIII, FL
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WARRANTY DEED
PAGE TWO
itr A11I OF PI.alIDA
COUNrY OF COILIBR
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PROJECt NO. 60044
PROJEC PARCEL NO. 130FFE
FEE 31M LE INTEREST
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THE NORTH 21 FEET OF TRAC f 6~A. COLDFN GA Ti: ESTA 1[8
U~IT NO. 64. AS RECORDED IN PLAT BOOK 7. PAGE 64 OF TlIE
PljIBLlC RECORDS OF COLL IER COUNIY. fl.OEtDA
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hhGAL QESCRIPll0N & SKETCH
(NOT A SURVEY)
---.----- ------ --'--
l'~E NORtll21 FEET 01'1 H/\CT HOI\ GOLfJ1:.N GATE ESTATES
U rr NO. 64, AS RECORDED IN PLAT BOOK 7, PAGE G4 OF THE
PlYBUC RECORDS OF COU_IEIl COllN1Y FlORIDA
I
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---~_. ----~------
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PROJEC~ NO. 60044
PROJE PARCELS NO. 132fEE and 133FEf'
rEe SIM LE INTEllEsTs
I !-.EJ;iAI,.jJj;SCRIPTION
(NOT A SURVEY)
EXHIBIT Jl
PllgGS..:.2:~6
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P~('~L J?>~ ru;
HjE; NORTH ~1 FEET OF LOl81A, GOLDEN GATE ESTATES, UNIT
I'Ict.. lH, AS RECORDED IN FLAT BOOK 7, Pp,-GE <J4 OF THE PUBLIC
R~CORDS 01' COLLIFR COUNTY, n.ORIDA. CONTAINING 0.159
A RES, MORE 0[1 LESS; AND
P ((Cr.L '9';' {"ff.:
r . NORTH 21 FEE;T 0,. LOT 9GA. GOLDEN GA n: ESTATES, UNIT
NQ.Il4, AS RECORDED IN PLAT DO OK 7. PAG!:' 64 OF THE PUBLIC
REForms OF COLLIeR COUNlY. fLORIDA,
I com AINING 0.159 ACRES, MORE OR LESS.
FEE. S/AlPlE
INrrA.E&r
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EXHIBIT V.G.5.
AFFlDA VIT
We, Tom Gemmer and Fred C Lohrum, being first duly sworn, depose and say that we are the
representatives of the owners of the property described herein and which is the subject mailer of
the proposed hearing: that all the answers to the questions in this application, including the
disclosure of interest information, all sketches, data, and other supplementary mailer allached to
and made a part of this application, are honest and true to the best of our knowledge and belief
We understand that the information requested on this application must be complete and accurate
and that the content of this form, whether computer generated or County printed shall not be
altered. Public hearings will not be advertised until this application is deemed complete, and all
required information has been submilled.
As the representatives (~r the property owner we authorize Robert L. Duane, AICP, and Richard
Y ovanovich, Esquire to act as our representative in any mailers regarding this petition.
bJi
':~-"
Signature of Representative
~
----.,
Tom Gemmer
Emmanuel Lutheran Church
Parish Administrator
Fred C Lohrum
Emmanuel Lutheran Church
Council President
Th< I~",,;ng ;m""m,n' wm ocknuw!,dg,d "'I"" ~ 'h;,,-) lM d4y "~)-LJ. ~
2009, by Tom Gemmer and Fred C Lohrum who are personally known to me
State of Florida
County of Collier
. i~____
Notary Stamp
l:f~g:~~~
~.:.~;:~}
.;.x.....~,.
".I/r,,(:<'
JACQUEUNE sliANO
MY COMMISSION # DO 509663
EXPIRES: februa~ 22, 20t':.,
RooOOdThIllNoIafyP\bllCU~
EXHIBIT V.G.5
AFFIDA VlT
We, Tom Gemmer and Fred C. Lohrum, being first duly sworn, depose and say that we are the
representatives of the owners of the property described herein and which is the subject matter of
the proposed hearing: that all the answers to the questions in this application, including the
disclosure of interest information, all sketches, data, and other supplementary matter attached to
and made part of this application, are honest and true to the best of our knowledge and belief
We understand that the information requested on this application must be complete and accurate
and that the content of this form, whether computer generated or County printed shall not be
altered. Public hearings will not be advertised until this application is deemed complete, and all
required information has been submitted.
As the representatives of the property owner we authorize Robert 1. Duane, AICP, and Richard
Y ovanovieh, Esquire to act as our representative in any matters regarding this petition.
---r;;-~
Signature of Representative
;?;./c ~
Signature of dlpresentative
-
Tom Gemmer
Emmanuel Lutheran Church of Naples, Inc.
Parish Administrator
Fred C. Lohrum
Emmanuel Lutheran Church of Naples, Inc.
Council President
The foregoing instrument was acknowledged before me this r.... day of October, 2009, by
Tom Gemmer and Fred C. Lohrum who are personall>;Jmfwn to me. (
I _ 'ty-<:,
State of Florida
County of Collier
Notary Stamp
JACQUEUNE SILANO
MY COMMISSION t DO 509663
EXPIRES: FeblUalY 22, 2010
BondedThruNolaryPubllcUndlrWriters
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Market-Conditions Study
"""""""""""""""""""""""""""""""""""""""""""""""'"
Emmanuel Lutheran Church
Growth Management Plan Amendment
Prepared For:
Parish Administration
Emmanuel Lutheran Church
777 Mooring Line Drive
Naples, Florida 34102
Prepared By:
Fraser & Mohlke Associates, Inc.
Post Office Box 2312
Naples, Florida 34106-2312
Revised: August 17, 2009
Emmanuel Lutheran Church
Growth Management Plan Amendment
Market-Conditions Study
Table of Contents
Tab
L Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
5. Appendix
FOREWORD
The Market-Conditions Studv that follows is submitted in support
of an ordinance establishing a "Mission Subdistrict" to be devel-
oped and administered by the Emmanuel Lutheran Church of
Naples.
If approved, the subject site will be designed to accommodate a
compatible mix of a worship center and related facilities likely to
include childcare services; bealth services; social services, individ-
ual or family; activity centers, elderly handicapped only; day care
center, adult and handicapped only; religious organizations,
churches, and educational facilities; and administrative offices.
The Mission Subdistrict ("the subject site") is proposed to be lo-
cated at 2862 Oil Well Road (CR-858) approximately 2.2 miles di-
rectly east of lmmokalee Road/County Road 846 (CR-846) and one-
quarter mile west of Everglades Boulevard; it is a unified site
composed of21.72 acres.
A project location map is provided on the following page.
The subject site is located in a transitional area between the mul-
tiple neighborhoods constituting the Waterways development that
border CR-846 to the west, and the emerging residential communi-
ties and commercial areas that will surround tbe new Ave Maria
University, approximately 6.0 miles east of tbe proposed Subdis.
trict.
The purpose of the Market-Conditions Study is to examine the vi-
ability of the community services to be provided by Subdistrict fa-
cilities and estimate their impact on neighboring communities.
Study contents include discussions of area population growth,
transportation improvements, existing and projected residential
and commercial development, a consumer demand analysis, and
an evaluation of tbe present array of services available to area
residents.
The area under study can be defined as a "Catchment Area" in
that it surrounds an institution, the Emmanuel Lutheran Church
Mission Center, providing services essential to maintaining and
strengthening its neighboring communities.
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A PROPOSAl, TO PURCHASE A PARCEL OF LAND FOR MINISTRY GROWTH IN
THE FUTURE OF EMMANUEL LUTHERAN CHURCH
Parcel Identified:
22.36 acre Tract located at 2862 Oil Well Road in Golden Gate Estates (See maps below)
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This parcel is almost 24 miles from our current location a( 777 Mooring Line Drive.
Emmanuel Lutheran Church
Growth Management Plan Amendment
Market-Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
5. Appendix
,., ,..,----_.,_._--_...._---<,-=---,-~-"'"'-~-~,-,_..._..-
Emmnnuel Lutheran Church Market-Conditions Study: Revised
Page I-I
I. THE MISSION CENTER CATCHMENT AREA
A catchment area is the surrounding area served by an institution. Surround-
ings represent the circumstances, conditions, and objects that affect catchment area
existence and development, i.e. its external environment. The Emmanuel Evangeli-
cal Lutheran Church of America (ELCA) is the responsible institution sponsoring
the creation of the Mission Center. It is a mainline Protestant denomination located
at 777 Moorings Line Drive in Naples, Florida. Within the Church structure are or-
ganizations addressing many programs and ministries. Among them are social min-
istries, campus ministries, and education. Like other gLCA congregations, the
gmmanuel Lutheran Church is a legally independent, not-for-profit corporation that
owns its own property.
The Market-Conditions Study that follows is submitted in support of an ordi-
nance establishing the Mission Sub-District, a social ministry, to be developed and
administered by the Emmanuel Lutheran Church. If approved, the subject site will
be designed to accommodate a compatible mix of a worship center and related facili-
ties likely to include an adult and child day care center, community fellowship and
youth recreation centers, an outdoor play area, and administrative offices. The Mis-
sion Sub-District ("the subject site") will be located at 2862 Oil Well Road (CR-858)
approximately 2.2 miles directly east of lmmokalee [{oad/County Road 846 (CR-846)
and one-quarter mile west of Everglades Boulevard; it is a unified site composed of
21. 72 acres.
Population Growth in the Mission Center Catchment Area
This analysis commences with an evaluation of population growth and trans-
portation infrastructure development within the Catchment Area consisting of the
entirety of the Corkscrew Planning Community District (PCD) and the Rural Es-
tates PCD, a collection of home sites and non-contiguous neighborhoods within the
platted Golden Gate gstates and the surrounding, largely un-platted, "Rural Fringe"
areas of Collier County east of Collier County's urban boundary.
Table 1.01.1 demonstrates the emerging populations of the Golden Gate Es-
tates, Rural Fringe, and a limited number of Rural Lands Stewardship areas east of
the urban boundary and south of neighboring Lee County. It provides a context for
assessing the future human services needs of curr(mt and future residents of the
Corkscrew and Rural gstates planning communities (See map facing page 1-2).
Throughout this analysis, these com m unities will be referred to often as "the area
under study" or "the study area."
By the year 2015, the permanent populations of the Corkscrew PCD and the
Rural Estates PCD is projected to grow 113.72 percent (%) from 19,831 in 2000 to
48,310 in 2015, an increase of 28,506 persons according to May 29, 2009, estimates
provided by the Collier County Comprehensive Planning Department. Based on the
forecasting methodology employed in 2009, permanent-population projections for the
area under study demonstrate the following growth patterns:
Emmanuel Lutheran Church Market-Conditions Study: Revised
Table 1.01.1
2009 Study Area Population Estimates and Growth Projections
(As of April 1 of each year)
2000 2005
1,019 1,ng
18,815 32,183
19,834 33,912
Corkscrew PCD
Rural Estates PCD
Page 1-2
2010
2,118
36,057
38,175
2015
8,867
39.473
48,340
Total Study Area Population
Percent (%) share of the
Unincorporated County 9.22% 12.15% 13.09% 15.09%
% Of Collier County total 7.89% 10.67% 11.51% 13.31%
Unincorporated Total 215,043 279,124 291,696 320,404
Collier County Total 251,377 317,788 331,800 363,300
Source: Collier County Permanent Population Estimates and Proiections (2000-2015)
Collier County Comprehensive Planning Department (May 29, 2009)
An earlier assessment of the Emmanuel Lutheran Church's proposed Growth
Management Plan Amendment (GMPA), submitted to the County Comprehensive
Planning Department on April 26, 2007, employed a more robust estimating meth-
odology that projected greater population increases for the period 2000-2015.
The 2007 estimates projected the permanent population of the Corkscrew
PCD, and the Rural Estates PCD would grow 283.18 percent from 20,031 in 2000 to
76,756 in 2015 as shown in Table 1.01.2, or an increase of 56,725 persons.
Table 1.01.2
2007 Study Area Population Estimates and Growth Projections
2005
1,835
33.409
Total Study Area Population
Percent (%) share of the
Unincorporated County 9.51% 12.44% 16.26% 19.12%
% of Collier County total 8.15% 10.93% 14.49% 17.22%
Unincorporated Total 221,139 283,283 342,910 401,284
Collier County Total 257,926 322,223 384,933 445,562
Source: Collier County Penmanent Population Estimates and Proiections (2000-2015)
Collier County Comprehensive Planning Department (June 21, 2007)
Corkscrew PCD
2000
1,114
19,917
21,031
35,244
Rural Estates PCD
2010
6,797
48,982
55,779
2015
11,907
64.081
76,756
Table 1.01.3 on page 1-3 also provides comparisons of earlier 2007 estimates with
2009 estimates for the same period:
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~~mmanuel Lutheran Chureh Market-Conditions Study: Revised
Page 1-3
Table 1.01.3
Comparison of Study Area Estimates and Projections: 2007 and 2009
2000 2005 2010 2015
Corkscrew PCD 2007 1,114 1,835 6,797 11,907
2009 1,019 1,729 2,118 8,867
Net decrease -95 -106 -4,679 -3,040
% Decrease -8.53% -5.78% -68.84% -25.53%
Rural Estates PCD 2007 19,917 33,409 48,982 64,081
2009 18,815 32,183 36,057 39.473
Net decrease -1,102 -1,226 -12,925 -24,608
% Decrease -5.53% -3.67% -26.39% -38.40%
Study Area 2007 21,031 35,244 55,779 76,756
2009 19.834 33.912 38,175 48.340
Net decrease -1,197 -1,332 -17,604 -28,416
% Decrease -5.69% -3.78% -31.56% 37.02%
Unincorporated Area 2007 221 ,139 283,283 342,910 401,284
2009 215.043 279,124 291.696 320.404
Net decrease -6,096 -4,159 -51,214 -80,880
% Decrease -2.76% 1.47% -14.94% -20.16%
Collier County Total 2007 251,377 322,223 384,933 445,562
2009 251 ,377 317,788 331 ,800 363,300
Net decrease 0 -4,435 -53,133 -82,262
-0,00% -1.38% -13.80% -18.46%
Population Growth 2000-2015 in U. S. Census ZIP Code 34120
GeographieaIly, U. S. Census ZIP Code Tabulation Area 34120 oeeupies the
northern two-thirds of the Catehment Area (See map on the faeing page). An analy-
sis of the population of ZIP 34120 will add another dimension to population esti-
mates within the area under study.
At the time of the <Ieeennial census on April I, 2000, the census-determined
population of ZIP :34120 was 12,062 persons, or 5.61 pereent of the 2000 Census
population of unineorporated Collier County.
Using conventional estimating metbodology and extrapolating from the base
pereentage of 5.61 pereent provided by the 2000 Census, the population of ZIP 31120
would increase by 8,282 persons, or 68.66 percent, over the ] 5 years from 2000 to
20]5 as demonstrated in Table 1.02.] below:
Emmanuel Lutheran Church Market-Conditions Study: Revised
Page 1-4
Table 1.02.1
Population Estimates and Growth Projections
2000 2005 2010 2015
Postal ZIP Code 34120 12,062' 15,659 17,551 20,344
Percent (%) share of the (+3,597) (+5,489) (+8,282)
Unincorporated County 5.61% 5.61% 5.61% 5.61%
Total Study Area Population 19,827 33,914 43,456 55,847
Percent (%) share of the (+14,087) (+23,629) (+36,020)
Unincorporated County 9.22% 12.15% 13.89% 15.40%
Unincorporated Total 215,043 279,124 312,857 362,644
Source: Collier County Permanent Population Estimates and Proiections (2000-2015)
'u. S. Bureau of the Census (derived from the 2000 decennial census)
The population projections for ZIP 34120 demonstrated in Table 1.02.1 reflect
a static percentage share for unincorporated Collier County.
However, if population estimates for ZIP 34120 reflected the same percentage
growth projected by County planners in 2009 for each 5-year increment in the area
under study, as illustrated in Table 1.01.1 above, its projected population growth
would be:
Table 1.02.2
Population Estimates and Growth Projections
2000 2005 2010 2015
,
Postal ZIP-Code 34120 12,062 33,912 38,183 48,349
Percent (%) share of the .
Unincorporated County 5.61% 12.15% 13.09% 15.09%
.
Unincorporated Total 215,043 279,124 291,696 320,404
Source: Collier County Permanent Population Estimates and Proiections (2000-2015)
'u. S. Bureau of the Census (derived from the 2000 decennial census)
Transportation Infrastructure Improvements
Historically, county government's program to expand roadway capacity
within an individual Planning Community District (PCD) can establish the area as
having significant, long-term growth potential. The experience of recent years dem-
onstrates that Collier County's Capital Improvements Program (CIP) for new road-
way construction and/or roadway capacity improvements is a reliable indicator of
the location of future residential and commercial development.
Collier County 2030 Long Range Transportation Plan (LRTP) Update
The Safe, Accountable, Flexible, and Efficient Transportation Equity Act: A
Legacy for Users (SAFETEA-LU), enacted in 2005, provides the federal mandate by
which the Collier County Metropolitan Planning Organization (MPO) must update
its Long Range Transportation Plan (LRTP).
. __. ',. ___~'_'_'__~_"'~'__~"'~___'_'__'__"___"""_"~____~"_~'..""'.__.~,---..-.....",,____~. ._'.'m".._.'_'~~__'~"~~-"'"~
Emmanuel Lutheran Church Market-Conditions Study: Revised
Page 1-5
Consequently, to ensure continuation of Federal revenues, including non-
transportation dollars, to Collier County -- the MPO prepared and adopted an up-
dated 20-year LRTP plan prior to July I, 2007 that met the following minimum
goals:
. Preserve the existing transportation system;
. Promote efficient management and operation of the system;
. Increase accessibility to the system;
. Link the existing system to new, improved roadways; and
. Increase the system's safety and security.
The Highway Component of the 2030 Needs Plan that identifies Collier
County's roadway needs for the period ending in 20:30 is provided in appended Ex-
hibit I-C in the form of a 2015 Interim Plan along with capacity calculations and op-
erational dcficiencies for listed roads providing access to the Oil Well Road site of
the proposed Mission Center.
Traffic generated along identified segments of major roadway corridors, par-
ticularly those roadways programmed for improvement and listed in Collier
County's 5-Year Work Program, has been historically a reliable predictor of where
future focal points of growth will be located.
Annual Update and Inventory Report (AUIR)
The Collier County Transportation Services Division and the Florida De-
partment of Transportation (FDOT) have programmed pre-construction, road resur-
facing, and construction activities in response to needed roadway improvements
identified in the 2030 Needs Plan and the 2008 AUTR.
The County's public facilities AUIR, dated October 22, 2008, reported traffic
volume increases countywide. Detailed data derived from the Collier County Trans-
portation Improvement Plan (TIP), as reported in the AUIR for 2007 and 2008 and
applied generally to the Catchment Area, is listed below in Table 1.03.
Programmed activities are listed by type, i.e. design, right-of-way acquisition
(ROW), and construction.
Estimated costs are provided as well as the Fiscal Year (FY) in which a pro-
ject starts and the FY for the estimated time of completion.
Base operations and maintenance hudgets, and contingencies are not ac-
counted for in the reported aggregate dollar amount covering the period from FY08
to FYI:3.
Emmanuel Lutheran Church Market-Conditions Study: Revised Page 1-6
Table 1.03
Study Area and Related Maior Roadway Projects: .
Annual Update and Inventory Report (AUIR) 5-Year Work Program/CIE
For the 5-Year Periods 2008/2012 and 200912013
(Published respectively on November 5, 2007 and October 22, 2008)
PROJECT NAME YEAR COST TYPE START COMPLETE
Immokalee Road (CR-846) 2007 $15,419,000 Construction FY06 FY09
CR-951 to 43'" Avenue NE 2009 Completed
lmmokalee Road (CR-846) 2007 $23,694,000 Construction FY05 FY09
1-75 to CR-951 2009 Under Construction
Collier Boulevard (CR-951) 2007 $43,812,000 Construction FY07 FY09
CR-846 to CR-876 2009 Completed
Vanderbilt Beach Rd. (CR-862) 2007 $58,021,000 Design/ROW FY08 FY12
CR-951 to Wilson Blvd. 2009 $30,721,000 ROW FY09 FY13
Oil Well Road (CR-858) 2007 $48,000,000 Construction FY11 FY13
CR-846 to Everglades Blvd. 2009 $44,700,000 Construction FY09 FY10
Oil Well Road (CR-858) 2007 $17,901,000 Construction FY11 FY13
Desoto Blvd. to Camp Keais 2009 $0
Golden Gate Blvd. (CR-876) 2007 $68,786,000 ROW/Cons!. FY08 FY14
Wilson Blvd. to Desoto Blvd. 2009 $54,170,000 ROW/Cons!. FY09 FY12
Wilson Boulevard 2007 $6,000,000 Design/ROW FY08 FY12
CR-876 to CR-846 2009 $12,940,000 Design/ROW FY011 FY13
Randall Boulevard 2007 $0
2009 $1,000,000 ROW FY09 FY09
Total project costs 2007 $281,633,000
For the Study Area: 2009 $143,531,000
Total Collier County 2007 $601,147,000 (46.85% applied to the Study Area)
Project Costs: 2009 $305,147,000 (47,34% applied to the Study Area)
. "CIE" designates the Collier County Capital Improvements Program, or CIE.
Transportation Consultants (TR) conducted a professional assessment of a
ncw four-lane condition for Oil Well Road. It is based on the 2008 AUIR and well il-
lustrated in their reviscd Table I-A on thc facing page. Thcir assessment states that
impactcd roadway links - Oil Wcll Road between CR-846 and Evcrglades Boulevard,
and Everglades Boulevard from CR.816 to CR-876 - "is also shown to have signifi-
cant impacts on the future Level of Scrvice (LOS) thresholds. However, each of these
links are shown to have adequatc capacity available in 2011 to support the projecL"
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Emmanuel Lutheran Church Market-Conditions Study: Revised
Page 1-7
Defining a Catchment Support Area for Analysis
Emmanuel Lutheran Church Growth Manallement Plan Amendment: An
earlier market-conditions study was submitted on April 26, 2007, in support of a pe-
tition to establish an Emmanuel Lutheran Church "Mission Center" to accommodate
a variety of institutional and conditional uses on a 21.72-acre site ("the subject site")
located on the south side of Oilwell Road (CR-858) within the Rural Estates Plan-
ning Community District (PCD).
An aerial photograph identifying the location of the subject site is provided on
the facing page. It is well located to serve residential neighborhoods within conven-
ient travel dista nee to the site.
MethodolollY Conventionally Employed in Defininll a Support Area: Identifi-
cation of a market-support area is desirable to assess the feasibility of the uses that
are proposed for the subject site. The Metropolitan Planning Organization (MPO)
projects periodically the growth of urban-area dwelling units (both single-family and
multi-family) by identifYing the degree of "saturation" or "development potential"
attainable for each Traffic Analysis Zone (TAZ) in Collier County_
The data employed for the saturation analysis includes the quantity of vacant
land within each TAZ and the land's suitability for residential and commercial uses
as determined by the density indices and the other policy-driven measures provided
for in Collier County's Growth Management Plan (GMP)_ The methodology utilized
in projecting new population and resultant job growth within each TAZ employs an
inventory of existing dwelling-unit and commercial development in the County's
coastal-urban area. This methodology forecasts future development on currently un-
developed parcels by calculating attainable dwelling-unit saturation and related job
growth likely to be generated hy new-resident demand for basie goods and services.
The "saturation" forecasts for individual TAZs utilize current Census data,
aerial maps, tax rolls, and planned-unit-development monitoring reports as well as
other pertinent data sources. Undeveloped, agriculturally zoned parcels are ana-
lyzed to determine their development potentiaL Consistent with adopted compre-
hensive-pIan policies then in place, unit densities were assigned to these parcels.
The saturation forecast of yet-to. be-developed dwelling units is totaled and added to
existing units to obtain a potential total of dweJling units and the future population
estimated to reside in these yet-to-be-developed units. Since the MPO's first use of
this development potential method in 1994, the analysis has heen subjected regu-
larly to reealculations that account for growth in Collier County_
In March of 2005, the Collier County Comprehensive Planning Department
completed a Residential Build-Out Study for the area east of CoJlier Boulevard (CR-
951) making extensive use of individual TAZs that will provide the basis for defining
in detail the area under study. Exhibit 2 of Section I summarizes the findings of the
2005 Build-Out Study.
Emmanuel Lutheran Church Market-Conditions Study: Revised
Page 1-8
Table 1.04 below provides an important example of anticipated increases in
the study area's residential populations. The estimated build-out population of the
Golden Gate Estates east of the Urban Boundary serves both as an example of sig-
nificant population growth while illuminating the minimum contribution made by
multi-family units when accounting for population growth.
Table 1.04
Traffic Analysis Zones (TAZ) East of the Urban Boundary: Build-Out Population
(A map locating the referenced Traffic Analysis Zones in Table 1.04 is exhibtted on the facing page)
TAZ Single-Family Multi-Family Population
Number (SF) (MFI (Totall
212 897 0 897
213 1,743 0 1,743
214 2,088 16 2,104
215 2,275 27 2,302
216 2,085 145 2,230
218/218,1 1,757 27 1,784
221 638 29 667
222 14,227 129 14,356
232 834 28 862
234 1,943 36 1,979
235 964 14 978
236 1,426 23 1,449
237 2,875 0 2,875
238/238,1/2382 1,934 29 1,963
239 519 0 519
240 915 0 915
241/241.1 727 17 744
390 7,397 89 7,486
391/391.1 4,710 0 4,710
393/393,1 3,091 48 3,139
394 4,707 46 4,753
395 1,808 31 1,839
396 3,676 106 3,782
398 3,115 1,107 4,222
399 6,167 2,211 8,378
400 4066 Q 4.066
Subtotal 76,584 4,158 80,742
% Share of Total 20.85% 1.94% 13.88%
Total East of CR-951 367,335 214,259 581,594
Source: 2005 Residential Build-Out Studv, Collier County Comprehensive Planning Department
(March 2005)
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Emmanuel Lutheran Church Market-Conditions Study: Revised
Page 1-9
It is anticipated that construction of the proposed Mission Center will com-
m!.'n!.;,' in 2013 with build-out completed in 2017. Given substantial population
gruw [h anticipated for the Catchment Area, it will be well placed to address the hu-
man service needs of future residents.
Timely capacity improvements for Oil Well Road, the principal access road-
way to the Mission center site, will commence in 2009 with anticipated completion in
20 i II Funding for this $44,700,000 project was advanced by two years in July 2009.
Completion of Oil Well Road improvements prior to the commencement of Mission
Cent!.,r construction will ensure ease of access to the subject site well in advance of
t he Center's opening.
Inventory of Approved Planned Unit Developments
Exhibit 3 that follows provides the number of approved dwelling units and
permitted commercial development for each Planned Unit Development (PUD)
within the general boundaries of Catchment Area; they are highlighted in light grey.
Other exhibits that follow include:
. Collier MPO Transportation Work Program (2009/2010 to 2013/2014),
. Collier AUlR Five-Year Work Program (2008),
. Collier County Long Range Transportation Plan (2030), and
. Collier County Residential Build-Out Study (2005).
Additional Market-Conditions Analysis
Other analysis of the dimensions of measurable activity within the area un-
d"r study includes:
. Section II: Demonstrates the type and location of study area commercial de-
velopment;
Section III: Estimates household income and consumer demand;
. Section IV: Summarizes study findings and recommendations, and
. Section V: Provides an Appendix with supplementary documentation.
Section 1 - Exhibit lA
Metropolitan Planning Organization (MPO)
Draft Tentative Work Program
Fiscal Year 2009/2010 to Fiscal Year 2013/2014
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Section 1 - Exhibit IB
Collier County
Annual Update and Inventory Report (AUIR)
AUIR Update 2008 5-YearWork Program
AUIR Update 2008 5 Yea" Wori( program'CIE
60173
TBO
,bollars shoWn In Thousands)
Project
Name
FYO! FY10 FY11 FY12 FY13
SUMMARY OF PROJECTS Amounl Amount .Ari1ount
PRWECTSCURRENTl Y IN PRODUCTION ,
Goodlette FrWlk (PRR-GGPKW't) .
Golden GatePkwy Dvefpau" .
lmmOkalee RdlCoUlerBlvd-43rcf -
trm'JDUI.. Rd 175 ~ Conler BlvcL -
R~esnake Polly to Cdller Blvd .
1ASBB,Phl'~si1PhIR~ .
1 Santa. Barbara BlvdiPOfty 1~506 R 1.506
Vanda'biI 8Gb MAJrport~oUlef" Blvd. .
ColO. BhrdAnwrk~G Blvd. .
lnmok....1i:dlUS41-175 -
Dayis Btvd: UghUng .
Giold.fGiate~ .
A CoIlI_ Blvd (US 41 t,o Davis) .
Subtotal 1.5Ofi . - - 1506
PROORAW3J PROJECTS TO BE LET 12,987 23.000
Collier BIWt(DavI~,_of GG Mn CiIJlal) 1o.,G13 en en
DaVIs Bou~ - Contlill" -Rad,!) 21/I!O CIt 21,100
CDUnty~ainRDadlDavb: . CR864 783 R 703
Vandlill"blll Beach RdlColller BJvd-wll:!ion 3,097 R 10,724 R 2,500 R 2,900 R 11,500 R 30,721
Golden G....B~llUln E to Desoto 2,320 R 10,150 R 3,600 R 38,100 CIt 54,170
CoIII.- Blvd' (c;G8 to Green) 2,000 6,715 R 23,400 . CIt 32,115
colUer Blvd (N GG Canal - Green) 2,000 R 27,000 DiCIt 211,000
R2Ild'alIBIVd 1.000 R 1,000
J75 Interchange (! Evec-gjades .
NorthbrookeWidenlngNalw.rtlOd Ext. 5,000 e/J/R 5,009
B SBB. C~p.neaftoGret!Jt ~~oo R 1ti.100 CIt 20,900
OD ~I JI"*,1.5 nilCamp Keis + 1;5 mil 24,620 e 21,380 en Mi,OOO
011 WeI'-IEvet'!llades . E Desoto) .
\'\IIISOR Blvd fGGB .Immk Rd) 1,000 0 9,940 R 2,000 R 12;940
Contingency 11,913 3,975 4,000 3,044 -4,000 2&",992
Subtotal . ,. 65li131 11100 1!1,384 60;100 303541
Tot.. &8,132 65,931 11.100 19,384 60,600. 305,147
Operations Il'J"I)rovemontsJProarinlS 22;000
~ridge ReplllrsJ1mpro~ 2,000 s,ooo 5,000 5,1100 5.000
Ma~<< InteneclJDn lrip-oveinents 1,000 1,000 1,000 1.080 1,000 5,00,0
Intor59ctJonSafetyCapac ily Improve 750 1.750 1,150 1,750 1,750 1,750
New Tram~ SIgnals 750 750 '" 150 750 3,750
Sh'n:,I~~e:tYProgram '0 50 50 '0 50 "0
Trnl'fic CaUliinWStudles "0 250 250 "0 250 1,250
PilU:J\V3ySfSldeWaIks Bikil Lanes 'DO "0 51" 'DO ,.. 2,500
Transit Enhancements 1,7-50 1;500 ',250 1,000 1,000 5,500
MajorFbJ~
R85UJ1acln9'Reconstrudlon 2.509
Roali Rehntishlng: 'D' 600 ... .0. 0"
Stbh:lhl Operations 11A80
tmprovemernlPrograms 71-59 11150 10,900 10,900 .5150lil
Collector RoadsJMinor ArtMiaJ Roads 1,"02 1.635 1,835 1,635 1,635 1,-142
Advanced ROW 1,909 1,700 1,~OO 1,600 1,600 ~9
Transforsto other I\.nds 3,0" ~300 4,550 4;800 4,800 22,054
Imparl Fee Rm.inds '" 1,000 1,009 1,000 1.000 4,302
Debt StTYtcilt~'Comlnerclal Papa' ''l,;14 9,500 9,525 10,980 30,0Q5
DebtSerriceP~ 13874 13874 133-74 13 &74 i9370
TOTAl. 117,03-2 99,840 M,409 122,718 105,389 491,438
REVENUES
ImpaCt FeeslCOA Revenue 35,000 30,000 30,000 35,000 40,000 170,000
.
Gas Tax Revenue 17.905 21,372 22,075 19,119 24,057 1~5B8
.
GrantsJReimbursements 3,'84 2.29a 2.000 1.875 8,500 23.857
5hoitTeim Loan COnvnefcial PapElf 21;170 18,998 8,832 50,000
carry ForWoird 34,552 34,552
stc>>mwat8r Funclng for Projects -
Garieral Fund 23.509 24,000 24,000 24,000 24,000 119,509
Gant!f31 FundTwn back ....m 11;0..
R~e Reserve . -
Total .5 Year Revenues 117,082 99,840 78,075 99,052 105.389 499,438
Project
.
60005
60006
60018
6bQ45
611169
620.
6'"
63051
65061
66042
60176
60027
60001
60001
60013
S0101
1>0168
60040-
68056"
680568
6006-5
60060
60106
6-2081
,00<<
60044
60020
66066
66065
60016
60112
1>-9122
60163
69081
61010
6000;'
60171
Gros~ SurplUSlShortfall
23,666
(23.666)
COOlUlatlve
~
S = Study
D=D~lgn
M = MItigation
C = ConStrUction
R=ROW
lS = Landscape
I = InEpBetlOn
AM =_Ac:ce:ss.Pt1anagement
LP- SIB Loan Repayment to Stare
Z3,66li
F'roductlo.n Ready May allow f(W" letting In FYlll11
... Schedule has been adjusted baed_OR need and ftnanclng
DependIng on acbJalcom for 011 Well Road, contingency In FYII9 would be u:!ied for projects including:
.P.....Jlldg.Raad@II.S4flort..uctlDD....'.............1D@j15D,DOlIROW.S3ll0,DllllCDnslJuctI...
.V..i1.bki De..clJ n.....@A1.p..rlR.....-.....UdkoDlmp-rI.....",,_@S1.5ll0.omCO...1,l>c1:iOD.
. p".."lIaJ """,,,1<"'" ,...""h,gfo. _gotl",,,V.nde1lolk Bndt Rod ROW Acqioisk..,
'l."'"'~1~~"~~'-""-" "
'~'=__fil"iOOi'.. ..!';:1'~:',,~>":';;~'?';,>.,-
PJ!ll.m..ll!g_~1& 8JJP.#~~.";>'~"
Note: Carry F~rward Includedslhe budgeted FY09 carry Forwilfd and do.esno~ Include project funding encumbered
In prior ,!seal years to be generalty-~I.d out. over the following schedule r~rphas:es- fllVef~e-t1me for pa~f:
'~').,. ThIs Carry Forwi'l"d nmnber that Includes the roll of encumbcances wlU not b'elJVailable ril after October 1, 20R.
, ,~
1< :;.;\.~,
'"'.c,',-,",
ll-2
...~JO Long Range Transportation Plan
III!
Table 12-1
2030 Financially Feasible Constrained Plan
ammock Rd '0
I ,
I ,
.m 2 4
7
2
,
4
d 4 6
'0
95 ,
R91
1 6
U amlllrnl rail "I 10 01 h n 6
lImiemi '" "I 0" nlo . "m 4
U ,miamI .., "I L .nn 10 2 2
I h d ,
ill d 4
Vanderbill each Rd '0
Vanderbilt ... d Iv
VelertlnsMemorial .d 60
V n .moo I . 6
W. xSI 2U
ilsoo Ivd Eld 2L 2U
Wilson Ivd ~ 2U
Wilson Ivd 2
ilon Iv
'I Iv I
\80n Ivd 10 an erbll .. d 2U ,
I lion Ivd to mmoka sa 2U ,
'nt....e<:tion..,d Grade S .T.lon.
S 4t INT
1-76 Vf!JJ' ados Ivd I
1.7 !mmok81~ d I
5
6
tocr
2 2
6 t
,
40 20 '
16
6 1
1
2 20
2
2U 20
1
1
$2,786,386,430 $1,110,644,4n
$1.S2A.700,~7S $1,S24. TOO,S715
5160.000,000
$293,000,000
$318,000,000
$300,000,000
Sl5,081.0SG,OOC: 52.93l5.340,0152
E.C Needs FFP T oIal Needs Plan i>
Road Road Rood Rood ROW Project Potentia' &
No, Link Lanl3S Lenos Lanes R uired 0.1 'co
W 2U 2 t
1
2
R3 6 6
,
CR91 I 4 1
951 oller Iv , ocr
nl.. .. vol antral Ave '0 , 60'
n!.. .. vo enlrel vo , , ocr
v I. , ,
ver ladai Blvd 2 , ,
Ever hIdes lv, .011 d 2U ,
v. la .. Ivd v 2 ,
ver I, 8S v
v, Iv ,
NT
TOTAL
ExiiKinu O&M end Cepit.' Oper.tione Coet.
Unhmdod CMSfBridgCll N..d.
Unfunded Trenell Nud.
Unfund.d Pathway. N..d,
Enhanced TronoilJPtlthwoy/CMSiBridlilo RohoblReoonotruction
,
E"'C Road Lanes ere lhe f'OCisling roeds and lhe road improvem6f"lts under CQnslruc.lion or progammed for conslrudion In the adopted slate TransporlatlOll Improvement Programs (TIP) and local JUrlsd,clion Capital
Improvement Progllmll (CIP), The abbreviations for each roadway llegmel'1l indicl!llelhe number of tanes I!lnd type of roadwlIY
2U - Tw~lene undivided road
2R - Two-Iene rural roed
2recon . Two.lane rufal roed reconstruct tOn
2l - Two.Jene locat roed
40 - Four-lane divided roed
40. - Four-lane divided road righl-of.way pha15e only
6D - Six-lane divided foed
80 . Eight-l&ne divided road
TOTAL WiIh Enh_ed ProgrBmil'Q
<IF -Four-lalla fra8'Nay
6F - Six-Ian., fr~wey
8F - Eioj1l.lane freeway
4H. Four-lllne hi~.occtlpBncy vehicle (HOV) or special use lanes
INT - Grade r>eparalion orinletchllnge improvement
,
Prop R<;,,,d L.llnaa. arelha lolal number oftanes and roadway type recommended forlhe Highwl!lY Needs Plan
J
Alternllllve roed latles will equal E "'C, Prop Roedor be a Interim level of improvement.
.
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Section 1 - Exhibit 1 C
Collier County
2030 Long Range Transportation Plan (LRTP)
Collier County 2030 Long Range Transportation Plan (LRTP) Update
The LRTP reflects Collier County's growth in population and employment
through use of an Urban Land Use Allocation Model (UUM) that reflects develop-
ment patterns and the impact on the transportation system of anticipated growth
rates for the period 2010 to 2030. Forecasted land uses are programmed to account
for previously announced development plans, future employment and school-
enrollment projections, and estimates of traffic growth rates. The ULAM evaluated
the existing transportation system in both Lee and Collier counties in 2005. Addi-
tionally, the ULAM accounted for the commitments both counties made to finance
and construct an improved surface transportation network when the allocation
model was developed.
A model "Existing-Plus-Committed (E+C)" roadway network was created for
Collier and Lee counties and matched against forecasted population, school-
enrollment, and employment for the year 2030. The model's predicted congestion
levels for the E+C network shows a 300-percent increase of vehicle-hours of travel
and a 33-percent decrease in "congested speed" leading to a commensurate 33-
percent increase in travel time. The 2030 Plan has multiple components:
. Highway;
. Transit;
. Pathways, bicycle and pedestrian;
. Freight; and
. Maintenance and operation of the Collier County transportation system.
Analysis of Roadway Capacity in Collier County
The capacity calculations for roads listed in the 2015 Interim Plan demon-
strated below have identified needed roadway capacity improvements. The following
examination of actual roadway utilization focuses on roadways accessing the Cork-
screw PCD and the Rural Estates PCD and roads within the Corkscrew and Rural
Estates planning communities.
The Collier County Evaluation for the Congestion Management System for
2008 analyzed roadway facility operational deficiencies and identified roadway seg-
ments that operate in excess of their adopted Level of Service (LOS). Deficient seg-
ments, for the most part, lack both a sufficient number of lanes to maintain their
adopted LOS and the presence of parallel facilities that assist in limiting their serv-
ice volumes.
Well documented increases in population, lane miles, vehicle miles, and the
percent of system utilization through to plan year 2015 have provided the basis for a
short-term roadway construction program in the subject area beginning in 2006 and
extending to 2015. Current Volume to Capacity (V/C) Ratios for roadway corridors
providing access to the Corkscrew PCD and the Rural Estates PCD and principal
roadways within both planning communities are listed below. Each segment's total
peak-hour volume has been calculated for 2008 and the remaining capacity for each
segment has been listed.
F;xhibit I -C - Page 1
Exhibit J-C Table 1.01
Congestion Management System Roadway Links
Volume-To-Capacity Analysis
Study Area Related Roadways
(October 1, 2008)
Road Link
Number Roadways FromfTo
Exiting
Road
Lanes
2008
Minimum
Standard
(LOS)
Peak
Hour
Service
Volume
CR-876 Golden Gate Boulevard 40 0 2,350
CR-951 to Wilson Boulevard (4.72 centerline miles)
Total Volume: 1,993 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 357 Current LOS = 0
CR-846 ImmokaJee Road 60 E 3,790
CR-951 to Wilson Boulevard (4.92 centerline miles)
Total Volume: 1,819 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 1,971 Current LOS = B
2008
Peak
Hour
Volume
1,693
1,401
2008
VIC Ratio
0.72
0.37
2008
Trip
Bank
300
418
Wilson Boulevard 2U None 860 871 -0.13 0
North of CR-846 to CR-876 (3.30 centerline miles)
Total Volume: 871 (Peak Hour Volume + No Trip Bank)
Remaining Capacity: -11 Negative trips of remaining capacity
CR-846 Immokalee Road 60 E 3,670
Wilson Blvd. to Oil Well Rd. (1. 77 centerline miles)
Total Volume: 1,909 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 1,761 Current LOS = B
CR-846 Immokalee Road 2U 0 860
Oil Well Road to SR-29 (18.00 centerline miles)
Total Volume: 342 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 518 Current LOS = C
CR-858 Oil Well Road 2U 0 1,010
CR-846 to Everglades Blvd. (3.10 centerline miles)
Total Volume: 664 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 346 Current LOS = C
CR-858 Oil Well Road 2U 0 1,010
Everglades Boulevard to (1.90 centerline miles)
DeSoto Boulevard
Total Volume: 337 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 673 Current LOS = C
CR-858 Oil Well Road 2U 0 1,010
DeSoto Boulevard to (6.1 0 centerline miles)
Camp Keias Road
Total Volume: 337 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 673 Current LOS = C
Exhibit I-C - Page 2
1,597
262
525
337
337
0.44
0.31
0.52
0.34
0.34
312
80
139
o
o
Exhibit I-C Table 1.01
(Continued)
Congestion Management System Roadway Links
Volume-To-Capacity Analysis
Road Link Exiting 2008 Peak 2008 2008 2008
Number Roadways FromfTo Road Minimum Hour Peak VIC Ratio Trip
Lanes Standard Service Hour Bank
(LOS) Volume Volume
CR-858 Oil Well Road 2U 0 1,010 525 0.52 139
CR-846 to Everglades Blvd. (3.1 0 centerline miles)
Total Volume: 664 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 346 Current LOS = C
CR-858 Oil Well Road 2U 0 1,010 337 0.34 0
Everglades Boulevard to (1.90 centerline miles)
DeSoto Boulevard
Total Volume: 337 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 673 Current LOS = C
CR-858 Oil Well Road 2U 0 1,010 337 0.34 0
DeSoto Boulevard to (6.1 0 centerline miles)
Camp Keias Road
Total Volume: 337 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 673 Current LOS = C
Randall Boulevard 0 900 686 0.76 0
CR-846 to Everglades Boulevard (3.40 centerline miles)
Total Volume: 686 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 214 Current LOS = 0
Randall Boulevard .. 0 900 686 0.76 0
Everglades Boulevard to (1.90 centerline miles)
DeSoto Boulevard
Total Volume: 686 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 214 Current LOS = 0
Everglades Boulevard .. 0 900 330 0.37 7
Golden Gate Boulevard to (4.30 centerline miles)
Oil Well Road (CR-858)
Total Volume: 337 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 563 Current LOS = C
Everglades Boulevard .. D 900 389 0.43 0
CR-858 to CR-846 (4.97 centerline miles)
Total Volume: 401 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 499 Current LOS = C
Desoto Boulevard .. D 900 109 0.12 0
CR-876 to CR-858 (4.40 centerline miles)
Total Volume: 109 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 791 Current LOS = B
Exhibit I-C -- Page 3
Highway Component of the 2030 Needs Plan
The goal of the Highway Component is to identify Collier County's roadway
needs for the period ending in 2030 so that projected traffic in that year will be car-
ried at an acceptable Level of Service (LOS) on the identified 2030 roadway network.
A detailed 2030 Highway Needs Network LOS Evaluation is provided below
in Table 1.02 in the form of a 2015 Interim Plan.
The LOS Evaluation identifies major roadway segments located in the Cork-
screw PCD and Rural Estates PCD that provide access to the site of the proposed
Emmanuel Lutheran Church Mission Center on Oil Well RoadlCounty Road 858
(CR-858).
Needed access road improvements reported on February 20, 2006, are illus-
trated in appended map renditions with detailed project listings from the Florida
Department of Transportation (FDOT) Draft Tentative Work Program, Fiscal Year
(FY) 2009/2010-2013/2014, as illustrated above in the Exhibit IA road listing pro-
vided by the Collier Metropolitan Planning Organization (MPO).
Table 1.02 below identifies each roadway segment by the existing number of
lanes, the lanes needed for the plan year 2030, lanes committed to be built before the
interim plan year 2015, forecasted traffic volumes for 2015, the 2015 Annual Aver-
age Daily Traffic (AADT), and a Volume-To-Capacity (VIe) Ratio to indicate whether
the desired Level of Service (LOS) is met or not met.
Roadways are shown in descending order from the highest VIC Ratio to the
lowest_ "E+C" Lanes are lanes on existing roads and road improvements under con-
struction or programmed for construction. Numbers (2, 4,6) represent the number of
road lanes.
The letter "R" designates a rural road, "L" a local road, "U" an undivided road
and "D" a divided road. The "2015 Volumes" represent the total daily traffic that the
improved road segment can carry and still maintain an acceptable LOS. The AADT
is calculated from model volumes utilizing a seasonal adjustment factor for Collier
County.
A ratio of less than 1.00 is a forecast that the roadway Level Of Service (LOS)
will be maintained properly. A ratio that is greater than 1.00 (shown in bold) means
that the forecasted volumes will exceed the adopted LOS standard for that roadway.
Roadways below are shown in descending order from the highest VIC Ratio to
the lowest. Roads in proximity to the subject site are highlighted in bold.
Exhibit I-C - Page 4
Exhibit I-C Table 1.02
2030 Long Range Transportation Plan (LRTP) LOS Evaluation
2015 Interim Plan: Volume-To-Capacity Analysis
Study Area Related Roadways
(February 20, 2006)
Road Link E+C 2030 2015 2015 2015 2015
Number Lanes Network Lanes Volumes AADT VIC Ratio
Lanes
CR-846 Immokalee Road 6D 60 49,200 52,900 1.08
Wilson Boulevard to
Randall Boulevard
CR-846 Immokalee Road 60 6D 53,500 46,400 0.87
CR-951 to Wilson Blvd.
Randall Boulevard 2U 4D 40 29,300 20,600 0.70
CR-846 to Everglades Blvd.
CR-858 Oil Well Road 60 60 44,100 31,000 0.70
Randall Boulevard to
Oil Grade Road
Randall Boulevard .. 4D 4D 29,300 19,800 0.68
DeSoto Blvd. to Oil Grade Rd.
CR-858 Oil Well Road 40 4D 29,100 19,400 0.66
CR-846 to Everglades Blvd.
Randall Boulevard 2U 40 4D 29,300 19,100 0.65
Everglades Blvd. to DeSoto Blvd.
CR-858 Oil Well Road 60 60 44,100 28,200 0.64
Oil Grade Road to
Camp Keais Road
CR-846 Immokalee Road 60 6D 49,200 28,200 0.57
Randall Boulevard to CR-858
Wilson Boulevard 2U 4D 4D 31,100 13,500 0.43
CR-862 to CR-846
CR-846 Immokalee Road 40 4D 32,700 14,000 0.43
CR-858 to 43'. Ave. NE
Everglades Boulevard 2U 4D 2U 13,600 5,400 0.40
CR-858 to CR-846
CR-858 Oil Well Road 6D 60 44,100 12,900 0.29
Everglades Boulevard to
DeSoto Boulevard
Exhibit l-e - Page 5
Section 1 - Exhibit 2
Collier County
Residential Build-Out Study
March 2005
2005 RESIDENTIAL BUILD-OUT STUDY
The 2005 Residential Build-out Study entails an analysis of undeveloped
lands to determine likely future residential development, combined with existing
residential development, to project the total number of dwelling units and resulting
permanent population. This Study reflects one plausible development scenario, one
that neither reflects the maximum development potential nor the minimum devel-
opment potentiaL There are an infinite number of possible scenarios due to the
many variables involved and, therefore, a degree of conjecture is inherent in this
type of analysis. The variables include future occupancy/vacancy rates; future per-
sons per household ratios; the type and density/intensity of future development re-
quests and approvals; and possible future regulatory changes.
Projections of future development location, type and density/intensity are
made for general planning purposes; as such, these projections should NOT be re-
lied upon as creating an absolute expectation of future development approvals.
This Study is a planning tool, not a blueprint or vision for future development order
approvals by the BCe.
Due to the numerous variables involved in this build-out analysis, the data
in this Study should not be used to predict dwelling unit or population totals at the
level of individual Traffic Analysis Zones (TAZs); rather, the more TAZs that are ag-
gregated, the greater the confidence in the resulting projections. This is especially
true for sparsely developed areas of the county where there is little, if any, estab-
lished development pattern
The objective of this Build-out Study is to project what the dwelling unit and
population counts will be, and their distribution, at build-out; it is not to predict
when build-out will occur. However, if the countywide annual average growth rate
since 2000 (5.05%) were to remain steady into the future, build-out could occur as
soon as 2026.
Staff does not anticipate that build-out will be achieved in about twenty
years, for three reasons:
1) Past experien,ce has shown that the growth rate will vary over time, especially
during cyclical economic downturns (think of the early 1990's - Collier County's
growth slowed down, albeit not as significantly as most other parts of the country);
2) Different areas of the county experience different growth rates; and,
3) As build-out is approached, the growth rate will decline significantly. Addition-
ally, the latest population projections prepared by the Comprehensive Planning
Department (in 2004) project the countywide permanent population in 2030 at
739,700.
Attached is a spreadsheet depicting the projected dwelling units and popula-
tion at build-out for various sub-parts. A few observations:
1) The area lying east of Collier Boulevard, mostly rural lands and the semi-rural
Golden Gate Estates, is projected to contain the majority of the county's population
(almost 55')6) at build-out.
2) The lmmokalee urban area has a significant growth potentiaL Much of the Im-
mokalee urban area is comprised of undeveloped land or land in agricultural uses,
not unlike the coastal urban area 30 or so years ago.
3) Not surprisingly, the percentage of the county's population within the incorpo-
rated areas will continue to diminish in size (about 7% at build-out, barring signifi-
cant annexations or incorporation of new cities).
Methodology
The Collier MPO, Metropolitan Planning Organization, adopted its version
of the 2000 Census Traffic Analysis Zones in 2004. The MPO consultant produced a
T AZ map with accompanying dwelling unit and population data, the foundation of
which is the 2000 Census. Graphics and Comprehensive Planning staff then split
many of MPO's TAZs into sub-TAZs (so as to allow for the annual compilation of
data by various geographies, e.g. Planning Communities, as required by the Future
Land Use Element and the Inter-local Agreement with the Collier County School
Board). This resulted in year 2000 dwelling unit and population counts by TAZ.
This also allowed staff to derive the ratio of persons per total dwelling unit (PPTDU)
by TAZ - simply divide the population of each TAZ by the number of dwelling units
in that TAZ. For each TAZ in which there were no dwelling units or population,
staff assigned a PPTDU ratio from a comparable TAZ.
Next, Comprehensive Planning staff manually reviewed all residential
building permits from 2000-2004 (roughly 15,000 permits) for which a Certificate
of Occupancy was issued so as to identify the 2000 TAZ location of each dwelling
unit(s). These dwelling units were added to the 2000 data to derive a 2004 dwelling
unit count by 2000 TAZ. Using the PPTDU ratios, staff calculated the population
for 2000-2004 by T AZ, and then added that to the 2000 figures to derive the 2004
population by 2000 TAZ. This 2004 data is the base year data for the Build-out
Study.
Staff then reviewed each TAZ to determine the number of approved but un-
built dwelling units, using Property Appraiser aerials, parcel data, and assessment
maps; zoning maps; and, the February 2005 PUD list. For urban-designated proper-
ties containing "unzoned" land - typically zoned A, Rural Agriculture, staff pre-
dicted the number of dwelling units, if any, that might be approved via a rezoning,
based upon the assumptions noted below. For properties in the rural area, staff
predicted the number of dwelling units that might be built, also using the assump-
tions noted below.
Staff did not re-analyze the lmmokalee community, the City of Naples, or
the City of Marco Island. Instead, staff relied upon the build-out figures from: the
1991 Immokalee Area Master Plan for lmmokalee, Phase I of the Urban Area Build-
out Study (1994) for Naples, and the 1997 update to the 1994 Build-out Study for
Marco Island.
Assumptions
In preparing this Build-out Study, several assumptions were made for various areas
of the County, as stated below.
Coastal Urban Area
1. Assume EAR-based Growth Management Plan amendments will be approved to
eliminate some density bonuses within the Density Rating System, and to limit
density to a maximum of 4 DU/A in the Coastal High Hazard Area. As a result,
all properties to which the Density Rating System is applicable and for which a
future rezoning is assumed, assign a density of 3 or 4 DU/A - no utilization of
density bonuses is assumed.
2. In the Urban Residential Fringe, assume density capped at 1.5 DU/A; that is, as-
sume no Transfer of Development Rights from the Rural Fringe Mixed Use Dis-
trict.
?
3. For most properties for which a future rezoning is assumed, and for PUDs where
the dwelling unit type is unspecified, assume 50% will be single family and 50%
will be multi-family.
4. Assume PUDs will develop at their maximum approved density (with only one
exception).
5. Assume properties designated to allow commercial zoning will be rezoned to
commercial, not residential.
Golden Gate Estates
L For all parcels large enough to be subdivided, e.g. 5-acre tract, assume 75% will
subdivide.
2. Assume properties designated to allow commercial zoning will be rezoned to
commercial, not residential.
Rural Fringe Mixed Use District (RFMUDl
L Assume four Rural Villages will be developed, the maximum allowed.
2. Assume the Rural Village to develop in the Receiving area on the south side of
lmmokalee Road and west of Wilson Blvd. will be the minimum size allowed,
300 acres.
3. Assume the Rural Village to develop in the Receiving area on the east side of
Immokalee Road and north of Golden Gate Estates will be the median size al-
lowed, 900 acres (the mid point between the minimum of 300 acres and maxi-
mum of 1500 acres).
4. Assume the Rural Village to develop in the Receiving area in North Belle Meade
will be the median size allowed, 900 acres.
5. Assume the Rural Village to develop in the Receiving area on the north side of
US-41 East will be the median size allowed, 1400 acres (the mid point between
the minimum of 300 acres and maximum of 2500 acres).
6. Assume all Rural Villages will be developed at the median density allowed, 2.5
DU/A (mid point between the minimum of 2 DU/A and maximum of 3 DU/A).
7. Assume the dwelling unit mix in each Rural Village will be 50% single family
and 50% multi-family.
8. Assume the pending Growth Management Plan amendment (CP-2004-4) will be
approved to create additional TDR bonuses.
9. Assume the pending Growth Management Plan amendment (CP-2004-2) will be
approved to re-designate 232 acres from Neutral Lands to Sending Lands and
Receiving Lands, located south of Immokalee Road and west of Wilson Blvd.
Rural Lands Stewardship Area (RLSA)
I. Stewardship Sending Area (SSM Credit Assumptions:
a. Assume 95% of Flow-way Stewardship Areas (FSAs), Habitat Stewardship Ar-
eas (HSAs), Water Retention Areas (WRAs), and Rezones will become SSAs.
b. Credit calculations are based on mean values for each stewardship type.
c. Credit calculations are based on layers removed to Ag 2 (on average).
d. Restoration Credits for designation (Rl) will encompass 75% of land area.
e. Restoration Credits for completion (R2) will encompass 50% of land area.
The above entitles 56,365 acres of Stewardship Receiving Area, approximately
76% of "open area" (200/0 in Area of Critical State Concern - ACSC).
..
2. Stewardship Receiving Area (SRA) Assumptions:
a. Assume Towns, Villages, Hamlets and Compact Rural Developments (CRDs)
will develop at 3000, 700, 80 and 80 acres, respectively.
b. Assume Towns, Villages, Hamlets and CRDs will develop at densities of 3, 3,
1.5 and 1.5 DU/A.
c. Assume the mix of SRA type by acreage will be 50% Town or Village, and
50% Hamlet or CRD.
d. Assume a total of 5 Towns and 16 Villages.
e. Assume the dwelling unit mix will be 50% single family and 50% multi-
family.
3. Development outside SRAs:
a. For "Open lands" outside of the ACSC, assume: 12% Agriculture and 12%
Baseline development.
b. For "Open lands" within the ACSC, assume 40% Agriculture and 40%
Baseline Development.
Assume no baseline development inside Flow-way Stewardship Areas, Habitat Stew-
ardship Areas, or Water Retention Areas.
RLSA BUILD-OUT SUMMARY SHEET
Open Areas (not within ACSC):
Acres Dwelling Units (DUll
Ave Maria 4,995 11 ,000
4 Towns 12,000 36,000
16 Villages 11 ,200 33,600
Hamlets/CRD 26,115 39,173
Baseline 8,259 1,652
Agriculture 8.259 -0-
Subtotal 70,828 121,425
Open Areas (ACSC):
Village 500 (2) 1,000 3,000
Village 300 (5) 1,500 4,500
Hamlet/CRD (10) 1,000 1,500
Baseline 6,765 1,353
Agriculture 6,765 -0-
Subtotal 17,030 10,353
TOTAL RLSA 87,858 131,778
200S Residential Build-out Study
G, Comp, David, 200S B.O. Study
dw/March 200S
<1
Section 1 - Exhibit 3
Inventory of Approved Planned Unit Developments
2009
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Emmanuel Lutheran Church
Growth Management Plan Amendment
Market-Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
5. Appendix
F;mmanuel Lutheran Church Market-Conditions Study: Revised
Page II-I
II. EXISTING LAND USES
Market conditions analyzed in Section I show clearly that accelerated popula-
tion growth in the Corkscrew Planning Community District (PCD) and the Rural
Estates PCD demonstrate potential support from present and future residents of the
Emmanuel Lutheran Church Catchment Area for services offered by the Mission
Ceni,-r Section II will document non-residential development in the area under
study defined previously in Section L
The predictable consumer needs of the increased population in the Catch-
ment Area forecast commercial andlor conditional-use development of currently un-
developed parcels along the Immokalee Road (CR-846), Randall Boulevard, and Oil
Well Road (CR-858) corridors given the recent pattern of growth in new residential
units. New resident growth is the essential predicate ensuring the viability of the
;;ervices to be provided by the Mission Center.
New office space; repair and wholesale facilities; hotels and motels; enter-
tainment centers; and institutional uses such as church worship centers, nursing
homes, and schools n will need to be accommodated as well on available land devel-
oped for these purposes.
An Activity Center Market Analysis: Assessment of Development Potentia]
in Collier County (Fraser & Mohlke Associates, February 1997) established that new
non-residential, commercial structures totaling 2,672,034 square feet were com-
pleted from ]986 to 1995, constituting a 254.08 percent increase from a total of
],051,637 square feet developed in 1986 to 3,723,671 square feet of commercial
structures developed by 1995 (see "Table One: Land Use Inventory for Commercially
Zoned Areas of Collier County"). Growth was concentrated primarily in Collier
County's urban area planning communities west of Collier BoulevardlCounty Road
951 (CR.951). Prospects are that a similar analysis for the subsequent 10-year p]an-
ning period would demonstrate a similar increase in non-residential square footage
by Planning Community District (PCD).
Commercial Land-Use Inventory
The 2007 Collier County Commercia] Land Use Study, prepared by the Com.
prehensive Planning Department as Appendix A-I to the Future Land Use Element
Support Document, analyzed commercial zoning including the standard categories of
C-I, C-2, C-3, C-4, C-5, and PUD zoning as defined in the County's Land Develop-
ment Code.
A list of applicable 2-digit codes from the Collier County Property Appraiser's
Land Use Codes and F]orida Department of Revenue (DOR) Codes is demonstrated
in Tab]e 2.0 I to describe the listed land uses; all other relevant data is reported by
Traffic Ana]ysis Zone (TAZ), and by wmmercial land-use categories in effect in Co]-
lier County in 2007.
Emmanuel Lutheran Church Market-Conditions Study: Revised
Page II-2
Selected data derived from the most recent available land-use data, collected
in calendar year 2006, has been incorporated in this analysis and reported later in
Section II by each Planning Community District (PCD).
Property-appraisal-based analysis presents certain difficulties in matching
commercially zoned acreage with acreage classified according to Property Appraiser
land-use codes.
The analysis will limit the use of property-appraisal data to site-specific de-
terminations of acreage and the square-foot dimensions of existing structures only.
Non-residential acreage reported by the square-footage of a structure's "footprint"
represents the basis for the analysis that follows.
Characteristics of Non-Residential Land-Use in the Catchment Area
In order to document the need for new non-residential uses - commercial,
conditional-use, and public-service facilities u for the area under study, it was neces-
sary to examine the viability of its principal arterial and collector roads in Section I
to ensure ease of access to sites approved for development. Specific land use designa-
tions for existing facilities, or yet to be developed sites, are listed later in Section II.
These designations are taken from the 2007 Collier County Commercial Land Use
Inventory.
Land use designations are derived from appraisal records and Geographic In-
formation Service (GIS) data provided by the County's Propert.y Appraiser Office,
t.he Comprehensive Planning Department.'s PUD Inventory, and Zoning Maps. Met-
ropolitan Planning Organization (MPO) planning documents provide additional in-
formation on each Traffic Analysis Zone (TAZ) locat.ed in the Corkscrew and Rural
Estates planning communities.
By the year 2015, the permanent populations of t.he Corkscrew PCD and the
Rural Estates PCD is projected to grow 143.72 percent from 19,834 in 2000 to 48,340
in 2015, an increase of 28,506 persons (See Section I, Table L01).
Land uses for the Corkscrew PCD and the Rural Estates PCD, derived from
Collier County's 2007 Inventory, are exhibited on the next several pages. Each ex-
hibit is accompanied by Table 2.01, a facing-page listing of land-use explanations
provided by the Collier County Property Appraiser; listed land uses will assist the
reader in identifYing actual commercial activity conduct.ed presently on listed par-
cels or subdivisions.
As noted above, the list of applicable 2-digit codes from the Collier County
Property Appraiser's Land Use Codes and Florida Department. of Revenue (DOR)
Codes is provided to describe the listed land uses; all other relevant data is reported
by Traffic Analysis Zone (TAZ), and by commercial land-use categories now in effect
in Collier County.
l';rnmanuel Lutheran Church Market-Conditions Study: Revised
Page 1I-3
The findings reported in Table 2.02, and Table 2.03 are persuasive in estab-
lishing that Corkscrew and Rural Estates residents lack non-residential trade and
services opportunities readily available to residents of I. he Urban Estates PCD, when
measured bv a sQuare-foot-oer-caoita standard.
Commercial square footage, and acreage, analyzed by study area planning
com m unities, demonstrates that residents of the Corkscrew PCD and the Rural Es-
talc" peD are underserved due to a notable lack of well-located businesses and serv-
ice enterprises offering needed goods and services to Catchment Area resident.s.
Supportable Non-Residential Uses and Land Use Recommendations
Substantial new residential construction, support.ed by the area's expanding
roadway network, will likely accelerate demand for accessible, well-located commer-
cial and conditional-use centers providing consumer goods and personal service
needs of future study area resident.s.
Growing consumer pressures generated by new residents are likely to foster
additional demand for new commercial and conditional-use space, perhaps exceeding
the demand now generated by residents being absorbed within exist.ing neighbor-
hoods located in the study area.
The objective of this analysis is to assess t.he viability of t.he proposed condi-
tional uses to be undertaken by the Emmanuel Lutheran Church (ELC) Mission
Center and provide some degree of justification. Consistent with this objective, it
appears appropriate t.o develop a multi-purpose conditional use facility on the ELC
site, well-Iocat.ed t.o serve residents of t.he Catchment Area's developing neighbor-
hoods.
In evaluating the commercial and conditional-use now available to serve the
growing needs of area neighborhoods, this analysis has sought to address the follow-
ing criteria to be employed during any plan-amendment or rezoning process.
Data derived from t.he analysis is employed t.o quantifY t.he actual mix and
variety ofland uses surrounding the Mission Sub-District in order that any proposed
uses may be evaluated according to the following considerations:
. Adequacy of available infrastruct.ure capacity, principally roads;
. Existing patterns of land uses in general proximity to the subject site;
. The amount, type and locat.ion of existing zoned and developed non-
residential uses in general proximit.y to the subject. site; and
. Ot.her criteria ident.ified in the Land Development Code (LDC).
Emmanuel Lutheran Church Market-Conditions Study: Revised
Section II Exhibits
2007 Non-Residential Land Uses
Corkscrew Planning Community District
and the
Rural Estates Planning Community District
Page II-4
Emmanuel Lutheran Church Market-Conditions Study: Revised
Table 2.02
Non-Residential Land Use Inventory
General Summary: Corkscrew Planning Community District
Land Square
Use Collier County Commercial Land Use Cateoorv Feet
10 "Vacant" 0
11 Stores 6,000
14 Supermarkets 0
16 Community Shopping Centers 0
17 Office Buildings (Non-professional, one-story) 0
18 Office Buildings (Non-protessional, multi.story) 0
19 Professional Services Buildings 0
21 Restaurants, Cafeterias 0
22 Drive-in Restaurants 0
23 Financial Institutions 0
24 Insurance Company Offices 0
26 Service Stations 0
27 Automotive Sales 0
29 Wholesale Oullets 0
30 Florists/Greenhouses 0
32 Enclosed Theater, Auditorium 0
34 Cultural and Entertainment Enclosed Area 0
35 Tourist Attraction/Permanent Exhibits 0
39 Hotels, Motels L891
Grand Total 13,891
Population Non-Residential
2007 Square Feet
Corkscrew PCD 2,957 104,914
Rural Estates PCD 3L(i36 634 042
Total 40,593 738,956
Urban Estates PCD 38.712 2,383,736
Square Feet
Per CaDita
35.48
16.85
18.20
60.11
Page II-5
Total Acres
149.03
1.80
o
o
o
o
o
o
o
o
o
4.24
o
o
o
o
o
o
4.96
160.03
Table 201
COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES
Note: Three-digit numbers refer to Florida Land Use and Cover Classification System, and !wo-
digit numbers refer to Collier County Property Appraiser's Land Use Codes and Florida Depart-
ment of Revenue (DOR) Codes.
121 Relail Sales and Service
10 Vacant Commercial
11 Stores
12 Mixed Use (Store and Resident)
13 Department Stores
14 Supermarkets
15 Regional Shopping Centers
16 Community Shopping Centers
21 Restaurants, Cafeterias
22 Drive-In Restaurants
25 Repair Service Shops [excluding Automotive]
26 Service Stations
27 Automotive Sales
33 Nightclubs, Cocktail Lounges, Bars
122 Wholesale Sales and Services
29 Wholesale Outlets, Produce Houses, Manufacturmg Outlets
30 Florists, Greenhouses
123 Office and Professional Services
17 Office Buildings [Non-professional, one-story]
18 Office Buildings [Non-professional, multi-story]
19 Professional Services BUildings
23 Financial Institutions (Banks, S&L's, Credit Services)
24 Insurance Company Offices
124 Hotel and Motel
39 Hotels, Motels
125 Cultural and Entertainment
31 Drive-In Theater, Open Stadium
32 Enclosed Theater, Auditorium
34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas
35 Tourist Attractions, Permanent Exhibits, Other Entertainment
Other Miscellaneous'
20 Airport and Marine Terminals, Piers, Marinas
28 Mobile Home Parks and Parking Lots
38 Golf Courses, Driving Ranges
40 Vacant Industrial
41-47 Developed Industrial including Manufacturing
48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing
60 Grazing Land, Class I
66 Orchard Groves, Citrus, etc.
88 Federal Government
91 Utilily, Gas & Electricity, Telephone, Water/Sewer Service, RadlofTelevlslon
"Miscellaneous" items are listed for reader information only "Other'. code Items
will assist the reader In identifying land uses not subject to analysis 10 Section III
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Table 201
COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES
Note: Three-digit numbers refer to Florida Lang.JJ3ie._and Cover Classification Svstem, and !wo-
digit numbers refer to Collier Countv Propertv AQQraiser's Land Use Codes and Florida Depart-
ment of Revenue (DOR) Codes.
J 21 Retail Sales and Service
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11 Stores
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14 Supermarkets
15 Regional Shopping Centers
16 Community Shopping Centers
21 Restaurants, Cafeterias
22 Dnve-In Restaurants
25 Repair Service Shops [excluding Automotive]
26 Service Stations
27 Automotive Sales
33 Nighlclubs, Cocktail Lounges, Bars
122 Wholesale Sales and Services
29 Wholesale Outlets, Produce Houses, Manufactunng Outlets
30 Florists, Greenhouses
123 Office and Professional Service~
17 Office Buildings [Non-professional, one-story]
18 Office Buildings [Non-professional, multi-story]
19 Professional Services Buildings
23 Financial Institutions (Banks, S&L's, Credit Services)
24 Insurance Company Offices
124 Hotel and Motel
39 Hotels, Motels
125 Cultural and Entertainment
31 Drive-In Theater, Open Stadium
32 Enclosed Theater, Auditorium
34 Bowling Alleys, Skating Rinks. Pool Halls, Enclosed Areas
35 Tourist Attractions, Permanent Exhibits, Other Entertainment
Other Miscellaneous'
20 Airport and Marine Terminals, Piers, Mannas
28 Mobile Home Parks and Parking Lots
38 Golf Courses, Driving Ranges
40 Vacant tndustrial
41-47 Developed Industnal including Manufacturing
48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing
60 Grazing Land, Class I
66 Orchard Groves, Citrus, elc.
88 Federal Government
91 Utility, Gas & ElectriCity, Telephone, Water/Sewer Service, Radio/Television
"Miscellaneous" Items are listed for reader Information only "Other" code items
Will assist the reader in identifying land uses not subject to analysis in Section III
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Table 2.01
COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES
Note: Three-digit numbers refer to Florida Land Use and Cover Classification Svstem, and !wo-
digit numbers refer to Collier Countv Propertv Appraiser's Land Use Codes and Florida Depart-
[T1ent of Revenue (DOR) Codes.
121 Retail Sales and Service
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13 Department Stores
14 Supermarkets
15 Regional Shopping Centers
16 Community Shopping Centers
21 Restaurants, Cafeterias
22 Drive-In Restaurants
25 Repair Service Shops [excluding Automotive]
26 Service Stations
27 Automotive Sales
33 Nightclubs, Cocktail Lounges, Bars
J~Whole~ale Sales and Services
29 Wholesale Outlets, Produce Houses, Manufacturing Outlets
30 Florists, Greenhouses
123 Office and Professional Services
17 Office Buildings [Non-professional, one-story]
18 Office Buildings [Non-professional, multi~story]
19 Professional Services Buildings
23 Financial Institutions (Banks, S&L's, Credit Services)
24 Insurance Company Offices
124 Hotel and Motel
39 Hotels, Motels
125 Cullural and Entertainment
31 Drive-In Theater, Open Stadium
32 Enclosed Theater, Auditorium
34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas
35 Tourist Atlractions, Permanent Exhibits, Other Entertainment
Olher Miscellaneous'
20 Airport and Marine Terminals, Piers, Marinas
28 Mobile Home Parks and Parking lots
38 Golf Courses, Driving Ranges
40 Vacant Industrial
41-47 Developed Industrial including Manufacturing
4B Warehousing, Distribution & Trucking Terminals, Van & Storage WarehouslOg
60 Grazing Land, Class I
66 Orchard Groves, Citrus, etc
88 Federal Government
91 Utility, Gas & ElectriCity, Telephone, Water/Sewer Service, RadiorTelevision
"Miscellaneous'. Items are listed for reader Information only. "Other" code Items
will assist the reader in identifying land uses not subject to analysis in Section III
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Emmanuel Lutheran Church Market-Conditions Study: Revised
Page 1I~9
Table 2.03
Non-Residential Land Use Inventory
General Summary: Rural Estates Planning Community District
Land Square
Use Collier Countv Commercial Land Use Cateaory Feet Total Acres
10 "Vacant" 3,111 44,470.18
11 Stores 23,737 7.93
14 Supermarkets 0 0
16 Community Shopping Centers 20,356 255
17 Office Buildings (Non-professional, one-story) 0 0
18 Office Buildings (Non-professional, multi-story) 2,952 9.24
19 Professional Services Buildings 0 0
21 Restaurants, Cafeterias 10,500 1.87
22 Drive-in Restaurants 0 0
23 Financiallnslitutions 0 0
24 Insurance Company Offices 0 0
26 Service Stations 0 0
27 Automotive Sales 0 0
29 Wholesale Outlets 0 0
30 florists/Greenhouses 3,454 357
32 Enclosed Theater, Auditorium 0 0
34 Cultural and Entertainment Enclosed Area 0 0
35 Tourist Attraction/Permanent Exhibits 35,828 4.06
39 Hotels, Motels 11)'1,420 12jJ1
Grand Total 284,385 44,512.01
Population Non-Residential Square feet
2007 Square Feet Per Caoita
Corkscrew PCD 2,957 104,914 35.48
Rural Estates PCD 3VKi6 634,121.2 16.85
Total 40,593 738,956 18.20
Urban Estates PCD 38,712 2,383.736 60.11
Table 201
COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES
Note: Three-digit numbers refer to Florida Land Use and Cover Classification System, and jwo-
digit numbers refer to Collier Countv Propertv Appraiser's Land Use Codes and Florida Depart-
ment of Revenue (DOR) Codes.
121 Retail Sales and Service
10 Vacant Commercial
11 Stores
12 Mixed Use (Store and Resident)
13 Department Stores
14 Supermarkets
15 Regional Shopping Centers
16 Community Shopping Centers
21 Restaurants. Cafeterias
22 Drive-In Restaurants
25 Repair Service Shops [excluding Automotive]
26 Service Stations
27 Automotive Sales
33 Nightclubs, Cocktail Lounges, Bars
122 Wholesale Sales and Services
29 Wholesale Outlets, Produce Houses, Manufacturing Outlels
30 Florists, Greenhouses
123 Office and Professional Services
17 Office Buildings [Non-professional, one-story]
18 Office Buildings [Non-professional, multi-story]
19 Professional Services BuildlOgs
23 Financial Institutions (Banks, S&L's, Credit Services)
24 I nsurance Company Offices
124 Hotel and Motel
39 Hotels, Motels
125 Cultural and Entertainment
31 Drive-In Theater, Open Stadium
32 Enclosed Theater, Auditorium
34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas
35 Tourist Attractions, Permanenl Exhibits, Other Entertainment
Other Miscellaneous'
20 Airport and Marine Terminals, Piers, Marinas
28 Mobile Home Parks and Parking Lots
38 Golf Courses, Driving Ranges
40 Vacant Industrial
41-47 Developed Industrial including Manufacturing
48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing
60 Grazing Land, Class I
66 Orchard Groves, Citrus, etc.
88 Federal Government
91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, RadiolTelevision
"Miscellaneous" items are listed for reader information only "Other" code items
will assisl the reader in identifying land uses not subject to analysis in Section III.
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Table 201
COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES
Note Three-digit numbers refer to Florida Land Use and Cover Classification Svstem, and !wo-
digit numbers refer to Collier Countv Propertv Appraiser's Land Use Codes and Florida Depart-
ment of Reyenue (DOR) Codes.
1l.1_J3etail Sales and Service
10 Vacant Commercial
11 Stores
12 Mixed Use (Store and Resident)
13 Department Stores
14 Supermarkets
15 Regional Shopping Centers
16 Communlly Shopping Centers
21 Restaurants, Cafetenas
22 Drive-In Restaurants
25 Repair Service Shops [excludmg Automotive]
26 Service Stations
27 Automollve Sales
33 Nightclubs. Cocktail Lounges, Bars
122 Wholesale Sales and Services
29 Wholesale Outlets, Produce Houses, Manufactunng Outlets
30 Florists, Greenhouses
123 Office and Professional Services
17 Office BUlldmgs [Non-professional, one-story]
18 Office Buildings [Non-professional, multi-story]
19 Professional Services Buildings
23 Financial Institutions (Banks, S&L's, Credit Services)
24 Insurance Company Offices
124 _Holel and Motel
39 Hotels, Motels
12_5_<::_ultuxal and Entertainment
31 Drive-In Theater, Open Stadium
32 Enclosed Theater, Auditorium
34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas
35 T ounst Attractions, Permanent Exhibits, Other Entertainment
Other Miscellaneous'
20 Airport and Marine Terminals, Piers, Marinas
28 Mobile Home Parks and Parking Lots
38 Golf Courses, Driving Ranges
40 Vacant Industrial
41-47 Developed Industrial including Manufacturing
48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing
60 Grazing Land, Class I
66 Orchard Groves, CitruS, etc.
88 Federal Government
91 Utility, Gas & ElectriCity, Telephone, Water/Sewer Service, RadlolTelevision
"Miscellaneous" Items are listed for reader mformation only. "Other" code items
will assist the reader in identifying land uses not subject to analysis in Section III.
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Table 2.01
COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES
Note: Three-digit numbers refer to Florida Land Use and Cover Classification Svslem, and !wo-
digit numbers refer to Collier County Propertv Appraiser's Land Use Codes and Florida Depart-
ment of Revenue (DOR) Codes.
m Retail Sales and Service
10 Vacant Commercial
11 Stores
12 Mixed Use (Store and Resident)
13 Department Stores
14 Supermarkets
15 Regional Shopping Centers
16 Community Shopping Centers
21 Restaurants, Cafeterias
22 Drive-In Restaurants
25 Repair Service Shops [excluding Automotive]
26 Service Stations
27 Automotive Sales
33 Nightclubs. Cocktail Lounges, Bars
122 Wholesale Sales and Service~
29 Wholesale Outlets, Produce Houses, Manufacturing Outlets
30 Florists, Greenhouses
12J__office and Profession~ Services
17 Office Buildings [Non-professional, one-story]
18 Office Buildings [Non-professional, multi-story]
19 Professional Services Buildings
23 Financial Institutions (Banks, S&L's, Credit Services)
24 Insurance Company Offices
124 Hotel and Motel
39 Hotels, Motels
125 Cultural and Entertainment
31 Drive-In Theater, Open Stadium
32 Enclosed Theater, Auditorium
34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas
35 Tourist Attractions, Permanent Exhibits, Other Entertainment
Other Miscellaneous'
20 Airporl and Marine Terminals, Piers, Marinas
28 Mobile Home Parks and Parking Lots
38 Golf Courses, Driving Ranges
40 Vacant Industrial
41-47 Developed Industrial including Manufacturing
48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing
60 Grazing Land, Class I
66 Orchard Groves, Citrus, etc.
88 Federal Government
91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, RadlofTelevision
"Miscellaneous" Items are listed for reader information only. "Other" code items
Will assist the reader in identifying land uses not subject to analysis in Section III.
Emmanuel Lutheran Church Market-Conditions Study: Revised
Page II-la
In sum, the subject site is well situated for use as a conditional use facility
that would allow land uses compatible with adjacent residential areas.
Located in proximity to two large "suburban" communities -- Waterways and
Ave Maria u it can serve as a transitional facility providing a limited number of
conditional uses listed below under land use recommendations.
Listed below are recommended land uses identified with an employment
category number obtained from the Standard Industrial Classification Manuel
(1987).
Land Use Reeommendations
Collier County's General Commercial Zoning District provides a list of Stan-
dard Industrial Classification (SIC) groups that can be considered both consistent
with the purpose and intent of applicable zoning standards.
The following Standard Industrial Classification (SIC) groups represent con-
ditional uses that can be considered both consistent with the purpose and intcnt of
applicable zoning standards and appropriate uses for development on the subject
site:
. Child Day Care Services (SIC Group 8351);
. Individual and Family Social Services (SIC Group 8322);
. Religious organizations (SIC Group 8(;6]);
. Social services (SIC group 8399); and
. Any other public-service use that is compatible in nature with the foregoing
list of permitted principal uses, as may be determined by the Board of Zoning
Appeals (BZA).
Additional Market-Conditions Analysis
Other analysis of the dimensions of measurable activity within the area un-
der study includes:
Section III: Estimates household income and consumer demand;
Section IV: Summarizes study findings and recommendations; and
Section V: Provides an Appendix with supplementary documentation.
",>,~,--_.~--,~,--~-~"~,""'~,,_-"'--_,--,,-~,,"~"'."...._,,,.....~.....,-,,~~..,.."\"-'_."'
Emmanuel Lutheran Church
Growth Management Plan Amendment
Market-Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
5. Appendix
',~-~-._".,",.~. __,__,....~___"'.__"..,..._.__,.".,.__..._..._..._._..M_
Emmanuel Lutheran Church Market~Conditions Study: Revised
Page III-1
III. CONSUMER DEMAND FORECASTS
Problem Setting
A basic assumption of this analysis is that an area not served adequately by
well~located retail outlets and service providers, may also be underserved by a lack
of conditional-use provider facilities offering adult and child day care, individual and
family social services, religious worship groups, and churches.
Forecasts of demand generated by area residents are especially useful when a
forecasted need for goods and services is not matched by a sufficient number of local
establishments offering the consumer products and services desired by residents.
Section II of this market~conditions study found that residents of the geo-
graphic area under study ("the study area") are underserved due to a lack of com-
mercial and conditional~use facilities located in the study area when compared to
communities located in Collier County's Urban Estates Planning Community Dis-
trict (PCD).
Demand Calculations and Planning Considerations
The analysis of consumer demand generated by residents of the Corkscrew
Planning Community District (PCD) and the Rural Estates PCD commences with
population and household-size projections derived from the University of Florida's
Bureau of Economic and Business Research (BEBR) estimates for Collier County
applied to Collier's respective planning~community districts by the County's Com-
prehensive Planning Department.
Overall totals for the area under study have been disaggregated based on the
share of growth in each of the four (4) study areas included in the Golden Gate Area
Master Plan (GGAMP) Study Area 1, the Urban Estates, and Golden Gate Estates'
Study Areas 2, 3, and 4. Consumer demand calculations), first discussed in Section
1, begin on page III-3.
A map describing the boundaries of these study areas faces page III-2. Be-
cause of a low incidence of census~identified "held for occasional use" residences, in-
dicating they are owned and occupied by seasonal residents not officially domiciled
in Collier County, all forecasts reflect the area's permanent population composed
largely of working~age adults with school.age children.
Per~capita~income (PC!) data is derived from Woods & Poole Economics, Inc.,
and PCI forecasts are in "constant" dollar amounts. Generally, the PCI in the four
(4) study areas are upwards of one~third lower than the countywide PCL
Expenditure estimates are incorporated into a step~by~step analysis of com-
mercial acreage and square footage required to satisfy forecasted demand.
Emmanuel Lutheran Church Market-Conditions Study: Revised
Page III-2
Demand calculations are based upon documented sales-per-square-foot (SPF)
for commercial space and a density determination, expressed as a floor-area ratio
(FAR), to predict the acreage requirement for the studied GGAMP area.
Commercial Demand Study for the Golden Gate Area (October, 2003) con-
ducted by the County's Comprehensive Planning Department reassessed early esti-
mates provided for all of Collier County by the Reynolds, Smith & Hills (RSH) Mar-
ket and Commercial Land Use Study (May 1988).
The reassessment improved the rigor and appropriateness of this analysis.
Analysts examining the retail-demand calculations that follow should be mindful of
the important definitions listed below.
Sales Per Square Foot (SPF): For the year 1986, determined to be $175.09
based upon the total measurable sales for the year of $1,008,788,987 divided by
5,761,514 million square feet (sq. ft.) of commercial space according to the 1988
Market and Commercial Land Use Study, page II-40.
The SPF calculation provided in the 2003 Commercial Demand Study for the
Golden Gate Area reflects property-appraiser defined land uses that correspond
closely to the Census' definition of retail-sales outlets. The 2003 Study determined
the SPF to be $223.56 based on projected retail sales of $3,431,270,000 and a coun-
tywide commercial square-footage estimate of 15,348,589 square feet. For the pur-
poses of the consumer-demand calculations that follow, the SPF is rounded up to
$225.00 leading to a more conservative demand forecast.
Floor Area Ratio (FAR): Defined as the percent oflot coverage, or the ratio of
retail floor area to overall land area, determined by the 1988 Market and Commer-
cial Land Use Study to be: 17.26 percent (%) in 1986, expressed as a ratio of 0.1726,
and estimated to be 0.1765 in 1990. The County's Comprehensive Planning Depart-
ment calculated the FAR to be 17.85% for the Urban Estates Planning Community
District (PCD) in 1995, or a ratio of 0.1785.
The 2003 Commercial Demand Study for the Golden Gate Area has reas-
sessed the previous findings reported above and determined that the FAR for the 4
Golden Gate study areas ranged from 18.82% to 21.65% depending on whether ho-
telslmotels and theaters are included or excluded from the analysis. Correspond-
ingly, a FAR of 20% was utilized in the conversion of supportable square feet to sup-
portable acreage.
For the purposes of this analysis, an FAR of 0.20 will be utilized for the years
2000 to 2015. A total of 20% of any subject site or parcel will be considered to be the
floor space of a commercial structure and the remaining 80% will, presumably, be
devoted to secondary uses -- namely open space, parking, and stormwater manage-
ment.
____.._'~<N-,_~.~__...____"'..'__--~;-
Emmanuel Lutheran Church Market-Conditions Study: Revised
Page III-3
Dwelling Units (DU): An estimate calculated by dividing projected population
by persons-per-household data from the 2000 U.S. Census for the period 2000 to
2015.
Dwelling Unit Income (DUl): An estimate calculated by multiplying per cap-
ita income by persons-per-household.
Total Area Income (TAl): An estimate calculated by multiplying by dwelling-
unit household income by the number of dwelling units.
Consumer Expenditure (RE) Forecast: Determined by the 2003 Commercial
Demand Study for the Golden Gate Area to be :35% of total personal income. The
35% share of personal income is applied to TAl to forecast consumer expenditures
for each of the four study areas for each of the analyzed time periods, i.e. 2000, 2005,
2010, and 2015.
Consumer Demand Calculation (RDC): Calculation of the acreage required to
satisfy forecasted consumer demand according to sales per square foot and FAR is
determined by application of the following procedures:
1. Dividing projected sales by sales per square foot to determine supportable
square feet (sq. ft.);
2. Multiplying supportable square feet by 1.05 for the normal 5% vacancy fac-
tor; and
3. Dividing the total square feet by 43,560, the square feet in an acre; and the
FAR to determine the acreage requirement for Study Area 1, the Urban Es-
tates, and Study Area 2, Study Area 3, and Study Area 4 located in the
Golden Gate Estates east of Collier Boulevard/County Road 951 (CR-951).
The Collier County 2003 gO]TIIQ"!ci,,Lpeman_LStuQy--.f'2.!~!>~Qolden Gate
Area states:
"Currently, Study Area 1 (Urban Estates) contains most of the available
commercial land for the entire area. Approximately 84% of the total existing com-
mercial acreage is located in Study Area 1.
"Accordingly, Golden Gate Master Plan Study Area 1 is the only sub-area to
possess a surplus of commercial space in 2005, amounting to 25.06 acres in excess of
demand. On the other hand, Study Area 2, Study Area 3, and Study Area 4 are all
characterized by deficient amounts of commercial acreage."
.i: * *
Emmanuel Lutheran Church Market-Conditions Study: Revised
Page III-4
Table 3.01.1
LAND-USE DEMAND CALCULATION (2000-201S)
Estimated Growth in Study Area 1 (Urban Estates)
Population Projections
Per Capita Income
Persons Per Dwelling Unit
Dwelling Units
Dwelling Unit Income
Total Area Income
Consumer Demand Forecast:
Retail Expenditures (RE)
Sales Per Square Foot (SPF)
Supportable Square Feet (SSF)
Supportable Sq. Ft. (5% vacant)
Floor Area Ratio (FAR)
Supportable Acreage (SA)
Zoned Commercial Acreage
2000
27.719
$28,117
2.46
11 ,285
$69,064
$779,376,532
$272.781.786
$225.00
1,212,363
1,272,982
0.2000
146.12
+233.24
2005
39,492
$30,541
2.46
16,078
$75,019
$1,206,115,477
2010
46,089
$33,041
2.46
18.763
$81,158
$1,522.797,855
2015
53,090
$35,566
2.46
21,614
$87,361
$1,888,198.769
$422,140,417 $532,979,249 $660,869,569
$244.00 $264.00 $285.00
1,727,267 2,015,804 2,322,036
1,813,630 2,116,594 2,438,138
0.2000 0.2000 0.2000
208.18 242.95 279.86
+25.06
(9.71)
(46.62)
Source: Collier County Comprehensive Planning Department,
Commercial Demand Study for the Golden Gate Area (October, 2003)
Table 3.01.2
LAND-USE DEMAND CALCULATION (2000-2015)
Estimated Growth in Study Area 2
2000 2005 2010 2015
Population Projections 5,278 7,520 8,776 10,109
Per Capita Income (PCI) $25,451 $27,645 $29,908 $32,194
Per>ons Per Dwelling Unit (PPDU) 3.04 3.04 3.04 3.04
Dwelling Units (DU) 1.734 2,470 2,883 3,321
Dwelling Unit Income (DUI) $77,476 $84,156 $91,044 $98,002
Total Area Income (TAl) $134,331,689 $207,883,479 $262,486,175 $325,445,894
Consumer Demand Forecast:
Retail Expenditures (RE)
Sales Per Square Foot (SPF)
Supportable Square Feet (SSF)
Supportable Sq. Ft. (5% vacancy)
Floor Area Ratio (FAR)
Supportable Acreage (SA)
Zoned Commercial Acreage
$47,016,084
$225.00
208,960
219,408
0.2000
25.18
1.79
$72.759,218
$244.00
297.708
312,593
0.2000
35.88
(34.09)
$91,863,161 $113,906,063
$264.00 $285.00
347,440 400,221
364,812 420,232
0.2000 0.2000
41.87 48.24
(40.08) (46.45)
Source: Collier County Comprehensive Planning Department,
Commercial Demand Study for the Golden Gate Area (October, 2003)
.,----~--,.,.._.,-_..,~"......,,---~---"
Emmanuel Lutheran Church Market-Conditions Study: Revised
Table 3.013
LAND-USE DEMAND CALCULATION (2000-2015)
Estimated Growth in Study Area 3
Population Projections
Per Capita Income (PO)
Persons Per Dwelling Unit (PPDU)
Dwelling Units (DU)
Dwelling Unit Income (DUI)
Total Area Income (TAl)
Consumer Demand Forecast:
Retail Expenditures (RE)
Sales Per Square Foot (SPF)
Supportable Square Feet (SSF)
Supportable Sq. Ft. (5% vacancy)
Floor Area Ratio (FAR)
Supportable Acreage (SA)
Zoned Commercial; Acreage
2000 _
7,640
$26,705
2.90
2,632
$77,516
$204,026,155
2005
10,885
$29,007
2.90
3,750
$84,199
$315,738,405
2010
12,703
$31,381
2.90
4,376
$91,080
$398,639,910
Page lIl-5
2015
14,633
$33,780
2.90
5,041
$98,052
$494,295,015
$71,409,154
$225.00
317,374
333,243
0.2000
38.25
4231
$110,508,442 $139,523,969 $173,003,255
$244.00 $264.00 $285.00
452,166 527,700 607,865
474,774 554,085 638,259
0.2000 0.2000 0.2000
54.50 63.60 73.26
(12.19) (21.29) (30.95)
Source: Collier County Comprehensive Planning Department,
Commercial Demand Study for the Golden Gate Area (October, 2003)
Table 3.01.4
LAND-USE DEMAND CALCULATION (2000-2015)
Estimated Growth in Study Area 4
Population Projections
Per Capita Income (PO)
Persons Per Dwelling Unit (PPDU)
Dwelling Units (DU)
Dwelling Unit Income (DUI)
Total Area Income (TAl)
Consumer Demand Forecast:
Retail Expenditures (RE)
Sales Per Square Foot (SPF)
Supportable Square feet (SSF)
Supportable Sq. Ft. (5% vacancy)
floor Area Ratio (FAR)
Supportable Acreage (SA)
Zoned Commercial Acreage
2000
1,000
$26,069
3.12
321
$81,230
$28,068,763
$9,124,067
$225.00
40,551
42,579
0.2000
4.89
0.00
2005
1,425
$28,316
3.12
457
$88,233
$40,342,424
$14,119,848
$244.00
57,774
60,663
0.2000
6.96
(6.96)
2010
1,663
$30,634
3.12
534
$95,454
$50,934,888
$17,827,211
$264.00
67,425
70,796
0.2000
8.13
(8.13)
Source: Collier County Comprehensive Planning Department,
Commercial Demand Study for the Golden Gate Area (October, 2003)
2015
1,915
$32,975
3.12
615
$102,749
$63,156,901
$22,104,915
$285.00
77,668
81,551
0.2000
936
(936)
Emmanuel Lutheran Church Market-Conditions Study: Revised
Page III-6
Table 3.01.5
LAND-USE DEMAND CALCULATION (2000-2015)
Aggregated Retail Growth for the Entire Golden Gate Estates Study Area
(Incorporates Study Area 1, Study Area 2, Study Area 3, and Study Area 4)
2000
2005
2010
2015
Population Projections
Average Per Capita Income (PCI)
Persons Per Dwelling Unit (PPDU)
Dwelling Units: Study Area Total
Dwelling Unit Income (DUI)
Total Area Income (TAl)
41.637
$26,586
2.88
15,972
$76,560
$1,222,788,260
Consumer Demand Forecast:
Retail Expenditures (RE)
Sales Per Square Foot (SPF)
Supportable Square Feet (SSF)
Supportable Sq. Ft. (5% vacant)
Floor Area Ratio (FAR)
Supportable Acreage (SA)
Zoned Commercial Acreage
$400,331,092
$225.00
1,779,249
1,868,212
0.200
214.44
277.34
59,321
$28,878
2.88
22,755
$83,161
$1.892,312,362
69,230
$31,241
2.88
26,556
$89,967
$2,369,165,267
79,747
$33,629
2.88
30,590
$96,843
$2,962,454,210
$619,527,925 $782,193,590 $969,883,802
$244.00 $264.00 $285.00
2,534,915 2,958,368 3,407,790
2,661,661 3,106,286 3,578,180
0.200 0.200 0.200
305.52 356.55 410.72
(28.18) (79.21) (133.38)
Source: Collier County Comprehensive Planning Department,
Commercial Demand Study for the Golden Gate Area (October. 2003)
* * *
Further, the 2003 Commercial Demand Study for the Golden Gate Area con-
cludes: "In short, these findings suggest that population and income growth can
support additional commercial space within the Golden Gate area. However, other
factors deserve careful consideration when interpreting these results. Namely,
availability of real estate immediately adjacent to the study areas is recognized in
helping to serve consumer needs. Nonetheless, even when considering these adjacent
retail centers, each study area is of adequate size to support what is typically char-
acterized as a neighborhood and/or community shopping center."
Finally, the 2003 Commercial Demand Study for the Golden Gate Area ad-
vises: "The International Council of Shopping Centers (lCSC) defines a Neighbor-
hood Center as possessing a primary trade area of 3 miles or less and a Community
Center as one possessing a primary trade area of 3-6 miles. ICSC also gives a site
acreage range of 3-15 acres for Neighborhood Centers, and 10-40 acres for Commu-
nity Centers."
* * *
-~-,'-,-~--_.,"'"<,
Emmanuel Lutheran Church Market-Conditions Study: Revised
Page III - 7
Additional Planning Considerations
A unique feature of Study Area 1, the Urban Estates Planning Community
District (PCD), is that much of its commercially-zoned areas are located almost ex-
clusively within Activity Center #3, Activity Center #4, Activity Center #10, and the
large PUDs contiguous, or nearly so, to these activity-center commercial nodes.
Generally, activity-center commercial is developed to address the basic goods
and services needs of local residents; exceptions would include the interstate com-
mercial nodes located in Activity Center #4 and Activity Center #10; both are located
along 1-75 in Study Area 1 and are designed, in large part, to serve the traveling
public.
Despite the impressive aggregation of existing commercially-zoned land in
Study Area 1, the Urban Estates PCD, they are located a significant distance from
the subject site as demonstrated in Table 3.02 below:
Table 3.02
PUD Non-Residential Acreage in the Urban Estates
General Location: Immokalee Road - 1-75 Exit 111
Planning Land
Community Town- Sec- Area
District Area ship Range tion TAZ Subdivision (Acres)
Township 48 South. Range 26 East
UE-1 48 26 19 374 Northbrook Plaza PUD 385.77
UE-2 48 26 19 375 Carlton Lakes PUD 16.96
UE-2 48 26 19 375 Pelican Strand PUD 402.68
UE-3 48 26 20 374 Huntington PUD 7.24
UE-3 48 26 20 371 Quail I PUD 25.50
UE-3 48 26 20 371 Quail II PUD 8.51
UE-8 48 26 30 161 Donovan Center PUD 6.22
UE-8 48 26 30 161 Mocake PUD 7.80
UE-8 48 26 30 161 Crestwood PUD 7.83
UE-8 48 26 30 161 Breezewood PUD 7.18
UE-8 48 26 30 161 Brentwood PUD 18.67
UE-8 48 26 30 161 Stiles PUD 18.37
UE-8 48 26 30 161 Tiburon PUD 122.22
Total Acres 1,034.95
Emmanuel Lutheran Church Market-Conditions Study: Revised
Page III-8
~tudy Area Demand Calculation: As discussed in Section 1, an estimate of
the population of the Postal ZIP code 34120 was added to the analysis. This addi-
tional component provides for a more compact, contiguous area to be analyzed (see
page 1-2). Table 3.03 below demonstrates population growth for ZIP 34120 for the
period, 2000 to 2015:
Table 3.03
Population Estimates and Growth Projections
Postal ZIP Code Area 34120
Postal ZIP-Code 34120
Percent (%) share of:
Unincorporated County 5.61 % 12.15% 13.09%
Sources: Collier County Permanent Population Estimates and Projections (2000-2015)
u. S. Bureau of the Census for the 2000 decennial census.
2000 _
12,062
2005
33,912
2010
38,183
2015
48,349
15.09%
Table 3.04 below demonstrates consumer demand for ZIP 34120 and provides
an estimate ofthe net deficit in acreage.
Table 3.04
Land-Use Demand Calculation (2000-2015)
Estimated Consumer Demand in Postal ZIP Code Area 34120
2000 2005 2010 2015
Population Projections 12,062 33,912 38,183 48,349
Average Per Capita Income (PC!) $26,586 $28,878 $31,241 $33,629
Persons Per Dwelling Unit (PPDU) 2.88 2.88 2.88 2.88
Dwelling Units: Study Area Total 4,188 11,775 13,256 16,788
Dwelling Unit Income (DUI) $76,568 $83,169 $89,974 $96,852
Total Area Income (TAl) $320,666,784 $979,314,975 $1,192,695,344 $1,625,951,376
Consumer Demand Forecast:
Retail Expenditures (RE) $112,233,744 $342,760,241 $417,443,370 $569,082,982
Sales Per Square Foot (SPF) $225.00 $244.00 $264.00 $285.00
Supportable Square Feet (SSF) 498,815 1,404,755 1,581,225 1,996,782
Supportable Sq. Ft. (5% vacant) 523,756 1,474,993 1,660,286 2,096,621
Floor Area Ratio (FAR) 0.200 0.200 0.200 0.200
Supportable Acreage (SA) 60.12 169.31 190.57 240.66
Zoned Commercial Acreage
..
44.10
**
**
Commercial Acreage Deficit
..
(125.21)
**
**
The demand calculation demonstrated above in Table 3.04 establishes the net
commercial acreage deficit nf 125.21 acres for the year 2005 only.
^'-'^'---.."---~--~-_._--,--".
Emmanuel Lutheran Church Market-Conditions Study: Revised
Page III-9
Recognizing that additional Commercial Planned Unit Development (CPUD)
acreage and other newly zoned commercial acreage will be approved over the course
of the ten-year period 2006-2015, it would be problematic to extend the net-deficit
analysis beyond the year 2005.
As mentioned previously, the International Council of Shopping Centers
(ICSC) defines a Neighborhood Shopping Center as one possessing a primary trade
area of three miles or less with a site-acreage range of 3-15 acres, and a Community
Shopping Center as one possessing" prim"ry trade area of 3-6 miles with a site-
acreage range of 10-40 acres.
This analysis supports a finding that thc entire area under study defined for
the proposed Emmanuel Lutheran Church Mission Center to be located on Oil Well
Road could accommodate upwards of four new Neighborhood Centers or two new
Community Centers.
Based on this finding, it is reasonable to conclude that all available commer-
cially zoned acres located in the area under study will be utilized fully by retail out-
lets and consumer services, leaving little or no leaseable space available for the con-
ditional uses of adult and child day care, individual and family social services, relig-
ious worship groups, and churches proposed to be located in the Emmanuel Evan-
gelical Lutheran Church Mission Subdistrict.
* * *
Section IV will explore extensively the availability of appropriately located
sites with potential for conditional-use development in facilities suited to conducting
adult and child day care, individual and family social services, and religious worship
activities.
Emmanuel Lutheran Church
Growth Management Plan Amendment
Market-Conditions Study
Table of Contents
Tab
L Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
5. Appendix
Emmanuel Lutheran Church Market-Conditions Study: Revised
Page IV-I
IV. PROBLEM SETTING AND RECOMMENDATIONS
Previous sections of this study have reviewed the emerging goods and serv-
ices needs of the growing population of the Corkscrew Planning Community District
(PCD) and the largely platted Rural Estates PCD located east of the County's urban
boundary, south of neighboring Lee County, and north ofI-75.
Section IV will focus on an assessment of the merits of the petitioner's pro-
posed Growth Management Plan {GMPl amendment in respect to the subject site
located at 2862 Oil Well Road (CR-858) to be known as the Emmanuel Lutheran
Church "Mission Center" and the activities proposed for the Mission Center.
Collier County's Corkscrew PCD and the largely platted Rural Estates PCD,
containing the platted Golden Gate Estates subdivision and the surrounding "Rural
Fringe" area to the south of the subdivision, have provided the general geographic
context for this market-conditions analysis.
The Golden Gate Estates can be defined as a very large assemblage of low-
density, semi-rural residential lots. Opportunities for non-residential commercial
and conditional uses are limited. Typical lots are 2.25 acres in size.
As demonstrated in Section 1, the permanent population of the Corkscrew
PCD, and the Rural Estates PCD is projected to grow 181.55 percent from 19,834
persons in 2000 to 55,843 persons in 2015, an increase of 36,009 persons according
to June 11, 2008 estimates provided by the Collier County Comprehensive Planning
Department (see Section 1).
As demonstrated in Section III, the estimated 2015 area population of 55,843
persons translates to a deficit of supportable commercial land uses of 133.38 acres
intended, conceptually, to service area households with basic goods and services (see
Section III).
The specific subject of this Section IV analysis is a unified site of 21. 72 acres
located 2.2 road-miles east of the intersection of Immokalee Road (CR-846) and Oil
Well Road (CR-858).
The subject parcel is zoned "Golden Gate Estates" and must submit to the
provisions of the Golden Gate Area Master Plan (GGAMP), adopted originally as
Ordinance 91-15 on February 5, 1991, and subsequently amended seven times.
The "Golden Gate Future Land Use Map" on the facing page illustrates land
uses permitted for the mapped area.
The map's Legend cautions that, "This map cannot be interpreted without the
Goals, Objectives, Policies and Land U 5e Description Section of the Golden Gate
Area Master Plan."
Emmanuel Lutheran Church Market-Conditions Study: Revised Page IV-2
The GGAMP is quite specific in stating, "Intensifying residential density
shall not be permitted." The Estates Designation can also accommodate "future non-
residential uses including:
. Conditional uses and essential services as defined III the Land Development
Code (LDC),
. Parks, open space and recreational uses,
. Group Housing shall be permitted subject to the definitions and regulations as
outlined in the Collier County Land Development Code {Ordinance 91-102,
adopted October 30, 1991, and consistent with locational requirements in Florida
Statutes (Chapter 419.01 F.8.).
. Schools and school facilities in the Estates Designation north of 1-75, and where
feasible and mutually acceptable, co-locate schools with other public facilities,
such as parks, libraries and community centers to the extent possible."
"The Golden Gate Area Master Plan provides for Neighborhood Centers lo-
cated along major roadways distributed within Golden Gate Estates according to
commercial demand estimates. The centers are designed to concentrate all new
commercial zoning, and conditional uses, as allowed in the Estates Zoning District,
in locations where traffic impacts can be readily accommodated and to avoid strip
and disorganized patterns of commercial and conditional use development. Four es-
tablished Neighborhood Centers are provided for in the Estates Zoning District (see
map on facing page):
. Wilson Boulevard and Golden Gate Boulevard Center,
. Collier Boulevard and Pine Ridge Road Center,
. Everglades Boulevard and Golden Gate Boulevard Center, and the
. Immokalee Road and Everglades Boulevard Center.
The GGAMP is clear that the Neighborhood Center designation does not
guarantee that non-residential zoning will be granted. The designation only provides
the opportunity to request non-residential zoning. Neighborhood Center locations
are based on the intersection of major roads and spacing criteria."
A major premise of this analysis is that the non-residential-use criteria appli-
cable to Neighborhood Center commercial that are cited below will apply equally to
non-commercial conditional uses.
Selected criteria for the development neighborhood-center nodes as desig-
nated in the GGAMP are listed below:
Emmanuel Lutheran Church Market-Conditions Study: Revised
Page IV-3
. "Commercial uses shall be limited to intermediate commercial so as to pro-
vide for a wider variety of goods and services in areas that have a higher de-
gree of automobile traffic. These uses shall be similar to C-1, C-2, or C-3
zoning districts outlined in the Collier County Land Development Code (Or-
dinance 91-102, adopted October 30,1991), except as prohibited below.
. The Neighborhood Center located at the intersection of Pine Ridge Road and
Collier Boulevard may be developed at 100% commercial and must provide
internal circulation. Any rezoning is encouraged to be in the form of a PUD.
ThisE~jghborhood Cent."!:...I!1-"yalso be utilized (or single-family residential
or conditional uses allowed in the Estates zoning district such as churches,
social or fraternal organizations, childcare__centers, schools, and group care
facilities (underline added).
. Parcels immediately adjacent to commercial zoning within the Neighborhood
Centers located at the intersections Golden Gate Boulevard and Wilson
Boulevard, Golden Gate Boulevard and Everglades Boulevard, Everglades
Boulevard and Immokalee Road may qualify for Conditional Use under the
transitional conditional use provision of the Conditional Uses Subdistrict of
this Master Plan Element.
A single project shall utilize no more than 50% of the total allowed commer-
cial acreage. This percentage may be increased at the discretion of the Board
of County Commissioners.
. The project shall make provisions for shared parking arrangements with ad.
joining developments.
Access points shall be limited to one per 180 feet commencing from the right-
of-way of the major intersecting streets of the Neighborhood Center. A maxi-
mum of three curb cuts per quadrant shall be allowed.
. Driveways and curb cuts shall be consolidated with adjoining developments,
whenever possible.
. Driveways accessing parcels on opposite sides of the roadway shall be in di-
rect alignment, except when the roadway median between the two parcels
has no opening.
. Projects shall provide a 25-foot wide landscape buffer abutting the external
right-of-way. A minimum of 50% of the 25-foot wide buffer area shall be com-
prised of a meandering bed of shrubs and ground covers other than grass.
Water retentionldetention areas shall be allowed in this buffer area if left in
natural state, and drainage conveyance through the buffer area shall be al-
lowed if necessary to reach an external outfall.
Emmanuel Lutheran Church Market-Conditions Study: Revised Page IV-4
. All buildings shall have tile roofs, 'Old Style Florida' metal roofs, or decora-
tive parapet walls above the roofline. The buildings shall be finished in light,
subdued colors, except for decorative trim.
. Building heights shall be limited to one (I) story, with a maximum height of
thirty-five (35) feet. This provision only applies east of Collier Boulevard.
. All lighting facilities shall be architecturally-designed, and shall be limited
to a height of twenty-five (25) feet. Such lighting facilities shall be shielded
from neighboring residential land uses.
. Commercial uses shall encourage pedestrian traffic through placement of
sidewalks, pedestrian walkways, and marked crosswalks within parking ar-
eas. Adjacent projects shall coordinate placement of sidewalks so that a con-
tinuous pathway through the Neighborhood Center is created.
. All buildings and projects within any single specific quadrant of the Subdis-
trict shall utilize a common architectural theme. This theme shall be appli-
cable to both building design and signage.
. No building footprint shall exceed 5,000 square feet, unless the project is
submitted in the form of a PUD. Walkways or courtyards shall connect adja-
cent buildings. This provision only applies east of Collier Boulevard.
. Fences or walls may be constructed on the commercial side of the required
landscape buffer between adjacent commercial and residential uses. If con-
structed, such fences or walls shall not exceed five (5) feet in height. Walls
shall be constructed of brick or stone. Fences shall be of wood or concrete
post or rail types, and shall be of open design (not covered by slats, boards or
wire).
. Projects directly abutting residential property (property zoned E- Estates and
without an approved conditional use) shall provide, at a minimum, a seventy-
five (75) feet wide buffer in which no parking uses are permitted. Twenty-
five (25) feet of the width of the buffer along the developed area shall be a
landscape buffer. A minimum of 50 feet of the buffer width shall consist of re-
tained native vegetation and must be consistent with subsection 3.9.5.5.6 of
the Collier County Land Development Code (LDC).
. Projects within the Neighborhood Center Subdistrict that are submitted as
PUDs shall provide a functional public open-space component. Such public
open -space shall be developed as green space within a pedestrian -accessible
courtyard, at the time of PUD approval.
M._'.____.__'O_____..~______"~______~_;__.~~-,.~~"'._,_.........__.___,___-.>>-
Emmanuel Lutheran Church Market-Conditions Study: Revised
Page IV-5
. The following principal permitted uses are prohibited within Neighborhood
Centers:
. Drinking Places (5813) and Liquor Stores (5921)
. Mail Order Houses (5961)
. Merchandizing Machine Operators (5962)
. Power Laundries (7211)
. Crematories (7261)
. Radio, TV Representatives (7313) and Direct Mail Advertising Services
(7331)
NEC Recreational Shooting Ranges, Waterslides, etc. (7999)
General Hospitals (8062), Psychiatric Hospitals (8063), and Specialty
Hospitals (8069)
. Elementary and Secondary Schools (8211), Colleges (8221), Junior Col-
leges (8222)
. Libraries (8231)
. Correctional Institutions (9223)
. Waste Management (9511)
. Homeless Shelters and Soup Kitchens."
Requests for conditional uses are subject to the following locational and
spacing criteria as listed the GGAMP:
"a) Essential Services Conditional Uses shall be allowed anywhere within the
Est"tes Zoning District, and are defined as follows:
. electric or generating plants;
.
eflluent tanks;
.
major re-pump stations;
sewage treatment plants, including percolation ponds;
hospitals and hospices;
water aeration or treatment plants;
government facilities (see LDC Section 2.6.9);
public water supply acquisition withdrawal or extraction facilities;
public safety service facilities; and
other similar facilities."
.
.
.
.
.
.
.
"d) Conditional uses may be granted in Transitional Areas. The purpose of this
provision is to allow conditional uses in areas adjacent to non-residential uses
generally not appropriate for residential use. The conditional use will act as
a transitional use behveen non-residential and residential areas."
"The following criteria shall apply for Transitional Conditional Use requests:
Emmanuel Lutheran Church Market-Conditions Study: Revised
Page IV-6
. Site shall be directly adjacent to a non-residential use (zoned or devel-
oped);
. Site shall be 2.25 acres, or more, in size or be at least 150 feet in width
and shall not exceed 5.00 acres;
. Conditional uses shall be located on the allowable acreage adjacent to the
non-residential use;
. Site shall not be adjacent to a church or other place of worship, school, so-
cial or fraternal organization, child care center, convalescent home, hos-
pice, rest home, home for the aged, adult foster home, children's home,
rehabilitation centers;
. Site shall not be adjacent to parks or open space and recreational uses;
. Site shall not be adjacent to permitted Essential Service, as identified in
Section 2.6.9 of the Land Development Code, except for libraries and mu-
seums; and
. Project shall provide adequate buffering from adjacent properties allow-
ing residential uses."
Application of Transitional Conditional Use Criteria
As stated previously above, the GGAMP recognizes the "need to provide basic
goods and services to Estates residents" in designated Neighborhood Centers "de-
signed to concentrate all new commercial zoning in locations where traffic impacts
can be readily accommodated and to avoid strip and disorganized patterns of com-
mercial development." Further, Neighborhood Center "locations are based on the in-
tersection of major roads and spacing criteria."
Also, the GGAMP advocates that conditional uses as defined by the GGAMP
shall be limited to Neighborhood Centers so long as "the project shall provide ade-
quate buffering from adjacent properties," and "projects shall coordinate access
management plans with other projects within the Neighborhood Center nodes to fa-
cilitate a sound traffic movement pattern."
The GGAMP provides that, "Conditional uses may be granted in Transitional
Areas." And, "the purpose of this provision is to allow conditional uses in areas adja-
cent to non-residential uses generally not appropriate for residential use. The condi-
tional use will act as a transitional use between non-residential and residential ar-
eas." The matrix provided below reviews each of the criteria cited above that shall
apply for a Transitional Conditional Use request for the subject Oil Well Road site:
._~~-->---_"--_'_-,---<--,~------_.,~._-,_._--,--_..
Criteria
Emmanuel Lutheran Church Market-Conditions Study: Revised
62Iillcation To Subject Site
1) "Site shall be directly adjacent to a
non-residential use (zoned or
developed). "
2) "Site shall be no closer than 1/2 road-
mile from the intersection of a Neighbor-
hood Center."
3) "Site shall be 2.5 acres in size and shall
not exceed 5.0 acres.'"
4) "Conditional uses shall be located on
the allowable acreage directly adjacent
to the non-residential use."
5) "Site shall not be adjacent to a church or
other place of worship, school, social or
fraternal organization, child care center,
convalescent home, hospice, rest home,
home for the aged, adult foster home,
children's home, (or) rehabilitation center."
6) "Site shall not be adjacent to parks or
open space and recreational usps."
7) "Site shall not be adjacent to Essential Ser- 7)
vices except for libraries and museums."
8) "Project shall provide adequate buffering
from adjacent properties allowing
residential uses."
Page IV-7
1) Site is located directly adjacent to several
cleared but undeveloped parcels directly
south and west of the site with no known
plans for the development of these vacant
parcels. A single-family residence is lo-
cated near the site's northwest quadrant
near the location of the subject site's 3.0-
acre Stormwater Management Area (see
Site Plan on facing page).
2) The closest Neighborhood Center is
G's General Store approximately 2.2
miles west of the subject site at the
intersection of CR-846 and CR-858.
3) The site is a 21.72-acre tract located
at 2862 Oil Well Road (CR-858) in
the Golden Gate Estates (refer to item
113 on page IV-l4).
4) A development site plan could be
designed that could locate the
allowable conditional-use acreage
well away from the residential property
located near the western border of the
subject site.
5) None of the conditional uses listed
are located adjacent to the subject
site"
6) The subject site is not adjacent to
any parks or open space and/or
recreation uses.
The subject site is not adjacent to any
Essential Service.
8) Adequate buffering will be provided
that would screen conditional uses from
an adjacent residential property near the
'''"est property line of the subject site.
* * *
Additionally, other standards referenced in the GGAMP can be cited as sup-
port for the designation of the subject parcel as a Transitional Conditional Use Area
as follows:
Emmanuel Lutheran Church Market-Conditions Study: Revised
Standards Characteristic of the Subject Site
Standards
1) Accommodate transitional-conditional~use
zoning to provide for a wider variety of
basic goods and services in areas that have
a higher degree of automotive traffic.
2) Concentrate all new commercial zoning
in locations where traffic impacts can be
readily accommodated.
3) Avoid strip centers and disorganized
patterns of commercial development.
4] Allow conditional uses in areas adjacent
to non~residential uses that are generally
not appropriate for residential use.
Page IV~8
Application To Subject Site
1) Projected traffic volume increases
along the length of Oil Well Road
(CR-858) to lmmokalee Road (CR~B46)
can be well accommodated on an
improved CR-858.
By 2011, CR-858, will be improved from
a 2~lane undivided roadway to a 4~lane
divided collector that will have sufficient
volume capacity for 44,100 cars by
2015 with a predicted AADT of 12,900
cars and a Volume/Capacity (V/C) Ratio
of 0.29.
2) The segment of CR~858 from CR-846
to Everglades Boulevard is at the 100%
Design Stage at the time of this writing.
A programmed $46,000,000 construction
project on the site's frontage road, CR~
858, will be commencing in FY09 and will
be completed by FYI0.
3) The subject site should be considered
as a single~use site and would not have
any of the undesirable characteristics of a
strip center or exhibit any evidence of
disorganized development.
4J The subject site is on what will be a well-
traveled roadway. At an unknown time
in the past, it was cleared for some pur-
pose and its appropriateness for residen-
tial use appears problematic.
* '" *
Analysis of Conditional Uses in the Golden Gate Area
Appendix 1 of the GGAMP under the heading "Conditional Use Approvals
and Locations" defines Conditional Uses as "uses that would not be appropriate gen.
erally or without restriction within a particular zoning district unless they are con-
trolled as to number, area, location or relation to the neighborhood." Further, "be~
fore conditional uses can be approved, they must be found in compliance with the
Growth Management Plan, have adequate and safe access, and be compatible with
adjacent properties." Appendix 1, page 1, stipulates, "Permitted Conditional Uses to
include such uses as:
Emmanuel Lutheran Church Market-Conditions Study: Revised
Page IV~9
. schools,
. recreational facilities,
. social and fraternal organizations,
. churches,
. owner~occupied day care centers, and
. convalescent and rehabilitation centers."
Appendix 1 further stipulates, " . . . problems related to conditional uses are
primarily limited to the Estates area. Concerns related to Conditional Uses include:
a. Proliferation and expansion of Conditional Uses into residential areas,
b. Conditional Uses encourage additional Conditional Uses, and
c. Conditional Uses are not always in appropriate locations."
For the purposes of the Golden Gate Area Master Plan, a study area was de-
fined that is represented in maps and supplementary tables that are included in this
Market~Conditions Study in the Appendix under Tab 5 of this volume.
The referenced maps and tables under Tab 5 summarize the type and the lo-
cation of Conditional Uses existing at the time of recent amendments the Golden
Gate Area Master Plan (GGAMP) by the adoption of Ordinance No. 2005~25 on June
7,2005.
The Conditional Uses presented in the referenced maps and supplementary
tables were those obtained from the Collier County Comprehensive Planning De-
partment, with the proviso that the referenced Conditional Uses may not reflect all
those "granted due to grandfathered uses which do not appear on the Zoning Atlas."
Existing and Potential Conditional Uses
The existing 79 existing andlor potential Conditional Uses delineated under
the heading "Approved Provisional/Conditional Uses" on pages 2, 3, 4, 5, and 6 of the
previously referenced Appendix 1 are summarized in Table 4.01, Table 4.02 and Ta-
ble 4.03 below.
Those Conditional Uses determined to be located east of Collier Boulevard
(CR951) are analyzed in detail following Table 4.03~
Emmanuel Lutheran Church Market-Conditions Study: Revised
Page N-lO
Table 4.01
Summary of Existing Conditional Uses in the Golden Gate Estates
Existing Conditional Use
Churches and Child Care Facilities
Fraternal Organizations/Clubs
Fire Stations
Institutional/Rehabilitation Centers
School/Child Care
Government Uses
Model Home
Commercial Uses
Communications Towers
Lake Excavation
Earth Mining
Total
Source: Golden Gate Area Master Plan. Appendix 1, page 6
* * *
Total Number of Uses
28
8
4
3
7
9
7
12
3
1
2.
84
Table 4.02
Potential Acres of Conditional Uses Meeting GGAMP Criteria
Areas With Potential For Locating Conditional Uses
Essential Services
Golden Gate Parkway
West Side of Collier Boulevard (CR-951)
Neighborhood Center
Neighborhood Center "Tran/CU"
Transitional Use
Activity Center at Pine Ridge/I-75
Total
Source: Golden Gate Area Master Plan. Appendix 1, page 6
* * *
Potential Acres
Unlimited
2.21
4.00
69.86
115.58
76.42
33.79
301.86
....,-'-""."".~-_.-.._...----~;...""_.......~""""_.~-......,.-_.<
Emmanuel Lutheran Church Market-Conditions Study: Revised
Table 4.03
Potential Sites For Conditional Uses Meeting GGAMP Criteria
{Refer to Maps GG CU-1, GG CU-2, and GG CU-3]
Sites With Potential For Locating Conditional Uses Map Site
Tr. 53 & 54, U9 A
Tr.1, U12 B
Tr. 72, U23 C
Tr. 125 and Tr. 127, U23 0
Nly 380' Tr. 1, Tr. 2 and So. 105' Tr. 3, U14 E
E75' of W180' Tr. 97, all Tr. 98, U29 Tr. 76, 93, 108, U535 F
All Tr. 105, U2 H
Tr. 16 & 18, U13 & Tr. 124 & 126, U12, Tr. 3, 35, I
U14 & Tr. 14 & Tr. 142, 143, U11
Tr. 143 and 5165, Tr. 144, U28
Tr. 106, 1074, & 108, U26
Tr. 98 & 99, U80, Tr. 94 & 95, U81 - Tr. 2 & 3, un-
Tr. 127 & 129, U76
Wl/2 Tr. 65, Tr. 159, U43
Tr. 66 & W165 Tr. 75, U30
E 165 Tr. 60, 65 & W165, Tr. 76, U30
5165, Tr. 109, 110 & U26
Tr. 15, 17 & 114 U46 - Tr. 105, 127 & 130, U47
E 180', Tr. 86, U29
Tr. 60 less E30' of 5275' les 515', Tr. 61, 76, n, 92, 93,
108, U35, and Tr. 10. 25 & 26 of U33 (A/C 10)
Total
J
K
L
M
N
o
P
Q
R
5
Source: Golden Gate Area Master Plan. Appendix 1, page 6
Page IV-II
Acres
9.60
4.86
5.00
8.00
5.00
2.00
4.00
57.64
7.50
31.50
63.25
6.25
7.50
10.00
2.73
33.05
2.21
33.79
301.86
Location of Conditional Uses East of the Urban Boundary
A careful review of Table 4.03 listing the potential sites for Conditional Uses
meeting the adopted criteria of the GGAMP demonstrates that the potential loca-
tions identified by the GGAMP limit the types of uses appropriate to these locations.
Table 4.04 below demonstrates the very limited number of active Conditional
Use sites located east of Collier BouJevard/County Road 951 (CR-95I) at the time of
this writing:
Emmanuel Lutheran Church Market-Conditions Study: Revised
Page [V-12
Table 4.04
General Location of Sites For Conditional Uses Meeting GGAMP Criteria
(Refer to Maps GG CU-2, and GG CU-3)
Location Of Conditional Uses East of CR-951
Map GG CU-2
Golden Gate Fire Control and Rescue District
Collier County Pumping Station
Florida Homes Model Home
Golden Gate Estates Library
EMS and Sheriff Office Substation
Holland & Knight Communications Tower
Development Services Communications Tower
Wilson Boulevard Neighborhood Center
Subtotal
Map GG CU-3
Corkscrew Baptist Church
Forestry Station
Big Corkscrew Fire Control & Rescue District
Collier County Sheriff Office Firing Range
Randall Boulevard Neighborhood Center
G's General Store Neighborhood Center
Voice Stream Wireless Communications Tower
Ron Beaver Lake Excavation
Maloney & Sons Earthmining
Creative Homes Earthmining
MIR-MAR Planned Unit Development (PUD)
Big Corkscrew Fire Control & Rescue District
Subtotal
Grand Total
Source: Gate Area Master Plan. Appendix 1, pages 2-4
Site Number
19
30
37
48
60
64
66
77
14
18
20
32
43
54
63
67
68
69
74
75
Acres
2.50
2.25
2.27
2.08
2.57
0.08
2.58
5.00
19.33
2.50
5.46
2.50
6.77
5.00
2.12
2.30
6.60
5.00
5.00
2.38
4.07
49.70
69.03
Undeniably, the selection of the above-described sites as Conditional Uses
appears wholly dependent on the land uses surrounding the sites listed in Table
4.04.
,._........_....._._~_._."<.~. .';,__d,_'_,~,_,,_,,",,-','__~,~=,
Emmanuel Lutheran Church Market-Conditions Study: Revised
Page IV-13
However, sites deemed uniquely appropriate for schools, recreational facili-
ties, social and fraternal organizations, churches, owner-occupied day care centers,
and convalescent and rehabilitation centers may not always meet the GGAMP crite-
ria as suitable locations for Conditional Uses.
Summary of Findings
1. This market-conditions study contends that it is in the interest of those living
within the study area defined in Section I that well-located, well-designed fa-
cilities be developed that can provide enhanccd services to meet the needs of
local residents.
2. Permitting conditional uses in a desirable location may give sufficient incen-
tive to a willing landowner to agree to certain regulatory and design stan.
dards when developing their property.
3. Eastward expansion of needed public-service facilities available to residents
of the study arca will likely be driven by the proposed development's per-
ceived impact on:
a) Surrounding residential development{s);
b) Plans of other land owners to develop parcels now earmarked by owners,
but currently undeveloped, for new or expanded residential, commercial
and/or conditional uses; and
c) Capacity improvements on the existing road network to accommodate
new traffic.
4. All roadway segments within the area under study that require remediation
or roadway capacity improvements have been addressed positively in Collier
County's Long Range Transport.ation Plan (LRTP) and t.he current Transpor-
tation Improvement. Program (TIP) for Collier County.
5. Considering the pet.itioner's ultimat.e purpose to provide well-Iocat.ed and
needed public services to area residents, the subject site recommends itself as
appropriate for those Conditional Uses deemed appropriat.e to serve the fam-
ily needs of a rapidly growing area population.
Study Recommendations
1. If additional document.at.ion is required t.o support. an applicat.ion designating
the subject site as a Transitional Conditional Use Area, the development of
such documentation and the petitioner's application should proceed in a
timely manner to ensure that no conversion to "Residential" of the contiguous
undeveloped parcels west, south and east of the subject site take place before
tbe Emmanuel Lutheran Church obtains the land-usc designation it is seek-
mg.
Emmanuel Lutheran Church Market-Conditions Study: Revised
Page IV~14
2. The subject site recommends itself as an appropriate site for an array of de-
sirable Conditional Uses: schools, recreational facilities, social and fraternal
organizations, churches, owner~occupied day care centers, and convalescent
and rehabilitation centers.
3. The petitioner should be mindful of the requirement of the Golden Gate Area
Master Plan (GGAMP) Policy 1.1.5 that stipulates that "Conditional Use re-
quests shall be approved by the Board of County Commissioners by a Super
Majority (4/5) vote."
The documentation provided in this market~conditions study can be employed
by the petitioner to demonstrate that the site's size of 21.72 acres will be em-
ployed to provide needed, but presently unavailable, public-services for area
residents entirely complementary to the religious purpose{s) engaged in by
the petitioner and should not be constrained by the site-dimension standards
promulgated by the GGAMP.
4. The subject site's 21. 72 acres was assembled from nine separate parcels in
Golden Gate Estates Unit 64, Tracts 65A, 80, 80A, 81, 81A, 96, and 96A. The
following Folio Numbers are represented: 39896040009, 39897520007,
39897520104, 39897560009, 39897600008, 39897600105, 39897640000,
39899120007, and 39899160009; all are located in Traffic Analysis Zone 393.
The site was chosen following a diligent search of available 25 to 50 acre par-
cels in the Rural Estates Planning Community. Appended to Section IV is a
listing of 245 parcels of agricultural lands that would allow a church. None of
the listed parcels were selected because they did not meet applicable site-
selection criteria employed by the Emmanuel Lutheran Church in their quest
for a Mission Center site. The criteria were:
a. The site(s) selected must have direct access to a collector road;
b. Only a cleared site(s) without sensitive habitats or protected wet-
lands would be considered;
c. No site would be considered if it was owned by a church or a relig-
ious order;
d. No site would be considered if was in active agricultural use; and
e. No site would be considered if it was located in an existing residen-
tial Planned Unit Development.
5. A plan should be developed that will, at a mmlmum, anticipate the re-
sponse{s) of those living in adjacent neighborhoods to a proposed conditional~
use development on the subject site, and address neighborhood concerns
likely to be expressed at future public hearings held to consider a Growth
Management Plan (GMP) amendment and a subsequent zoning application.
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Emmanuel Lutheran Church
Growth Management Plan Amendment
Market-Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
5. Appendix
APPENDIX
CONDITIONAL USE APPROVALS & LOCATIONS
1. Conditional Uses
Conditional uses are defined as uses that would not be appropriate generally or wilhout
restriction within a particular zoning district unless they are controlled as to number, area,
location or relation to the neighborhood. Before conditional uses can be approved, they must be
found in compliance with the Growth Management Plan, have adequate and safe access, and be
compatible with adjacent properties.
Permitted conditional uses include such uses as schools, recreational facilities, social and
fraternal organizations, churches, owner-occupied day care centers, and convalescent and
rehabilitation centers.
Problems related to conditional uses are primarily limited to the Estates area. Concerns related to
Conditional Uses include:
a. Proliferation and expansion of conditional uses into residential areas;
b. Conditional uses encourage additional conditional uses; and
c. Conditional uses are not always in appropriate location.
The following tables and maps summarize the type and location of existing Conditional Uses
located within the Study Area.
The Conditional Uses presented were obtained from the most recent update of Collier
County's Land Development Code. The list may not reflect all conditional uses granted due to
grandfathered uses which do not appear on the Zoning Atlas.
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APPROVED PROVISIONAUCONDlTIONAL USES,
POTENTIAL AREAS FOR CONDITIONAL USES, PUD'S
COMMERCIAL ZONING AND NON-CONFORMING
COMMERCIAL USES IN GOLDEN GATE ESTATES
,:f
PU-76-4C 1 Messiah Church 7/27/76 Tr. 81, U30 5 YES 2,400 YES
Lutheran
Church
PU-77-3C 2 Grace Bible Church 5/31/77 Tr. 85, U29 5.15 YES 5,945 YES
Church
PU-90-20 2 Grace Bible Church 1/29/91 W150,Tr.86, U29 2.27 YES 18,000 YES
Ch. Exoan.
PU-77-5C 3 David Ment. Hlth 4/19177 Tr. 43, U30 5 YES 8,450 YES
Lawrence
Center
PU-85-13C 3 David Ment.Hlth 8/27/85 W165,Tr.50,U30 2.5 YES Archived YES
Lawrence File
Exoan.
PU-86-18C 3 David Ment.Hlth 1/13187 E 165, Tr. 50, U30 2.3 YES Archived YES
Lawrence File
Exoan.
PU-78-3C 4 Naples School 4/18178 S150,Tr.115, 99 YES 22,000 YES
Christian U30
Acad.
PU-78-9C 5 Hardy Pre- Pre-Sch. 7/11/78 E150,Tr. 28, U30 2.24 YES 4,000 YES
School
PU-79-22C 6 Knig hts of Soc/Frat. 12/18/7 Tr. 33, U30 2.6 YES 1,600 YES
Columbus 9
Plh80-1C 7 Belhel AME Church 4/13/82 Tr. 97, U29 2.27 YES 2,400 YES
Church
. ~cJ-94-5 7 Bethel AME Church 7/26/94 Tr. 97, U29 2.27 16,260 YES
Exoansion
PU-80-4C 8 Naples Bridge Soc/Frat. 7/8/80 E150',Tr75, U30 2.34 YES 2,160 YES
Club
HCU-93-13 8 Bridge Club Soc/Frat. 6114/94 E150' Tr. 75, 2.34 6,698 YES
Exoansion U30
PU-81-8C 9 Naples Church 10/2018 Tr. 6 & 7, U33 7+ YES Archived NO
Evangelical 2 File
Ch.
'CU-97-27 10 Assemblies of Church 4128/98 West 520 ft. Tr. 5.7 YES 41,337 YES
God Ch. 150, West 520 ft.
of South 150 ft.
of Tr 149, U28
PU-82-1 DC 11 The Rock Church 7113/82 Tr. 113, U1 2.7 YES 7,200 YES
Christian Ch.
PU-82-21C 12 VFW Soc/Frat. 8/19/82 N180,Tr.109, 2.7 YES 4,200 YES
U26
PU-82-23C 13 Golden Gate Church 11/9/82 Tr. 113, U30 9+ YES 8,260 YES
Ch. of Christ
PU-82-25C 14 Corkscrew Church 1119/82 Tr. 119, U46 2.5 YES 3,600 YES
Bantist Church
PU-84-1C 15 Naples Church Church 3120/84 Tr. 59, U30 5 YES Archived YES
of God File
PU-86-3C 16 Kingdom Church 5/6186 E180,Tr.4, U26 27 YES 4,000 YES
Hall,Jehovah
f- Wit
F ;-4C 17 Central Fellow. Church 5/6/86 S150, 2.5 YES Archived YES
Baotist Tr.107,U30 File
)
APPROVED PROVISIONAUCONOITIONAL USES,
POTENTIAL AREAS FOR CONDITIONAL USES, PUO'S
COMMERCIAL ZONING AND NON-CONFORMING
COMMERCIAL USES IN GOLDEN GATE ESTATES
PU-86-12C 18 Forestry Gov. 9/16/86 Tr. 126, U23 5.46 YES Archived YES
Station File
PU-86-17C 19 GGFC&RD Gov. 12/23/86 W75,Tr.53,S165 375 YES 2,700 YES
Tr.52,U9
PU-86-20C 20 Big Gov. 12/23/86 W165,Tr. 54, 2.5 YES Archived NO
Corkscrew U23 File
FC&RD
PU-86-28C 21 Step by School 4/7/87 E150, Trl5, 2.2 YES Archived YES
Step School U30 File
HC U-93-2 21 Step by School 5/25/93 E150, Trl6, 2.2 YES 9,020 YES
Step Expan. U30
PU-86-31C 22 1 st Baptist Church 5/26/87 Tr. 163,164, 9 12 YES 3,850 YES
Ch. of GG un
PU-87-3C 23 NNFC &RD Gov 6/23/87 W165,Tr.111, 1 32 YES 5,200 YES
U97
PU-88-21C 24 Church Church 5/26/87 S180, Tr. 272 YES 4,000 YES
114.U1
PU-89-4 25 North Naples Church 8/22/89 Tr. 7, U97 5 YES Archived YES
Baptist Ch. File
P U-89-8 26 Temple Temple 8/14/90 Tr. 65 & 68, U26 9 YES 18,000 YES
Shalom
HC U-93-6 26 Temple Child Care 7/27/93 Tr. 65 & 68, U26 9 YES Archived YES
Shalom File
Expan.
PU-89-13 27 Fraternal Soc/Frat. 10/9/90 E180, Tr. 125, 2.72 YES 10,000 YES
Order of U26
Eaqles
PU-90-3 28 Water Gov. 4/30/91 Tr 1, U26 5 YES 1,820 YES
Storage
Tank
'PU-90-24 29 St. Monica's Church 12/10/91 Tr. 130,131, 7.7 YES 32,000 YES
E165
Tr.111,U97
"CU-94-12 29 St. Monica's Church 9/27/94 Tr. 130, 77 YES 32,000 YES,
Expansion 131,E165
Tr111,U97
PU-90-11 30 Pumping Gov 7/24/90 Tr. 1, U12 2.25 YES Arch ived NO
Station File
HCU-94-21 30 Collier Gov 4/25/95 Tr 1. U12 2.25 YES N/A YES
County
Utilities
'PU-90-26 31 Unity Faith Church 2/5/91 Tr 165, U27 5 YES 8,024 YES
Mission.
Bapt.
'CU-93-1 32 CCSO Firing Gov 4/13/93 E150,Tr.65 & 6.77 YES 1,400 YES
Ranqe Tr.80, U43
'CU-92-12 33 Naples Temple 3/9/93 E150, Tr109, 2.25 NO Arch ived YES
Baptist U97 File
Temple
'CU-93-17 34 Faith Bible Church 1/25/94 Tr.19 &W4T 5+ NO 18,000 YES
Church Tr20, U97
PU-79-16C 35 City Water Gov. 10/23/79 Trl, U29 5 YES Archived YES I
Treatment File
PI.
,
APPROVED PROVISIONAL/CONDITIONAL USES,
POTENTIAL AREAS FOR CONDITIONAL USES, PUD'S
COMMERCIAL ZONING AND NON-CONFORMING
COMMERCIAL USES IN GOLDEN GATE ESTATES
Chrisl. Ch. U30 File
'C U-95-13 37 Florida Mod.Home 11114/95 E150, Tr.81, U8 2.27 YES 1,870 YES
Homes
'C U-95-16 38 James Smith Church & 119/96 Tr. 97, U4 5.545 YES 13,700 YES
Child Care
'C U-96-12 39 Kingdom Church 10/22/96 N650, Tr. 81, U4 4.994 NO 5,512 YES
Hall,
Jehovah Wit
40 Eagles Nest Church, 6/10/97 Tr. 91 & 110, 4.54 NO 25,000 YES
'CU-97-8 Worship Ctr. School & U97
Day Care
'CU-97-23 41 Faith Church 11/25/97 Tr. 15 & PI. Tr. 499 NO Archived YES
Community 16, U97 File
Church
R-96-2 42 Nervo Comm. 5/28196 S345' Tr 110 3.86 YES Missing YES
Trust/Go less S75'/E225' File?
Times tr 110 less s75'
PUD 43 Randall Comm. 6117/86 E165, Tr. 54, 5 YES 21,000 YES
Blvd. Ctr. U23
PUD
PLLD 44 Astron Plaza Comm. 9/11190 Tr. 10,25 &26, 7.6+ NO 115,000 YES
U33
f-vJ 45 FPL Utility 8/24182 E180,Tr. 12.35 YES Arch ived YES
102,121,122, File
U26
PUD 46 Naples Comm. 6118/85 Tr. 29,44,&45, 13.45 NO 63,075 YES
Gatewav U35
PUD 47 Naples Fraternal 5113/75 W165', Tr. 2.73 YES 35,000 YES
Javcees 113,U29
E-Non. Conf. 48 Golden Gate Library 6128/90 N350' Tr. 52, U9 208 YES 6,000 YES
Librarv
PUO 49 Cambridge Comm. 11110/98 Tr. ;;'8, U35 12.79 YES 35,000 YES
Sa.
PUD 50 Angileri PUD Comm. 4/22/97 S225' Tr. 61, 4.77 YES 198,056 YES
less S15', U35
PUD 51 Pine Ridge Comm. 6123/98 Tr. 77, U35 4.38 YES 12,000 YES
Corners
PUD 52 Clesen PUD Comm. 2110/98 Tr. 92, less RIW, 4.17 YES VACAN YES
U35
C-2 53 Porky's BBO Restaur. N150', Tr. 2.5+ YES Archived YES
144, U28 File
C-2 54 E's General Con. Store S330', Tr.1, U14 2.12 YES 38,827 YES
Store
E-Non. Conf. 55 The Bingo Comm. E150', Tr. 55, 2.5 YES Archived YES
Hall U29 File
E. Non. 56 Mini-Mall Comm. Tr 36, U29 5+ VACANT 37,800 YES
Conf.
'r- '8-3 57 Marvin Model 6/9/98 N180' of Tr 117, 3.27 YES 4,550 YES
Oevelopmen Home U30
t
4
APPROVED PROVISIONAL/CONDITIONAL USES,
POTENTIAL AREAS FOR CONDITIONAL USES, PUD'S
COMMERCIAL ZONING AND NON-CONFORMING
COMMERCIAL USES IN GOLDEN GATE ESTATES
'CU-98-5 58 Foundation Fraternal 6/9/98 All of Tr 43, and 955 YES 70,284 YES
Mental Org. & Care W 150 ft of Tr
'CU-98-6 59 Kay Homes Ext TU 6/9/98 N 180' ofTr 151, 2.72 YES 118,800 YES
Permit for U27
'CU-2000-2 60 Flagg/Taylor EMS & 3/14/00 N - ofTr51, U9 2.57 YES No Dwg. YES
Sheriff Referen.
"If; ",c,,,h_
'CU-2000-12 61 American Model 11/28/00 N _ of Tr 119, 500 YES 1,780 YES
Dream Home U26
Builders
'CU 2000-13 62 Bethesda Child Care 11/14/00 S 180 Ft Tr 114. 273 YES 1,833 YES
Pentacostal U1
Church
'CU-2000-17 63 Voice Comm. 3/13/01 Tr 54, U23 230 YES N/A YES
Stream Tower
'CU-2000-19 64 Holland & Comm. 4/24/0 1 Tr 138, U93A 008 YES N/A YES
Knight Tower
'CU-01-478 65 Voice Stream Comm. 6/26/0 1 Tr 115, U4 2.37 YES N/A YES
Wireless Tower
'CU-01-1255 66 Commica. Comm 2/12/02 S - ofTr51,U9 2.58 YES N/A YES
Dev. Srvcs Tower
'CU-02-2366 67 Ron Beaver Lake 10/22/02 Tr 144, U67 6.60 YES NIA YES
Excavation
'CU-02-2476 68 Maloney & Earthmining 1/14/03 Tr 119, U45 500 YES N/A YES
Sons
'CU-02-2866 69 Creative Earthmining 4/22/03 W180/E150 5.00 YES N/A YES
Homes Tr 73, U67
'CU-02-2354 70 Faith Comm ChildCare 12/16/03 W300' of E600' 227 YES 10,044 YES
Church PreSchool Tr 15 & 16, U97
'CU-03-4799 71 American Model 2/10/04 Tr 119, U26 500 YES N/A YES
Dream Home
Builders Sign
'CU-03-4583 72 Kaye Homes Model 2/10/04 N180' of 2.85 YES 1,770 YES
Home Tr 151, U27
'CU-03-4249 73 Kenmark Model 5/25/04 N180' of 2.70 YES 1,872 YES
Homes Home Tr 151, U27
PUD-98-4 74 MIR-MAR PUD 9/8/98 E1/2 Tr 54, U23 2.38 YES 18,960 YES
'CU-01-990 75 Big Fire Station 11/13/01 Tr 129, U47 407 YES 7,295 YES
Corkscrew
Island
, PUD-00-06 76 Ragge PUD 2/27/01 Less E30' of 4.49 YES VACAN, YES
S275' Tr 60
PUO-00-13 77 Wilson Blvd. PUD 11/14/00 E150' of W200' 5.00 YES 42,000 YES
Center Tr 17, W1/2 Tr
,
PUD-03- 78 Colonades PUD 5124105 TR 112, U30 6.83 YES 35,000 YES
4332 at Santa
Barbara
'-2 79 Napa Ridge C1/T 1113/98 Tr 41, U33 2.31 YES ?? YES
Properties
EXISTING CONDITIONAL AMOUNT POTENTIAL CU SITES' MAP SITE ACRES
USE
ChurchlChild Care 28 Tr. 53 & 54, U9 A 9.6C
Fraternal Organization/Club 8 Tr. 1, U12 B 4.8E
Fire Station 4 Tr. 72, U23 C 5.0C
Institutional/Rehab. Centers 3 Tr. 125 & 127, U23 0 8.0C
School/Child Care 7 Nly 380' Tr. 1,all of Tr. 2,&S105' Tr. 3, E 5.0C
U14
Governmental Use 9 E75' of W180' Tr. 97, All Tr. 98, U29 F 2.0C
Model Home 7 Tr. 76,93,108,U35 G 7.ge
Commercial Uses 12 All Tr 105, U2 H 4.0C
Communication Towers 3 Tr. 16,& 18, U13 & Tr. 124 & 126, U12, I 57.6<
Tr. 3, 35, U14 & Tr. 142, 143, U11
Lake Excavation 1 Tr. 143 & S165, Tr. 144, U28 J U
Earth Mining 2 Tr. 106, 107 & 108, U26 K 31.5C
TOTAL 84 Tr. 98 & 99, U80, Tr. 94, & 95, U81 - Tr. L 63.2~
2 & 3, U77 - Tr. 127 & 129, U76
ADDITIONAL EXISTING AMOUNT W 1/2 Tr. 65, Tr. 159, U43 M 6.2~
CONDITIONAL USE
PUDS 14 Tr. 66 & W165 Tr. 75, U30 N 7 .~
TOTAL 14 E165 Tr. 60, 65 & W165 Tr. 76, U30 0 1(
S165 Tr. 109, U26 P 2.7,
Tr. 15, 17 & 114 U46 - Tr. 105, 127 & Q 33.0'
130, U47
E 180', Tr. 86, U29 R 2.21
Tr. 60 Less E30' of S275' less S15', Tr. S 33.7~
61,76,77,92,93, 108, U35 and Tr. 10,
25 & 26 of U33 (Potential acres in NC
10\
GGAMP CRITERIA POTENTIAL TOTAL 301.8E
NOTATIONS ACRES
Essential Services
Golden Gate Parkwa
Collier Boulevard Ma
Neighborhood Center
Unilmlte
2.21
4.0
"69.8
=" These are combined and reflected
above in letter "S"
=" These are combined and reflected
above in letters "I, K, L & Q",
Neighborhood Center
TranlCU
Transitional Use 76.4
NC at Pine Ridge/l-75 33.7
TOTAL 301,8
"The actual sites eligible depend, in some cases, upon the development or zoning approval on adjacent property.
Also, the sizenegal description of the actual site may vary from that indicated depending on parcel splits or aggregation.
SOURCE: Comer County Comprehensive Planning Department
March 2006
"115.5
"
,.....~._-,_._--_..~-~~_.._.. ,,~-_._... .~...',.,."..,~--,"',,---"","'..~._...".-
.... ,_...._~._,----'"~._'----~-.-,.,.
LOGAN / IMMOKALEE
MIXED USE SUBDISTRICT
APPLICATION FOR A REQUEST TO AMEND
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
SECTION 28
TOWNSHIP 48 SOUTH
RANGE 26 EAST
PREPARED FOR
William Lanyi
CIO Daniel D. Peck, Trustee
5801 Pelican Bay Boulevard, Suite 103
Naples, FL 34108-2788
BY:
D. Wayne Arnold, AICP
Q. Grady Minor and Associates, P.A.
3800 Via Del Rey
Bonita Springs, Florida 34134
And
Richard D. Yovanovich
Coleman, Yovanovich and Koester PA
4001 Tamiarni Trail North, Suite 300
Naples, Florida 34103
March 2008
Amended
March 2009
July 2009
CP-2007-5
Q. GRADY MINOR & ASSOCIATES, P.A.
Civil Engineers. Land Surveyors. Planners. Landscape Architects
"AARK W. MINOR, P.E.
IGIAEL T. HERRERA, P.E.
JA VID W. SCHMTIT, P.E.
MICHAEL j. DELATE, P.E.
e. DEAN SMITH, P.E.
GARY J. GASPERINI, P.E.
WIlSON A GARCIA, P.E.
D. WAYNE ARNOLD, ALC.P.
STEPHEN V. BURGESS, PSM.
JUAN A. ARAQUE, PS.M.
KEITH A STEPHENSON, PS.M.
KENNETH W. P AHlITSKI
JEFFREY S. CURL, ASLA, RLA
PAMELA M. HYYTI
April 26, 2007
Mr. David Weeks
Comprehensive Planning Manager
2800 North Horseshoe Drive
Naples, FL 34104
RE: Collier County Growth Management Plan Amendment Application - Logan I
Immokalee Commercial Subdismct
Dear Mr. Weeks:
We respectfully submit for your review, a proposed amendment to the Collier County
Growth Management Plan. Please find enclosed the completed Collier County Growth
Management Plan application and supporting materials. The amendment proposes to
establish a new land use designation within the Future Land Use Element to be known
as the Logan I Immokalee Commercial Subdistrict. The amendment includes
approximately 26:1: acres located in Section 28, Township 48 South, Range 26 East and
is generally located on the southeast corner of Immokalee Road and Logan Boulevard
Extension.
The site is currently designated Urban Mixed Use District, Urban Residential Subdistrict
on the Collier County Future Land Use Map. While the existing land use designation
does permit residential dwelling units and community facilities, the applicant has
determined that there is a current unmet demand for commercial land uses in the nearby
area. The proposed amendment would re-designate the subject property to permit
commercial land uses consistent with those found within the C-1 through C-4 zoning
districts at a maximum intensity of 260,000 square feet of gross leasable area.
The subject property is located in an area that has recently had significant transportation
improvements made by Collier County, which includes the 6-laning of Immokalee Road,
and the recent completion of Logan Boulevard, south to Vanderbilt Beach Road. The
property is now located at the confluence of a minor and major County arterial roadway
network which provides linkages to all parts of northern Collier County with connections
from the coastal areas to Irnmokalee via Immokalee Road and central Collier County to
Lee County via a future planned extension of Logan Boulevard.
These transportation improvements have significantly reduced the compatibility of the
property for residential development due to the programmed traffic volume increases
along both roadway corridors. The property has become well-suited to support
commercial development given the proximity to the two arterial roadways, and use of the
(239) 947-"1144 . FAX (239) 947~0375 . Web Site: www.gradyminor.com
3800 Via Del Rey _ Bonita Springs, Florida 34B4-7569
Cover Ltr Narrative 4-2S-07.doc EB 0005151 . LB 0005151 . LC 26000266 LBGMPA
Mr. David Weeks
Re: Collier County Growth Management Plan Amendment Application - Logan / Immokalee
Commercial Subdistrict
April 26, 2006
Page 2
property for commercial land uses is consistent with the intent and purpose of the
County's intermediate and general commercial zoning district guidelines. Further, the
property is located more than one mile from any current or future designated Activity
Center on the Future Land Use Map, and represents the only opportunity within the
urbanized area of the Immokalee Road corridor to establish community scale
commercial land uses.
Due to the pattern of existing residential planned unit developments to the north,
commercial development at each quadrant of the intersection is not feasible; however,
the subject site is large enough to support a broad range of commercial land uses, and
is well-located to serve an existing large population base that exists in the surrounding
planned developments and Urban Estates areas.
The applicant has reviewed the latest available commercial land use inventory data for
the planning communities in the immediate vicinity of the site, and has determined that
the County projects future continued population growth in the area, and that there exists
a shortage of available commercial land to serve the growing population. Further, given
travel patterns for immediate neighboring communities and the commuting population
from the Golden Gate Estates area, few commercial opportunities exist on the South
side of the Immokalee Road corridor between 1-75 to the West and Collier Boulevard to
the East, which is a distance of approximately three and one-half miles, far beyond
commonly accepted travel demand for urban commercial services.
We have concluded that the data and analysis provided as an exhibit to this application
supports re-designation of the subject property to a commercial land use category. The
proposed Logan I Immokalee Commercial Subdistrict tex1 provides guidelines and
limitations on commercial development which we believe are compatible for the property
and surrounding area. Please contact either Richard Yovanovich at 435-3535 or me if
you have any questions or would like to discuss the proposed amendment in greater
detail.
D. Wayne Arnold, AICP
~
Sincerely,
~,
C: Bill Lanyi
Richard Yovanovich
Daniel D. Peck
Kim Schlachta
Cover Ltr Narrative 4-25-07.doc
LBGMPA
APPLICATION FOR A REQUEST TO AMEND
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
PETITION NUMBER OI2007 - ,') DATE RECEIVED 4/27 / oJ
I ,
PRE-APPLICATION CONFQERENCE DATE 4( 1 B/ or
DATE SUFFICIENT ~ I
PLANNER ASSIGNED: ,:>C'lf\l'y).\cH.. J A I C".P
IABOVE TO BE COMPLETED BY STAFF]
This application, with all required supplemental data and infonnation, must be completed and
accompanied by the appropriate fee, and returned to the Comprehensive Planning Section,
2800 North Horseshoe Drive, Naples, Florida 34104. Phonc: (239) 403-2300; Fax: (239) 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 infonnation on the processing of the application,
see Resolution 97-431 (attached). If you have any questions, please contact the Comprehensive
Planning Section at 239-403-2300.
SUBMISSION REOUIREMENTS
I. GENERAL INFORMATION
A. Name of Applicant(s) Daniel D. Peck. Trustee
Company Peck and Peck
Mailing Address 580 I Pelican Bav Blvd.. Suite 103
City Naples
State FL
Zip Code 34108-2755
Phone Number 239-947-1144
Fax Number 239-947-0375
B. Name of Agent' Wayne Arnold
* THiS WILL BE THE PERSON CONTACTED FOR ALL nUSTNESS RELA TED TO TilE PFTfTION.
Company/Finn Q. Grady Minor and Associates. P.A.
Mailing Address 3800 Via Del Rev
City Bonita Springs
Statc FL
Zip Code 34134
Phone Number 239-947-J 144
Fax Number 239-941:.0375
And
CP-2007-0S
Email Address W3lTIold(cVgradvminOLC0l11
I.BGMP A
Namc of Agent Richard D. Y ovanovich
Company/Finn Goodlett". Coleman and Johnson. P.A.
Mailing Address 4001 Tamiamr Trail North, Suitc 300
City Naplcs
State FL
Zip Code 34103
Phone Number 239-435-3535
Fax Number 239-947-0375
Email Addressrvovonovich((Vgcilaw.com
C. I. Name ofOwner(s) of Record Daniel D. Peck. Trustee
Mailing Address C/O Peck & Peck. 5801 Pelican Bav Blvd.. Suite 103
City Naples
State FL
Zip Code 34108-2755
2. Name ofOwner(s) of Record Oakwood Park West. LLC
Mailing Address 2170 Logan Blvd.. N.
City Naples
State FL
Zip Code 34119-1411
3. Name ofOwner(s) of Rccord Cullen Z and Constance J Walker
Mailing Address 2170 Logan Blvd.. N.
City Naples
State FL
Zip Code 34119-1411
D. Name, Address and Qualifications of additional planners, architects, engineers,
environmental consultants and other professionals providing information contained
in this application.
II. DlSCLOSURE OF INTEREST INFORMATION:
A. If the property is owned fee simplc 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
Cullen Z and Constance J Walker
Percentage of Ov..'l1crship
folio #00195800005 100';:',
B. If thc property IS owned by a CORPORATION, list the ot1lcers and stockholders
and the percentage of stock mvncd 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 omee
PelTentagc of Stock
CP-2007-05
"
LBGMPA
C. If the property is in the namc of a TRUSTt;E, list thc bencficiaries of thc trust with
the percentage of interest.
Name and Address
Daniel D. Peck. Trustee
William Lanvi
P.O. Box 1175
Fcrnandina Beach. FL 32034
Percentage of Intcrest
Folio # 00195440009 - 100%
Folio # 00]94880000 - 100%
Folio # 00] 9548000 I - 100%
Folio # 0019504000] - 100%
D. If the property is in thc namc of a GENERAL or LIMITED PARTNERSHIP, list
the name of the general and/or limited partners.
Name and Addrcss
Oakwood Park Wcst. LLC
Cullen Z. Walkcr
2150 Logan Blvd North
Naples, FL 34119
Perccntage of Ownership
Folio # 00195600001 - ]00'%
Folio # 00195360008 -, 100%
Folio # 00195200003 - 100%
Folio # 00195280007 - 100%
Folio # 00 196680509 - 100%
Folio # 00195680005 - 100'1'0
Folio # 00195000009 - 100"/',
E. If thcrc is a CONTRACT FOR PURCHASE, with an individual or individuals, a
Corporation, Trustce, or a Partncrship, list the names of the contact purchasers
below, including the officers, stockholders, beneficiaries, or partners, and provide
one copy of the executed contract.
Namc and Address
Percentage of Ownership
F. If any contingency clause or contract terms involve additional parties, list all
individuals or officers, if a corporation, partnership or trust.
Namc and Address
G. Datc subject property acquired (12/1992, 0311986, 04/1987, 10/1997, 12/2008 and
12/2(07) leased ( ): Terms of lease _ yrs/mos.
If Petitioner has option to buy, indicate date of option: and date option
tcrminatcs:___, or anlicipated closing date __---'-
H.
NOTE: Should any changes of oV,Incrship 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 responsihility of the applicant, or agent on his behalf, to submit a
supplemental disclosure uf interest form.
CP-2007-05
j
LIJ(;MPA
._____._._c_._.._'''_...__~'____,.__,..._.-.,'~----"..-'"..-
III. DESCRIPTION OF PROPERTY
A. Lcgal Description Please see attachcd Legal Dcscription (Exhibit III-A)
B.
Scction: 2~
Township: 4~
Rangc: 26
c
Tax I.D. Numhcr (Folio #) 00195~00005. 00194880000.
00195480001. 00195040001. 00195600001. 00195360008.
00195280007. 001966~0509. 00195680005 and 00195000009
00195440009.
00195200003.
D. General Location Proocrtv is located on the southeast corner of the intersection of
Immokalee Road and Logan Boulevard Extension
E.
Planning Community Urban Estates
F.TAZ 184
G.
Sizc in Aercs 41..L
H. Zoning A. Rural Agriculture District
I. Present Future Land Use Map Designation (s) Urban Designation. Mixed Use District.
Urban Residential Subdistrict
IV. TYPE OF REQUEST
A. Growth Managcment Plan Element(s) OR Sub-Element(s) to bc amcnded:
Golden Gate Area Master Plan
Capital Improvement
Housing
Recreation & Open Space
Potable Water
Solid Waste
Natural Groundwater Aquifcr
./
Future Land Use
Immokalee Arca Master Plan
Transportation
Coastal & Conservation
Intergovernmental Coord.
Sanitary Sewer
Drainage
B. Amend Pagels) 47.2 of the Future Land Use Element As Follows: (Use Cms,) thraugl", 10
identify language to be deleted; Use Underline to identify language to be added). Attach
additional pages if necessary: Please see attached newlY' Dwposed Future Land Use Element
text - Exhibit IV.B.
c. Amend Future Land Use Map(s) designation,
FROM: Mixcd Use District. Urban ReSidential Subdistrict
District, Subdistril,t
TO: Mixed Use Districl, Louan ,i lmmokalee Commercial Subdistrict
District. Subdistrict
[If new District and/or Sub-district propo:-icd, lIlcludc hnurl' Land l)sc Map \vith legend depicting itl
D. Amend other Map(s) ~llld Exhibits a." follows: (Name 8.:. Pagl' }1)
N/A
L
Descrihe addili()[1~lll'h~11lges rcqlll'slL'd: N,'A
CI'-2007-05
-J
IIl(iMI'A
V. REQUIRED INFORMATION
Note: All Aerials must be at a scale of no smaller than I" ~ 400'. At least one copy reduced to
Sy, x II shall be provided of all aerials and/or maps.
A. LAND USE
I. Exh V.A.l Provide general location map showing surrounding dcvclopments
(PUD, DRl'S, cxisting zoning) with subjcct property outlined.
2. Exh V.A.1. V.A.2. & V.A.3 Providc most recent aerial of site showing subject
boundaries, sourec, and date.
3. Exh V.A.I. V.A.2. & VA.3 Provide a map and summary table of existing land
usc and zoning within a radius of 500 feet from boundaries of subject
property.
B. FUTURE LAND USE DESIGNATION
I. Exh V.!!.
Provide map of existing Future Land Use Designation{s) of subject
property and adjacent lands, with acreage totals for each land use
designation on thc subject propcrty.
C. ENVIRONMENTAL
I. Exh V.C.I
Exh V.C.la
Exh V.C.I b
Exh V.C.le
2. Exh V.C.2
3. Exh V.C.3
Providc most reecnt aerial and summary tablc of acreage of nativc
habitats and soils occurring on site. HABITAT IDENTIFICATION
MUST BE CONSISTENT WITH TilE FDOT-FLORIDA LAND
USE, COVER AND FORMS CLASSIFICATION SYSTEM
(FLUCCS CODE). NOTE: THIS MAY BE INDICATED ON
SAME AERIAL AS THE LAND USE AERIAL IN "A" ABOVE.
Provide a summary table of Fedcral (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.)
Idcmify historic and/or archaeological sites on the subjcet property.
Providc copy of County's Historical! Archaeological Probability Map
and correspondence from Florida Department of State.
D. GROWTH MANAGEMENT
Reference 9,J-II.006, F.A.C. and Collier County's Capital Improvemcnt
~~Icmcnt Policy 1.1.2 (Copies attached). INSERT "Y" FOR YES OR "N" FOR NO
IN RESPONSE TO TilE FOLLOWING:
I.~
2.~
3.~
Is the proposed amendment localed in an Area of Critical State
Concern') (Refcrcncc 9J-IIJJ06( I )(a)7.a,F.A.C.) If so, identify area
located in ACSC.
Is the proposed amendment directly related to a proposed
Devclopmcnt of Rcgionallmpaet pursuant to Chaptcr 3XO, F.S,'?
Is the proposed iJlllCllChllcnt dircctly related to a propoSL.'d Small
Scale Dcvelopmcnt Activity pllrSllanlto Subsection I ()3.3] k7( 1 He). f.S.? (Refercnce
CP-2007-05 5 LB(iMI'^
9J-II006(1)(a)7.b, F.AC)
4. NO
-
Docs the proposed amendment create a significant impact in
population which is defined as a potential increase in County wide
population by more than Sl~/i) of population projections'? (Reference
Capital Improvement Element Policy 112). If yes. indicatc
mitigation measures being proposed in conjunction \vith the
proposed amendment.
5. YES. Exh V.D.5
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 lIse a new land use designation or district/subdistrict?
(Referencc Rule 9J-5.006(5)F.A.C.). Ifso, 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 9.1~1.007, F.A.C).
E. PUBLIC FACILITIES
I. Exh V.E.I Provide the existing adoptcd Levcl of ServIce Standard (LOS, and
document the impact the proposcd change will have on that
Standard, for each of the following public facilities:
d) Exh VEl
e) Exh V.EJ
f) Exh VEl
Potable Water - The property currently has a rcsidcnec.
which uses a well.
Sanitary Sewer ~ The residence on the property uses a septic
system.
Arterial & Collector Roads: Name of specific road and LOS
Immoka\cc Road
Lo~an HI vd
Drainage
Solid Waste
Parks: Community and Regional
a) Exh V.E.I
b) Exh V.E.I
c) Ex" V.E.lc
If the proposed amendment involves an increase in residential density. or an
increase in intensity' fix commercial and/or industrial development that
would cause the LOS fix public bcilitles 10 1,,11 below the adopted LOS,
indicate mitigation measures being proposed in conjullction \vith the
proposed amendment. (Reference Capital Improvcment Flement Policy
1.1.2 and 1.1.5).
2. Exh V.E.2 Provide a map showing thc location of existing services and public
facilities that will serve the subject property (i.e. water, SC\VeL fire
protectioll, police protection, schools. and emergellcy medical
servIces.
CI'-2007-05
(,
1,[{(iJ\ilPi\
3. Exh V.E.3 Document proposcd services and public facilitics, identify providcr,
and describc thc effect the proposed change will have on schools, tire
protcction and emergency medical scrvices. (Please refer to Exhibit
V.E.3 attached.)
I. Exh. V.F.]
2. N/A
F. OTHER
Identify the following arcas rclating to the subject property:
G. SUPPLEMENTAL INFORMATION
I. ~ $16,700.00 non-refundable filing fcc, made payable to thc Board of County
Commissioners, due at time of submittal.
$9,000.00 non-retlmdablc tiling fee for a Small Scale Amendment, madc
payablc to the Board of County Commissioners, due at time of submittal.
Plus Lcgal Advcrtisement Costs {Your portion determined by number of
petitions and divided accordingly.
Proof of ownership (Copy of dccd).
Notarized Lctter of Authorization if Agent is not the Owner (see attached
form).
6. ~ I Original and 5 complete, signed applications with all attachments,
including maps, at time of submittal. Aftcr sufficicncy is completed, 15 copies of the
complete application will be required. Additional copies may he required.
3. N/A
4. N/A
5. N/A
2.
N/A
3.~
4. Exh V.GA
5. Exh V.G.5
Flood zone based on Flood Insurance Ratc Map data (FIRM).
Location of wcllfields and cones of influence, if applicablc. (Identified on
Collier County Zoning Maps). No location of wellfields and cones of
influence arc shown on Collier Countv Zonin!! Map number 8628N.
Traffic Congestion Boundary, if applicable.
Coastal Managemcnt Boundary, if applicable.
High Noise Contours (65 LDN or higher) surrounding thc Naples Airport, if
applicable (Identified on Collier County Zoning Maps).
* Maps, aerials, sketches shall includc: North arrow: name and location of principal roadways; shall
be at scale of I" ~ 400' or at a scale as determincd during the pre-application mecting; identification
of thc subject site: legend or kcy, if applicable. All oversized documcnts and attachments must be
folded so as to fit into a Icgal-size folder. For all oversized cxhibits, at least onc copy must bc
submitted at 8-Y, x II inchcs. All cxhibits and attachmcnts to the petition must include a title and
exhibit # or letter, and must be referenced in the petition.
CP-2007-05
7
I.BCiMIJA
EXHiliBIT tD'.
PjROFESSitOiN~L CONSULTA,NTS
CP-2007-5
~^ ..""_....",m' ,.,_~_,__ ~,_,.~~____ .~.,",_., ,,~,...... .~,... ",. .,..
Logan / Immokalee Commercial Subdistrict
Exhibit J.D.
Professional Consultants
Planning/Project Management:
Q. Grady Minor and Associates, P.A.
D. Wayne Arnold, AICP
3800 Via Del Rey
Bonita Springs, FL 34134
(239) 947-1144
(239) 947-0375 fax
Goodlette, Coleman, Johnson, Yovanovich and Koester, P.A.
Richard D. Yovanovich, Esq.
4001 Tamiami Trail North, Suite 300
Naples, FL 34103
(239) 435-3535
(239) 435-1218 fax
Transportation:
Michael Delate, P.E.
Q. Grady Minor and Associates, P.A.
3800 Via Del Rey
Bonita Springs, Florida 34134
Phone: 239-947-1144
Fax: 239-947-0375
mdelate@gradyminor.com
Environmental:
Kim Schlachta
Boylan Environmental Consultants, Inc.
11000 Mctro Parkway, Suite 4
Fort Myers, FL 33912
Phone: 239-418-0671
Fax: 239-418-0672
kims(aJboylanenv.com
Surveyor:
Kenneth W. Pahutski, PSM
Survey Project Manager
Q. Grady Minor and Associates, P.A.
11940 Fairway Lakes Drive, Suite #6
Fort Myers, Florida 33913
Phone: 239-690-4380
Fax: 239-768-0291
k pahutsk i@gradyminor.com
Page 1
Exhibit LD
.._^-'..__._,------.,,-~._""_._---,.....,_._-----..__.~....._.."----_._-- '..
lID GradyMinor
D. Wayne Arnold, AICP
Principal, Director of Planning
Education
. Master of Urban Planning,
University of Kansas,
Lawrence
. Bachelor of Science, Urban
and Regional
Planning/Geography,
Missouri State University
Professional Registrations!
Affiliations
. American Institute of
Certified Planners (AICP)
. American Planning
Association (AP A)
. Leadership Collier, Ctass of
2000
. Bonita Springs Chamber of
Commerce Govcmment
Affairs Committee
. Collier Building Industry
Association, Board of
Directors
. Collier County Jr. Deputy
League, Inc., Board of
Directors
r_~o"....""~....,,,,--
~f~'
. "'?,' . '~.''':;....;
~~..."~-r.~:q.. .-~;~j
; _._ '_ ^ _ ___..,.,'.::,;i.,;!:':
II.. --'
~~..t _;, J' ,'..,~:
Mr. Arnold is a Principal and co-owner of the firm and serves as the
Secrctary/Treasurer and Director of Planning. As Director of Planning, Mr.
Arnold is responsible for and oversees services related to plan amendments,
property rezonings, expert witness testimony, ROW Acquisition, public
participation facilitation, and project management. Mr. Arnold previously
served as the Planning Services Director at Collier County, where he oversaw
the County's zoning, comprehensive planning, engineeIing, platting and
Metropolitan Planning Organization (MPO) functions. Mr. Arnold also has
prior FloIida planning cxpeIience with Palm Beach County Government and
the South Florida Water Management District.
Mr. Arnold has been accepted as an expert in land planning matters in local and
state proceedings.
Relevant Pro.jects
. Collier County Growth Management Plan
. Marco Island Master Plan
. Immokalcc Arca Master Plan
. Collier County Land Development Code
. Logan Boulevard Right-ot:Way Acquisition Planning Analysis
. U.S. 41 Right-ot:Way Expansion Planning Analysis
. Copeland Zoning Overlay
. Collier County Government Center Development of Regional Impact (DRI)
. Winding Cypress DRI
. Pine Ridge/Goodlette Road Commercial Infill District
. Lely Lakes PUD Rezoning
. Henderson Creek Planned Development/Growth Management Plan
Amendment
. Orangetree (Settlement Area) Growth Management Plan Amendment
. Mercato Mixed Use Planned Development
. N0l1h Point DRl/MPD
. Varnado RPUD
. Orange Blossom Ranch MPD
. Palermo Cove RPD
Page 2
Q. Grady Minor & Associates, P.A.
Civil Engineers. Surveyors. Land Planners. Landscape Architects
Exhibit ID
lID GradyMinor
Michael J. Delate, P.E.
Project Manager, Vice President
Education
. Master of Engineering,
University of Florida
. Bachelor of Science,
Environmental Engineering,
University of Florida
Professional Registrations!
Affiliations
. Professional Engineer (PE),
Florida
. Conservation Collier Land
Acquisition Advisory
Conunittee
. Habitat Conservation
Committee
. Environmental Protection
Technical Advisory Board
. Landfill Siting Committee
. Naples Bay Advisory
Committee
. -
, ~ It. ., I i <.
,
Mr. Dclatc has providcd cngineering serviccs to public and private entities for
ninctccn ycars. Serving in numerous capacities, he has provided serviccs on
projects from master planning to project complction and certification. He has
an extensive computcr modeling background including modeling of urban
runon; Iloodplain analysis and master water and sewer planning using the
latcst computer software programs. Previous expcricnce includes prcparing a
Master Water Management Plan for the 100,000 acre State of Florida Rookery
Bay National Estuarine Research Rcserve watershed.
Served as Project Manager on many land dcvelopment projccts including thc
preparation of engineering dcsign, plans and specifications with some of the
largest developers in SW Florida. In addition, extensive cxpcrience with
school planning and construction for Collier County Public Schools and a
private school. Expericncc also includes bidding and contract administration
services. Responsible for major commercial and residential development
projects within Southwest Florida.
Relevant Projects
Private Sector
. Kraft Headquartcrs
. Publix Commcrcial Sites (3)
. Fiddler's Creck
. Quail Wcst
. Port ofthc Islands
. Pclican Sound
. North Naplcs Mcdical Park
. Naplcs Community Hospital
. Hammock Bay
. Pclican Landing
. Artesia
. Renaissancc Village
Public Sector
. Lee County 1 O-yr Consumptive Usc
. Corkscrew Road Widcning
. Coconut Road Improvements
. School Sitings
. Transportation Maintenance Facility
. Barroll Collier High School
. Gulf Coast High School
Page 3
Q. Grady Minor & Associates. P.A.
Civil Engineers. Surveyors. Land Planners. Landscape Architects
Exhibit LD
_.._"'....--..",..~..,,-,,_.'-=~~._,
,
_.__,,~.o
Impact Assessment
,,""('<'r' .
.;;tr::;'
CURRENT RESPONSIBILITIES
Ms. Schlachta is responsible for project management,
and assisting in the management and technical
supervision of environmental staff. The Clientele Ms.
Sch1achta works with include the private and public
sectors.
Kimberly Schlachta
Senior Environmental Scientist
Experience:
o 10+Years
RELEVANT EXPERIENCE
Since 1998, Ms. Schlaehta has managed projects,
conducted fieldwork, and produced rcports and
applications for environmental land llse planning,
pennitting and development. These projects include
due diligence assessments for land acquisition
purposes, assistance vv'ith environmental land
planning, coordination on permitting and mitigation
design for wetlands and wildlife, and compliance
monitoring ofprojccls during and after construction.
Education:
o Auburn University, BS 1997
Professional Affiliations:
o National Association of Environmental
Professionals
o Florida Association of
Environmental Professionals
PROJECT EXPElllENCt.
o Artesa MPUD: Corps and SFWMD Permitting,
rWS/FWC coordination on Florida Panther
impacts, GophLT Tortoise relocation ,md wetland
mitigation design in Collier County
o Bonita 75 CPD: Commercial Land Use Permitting
in the City of Ronita Springs
o Camp Keais and Shaggy Strand: Wetland
Monitoring fl.)r Collier Enterprises in Collier
Coullty
o Coconut Point/Simon SUllcoast Mall: En\/ironmcntal
Permit Compliancc and Monitoring
o L>ee County II alt\vay Crook Watet Quality
lmrrovemcnts: DEP and Corps Permitting for a
Restoration Plan in Lee County
o Imperial !\tarsi,. Permit Compliance and
Monitoring. for [ cc County Mitigation Site in Lee
County
() Pine Ridge Cellter: Corps and SF\VMD Permitting,
coordination UIl RC\V habitat. Monitoring and
Compliance in Collicr COllnty
o S.R. :; 1 Imrrov~lllellts Caracara Survey and
:..hmitoring for FI)()T pro.iect in Charlotte COllnty.
() SR 7X & SR 2() RoalignmcnL SLIR and
Environmental Permitting fl.Jr i'"I)OT in I Iendry'
o Tamiami Crossing ('PI): Land Use Permitting and
Environmental PermItting in ('oilier Coullly
c' \VultL,rt POll1t [stales: SI:\\'[\/ID Permitting and
Wildlife Coordination 011 Ciopher l"ortoisc and
Bald Lagle on SanibeI.
Areas of E~pertise:
o Ecological Sciences
o Vegetation and Habitat Mapping
utilizing ACAD, GPS
o Corps and State Wetland Delineation
o Impact Assessment
o Wildlife Surveys and Relocations
o Wildlife Habitat Management Planning
and Permitting
o Habitat Restoration and Mitigation
Design
o Environmental Land Use Permitting and
Rezoning
o Local, State and Federal Environmental
Permitting
o Post Permit Compliance and Monitoring
o Planning and Management of Gopher
Tortoise Relocation Sites
Contact b~l()rmat;on:
Boylan Environmental Consultants
11000 Metro Parkway, Suite 4
Fort Myers, clorida 33966
Telephone: (239) 418-0671
Fax: (239) 4IX-0672
l:mai L kimslalbovlanenv.eom
Web: www.bovlanenv.com
Page 4
Exhibit 10
lID GradyMinor
Kenneth W. Pahutski, PSM
Survey Project Manager
Education
. Bachelor of Science, Civil
Engineering
Temple University,
Philadelphia, P A
Professional Registrations!
Affiliations
. Professional Surveyor &
Mapper, Florida
. Professional Surveyor &
Mapper, Pennsylvania
. Secretary of Charlotte Harbor
PSM Chapter
Mr. Pahutski has over 20 years of experience as a survey manager
responsible for the completion of hundreds of survey from individual lot
surveys thru hundred acre boundary and topographic surveys, road cross-
section surveys, lake and drainage as-built surveys, AL T A-ACSM Land
Title Surveys and Construction surveys. He is also responsible for the hiring
of survey field and cad technicians and the oversight of boundary
calculations and final work product of his team.
Relevant Projects
Residential Proiects
. Buckingham Estates - As-Built survey of 14 +/- acres of existing road,
road side swales, berms future home pad site for developer to access
grading operations. Managed field and office technicians.
. Lodge Construction - Survey manager providing layout calculations and
coordination of field crews for various construction layout projects of fire
house sites and other commercial development! providing oversight of
As-Built Surveys for same.
Commercial Proiects
. Suncoast Plaza - Preparation of Boundary and Topographic Survey of
approximately 18 acres including road cross-sections, the location of over
1,500 trees. Duties included coordination and management of field crews
and office technicians, survey calculation including GPS analysis.
Preparation of plats.
. Schoolhouse Shopping Center - Preparation of AL T A Survey of a 15 +/-
acre shopping center including the location of parking and other site
improvements. Manage field work and office technicians, resolved title
Issues.
Government Proiects
. Longboat Key Utility Survey - Topographic Mapping along 3.5 +/-
miles of road including locations of utility mark ups for new water main
design. GPS observations and calculations for state plane coordinates,
cstablish horizontal and vertical controls for aerial photography and
compilation of aerial maps.
Page 5
O. Grady Minor & Associates. P,A.
CIvIl Engineers. Surveyors. Land Planners. Landscape ArchItects
ExhibillD
___.'___'_"~~'"_""'__"___'.~"~;""~""~"'..u,.,__ .,..,~,~""'_~.-...,.,__~~....__..__..._
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EXHUiBIT IV.B.
PROPOSED G:ROWTH
MiANAGEMENT PLAN TEXT
CP-2007-5
Logan/lmmokalee Mixed Use Subdistrict
Exhibit IV.B.
Proposed Growth Management Plan Text
TABLE OF CONTENTS, LIST OF MAPS
[Page 1]
Logan/lmmokalee Mixed Use Subdistrict
. add name of this inset map in FLUE where maps are listed.
Policy 1 .1
[Page 12]
The URBAN Future Land Use Designation shall include Future Land Use
Districts and Subdistricts for:
A. URBAN - MIXED USE DISTRICT
11. Loqan/lmmokalee Mixed Use Subdistrict
. add the new Subdistrict in FLUE policy 1.1.8 that lists all
Desig nationslDistricts!S U bd istricts.
FUTURE LAND USE MAP SERIES
[added next in order]
Logan/lmrnokalee Mixed Use Subdistrict
. include a new inset map depicting the Subdistrict, in addition to revision to the
Future land Use Element FlUM. Do NOT number the inset map, only provide
map title.
I. URBAN DESIGNATION
[Page 27]
Loqan/lmmokalee Mixed Use Subdistrict
add name of that inset map in FLUE text where various Subdistricts thaI allow
non-residential uses are listed (in FLUE, Urban Designation, I.b.12).
FUTURE LAND USE MAP SERIES
[Page 124]
Loqan/1mmokalee Mixed Use Subdistrict
Exh IV.B 81109.doc
Page 1 of 2
LBGMPA
,-" "'"'-'._."_'__"_"~"_ ~__~...~_.~_~...____._ .0<..,___,........_.....,.".,
...-.--....--.-----..
. add name of that inset map in respective Element where FLUM Series is listed
(in FLUE, on p. 124).
Revise throughout to create new inset map, include newly created inset map and
Subdistrict provisions, as necessary.
This Subdistrict is located at the southeast corner of the Loqan
Boulevard/lmmokalee Road intersection. It is approximately 41 acres in size.
The intent of this Subdistrict is to allow a variety of shoppinq, personal services
and employment opportunities for the surroundinq residential areas within a
convenient lravel distance. The development of this Subdistrict shall be
qoverned by the followinq criteria:
a. Development is encouraqed to be in the form of a Planned Unit
Development (PUD).
b. Development shall be limited to aqricultural uses such as landscape
maintenance/nursery operations and those permitted and conditional uses
allowed in the C-1, Commercial, Professional and General Office District
throuqh C-4, General Commercial District. as contained in the Collier
County Land Development Code, Ordinance No. 04-41, as amended.
c. The maximum qross leasable floor area shall be limited to a total of
260,000 square feet.
d. Retail development shall be limited to sinqle-story structures, while all
other uses may occur in multi-storv buildinqs.
e Residential development shall be limited to a maximum of 60 dwellinq
units, subject to the Densily Ratinq System.
f. To ensure that all land uses are compatible with neiqhborinq uses,
appropriate development standards and desiqn quidelines shall be
established at the time of rezoninq.
g. Access to the site shall be coordinated with surroundinq properties, and
the feasibility of pedestrian and/or vehicular interconnection to adjacent
properties shall be explored durinq the rezoninq process and provided if
deemed feasible.
Exh IV.B 81109doc
Page2of2
I.BGMPA
EXHIBITS
V.A.1, V.A.2, AND V.A..3
LAND USE
CP-2007-5
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From:
Sent:
To:
Cc:
Subject:
Attachments:
Sharon Umpenhour [SUmpenhour@gradyminor.com]
Friday, October 30, 2009 3:27 PM
Patricia L Morgan
Weeks, David; SchmidtCorby; Richard Yovanovich; Sylvia Difolco; Wayne Arnold
FW: exhibits to Minutes and Records for petition CP-2007-S
LBGMPA Exhibit VA1 ,pdf; Concept Plans.pdf; 08 Aerial (18 acres),pdf; 08 Aerial (41acres).pdf
Patricia,
Please find attached copies of the exhibits used at the Thursday, October 29, 2009 hearing.
Sharon Umpenhour
Planning Technician
From: weeks_d [mailto:DavidWeeks@colliergov.netj
Sent: Friday, October 30, 20092:23 PM
To: ryovanovich@cyklawfirm.com; Wayne Arnold
Cc: Patricia L Morgan; SchmidtCorby
Subject: exhibits to Minutes and Records for petition CP-2007-S
Rich/Wayne:
During your presentation to the CCPC at their hearing yesterday, you placed several exhibits on the visualizer;
as you know, these become part of the public record, In general, sometimes staff collects these and submits
them to the court reporter and other times the presenter provides them. Those exhibits were not left behind
yesterday for staff to collect, so IF you did not provide them to the court reporter, please promptly provide
them to the Clerk's Minutes and Records office. Thanks.
David
David Weeks, AICP, Planning Manager
Collier County Comprehensive Planning Department
2800 North Horseshoe Drive
Naples, FL 34104
phone: 239-252-2306
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V.E.GiiETAT.ION DISC.USSi.liQiN
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EXHIBIT V.C.I
VEGETATION DISCUSSION
The subject parcel was inspected and a vegetation map prepared to reflect existing site
conditions_ The mapping is according to the Florida Land Use Cover and Forms
Classification System (FLUCFCS) and is attached_ The Following is a description of the
communities found:
FLUCFCS 110, Residential, Low Density
This category embraces the areas that include house dwelling on large lots_ Typically this
includes less than two units per acres. Landscape plantings are present in these areas,
Soils have been disturbed or filled, and replanted with lawn grasses_
FLUCFCS 212, Unimproved Pasture
These cleared areas are composed of strands of pine and a combination of native and
pasture grasses. Other vegetation includes grapevine, poison ivy, beauty berry, smilax,
Caesar weed, Bahia grass, nut sedge, ragweed, false button weed, and Spanish needles_
Vegetation is typical of upland communities and no hydrology or hydrologic indicators
were present
FLUCFCS 212H, Unimproved Pasture, Hydric
These cleared areas are composed of strands of pine and cypress with combination of
native, pasture and disturbed grasses. Other vegetation includes torpedo grass, frog fruit,
button bush, Bahia grass, smilax, and open ground_ Vegetation is typical of disturbed and
hydric communities some hydrologic indicators were present, including algal matting_
FLUCFCS 411, Pine Flatwoods
Slash pines in the canopy with saw palmetto in the groundcover dominate this
community, Other vegetation includes grapevine, poison ivy, beauty berry, smilax,
Caesar weed, love vine, cabbage palm, bracken fern, Brazilian pepper, blackberry, and
rusty Iyonia, Vegetation is typical of upland communities and no hydrology or hydrologic
indicators were present
FLUCFCS 419 - El, Mesic Pine Flatwoods (Exotics 1-24%)
Slash pine and occasional cypress in the canopy with scattered saw palmetto in the
groundcover dominate this community_ Other vegetation includes grapevine, cabbage
palm, ear leaf acacia, melaleuca, smilax, Brazilian pepper, Xyris, black root, blue-
maidencane, broomsedge, coco plum, and nut sedge. Vegetation is typical of both upland
and wetland communities_ No hydrologic indicators were present
FLUCIiCS 428, Cabbage Palm
This area is composed of Cabbage palm, which dominated the community. Understory
and ground vegetation consists of Brazilian pepper, sword fem, poison ivy, myrsine, and
beauty berry_ No hydrologic indicators were present
Page 1
Exhibit V,C.1
FLUCFCS 619, Exotic Wetlands (Exotics >90%)
Melaleuca dominates the canopy of this community. Other sub canopy vegetation
includes widely scattered cypress and cabbage palm. Midstory was dominated by
Brazilian Pepper. Other vcgetation consisted of a mix of Dahoon holly, cabbage palm,
myrsine, wild coffee, bay, and ear leaf acacia. The groundcover included poison ivy,
smilax, grapevine, Caesar weed, and swamp fernu Although most vegetation is associated
with wetlands communities, the lack of hydrology has resulted in the successional species
that are more common in upland hammocks and dishlfbed sites. Some areas exhibiting
hydrologic indicators such as adventitious rooting were observed.
FLUCFCS 621 - EI, Cypress Wetlands (Exotics 1-24%)
This area includes the depressional wetland located in the north cast comer of the site.
Canopy was dominated by cypress with pop ash dominating the mid-story. Other
vegetation noted includes Brazilian pepper, swamp dogwood, button bush, strangler fig,
cabbage palm. Swamp fern, arrowhead, fire flag, hydrocotyle, mikania, St. lohn's WOlt,
mistflower, and ragweed. This community is dominated by hydrophytic vegetation and
would be considered a wetland. Water staining on the trees, adventitious rooting, and
vegetation noted shows signs of hydrology.
FLUCFCS 621-E2, Cypress Wetlands (Exotics 25-49%)
Canopy was dominated by cypress with Brazilian pepper dominating the mid-story.
Other vegetation noted includes melaleuca, and button bush, Water staining on the trees,
and adventitious rooting shows signs of hydrology_
FLUCFCS 627 - E3, Pine Swamp Forest (Exotics 50-74%)
Canopy was dominated by pine with scattered cypress, Other canopy vegetation includes
melaleuca ear leaf acacia with Brazilian pepper dominating the mid-story. Other
vegetation noted includes cabbage plan, scattered swamp fern, and smilax. Buttressed
hunks and adventitious rooting were present on trees, showing signs of hydrology.
FLUCFCS 740, Disturbed Lands
These areas have been previously cleared and filled. The linear pOltion along the
southwest boundaty of the site includes fill from the adjacent excavated drainage
swale/ditch_ Both areas are dominated by disturbed vegetation including nut sedge,
Spanish needles, Cow pea, ragweed, false button weed, torpedo grass, and Bahia grass.
FLUCFCS 814, Roads
This area includes the filled driveway to the residence in the south east portion of the site.
Page 2
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Exhibit t_G.1
Brazilian Pepper. Other vegetation consisted of a mix of Dahoon holly, cabbage palm,
myrsine, wild coffee, bay, and ear leaf acacia. The groundcover included poison ivy,
smilax, grapevine, Caesar weed, and swamp fern. Although most vegetation is associated
with wetlands communities, the lack of hydrology has resulted in the successional species
that are more common in upland hammocks and disturbed sites. Some areas exhibiting
hydrologic indicators, such as adventitious rooting, were observed.
FLUCFCS 621 - E1, Cypress Wetlands (Exotics 1-24%)
This area includes the depressional wetland located in the north east corner ofthe site,
Canopy was dominated by cypress with pop ash dominating the mid-story. Other
vegetation noted includes Brazilian pepper, swamp dogwood, button bush, strangler fig,
cabbage palm. Swamp fern, arrowhead, fire flag, hydrocotyle, mikania, St. John's Wort,
mistflower, and ragweed. This community is dominated by hydrophytic vegetation and
would be considered a wetland. Water staining on the trees, adventitiol!S rooting, and
vegetation noted shows signs of hydrology.
FLUCFCS 621-1..;2, Cypress Wetlands (Exotics 25-49%)
Canopy was dominated by cypress with Brazilian pepper dominating the mid-st01Y.
Other vegetation noted includes melaleuca, and button bush, Water staining on the trees,
and adventitious rooting shows signs of hydrology.
FLUCFCS 627 - E3, Pine Swamp Forest (Exotics 50-74%)
Canopy was dominated by pine with scattered cypress. Other canopy vegetation includes
melaleuca ear leaf acacia with Brazilian pepper dominating the mid-story. Other
vegetation noted includes cabbage plan, scattered swamp fern, and smilax. Buttressed
trnnks and adventitious rooting were present on trees, showing signs of hydrology.
FLUCFCS 740, Disturbed Lands
These areas have been previously cleared and filled. The linear p011ion along the
southwest boundary of the site includes fill from the adjacent excavated drainage
swale/ditch. Both areas are dominated by disturbed vegetation including nut sedge,
Spanish needles, Cow pea, ragweed, false button weed, torpedo grass, and Bahia grass.
FLUCFCS 814, Roads
This area includes the filled driveway to the residence in the south east portion of the site.
Tabl.e 1: FLUCFCS COMMUNITIES BY PERCENTAGE
FLUCFCS DESCRIPTION ACRES PERCENT
110 Residential, Low Density 0.45 1.7%
212 Unimproved Pasture 4.9i 18,7%
Unimproved Pasture ______.
212H 1.65 6.3%
- -------.-------
411 Pine Flatwoods 1.96 7.5%
.- ---
419-EI Mesic Pine Flatwoods (Exotics 1-24%) 8.21 312%
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428 Cabbage Palm 0.13 0.5%
-- .._"_m --
Page 4 of 8
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FLUCFCS LEGEND
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DElscriptio[1
IMMOKALEE ROAD
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Unimproved Pasture
Unimproved Pasture, Hydric
Pine Flatwoods
Mesic Pine Flatwoods (Exotics 1-24%)
Cabbage Palm
Exotic Wetlands (Exotics >90%)
Cypress Wetlands (Exotics 1-24%)
Cypress Wetlands (Exotics 25-49%)
Pine Swamp Forest (Exotics 50-74%)
Disturbed Areas
Roads and Trails
Tree Nurseries
II GradyMinor
TOTAL ACREAGE =
1l()[]lln8prln~" 2:m'I4"lIH
Fnrt \1y,,"" ~;l~.Ii!I(J..1:lIl()
.\orllll'urI fl,ll,Uli."H:iH
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Civil J':n~in~l'I"s . Land Surveyors . 1'1,IIllWl'S . L;IIHI~cape Archi1.rcl8
L1xl. ()F ,\L""" ,:H '"III'~,L-,1 l:b:~1'. '>I-' M.TII. I.B 1~)Q51"' "'.OINI-:S:i u: 1mH~W#i
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"-"w.(;,."rly\li",,r.(nHl
619
212
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411
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Acreage :l:
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2.50
4_91
1-65
1.96
8.21
0.13
2.48
1-13
0.57
3_91
0.78
0.09
12.68
41:1: ac
LOGAN / IMMOKALU MIXED USE SUBDISTRICT
EXHIHIT '/,C.10
F"UJCFCS MAP
A[)[)FN[)UM TO FXHI81T V.C.1
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Code Acreage :t
110 Residential, Low Density 2_50
212 Unimproved Pasture 4.91
212H Unimproved Pasture, Hydric 1.65
411 Pine Flatwoods 1.96
419-E1 Mesic Pine Flatwoods (Exotics 1-24%) 821
428 Cabbage Palm 0.13
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619 Exotic Wetlands (Exotics >90%) 2A8
;~ 621 - E1 Cypress Wetlands (Exotics 1-24%) 1.13
- 621 - E2 Cypress Wetlands (Exotics 25-49%) 0_57
627 - E3 Pine Swamp Forest (Exotics 50-74%) 3.91
740 Disturbed Areas 0.78
" 814 Roads and Trails 0.09
,
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241 Tree Nurseries 12,68
-
TOTAL ACREAGE =
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SOilS MAP
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EXHIBIT V.C.2
P.ROTECTED SPECIES; SUiRVEY
CP-2007-5
LOGAN - IMMOKALEE
Section 28; Township 48S; Range 26 E
Collier County Florida
Protected Species Survey
EXHffiIT V.C.2
Boylan ?r
Environmt ~ ____
Consultants, "' C.
Wetland & Wildlife SllrveyS/ - nmental Permmfng.
Impact ssesSlIlflJ1/s
11000 Metro Parkway, Suite 4
Fort Myers, Florida, 33966
Phone:( 239) 418-0671 Fax:( 239) 418-0672
April 23, 2007
Page 1 of8
Page 1
Exhibit V.C.2
INTRODUCTION
An environmental scientist from Boylan Environmental Consultants, lnc conducted a
field investigation on the 2627-1c acre property on April 16, 2007, The purpose of the
field investigation was to identify the presence of protected species and habitat The
survey was conducted between the hours of] 0:00 am and 3: 15 pm,
The site is located in portions of Section 28, Township 48 South, Range 26 East, in
Collier County, Florida, The site is situated east of Logan and is bordered on the north
by lmmokalee Road, To the south of the propelty there is a single-family residential
communiw
SURVEY METHODOLOGY
Where possible, the species survey was conducted using the parallel belt transect survey
methodology discussed in the Florida Game and Freshwater Fish Commission
publication "Ecology and Habitat Protection Needs of Gopher Tortoise (Gopherus
polyphemus) Populations Found on Lands Slated for Large-scale Development in
Florida," This method is comprised ofa several step process_ First, vegetation
communities or land-uses on the study area are delineated on an aerial photograph using
the Florida Land Use, Cover and Forms Classification System (FLUCFCS)_ Next, the
FLUCFCS codes are cross-referenced with a Protected Species List Tbis species list
names the protected species that have a probability of occurring in that particular
FLUCFCS community,
With a list of the potential listed plants and animals, each FLUCFCS community is
searched in the field for these species, An intensive pedestrian survey is conducted using
meandering & belt transects and lax 50 binoculars as a means of searching for plants
and animals, In addition, periodic "stop-look-listen" and quiet stalking methods are
conducted for animals, Signs or sightings of these species are then recorded,
Particular attention was placed upon locating potential fox squirrel nests, locating RCW
cavity trees, and eagle's nests within the forested portions ofthc propelty, Nearly 100
percent of the property that was considered as potential tortoise habitat was surveyed,
DAn:
APRil, /6, 2007
SURVEY CONDITIONS
TIME TI<:l\IPERATURE
lOPMM3"M
68'F/20'C
CLOUD COVER
CLHARlPAR1U CUWOy
WIND
WNW /3.8MPH/22.2KM/H
SITE CONDITIONS
The site was undeveloped, but appears to have a long history of disturbance,
Development of roads, adjacent ditches, agricultural activities, and residential
development have altered historical conditions on the site,
Page 2 of8
Page 2
Exhibit VC.2
Listed below are the vegetation communities or land-uses identified on the site as shown
on the attached protected species survey map. See Florida Land Use, Cover and Forms
Classification System (Department of Transportation 1999) for definitions,
FLUCFCS 110, Residential, Low Density
This category embraces the areas that include house dwelling on large lots, Typically this
includes less than two units per acres_ Landscape plantings are present in these areas.
Soils have been disturbed or filled, and replanted with lawn grasses_
FLUCFCS 212, Unimproved Pasture
These cleared areas are composed of strands of pine and a combination of native and
pasture grasses. Other vegetation includes grapevine, poison ivy, beauty berry, smilax,
Caesar weed, Bahia grass, nut sedge, ragweed, false button weed, and Spanish needles,
Vegetation is typical of upland communities and no hydrology or hydrologic indicators
were present
FLUCFCS 212H, Unimproved Pasture, Hydric
These cleared areas are composed of strands of pine and cypress with combination of
native, pasture and disturbed grasses, Other vegetation includes torpedo grass, frog fruit,
button bush, Bahia grass, smilax, and open ground_ Vegetation is typical of disturbed and
hydric communities some hydrologic indicators were present, including algal matting.
FLUCFCS 411, Pine Flatwoods
Slash pines in the canopy with saw palmetto in the ground cover dominate this
community. Other vegetation includes grapevine, poison ivy, beauty berry, smilax,
Caesar weed, love vine, cabbage palm, bracken fern, Brazilian pepper, blackberry, and
rusty Iyonia, Vegetation is typical of upland communities and no hydrology or hydrologic
indicators were present
FLUCFCS 419 - E1, Mesic Pine Flatwoods (Exotics 1-24%)
Slash pine and occasional cypress in the canopy with scattered saw palmetto in the
groundcover dominate this community_Other vegetation includes grapevine, cabbage
palm, ear leaf acacia, melaleuca, smilax, Brazilian pepper, Xyris, black root, blue-
maidencane, broomsedge, coco plum, and nut sedge. Vegetation is typical of both upland
and wetland communities. No hydrologic indicators were present
FLUCFCS 428, Cabbage Palm
This area is composed of Cabbage palm, which dominated the community, Understory
and ground vegetation consists of Brazilian pepper, sword fem, poison ivy, myrsine, and
beauty berry, No hydrologic indicators were present
FLUCFCS 619, Exotic Wetlands (Exotics >90%)
Melaleuca dominates the canopy ofthis community, Other sub canopy vegetation
includes widely scattered cypress and cabbage palm, Midstory was dominated by
Page 3 of8
Page 3
Exhibit V,C,2
Brazilian PeppeL Other vegetation consisted ofa mix of Dahoon holly, cabbage palm,
myrsine, wild coffee, bay, and ear leaf acacia. The groundcover included poison ivy,
smilax, grapevine, Caesar weed, and swamp fern. Although most vegetation is associated
with wetlands communities, the lack of hydrology has resulted in the successional species
that are more common in upland hammocks and disturbed sites. Some areas exhibiting
hydrologic indicators, such as adventitious rooting, were observed.
FLUCFCS 621 - El, Cypress Wetlands (Exotics 1-24%)
This area includes the depressional wetland located in the north east corner of the site.
Canopy was dominated by cypress with pop ash dominating the mid-story. Other
vegetation noted includes Brazilian pepper, swamp dogwood, button bush, strangler fig,
cabbage palm, Swamp fern, atTowhead, fire flag, hydrocotyle, mikania, SI. John's WOlt,
mistflower, and ragweed, This community is dominated by hydrophytic vegetation and
would be considered a wetland_ Water staining on the trees, adventitious rooting, and
vegetation noted shows signs of hydrology.
FLUCFCS 621 - E2, Cypress Wetlands (Exotics 25-49%)
Canopy was dominated by cypress with Brazilian pepper dominating the mid-story.
Other vegctation noted includes melaleuca, and button bush, Water staining on the trees,
and adventitious rooting shows signs ofhydl'Ology.
FLUCFCS 627 - E3, Pine Swamp }<'orest (Exotics 50-74%)
Canopy was dominated by pine with scattered cypress_ Other canopy vegetation includes
melaleuca ear leaf acacia with Brazilian pepper dominating the mid-story. Other
vegetatiolllloted includes cabbage plan, scattered swamp fern, and smilax. Buttressed
trunks and adventitious rooting were present on trees, showing signs of hydrology.
FLUCFCS 740, Disturbed Lands
These areas have been previously cleat'ed and filled. The linear portion along the
southwest boundary of the site includes fill from the adjacent excavated drainage
swale/ditch. Both areas are dominated by disIurbed vegetation including nut sedge,
Spanish needles, Cow pea, ragweed, false button weed, torpedo grass, and Bahia grass_
FLUCFCS 814, Roads
This area includes the filled driveway to the residence in the south east pOltion of the site.
Table 1: FLUCFCS COMMUNITIES BY PERCENTAGE
FLUCFCS DESCRIPTION ACRES PERCENT
] ]0 Residential, Low Density 0.45 L7%
--
2]2 Unimproved Pasture 4,91 ]8.7%
------...-...--- ---- _u . ~ ____ _n _____
2]2H Unimprovcd Pasturc 1.65 6.3%
".._, --- ---, --- f----- --- --
411 Pinc Flatwoods 1.96 7.5%
-~----
419-EI Mcsic Pine FlaIwoods (Exotics 1-24%) 8.2] 312%
~----
428 Cabbage Palm 0,13 05)10
-- --_.-- _.-....-..._---
Page 4 of8
Page 4
Exhibit V,C.2
619 Exotic Wetlands (Exotics >90%) 2A8 9A%
621-EI Cypress Wetlands (Exotics 1-24%) L13 4.3%
621 - E2 Cypress Wetlands (Exotics 25 -4 9%) 0_57 2-1%
Pine Swamp Forest (Exotics 50-74%) -_.~
627 - E3 3_91 14-9%
--
740 Disturbed Areas 0.78 3.0%
814 Roads and Trails 0_09 03%
-
TOTAL 26.27 100%
.-.---, ----.--
*Total Wetland
*Total Upland
9.74
16.53
37%
63%
SPECIES PRESENCE
During our field survey for protected species on the property, we did not observe any
protected species. We did identify one stick nests in the canopy ofFLUCFCS
community 419, This nest has the potential to possibly be Big Cypress Fox Squirrel day
beds_ If this area is to be impacted, before development the nests will most likely require
a Big Cypress fox Squirrel survey. The survey will determine whether or not Fox
Squirrels are actively nesting_
This site also contains several wetland areas_ While no wading birds or alligators were
seen, it would be expected that wading birds would use the wetlands and water bodies on
the site. No wading bird nests were observed, Conditions during the survey were dry and
no standing water was observed anywhere on the site.
The various listed species that may occur in the vegetation communities or land-use types
found on the property have been tabulated on tbe attached table.
Non-Listed species observed are found in the table below,
NON-LISTED SPEcms
Birds
Mockin bird
Blue Jay
Northern Red Cardinal
Black Vulture
MimlJS 0/ /ollos
C nocilla crislala
Cardinalis cardinalis
Cora s alralus
Observed
Observed
Observed
Observed
Mammals
Raccoon
Eastern Cottontail Rabbit
Tracks
---"---_.__.-~-_..--
Tracks, Fecal Pellets
Page 5 of8
Page 5
Exhibit V.C.2
DISCUSSION
During thc original species survey, one possible day bed was observed that may be used
by Big Cypress Fox Squirrels_ We did not observe any other protected species or signs
thereof during our field investigation, With the exception of wading birds, it is not
anticipated that other listed species would utilize or occupy the property,
Table. Protected species having the potential to occur in the corresponding FLUCFCS
community or land-types with corresponding field survey results.
FLUCFCS Potential Listed % Present Absent Density Visibility
Soccies Coveral!e (ft)
110 Burrowing Owl 95 X 40
. Gopher Tortoise 95 X 40
~------- ..-.--- ----- "U
212 Florida Panther 95 X 100+
Florida Sand hill 95 X 20
Crane
Beautiful Pawoaw ---
411 100 - X 20
.'.. --- --- -.--- --,
Big Cypress Fox 100 X 20
_.._..~. Squirrel
Eastern Indigo 100 X 20
Snake
- Fakahatchee
100 X 20
Burmannia
Florida Black Bear 100 X 20
Florida Coontie 100 X 20
Florida Panther 100 X 20
Gopher Frog 100 X 20
Goohcr Tortoise 100 X 20
Red-Cockaded 100 X 20
~-- ~oodpecker___ ---------... m --- .--- ---- - .
Satin leaf 100 X 20
- ---- ------.--.-'..-. -----~-
Southeastern lOa X 20
Amcrican Kestrel
Twisted Air Plant 100 X 20
- --- --- -..--,..-- Beautiful Pawpaw
419 lOa X 20
--
Big Cyprcss Fox lOa X 20
Squirrel
Eastem Indigo 100 X 20
Snake
_n_ -- ---.-...- --
Fakahatchee 100 X 20
Bunnannia
---------..- -- ---'-
Page 6 01'8
Page 6
Exhibit V,G.2
-- Florida Black Bear 100 X 20
Florida Coontie 100 X 20
Florida Panther 100 X 20
Gooher Frog 100 X 20
Gooher Tortoise 100 X 20
Red-Cockaded 100 v 20
"
Woodpecker
Satin leaf 100 X 20
Southeastern 100 X 20
American Kestrel
Twisted Air Plant 100 X 20
428 Audubon's Crested 100 X 20
Caracara - ------ -------- , ..... - -
-------
Eastern Indigo 100 X 20
Snake
Florida Black Bear 100 X 20
---
Florida Panther 100 X 20
Simpson's Stopper 100 X 20
619 American Alligator 90 X 2S
Big Cypress Fox 90 X 2S
Squirrel
Little Blue Heron 90 X 2S
Reddish ~et 90 X 25
Snowy Egret _90 X 25
Tricolored Heron 90 X 25
Twisted Air Plant -- 90
X 25
Wood Stork 90 X 2S
American Alligator - --
621 100 X 20
Everglades Mink .~ 100 X 20
- ----
Florida Black Bear 100 X 20
Florida Panther 100 X 20
Gooher Frog 100 X 20
Limpkin 100 X 30
Little Blue Heron 100 X 20
Snowy Egret 100 X 20
-- Tricolored Heron --------
100 X 20
--~_.. ----- ------- --~---- ---------------
Wood Stork 100 X 20
-'" ------
624 American Alligator 100 X 20
Everglades Mink 100 X 20
Florida Black Bear ----"'-- --- --
100 X 20
~---- --- ----...--------- ------
Florida Panther 100 X 20
Gopher Frog ---- --------._-----
100 X 20
Little Blue Herou 100 X 20
Page 70f8
Page 7
Exhibit V.C,2
Snowy Egret 100 X 20
Tricolored Heron 100 X 20
--
Wood Stork 100 X 20
Twisted Air Plant 90 X 20
-
740 BurrowinR Owl 95 X 20
,-.,----~--- -~-
Gooher Tortoise 100 X 20
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814 NONE -- -- -- 20
Page 80f8
Page 8
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Exhibit V.C,2
EXH B T V,C,J
H STOR CAlI ARCHEAOlOG CAl PROBABll TY
CP-2007-5
Logan / lmmokalee Mixed Use Subdistrict
Exhibit V.C.3
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EXH!IBITS V~ 0.5
LAND USE
OATAANO ANALYSIS
CP-2007-5
""""""""""""""""""""""""""""""""
Market-Conditions Study
""""""""""""""""""""""""""""""'"
Logan Boulevard/Immokalee Road
Mixed Use Sub-District
Market Study
Prepared For:
Q. Grady Minor &: Associates
3800 Via Del Ray
Bonita Springs, Florida 34134
Prepared By:
Fraser &: Mohlke Associates, Inc.
Post Office Box 2312
Naples, Florida 34106-2312
July 29.. 2009
FOREWORD
The Market-Conditions Study that follows is sub-
mitted in support of establishing a commercial de-
velopment, with a compatible mix of retail goods and
related consumer services, on a site to be known as
the Logan BoulevardJlmmokalee Road Mixed Use
Sub-District_
The proposed Sub-District site is located on the
southeast side of Immokalee Road (CR-846) and
Logan Boulevard; it is comprised of 41+/- acres.
A project location Vicinity Map is provided on the
following page_
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Logan BoulevardlImmokalee Road Mixed Use Sub-District
Market-Conditions Study
Table of Contents
Tab
1. Market Conditions & Study Area Characteristics
2. Existing Commercial Land Uses in the Study Area
3. Retail Demand Forecasts for the Study Area
4. Summary of Study Findings and Recommendations
u. Appendix
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Logan Boulevard/lmmokalee Road Mixed Use Sub-District Market Study
I. MARKET CONDITIONS &
STUDY AREA CHARACTERISTICS
Page 1-1
This analysis commences with an evaluation of population growth and trans-
portation infrastructure development within the Urban Estates Planning Commu-
nity District (See map on the facing page),
Table 1,0] _1 demonstrates the emerging population of the Urban Estates
Planning Community District (PCD), It provides a context for assessing the future
needs for goods and services of current and future residents of the Urban Estates
PCD. Throughout this analysis, the planning community, in whole or in part, will be
referenced as "the area under study" or the "study area".
Planning Community Population Growth 2000-2015
By the year 20] 5, the permanent population of the Urban Estates PCD is
projected to grow 135_85 percent from ](j.7]:l persons in 2000 to 89,4]7 in 20]5, an
increase of 22,704 persons according to May 29, 2009 estimates provided by the Col-
lier County Comprehensive Planning Department
Based on current forecasting methodology employed in 2009, permanent~
population projections for the general area under study demonstrate the following
growth pattern:
Table 1.01.1
2009 Study Area Permanent Population Estimates and Growth Projections
(As of April 1 of each year)
Urban Estates PCD
Percent (%) share of the
Unincorporated County 7,77% 1259% 12,91% 12_30%
% of total Collier County 6,65% 11.06% 11.35% 10.83%
Unincorporated Total 215,043 279,124 291,696 320,404
Collier County Total 251,377 317)88 331,800 363,800
Source: Collier County Permanent Population Estimates and Projections (2000-2015)
Collier County Comprehensive Planning Department (May 29, 2009)
2000
16,713
2005
35,149
2010
37,649
2015
39,417
An earlier market-coIlchtions analysis supporting the proposed Logan Boule-
vard/lmmokalee Road Mixed Use Sub-District. Growth Management Plan Amend-
ment (GMPA), provided to Comprehensivp Planning in April 2007, used a standard
straight-line estimating methodology t.hat fOi'ecasted greater population increases
for tbe 15-year study period of 2000-2015,
Table LOL2 below demonstrates tlw 2007 estimates that projected the pm'-
manent population of the Urban Estat,es pcn would grow 220.88 percent from
IG,71:3 IH'rsons in '!'OOO to :);~,fi~~!1 ppr:-:-;nns In :!'()lri, an inct''-'a:c.:f' nf:U'i,91fi persons.
Logan BoulevardJlmmokalee Road Mixed Use Sub-District Market Study
Table 1_01.2
2007 Study Area Population Estimates and Growth Projections
(As of April 1 of each year)
Page 1-2
Urban Estates PCD
Percent (%) share of
Unincorporated County 9-05% 12.44% 16,26% 19,12%
% of total Collier County 7,76% 10.93% 14.49% 17,22%
Unincorporated Total 215,043 279,124 337,404 396,031
Collier County Total 251,377 317,788 379,200 440,100
Sources: Collier County Permanent Population Estimates and Proiections (2000-2015)
Collier County Comprehensive Planning Department (June 21, 2007)
2000
16,713
2005
35,149
2010
44,612
2015
53,629
Table LOUl shows the contrasting 2007 and 2009 population estimates to il-
lustrate the significant 26,50 percent decline forecasted for the overall study area
population:
Table 1.01.3
Comparison of Study Area Estimates and Projections: 2006 and 2008
2000 2005 2010 2015
Urban Estates PCD 2007 16,713 35,149 44,612 53,629
2009 16,713 35,149 37.649 39417
0 0 6,963 14,212
% Decrease 0_00% 0_00% -15,61% -26,50%
Unincorporated Area 2007 215,043 279,124 337,404 396,031
2009 215,043 279,124 291.696 320,404
Net decrease 0 0 45,708 76.627
% Decrease 0.00% 0,00% 13,55% -19,10%
Collier County Total 2007 251,377 335,422 379,200 440,100
2009 251.377 317,788 331 ,800 363,800
Net Decrease 0 -17,634 -47,400 -76,300
0.00% -5,26% -12,50% 17,34%
Demographic Characteristics of Study Area Population
Demographic high lights made available by the U _ S. Census from its "Fact
Sheet" for ZIP Code Tabulation Area :l1119, a postal delivery area encompassing ap-
proximately 70 percent of the land area of tbe Urhan IBstate. pcn, shows a re-
markably homogeneous population existed in the Tabulation Area at the time of the
2000 Census,
Its dominance of the Urban Estates' land area was not reflected in the share
that ZIP 311 Ul represented of the planning community's 2000 population: its sharp
was 57,57 percent (9,621 Iwrsons) of the IG,71:1 persons then residing in the Urban
r~~st8tes. A map of Collier County's postal ZIP cod(~ 8rca.-; is shown on the facing page.
BROWARO CCtJNTY DAD!:. COON IT
COWER COUNTY COWER COUNTY
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Logan Boulevard/lmmokalee Road Mixed Use Sub-District Market Study
Page 1-3
Table L(12_1 demonstrates both geneml population "nd economic characteris-
tics of postal ZIP :34119 at the time ofthe 2000 census.
Table 1.02.1
2000 U.S. Decennial Census Demographic Profile Highlights
Postal ZIP Code Tabulation Area 34119 (Urban Estates)
General Population Characteristics Number Percent Total U, S
Total population 9,621 100,0% 100,0%
Male 4,659 48.4 49,1
Female 4,962 51.6 50.9
Median age (in years) 48-7 . 35,3
Under 5 years 449 4,7 6,8
18 years and over 7,675 79.8 74.3
65 years and over 2,288 23.8 12.4
One race 9,536 99,1 97.6
White 9,343 97.1 75.1
Black or African-American 57 0.6 12,3
Native American 5 0.1 09
Asian 56 0,6 3.6
Pacific Islander 3 0,0 0.1
Some other race 72 07 5.5
Two or more races 85 0.9 2.4
Hispanic or Latino 437 4.5 12.5
Household population 9,570 99.5 97.2
Group-quarters population 51 0.5 2.8
Persons per dwelling unit 2.45 . 259
Total housing units 5,052
Occupied housing units 3,906 77,3 91,0
Renter-occupied housing units 228 58 33,8
Held-far-occasional use "vacant" units 1,146 22.7 9,0
Economic Characteristics Number Percent Total U, S
In labor force (population over 16 years) 3,932 49.3 63.9
Median household income (1999 dollars) $71,901 $41,994
Per capita income (1999 dollars) $41,923 $21,587
Families below poverty level 86 27 9.2
Source: U, S, Census -- 2000 "Fact Sheet" for ZIP Code Tabulation Area 34119
MAP 1
GOLDEN GATE AREA MASTER PLAN
STum AltBAS
COLLIER COUNTY, FLOKIUA
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Logan Boulevardllmmokalee Road Mixed Use Sub-District Market Study Page 1-4
A complementary Commerciol Demond Study for the Golden Gote Area (Oc-
tober, 2003) was conducted by the Comprehensive Planning Department following
the decennial Census, A map describing the boundaries of these demand-study areas
faces page 1-4, Study Area 1 represents that part of the Urban Estates Planning
Community District (PCD) that is devoted largely to traditional single-family, plat-
ted Golden Gate Estates residential uses with an average parcel size of 2.25 acres_
Selected characteristics of Area] 's functional population. full-time and oart-
time residents. derived Ii'om the 2003 Demand Study are demonstrated below:
Table 1.02.2
Estimated Growth in Study Area 1 (Urban Estates)
Population Projections
Per Capita Income
Persons Per Dwelling Unit
Dwelling Units
Dwelling Unit Income
Total Area Income
2000 2005 2010 2015
27,719 39,492 46,089 53,090
$28,117 $30,541 $33,041 $35,566
2.46 2.46 2.46 2.46
11,285 16,078 18,763 21,614
$69,064 $75,019 $81,158 $87,361
$779,376,532 $1,206,115,477 $1,522,797,855 $1,888,198,769
Source: Collier County Comprehensive Planning Department,
Commercial Demand Study for the Golden Gate Area (October, 2003)
The methods emp loyed in the 2008 Demand Study are derived from the Mar-
ket and Commerciol Land Use Stu.dy, published in May 1988, prepared by the plan-
ning and engineering firm, Reynolds, Smith and Hills (RSH) for Collier County's
Board of County Commissioners (BCC). The 1988 Land Use Study was a tbree-part
analysis examining existing and future land uses that included the following compo-
nents:
1. Complete inventory of the all commercial land uses and undeveloped com-
mercialland in Unincorporated CoHier County;
2_ Projection of future demand for commercial land uses; and
;t Recommended policies for the allocation and mmlagement of future com mer-
eialland uses.
A major purpose of the 1 H88 Lond Use Study was to anticipate market demand by
calculating market absorption of addit.ional commercial acreage. During the recent
restudy of t.he Golden Gllte Area Moster Plan (GGAMP), the methods employed by
RSH were applied to estinlatc ahsorption of commercial land uses in the Estates,
Seleeted eharaeteristics of lJ rban Estates f!lll-tjm~ !,~~jd~nts, derived from
the 20UB permanent population estimates and projections prepared by the Collier
County Comprehensive Planning Oepartment, are demonstrated below In Table
1.02.3. The estlmatp-d pDpulation and (~c{)nomic characteristics reported in Table
1,02,3 employ the RSH methods utiliwd in t.he 200:i Demand Stu.dy,
Logan Boulevardllmmokalee Road Mixed Use Sub-District Market Study
Table 1.02.3
Estimated Population and Economic Growth in the Urban Estates
Page 1-5
2000 2005 2010 2015
Population Projections 16,713 35,149 37,649 39,417
Per Capita Income $41,923 $45,537 $49,266 $53,030
Per capita income percentage increase over 5 years 0862 ,0819 ,0764
Net dollar increase for each 5-year period +$3,614 +$3,729 +$3,764
Persons Per Dwelling Unit
Dwelling Units
Dwelling Unit Income
Total Area Income
2~ 2~ 2~ 2~
6,822 14,346 18,763 21,614
$102,711 $111,566 $120,702 $129,924
$700,694,442 $1,600,525,836 $2,264,731,626 $2,808,177,336
The RSH Land Use Study estimated ahsorption hased on logarithms employ-
ing the following calculations:
Dwelling Units is an estimate calculated hy dividing projected population by
Persons Per Dwelling Unit data from tbe 2000 UB, Census and applied to
the period 2000 to 20] 5;
. Dwelling Unit Income is an estimate calculated by multiplying Per Capita
Income by Persons Per Dwelling Unit; and
. Total Area Income is an estimate caleulat"d by multiplyin!; by Uwellin!; Unit
Income by tbe number ofDw"llin!; Units,
Applying th" same methods to estimat" population and economic !;rowth in
ZIP Code Tahulation Area 31119 yields the outcomes demonstrated below in Table
1.02.4:
Table 1_02-4
Permanent Population and Economic Growth in ZIP Code 34119
Population Projections
2000
9,621
2005
20,235
2010
21,673
2015
22,692
57,57%0116,713 57,57%0135,149 57,57%0137,649 57.57%o139A17
Per Capita Income
Persons Per Dwelling Unit
Dwelling Units
Dwelling Unit Income
Total Area Income
$41,923
2.45
3,906
$102,711
$401,189,166
$45,537 $49,266 $53,030
2~ 2~ 2~
8,259 8,846 9,262
$111,566 $120,702 $129,924
$921,423,594 $1,067,729,892 $1,203,356,088
The 41-acre unified parcel that is the subject of this market study is
centrally located in ZIP Code Tabulation Area 84119,
Logan Boulevardllmmokalee Road Mixed Use Sub-District Market Study
Transportation Infrastructure Improvements
Historically, county government's highway construction programs to expand
roadway capacity within an individual Planning Community District (PCD have en-
sured its long-term growth potentiaL The experience of recent years demonstrates
that Collier County's Capital Improvements Program (CIP) for new roadway con-
struction and/or roadway capacity improvements represents both a reliahle indicator
of the likely location of future residential and commercial development and a predic-
tor of population growth,
Page 1-6
Detailed data for the study area, derived from the Collier County Transporta-
tion improvement Plan (TIP) Ilnd reported in the County's Annual Update and In-
ventory Report (AVIR) for 2007 and 2008, is listed below_ Programmed activities
are listed by type, i,e, design, right-of-way acquisition (ROW), and construction. Es-
timated costs arc provided for the Fiscal Year (FY) of project commencement and the
estimated time of completion. Base operations, maintenance budgets. and contin-
gencies are not included in the aggregate dollars reported below in Table L03:
Table 1.03
Study Area and Related Maior Roadway Projects:
Collier County Transportation Improvement Program (TIP)
For the 5-Year Periods 2008/2012 and 2009/2013
(Published respectively on November 5, 2007 and October 22, 2008)
PROJECT NAME YEAR COST TYPE START COMPLETE
Immokalee Road (CR-B46) 2007 $23,694,000 Construction FY05 FY09
1-75 to CR-951 200B Under Construction
Collier 80ulevard (CR-951) 2007 $43,B12,000 Construction FY07 FY09
CR-B46 to CR-876 200B Completed
Total project costs 2007 $67,506,000
For the Study Area: 2008 $43,B12,000
Total Collier County 2007 $601,147,000 (1123% applied to the Study Area)
Project CosIs: 200B $278,155,000 (15,75% applied to the Study Area)
Impact of the Mandated Collier County 2030 Long Range Transportation
Plan (LRTP) on Roadway Improvements in the Urban Estates PCD
The 2005 Safe, Accou.ntable, Flexible, and Efficient Transportation Equity
Act, A Legacy lei/- Users (SAFI~TEA-LU) is a federal mandate directing tbe Collier
County Metropolitan Planning Organization (MPO) to update its Long Ra.nge
Transportation Plan (LRTP) very live years. Collier County's adopted LRTP reflects
gl'uwth in population and enlployment, development patterns, and the jmpact on the
transportation system of anticipated growth rates for the 20-year transportation-
planning period from 2010 to 2030, Forecasted land nscs arc programmed to ac-
count. for previously announcf"d development plnns, future employment, school.
enrollment projections, and estimate's of traffie growth rates.
Logan Boulevardllmmokalee Road Mixed Use Sub-District Market Study
Page 1-7
A model "l';xisting-Plus-Committed (E+C)" roadway network was created for
Collier County and matched against forecasted population, school-enrollment, and
employment for the period ending in 20:10 ("plan year 2030"), A map illustrating the
overall lane-capacity needs for the Collier County 2030 Long Range Transportation
Plan faces page 1-6,
The f(lllowing analysis addresses specifically the Highway Component of the
2030 Needs Plat1- The goal of the Highway Component is to identify Collier County's
l'oadway needs so that projected 2030 traffic will be carried at an acceptable Level of
Service (LOS) on an identified 2030 roadway network A detailed 2030 Highway
Needs Network LOS ~;vaJuation is provided helow in Table 1.04_1 in the form of a
2015 Interim Plan, It identified only maim' J'oadway segments located in the Urban
]';states PCD for the proposed Mixed Use Sub-District ("the subject site")_
Table 1.04,1 below identifies roadway segments by the existing number of
lanes, the lanes needed for planning year 2030, lanes committed to be built before
the interim planning year 2()]fi, forecasted traffic volumes for 201fi, the 20lfi Annual
Average Daily Traffic (AADT), and a Volume-To-Capacity (V/C) Ratio to indicate
whether the desired Level of Service (LOS) is met or not met- A ratio that is greater
than l.00 (shown in bold) means that the road's forecasted volumes will exceed its
adopted LOS standard,
Road
Number
Table 1.04.1
2030 Long Range Transportation Plan (LRTP) LOS Evaluation
2015 Interim Plan: Volume-To-Capacity Analysis
Study Area Related Roadways
(February 20, 2006)
E + C 2030 2015
Lanes Network Lanes
Lanes
Link
2015
Volumes
2015 2015
AADT V/C Ratio
CR-B46 Immokalee Road
1-75 to Oakes Boulevard
60
60
49,200 64,200
1.30
CR-B46 Immokalee Road
Oakes Boulevard to
Logan Boulevard
60
60
49,200 47,100
0,96
CR-B46 Immokalee Road
Logan Blvd, to CR-951
60
60
49,200 43,400
0.88
Colller County conducts periodically an Eualua.tion for the Congestion Ma.n-
agement SystenL I';valuations conduded 200(i in 2008 analyzed roadway deficiencies
and identified roadway segments operating in excess of their adopted Level of Serv-
ice (LOS). Deficient segment.s lacked a sufficient. number of lanes to maintain their
LOS; also, no altprnate roadway Lhat would help to limit their service volume was
easily accessible. It should be noted that CR.R46 between 1-75 and Oakes Boulevard
remained under constrw~tion at the time of this writing and must be considered a
four-lane "constrained" roadway, in l"('sJwd to st.andard E+C and LOS caleulations,
until the end "f'Fiscal Year 200n/2010.
Logan Boulevard/lmmokalee Road Mixed Use Sub-District Market Study
Page 1-8
Well doeumented increases in population, lane miles, vehicle miles, and the
percent of system utilization through to interim plan year 2015 have provided the
basis for an extensive roadway construetion program in the study area beginning in
2005 and extending to the present, Current Volume to Capacity (V/C) Ratio data for
roadway corridors providing access through the Urban Estates PCD is listed below
in Table 1.04.2 and Table 104_8. Each segment's total peak-hour volume has been
calculated and the remaining capacity for each segment has been listed_
Table 1.04.2
Congestion Management System Roadway Links
2006 Volume-To-Capacity Analysis
Study Area Related Roadways
(October 25, 2006)
Road Link
Number Roadways FromlTo
Exiting
Road
Lanes
2006
Minimum
Standard
(LOS)
Peak
Hour
Service
Volume
2005
Peak
Hour
Volume
2005
V/C Ratio
2005
Trip
Bank
CR-846 Immokalee Road 40 0 2,320 2,621 1.13 1,213
1-75 to CR-951 (3,00 centerline miles)
Total Volume: 3,834 (Peak Hour Volume + Trip Bank)
Remaining Capacity: -1,514
* * *
Table 1.04,3
Congestion Management System Roadway Links
Volume-To-Capacity Analysis
Study Area Related Roadways
(October 1, 2008)
Road Link Exiting 2008 Peak 2008 2008 2008
Number Roadways FromlTo Road Minimum Hour Peak V/C Ratio Trip
Lanes Standard Service Hour Bank
(LOS) Volume Volume
CR-846 Immokalee Road 40 0 2,320 1,800 0,78 741
1-75 to Logan Blvd, Remaining Capacity: 357 (1,50 centerline miles)
Total Volume: 2,541 (Peak Hour Volume + Trip Bank)
Remaining Capacity: -221 Current LOS = F
CR-846 Immokalee Road 60 0 3,629 1,399 0,39 272
Logan Blvd. to CR-951 Remaining Capacity: 357 (150 centerline miles)
Total Volume: 1,671 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 1,958 Current LOS = B
Table 1.04,1 demonstrated peak-hour volume and other indices calculated for
2006 Table 1.04,2 demonstrated a calculation f{lr 2008 with a remaining volume to
capacity (VIe) rat.io for eaeh roadway HegInent. For comparison purposes, a summing
of the three key indicators - Peak Hour Service Volume, Peak Hour Volume, and the
Trip Hank inventory, is illustrated below in Table LO,jA:
Logan Boulevardllmmokalee Road Mixed Use Sub-District Market Study
Table 1_04.4
Page 1-9
Study Area Roadway System Com oarisons
Peak Hour Peak Hour Trip
Service Volume Volume Bank
2006 2,320 2,621 1,213
2008 5.949 3.199 1.013
+3,629 +578 -200
(+156.42%) (+22.05%) (-16.49%)
Collier County's current Transportation Improvement Program (see Table
1.03 above) documents that Collier Cormty transportation planners have anticipated
increased traffic demand on the stlldy area roads for the foreseeable futllre and haoe
programmed and constrlleted the madways needed to serve the growing population of
the area Ilnder study.
Defining a Support Area for Analysis
Logan BoulevardlTmmokalee Road Mixed Usc Sub-District Growth Manage-
jl1enlPlan Amendment (GMPA): An earlier market-conditions study was submitted
in April 2007 in support of a petition to establish a mixed-use developmcnt to ac-
commodate a variety of commercial uses on a 4] -acre property ("the subject site")
located southeast side of the intersection of Immokalee Road (CR-H51) and Logan
Boulevard. It is well located to serve residential areas within convenient travel dis-
tance to the subject site. A market-support area is defined below_ It will provide a
context for assessing the viability of eommercial llses to be developed on the site_
An aerial photograph identifying the location of tbe subject site is provided on
the facing page; its zoning classification is Agricultural (A).
Defining a Support Arej1: Identification of a market-support area is necessary
to assess the feasibility of any uses that are proposed for the subject site. Since 1994,
county government has projected periodically the growth of dwelling units (both sin-
gle-family and multi-family) hy identifying the degree of "saturation" or "develop-
ment potential" attainable for each Traffic Analysis Zone (TAZ) in Collier County.
The data employed for the saturation analysiR ineludes the quantity ofvaeant
land witbin each TAZ and the land's suitability for residential and commercial uses
as determined by the density iIldiees and the other policy-driven measures provided
for in Collier County's Growth Management Plan (GMP). The methodology utilized
in projecting new population and reHu]tant job gnnvth within each TAZ employs an
inventory of existing dwelling-unit Hnd commercial dcvclopm(~nt in the County. This
HlPlhodolog'y forecasts futun) (h~v(doprnc~nt on currently undeveloped parcels by cal-
culating thvelting-unit saturation and related job growt.h likely to be attained by
l1l'w-retiidenl demand for basic gUIlds and services.
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/ IMMOKALEE MIXED USE SUBDISTRICT
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T AZ OVERLAY
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SHEET 10f
Logan Boulevard/lmmokalee Road Mixed Use Sub-District Market Study
Page 1-10
The "saturation" forecasts for individual TAZs utilize the most recent decen-
nial Census data, aerial maps, tax rolls, and planned-unit-development monitoring
reports as well as other pertinent data sources, Also, undeveloped, agriculturally
zoned parcels are analyzed to determine their development potential. Consistent
with adopted comprehensive-plan policies, unit densities were assigned to these par-
cek The saturation forecast of yet-to-be-developed dwelling units is totaled and
added to existing units to obtain a potential total of dwelling units and the future
population estimated to reside in these yet-to-be-developed units. Since the first ap-
plication of this development-potential method in 1994, the analysis has been sub-
jected regularly to recalculations that account for urban- and suburban-area growth
in Collier County generally and the area under study specifically.
Establishing an overall estimate of the "functional" population, an aggregate
of the full-time resident population and part-time seasonal visitors, is necessary to
estimate appropriately the size of a potential trade area's customer base for com-
mercial enterprises at the subject site, Establishing Primary Trade Area (PTA) cus-
tomer base and extending it to include a Secondary Trade Area (STA), covering Traf-
fic Analysis Zone (TAZ) populations surrounding the PTA, adds an additional com-
ponent when calculating the study area base population_
Table 1.05_1 provides a detailed demonstration of anticipated increases in the
study area's residential population to the time of residential build-out_ A map locat-
ing the referenced Traffic Analysis Zones employed as well in subsequent tables is
exhibited on the facing page,
Table 1.05.1
Traffic Analysis Zones (TAZ) in the Primary Trade Area (PTA)
Permanent Resident Build-Out Population Allocated By Dwelling Unit Type
TAZ Population Sm9le-Family Multi-Family Accommodations Total
Number (2030) (SF) (MF) (Unit Occupancv) Units
183 4,158 (100%) 2,310 (55.6%) 1,848 (44A%) 0 2,719
184 2,460 (100%) 1,945 (791%) 515 (209%) 0 1,483
188 568 (100%) 536 (94A%) 32 (5-6'10) 0 178
368 1,952 (100%) 441 (22.6%) 1,511 (77.4%) 0 1,345
371 1,334 (100%) 837 (62.7%) 497 (37.3%) 0 684
372 1,970 (100%) 1,705 (86 5%) 265 (13,5%) 0 1,142
Tolal 12,442 (100%) 7,774 (62.5%) 4,668 (375%) 0 7,55111)
(1) At the time of the 2000 U_ S. Census, permanent residents occupied 773% of the total number
of dwelling units in ZIP Code Area 34119 (See Table 102,1 above), All of the T AZ's in the PT A
are located in ZIP 34119. Applying the standard equation of 77.3/100 =12,442/n yields a likely
maximum functional population of 16,100 persons for the PTA at the time of build-out
Source: Residential Build-Out Study, Collier County Comprehensive Planning DeparIrnent
ZDATA12030.xIs Traffic Analysis Zones File (March 2005)
Logan Boulevard/lmmokalee Road Mixed Use Sub-District Market Study Page 1-11.2
Table 1.05.3
Traffic Analysis Zones (T AZ) in the Combined Trade Area
Permanent Build-Out Population Allocated By Dwelling Unit Type
TAZ Population Single-Family Multi-Family Accommodations Total
Number (2030\ (SF) (MF) (Unit Occuoancv) Units
PTA Subtotal 12-442 (100%) 7,774 (62,5%) 4,668 (37,5%) 0 7,551
STA Subtotal 7,915 (100%)
6,533 (82,5%) 1,382 (17,5%) 120
4-492
Build-out Total 20,357 (100%) 14,307 (70.3%) 6,050 (29.7%) 120
12,043
Functional Total 26,315
.
.
2,19 PPDU(3)
(3) The Persons Per Dwelling Unit (PPDU) is the resull of dividing 26,315 persons esti-
mated to represent the functional build-out population by 12,043 Dwelling Units fore-
casted to exist at the time of build-out A similar calculation for the PT A would yield a
PPDU of 1,64 Persons, Similarly, the STA would yield a PPDU of 1J6 Persons,
Logan Boulevard/lmmokalee Road Mixed Use Sub-District Market Study Page 1-11_1
The referenced Residential Build-Out Study, compiled by tbe Collier County
Comprehensive Planning Department in 2005, forecasted a total County population
of 1,066,420 at the time of residential build-out. Comprehensive Planning forecasted
the Coastal Urban area to have a population of 426,064 persons, witb 81,975, or 19,2
percent, of urban-area persons residing in the cities of Naples and Marco Island.
Exhibit 2 of Section I summarizes the findings of the 2005 Build-Out Study,
Table 1.05_2 provides a further example of anticipated increases in the study
area's residential population with easy access to the subject site_
182
Table 1.05.2
Traffic Analysis Zones (TAZ) in the Secondary Trade Area (STA)
Permanent Build-Out Population Allocated By Dwelling Unit Type
Population Single-Family Multi-Family Accommodations Total
(2030) (SF) (MF) (Unit Occupancv) Units
839 (100%) 813 (96.9%) 26 (3,1%) 0 286
678 (100%) 658(97.1%) 20 (2.9%) 0 228
4,295 (100%) 4,019 (93,6%) 276 (64%) 48 2,650
431 (100%) 405 (94,0%) 26 (6.0%) 0 152
138 (100%) 131 (94.9%) 7 (5,1%) 0 49
1534 (100%) 507 (33.1%) 1.027 (66,9%) 72 1.127
7,915 (100%) 6,533 (82.5%) 1,382 (17.5%) 120 4,492(2)
TAZ
Number
181
185
187
190
374
Total
(2) At the time olthe 2000 U, S, Census. permanent residents occupied 77,3% olthe total number
01 dwelling units in ZIP Code Area 34119 (See Table 102.1 above), All 01 the TAZ's in the STA
are located in ZIP 34119, Applying the standard equation 0177,31100 = 7,915/n yields a likely
maximum functional population of 10,215 persons for the 5T A at the time of build-out.
Source: Residential Build-Out Study, Collier County Comprehensive Planning Department
ZDATA12030,xls Traffic Analysis Zones File (March 2005)
Table 1.05_0 on the facing page summarizes the combined resident population
forecasted for the Primary Trade Area (PTA) and tbe Secondary Trade Area (STA);
calculations of the functional populations ofthe PTA and the S'l'A are also included,
Both the functional population of 26,8] 5 persons (2,19 P P l) U) and the resi-
dent population of 20,357 (1-69 PPDU) will be employed when calculating the nulU-
bel' of persons required to ensun~ the viability of a Neighborhood Center or a Com-
munity Center to be located on the suhject site.
* * *
Logan Boulevard/lmmokalee Road Mixed Use Sub-District Market Study Page 1-12
Fraser & Mohlke Associates undertook this revision of the Logan Boule-
vard/Immokalee Road Mixed Use Sub-District market-conditions study, submitted
in April of 2007, to account for changed conditions since that time.
Importantly, the "revised" study includes relevant recommendations derived
from the recentlv completed final report of the East of County Road 951 Infrastruc-
ture and Services Horizon Study ("the Horiwn Study") presented to the Board of
County Commissioners (BCC) on September 29,2008, and summarized below.
Forecasting Methods Employed in the Horizon Study
A principal purpose of the Horizon Study was to forecast the spatial distribu-
tion of the County's population to build-out and to forecast the apportionment of
land uses to meet tbe needs of the population in the most cost-effective manner. The
consulting firm of Van Buskirk, Ryffel & Associates (VBR) applied their copyrighted
"Intm'active Growth Model" to forecast growth in the area land lying east of CR-95L
A new Collier Interactive Growth Model (CIGM) was developed for that pur-
pose to:
Forecast accurately County population growtb to the time of build-out;
. Forecast when and where growth will take place;
. Determine if there will be sufficient land uses designated to support the
goods and services needs of the population;
Determine the need for supporting land uses by type and intensity; and
. Forecast the timing, spacing and acreage required for essential government
services and commercial centers.
CIGM Guidelines for Commercial Centers
The Collier Interactive Growth Model (ClGM) advocates the use of the follow-
ing guidelines in determining the number of persons required to ensure the viability
of Neighborhood, Community and Regional commercial centers:
. Neighborhood Center: 1:3, 110 persons; and a
. Community Center: 34,464 persons.
Further, the CIGM advocates the use of the following standards in determining the
acres and building-area dimensions, measured in acres and square feet (sq_ fe), for
Neighborbood and Community Centers respectively:
. Neighborhood Centers: 11 acres and 110,734 sq_ fL (8-45 sq, fe pel' capita);
and
. Community Centers: 28 acn,s and 257,668 sq, fe (7-48 sq, fL per capita,
Tbe International Council of Shopping Centers (ICSC) defines a Neighbor-
hood Center as pOs88ssing a primary trade area of 3 miles or less and a COlnmunity
Center us one possessing a primary trade area of 3-6 miles. leSe also gives a site
acreage range of 3~lfi acres for Neighborhood Centers, and 10-40 acres for Commu-
nity CenterR.
Logan Boulevardllmmokalee Road Mixed Use Sub-District Market Study Page 1-13.2
Table 1_05.3
Traffic Analysis Zones (TAZ) in the Combined Trade Area
Permanent Build-Out Population Allocated By Dwelling Unit Type
TAZ Population Single-Family Multi-Family Accommodations Total
Number (2030) (SF) (MF) (Unit Occuoancv) Units
PTA Subtotal 12,442 (100%) 7,774 (62,5%) 4,668 (37.5%) 0 7,551
STA Subtotal 7,915 (100%)
6,533 (82,5%) 1,382 (17.5%) 120
4,492
Build-out Total 20,357 (100%) 14,307 (703%) 6,050 (29.7%) 120
12,043
Functional Total 26,315
.
.
2.19 PPDU(3)
(3) The Persons Per Dwelling Unit (PPDU) is the result of dividing 26,315 persons esti-
mated to represent the functional build-out population by 12,043 Dwelling Units fore-
casted to exist at the time of build-out A similar calculation for the PT A would yield a
PPDU of 1,64 Persons, Similarly, the STA would Yield a PPDU of 1.76 Persons.
Logan Boulevardllmmokalee Road Mixed Use Sub-District Market Study
Employing CIGM Guidelines in Calculating
Supportable Retail Commercial
Table 1,05,3 on the facing page documents the aggregate population fore-
casted for a Combined Trade Area inclusive of both thc primary trade and the
secondary trade areas.
Page 1-13.1
Calculations of supportable commercial acreage for the both the full-time
resident and functional populations of the Combined Trade Area are demon-
strated below:
L For the Combined Trade Area, the forecasted total of 20,357 permanent
residents at the time of build-out would yield 172,017 square feet of sup-
portable retail uses, when 20,357 persons is multiplied by 8A5 square feet
pel' capita.
2_ The forecasted total of 26,315 full-time and part-time persons making up
the Combined Trade Area's functional population at the time of build-
out would yield 222,361 square feet of supportable retail uses_
Findings and Conclusions
L There is a clear demonstration of potential market support from a substantial
emerging population within a well-defined Combined Trade Area (CTA) that
includes neighborhoods north and south of the segment Immoka]ee Road
(CR-846) from Oaks Boulevard to Gulf Coast High Schoo] and those east and
west of the recently extended Logan Bou]evard corridor north of Pine Ridge
Road that can validate claims of supportable retail uses in the subject Mixed
Use Sub-District, located at the southeast corner of CR-846 and Logan
Boulevard,
2, Study findings indicate the Sub-District can accommodate upwards of
222,000 square feet of retail space,
3. Remaining land within the Sub-District can accommodate office and profes-
sional services to address the needs of trade-area residents including, among
others, the following:
a, Office buildings (Non-professional, one-story and multi-story),
b, Professional services buildings,
c. Financial institutions, and
d. Insurance company offices.
4_ No roadway segments within the study area will be deficient after the com-
pletien of CR-846 capacity improvements in 2010 (See Table L04,:J), and no
remediation or other roadway capacity improvements are planned presently
within the general area under study (See Tab]e L03).
.....__.~.__., ,_'h'."",~~"",_ *~___'__
Logan Boulevard/lmmokalee Road Mixed Use Sub-District Market Study
Page 1-14
Section J - Exhibit ;j that follows provides the number of approved dwelling
units and permitted commercial development for each Planned Unit Development
(PUD) within the general boundaries of study area; they are highlighted in light
grey.
Additional Market-Conditions Analysis
Section II of this Study will describe and analyze existing zoned andlor devel-
oped commercial and industrial property located in general proximity to the Logan
Boulevard/lmmokalee Road Mixed Use Sub-District site, situated southeast of the
intersection ofTmmokalee Roar! (CR-S46) and Logan BoulevarrL
Other analysis of tbe dimensions of development activity within the area un-
der study includes:
Section Ill: Analyzes retail demand alld evaluates c.;ompeting development
activities;
Section IV: Summarizes study findings and recommendations; and
Section V: Provides an Aooendix with supplementary documentation.
* * *
Section I - Exhibit lA
Metropolitan Planning Organization (MPO)
Draft Tentative Work Program
Fiscal Year 2009/2010 to Fiscal Year 2013/2014
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Section I - Exhibit 1B
Collier County
Annual Update and Inventory Report (AUIR)
Fiscal Year 2008/09 to Fiscal Year 2012/13
60003
60171
I Project
Name
FYll9 FY111 FY11 FY12 FY13
SUMMARV OF PROJECTS Armunt Amount Amount
PROJECTSCURREN1l.. Y IN PRODUCTION
Gecdlette FranK IPRR-GGPKW'J')
Golden Gate Pkwy OVefPau
lmrrokalee Rd/CoIller Blvd -43rd
Immokaleo Rd 175. Colller Blvei.
RllttIesn2lke Polly to Collier Blvd
A sse Ph I Cst/Ph I ROW
Santa Barbara Blvtl/Polly 1,506 R 1,51)6
Vanderbilt Bch RdlAlrport-Colller Blvd.
Collier Blvd.llmni< Rd-GG Blvd.
Immokalee Rd/US41-175
Davis Blvd Ughting
Golden Gate Pkwy
COlliN Blvd (US 41 to D.wis)
Sl1btotQJ 1506 1506
PROGRAMED PROJECTS TO BE LET
Colller Blvd (OavlslN of GG.Mn Canal) 11),013 ell 12,987 ell 23,1l00
Davll: Boulevard - Collier - Radio 21,100 ell 21,100
County Barn Road/Davis. CR864 '" R 703
Vanderbilt Beath Rd/Collier Blvd-Wilson 3,097 R 10,724 R 2,5011 R 2,900 R 11,500 R 30,721
Golden Gilte Blv[fWlhwn E to Desoto 2,320 R 10,150 R 3,600 R 38,100 ell 54,170
Collier Blvd (GGB to GJ~n) 2,01)0 6,715 R 23,400 ell 32,115
Collier Blvd (N GO Canal- Green) 2;000 R 27,000 D/CtI 29,000
Randall Blvd 1,000 R 1,000
175Inlen:hange@Everglades
Northbrooke WldaningNalewood EJ:t. 5,000 CIlIR 5,009
SBe . Copperlearto GreCO 4,800 R 16,100 ell 20,900
Oil Well (IrrklU mllCamp Keis'" 1.5 ml) 24,620 e 21,38() ell 46,000
Oll Well (EVerglades. E Desoto)
V\lilson Blvd (GGB .Immk Rd) 1,000 0 9,940 R 2,000 R 12,940
\COntlngllncy 11,973 3,9H 4,000 3,'" 4,000 26;992
SllblotaJ 86626 6:1931 11100 19,384 60;<<100 303641
Tolal 88,132 65,931 11,.1M 79,384 60,600 305,147
Oll8ral1om. IrmrovemootslProtlrams
er1dge Repairs/Improvements 2,000 5,000 5,000 5,000 5,000 22,000
Major Intersection ImproYr6nents 1,000 1,GOO 1,000 1,000 1,000 5,000
IntenoectionSaf8ty'CitpacltylmproV8 750 1,750 1,750 1,150 1,750 7,750
New Tnlffic SignaJs 750 750 750 75. 750 3,750
Shoulder Safety Program " 50 50 50 50 '"
Traffit Calming/Studies no 25() 250 750 25' 1,250
Pathwa~Sldewa.lks Bike Lanl!S 50' \00 SO, SO, '" 2,500
TrlVlsitEnhiV'lCQ"Tlents 1,750 1,500 1,250 1,000 1,000 6,500
Major RoadWllY
Resurl'atln!yRecon~ruttlPf1 ';09
Road Rofurt>lshlng 109 600 60' '00 '00
51btotalOperiltions
Improvements/Programs - ~.~-~.~~- 11,150 --- 10,9110 10,900 51509
Collector RoadslMlnor Arterial Roads 1,601 1,635 1,635 1,635 1,635 8,142
Advanced ROW 1,909 1,100 1,600 1,600 1,600 8,409
nalsfws to other funds 3,604 4,300 4,550 4,800 4,800 22,054
Impact Fee Rcfunds 602 1,000 1,000 1,000 1,000 4,802
Debt 5o-vlcePyrrts COlllmecial Pap€! 9,500 9,525 10,980 30,005
Debt ServIce P:il\Kmmls 13,874 13874 13814 13874 13874 69J70
TOTAL 111,082 99,~~0 S4,409 122,118 105,389 .--.- 499,438
REVENUES
Impact FoeslCOA Revenue 35,000 30,000 30,000 35,000 .w,(lOO 1711,OOO
Gas Tax Revenue 17,905 21,371 22,075 19,179 24,057 104,588
Grants/ReImbursements 9,184 2,298 2,{lO() 1,815 8,500 23,857
Short Tefm Loan Commercial Paper 21,1/1l 18,998 8,832 50,(1){l
CallY Forward 34,552 34,552
Slormw;ller FundIng for ProJects
General Fund 2J,50g 24,000 24,000 24,000 24,000 119,509
Gener2ll FU/ldTurn back 13068
RlNtlfJueReso-ve (3,Q68)
Total 5 Yaar Revenue:> 117,082 99,840 78,015 99,052 105,389 499,438
AUIR Update 20118 5 Ya'Jl Wor1\. PrograrnCIE
IDollilJS shawn In Thousands)
projec
.
60005
60006
60018
66045
60169
62081
60091
63051
65061
66042
60176
60027
60001A
600018
60073
60101
60168
60040'
68056'
680568
60065
60060
60106
62081S
60044
60044
Goo20
66066
66065
60016
60172
69122
60163
69081
S101Q
60173
TED
Gross-Surplus/Shortfall
23,660
(23,666)
Cumulative
~'--
S =Sludy
o = Design
M =Mltlgatioo
C = Censtruttlon
R=ROW
LS=Landsupc
):::lm;pectJon
AM = Access Management
LP. 518 LOOltl Re~yrnent \0 state
]3,666
Production Ready M;yy allow for letting In FY2011
Schedult!IIOIsbellll adjusted buedon need and financing
Dl>pending on actual cost:; ror Oil Wetl Road, Contingency In FY09 would be used forprojocts includIng:
.Pl....lll"~. hood@US(l "'1<'~.C11"n I"'l',,,~<,"on" fi: 15U,UUO ROW, SlUD,OlIn COM"tlC,ID~
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!lIpllorl1l:c<l1 'y'lJdr:; to be gL'llefilllV paId out overlhafollowingschedu la for phases (average Unle for payoulj:
This C:ilrry Forward numboc that lndudu$ the loll of 6ncumbr~lI~es will not be avallable until after Octobor 1, 21)08.
LdStUpd3tod 9/11/03
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Section I - Exhibit 2
Collier County
Residential Build-Out Study
March 2005
ZOOS RE.SIDENTIAL BUILD-OUT STUDY
The 200S Residential Build-out Study entails an analysis of undeveloped
lands to determine likely future residential development, combined with existing
residential development, to project the total number of dwelling units and resulting
permanent population. This Study reflects one piausible development scenario, one
that neither reflects the maximum development potential nor the minimum devel-
opment potential. There are an infinite number of possible scenarios due to the
many variables involved and, therefore, a degree of conjecture is inherent in this
type of analysis. The variables include future occupancy/vacancy rates; future per-
sons per household ratios; tbe type and density/intensity of future development re-
quests and approvals; and possible future regulatory changes.
I'rojections of futurc development location, type and density/intensity are
made for general planning purposes; as such, these projections should NOT be rc-
lied upon as creating an absolute cxpectation of future development approvals.
This Study is a planning tool, not a blueprint or vision for future development order
approvals by tbe BCe:.
Due to the numerous variables involved in this build-out analysis, the data
in this Study should not be used to predict dwelling unit or population totals at the
level of individual Traffic Analysis Zones (TAZs); rather, the more TAZs that are ag-
gregated, the greater the confidence in the resulting projections. This is especially
true for sparsely developed areas of the county where there is little, if any, estab-
lished development pattern
The objective of this Build-out Study is to project what the dwelling unit and
population counts will be, and their distribution, at build-out; it is not to predict
when build-out will occur. However, if the countywide annual average growth rate
since 2000 (S.OS';-!') were to remain steady into the future, build-out could occur as
soon as 2026.
Staff does not anticipate that build-out will be achieved in about twenty
years) for three reasons:
1) Past experience has shown tbat the growth rate will vary over time, especially
during cyclical economic downturns (think of the early 1990's - Collier County's
growth slowed down, albeit not as significantly as most other parts of the country);
2) Diiferen! areas of the county experience different growth rates; and,
3) ;\s build-out is approached, the gwwth rate will decline significantly. Addition-
ally, the latest pOJ.'ulation projectiollS prepared by the Comprehensive Planning
Department (in 20(4) project the countywide permanent population in 2030 at
7:)9!7()().
Attached is a spreMlsheet depicting the projected dwelling units and popula-
tion at build-out tor various sub-parts. A few observations:
I) The area lying east of Collier Boulevard, mostly rural lands and the semi-rural
Golden (iale I':states, is projected to contain the majority of the county's population
(almost SS%) al build-out.
2) The ImrnokaleE' lIrh~ln ~H<?a ha:; a significant growth potentLd. 1'vfuch of the Inl-
mokalce urban area is comprised of undeveloped land or land in agricultural llses,
not unlike the coastal urhan area 30 or so years ago.
3) Not surprisinglv, the percentage uf the county's population within the incorpo-
rated areas \vill continue' to diminish in size (about 7(H: at build-out, barring signifi-
cant ilnl1cxZltiol1s or incorporation of new cities).
Methodology
The Collier MPO, Metropolitan Planning Organization, adopted its version
of the 2000 Census Traffic Analysis Zones in 2004. The MPO consultant produced a
TAZ map with accompanying dwelling unit and population data, the foundation of
which is the 2000 Census. Graphics and Comprehensive Planning staff then split
many of MPO's TAl,s into sub-TAZs (so as to allow for the annual compilation of
data by various geographies, e.g. Planning Communities, as required by the Future
Land Use Element and the Inter-local Agreement with the Collier County School
Board). This resulted in year 2000 dwelling unit and population counts by TAZ.
This also allowed staff to derive the ratio of persons per total dwelling unit (PPTDU)
by TAZ - simply divide the population of each TAl by the number of dwelling units
in that TAl. I'or each TAZ in which there were no dwelling units or population,
staff assigned a PPTDU ratio from a comparable TAZ.
Next, Comprehensive Planning staff manually reviewed all residential
building permits from 2000-2004 (roughly 15,000 permits) for which a Certificate
of Occupancy was issued so as to identify the 2000 TAl location of each dwelling
unit(s). These dwelling units were added to the 2000 data to derive a 2004 dwelling
unit count by 2000 TAZ. Using the PPTDU ratios, staff calculated the population
for 2000-2004 by TAZ, and then added that to the 2000 figures to derive the 2004
population by 2000 TAZ. This 2004 data is the base year data for the Build-out
Study.
Staff then reviewed each TAl, to determine the number of approved but un-
built dwelling units, using Property Appraiser aerials, parcel data, and assessment
maps; zoning maps; and, the February 2005 pUD list. For urban-designated proper-
ties containing "unzonedll land - typically zoned AI Rural AgricuHufe, staff pre.
dieted the l1ulnber of dwelling units} if any, that lllight be approved via a rezoning,
based upon the assumptions noted below. For properties in the rural area, staff
predicted the number of dwelling units that might be built, also using the assump-
tions noted below.
Staff did not re-analyze the Immokalee community, the City of Naples, or
the City of Marco Island. Instead, staff relied upon the build-out figures from: the
199] Immokalee Area Master Plan for Immokalee, Phase I of the Urban Area Build-
out Study (1994) for Naples, and the 1997 update to the 1994 Build-mlt Study for
Marco Island.
Assulllptions
In preparing this Build-out Study, several assumptions were made for various areas
of the County, as stated below.
Coastal Urban Are,!
1. Assume EAR-based Growth \1"nagelllent I'I"n amellllments will be approved to
eliminate some density bonuses within the DellSity Rating System, and to limit
density to J maximInll of 4 DU/.A in the Coastal High Hazard Area. As il result,
all properties to which the Density [(ating System is applicable and for which a
future rezoning is asslIllled, assi,~J1 it density of 3 ur 4 DUjA - no utilization of
density bonuses is assumed.
2. In the Urban l(cs!(1cnti,,1 [Cringe, assume demity capped at 1.5 DUjA: that is, as-
SUll1e no Transfer (-'1f L)cvelopl11ent Eights hum tht, RUL:ll Fringe 1vIixed U:;e Dis-
trict.
o
:,. For most properties for which a future rezoning is assumed, and for pUDs where
the dwelling unit type is unspecified, assume 50% will be singJe family and 50%
will be multi-famiiy.
4. Assllme pUDs wiil develop at their maximum approved density (with oniy one
exception).
5. Assume properties designated to ailow commerciai zoning will be rezoned to
commerciai, not residential.
Goldcn Gatc Estatcs
1. For ail parcels iarge enough to be subdivided, e.g. 5-acre tract, assume 75'YIt will
subdivide.
2. Assume properties designated to ailow commercial zoning wiil be rezoned to
commerciai, not residential.
Rnral Fringc Mixed Usc District. fRFMUD)
l. Assume four Rural Viilages will be developed, the maximum ailowed.
2. Assume the Rurai Viilage to deveiop in the Receiving area on the south side of
Immokalee Road and west of Wilson Blvd. wiil be the minimum size ailowed,
300 acres.
3. Assume the Rural Village to develop in the Receiving area on the east side of
Immokalee Road and north of Golden Gate Estates will be the median size aJ-
lowed, 900 acres (the mid point between the minimum of 300 acres and maxi-
mum of 1500 acres).
4. Assume the Rural Viiiage to deveiop in the Receiving area in North Beile Meade
will be the median size ailowed, 900 acres.
S. Assume the Rural Village to develop in the Receiving area on the north side of
US-41 East wiil be the median size ailowed, 1400 acres (the mid point between
the minimum of 300 acres and maximum of 2S00 acres).
o. Assume all Rural Villages wiii be developed at the median density ail owed, 2.5
DU/A (mid point between the minimum of 2 DU/A and maximum of 3 DU/A).
7. Assume the dweiling unit mix in each RuraJ Viii age will be SO'J.\, single family
and 5(YY!J 111ulti-fanlily.
8. Assume the pending Growth Management Pian amendment (CP-2004-4) will be
appmved to create additional TDR bonuses.
9. Assume the pending Growth Management Pian amendment (CP-2004-2) wiii be
approved to re-designate 232 acres from Neutrai Lands to Sending Lands and
Receiving Lands, located south of lmmokalee Road and west of Wilson Blvd.
Rural Lands Stewardship Area (RLSAl
I. Stewardship Sending Area (SSM Credit Assumptions:
a. Assume %% of Flow-way Stewardship Areas (FSAs), lIabitat Stewardship Ar-
eas (HSAs), Water Retention Areas (WRAs), and Rezones wili become SSAs.
b. Credit calculations are based on mean values for each stewardship type.
c. Credit calcuiations are based on layers removed to Ag 2 (on average).
d. Hestoration Credits for designation (Rl) will cncolllpass 7Sl}!; of land area.
e. Restoration Creelits for completion (H2) wiii encompass 50% at land area.
The above entitles 56,365 acres of Stew:mlship Receiving Area, approximately
76f1(1 of ilopcn area'! (2fVX) in Area of Critical State Concern - ACSC).
,
,
2. Stewardship Receivin~ Area (SRAl Assumptions:
a. Assume Towns, Villages, Hamlets and Compact Rural Developments (CRDs)
will develop at 3000, 700, 80 and 80 acres, respectively.
b. Assume Towns, Villages, I lam lets and CRDs will develop at densities of 3, 3,
1.5 and 1.5 DU/A.
c. Assume the mix of SRA type by acreage will he S(Ni, Town or Village, and
50% Hamlet or Clm.
d. Assume a total of 5 Towns and 16 Villages.
e. Assume the dwelling unit mix will be 50% single family and SO'Yr, multi-
family.
3. Development outside SRAs:
a. For "Open lands" outside of the ACSC, assume: 12% Agriculture and 12'!1)
Baseline development.
b. For "Open lands" within the ACSe, assume 40% Agriculture and 400A,
Baseline Development.
Assume no baseline development inside flow-way Stewardship Areas, Habitat Stew-
ardship Areas, or Water Retention Areas.
RLSA BUILD-OUT SUMMARY SHEET
Open Areas (not within ACSC):
Dwelling Units (DUll
4,995
12,000
11,200
26,115
8,259
8,259
70,828
Open Areas (ACSC):
1,000
1,500
1,000
6,765
Acres
Ave Maria
16 Villages
Hamlets/CRD
11 ,000
36,000
33,600
39,173
1,652
-0-
121,425
4 Towns
8aseline
Agriculture
Subtotal
Village 500 (2)
Village 300 (5)
Hamlet/CRD (10)
3,000
4,500
1,500
Baseline
Agriculture
Subtotal
TOTAL RLSA
6,765
1,353
,0-
17,030
87,858
10,353
131,778
2005 Residential Build-out Study
G. (Olllp, David, 2005 B.D. Study
dw/March 2005
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Section I - Exhibit 3
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July 29, 2009
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Logan Boulevardllmmokalee Road Mixed Use Sub-District
Market-Conditions Study
Table of Contents
Tab
1. Market Conditions & Study Area Characteristics
2. Existing Commercial Land Uses in the Study Area
3. Retail Demand Forecasts for the Study Area
4. Summary of Study Findings and Recommendations
5. Appendix
LEE COUN TY
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Logan Boulevardllmmokalee Road Mixed Use Sub-District Market Study
II. EXISTING NON-RESIDENTIAL LAND USES
Page 11-1
Market conditions discussed earlier in this Study, demonstrate clearly that
full-time and part-time seasonal population growth in the Urban Estates Planning
Community District (PCD) - estimated to increase by 22,704 persons between 2000
and 2015 - will likely generate increased demand for goods and services from new
study-area residents.
Section II will detail the dimensions of existing commercial development in
the area under study. The predictable needs of an increased study area population
for goods and services forecasts a steady development of presently undeveloped non-
residential land along the lmmokalee Road (CR-846), Logan Boulevard, Vanderbilt
Fleacb Road, and Collier Boulevard/County Road 951 corridors.
As growth occurs on undeveloped land in the study area that is approved for
residential use, it can only enhance the viability of commercial uses proposed for the
Logan Boulevard/lmmokalee Road Mixed Use Sub-District. New office buildings; ho-
tels and motels; entertainment centers; and institutional uses -- churches, nursing
homes, and schools, public and private -- will need to be accommodated as well on
available land suited to non-residential development.
Commercial Land-Use Inventory
The Collier County Commercial Land Use Study, prepared by the Compre-
bensive Planning Department as Appendix A-I to the Future Land Use Element,
provides a detailed inventory of the location of all C-1, C-2, C-3, C-4, and C-5 zoning
and Planned Unit Development (PUD) commercial.
A list of applicable two-digit code designations derived from Property Ap-
praiser and Florida Department of Revenue (DOR) land use codes is exhibited
throughout Section II to identify and describe inventoried land uses; all relevant
data is reported by Traffic Analysis Zone (TAZ) for commercial and industrial land
uses presently in effect in Collier County. A map detailing the location of each TAZ
located in the area under study is shown on the facing page.
Property-appraisal-based analysis presents certain difficulties in matching
commercially zoned acreage with acreage classified according to DOR codes. Conse-
quently, this analysis will limit the use of property-appraisal data to site-specific de-
terminations of <lcreage and the square-foot dimensions of existing structures only.
Commercial and industrial acreage and structures, reported by the square-foot di-
mensions of a building "footprint," will be the basis for the analysis that follows.
Characteristics of Commercial Land-Use in the Study Area
In order to docurncnt the need for new non-residential uses - conunerciaL
conditional-use, and public-service ftl.cilities -- within the study area~ it is necessary
to exarnine its present pattern of comlnercialland uses. Non-conforming r.H1d indus-
tria] land uses are excluded from the analysis that follO\vti.
Logan Boulevardllmmokalee Road Mixed Use Sub-District Market Study
Page 11-2.2
Table 1.05.1
Traffic Analysis Zones (T AZl in the Primary Trade Area (PT Al
Permanent Resident Build-Out Population Allocated By Dwelling Unit Type
TAZ Population Single-Family Multi-Family Accommodations Total
Number (2030\ (SF) (MF) (Unit Occuoancy) Units
183 4,158 (100%) 2,310 (55.6%) 1,848 (44.4%) 0 2,719
184 2,460 (100%) 1,945 (79.1%) 515 (20.9%) 0 1,483
188 568 (100%) 536 (94.4%) 32 (5.6%) 0 178
368 1,952 (100%) 441 (22.6%) 1,511 (77.4%) 0 1,345
371 1,334 (100%) 837 (62.7%) 497 (37.3%) 0 684
372 1,970 (100%) 1,705 (86.5%) 265 (13.5%) 0 1,142
Total 12,442 (100%) 7,774 (62.5%) 4,668 (37.5%) 0 7,551111
(1) At the time of the 2000 U. S. Census, permanent residents occupied 77.3% of the total number
of dwelling units in ZIP Code Area 34119 (See Table 102.1 above). All of the TAZ's in the PTA
are located in ZIP 34119. Applying the standard equation of 77.3/1 00 = 12,442/n yields a likely
maximum functional population of 16,100 persons for the PTA at the time of build-out.
Table 1.05.2
Traffic Analysis Zones (T AZI in the Secondary Trade Area (ST A)
Permanent Build-Out Population Allocated By Dwelling Unit Type
TAZ Population Single-Family Multi-Family Accommodations Total
Number (2030) (SF) (MF) (Unit Occuoancy) Units
181 839 (100%) 813 (969%) 26 (3.1%) 0 286
182 678 (100%) 658 (971%) 20 (2.9%) 0 228
185 4,295 (100%) 4,019 (93.6%) 276 (6.4%) 48 2,650
187 431 (100%) 405 (94.0%) 26 (6.0%) 0 152
190 138 (100%) 131 (94.9%) 7 (5.1%) 0 49
374 1.534 (100%) 507 (33.1%) 1.027 (66.9%) 72 1.127
Total 7,915 (100%) 6,533 (82.5%) 1,382 (175%) 120 4,492121
(2) Applying the standard equation of 77.3/100 = 7,915/n yields a Iikeiy maximum functional
population of 10,215 persons for the STA at the time of build-out.
Source: Residential Build-Out Study. Collier County Comprehensive Planning Department
ZDA T A 12030.xls Traffic Analysis Zones File (March 2005)
'..-.--.-" .-.---......-.,.,.-. ..-.." ..-'_..~~---..."'
Logan Boulevard/lmmokalee Road Mixed Use Sub-District Market Study
Page 11-2
Specific land use designations within the largely suburban Urban Estates
planning community are listed according to designations taken from the Collier
County Commercial Land Use Inventory for 2007.
Land use designations are derived from appraisal records and Geographic In-
formation Service (GIS) data provided by the Property Appraiser, the Planned Unit
Development (PUD) inventory, and zoning maps. Metropolitan Planning Organiza-
tion (MPO) documents provide additional information on each Traffic Analysis Zone
(TAZ) located in the Urban Estates.
Present land uses for the suburban Urban Estates planning community are
exhibited on the pages that follow in Section II - Exhibit 1, accompanied by zoning
designations and tbe square footage for each listed category of non-residential land
uses existing in 2007.
Each commercial-land-use exhibit is accompanied by a facing-page listing of
land-use designations, provided by the Property Appraiser that will assist the reader
in identifying the status of commercial activity for each reported parceL
As noted above, applicable two-digit designations -- derived from Property
Appraiser and Florida Department of Revenue (DOR) codes -- are provided to de-
scribe each land use. Traffic Analysis Zone (TAZ) designations are provided for each
reported land use, and tbose located in each of the two Sub-District trade areas are
listed below:
. TAZ 371 (Quail Creek Plaza Phase 1 and Quail Creek Plaza Phase 2) is the
only TAZ located in the Market Study's Primary Trade Area (See Table 1.05.1
on page 1I-2.2). All the remaining Zones -- TAZ 183, TAZ 184, TAZ 188, TAZ
369, and TAZ 372 -- do not report any commercial land uses for the Primary
Trade Area in 2007.
TAZ 374 (Northbrook Plaza) is the only TAZ located in the Market Study's
Secondary Trade Area (See Table 1.05.2 on page Il-2.2). All remaining Zones
-- TAZ 181, TAZ 182, TAZ 185, TAZ 187, TAZ 190, and TAZ 374- do not re
port any commercial land uses for the Secondary Trade Area in 2007.
Review of Existing Zoned Commercial Land and Developed Commercial
Uses Within Sub-District Traffic Analysis Zones (TAZ's) in 2007
The extensive commercial land use inventory detailed in Section II -- Exhibit
1 that follows demonstrates clearly that commercial zoning in the Combined Trade
Area is limited to Planned Unit Development (pUD) zoning only. Exhibited trade-
area TAZ's are highlighted in gray.
Table 2.02 below dell1onstr"tes " trade-aJ'o" tot"l or 114.9;)2 square feet of
listed eommercial uses in seven Florida Department of Revenue (DOR) code c"tego-
des.
Logan Boulevardllmmokalee Road Mixed Use Sub-District Market Study
Page 11-3
Table 2.02
2007 Commercial Land Uses
Urban Estates PCD
Study Area Traffic Analysis Zone (T AZ) Summary
Land Square
Use Collier County Commercial Land Use Cateaories Feet Total Acres
10 "Vacant" 0 0.00
11 Stores (4) 25,326 3.75
14 Supermarkets 0 0.00
16 Community Shopping Centers (1) 3,728 103
17 Office Buildings (3 non-professional, one-story) 22,936 2.95
18 Office Buildings (2 non-professional, multi-story) 10,192 1.80
19 Professional Services Buildings 0 0.00
21 Restaurants, Cafeterias (1) 5,307 0.69
22 Drive-in Restaurants 0 0.00
23 Financial Institutions 0 0.00
24 Insurance Company Offices 0 0.00
26 Service Stations (2) 3,120 2.02
27 Automotive Sales 0 0.00
29 Wholesale Outlets 0 0.00
30 F loristslG ree n houses 0 0.00
39 Hotels, Motels ~232 3.50
Grand Total 114,932 15.74
Urban Estates PCD
Non-Residential Land Use Inventory:
Popu lation
2007
37,981
294,289
2007 Comparative AnalySIS
Commercial
Square Feet
2,014,656
21,956,159
Square Feet
Per Capita
53.04
7461
Unincorporated County
Section II - Exhibit 1
2007 Commercial Land Uses:
Urban Estates Planning Community District (PCD)
Table 2.01
COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES
Note: Three-digit numbers refer to Florida Land Use and Cover Classification Svstem, and !wo-
digit numbers refer to Collier Countv Propertv Appraiser's Land Use Codes and Florida Depart-
ment of Revenue (OOR) Codes.
121 Retail Sales and Service
10 Vacant Commercial
11 Stores
12 Mixed Use (Store and Resident)
13 Department Stores
14 Supermarkets
15 Regional Shopping Centers
16 Community Shopping Centers
21 Restaurants, Cafeterias
22 Drive-In Restaurants
25 Repair Service Shops [excluding Automotive]
26 Service Stations
27 Automotive Sales
33 Nightclubs, Cocktail Lounges, Bars
122 Wholesale Sales and Services
29 Wholesale Outlets, Produce Houses, Manufacturing Outlets
30 Florists, Greenhouses
123 Office and Professional Services
17 Office Buildings [Non-professional, one-story]
18 Office Buildings [Non-professional, multi-story]
19 Professional Services Buildings
23 Financial Institutions (Banks, S&L's, Credit Services)
24 Insurance Company Offices
124 Hotel and Motel
39 Hotels, Motels
125 Cultural and Entertainment
31 Drive-In Theater, Open Stadium
32 Enclosed Theater, Auditorium
34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas
35 Tourist Attractions, Permanent Exhibits, Other Entertainment
Other Miscellaneous'
20 Airport and Marine Terminals, Piers, Marinas
28 Mobile Home Parks and Parking Lots
38 Golf Courses, Driving Ranges
40 Vacant Industrial
41-47 Developed Industrial including Manufacturing
48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing
60 Grazing Land, Class I
66 Orchard Groves, Citrus, etc.
88 Federal Government
91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, Radio/Television
"Miscellaneous" Items are listed for reader information only. "Other" code items
will assist the reader in identifying land uses not subject to analysis in Section II!
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Table 201
COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES
Note: Three-digit numbers refer to Florida Land Use and Cover Classification Svstem, and !wo-
digit numbers refer to Collier Countv Propertv Appraiser's Land Use Codes and Florida Depart-
ment of Revenue (OOR) Codes.
121 Retail Sales and Service
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11 Stores
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13 Department Stores
14 Supermarkets
15 Regional Shopping Centers
16 Community Shopping Centers
21 Restaurants, Cafeterias
22 Drive-In Restaurants
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26 Service Stations
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122 Wholesale Sales and Services
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30 Florists, Greenhouses
123 Office and Professional Services
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24 Insurance Company Offices
124 Hotel and Motel
39 Hotels, Motels
125 Cultural and Entertainment
31 Drive-In Theater, Open Stadium
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34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas
35 Tourist Attractions, Permanent Exhibits, Other Entertainment
Other Miscellaneous'
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28 Mobile Home Parks and Parking Lots
38 Golf Courses, DriVing Ranges
40 Vacant Industrial
41-47 Developed Industrial Including Manufacturing
48 WarehOUSing, Distribution & Trucking Terminals. Van & Storage Warehousing
60 Grazing Land, Class I
66 Orchard Groves. Citrus, etc.
88 Federal Government
91 Utility, Gas & ElectriCity, Telephone, Water/Sewer Service, Radio/TeleVision
"Miscellaneous" Items are listed for reader information only "Other" code items
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Table 2.01
COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES
Note Three-digit numbers refer to Florida Land Use and Cover Classification System, and (wo-
digit numbers refer to Collier County Property Aooraiser's Land Use Codes and Florida Depart-
ment of Revenue (DORl Codes.
121 Retail Sales and Service
10 Vacant Commercial
11 Stores
12 Mixed Use (Store and Resident)
13 Department Stores
14 Supermarkets
15 Regional Shopping Centers
16 Community Shopping Centers
21 Restaurants, Cafeterias
22 Drive-In Restaurants
25 Repair Service Shops [excluding Automotive]
26 Service Stations
27 Automotive Sales
33 Nightclubs, Cocktail Lounges, Bars
122 Wholesale Sales and Services
29 Wholesale Outlets, Produce Houses, Manufacturing Outlets
30 Florists, Greenhouses
123 Office and Professional Services
17 Office Buildings [Non-professional, one-story]
18 Office Buildings [Non-professional, multi-story]
19 Professional Services Buildings
23 Financial Institutions (Banks, S&L's, Credit Services)
24 Insurance Company Offices
124 Hotel and Motel
39 Hotels, Motels
125 Cultural and Entertainment
31 Drive-In Theater, Open Stadium
32 Enclosed Theater, Auditorium
34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas
35 Tourist Attractions, Permanent Exlllbits, Other Entertainment
Other Miscellaneous'
20 Airport and Marine Terminals, Piers, Marinas
28 Mobile Home Parks and Parkll1g Lots
38 Golf Courses, Driving Ranges
40 Vacant Industrial
41-47 Developed Industrial including Manufacturing
48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing
60 Grazing Land, Class I
66 Orchard Groves, Citrus, etc.
88 Federal Government
91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, Radio/TelevIsion
'Miscellaneous" items are listed for reader information only "Other" code items
will assist the reader in Identifying land uses not subject 10 analysis in Section III
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Table 2.01
COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES
Note: Three-digit numbers refer to Florida Land Use and Cover Classification SYstem, and )wo-
digit numbers refer to Collier County Property Appraiser's Land Use Codes and Florida Depart-
ment of Revenue (OOR) Codes.
121 Retail Sales and Service
10 Vacant Commercial
11 Stores
12 Mixed Use (Store and Resident)
13 Department Stores
14 Supermarkets
15 Regional Shopping Centers
16 Community Shopping Centers
21 Restaurants, Cafeterias
22 Dnve-In Restaurants
25 Repair Service Shops [excluding Automotive]
26 Service Stations
27 Automotive Sales
33 Nightclubs, Cocktail Lounges, Bars
122 Wholesale Sales and Services
29 Wholesale Outlets, Produce Houses, Manufacturing Outlets
30 Florists, Greenhouses
123 Office and Professional Services
17 Office Buildings [Non-professional, one-story]
18 Office Buildings [Non-professional, multi-story]
19 Professional Services Buildings
23 Financial Institutions (Banks, S&L's, Credit Services)
24 Insurance Company Offices
124 Hotel and Motel
39 Hotels, Motels
125 Cultural and Entertainment
31 Drive-In Theater, Open Stadium
32 Enclosed Theater, Auditorium
34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed AI'eas
35 Tourist Attractions, Permanent Exhibits, Other Entertainment
Other Miscellaneous'
20 Airport and Marine Terminals, Piers, Marinas
28 Mobile Home Parks and Parking Lots
38 Golf Courses, Dnvlng Ranges
40 Vacant Industrial
41-47 Developed Industrial Including Manufacturing
48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing
60 Grazing Land, Class I
66 Orchard Groves, Citrus, ete
88 Federal Government
91 UliIIty, Gas & ElectriCity, Telephone, Water/Sewer SerVice, Radio/Television
"Miscellaneous" Items are listed for reader information only. "Other" code items
will assist the reader In identifying land uses not subject to analysIs in Section III
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,
Logan Boulevard/lmmokalee Road Mixed Use Sub-District Market Study
Page 11.4
Supportable Commercial Uses and Land Use Recommcndations
New residential construction, supported by the area's expanded roadway
network, will likely accelerate demand for accessible, well-located commercial cen-
ters providing for the household and personal service needs of present and future
residents.
Growing consumer pressures generated by new residents will likely foster
additional demand for commercial and conditional-use space exceeding the demand
generated by the residents of existing study area neighborhoods.
In order to evaluate commercial uses presently available to serve the needs of
the area's growing neighborhoods, this Market-Conditions Study has applied the
following standards likely to be employed during the plan-amendment or rezoning
process to determine the viability of new in the Logan Boulevard/Immokalee Road
Mixed Use Sub-District:
1. Adequacy of available infrastructure capacity, particularly roads (Section I);
2. rrhe alllount, type and location of existing zoned and developed cOl1unercial
uses in proximity to the subject site (Section IT); and
3. ^nalysis of market demand in the study area (Section III).
Land Use Recommendations
Under Section II - ~~xhibit 2 that follows, Collier County's General Commer-
cial Zoning District lists Standard Industrial Classification (SIC) groups that can be
considered both consistent with the purpose and intent. of applicable zoning stan-
dards and appropriat.e as commercial uses for development on t.he subject. sit.e. It. is
an ext.ensive list. enumerating 159 Permitted Uses.
:1' ~: :I:
Subsequent. sections will conclude t.he analysis of the st.udy area as follows:
Sedion III will analyze st.udy area market. demand,
Section IV will provide st.udy findings and recommendat.ions, and
Section V is 1111 Appendix providing additional documentation.
.",._-~.,...,.~~."_._,-",,..._...",--,-,,_.-
Section II - Exhibit 2
LIST OF PERMITTED USES
Logan Boulevard/lmmokalee Road Mixed Use Sub-District
No building or structure, or part thereof, shall be erected, altered or used, or land
used, in whole or in part, for other than the following:
1. Permitted Principal Uses and Structures:
A. Permissible Land Uses: Commercial Professional/General Office Permitted Use
(SIC In Parenthesis)
I.
2.
3.
4.
5.
6.
7.
8.
9.
10.
II.
12.
13.
14.
15.
16.
J 7.
18.
19.
20.
21.
22.
~,
.:.._).
74.
25.
26.
27.
28.
2<).
30.
31.
]2.
33.
]4.
_1S.
\().
Accident & Health Insurance Services
Accounting services
Adjustment services
Advertising (consultants) agencies
Advertising, not elsewhere classified
Architectural services
Auditing service, accounts
Auto & Home Supply Stores
Bakeries, Retail
Banks, commercial: national
Banks, commercial: not chartered
Banks, commercial: state
Banks, savings: Federal
Banks, savings: not federally chartered
Barber Shops
Beauty Shops
Book Stores
Bookkeeping Services
Business Associations
Business Commlting Services, not elsewhere classified
Camera & Photographic Supply Stores
Candy, Nut & Confectionery Stores
Car Title Services
Carpet and Upholstery Cleaning
Civic, Social and Fraternal Associations
Clothing & Accessory Stores, Men's & Boy's
Clothing Stores, Women's
Collection Services
Commodity Contracts Brokers & Dealers
Commercial Art & Graphic Design
Commercial Photography
Commercial Economic. Sociological & Educational Research
Computer & Computer Software Stores
Computer Facilities Managenlent Services
Computer Maintenance and Repair
Computer Photography 01' POI.t.rait.s
(6321)
(8721)
(7322)
(7311)
(7319)
(8712)
(8721)
(5531)
(5461)
(6021)
(6029)
(6022)
(6035)
(6036)
(7241)
(7231)
(5942)
(8721)
(8611)
(8748)
(5946)
( 5441)
(7299)
(7217)
(8641)
(56111
(5621)
(7322)
(6221)
(73:36)
(7335)
(8732)
(5734)
17:376)
(7378)
(72fJ91
37.
38.
39.
40.
4l.
42.
43.
44.
45.
46.
47.
48
49.
50.
5l.
52.
53.
54.
55.
56.
57.
58.
59.
60.
6l.
62.
63.
64.
65.
66.
67
68.
69.
70.
71.
72.
73-
74.
75.
76.
n
78.
79.
80.
8l.
82,
83.
84
Computer Processing & Data Preparation Services
Computer Programming services
Computer Rental & Leasing
Credit Reporting Services
Credit Unions, Federal
Credit Unions, State: not federally chartered
Dairy Products Stores
Data Processing Consultants
Dance Studios, Schools & Halls
Data Processing Services
Debt Coun8eling Services
Dental Laboratories
Dentist Office/Clinic
Diet Workshops
Direct mail advertising service
Direct Selling Establishments
Doctors - Medicine Offices & Clinics
Doctors - Osteopathy Offices & Clinics
Doctors - Chiropractors Offices & Clinics
Drapery, Curtain & Upholstery Stores
Dress Suit Rental or Tuxedo Rental
Drinking Places (Alcoholic Beverages)
Drug Stores
Eating Places
Electrolysis
Engineering services: industrial, civil, electrical,
mechanical, marine and design
Executive Offices
Executive & Legislative Oflkes Combined
Fire, Marine & Casualty Insurance Services
Floor Covering Stores
Florists
Food Stores, Miscellaneous
Foreign Branches & Agencies of Banks
Foreign Trade & International Banking Institutions
Furniture Stores
Gasoline Service Stations
Genealogical Investigation Service
General Government, not elsewhere classified
Gift, Novelty & Souvenir Shops
Grocery Stores
Hair weaving or Replacement Service
Hardware Store
Health practitioners - not elsewhere classified
Hobby, Toy & Games Shops
I-lome health care services
Hotels & Motels (FAR not to exceed 0.60)
Household Appliance Stores
Hospital & Medical Healthy Services
(7374)
(7371)
(7377)
(1323)
(6061)
(6062)
(5451)
(7379)
(7911)
(7374)
(7299)
(8072)
(8021)
(7299)
(7331)
(5963)
(8011)
(8042)
(8041)
(5714)
(7299)
(5813)
(5912)
(5812)
(7299)
(8711)
(9111)
(9131)
(6331)
(5713)
(5992)
(5499)
(6081)
(6082)
(5712)
(5541)
(7299)
(9199)
(5947)
(5411)
(7299)
(5251)
(8049)
(5945)
(8082)
(7011)
(5722)
(6324)
85.
86.
87.
88.
89.
90.
91
92.
93.
94.
95.
96.
97.
98.
99.
]00.
!OI
102.
103.
104.
105.
106.
107.
108.
109.
110.
III.
112.
113.
114.
115.
116.
117.
118.
119
120.
121.
122.
123.
124
125
126.
127.
128.
129.
[30.
I, I
132.
113.
Information Retrieval Services
Insurance Carriers, not elsewhere classified
Investment Advice
Jewelry Stores
Land Subdividers & Developers
Landscape architects, consulting & planning
Laundries (Power), Family & Commercial
Laundries (Coin Operated) & Dry-cleaning
Legal services
Libraries (except regional libraries)
Life Insurance Services
Liquor Stores
Loan brokers
Luggage & Leather Goods Stores
Management Services
Management Consulting Services
Markets, Meat & Fish (Seafood) Markets
Markets, Fruit & Vegetable Markets
Medical Equipment Rental & Leasing
Medical Laboratories
Membership Organizations, not elsewhere classified
Miscellaneous Business Credit Institutions
Miscellaneous General Merchandise Stores
Miscellaneous Home furnishings Stores
Miscellaneous Retail Stores, not elsewhere classified
Mortgage Bankers & Loan Correspondents
Musical Instrument Stores
News Dealers & Newsstands
Non-Deposit Trust Facilities
Optical Goods Stores
Optometrists - offices & clinics
Paint, Glass & Wallpaper Stores
Pension, Health and Welfare Funds Services
Personal Credit Institutions
Photocopying & Duplicating Services
Photographic Studios, Portrait
Photofinishing Laboratories
Podiatrists - offices & clinics
Political Organizations
Professional Membership Organizations
Professional Sports Clubs & Promoters
Public Relations Services
Radio, Television & Cunsumer Electronics Stores
Radio, Television & Publishers Advertising Representatives
Real I';state Agents and Managers
Record & Prerecorded Tape Stores
Religious Organizations
Repni,' Shops & Relat.ed Services, not elsewhere clnssified
Retnil Nurseries, Lmvl1 & (~cl1'den Supply Stores
(7375)
(6399)
(6282)
(5944)
(6552)
(0781)
(7211)
(7215)
(8111)
(8231)
(6311)
(5921)
(6163)
(5948)
(8741)
(8742)
(5421)
(5431)
(7352)
(8071)
(8699)
(6159)
(5399)
(5719)
(5999)
(6162)
(5736)
(5994)
(6091)
(5995)
(8042)
(5231)
(6371)
(6141)
(7334)
(7221)
(7384)
(8043)
(8651)
(8621)
(7941)
(8743)
(5731)
(7313)
(65:31)
(5735)
(8661)
(7699)
I. S2()l1
134.
135.
136.
137.
138.
139.
140.
141.
142.
143.
144.
145.
146.
147.
148.
149.
ISO.
151.
152.
153.
154.
155.
156.
157.
158.
159.
Secretarial and Court Reporting Services
Security Brokers, Dealers & Flotation Companies
Security and Commodity Exchanges
Sewing, Needlework & Piece Goods Stores
Services Allied with the Exchange of Securities or
Commodities, not elsewhet'e classified
Shoe Repair Shops and Shoeshine Parlors
Short-Term Business Credit Institutions, except
agricultural
Social Services, Individual & Family (activity centers,
elderly or handicapped only; day care centers for adult &
handicapped only)
Sporting Goods Stores & Bicycle Shops
Stationery Stores
Stores, Children's and Infants Wear
Stores, Family Clothing
Stores, Miscellaneous Apparel & Accessory
Stores, Shoes
Stores, Women's Accessory & Specialty
Surety Insurance Services
Surveying Services
Tanning Salons
Tax Return Preparation Services
Title Abstract Offices
Title Insurance Services
Tobacco Stores & Stands
Travel Agencies (no other transportation services)
Used Merchandise Stores
Video Tape Rental
Watch, Clock & Jewelry Repair
(7338)
(6211)
(6231)
(5949)
(6289)
(7251)
(6153)
(8322)
(5941)
(5943)
(5641)
(5651)
(5699)
(5661)
(5632)
(6351)
(8713)
(7299)
(7291)
(6541)
(6361)
(5993)
(4724)
(5932)
(7841)
(7631)
B. Any other commercial or professional use which is comparable in nature with
the foregoing list of permitted uses and consistent with the purpose and
intent of the district as determined by the Board of Zoning Appeals, pursuant
to the LDC.
II. Permitted Accessory Uses and Structures:
Accessory uses and structures customarily associated with the permitted principal
uses and structures, including, but not limited to:
A. Parking facilities and signage.
B. One caretaker's residence.
C. Any other accessory and related use that is determined to be comparable in
nature with the foregoing by the Board of Zoning Appeals, pursuant to the
process outlined in the LDC.
Logan BoulevardlImmokalee Road Mixed Use Sub-District
Market-Conditions Study
Table of Contents
Tab
1. Market Conditions & Study Area Characteristics
2. Existing Commercial Land Uses in the Study Area
3. Retail Demand Forecasts for the Study Area
4. Summary of Study Findings and Recommendations
5. Appendix
Logan Boulevard/lmmokalee Road Mixed Use Sub-District Market Study
Page 111-1
III. RETAIL DEMAND FORECASTS
The analysis of retail demand for the area under study, the Urban Estates
Planning Community District (PCD), is based on population and household-size pro-
jections derived from the University of Florida's Bureau of Economic and Business
Research (BEBR) estimates and allocated to the planning community by Collier
County's Comprehensive Planning Department.
The Commercial Demand Study for the Golden Gate Area (October, 2003),
conducted by the Collier County Comprehensive Planning Department, is a recent
example of a retail demand analysis. The 2003 Demand Study reassessed early de-
mand estimates. The reassessment improved the rigor of the earlier analysis while
adding latest available population and economic-activity estimates. As discussed
previously, the methods employed in the 2003 Demand Study are derived from a
Market and Commercial Land Use Study, completed in May 1988 by the planning
and engineering firm Reynolds, Smith and Hills (RSH) for the Board of County
Commissioners,
Analysts examllllllg the retail-demand calculations that follow should be
mindful of the important definitions listed below. Retail demand calculations for the
general area under study are provided on page 1II-4. Study procedures are based on
the methods employed in the earlier RSH Study. They include:
. Per-cap ita-income (PCI) data is provided by Woods & Poole Economics in
"constant dollar" amounts.
. Consumer expenditure calculations, based on PCI estimates, are the predi-
cate for a step-by-step analysis of commercial acreage and square footage re-
quired to satisfy forecasted demand.
. Demand calculations are based upon documented sales-per-square-foot (SPF)
for commercial space and a density determination, expressed as a floor-area
ratio (FAR), to predict the acreage requirement for the area under study.
The pu.rpose of inclu.ding the 2003 Demand Stu.dy in this analysis is to pro-
vide an independent, cOllnty-sponsored assessment of retail demand to establish a
means of determining whether wfficient retail capacity exists to meet the present and
flltlue goods and services needs of stlldy area residents residing in the Urban Estates
PCD including that part of the platted Golden Gate Estates located in the PCD.
Sales Per Sauare Foot (SPF): An earlier estimate of sales per square foot was
determined to be $220.87 according to calculations made by the County's Compre-
hensive Planning Department and based upon previous Collier County measurable
sales of $:3,223,592,288 divided by 14,594,655 sq. ft. of commercial space (Unincorpo-
mted County: 10,347,91] sq. ft..; City of Naples: 4,246,744 sq. ft.).
...___>,.......".. _..,.,,,,",_"""'~""..~ C._'~_""._..__
Logan Boulevardllmmokalee Road Mixed Use Sub-District Market Study
Page 11I-2
A revised SPF calculation {or the 2003 Demand Study reflects property-
appraiser defined land uses that corresponded closely to the Census' definition of
retail-sales outlets. The 2003 Study determined SPF to be $223.56 based on pro-
jected retail sales of $3,431,270,000 and a countywide commercial square-footage
estimate of 15,348,589 square feet. For the purposes of the retail-demand calcula-
tions that follow, SPF is rounded up to $225.00 and increased incrementally for each
reported period after 2000 to account for inflation, resulbng 10 a more conservative
demand forecast.
Floor Area Ratio (FAR): Defined as the percent of lot coverage, or the ratio of
retail floor area to overall land area. The County's Comprehensive Planning De-
partment determined that the FAR for the area included in the 2003 Demand Stu.dy
ranged from 18.82 percent to 21.65 percent depending on whether hotelslmotels and
theaters are included or excluded from the analysis. Correspondingly, a FAR of
20.00 percent was utilized in the conversion of supportable square feet to support-
able commercial acreage. For this analysis, a FAR of 0.2000 will be used for the pe-
riod 2000 to 20 I 5. Twenty percent of any subject s,te or parcel will be considered to
be the floor area of a commercial structure and the remaining 80 percent will be de-
voted to secondary uses, i.e. open space, parking, and storm water management.
Dwellin!! Units: An estimate calculated by dividing projected population by
persons-per-household data from the 2000 U. S. Census for the period from 2000 to
2015.
Dwellin!! Unit Income: An estimate calculated hy multiplying pel' capita in-
come by perBonB-per-household.
Total Area Income: An estimate calculated by multiplying by dwelling-unit
household income by the number of dwelling units.
Retail Expenditure Fomeast: Determined by t.he 200:J Demund Study to be
35 percent of total personal income. The :J5-percent share of personal income is ap-
plied to Total Area Income t.o forecast retail expendit.ures for each of the analyzed
years 01'2000,2005,2010, ami 2015.
Retail Demand Calculation: The 200S Demand Study calculat.ion acreage re-
quired to sat.isfy forecasted retail demand, measured by sales per square foot and
the FAR ratio of retail-commercial floor areD to overall land area, was determined by
applying the following procedures:
1. Dividing projected Aules by saleR pCI' square foot to determine supportable
square feet;
2. Multiplying supportable square feet by 1.05 for the normal 5 percent vacancy
factor; and
iJ. Dividing the I.ol.al square feel. by 4:1,5GO, I.bl' squal'l' feet in an acre, and the
FAR of 0.2000 to determilw t.lw acreage requirc.ment for every analyzed geo-
graphic area - the Urban Estates (Study Area 1) and the C;'olclcll Gate Es-
tates (Study ^\'l'a 2, Sl.udy ^rea :;, and Sl.udy ^rea cl).
MAP 1
GOLDEN GATE AREA MASTER PLAN
STU tlY AIUAS
COLLIER COUNTY, FLORIUA
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Logan Boulevardllmmokalee Road Mixed Use Sub-District Market Study
Page 11I-3
The Collier County 200:3 Commercial Demand Study for the Golden Gate
Area concludes that:
Currently, Study Area] (Urban Estates) contains most of the avail-
able commercial land for the entire area. Approximately 84% of the
total existing wmmerciaJ acreage is located in Study Area 1. Accord-
ingly, Study Area 1 is the only sub-area to possess a surplus of com-
mercial space in 2005 (25.06 acre surplus). On the other hand, study
areas 2-4 arc all characterized by deficient. amounts of commercial
acreage.
A map describing the boundaries of these study areas faces page IlI-3.
The first of the commercial land-use calculations is demonstrated below for
Study Area 1 (Urban ~;states) only.
* * *
Table 3.01.1
COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2015)
Estimated Growth in Study Area 1 (Urban Estates)
2000 2005 2010 2015
Population Projections 27.719 39,492 46,089 53,090
Per Capita Income $28,117 $30,541 $33,041 $35,566
Persons Per Dwelling Unit 2.46 2.46 2.46 2.46
Dwelling Units 11,285 16,078 18,763 21,614
Dwelling Unit Income $69,064 $75,019 $81,158 $87,361
Total Area Income $779,376,532 $1,206,115,477 $1,522,797,855 $1,888,198,769
Retail Demand Forecast:
Retail Expenditures $272.781.786 $422,140,417 $532,979,249 $660,869,569
Sales Per Square Foot $225.00 $244.00 $264.00 $285.00
Supportable Square Feet 1,212.363 1.727,267 2,015,804 2.322,036
Supportable Sq. Feet 1,272,982 1.813,630 2,116,594 2,438,138
Floor Area Ratio (FAR) 0.2000 02000 0.2000 0.2000
Supportable Acreage 146.12 208.18 242.95 279.86
Zoned Commercial Acreage +233.24 +2506 (9.71) (46.62)
Source: Collier County Comprehensive Planning Department,
Commerciai Demand Study for the Golden Gate Area (October, 2003)
Logan Boulevard/lmmokalee Road Mixed Use Sub-District Market Study Page 11I-4
Table 3.01.2
COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2015)
Estimated Population and Economic Growth in the Urban Estates
2000 2005 2010 2015
Population Projections 16,713 35,149 37,649 39,417
Per Capita Income $41,923 $45,537 $49,266 $53,030
Persons Per Dwelling Unit 2.45 2.45 2.45 2.45
Dwelling Units 6,822 14,346 18,763 21,614
Dwelling Unit Income $102,711 $111,566 $120,702 $129,924
Total Area income $700,694,442 $1,600,525,836 $2,264,731,626 $2,808,177,336
Retail Demand Forecast:
Retail Expenditures $245,243,055 $560,184,043 $792,656,069 $982,862,068
Sales Per Square Foot $225.00 $244.00 $264.00 $285.00
Supportable Square Feet 1,089,969 2,295,836 3,002,485 3,448,639
.
Supportable Square Feet 1,144,468 2,410,628 3,152,609 3,621,071
Floor Area Ratio (FAR) 0.2000 0.2000 0.2000 0.2000
Supportable Acreage 131.37 276.70 361.87 415.64
Table 3.01.3
COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2015)
Estimated Permanent Population and Economic Growth in ZIP Code 34119
2000 2005 2010 2015
Population Projections 9,621 20,235 21,673 22,692
Per Capita Income $41,923 $45,537 $49,266 $53,030
Persons Per Dwelling Unit 2.45 2.45 2,45 2.45
Dwelling Units 3,906 8,259 8,846 9,262
Dwelling Unit Income $102,711 $111,566 $120,702 $129,924
Total Area Income $401,189,166 $921,423,594 $1,067,729,892 $1,203,356,088
Retail Demand Forecast:
Retail Expenditures $140,416,208 $322,498,258 $373,705,462 $421,174,631
Sales Per Square Foot $225.00 $244.00 $264.00 $285.00
Supportable Square Feet 624,072 1,321,714 1,415,551 1,477,806
Supportable Square Feet 655,276 1,387,800 1,486,329 1,551,696
Floor Area Ratio (FAR) 0.2000 0.2000 0.2000 0.2000
Supportable Acreage 75.22 159.30 17061 178.11
. Multiplication of supportable square feet by 1.05 for the normal vacancy factor.
Source: Mixed Use Sub-District Market Study, Section I, Table 1 02.3 and Table 1.02,4
Logan Boulevardllmmokalee Road Mixed Use Sub-District Market Study
Page 11I-5
The 2003 Demand Study states further that:
"1 n short, these findings suggest that population and income growth
can support additional commercial space within the Golden Gate area.
However, other factors deserve careful consideration when interpret.
ing these results. Namely, availability of real estate immediately ad-
jacent to the study areas is recognized in helping to serve retail needs.
Nonetheless, even when considering these adjacent retail cen-
ters, each study area is of adequate size to support what is
typically characterized as a neighborhood and/or community
shopping center (hold added)."
I,'inally, t.he 200;J Demand Study advises t.hat.:
"The lnt.ernational Council of Shopping Centers (lCSC) defines a
Ncighborhood Cent.er as possessing a primary trade area of 3 miles or
leHs and a C~ommunity Center as one possessing a primary trade area
of 8-6 miles. leSe also gives a site acreage range of 3~15 acres for
Neighborhood Centers, and 10-10 acres for Community Centers."
Additional Planning Considerations and Problem Setting
A unique feat.ure of the Urban Estates pcn is that. much of its commercially
zoned areas are locat.ed almost exclusively within Act.ivity Center #3, Activity Cent.er
#4, Activit.y Center #10, and t.he large Planned Unit. Developments (PUD's) in prox-
llnity to these aetJvity-c(~nter commercial nodes.
Generally, aet.ivit.y-cent.er eommereial is developed t.o address t.he basic goods
and services needs of local resident.s; exceptions would include the interstate eom.
mercial nodes located in Activity Center #1 and Activity Center #10; both are located
along [-75 and arc designed, in large part, to serve the t.raveling public. An inde-
pendent. analyst ennnot. evaluat.e properly t.he proprietary interest.s of the owners of
undeveloped propert.y located in these int.erst.at.e commereial nodes and how t.heir
int.erest.s motivat.e t.he owner t.o release parcels for sale and/or leasc. Determining
how owners of sueh properties will respond t.o specific developer proposals is well
beyond t.he scope of this analysis.
The nggregatlon of approved commercial acreage in a limited number of
PLJ))'s n with uudeveloped parcels of sufficient size to accommodate t.he acreage,
~pacing requirements, and the marketing objectives of commercial users u limits the
location options availahle to loc<ll retail and office end w.;ers.
Despite the impressive aggregation of existing commercially.zoned land in
t.he general st.udy area, they are locat.ed a dist.ance from the Sub. District. sit.e and it.s
ilnmediately surrounding residential eommuniti(~s fiB demonstrated in Table 3.02
and Tabl(, :I.O:l helow:
Logan Boulevardllmmokalee Road Mixed Use Sub-District Market Study
Page 11I-6
Table 3.02
PUD-Commercial Acreage in the Urban Estates Planning Community District"
General Location: Immokalee Road -1-75 Exit 111
Planning land
Community Town- Sec- Area
District Area ship Range tion TAZ Subdivision (Acres)
Townshio 48 South Ranae 26 East
UE-l 48 26 19 374 Northbrook Plaza PUD 13.94
UE-2 48 26 19 375 Carlton lakes PUD 17.92
UE-2 48 26 19 375 Pelican Strand PUD 21.08
UE-3 48 26 20 374 Huntington PUD 7.24
UE-3 48 26 20 371 Quail I PUD 25.50
UE-3 48 26 20 371 Quail II PUD 8.51
UE-8 48 26 30 161 Donovan Center PUD 24.49
UE-8 48 26 30 161 Malibu lake PUD 37.10
UE-8 48 26 30 161 Mocake PUD 7.80
UE-8 48 26 30 161 Crestwood PUD 7.83
UE-8 48 26 30 161 Brentwood PUD 18.67
UE-8 48 26 30 161 Zurich Lake PUD 2.80
UE-8 48 26 30 161 Gasper Station a/kla Stiles PUD 17.70
Total Acres 173.48
n Table 3.02 listing reflects 2009 PUD-commercial acreage. The "Breezewood" PUD listed in the
2007 Commercial Land Use Inventory has been sold to the State of Florida. The Tiburon PUD
fisted in the 2007 Inventory is a listing error. The Zurich Lake PUD was missing from the earlier in-
ventory .
In SUIll, developed or developing commercial properties in Activity Center #4,
located on Immokalee Road (CR-846) at Exit 111, are targeted serve the traveling
public and appear ill-suited to meet the convenience shopping needs of local resi-
dent.s.
Another consideration in making a market-demand calculation for a develop-
able parcel is to account for the PUI)-commercial acres in the northeastern Urban
Estates that are located outside Interstate Interchange Activity Centers as demon-
strated below in Table 3.03:
Table 3.03
Non-Interchange Activity Center
PUD-Commercial Acreage in the Urban Estates PCD
Planning land
Community Town- Sec- Area
District Area ship Range tion TAZ Subdivision (Acres)
UE-4 48 26 21 368 Woodlands PUD 15.00
LJE-4 48 26 21 368 Preserve Commons 9.63
UE-6 48 26 27 180 Richland PUD 19.70
UE-6 48 26 27 180 Pebblebrooke Lakes & Plaza 22.29
Total Acres 66.62
Logan Boulevard/lmmokalee Road Mixed Use Sub-District Market Study
Page 11I-7
Activity Center #8 -- located at the intersection of lmmokalee Road (CR-846)
Collier Boulevard/County Road 951 (CR-951) n contains 41.99 acres of commercial
land in the Richland PUD (19.70 acres) and the Pebblebrooke Lakes & Plaza (22.29
acres) available to address certain goods and services needs of those living within
two road miles of Richland and Pebblebrooke
Findings and Conclusions
Jt is reasonable to conclude from thc findings of this market-conditions study
that it is in the interest of tbose living within the Sub-District's Combined Trade
Area (CTA) that a commercial center witb a compatible mix of retail goods and serv-
ices, to be known as the Logan BoulevardlImmokalee Road Mixed Use Sub-District
be developed on tbe subject 41-acre site at the intersection ofTmmokalee Road (CR-
846) and Logan Boulevard.
Logan BoulevardlImmokalee Road Mixed Use Sub-District
Market-Conditions Study
Table of Contents
Tab
1. Market Conditions & Study Area Characteristics
2. Existing Commercial Land Uses in the Study Area
3. Retail Demand Forecasts for the Study Area
4. Summary of Study Findings and Recommendations
5. Appendix
Logan Boulevard/lmmokalee Road Mixed Use Sub-District Market Study
Page IV-1
SUMMARY OF FINDINGS
I. The findings of this market. conditions study demonstrate clearly that it is in
the interest of those living within the Combined Trade Area (CTA), as de-
fined in Section I, that a commercial center with a compatible mix of retail
goods and services, to be known as the Logan Boulevard/lmmokalee Road
Mixed Use Sub-District be developed on the subject 41-acre site southeast of
the intersection of lmmokalee Road (CR-846) and Logan Boulevard.
2. Expansion of commercial development to provide needed goods and services
to residents of the CTA will likely be driven by the spacing requirements of
supermarket and drug store chains; the emergence of commercial and resi.
dential development in the general area surrounding the subject site; the as
yet unannounced plans of adjacent land owners to develop completing centers
that are planned, but currently undeveloped, for commercial uses; and the
completion of highway capacity improvements by the year 2010 permitting
increased automotive traffic to he well accommodated on the area's roadway
network.
3. This analysis supports a finding that the entire trade area defined for the
Sub-District could accommodate upwards of two Neighborhood Centers or a
Community Center. Based on this finding, it is reasonahle to conclude that
the Sub-District site can accommodate a Shopping Center of approximately
222,000 square feet of retail space available for lease or purchase.
RECOMMENDATIONS
1. A mix of commercial land uses similar in character to those provided for in
the C-3 and C-4 zoning districts in Collier County's Land Development Code
(LDC) should be given special consideration when planning for the Sub-
District site.
2. The future plans of retail outlets located in reasonable proximity of the pro-
posed Sub-District should be evaluated carefully to determine if a portion of
the site could be developed in a manner that addresses tbe relocation plans of
convenience, drug storR, and grocery dwins that would be well served by Io~
eating one of their highly.visible, free-standing outlets at a high.traffic loca-
tion like the Sub-District site.
;3. A plan should be developed that will, at a minimum, anticipate the concerns
of those living in adjacent communities to new commercial activity within an
approved Logan Boulcvard/lmmokalee Road MIxed Use Sub-District in order
10 address understandable neighborhood concerns expressed at public hear-
ings held to consider a future zoning application(s).
Logan Boulevard/lmmokalee Road Mixed Use Sub-District
Market-Conditions Study
Table of Contents
Tab
1. Market Conditions & Study Area Characteristics
2. Existing Commercial Land Uses in the Study Area
3. Retail Demand Forecasts for the Study Area
4. Summary of Study Findings and Recommendations
5. Appendix
Loganllmmokalee Commercial Sub-District
Exhibit IV.B.
Proposed Growth Management Plan Text
This sub-district consists of 41 +/- acres and is located at the southeast quadrant
of Immokalee Road and Logan Boulevard. In addition to uses allowed in the
Urban Mixed Use District, Urban Residential Sub-District, the intent of the
Loganllmmokalee Commercial Sub-District is to permit a variety of shopping,
personal services and employment opportunities for the surrounding residential
areas within a convenient travel distance. The types of non-residential uses
permitted shall be those permitted uses existing at the time of adoption of this
amendment including landscape nursery, landscape maintenance and landscape
design shall be deemed permitted uses in this sub-district by right and by
conditional use in the C-1 through C-4 zoning districts.
Retail Development intensity within this sub-district will be limited to single-story
retail commercial, uses, while other uses, including professional or medical
related offices may occur in multi-story buildings A maximum of 260,000 square
feet of gross leasable area for commercial development may occur within this
sub-district.
Development within the sub-district is encouraged to be in the form of a PUD,
which shall contain development and design guidelines to insure that all land
uses are compatible with neighboring uses. Access to the site shall be
coordinated with surrounding properties, and the feasibility of pedestrian and/or
vehicular interconnection to adjacent properties shall be explored and provided if
deemed feasible during the rezoning process.
C::"hl\/:::)r.;"c:r.n,I..,-.
. [:J(--'~~n f,
Collier County
with 1.8% of Florida's population
Florida's 15th most populous county
,Na~h
f:Y~I~
Population
Population
(Census, Estimates, & Projections)
1980 Census
1990 Census
2000 Censw;
% change 1990-00
2008 Estimate
% change 2000-08
% of change 2000-08 due to net migration
2010 Projection
% change 2008.10
2015 Projection
% change 2010-15
% of 2007 population
Under 18 years of age
Oller 64 years of age
Median age (ZOO?)
Persons per square mile (200B)
Collier County
85,971
152,099
251,377
65.3%
332,854
324%
87.1%
331,800
-03%
363,300
95%
20.3%
23.6%
451
Households and Family Households
164
Households
Totai householrJs, 2000 Census
Total households, 2008
% change 2000-0B
Family households. 2000 Census
% With own children under 18
Colller County
102,973
136,625
327%
71704
32,8%
Florida
9,746,961
12,938,071
15,982,824
23.5%
18,807,219
177%
856%
18,881,400
04%
20,055,900
62%
22.4%
171%
39,9
349
Florida
6,338,075
7,499,799
183%
4,210.760
42.3%
Acwru;ng \0 Ce",us d"finit.,om, ~ hou,,,hold i"c1ude~ 311 01 the peopl~ who OCCl'PV d housing unit. The
()CCWPAllb rl13yb€ J "E?I~ fanoily,vn€ ,,,",son livingalune, twuor rnUre families lioing together, orallY
ather group Df ,,,,I,,led or ~nrelatE'd people who share liviog qu~rt~rs A family ,ndude, a hOLJ,FholrlPr "rid
one Of n)Ore 'Aher peoplel1v.,ng in the Same householrl who are related tothe hou~eholder by birth,
n\i1"iog",0Iildoption
Exist[ll~l Singll.~-Famlly Home Sales
Percent Change in Homes Sold
2001-02
2DD2-DJ
2003-04
2004-05
7005-06
200607
2007-08
Percent Change ill Median Sales Price
2001.02
2002-03
20C3-04
200t,.OS
20C5-06
/DCf'i-D/
20C7-08
Collier County
19.9%
11.7%
11).0%
3.7')'"
-40.9%
-107%
26.5%
11.9%
127%
L'tlA'1o
:i9.l:J%
00%
1:1%
4C%
Florida
9.9%
13,1%
10.7"1,
25%
-276%
-292'Yo
.43%
S8%
118%
17 t%
29.2%
5.6%
.55%
I",,!,' Ilellle' <,Ie'" "<lId w,. ,Xc,..,l!hlln. 1\1~'. c~0I<l"" :"0[':1<",1 ,\red', ,r.'loA'.). U"q ,how" ,.,~,,, '<'lIen
-,~u" ler th~ MSA ,n which II:,., cc\mtv i', ic,catf'"
-19.8Yo
Housing Counts
HOUSing units, 2000 Census
Occupied
Owner -occupied
% owneHx:cupied
Renier -occupied
% renter. occupied
Vacant
% vacant
Units Permitted
2000
2001
% change 2000-01
2002
% change 2001-02
2003
% change 2002-03
2004
% change 2003-04
2005
% change 2004-05
2006
% change 2005-06
2007
% change 2006-07
2008
% change 2007-08
Total Units Permitted 2000-2008
Housing
COllier County
144,536
102,973
77,825
75.6%
25,148
24.4%
41,563
28.8%
Collier County
8,263
7,580
-8.3%
6,260
-174%
6,345
1.4%
6.336
.0.1%
6,033
-4.8%
5,993
0.7%
3,871
-354%
599
-84.5%
51,280
State Infrastructure
Transportation
Stale Highway
Centerline Miles
Lane Miles
State Bridges
Number
State Facilities
Buildings/Facilities
Number
Square Footage
State lands
Conservation Lands
P<Jrccls
f\cre<Jge
f'Jon,Conserv8tiCI1 L.<lnds
P<lrcels
l\cre~;g;j
Collier County
206
651
216
Collier County
15
250,724
Collier County
20,808
210,1409
631
29,334,4
Florida
7,302,947
6,337,929
4,441,799
70,1%
1.896,130
29.9%
965,018
13,2%
Florida
161,076
169,171
5.0%
186,503
10,2%
215,488
155%
254,026
17,9%
284,120
11.8%
219,087
.22.9%
122,300
-442%
59,487
.514%
1,671,258
Florida
12,084.3
42,4316
6,511
Florida
3,B73
5.'1,726,841
Florida
35,931
3,343,542,3
G.238
221 ,Dn 2
Collier County
Average Annual Employment,
% by Category, 2007
Natural Resource & Mining
Construction
Manufacturing
Trade, Transportation and Utilities
Information
Financial Activities
Professional & Business Services
Education & Health Services
leisure and Hospitality
Other services
Government
Labor Force as Percent of PopUlation Aged
18 and Older
1990
2000
2008
Financial Health
Poverty
% living below poverty, 2007
% ages 0-17 hVlng below poverty, 2007
Personallncorne ($000$)
2000
2001
% change 2000-01
2002
% change 2001-02
2003
% change 2002-03
2004
% cllange 2003-04
2005
% cllange 2004-05
2006
% change 2005-06
2007
% change 2006 07
Pm CDpita Personal Income
2000
2001
% change 20ClO.01
20GL
'Yoch<lnge7oo1-D7
2003
% c:I)<lnge 2002-03
200,;.
% change 2003-04
;:'005
0;' cllange 200'1-05
2006
'I" change 2005-06
2007
''1" cllange 2006-07
Personal Bankruptcy Filing Rate
(per 1,000 population)
2000
20~) 7
Stat" R;,nK
'"~.'.". Flv,;(io "..HI\L'",; ~kcl, ir, \~'d,,,,.Cdd€ CGUII",
Collier County
Employment by Industry
4.4%
142%
24%
17.9%
13%
6.0%
10,7%
11,8%
17,2%
37%
101%
Collier County
598%
56.9%
559%
Collier County
9,9%
16,2%
Average Annual Wage,
Florida 2007 Collier Coullty
All industries $41.280
12'1, Natliral Resource & Miping $19,833
7,5% Cons!l'uction $44,592
49% Manufacturing 545,391
202% Trade, Transportation and Utilities S34,519
20% Informaticn $57,853
6,8% Financial Activities $71,202
16.6% Professional & Business Services $48,284
12,3% Education & Yealth Services $48,626
11,7% Lersure and Hospitality $28,965
3.2"1" Olher servrces $28.991
13.6% Government $46,676
Labor Force
Page 2
Florida
$39,776
$24,215
$41,635
$47,492
$35,942
$56,884
$56,579
$43,907
$41.146
$20,823
$27,895
$44,959
Florida Unemployment Rate Collier County Florida
644% 1990 56% 63%
63.4'10 2000 3./% 3,8%
62.8% 2008 6.8% 6,2%
Florida
12.1%
17.3%
Collier County Florida
$10,011,970 $457,539,355
$11,061,849 $478,637,023
10.5% 4.6%
$11,607,197 $495,489,345
49% ),5%
$12,288,703 $514,377,645
59%" 3.8%
$14843,435 $565,680,690
208% 10.0%,
$16.455,380 $614,432,959
10.9Ok 86'/0
S18663470 $668,483,640
134% 88%
S19,846,737 $699176462
63% 4 6~',
ColliorCounty
539.412
$41,886
6;,0;'
$42,20:1
OWl"
';;43:!1C
:2 1\ '~.' c
S5D,380
HoWie
553.867
R(;",
SSa.8S!'c
" ;<"/,
SiJJ.270
~; ( ,
CoilierCollnty
:1:
f.(.,
Florida
528,512
$29,291
27"/-
$29/5.1
1fO"lc
:J<jOjfjV
'1'/0
:nn;,:.'?
i t)~/
S34{'00
iJ2':',
$17099
fi.0"'o
:::36,41'
\()',
Florida
,1,1:,
Earnings by Place of Work
Earnings ($Ooos)
2000
2081
% change 2000-01
2002
% change 2001-02
2003
% change 2002-03
2004
Oio change 2003-04
2005
"';' cl1ange 2004-05
2006
% cllange 2005.06
2007
0;, clldl1ge 2006-07
Collier County
$4,788.497
$5\70,197
80%
55364,248
38%
S6006,228
12.0%
$6646,18tl
10.7%
$7.424,832
1,.7%
$790:',014
6.5%
$8029,706
16%
Florida
$303,505,288
$315,309,617
3,9%
$328,703,245
42%
$346,315,563
5.<1%
$375,315,589
64%
$408,543,649
5.9%
$436,311,039
6.8%
$447,432,985
2.5%
Florida
79.9%
22.3%
Florida
4,699.8
41,054
718.3
,--,._---- ----- c~__,_~~_,__~_.__ ]
11--I;rOI';r~~~.--
! flu',;,;LLJ,,;I,,:,,,--
I[ . ,,::;;,;,,; 'C::: :",;::;;:' ,,- - -~- i:f')~ I i
~I~~~~r.:::'_~.____,______ M~~
Quality of Life
Educational attainment
Persons aged 25 and older
% HS Ql'aduate or higher
r.achelor's degree or higher
Collier County
81.8%
2'i.9%
Crime
Crime rale, 2008 (index cri:11€S per
100,000 populat'on:
..".dmlssions to prison FY 200/-U6
AdmiSSions to prison ;Jer1DC ocn
pO:JulalionFY20Qf.05
Collier County
2,2103
4SB
137,,]
StClh' :illtl .m:;)[ T ,nation
2008 Ad Valorem Millage Rates
Collier County
CUlHl'~'
:>cI!l)i'
3 Cj73b
4 Sl090
1/987
'()G81,7
C)tlw
TotiJl
j,j;,
34119 - Fact Sheet - American FactFindcr
http://f actfi ndcr. census. gOY Iserv I etlSA FFFacts? _cvenl::::Scarch& geo _..
I~
I,D
FACT SHEET
Zip Code Tabulation Area 34119
View a Fact Sheet for a race, ethnic, or ancestry group
Census 2000 Demographic Profile Highlights:
General Characteristics. show more >> Number Percent U.S.
Total population 9,621 map brief
Male 4,659 48.4 49.1% map brief
Female 4,962 51.6 50.9% map brief
~.diaD..ilgl) (years) 48.7 (X) 35.3 map brief
Under 5 years 449 4.7 6.8% map
18 years and over 7,675 79.8 74.3%
65 years and over 2,286 23.8 12.4% map brief
One r:.ac.e 9,536 99.1 97.6%
White 9,343 97.1 75.1% map brief
Black or African American 57 06 12.3% map brief
American Indian and Alaska Native 5 0.1 0,9% map brief
Asian 56 06 3.6% map brief
Native Hawaiian and Other Pacific Islander 3 0.0 0.1% map brief
Some other race 72 0.7 5.5% map
Two or more races 85 0.9 2.4% map brief
Hispanic or Latino (of any race) 437 4.5 12.5% map brief
Household population 9,570 99.5 97.2% map brief
Group quarters population 51 0.5 2.8% map
Average bQIJ.~hQld size 2.45 (X) 2.59 map brief
Average family size 270 (X) 3.14 map
Total housing units 5,052 map
Occupied housing units 3,906 77.3 91.0% brief
Owner-occupied housing units 3,678 94.2 66.2% map
Renter-occupied housing units 228 5.8 33.8% map brief
Vacant housing units 1,146 227 9.0% map
Social Characteristics. show more >> Number Percent U.S.
Population 25 years and over 7,451
High school graduate or higher 6,948 93.2 80.4% map brief
Bachelor's degree or higher 3,164 42.5 244% map
CLvjl",D_vet~aIlS.(civillan population 18 years and 1.779 23.1 12,7% map brief
over)
Disability status (population 5 years and over) 1,200 13.1 19.3% map brief
Foreign born 736 7.6 11.1% map brief
Male, Now married. except separated (population 15 3,050 78.5 56.7% briet
years and over)
Female, Now married, except separated (population 3,031 725 521% brief
15 years and over)
Speak a language other than English at home 774 84 17.9% map brief
(population S years and over)
Economic Characteristics - show more >> Number Percent U.S.
In labor force (population 16 years and over) 3,932 49.3 63.9% brief
Mean travel time to work in minutes (workers 16 256 (X) 255 map brief
years and older)
Median household mCQQ1.e in 1999 (dollars) 71,901 (X) 41.994 map
Median family income inl 999 (dollars) 77,432 (X) 50,046 map
Per capita income in 1999 (dollars) 41.923 (X) 21,587 Illap
Families below poverty level 86 2.7 \),2% map brief
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EXHilB1T V.E.1J AND V.E..3
PU,iBll'C FAClll:TIJES
lEVEL OF SERVI,ICE ANALYSIS
CP-2007-5
EXHIBIT V.E.!. and EXHIBIT V.E.3
PUBLIC FACILITIES LEVEL OF SERVICE ANALYSIS
I. Provide the existing Level of Service Standard (LOS) and document the impact the
proposed change will have on the following public facilities:
The subject comprehensive plan amendment proposes the creation of a new mixed
use subdistrict of 4 H acres located south and east of the intersection oflmmokalee
Road and Logan Boulevard Extension. The new subdistrict will be called the
Loganllmmokalee Mixed Use Subdistrict and will be an amendment to the Future
Land Use map. The amendment proposes a commercial area of up to 260,000
square feet, which may include typical retail and office uses. It is expected that this
project will commence development by 2010 with anticipated buildout in 2013.
Potable Water:
The subject project is located within the urban boundary with standards for Potable
Water established in the Capital Improvement Element ofthe Collier County
Growth Management Plan. The currently adopted minimum Level of Service (LOS)
Standards and 2008 Annual Update and Inventory Report (AUIR) for Potable Water
are as follows:
Potable Water
LOS Standard
Available Inventory as of FY2008
Required Inventory as of FY20 13
Planned CIE FY 09-13
5-Year Surplus or (Deficit)
170 GPO/Capita
52.00 MGD
43.45 MGD
3.90 MGD
12.45 MGD
Minimum standards for Potable Water are being met or exceeded. It is estimated
that potable water demand for the project will be 39,000 OPD. This demand will not
have a signiticant impact on the Regional Water System.
Sanitarv Sewer:
The subject project is located within the urban boundary with standards for Sanitary
Sewer established in the Capital Improvement Element of the Collier County
Growth Management Plan. The currently adopted minimum Level of Service (LOS)
Standards and 2008 Annual Update and Inventory Report (AUIR) for Sanitary
Sewer arc as follows:
Sanitary Sewer
LOS Standard
120 0 I'D/Capita
JUlle2()()tJ
Pa!-'e 11114
b:hibil v_r: I :illd VF;
'~.Q.~._R___..___...'",....~__~.. "-,.__,_~_.___."_._..".,.,,.,_~...u,_,__~,,,~,_.._~_._,--._~,.__;..,._~"._~",..._.~.~.,-.... ~0'.___'~~.._.-
IUI1<.:.:'(I(ll)
A vailable Inventory as of FY2008
Required Inventory as of FY20 13
Planned CIE FY 09-13
5-Vear Surplus or (Deficit)
24.IOMGD
16.96 MGD
0.00 MGD
7.24 MGD
Minimum standards for Sanitary Sewer are being met or exceeded. It is estimated
that wastewater demand for the project will be 39,000 GPO. This demand will not
have a significant impact on the Regional Wastewater System.
Arterial and Collector Roads:
Please refer to the Traffic Impact Statement for discussions of the project's impact
on level of service for arterial and collector roadways within the project's radius of
development influence.
Drainage:
The subject project is located within the urban boundary with standards for Drainage
established in the Capital Improvement Element of the Collier County Collier
County Growth Management Plan. The currently adopted minimum Level of
Service (LOS) Standards and 2008 Annual Update and Inventory Report (AUIR) for
Drainage are as follows:
Drainage
LOS Standard
Future Development (subsequent to January 1989) - 25 year, 3 day stonn
Existing Development (prior to January 1989) - current service level
Available Secondary Inventory as of 1011/08
Proposed Secondary Inventory ending FT2013
Planned CIE FY 09-13
5- Year Surplus or (Deficit)
187 Canal Miles
189 Canal Miles
$48,969,680
$11,056,020
The proposed development in the amendment area will be designed to comply with
the 25 year, 3 day storm routing requirements.
Solid Waste:
The subject project is located outside the urban boundary with standards for Solid
Waste established in the Capital Improvement Element of the Collier County Collier
County Growth Management Plan. The currently adopted minimum Level of
Service (LOS) Standards and 2008 AllnuallJpdate and Inventory Report (AlJIR) felf
Solid Waste arc as "lllows:
I ';I.l~ ,: .:' (' f -l
F:>;hihit VLI ;md VL.\
fune lOO\)
Solid Waste
LOS Standard Two years of constructed lined cell capacity at
average disposal rate/previous 3 years
Available Inventory as of FY2008 1,762,451 Site Tons
Required Inventory as of FY20 13 628,259 Site Tons
Planned cm FY 09-13 $4,0 I 0,000
5-Year Surplus or (Deficit) $0
No adverse impacts to the existing solid waste facilities are anticipated from this
project.
Parks: Community and Rel!ional
The currently adopted minimum Level of Service (LOS) Standards and 2008 Annual
Update and Inventory Rep0l1 (AUIR) for Regional Park Land is as follows:
Parks
LOS Standard 1.2 acres/ I 000 unincorporated population
Available Inventory as 01'9/30/06 591.54 Acres
Required Inventory as ofFY20 13 499.50 Acres
Planned CIE FY 09-13 (47.00) Acres
5-Year Surplus or (Deficit) 45.04 Acres
No adverse impacts to the existing parks are anticipated trom this project. Impact
fees at the current fee structure will be paid and provide funding for future park
needs.
Emerl!encv Medical Services
The currently adopted minimum Level of Service (LOS) Standards and 2008 Annual
Update and Inventory Report (AUIR) for EMS are as follows:
Emergency Medical Services
LOS Standard I Unit/16,400 population
Available Inventory as 01'9/30/08 24.5 Units
Required Inventory as of9/30/13 28.5 Units
Planned CIE FY 09-13 4.0 Units
5- Year Surplus or (Deficit) 0.0 Units
No adverse impacts to the existing emergency medical services are anticipated from
this project.
l'~lt'l' :; of4
Exhibil V.E I ~lI1d VF.3
June ::'011')
Schools
The proposed commercial project is not expected to have any impact on level of
service for school facilities.
Fire Control
The proposed project lies within the Golden Gate Fire District. The nearest existing
tire station is within approximately 3.2 miles of the project site. No significant
impacts to Fire Control level of service are anticipated due to the proposed project.
1': I!~~' -I "t -I
hhihil VEl :md VT
EX~H1B:1T V.E.1c
TRAFF1C li~lPA.CT STATEMiENT
CP-2007-5
TRAFFIC IMPACT STATEMENT
LOGAN/IMMOKALEE
MIXED-USE SUBDISTRICT
Omega
COl15ultmg Group
July 2009
Logan Boulevard/lmmokalee Road
Collier County, Florida
Prepared By:
Reed K. Jarvi. P.E.
Prepared For:
Mr. Mr. William Lanyi
PO Box 471
Poughquag. N.Y. 12570
PrOject #R 9014.02
INTRODUCTION
Omega Consulting Group, LLC has been retained to update the Traffic Impact Statement
previously prepared by Q. Grady Minor & Associates, P.A. for this Comprehensive Plan
Amendment (CPA) for the Logan/lmmokalee Mixed-Use Subdistrict. The purpose of this study
is to provide Collier County with sufficient information to assure that traffic-related impacts are
anticipated and that effective mitigation measures are identified for the proposed development.
The Logan/lmmokalee Mixed-Use Subdistrict is located in the southeast quadrant of the Logan
Boulevard and Immokalee Road (CR S46) intersection in Collier County. The proposed
Logan/lmmokalee Mixed-Use Subdistrict will consist of up to 60 multi-family units and 260,000
square feet (sf) of commercial uses. The lilllowing Land Use program is proposed for the total
project for TIS purposes:
Residential Condominium/Townhouse (LlJ 230):
Commercial (LU 820):
74DlJ
260,000 SF
The site is anticipated to have at least two lidl accesses on Logan Boulevard. Although the
Collier County Transportation Division doesn't agree to an access on lmmokalee Road, the
project sponsors strongly desire a Right In/Right Out (Rl/RO) access on Immokalee Road.
Completion ofthe Logan/lmmokalee Mixed-Use Subdistrict is anticipated to be prior to the 2015
peak season.
SUMMARY OF FINDINGS, CONCLUSIONS AND
RECOMMENDATIONS
The significance test analyses for the adjacent roadway network indicate that there are several
links that have significant sile-generated primary trips. The J'ollo\ving links have been deemed
signilicantly impacted by this project:
. Logan Boulevard li'om Pine Ridge Road to Imll10kalec Road
. Immokalee Road !i'om L.ivingston Road to Collier 130ulevard
. Collier Boulevard from (,olden (jate Boulevard to Imll10kalee Road
Log:lll/lrniT1okalcc Mixed-Use Subdistrict TIS
In accordance with the analyses presented subsequently in Tables 6 and.7, there are currently
LOS issues for three roadway links in the area. However, as is shown in Table 8, these issues
will be alleviated with the completion of construction that is currently underway and scheduled
for completion by the end of this year.
The developer proposes to pay the appropriate Collier County Road Impact Fees and will
construct the site-related improvements for the site accesses.
Log,m/lrnmokalee Mixed-Use Subdistrict TIS
2
PROPOSED DEVELOPMENT
PROPOSED LAND USE
The Logan/lmmokalee Mixed-Use Subdistrict is located in the southeast quadrant of the Logan
Boulevard and Immokalee Road (CR X46) intersection in Collier County. The proposed
Logan/lmmokalee Mixed-Use Subdistrict will consist of up to 60 multi-family units and 260,000
square feet (sf) of commercial uses. The following Land Use program is proposed for the total
project for TIS purposes:
Residential Condominium/Townhouse (LU 230):
Commercial (LU X20):
74 DU
260,000 SF
TRIP GENERATION
Site-generated trips were estimated using the Institute of Transportation Engineers (ITE) Trip
Generation Manual (X'h Edition) and the ITE Trip Generation lIandbook (2nd Edition). The trip
generation equations shown below were used for the proposed and existing conditions in this
project.
Multi-family (LU 230):
ADT: Ln (T) = 0.87 Ln (X) + 2.46
AM Peak Hour: Ln (T) = 0.80 Ln (X) +0.26
PM Peak Hour: Ln (T) = 0.82 Ln (X) +0.32
Shopping Center (LU 820):
ADT: Ln (T) = 0.65 Ln(X) + 5.83
AM Peak Hour: Ln (T) = 0.59 Ln (X) +2.32
PM Peak Hour: Ln (T) = 0.67 Ln (X) +3.37
PASS-BY = 25%
Internal Capture between the residential and commercial trame has been calculated in
accordance to Institute of Transportation Engineers (ITE) procedures. The calculations are
shown in the appendix. The ahove equations and methodologies \vcrc lIsed with the land LIse
data provided to generate the estimated trip gt.:llCratlOlls for the project. Table I shows the
summary of the net new external sitc-gcnc:ratcd trip estimates.
Logan/lmmokJlee Mixed-Use Subdistrict TIS
3
TABLE I
TRIP GENERATION
AM Peak PM Peak
Land Use Size Unit Daily Total Enter Exit Total Ente r Exit
Residential Condominium (LU 230) 60 DU 421 34 6 28 40 27 13
Internal Capture Deduction -15 -8 -7
Net External Trips for Residential Uses 421 34 6 28 25 19 6
Shopping Center (LU 820) 260,000 SF 12,638 271 16S 106 1207 591 615
Internal Capture Deduction -15 -7 -8
Pass-By Deduction% 25% -3,159 -68 -34 34 -298 -149 -149
Net External Trips for Retail Uses 9,478 203 131 139 894 435 458
Total 9,899 237 137 167 919 454 464
TRIP DISTRIBUTION AND ASSIGNMENT
The site-generated trip distributions used in this study correspond to the agreed upon percentages
from the Q. Grady Minor & Associates, P.A. TIS. The distributions were applied to the site-
generated traffic volumes to determine the site-generated vehicle trip assignments. The PM Peak
HOllr trame was used because the net new external trips during the PM Peak I'[ollr were higher
than the AM Peak Ilour. The Peak Hour project traffic distribution and PM Peak Hour trip
assignment is shown in Table 2.
Loganllrmnokalee Mixed-Use Subdistrict TIS
4
TABLE 2
TRIP DISTRIBUTION/ASSIGN MENT
PM Peak Hour
Roadway Link From To Distribution Entering EXiting
Immokalee Rd Access 80% 363 372
Access Vanderbilt Beach Rd 20% 91 93
Logan Blvd Vanderbilt Beach Rd Pi ne Ridge Rd 5% 23 23
Pi ne Ridge Rd Green Blvd 5% 23 23
Airport Rd Livingston Rd 5% 23 23
Livingston Rd 1-75 25% 114 116
Immokalee Rd 1-75 Logan Blvd 40% 182 186
Logan Blvd Collier Blvd 40% 182 186
Collier Blvd Wi Ison Blvd 20% 91 93
Immokalee Rd Vanderbilt Beach Rd 20% 91 93
Collier Blvd
Vanderbilt Beach Rd Golden Gate Blvd 10% 45 46
Imperial St lmmokalee Rd 10% 45 46
Livingston Rd Immokalee Rd Vanderbilt Rd 10% 45 46
Livingston Rd Logan Blvd 10% 45 46
Vanderbilt Beach Rd
Logan Blvd Collier Blvd 5% 23 23
Exhibit 1 shows a graphical representation of the trafl.c distribution percentages. Exhibit 2
shows the estimated Net New PM Peak Hour Traffic assignmcnt.
SIGNIFICANCE TEST ANALYSES
According to Collier County Trafllc Impact Study (TIS) guidelines, dated 11.03.06:
"Significantly impacted roadways and intersections are identified based on the following
criteria:
<I. The proposed project highcs\ peak hour trip gelleration (nel Ill'W total trips) based 011 the peak
hour of the adjacent street traffic \\'ill determine the limits of the trip distribution and analysis.
. J"rips distributed on links directly' accessed hy the project \vhere the project traffic by'
direction is equal 10 or exceeds ~lJill nf the peak lhlllr service volulllL' for Ihe adopted LOS
Sl<lncl,lrd.
Log;111/1rnmok~lec Mixed-Use Subdistrict TIS
5
. Trips on one link adjacent to the link directly accessed by the project where the project
traffic by direction is equal to or greater than 2% the peak hour service volume for the
adopted LOS standard.
. Trips on all subsequent links where the project trame by direction is equal to or greater
than 3% the peak hour service volume for the adopted LOS standard..."
In other words, a project will have a significant and adverse impact on a state or regionally
significant roadway only if both of the following criteria are met: (I) the project will utilize 2
percent or more of the maximum peak hour service volume at the adopted level of service
standard for the adjacent and next to adjacent link, 3 percent for the other links; and (2) the
roadway is projected to operate below the adopted level of service standard.
Significance was estimated according to Collier County's 2/2/3 rule, and the links were
evaluated to determine whether projected operation would be within County standards. Table 3
shows the results of the PM Peak Hour Significance Test. The data resources used for this
analysis are shown in the Appendix.
LogZln/lmmoblcc Mixed-Use S\lbdistrict TIS
6
TABLE 3
TRIP ASSIGNMENT/SIGNIFICANCE
PM Peak Hour
Peak Project %
Roadway Link From To ~ Direction I Trios 2
Impact
Immokalee Rd Access 1100 NBIWB 372 33.8%
SB/EB 363 33.0%
Access Vanderbilt Beach Rd 1100 NBIWB 91 8.3%
SB/EB 93 8.4%
Logan Blvd Vanderbilt Beach Rd Pi ne Ridge Rd 990 NB/WB 23 2.3%
SB/EB 23 2.3%
Pine Ridge Rd Green Blvd 2070 NB/WB 23 1.1%
SB/EB 23 1.1%
Airport Road Livingston Rd 3290 NBlWB 23 0.7%
SB/EB 23 0.7%
Livingston Rd 1-7S 2320 NBlWB 116 5.0%
SB/EB 114 4.9%
1-7S Logan Blvd 2320 NBlWB 186 8.0%
Immokalee Road
SB/EB 182 7.8%
Logan Blvd Collier Blvd 3629 NB/WB 182 5.0%
SB/EB 186 5.1%
Collier Blvd Wilson Blvd 3790 NB/WB 91 2.4%
SB/EB 93 2.5%
Immokalee Rd Vanderbilt Beach Rd 2450 NB/WB 91 3.7%
SB/EB 93 3.8%
Collie r Blvd
Vanderbilt Beach Rd Golden Gate Blvd 2450 NB/WB 4S 1.9%
SB/EB 46 1.9%
ImperialSt Immokalee Rd 3260 NB/WB 46 1.4%
SB/EB 45 1.4%
Livingston Rd Immokalee Rd Vanderbilt Rd 3840 NB/WB 45 1.2%
SB/EB 46 1.2%
Livingston Rd Logan Blvd 3540 NB/WB 46 1.3%
Vanderbilt Beach
SB/EB 45 1.3%
Rd
Logan Blvd Collier Blvd 3600 NB/WB 23 0.6%
SB/EB 23 0.6%
'Bold denotes Peak Direction
"Bold denotes Significant per 2/7/3 in Peak Direction
LogJll/lmllloblee Mixed-Use Subdistriu TIS
7
The significance test analyses for the adjacent roadway network indicate that there several links
that have site-generated primary trips that are considered to be significantly impacted.
AREA CONDITIONS
The description of the existing environment of the site, the surrounding study area, and the
committed improvements, provide a basis for the analysis of the site-generated traffic impacts on
the proposed roadway system.
STUDY AREA
The study area for this development was determined to be Immokalee Road li'om Livingston
Road to Collier Boulevard and Logan Boulevard from Vanderbilt Beach Road to Immokalee
Road.
EXISTING GEOMETRIC CONDITIONS
LOGAN BOULEVARD
Logan Boulevard in the study arca is currently a north-south, two/four-lane, urban collector
roadway under county jurisdiction. Alignment of the roadway is fairly level and tangent. The
speed limit is posted at 45 miles per hour (mph).
IMMOKALEE ROAD (CR 846)
lmmokalee Road (CR R46) in the study area is an east-west. t(JUr/six-lane divided urban arterial
roadway. Goldcn Gate Parkway is under county jurisdiction. The roadway alignment is I"irly
level and tangent. The speed limit is postcd at 45 miles per hour (mph).
PLANNED ROADWAY IMPROVEMENTS
The following planned improvements arc currently under construction within thc study area:
. Immokalec Road from Livingston Road to 1-75 is currently undcr construction to expand
it to six lanes.
. lmmokalec Road under 1-75 is currently under construction to expand it to eight lanes.
. Immokalec Road li'om 1-75 to (,oilier Boulevard is currently under construction to
expand it to six lanes.
Logan/lmmokalee Mixcd~LJsc Subdistrin TIS
8
---._~----,.~,_._~-.."- ,,-~....._--~._.--._....~.-.,...~.._.,-,~--~.,._-_.......~-_.~--~._;~.-..-_,.",
. Collier Boulevard is currently under construction from Golden Gate Boulevard to
Immokalee Road to expand it to six lanes.
. Vanderbilt Beach Road thJl11 Airport Road to ('ollie Boulcvard is currently under
constnlction to expand it to six lanes.
PROJECTED BACKGROUND TRAFFIC VOLUMES
Background traffic volumes were developed using two methods. The fIrst uses the current 2008
Annual Update and Inventory Report (AUIR) which delineates the actual PM Peak Hour traffic
volume for each studied link plus the "trip bank" which is the amount of vested traffic on the
link. Adding these together provides total background traftic. In addition, we have detennined
the AUIR PM Peak Hour tratTlc between the Years 2003 and 2008 (see Appendix). This
information was used to determine a projected growth rate of traffic on this link. In gcneral,
these calculations yielded a negative annual growth 1(,1' most of the studied links. From review
of AUIR data, there were some links in which the information available seemed to be out of
synch for a couple of the data points. In these cases, thc data was reviewed and it was
determined to discount some of the data. Therelclre. pcr the TIS guidelines, a minimum two
percent growth rate was assumed for all links.
In ordcr to calculate the histOrical background tranIc volumes, tlie cxisting AUIR volumes were
projeetcd to 2015. In addition. thc AUIR total volumes (background and trip bank) were
compared to the growth rate volumes to determine the highcr projected future background
volumes. Table 4 presents the link-spccillc background traftic data using the 2008 AUIR.
LoganllmmokJlee Mixed-Use Sllbdisuict TIS
9
TABLE 4
BACKGROUND TRAFFIC VOLUMES
Based on 2008 Collier County AUIR
Roadway Pk Hr
Link From To Pk Dir
lmmokalee Rd Access 355
Logan Blvd Access Vanderbilt Beach Rd 355
Vanderbilt Beach Rd Pine Ridge Rd 571
Trip Total
Bank Vol
355
355
81 652
Livingston Rd 1-75 2,773 295 3,068
Immokalee 1-75 Logan Blvd 1,800 741 2,541
Road Logan Blvd Collier Blvd 1,399 272 1,671
Collier Blvd Wilson Blvd 1,401 418 1,819
Immokalee Rd Vanderbilt Beach Rd 1,120 595 1,715
Collier Blvd
Vanderbilt Beach Rd Golden Gate Blvd 1,822 592 2,414
Livingston ImperialSt Immokalee Rd 1,039 155 1,194
Rd Immokalee Rd Vanderbilt Rd 1,551 67 1,618
Vanderbilt Livingston Rd Logan Blvd 1,490 289 1,779
Beach Rd Logan Blvd Collier Blvd 624 236 860
Table 5 presents the ling-specific background traffic dat" using the growth rates from the 2003
to 2008 AUIR 's.
Log~n/lmmok"lee Mixed-Use Subdisrrict TIS
10
TABLE 5
BAQ{GRQlN) TRAFFIC VCll..l.M:S
2003- 200i-
Based on Hstnrical AUlR Grov.th 2003 2004 2005 2m, 2007 2rol 2rol 2rol Ct-oMh 2015
Rendway F1d+ Pki+ Pki+ Pki+ Pki+ Pki+ Ct-oMh Ct-oMh Rate ToCl!
Un< From To PkDir Pk Dir PkDir PkDir PkDr PkDr Rate Rate U;ed Vd
Imrd<:lIee Rd kess 355 20'10 408
L~ El>.<J kcess Vandertilt Beadl Rd 355 20'10 408
Vancl2rtilt Beach Rd Are Ridge Rd 630 430 470 530 590 571 -1.9"10 -1.6% 20'10 519
Living;tal Rd 1-75 2330 2330 2590 2150 2790 2773 3.5% 23% 20'10 3,185
Irrrroktlee 1-75 Lq;an Blvd 2240 2130 2620 2400 2710 1,000 -4.3% -11.8% 20'10 2QS8
Rend L~El>.<J Collie.- Blvd 2240 2130 2300 2300 I,SOl 1,399 -9.0'10 -15.3% 20'10 1,007
Cdlier Bvd Y\llsm ~vd 1,270 1,100 1,200 1,3)) 1,581 1,401 20'10 3.6% 20'10 1,(1)9
Inrrd<alee Rd Vanderti k Beadl Rd 950 1,010 1,120 I,CID 1,120 1,120 3.3% 00'10 20'10 1,287
Collie.- ~vd
Vancl2rtilt Belch Rd CoIcI2n Gate Elvd 950 1,010 1,120 1,000 1,120 1,822 13.9"10 17.6% 20'10 2013
U ~ rgsta1 lrT'f"rial5t IrrrroktleeRd 170 5JO \6J 1,020 1,000 1,039 43.6% 20'10 20'10 1,193
Rd Imrd<:lIee Rd Vandertilt Rd I,COO 1,000 1,500 1,500 1,551 225"10 20'10 1,782
Varderbilt Uving;ta1 Rd Lq;an Blvd 1,650 1,650 I.4W 9tfJ 1,490 1.490 -2r:J'1o 07% 20'10 1,712
Belch Rd L~El>.<J Collie.- ~vd 1.730 710 7W 68J 8<;Q 624 -18.4% -6.4% 20'10 717
ANAL YSIS
LINK LEVEL OF SERVICE ANALYSES
The Maximum Service Flo\V (SF",,,,) Il)j' Immokalee Road. Logan Boulevard. Collier Boulcvard
Livingston Road and Vanderbill Beach Road \Vcre provided by Collier Coun(y Transportation
Planning Deparlmenl li'om Ihe 200K AlJIR. Table (, prescnts the background and (o(al (ramc for
the horizon year based onthc currenl AUIR table with Ihe trip bank.
LogJnilmmoblce Mixed-Use Subdistrict TIS
11
TABLE 6
LEVEL OF SERVICE DETERMINATION
Based on 2008 Collier County AUIR
WII LOS Stdl'
Bkgd Project Total Bkgd WI
Roadway Link From To SFMAX Vol Trios Vol Only Proi.
Immokalee Rd Access 1,100 355 372 727 y y
Logan Blvd Access Vanderbilt Beach Rd 1,100 355 91 446 y y
Vanderbilt Beach Rd Pine Ridge Rd 990 652 23 675 y y
Livingston Rd 1-75 2,320 3,068 114 3,182 N N
Immokalee 1-75 Logan Blvd 2,320 2,541 182 2.723 N N
Road Logan Blvd Collier Blvd 3,629 1,671 186 1,857 Y Y
Collier Blvd Wil son Blvd 3,790 1,819 93 1,912 y y
Immokalee Rd Vanderbilt Beach Rd 2,450 1,715 91 1,806 y y
Call ier Blvd
Vanderbilt Beach Rd Golden Gate Blvd 2,450 2,414 45 2,459 y N
Imperial St Immokalee Rd 3,260 1,194 46 1,240 y y
Livingston Rd Vanderbilt Rd 3,840 1,618 1,663
Immokalee Rd 45 Y Y
Vanderbilt Livingston Rd Logan Blvd 3,540 1.779 45 1,824 Y Y
Beach Rd Logan Blvd Collie r Blvd 3,600 860 23 883 y y
'Bold N denotes Nolwithin LOS Standards
Table 7 presents the Link LOS analyses using the historical growth rate methodology.
Log~n!lmmoblee Mixed-Use Subdistrict TIS
12
TABLE 7
LEVEL OF SERVICE DETERMINATION
Based on Historical AUIR Growth 2015 WII LOS 5td!'
Roadway Bkgd Proiect Total Bkgd WI
Link From To ~ Vol Trios Vol Only Proi.
lmmokaJee Rd Access 1,100 408 372 779 y y
Logan Blvd Access Vanderbilt Beach Rd 1,100 408 91 499 y y
Vanderbilt Beach Rd Pine Ridge Rd 990 519 23 541 y y
Livingston Rd 1-75 2,320 3,185 114 3,299 N N
Immokalee 1-75 Logan Blvd 2,320 2,068 182 2,249 y y
Road Logan Blvd Collier Blvd 3,629 1,607 186 1,793 y y
Colli er Blvd Wilson Blvd 3,790 1,609 93 1,702 y y
Immokalee Rd Vanderbilt Beach Rd 2,450 1,287 91 1,377 y y
Coli ier Blvd
Vanderbilt Beach Rd Golden Gate Blvd 2,450 2,093 45 2,138 y y
Livingston ImperialSt Immokalee Rd 3,260 1,193 46 1,240 y y
Rd Immokalee Rd Vanderbilt Rd 3,840 1,782 45 1,827 y y
Vanderbilt Livingston Rd Logan Blvd 3,540 1,712 45 1,757 y y
Beach Rd Logan Blvd Coli ier Blvd 3,600 717 23 740 y y
lBo1d N denotes Not within LOS Standards
Log~n/lmrnold('(' Mixcn-lhc Subdi<;tr-icr TIS
13
The analysis shows that lmmokalee Road ti'om Livingston Road to Logan Boulevard and Collier
Boulevard from Golden Gate Boulevard to Vanderbilt Beach Road are projected to operate'" Not within
LOS Standards." However, it should be noted that both roadways are currently under construction to
expand the number of lanes and thus the capacity. The current timelinc for completion of these expansion
projects is the end of 2009. Thcrcte)[c, the expansion of these roadways will he completed well before
this project will complete buildout. Wc have reviewed previous AUIR's and similarly eonstmcted
roadways within Collier County to determine a potential roadway capacity of these two roadways upon
completion of the currently expansion projects. Tahle 8 shows a potential Level of Service detemlined
using these capacities.
TABLE 8
LEVEL OF SERVICE DETERMINATION
Based on Potential Roadway Capacities 2015 WII L05 Std?'
Roadway Bkgd Proiect Total Bkgd WI
link From To ~~ Vol Trios Vol Only Proi.
Immokalee Livingston Rd 1-75 3,629 3,185 114 3,299 y y
Road 1-75 Logan Blyd 3,629 2,541 182 2,723 y y
Collier Vanderbilt Beach Rd Golden Gate Blyd 3,300 2,414 45 2,459 y y
Blyd
1 From 2007 AU IR for Collier Blvd and 1m mokalee Road from 1-75 to Logan Blvd
2Bo1d N denotes Not within LOS Standards
INTERSECTION ANALYSES
The issue of intersection analyses was discussed at length at the Methodology Meeting held with
Collier County Transportation Planning stalT (see Appendix). Since the intersections in the area
are recently constructed or are under construction for the ultimate intersection configuratioll, it
was determined that no intersection analyses would be required for this project
ACCESS ANALYSES
According to the Collier County Right-of Way Ordinance #2003-37, turn lanes must be provided
on all Illulti-lane l'lcilities. The turn lanes should bc in accordance with the FOOT Design
Standard Index 30 I (see Appendix).
Logan/lmmoblcc Mixed-Use Subdistrict TIS
14
_...",.~,,____..____,,___,_..~".~..~..._._..._____,~.._,_..,.,_..___.,.,..,.~"..,_,,'__"''''.<._.''__''.'''''-''~~'__'<.. __w_,__._.._
Collier County uses the roadway posted speed as the turn lane design speed. According to FOOT
Index 30 I, the deceleration lane length for a 45 mph design speed is 185 feet. The project access
turn lanes on Logan Boulevard and Immokalee Road (if allowed) should, therefore, be furnished
with 185-I'oot deceleration lanes in addition to the applicable storage lanes.
LogJn/lmmoblcc Mlxed.Use Subdistrict TIS
15
IMPROVEMENT ANALYSIS
Because many of the analyses were addressed in previous sections, this improvement analysis
section will bc limited to a conclusive narrative. In accordance with the analyses shown in
Tables 6 and 7, there are currently LOS issues for three roadway links in the area. However, as
is shown in Table 8, these issues will be alleviated with the completion of construction that is
currently underway and scheduled for completion at the end of this year.
As noted above, the accesses should have an exclusive turn lanes in each direction of approach
that are a minimum of 185 feet in length plus any required storage.
MITIGATION OF IMPACT
The developer proposes to pay the appropriate Collier County Road Impact Fees and will
construct the site-related improvements for the site accesses.
log~n/llTlmobl('(' Mixed-Use Subdis(rict TIS
16
Lo~an.'I"'",u'"'e,,Cu""""'c;~1 S"hu;""c'
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Bonita Springs. Florida 34134
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Loganllmmokalee Mixed-Use
Subdistrict
Site.Gellerated Trip Distribl1tioll
EXHIBIT 1
,
I
i
I
/
w",
1.O<jan1Imr"okol""Co,nmc,o,nISub<li51r;ct
Or""9a Con5ullln9 Group,LLC
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L4G Area Are~._ /
~ ..- 2:1
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Sita-Generated Trip Assignment
EXHIBIT 2
JuJy2009
j
'I""" 1I11'<"_""::".1',"
1'''''''
1'1.'" ,,:',Ib",,'"''
"A'it)'1
ApPENDIX
. Methodology Meeting Documentation
. ITE Internal Capture worksheet
. Excerpts from the Collier County Annual Update Inventory Report 2003-08
Logan/lrTlnlok<llcc Mixed-Use Subdistl'ict TIS
Appendix
METHODOLOGY MEETING
DOCUMENTATION
APPENDIX A
INITIAL MEETING CHECKLIST
Suggestion: Use this Appendix as a worksheet to ensure that no important clements
are overlooked. Cross out the items that do not apply.
Date:7/2l!09 Time: 2:00 PM
Location: Collier County Transportation Planning
People Attending:
Name, Organization, and Telephone Numbers
I) Reed K Jarvi. P.E
2)
3)
4)~_
5)_
Study I'reparer:
Preparer's Name and Title: Reed K. Jarvi. P.E.
Organization: Omega Consulting GrouP. LLC
Address & Telephone Number: 3365 Woods Edge Circle. Bonita Springs. Florida 34134
239-777-5741
----
Reviewer(sl;
Reviewer's Name & Title: John Podczerwinskv
Collier County Transportation Planning Department
Reviewer's Name & Title:
Organization & Telephone Number:
Applicant:
Applicant's Name:
Telephone Number:
Proposed Development:
Namc: Logan/lmmokale<,o Commercial Subdistrict CPA
Location: East of Lol!,ill] Blvd. sout~ of ImmokaleeJZo,!cl
Land Use Type: Residential <;:ondo/ TQwnhomes
lTE Code II: 230
Proposed numbcr of devclopment units: 60
Other: Conuncrci'll Shopping Center
Description:
ITE Codc#: 820
C. I.:-;-'~C: ':Fr cic~:,'c')'~:; ~'I~ :: 'j,,~ ::::, lie,',:,.':, C :~,n ,,'! :;,': ~:,,! ::, .'JJJ.'_'!r ,'.':!I.:' (,~')" ;/11:' :';.;:.\;.'0' '. '''' ''''-'"-,, .'/ ,':'::~:'-~ I ,-,:1 l~.' 'A .'.',:':,'1',:;,';,>; v ': :~dlrc' ;';'1" '-':;: .. i) /. 2 I C'} (',:,-
Proposed number of development units: 260,OOOsf
Zoning
Existing: Various
Comprehensive plan recommendation: N/A
Requested: Commercial Subdistrict
Findings of the Preliminary Study:
Study Type:
Small Scale TIS
D
[8J
Minor TIS
D
Maior TIS
Study Area:
Boundaries: Immokalee Road from Livingston Road to Collier Boulevard and Logan
Blvd from Pine Ridge Road to Immokalee Road
Additional intersections to be analyzed: v\(y,....e V\e~ e.~
\ <) ':) ""'^ I -r: ""''^'" I>\t..~ Co "
w... \.';. -....~ ',V\. \.... S(,.\.......
~ \o~QM. I V~1Z.
~..... '\~,J v.(",-\.~
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Horizon Year(s): ~ ~o\~
Analysis Time Period(s): PM Peak Hour
Future Oil-Site Developments: None
Source of Trip Generation Rates: ITEJ:riQ.Qeneration, 8th Edition
Reductions in Trip Generation Rates:
None:
Pass-by trips: 25%/10% ofadiacent traffic
Internal trips (PUD): ITE :Qetween residential and retail
Transmit use:
Other:
1~1O~'-''''LPIO.iec''~\2C'O~'\L:J:,'(;n_,'mr))()~alee Camllie:Clal SlliJ(!IS:ricl\Lo~J,'Ummck3~C'~ Ccmrlcrl__i,]! 2ubdi3!: ie! ti"A A.feii,odcioC,y i,!eC'iir:~' leqliesl..U'/ 21_ Q9.c1cc
Horizon Year Roadwav Network Improvements:
· Collier Boulevard from Golden Gate Parkway to Immokalee Road, expansion to
6-lanes is currently underway.
· Immokalee Road from 1-75 to Collier Boulevard, expansion to 6-lanes is currently
underway.
. Immokalee Road from west 1-75 ramp to east 1-75 ramp, expansion to 8-lanes is
currently underway.
· Vanderbilt Beach Road from Airport Road to Collier Boulevard, expansion to 6-
lanes is currently underway.
Methodology & Assumptions:
Non-site traffic estimates: N/A
Site-trip generation: See attached
Trip distribution method: Manual
Traffic assignment method: Manual
Traffic growth rate: AUIR/Historical AUIR
Special Features: (from preliminary study or prior experience)
N/A
Accidents locations:
Sight distance:
Queuing:
Access location & configuration:
Traffic control: __
Signal system location & progression needs: _~
On-site parking needs: ___
Data Sources:
Base maps:
Prior study reports:
Access policy and jurisdiction: __
Review process: _ _
Requirements:
Miscellaneous:
Small Scale Study - No Fee ___
Minor Study - $750.00 _
/\6 ~~\,c.~'.",,- It-w'-a...J ,-,,",,\.\
~ '5co '\.o:e po:,~ ~<>' t^.~\...~';;-..~01
Major Study - $1500.00 ___X_
Includes 2 intersections
Additional Intersections - $500.00 each
c.\n0"'.jlF'(~j"C!:'l2Q,j'nll o:j.Jn_:,..;)nwi. 'c.: (or"I;",',:,',11 SlJhr;',:;lndLIJ~:"'U.'lI.~",,,'I"F~ COr:.'I'li'!(~"]! ,~;:I,~(Ii'!!l"t c.~;; Ar,:,~:: ,');'(,c/ ,,,:,~,ol'n~; r"l,','.'p:;t_(j7 j' _99.acc
All fees will be agreed to during the Methodology meeting and must be paid to Transportation prior to
our sign-off on the application.
----.---- -_...~---,~~-------
-~------_.--- - -.---------
.,IGNATURES
~
72ed K fZuuu.
~I ..>-(
Study Preparer
CJvlJj)\-
Reviewers
Applicant
C '\j)ocs',('rcif.c!~'\2Ci)9\Lo(]a(IJ-1]lIJokjiee COlllmefCIal S(;bdislllcJl.L ~r;cin_'llll)lcirillee CC.'II/Jlcrciai SUDrhtnd Gi'A MeliJCaofor;y In,.l!tfl1g ,T\'Ue5UJ7 j 1_09.0')[
EXHIBIT A
Collier County
Traffic Impact Study Review Fee Schedule
Fees will be paid incrementally as the development proceeds: Methodology Review, Analysis
Review, and Sufficiency Reviews. Fees for additional meetings or other optional services are
also provided below.
Methodolo~ Review - $500 Fee
Methodology Review includes review of a submitted methodology statement, including review of
submitted trip generation estimate(s), distribution, assigrunent, and review of a "Small Scale
Study" determination, written approval/comments on a proposed methodology statement, and
written confirmation of a re-submitted, amended methodology statement, and one meeting in
Collier County, if needed.
"Small Seale Study" Review - No Additional Fee (Includes one sufficieney review)
Upon approval of the methodology review, the applicant may submit the study. The review
includes: a concurrency determination, site access inspection and confirmation of the study
compliance with trip generation, distribution and maximum threshold compliance.
"Minor Study Review" - $750 Fee (Includes one sufficieney review)
Review of the submitted traffic analysis includes: optional field visit to site, confirmation of trip
generation, distribution, and assignment, concurrency determination, confirmation of committed
improvements, review of traffic volume data collected/assembled, review of off-site
improvements within the right-of~way, review of site access and circulation, and preparation and
review of "sufficiency" comments/questions.
"Maior Study Review" - $1,500 Fee (Includes two intersection analysis and two sufficieney
reviews)
Review of the submitted traffic analysis includes: field visit to site, confirmation of trip
generation, special trip generation and/or trip length study, distribution and assignment,
concurrency determination, confirmation of conunitted improvements, review of traffic volume
data collected/assembled, review of traffic growth analysis, review of off-site roadway operations
and capacity analysis, review of site access and circulation, neighborhood traffic intrusion issues,
any necessary improvement proposals and associated cost estimates, and preparation and review
of up to two rounds of "sufficiency" comments/qnestions and/or recommended conditions of
approvaL
"Additional intersection Review" - $500 Fee
The review of additional intersections shall include the same parameters as ontlined in the "Major
Study Review" and shall apply to each intersection above the first two intersections included in
the "Major Study Review"
"Additional Sufficiency Reviews" - $500 Fee)
Additional sufficiency reviews beyond those initially included 111 the appropriate study shall
require the additional Fee prior to the completion of the review.
C IUccs',FtcjeO;i?D00'! n:k'] 1;1';::(-",/2'-, :;[)/lII;12"C'c;! Slibd,;s."',~~,! cq~rl ;1I!,'T'(l,~d{i';f: CU/:)";',;:;','! Slit) :,"~.'r:f'! ;_:F.' l,.i,..'f;'~I.!c.re;J'i 1.'~,~!I.':g ",~r,Ii(;sl _G7 j l_.!.1~r!iX:
Logan/lmmokalee Commercial Subdistrict CPA
Omega Consulting Group, LLC
Table,1',
TRIP GENERATION
AM Peak PM Peak
land Use m Unit Daily Total Enlli. Exit 1=1 Enter Exit
Residential Condominium (LU 230) 60 DU 421 34 6 28 40 27 13
Internal Capture Deduction
Net External Trips for Residential Uses 421 34 6 28 40 27 13
Shopping Center (LU 820) 260.000 SF 12.638 271 165 106 1207 591 615
Internal Capture Deduction
Pass-By Deduction% 2S% -3,159 -68 -34 34 -302 -151 -151
Net External Trips for Retail Uses 9,478 203 131 139 905 440 465
Total 9,899 237 137 167 945 467 478
C :IDocsIProjects\2009ILogan_lmmokalee Commercial SubdistrictlCPA_ TIS _ 001 .xlsx
7/21/2009
Logan/lmmokalee Commercial Subdistrict CPA Omega Consulting Group, LLC
Table 2
TRIP DISTRIBUTION/ASSIGNMENT
PM Peak Hour
Roadway Link From To Distribution Entering Exiting
Immokalee Rd Access 80% 374 382
Access Vanderbilt Beach Rd 20% 93 96
Logan Blvd Vanderbilt Beach Rd Pine Ridge Rd 5% 23 24
Pine Ridge Rd Green Blvd 2% 9 10
Livingston Rd 1-75 25% 117 119
Immokalee Road 1-75 Logan Blvd 40% 187 191
Logan Blvd Collier Blvd 40% 187 191
Collier Blvd Wilson Blvd 20% 93 96
Immokalee Rd Vanderbilt Beach Rd 20% 93 96
Collier Blvd
Vanderbilt Beach Rd Golden Gate Blvd 10% 47 48
Livingston Rd Imperial St Immokalee Rd 10% 47 48
Immokalee Rd Vanderbilt Rd 10% 47 48
Livingston Rd Logan Blvd 5% 23 24
Vanderbilt Beach Rd
Logan Blvd Collier Blvd 10% 47 48
C:\Docs\Projecls\2009\Logan_lmmokalee Commercial Subdistrict\CPA_ TIS_001.xlsx
7/21/2009
Logan/lmmokalee Commercial Subdistrict CPA Omega Consulting Group, LLC
Table 3
TRIP ASSIGNMENT/SIGNIFICANCE
PM Peak Hour
Peak Project 2
Roadway Link From 19. SE.w: I % Impact
Direction full
Immokalee Rd Access 1100 NBIWB 382 34.7%
SBlEB 374 34.0%
Access Vanderbilt Beach Rd 1100 NBIWB 93 8.5%
SBlEB 96 8.7%
Logan Blvd Vanderbilt Beach Rd Pine Ridge Rd 990 NBIWB 23 2.4%
SB/EB 24 2.4%
Pine Ridge Rd Green Blvd 2070 NBIWB 9 0.5%
SBlEB 10 0.5%
Uvingston Rd 1-75 2320 NB/WB 119 5.1%
SB/EB 117 5.0%
1-75 Logan Blvd 2320 NB/WB 191 8.2%
SB/EB 187 8.1%
Immokalee Road Logan Blvd Collier Blvd 3629 NB/WB 187 5.2%
SB/EB 191 5.3%
Collier Blvd Wilson Blvd 3790 NB/WB 93 2.5%
SB/EB 96 2.5%
Collier Blvd Immokalee Rd Vanderbilt Beach Rd 2450 NBIWB 93 3.8%
SB/EB 96 3.9%
Vanderbilt Beach Rd Golden Gate Blvd 2450 NBIWB 47 1.9%
SBlEB 48 1.9%
Livingston Rd Imperial St Immokalee Rd 3260 NBIWB 48 1.5%
SB/EB 47 1.4%
Immokalee Rd Vanderbilt Rd 3840 NBIWB 47 1.2%
SBIEB 48 1.2%
Vanderbilt Beach Rd Livingston Rd Logan Blvd 3540 NB/WB 24 0.7%
SBIEB 23 0.7%
Logan Blvd Collier Blvd 3600 N BlWB 47 1.3%
SBIEB 48 1.3%
lSold denotes Peak Direction
2Sold denotes Significant per 2J2J3 in Peak Direction
C :IDocs IProjecls120091Loga n _I mmoka lee Commercial Subdistri ctlC P A _TI S _ 001 xlsx
712112009
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Logal1l1mmokalee Commercial Subdistrict CPA Omega Consulting Group, LLC
Table 6
LEVEL OF SERVICE DETERMINATION
Based on 2008 Collier County AUIR
2014 WII LOS Stdl'
Bkgd Project Total Bkgd WI
Roadway Link From To SE...x Vol Trips Vol Only Proi.
lmmokalee Rd Access 1100 355 382 737 y y
Access Vanderbilt Beach Rd 1100 355 93 448 y y
Logan Blvd Vanderbilt Beach Rd Pine Ridge Rd 990 652 23 675 y y
Pine Ridge Rd Green Blvd 2070 1299 9 1308 y y
Livingston Rd 1-75 2320 3068 117 185 N N
1-75 Log.n Blvd 2320 2541 187 2728 N N
1 mmokalee Road Logan Blvd Collier Blvd 3629 1671 191 1862 y y
Collier Blvd Wilson Blvd 3790 1819 96 1915 y y
lmmokalee Rd Vanderbilt Beach Rd 2450 1715 93 1808 y y
Collier Blvd Vanderbilt Beach Rd Golden Gate Blvd 2450 2414 47 2461
y N
Imperial St Immokalee Rd 3260 1194 48 1242 y y
Livingston Rd Immokalee Rd Vanderbilt Rd 3840 1618 47 1665 y y
Uvingston Rd Logan Blvd 3540 1779 23 1802 y y
Vanderbilt Beach Rd
Logan Blvd Collier Blvd 3600 860 48 908 y y
C:\DocsIProJects\2009ILogan _Immokalee Commercial SubdistrictlCP AJIS _001.xlsx
7/21/200~
ITE INTERNAL CAPTURE
WORKSHEET
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AUIR 2003-2008
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FlOiO:[) liNSURANCE RATE MAP DATA
CP-2007-5
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Exhibit VF,1
EXH~B~T V.G.4
P:RO:O'F OF OWNERSH~P
CP-2007-5
Details
Page I of I
Property Record
Sketches
Trim Notices
"
Parcel No.11 00195800001
Current Ownership
Property Address~ 2311 JOHN MICHAEL RD
~
Owner Namell OAKWOOD PARK WEST LLC
Addressesl 2170 LOGAN BLVD N
Cityll NAPLES II
Statell FL
Zip II 34119 -1411
Legall12848 28 El/2 OF SE1/4 OF
I NW1/4 OF NW1/4
Section Township Range
28 48 26
Sub No. 100 ACREAGE HEADER
4'1 !Jse Code 67 AGRICULTURAL
Acres
5
Map No.
3B28
Stra No.
482828 020.0003B28
-1J Millage Ar~~
36
..If] Mi.U~ge
10.7042
2008 Final Tax Roll
(Subject to Change)
Latest Sales History
It all Values shown below equal 0 this
parcel was created aftef the Final Tax Roll
land Value $ 500,000.00
(+) Improved Value $ 82,235.00
(-) Just Valu. $ 582.235.00
(-) SOH Exempt Value $ 0.00
(-) A......d Value $ 582,235.00
I (-) Home.tead and other Exempt Value II $ 0.00 I
I (-) Taxabl. Value II $ 582,235.00 .
SOH - "Save Our Homes" exempt value due to cap on assessment
Increases.
Date Book - Page Amount
12/2008 4417 - 2395 $ 875,000.00
03/2007 4195 - 220 $ 0.00
12/1984 1114 -1985 $ 0.00
The Information is Updated Weekly
Page 1
Exhibit V.GA
http://www .collierappraiseccol11/RecordDctail.asp"Map=No&F oliol D..cOOOOOOO 19560000 I
3/23/2009
RETliRN TO:
Quarles & Brady LLP
;:" 1395 Panther Lane, # 300
Naples, FL 34109-7874
TGt{ I~
4246931 OR: 4417 PG: 2395
RiCORDiD in OFFICIAL RiCORDS of COLLIiR COORTY, FL
11/31/1008 at 03:16PI DWIGHT i. HROCI, CLIRI
COIS 675000.00
RIC PiE 18.50
DOC-.70 4715.00
Prc:pared by
Retn:
QUARLiS << BRADY
1395 PARTHiR LAXi 1300
HAPLiS FL 34109
Law om.es of John D. Spear, P.A.
9410 Bonita Beaeh Road Suite 100
Bonita Springs, FL 34135
139-947-1101
File Number: 0S-U51
Will Call No.:
'6.':;0
H l~? 00
[Space Above This Line For Recording DataL
Warranty Deed
This Warranty Deed made this 31th day of December, 2008 between Mark O. ADen, Sr. joined by Teresa K. Allen,
his wife whose post omee address is 1311 John Michael Road, Naples, FL 34119, grantor, and Oakwood Park West,
L.L.C~ a Florida limited liability company whose post office address is 2170 Logan Blvd. North, Naples, FL 34119,
grantee:
" \ ,
(Whenever used herrin the terms ~grantor" and "~)k.Jaeifl the ~i~~iolhi'-~~~t and the heirs, legal ~resentatives. and assigns of
individuals. and the successors and assIgnS ofc~fit~~~'Sh and trustees) '-.,t... .
r / , '
Witnesseth, that said grantor, for ajid inl~~~tioti'of1he.SWlfVfTEN\ND\~O/IOO DOLLARS ($10.00) and other
good and valuable considerations to ,~id ptor in h1i;p.~, byy sa, i~ ~ee. t4e re~eipt whereof is hereby acknowledged,
has granted, bargained, and sold to th,' e ...~i,<t!griiiJ.,lt\>:~~J\Ii,'~', aI( d)jO,gns ~.orever, the following described land,
situate, lying and being in Collier Co~ntyl qrid~ to-tit:" 1! :~! ,./ ~\ '\1 i \
". ,,' .," "'. '
'". '"..""-:.:'",,,": 'I,"~,: 'I:
The E In of the SE 1/4 o~ t~eNW:lf~ ~ftb.i'lw!II~~f sec~,0.?1~,,~~nsbiP 48 Soutb, Range 26
East, Collier County, Florida". " '" I
Parcel Identification Number'~~'9~OOOI
Subject to lues ror 2009 and .u~q,u,"~ntYeJt!!;..cov~,n",ntkl.eondilions,
reservations and limitations of Tecord~"if ~nt.l i 1,'.
restrictions, easements,
Together with all the tenements, hereditaments and appurtenances thereto belonging or in anywise appertaining.
To Have and to Hold, the same in fee simple forever,
Aod the grantor hereby covenants with said grantee that the grantor is lawfully seized of said land in fee simple; that the
grantor has good right and lawful authority 10 sell and convey said land; that the granlor hereby fully warrants the title to said
land and wilJ defend the same against the lawful claims of an persons whomsoever; and that said land is free of all
encumbrances, except taxes accruing subsequent to December 31, 2007.
In Witness Whereof, grantor has hereunto set grantor's hand and seal the day and year ftrst above written.
Double Time-
Page 2
Exh'b,l V.GA
*** OR: 4417 PG: 2396 ***
Signed, sealed and delivered in our presence:
~e.t-" ,~ ~ /
Wi ess Name: f/fM^ . Lcf-IfJ/t
~~~.~~J)
2!t42 re (?~
ark O. Allen, Sf. ...
-- Te(.~~en tJ/Jr-
(Seal)
(Seal)
Stale of Florida
County of ('OLtJ/EL.
The foregoing instrument was acknowledged before me this 31st day of December, 2008 by Mark O. Allen, Sr. and Teresa K.
Allen, who U are personally known or [X] have produ:e~~:ers I' - e as i~e::i~( /#-/r~
[Notary Seal] ///\,\~:~!Z,_'J., ;/..
/'1\:./ . -,
/ ," '-/ Printed Na&d... \.
/
\
(Ii, ~ MY: ID011~. ~~'\-~-MY.4:"('=iSSi~.Ex~es:
-,., . .2011 \./ \ '.
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1/ ~ 2...011
Wan-anty Deed. Page 2
DoubleTimee
Page 3
Exhibit V.GA
Details
Page I of 1
Property Record
Sketches
Trim Notices
~
Parcel No.11 00194880000
Current Ownership
Property Addressll NO SITE ADDRESS
ii
Owner Namell PECK TR, DANIEL 0
Addresses I % PECK & SKRIVAN STE 103
I BANCFLORIDA BLDG
15801 PELICAN BAY BLVD
Cityll NAPLES II
Statell Fl
zipll34108 . 2755
Legall12848 26 El/2 OF SW1/4 OF
I NW1/40F NW1/45AC OR 1189 PG
I 2052
Section
28
Township
48
Range
26
Acres
5
Map No.
3B28
II Strap No.
11482628003.0003B28
Sub No.
'1J Use Code
100
99
I ACREAGE HEADER
I NON.AGRICUL TURAL ACREAGE
'-t Milia Area
36
-'1J Milia e
10.7042
2008 Final Tax Roll
(Subject to Change)
Latest Sales History
If all Values shown below equal 0 this
parcel was created after the Final Tax Roll
I land Value S 500,000.00 II Date
I (+) Improved Value S 0.00 I
I (-) Ju.t V.lue S 500,000.00 I
. SOH Exem t Value S 0.00
(e) A......d V.lue S 500,000.00
S 0.00
(~) Taxable Value $ 500,000.00
SOH::: "Save Our Homes" exempt value due to cap on assessment
Increases
Book - Page
Amount
The Information is Updated Weekly
Page 4
Exh,blt V.GA
http://wWW .collierappraiseLcom/Rccorc!Dctai l.asp')Map~No& Fol iol D~OOOOOOO I 94~~0000 3/23/2009
p
,
'>}Ol
"1"c
DO
UJ'T
....Mea '"011:101 0\
W...."ANT't pu,e
,,,'''VIp. '0 ".b'Y'"
"")'"I
March
All. 11186 ,.)'
his lOarl'anly llccd -'1,,,1.. ,I...
28th
JIM SQRTHUN and LINNEA SORTHUN, his wife
1It'/,'III"lr,., nll/,../ JI.., W'l"".r. lu DANIEL D. PECK, ESQUIRE, as Trustee
N
lI'J"u.. Illl,'of/'l'l' U,/,/,,'U L< 1\-102, 4089 Tamiami Trail North
1,,,,,',,IU!r..r .,,,11...1.1... !I'U"""" Naples, FL 33940
,Wh".,'" ~..,l h....n '10>. ",,,.. .....0"".. .",1 ......""... '"flu"_ .11 ,h. I"";" '" ,hi. i""",m..' ..,l
,10, h,"', "..1 "I""""""" .,,,1 .,,,,n, ,,1 ,n,h",t~.I., ...1 ,h. "'"''~''' ,n,1 ."i.n. nr "..""..",,".l
lUitntssdh: TIIllI If", "'1111/"', fur ",,,I '" ""Il..ill,',uliulI "j II... ..um "I S 10.00 ami II,lwI
,.,,1..,,1.1,. ,'ull,I.[.""u""., ",,,,'JI'! ",/"."'", L. I"",.J.), urb",".r"'/rw'/. Ilt'",/,), U"!II". '''''n'lln~. s"ll.. "f...,u. r,',
nal."$. ,.,I"fl.<..s. .-mll"'}'.' nllll I'I",flr/ll.< UIII" .111' wnnl..I' "IJ rll'" '-",'"i" /011I1 ,HlIn/" III CO Iller
CUlUII)'. Fln,I,I". 1';:'
The E 1/2 of the SW 1/4 of the NW 1/4 of the NW 1/4 of section 28,
Township 48 South, Range 26 East, excepting those oil and mineral
rights previously reserved, and subject to the reservation of right
of way easement in, upon and under the southerly 30 feet of described
premises for a 11 the usua 1 purposes of ingress and egress and for
possible future roadways, uti li ties and services for public use;
and subject to agreed restrict.ions and covenants, to run with the
land, as follows:
1) Said premises sha 11 not be used for a junk yard, dumping
ground or for the accumulation of garbage or foul smelling matter
or other nuisances which may be detrimental to the comfort, health
or safety of the inhabitants of the surrounding communit.y.
2) There shall not. be removed from said premises any quanti~
of soil which will lower the uniform grade of the adjoining propert~
This is vacant )_aR~""and "~ts'.- !lot the homestead property ~
the Grantors. /,<\\LR ( Or/V> ~
together utllly'?1 ."t!!~,..jni~mC'tl", I1m.'/llumC'nls ohd",~~Ii~;;)I.?"c<,s "'<'IC'lo I,..lonoltlo 01 In nn)'-
lI'is<, nrr<'llnlnitlo. ./ ".. /~ "'" l' '\
To l~aue ~nd tr ltoldr'h',~~:,..'" /" ,I:rl, ,,,;;, \ .
i\nd 11,<, ~anlol .ih<,,<,"Y;"~-;;'~~~'itnl, wl\1."~,tdrl ~;~';':l<'.\ r'llIl III<' !I~~"lllr ~, 11I",full)' s<,I:...I 01 sohl land
hi tN' 'imp/.'; fl'lll IlHi llJlIotl~,J'{JS .!l~,tlii!11 ~..1l!'!!d!~,1 ~!tllo,ll)' III ~Il 1II1lcona,e)' 'lIld fand: lhal If,<,
O'lInlo. "<''''',)'11",/1)', J~," ",,09fS )~', !ldr','111i'l1c1"t-J,.rt,"fl ''11',,/'1 !\same ,OlllnSllllO lawful dcllms of
all p~'So'1S w'~m50<,~ .: ,J.d 11IOt soi 10'1,1 I~ f. e ~Vall/<,n ,m ccs4 uc<, laxes accrulno subseqlHml
~fD;c~~~~dt;)? \ ~"; t~..~,,~3f(~ \~.t /~,.. jelj1rTf's, ,es ri1tio1s and reservati~~n~
\ ''I '.,...,./ .'--:"." ":"'~.."7,~..~.":l;' l '~l ~
, C>
fTI' Con
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In 'Ulilne5s\_fi,~oJ~ rl,<, said WOlllo. ~a5
firsl al,ol>c u"iIle". '''.,1..,//."''''""",,
'. rl ~ '
SioIlNI.5<'LJI ~;?"~ r"'Tc-<,.
~....
STATE OF Florida
COUNTY or Dade
p,~,enb rlu. day and yen.
~
V~(f lUOW 101 IICOIDIU 1JU
Received $J5/J p--O
D(;cun1cntory Stomp Tax
Cc\li',"f C.Junty, Florirla \
~UZA::~ D.
I HEREllY CERTIFY Ilul On Ihil d.)', b~lort rM, all olli", dull'
~otl>orilod in 11>. SlalO alo,ro.itl and in Iho Coun,y alor~,aid 10 tako
arknowlodMmrnu, pOl1onall}. app.3r~d
JIM SORTHUN and LINNEA SORTHUN, his
Wife
Ie> m~ known 10 L. tIll" p~..on S ,I.lnibod ill and who nrruLed th~
fe>It'MOin!t i,uuu",onl ""d they ,cknowlrdsod bdor. 11l~ 11>" they
",<<,",'of ,hr ,am..
Coonl}' and
,by 01
86.
\1....\..;..'1
WlTl'OESS "'}' h~n<,l ,nd oifi.;al .tal in lhr
51". Iou ,f(J,~,ald 'll>i.
'"". ~'M rch 12' ' A. 0 19
~! or!". './_ ~
~~~:"f::4'iijO '.AR'i~P,lit'1;' If.-"?J"--h. .... j;!'
nlill1't~tflfl,ih?t1!Jf"J ":/' ~l\'N~EL D. PECK, ESQ., PECK
I~J. '1>6~ SUlTE A-102; PARK SQUARE
;\dJ'(JJ V-l'? 4089 TAMIAMI TRAIL NORTH
NAPLES, FLORIDA 33940
& PECK
'. 1~":;~~' .'~4, ~:.',",~~ 1
Q('lt~,I,r&,~:~ .,"~r.:",..-':'"
~,.,' bll::'''~'' l::..."
.-')
.. ~~...,_.-"....,._-------'---- ------------::
Page 5
Exhibit V.GA
Details
Page I of I
Property Record
Sketches
Trim Notices
Ij Current Ownership fJ
I Parcel No.11 00195040001 II Property Addressll NO SITE ADDRESS I
I Owner Namel PECK TR, DANIEL 0
I Addressesl FIRST UNION BLDG
5801 PELICAN BAY BLVD STE 103
I Cityl NAPLES II Statell FL II zipll 34108 - 2109 I
Legal 1284828 E112 OF NW1/4 OF I
NW1/4 OF NW1/4 LESS N 150FT
FOR R1W, LESS THOSE PORTIONS
DESC IN ORDER OF TAKING FROM
*For more than four lines of Legal Description please call the Property Appraiser's Office.
I Section II Township II Range ~ Acres I MaD No. II StraD No. I
I 28 II 48 28 3.88 3B28 11482828 o08.oo03B28 I
I Sub No. II 100 II ACREAGE HEADER I '1l Millage Area II -1J Millage I
I "Il UseCo~~ 99 II NON.AGRICUL TURAL ACREAGE I 38 II 10.1042 I
2008 Final Tax Roll Latest Sales History
(Subjecllo Change)
If all Values shown below equal 0 this
parcel was created after the Final Tax Roll
I land Value S 549,000.00 I Date II Book. Page II Amount I
(+) Improved Value S 0.00 I 10/1991 II 2356 -1210 II S 0.00 I
(-) Just Value S 549,000.00
H SOH Exempt Value S 0.00
(-) A....aed Value S 549,000.00
I (-) Homestead and other Exempt Value S 0.00
I (so) Taxable Value S 549,ooo:GQ1
SOH - "Save Our Homes" exempt value due to cap on assessment
Increases.
The Information is Updated Weekly
Page 6
Exhibit V.GA
http://www.collierappraiser.com/Record Detai I.asp') M apc' N 0& Fol io I D~OOOOOOO 1 9504000 I
3/23/2009
"
2238219 OR: 2356 PG: 1210
__ \.OIIIWl _ 'I ClIWII~, n.
\I/11/ll .t 11:111I11I. I. OlCI, CUll
DC m II.lt
IIIC-.Il .11
Without Opinion o(lillc /
Prepared by and return 10'
Dankl D. Peck, F..lquirc
rECK I; PECK
Sullc 10J. Flrlt Union l1uildinl
SIOl pcllCln n.y Boulevard
NlJlles,f1orlda HIOI
..to:
IICI I PICI
1111 nucu III nn 1111
WUl '" 11111
Parcell.D. (Strip) No 00 I 9S0400U I
GrllnlecT.", 1.0.
CORltECTIVE
~Nl'Y DEE\)
(This Deed correcls a Warranty Deed recorded in O. R. Book 1189. Page 1476 of the Collier
County. Florida Public Records.)
} I ~ L'(kl~H ,~
THIS CORRECTIVE WARRANTY DEED is m.dethe U d.y of S'rl.-'-'. 1997.
by M. V. Roberti and Dorothy J, Roberti. Hlllband and Wife, who.. odd.... is 560101" Avenue
North. N.ples. Florid. 34108. herelnaner called the Orantors. to Daniel D. Peck. Esquire. as
Trustee, whose address is Suite 103, First Union Building. 5801 Pelican Bay Boulevard. Naples.
t'lorid. 34108. herein.ner called the Granlee:
WITNESSETH: That the Grantors, for .nd in considerallon of the sum of$IO .nd other
valuable consideration, receipt or which is hereby acknowledged. hereby grant, bargain. sell.
alien. remise, release, convey and confinn unto the Grantee, all that certain land situated in
Collier Counly. Florid.. .nd described .s: ... '.
The E.st One-Ilalf of 1)>~.~b.~~\iX6~~;6~~~'l>t:,lhe Northwesl One-Quarter of Ihe
Northwest One-Quarter of &c!cUo}l.28. Township 48 s;,Jh>'~.nge 26 East. Collier Counly.
Florida. less the North I 00 ~et ~I<<'f.~r. _ \ \
(The .bove propert~ iS7.rnfrrrt\~~~~i\Ir)~~~fO;~ non-horncslead)
TOGETIIER wilh. "I "the\~ni'~t~~~kili;;"n~"'~ !apportenances thereto belonging
or in anywise 8Ppertaining~-:,~ '< '.,"" _.. ,~" !
," ' '.&)~) '-'~.
,:,;'. "r"" /"",:i
TO HA VE AND TO ff9LV, the same in fee si;nil~/@~ver
. AND the G~.nlors hereby '~o~e/l"\ -til!\~i~~dr~ntee .th.1 Ihe Gr.ntors .re. l.wfully
se,zed of said land," fee Simple; th.t the.tJ'anto....h.ve good nght and I.wful .uthonly 10 sell
.nd convey said I.nd; that Ihe Gr.ntors hereby fully w.rmnlthe title to said I.nd .nd will de rend
the same against the lawful claims of all persons whomsoever; and that said land is free of all
encumbrances, except taxes accruing subsequent to December J 1. 1996~ subject to easements.
restrictions and reservations of record.
IN WITNESS WHEREOF. the said Grantors have signed and sealed these presents the
day and year first above written.
Signed. scaled and delivered
in our presence:
~I</ (' i (;)1 ,t< 1<.--/
!ln~(/c'- c. 6",Ic.tU
Prin d Name of Witness
:?- .//7
C ..--.// "., --
y-/"L~
M. V. Roberts
~h'\ 1: /) ,,,A. (,-
~ ell (
U,VI/ l. ,.1/11'11)
I)rinted NJne of Witness
L.S
Page 7
Exhibit VG4
STATE OF FLORIDA
COUNTY OF COLLIER
ttt OR: 2356 PG: 1211 ttt
/ IIEREBY CERTIFY Ihot 011 this day, berore me, an ollicer duly authorized In
Iho Slllo Iforosaid and in the County aroresaid to lake acknowledgments, personally appeared M.
V. Roberts and Dorothy 1. Roberts, wM.-are--prrrcl...lllall,.lulV.... t~'_d)f who produced driven
licenses 8S identification. and who executed the foregoing instrumenl and lhey acknowledged
before me that they executed Ihe same freely and yoluntarily Bnd did lake an oath.
. V ~
WITNESS my hand and offici.1 se.1 in the Stale and Coumy lasl aroresaid this(_L1-__ -
day of ~t....~.. 1997.
ck,h"\-
Pago 8
JJc'''-. \, c.~nc~ t~
~Publle / C ,/
Li"'~'-J L _\tn1"h
Prinled Name of Notary J'ublle
My Commission Expires:
Q) _L....
.._.oc_
--..-
...._.... NIl........
"' ';CR { (),'
'~ .\ '.'
.,J'".> \:
, .
, ,~,
~.
.;
~ ., '
'\",
2
ExhibitVG.4
Details
Page I of 1
Property Record
Sketches
I
Trim Notices
It Current Ownership ~
I Parcel No.11 00195200003 II Property Addressll5470 HIDDEN OAKS LN I
Owner Name OAKWOOD PARK WEST LLC I
Addresses 2150 LOGAN BLVD N I
City NAPLES II Statell FL II Zip II 34119 -1411 I
Legal 2848 28 Wl12 OF SW1/4 OF
NWl/4 OF NW1/4 LESS ORDER OF
TAKING DESC IN OR 3888 PG 1618
, LESS THAT PORTION LYING WEST
*For more than four lines of Legal Description please call the Property Appraiser's Office.
I Section II Township II Range II Acres II Map No. II Strap No. I
I 28 II 48 II 26 II 2.25 II 3B28 11482626 010.0003B28 1
I Sub No. II 100 II ACREAGE HEADER II ~ Millage Area II "1l Millage I
I ..IfJ Use Code II 69 II AGRICULTURAL II 36 II 10.7042 I
2008 Final Tax Roll Latest Sales History
(Subject to Change)
If all Values shown below equal 0 this
parcel was created after the Final Tax Roll
I land Value I $ 225,000.00 I Date II Book - Page II Amount I
I (+) Improved Value S 0.00 I 011 2009 II 4424 - 730 II S 0.00 I
I (-) Just Value S 225,000.00 112/2007 II 4313 - 2~2 II S 0.00 I
I (-) SOH Exempt Value II S 220,950.00 II 08/1994 II .1Wi.:.1tl!J! II S 280,000.00 I
I (e) A......d V.lue Ii S 4,050.00 II 03 11993 II 1808.1893 $ 0.00
I (-) Homestead and other Exempt Value II S 0.00
I (1II) Taxable Value II S 4,050.00 I
SOH ~ "Save Our Homes" exempt value due to cap on assessment
increases.
The Information is Updated Weekly.
Page 9
Exhibit VG4
http://www.collierappraiseLcom/RecordOelai l.asp')Map~N o&Foliol 0=0000000 195200003 4/21/2009
Details
Page I of I
Property Record
Sketches
Trim Notices
it
Parcel No.11 00195280007
Current Ownership
Property Addre..15470 HIDDEN OAKS
~
Owner Namell OAKWOOD PARK WEST LLC
Addresses] 2150 LOGAN BLVD N
cityll NAPLES II
Statell FL
Zip II 34119 .1411
legall12948 26 Wll2 OF NWl/4 OF
I SWl/4 OF NWl/4 LESS ORDER OF
I TAKING DESC IN OR 3888 PG 1618
Section Townshi Ran e
28 48 26
Sub No. 100 I ACREAGE HEADER
J{l] Llse:J;ode 69 I AGRICULTURAL
Acres
3.07
Map No.
3828
II Strap No. I
11482628012.0003828 I
'1J Mil Area
36
'1JMiII~
10.7042
2008 Final Tax Roll
(Subject to Change)
Latest Sales History
If all Values shown below equal 0 this
parcel was created after the Final Tax Roll
$ 307,000.00
$ 54,802.00
$ 381,802.00
$ 301,474.00
$ 80,128.00
$0.00
(-) Taxable Value $10,128.00
SOH = "Save OUf Homes" exempt value due to cap on assessment
increases
land Value
(+) Improved Value
(-) Just V.lul
. SOH Exem t Value
(- As.....d Value
Date II Book. Page II Amount I
01/2009 4424 . 730 I $ 0.00 I
12/21107 4313 - 2422 $ 0.00
04 1 ll189 1434 -1055 I $ 50,000.00 I
The Information is Updated Weekly
Page 10
Exhibit V.G.4
http://www.collicrappraisCLcolll/RecordDctail.asp..MaIFN o&Foliol [)~OOOOOOO I 952X0007 4/21/2009
Details
Page I of 1
Property Record
Sketches
Trim Notices ~
(I
Parcel No.1I 00196680509
Current Ownership
Property Addressl NO SITE ADDRESS
~
Owner Namel OAKWOOD PARK WEST LLC
Addressesl2150 LOGAN BLVD N
Cityl NAPLES I
Statel FL
Zipll34119 -1411
Le9al 28 48 26 E170FT OF W220FT OF
N135FT OF S310FT AND E230FT OF
W280FT OF N95FT OF S170FT,BOTH
OF EII2 OF NW1/4 OF SW1/4 OF
.For more than four lines of Legal Description please call the Property Appraiser's Office.
Section Township Range Acres
28 48 26 4
Sub No. 100 I ACREAGE HEADER
-1\ Use Code 69 I AGRICULTURAL
Map No.
3B26
II Strap No. I
11482628 052.0003B261
..Ifj Milia e Area
36
~ Millage
10.7042
2008 Final Tax Roll
(Subject to Change)
Latest Sales History
If all Values shown below equal 0 this
parcel was created aftef the Final Tax Roll
I Land Value S 400,000.00 I
I (+) Improved Value $139,411.00
I (-) Juat Valu. S 539,488.00
(-) SOH Ex.m t Value S 392,800.00
(- A......d Value $148,688.00
(-) Homestead and other Exempt Value $ 0.00
(-) Taxable Value $ 146.688.00
SOH "Save Our Homes" exempt value due to cap on assessment
increases.
Date
01/ 2009
12/2007
Book. Pa e
4424 - 730
4313. -2422
Amount
S 0.00
S 0.00 1
The Information is Updated Weekly.
Page 11
Exh,b,t V.G.4
http://www.collicrappraiseLcom/RecordOetail.asp..Map=N o&Foliol 0=0000000 196680509 4/21/2009
Details
Page I of 1
Property Record
Sketches
~ Current Ownership i!i
I Parcel No.1I 00195680005 II Property Addressl NO SITE ADDRESS I
Owner Name I OAKWOOD PARK WEST LLC I
Addresses 2150 LOGAN BLVD N I
City NAPLES II Slalel FL II zipl134119 -1411 I
I Lega1112848 26 Wl/2 OF NElf4 OF I
:
I SWl/4 OF NWl/4 5 AC OR 1643 PG
108
I Section II Township II Range II Acres II Map No. II Strap No. I
I 28 II 48 II 26 II 5 II 3B28 11482828 022.0003B28 I
I Sub No. II 100 II ACREAGE HEADER II ..I{ij Millaae Area II -'il Millaoe I
I ~ Use Code II 69 II AGRICULTURAL II 36 II 10.7042 I
2008 Final Tax Roll Latest Sales History
(Subject to Change)
If all Values shown below equal 0 this
parcel was created after the Final Tax Roll
I land Value II $ 500,000.00 II Date II Book - Page II Amount I
(+) Improved Value $0.00 01/2009 4424 - 730 $ 0.00
(-) Just Value $ 500,000.00 12/2007 4313 - 242.2 $ 0.00
(-) SOH Exempt Value $ 491,000.00 08/1991 1843.108 $ 75,000.00
(-) A....sed Value $9,000.00
I (-) Homestead and other Exempt Value II $ 0.00 I
I (=) Taxable Value II $9,000.00 I
SOH = "Save Our Homes" exempt value due to cap on assessment
Increases
Trim Notices
The Information is Updated Weekly
Page 12
Exhibit V.G.4
htlp://www.collierappraiseLcot11/RccordDctai l.asr'JMaIFNo&f olioID=OOOOOOO I 9SC1ROOOS 4/2 I /2009
Details
Page I of I
Property Record
Sketches
Trim Notices
\I Current Ownership \I
I Parcel No.11 00195000009 II Property Address! NO SITE ADDRESS I
I Owner Name'l OAKWOOD PARK WEST LLC :
I Addressesl 2150 LOGAN BLVD N
I Cityll NAPLES II Statell FL II Zip II 34119 -1411 I
Legal 1284826 W1f2 OF NW1/4 OF I
I NW1/4 OF NW1/4 LESS N 150FT I
I HWY RIW LESS ORDER OF TAKING I
DESC IN OR 3888 PG 1616, LESS I
*For more than four lines of Legal Description please call the Property Appraiser's Office.
I Section II Township II Range II Acres II Map No. II Strap No. I
I 28 II 48 II 26 II 0.27 II 3B28 11482626 005.0003B26 I
I Sub No. II 100 II ACREAGE HEADER II "1J Millage Area II '1J Millage I
I --1'J Use Code il 68 II AGRICULTURAL II 36 II 10.7042 I
2008 Final Tax Roll Latest Sales History
(Subjecllo Change)
If all Values shown below equal 0 this
parcel was created after the Final Tax Roll
I land Value II S 40,500.00 I Date Book - Page Amount
I (+) Improved Value II S 0.00 I 01/2009 4424 -.ill S 0.00
I (-) Just Value I S 40,500.00 12/2007 4313.2422 S 0.00
I (-) SOH Exempt Value I S 40,014.00 08/1994 ~~ S 280,000.00
(a) Asse.sed Value S 486.00 03/1883 1808 . 1883 I S 0.00 I
H Homestead and other Exempt Value S 0.00
I (-) Taxable Value II S 486.00 I
SOH - ~Save Our Homes" exempt value due to cap on assessment
increases.
The Information is Updated Weekly.
Page 13
Exh'b,t V.GA
http://www.collierappraiser.com/Rccord Deta i I.asp') M ap~ N o&F 0 I io I D~OOOOOOO I <) 5000009 4/27/200<)
e
.
.
This instrument was prepared
WITHOUT EXAMINATION OF TITLE, by:
Timothy G. Hains, Esquire
QUARLES & BRADY LLP
1395 Panther Lane, #300
Naples, Florida 34 I 09
s 01700 recording
$ , 7 C! doc stamps
410B934 OR: 4313 PG: 2422
RBCORDBD In OPPICIAI RBCORDS 01 COIIIIR COONTY, PI
12/]9/2007 at 01:20PM DWIGHT B. BROCI, CIIRI
RBC m 21.00
oOC-.lO ,70
Retn:
QUARLBS & BRAol
IJ9\ PANTRBR IANB IJOo
HAPLlS PI 34lO9
Property ID# 00 195280007 (Parcet M A")
Property ID# 00 195800005 (pan:el MB")
Property ID# 0019S680005 (porcel Me")
Property ID# 00195200003 (porcel ME") and
Property ID# 00185000009 (porcel ME")
W ARRANrY,DEED
/~~r~{: '. -. "
THIS DEED, is made this/;/-8..~:diiy of Decemb~~OQ7, between CuUen 1.. Walker
and Constance J. Walker, h~~d wife, Grantor, wllOseyost office address is: 2150
Logan Boulevard North, Naplp, ~,I6~=,J4H9,anl!9~kwocMl Pa~k West, L.L.C., a Florida
limited Uabillty company, qtant~, wnos~~tll;pce ad\tress is\ 21 5.0 Logan Boulevard North,
Naples, Florida 34119. ,! f(' '~;:::;::I,///': \'!\r!")~\,,\.:Y,, '
, ! ,. .' i ; 1 ilL, /' ~". y, '.
The Grantor, in co~dtr~~ilb.~~~!~~ ~.b ,(!+?oo), and other good and
valuable considerations pai~15X\the Grantee to the \t;Jrant~r, tJlo~ceipt of which is hereby
acknowledged, hereby grants,\D~ns, sells, alIens, r~e,s,rel~es and conveys to grantee,
the following described real pro~\~ Collier County,/ii\m(ja::" ,
Parcel A (Property ID# 00}~5~8ftQq7,): ," ',.
The West 1/2 of the Northwesri/4Joflth~\'So1ithwest 1/4 of the Northwest 1/4 of
Section 28, Township 48 South, Range 26 East, Collier County, Florida; AND
Parcel B (Property lD# 00195800005):
The East 1/2 of the Northwest 1/4 of the Southwest 1/4 of the Northwest 1/4 of
Section 28, Township 48 South, Range 26 East, Collier County, Florida; AND
Parcel C (Parcel ID# 00195680005):
The West 1/2 of the Northeast 1/4 of the Southwest 1/4 of the Northwest 1/4 of the
Northwest 1/4 of Section 28, Township 48 South, Range 26 East, Collier County,
Florida; excepting those oU and mineral rights previously reserved and subject to
the reservation of right of way easement in, upon, and under the Northerly 30 feet of
described premises for aU the usual purposes of ingress and egress and for possible
future roadways, utilities, and services for public use, and subject to agreed
restrictions and covenants to run with the land; AND
QBNAP15605651
Page 14
Exh,b,t V,GA
l..
,..
...
OR: 4313 PG: 2423
Parcel E (Property ID# 00195200003 and 00195000009):
That portion of the following described real property:
The West 1/2 of the West 1/2 of the Northwest 1/4 of tbe Northwest 1/4, LESS
the North 100 feet, of Section 28, Township 48 South, Range 26 East, Collier
County, Florida, (Property ID #s: 00195200003 and 00195000009);
lying Easterly of Parcel 103A described in the Stipulated Order of Taking in the
matter of Collier County, Florida vs. CuUen Z. Walker, et al., Case No. O!Hl728-CA,
Circuit Court of the Twentieth Judicial Circuit in and for Collier County, Florida,
recorded in O. R. Book 2888, Page 1618, Public Records of Collier County, Florida;
LESS AND EXCEPT the foUowlng portion of the above-described Parcel B which is
retained by the Grantor as Grantor's homestead ("Grantor's Homestead"):
The East 170 feet of the West 220 feet of the North 135 feet of the South 310 feet,
and the East 230 feet of the West 280 feet of the North 95 feet of the South 170 feet,
both of the East 1/2 of the Northwest 1/4 of the Southwest 1/4 of the Northwest 1/4 of
-,..----...'-
Section 28, Township 48 SO~!t~!~~~~tr~~~er County, Florida.
Also reserving to Grantor an4~~iit. for ingress,--~gr~t,~'u,tilities and access from the
reserved Grantor's Homestllll'd ~~eL~bed above, 'to alll! from Logan Boulevard,
Naples, Collier County, Flo?'da./Tbis....eme!!rShdl?e for ~e, ~n, eftt of the real property
described above as Grantofs 0 ~\. r~,,~l1)1~~, the right to place a fence at
the terminus of the ease 'ent a ce n c~)t\Ptiv'ithf bQundary of the easement
parcel. The easement par~H ll(; r~ a~lloult,v vl~rd it~.t.\Ie Grantor's Homestead
and shaD be forty feet (40') '\'l1lI 'lUid de cFa e ~Ii' 4,Otf~t of the South 305 feet of
Parcel A, and of that portioJ\\lIf, ,arcel B lying West {,the!Graofbf's Homestead.
\#,0, \, "'>f~f //.'''' /
TO HAVE AND TO H6i1>;,~~ame in fee simplej'Qi;et>c;r"
""',,~~~,l' .'~;-:-." _"._._.....,.._,..,:..,,;'<~~ .':"'" "
GRANTOR fully warrants titJetoi~anlu{d ~'wjll defend the same against the lawful
claims of all persons whomsoever; except tIlilfthislleed is subject to the following:
I. Real property ad valorem taxes and assessments for the current and subsequent
years;
2.
authority;
Zoning, building code and other use restrictions imposed by governmental
3.
Outstanding oil, gas and mineral interests of record, if any; and
4.
Restrictions, reservations and easements common to the subdivision.
QBNAP\560565.1
Page 15
Exhibit V.GA
e
e
.
*** OR: 4313 PG: 2424 ***
IN WITNESS WHEREOF, the said Grantor has caused these presence to be signed in
its name the day and year first above written.
Witness #1:
~ '
Print Name:fu~! l InS
1:~o
PnntName: '~~r(lu
STATE OF FLORIDA
COUNTY OF COLLIER
The foregoing instrument w~a~~t~gClt~Jprl:."me this 13- day of December,
2007, by Cullen Z. Walker and C~'>WallCer;-whti:~e personally known to me or
U have produced , (^ 1.// " > identification.
I -/ , \
(SEAL)
//"'"/'-:<1
:\ ~/\
,~~
: ' nt lIIPe) 01
My dm'ifJissioll, Eil.p)~:! ""0.'1 \I, 200.,
.,
W~~ lWClRAllOIle'"
~i ~.1'\ 1IY"?~IOII'DOGl51!
ElCIW8: lily 17, ~
-""'---
QBNAP1560565 I
Page 16
If j ,I t\i,.~
Exhibit V.G.4
Details
Page 1 of 1
Property Record
Sketches
I
Trim Notices
16 Current Ownership ~
I Parcel No.11 00195380008 II Property Address! 7550 IMMOKALEE RD I
I Owner Namell OAKWOOD PARK WEST LLC I
I Addressesl 2170 LOGAN BLVD N
1 Cityll NAPLES II Statell FL II zipll34119 -1411 I
I Legall128 48 26 El/2 OF NEl/4 OF I
I
I :;:/4 OF NWl/4 LESS N 150FT
I Section II Township II Range II Acres II Map No. II Strap No. I
I 28 II 48 II 28 I 3.87 II 3B28 11482628 014.0003B28 1
I Sub No. II 100 II ACREAGE HEADER II "'fj MiJlaae Area II ~ Millaae I
I -t Use Code II 87 II AGRICULTURAL II 36 II 10.7042 I
2008 Final Tax Roll Latest Sales History
(Subject to Change)
If all Values shown below equal 0 this
parcel was created after the Final Tax Roll
land Value S 580,500.00 I Date I Book - Page Amount
(+) Improved Value S 0.00 I 12/2008 4417 - 642 S 475,000.00
(-) JUlt Vllu. S 580,500.00 I 11/2000 2748 -1282 S 0.00
H SOH Exempt Value S 0.00 107/1997 I 2331 . 979 S 138,000.00
I (-) Ass....d Value II S 580,500.00 I
I (-) Homestead and other Exempt Value II S 0.00 I
I (:II) Taxable Value II S 580,500.00 I
SOH - "Save Our Homes" exempt value due to cap on assessment
increases.
The Information is Updated Weekly.
Page 17
Exhibit V_G.4
http://www.collierappraiser.com/RccordDctai l.asp')Map~N o&Foliol D~()()OOO()O 19536000~ 3/23/2009
This instrument was prepared by
and Return to:
.....;::'7Timothy G. Hains, Esquire
QUARLES & BRADY
1395 Panther Lane, #300
Naples, Florida 34109
4246426 OR: 4417 PG: 0642
RBCORDBD in OllICIAL RBCORDS of COLLIBR COOXTY, IL
12/31/2008 at 07:57AM DWIGHT B, BROCl, CLBRl
COXS 175000.00
RBC liB 27.00
DOC-.70 3325,00
Retu:
QUARLBS & BRADY
1395 PAXTHBR LANB 1300
NAPLBS lL 31109
$ 27.00 Recording Fee
$3,325.00 Documentary Stamps
Property ID#:
Collier County, Florida
WARRANTY DEED
THIS DEED, is made this ,&:>#1 day of December, 2008, by H.P.L. Development, Inc.,
a Florida corporation, administratively.dis5olved.Qn September 15, 2006, grantor, whose
post office address is: c/o Jack HirS9h:, ;.~o,~n~~Jth~(~"€'!'<ts, Drive, Naples, FL 34119, in favor
of Oakwood Park West, LLC, :yfl~ftii"limited liall' ~pany, grantee, whose post office
address is: 2] 50 Logan Boulev,rrckN6rth, Naples, FL 331 . \
i / '":' ...
The grantor, in consi4er~;on11rltl'lt-~uHl ~ff~ Doll~s (~1O.00), and other good and
valuable considerations paid bil ."'~. 1 the ireceipt of which is hereby
acknowledged, hereby granlS,' ll!lr ins s4ll,,~,' a)i . s ,~le,abes and conveys to grantee,
the real property located in d<mi~~_. ~ly,~Ero,((~~ esc . a~ f,gi/ows:
\" "", < \~(. i ,,/ ,:-;.,-/
The East 1/2 of the \1!\.~~heast 1/4 of the-&rt~w,~s't:'P4 of the Northwest 1/4 of
Section 28, Township'4l1{ SQ~th, Range 26 f~Sfy.t{~'tJi/er County, Florida, Less the
North 150 feet thereof. ',( , '.\
if . ,,',
." !). ,1 ~. \....
THIS CONVEYANCE IS APPROPRIATE TO WIND UP AND LIQUIDATE THE
GRANTOR CORPORATION'S BUSINESS AND AFFAIRS.
Grantor warrants that the subject property is not the Grantor's homestead within the
meaning set forth in the constitution of the State of Florida, nor is it contiguous to or a part of
homestead property.
GRANTOR fully warrants title to said land and will defend the same against the lawful
claims of all persons whomsoever; except that this deed is subject to the following:
L
Real property ad valorem taxes and assessments for the current and subsequent
years;
Zoning, building code and other use restrictions imposed by governmental
authority;
Outstanding oil, gas and mineral interests of record, ifany; and
Restrictions, reservations and casements common to the suhdivision.
2.
3.
4.
QB.712763~ I
Page 18
Exhibit V.G.4
OR: 4417 PG: 0643
IN WITNESS WHEREOF, Grantor has signed and sealed these presents the day and year
first above written.
Witnesses:
H.P.L. Development, Inc., a Florida corporation,
administratively dissolved on September 15,
2006
By:
cl
(' Il h r~ lfnaJiL ,,;..)
Witness #1: CAROL mHp.TIN
~~
W;~~A,~ b~~~9~~5f;:-~;~~ .
/ /c..--." Ro~y L\Pa erson, as Vice President,
! / 1..".... -----Olr'!:ctor ah,d A\thorized Agent
, \...__...f-"~, \. \ '.
/7","'\,'1,"~.r;,., \\-, " ",i?'
{i I \~ -U...)~.\/(,
\ ,~\ \ I)! if;" \~ !
~~'::::::/ ".... ~'::.-:- C':.~._.~i j":~,c~"C)
"1.
<\~~t / ...'. ,.' .,::;-',/
......~~..
. ~qai\lh;Piitterson, as Secretary, Treasurer,
t. \ I)irecior and Authorized Agent
~
I I
\.-. \
'\ "
~~-::<\
( f)r...oL \'/'" .\.
Witness #1: ~f-;:;, P,T~-;)>......
4 ~.~
. ""'"''
~ A-
/Witne 2: 00ZIWNe j/!J{()#.LO
By:
STATE OF FLORIDA
COUNTY OF COLLIER
The foregoing instrument was acknowledged before me this 300;., day of December,
2008, by Jack Hirsch, as President, Director and Authorized Agent ofH.P.L Development, Inc.,
a Florida corporation administratively dissolved on September 15, 2008, on behalf of the
corporation. He L..J is personally known to me, or W produced ;::: L. DR I vet-
L{ Ce:tJSE as identification.
(SEAL)
..~I:J>.. SUZNIlE totINIl
1.~~'J:"'f;; MY COMMISSICH I DO 719000
~, i' EXPIRES:_6.2011
~..w:. ~ BondIdThnlP<<G/yNllclftllrwrtln
~~
Public:
Prin ame: Suzanne Howard
My Commission Expires:
Q8\7]27639 1
Page 19
Exhibit VG4
*** OR: 4417 PG: 0644 ***
STATE OF FLORIDA
COUNTY OF COLLIER
The foregoing instrument was acknowledged before me this dLJ day of December,
2008, by Roney L Patterson, as Vice President, Director and Authorized Agent of H.P.L
Development, Inc., a Florida corporation administratively dissolved on September 15, 2008, on
behalf of the corporation. He L-> is personally known to me, or ~ produced
-L. Dt<ltJe.e. L-IceN6E aSid~
(SEAL)
Q)~ MY~";w~993J
'" EXPIRES: NoYentlor6, 2011
, ......""'--.......
Not y, Public:
Print ame: Suzanne Howard
My Commission Expires:
\ \\\,\~ COr
,,'\.J//'/ l',i~
~....'//
STATE OF FLORIDA :'>~'"
COUNTY OF COLLIER. -.,1 -':."':.2.,..- ,\..? ,'"
" ,"--"'..!,.", I' '\ \ l~' ['\ '<; ".. \, .v "
The foregoing instru~4 ~as1~k~0~1;~~'6e~;r:n~ 1M -3? day of December.
2008, by Sharon Patterson,lji.s;Si;cretllry>TTe"as '.,Dire'G!or ~ti2: Authorized Agent of H.P.L
Development, Inc., a Florida\' .,' oration administratiy.e1y ~issol.vt;il on September 15. 2008, on
behalf of the corporation. \, . ,.L-> is personillfY,knoWh to me, or (.K.) produced
FL-. 7){2/ iJE;P- Lf (;.'$f" . ..... . . as ide~tiyation
/i; .~~'^--
Not Public:
Print Name: Suzanne Howard
My Commission Expires:
(SEAL)
'\ .......... SlJl,\HNE HCNIoIRD
,;i!~".~;' MY cOMMISSION' 00 719930
I,',. ;.) EXPIRES:~~~~;p
\~~......i~~ ~ThnJI'tllIIYP\t1IC
L .'..'1f..r>"
Q6\7127639.1
Page 20
Exhibit V.GA
Details
Page 1 of 1
Property Record
Sketches
Trim Notices
{Ii
Parcel No.11 00195000009
Current Ownership
Property Addressl NO SITE ADDRESS
~
Owner Name OAKWOOD PARK WEST LLC
Addresses 2150 LOGAN BLVD N
Cityl NAPLES I
Statell FL
Zipll34119.1411
le9al 284828 WII2 OF NW1/4 OF
NW1/4 OF NW1/4 LESS N 150FT
HWY RIW LESS ORDER OF TAKING
DESC IN OR 3888 PG 1818. LESS
*For more than four line. of Legal Oescrlption please call the Property Appraiser's Office.
Section Township Range Acres
28 48 28 0.27
Sub No. 100 ACREAGE HEADER
'-t Use Code 69 AGRICULTURAL
Map No.
3B28
II Strap No. I
11482628 005.0003B28 I
4i Milia e
10.7042
2008 Final Tax Roll
(Subject to Change)
Latest Sales History
If all Values shown below equal 0 this
parcel was created after the Final Tax Roll
I land Value S 40.500.00 II
I (+) Improved Value S 0.00 II
I (-) Ju.l Valu. 540.500.00 I
I (-) SOH Exempt Valua S 40.014.00
(-) A......d Valu. S 486.00
(-) Homestead and other Exempt Value S 0.00
I (-) Taxable Value II S 488.00 I
SOH - "Save Our Homes" exempt value due to cap on assessment
increases.
Date
011 2009
12/2007
08/1994
03/1993
BOOk - Page
4424 - 730
4313 . 2422
1979.1699
1808.1893
Amount I
S 0.00 I
S 0.00 I
S 280,000.00 I
S 0.00 I
The Information is Updated Weekly
Page 21
Exhlb,t V.G.4
http://www.collierappraiser.com/RecordDetail.asp?Map=No&f oliol D=OOOOOOO 1 95000009 4/27/2009
Details
Page I of 1
Property Record
Sketches
Trim Notices
(I
Parcel No.1I 00195480001
Current Ownership
Property Addressl NO sITe ADDRESS
I:i
Owner Namell PECK TR, DANIEL 0
Addre..e. I % PECK & SKRlVAN STE 103
I BANC FLORIDA BLDG
15801 PELICAN BAY BLVD
Cityll NAPLES II
Statel FL
zipll3410B - 2755
Legal 2848 28 Wl/2 OF NElf4 OF
NW1/4 OF NW1/4 LESS N 150FT
FOR R/W, LESS THOSE PORTIONS
DESC IN ORDER OF TAKING FROM
*For more than four lines of Legal Description please call the Property Appraiser's Office.
Section
28
Townshi
48
Ran e
26
Acres
3.74
Ma No.
3B28
Stra No.
482828 017.0003B28
Sub No.
~ Use Code
100
99
II ACREAGE HEADER
II NON-AGRICUL TURAL ACREAGE
-1J Millaw;tArea
36
~ Millage
10.7042
2008 Final Tax Roll
(Subject to Change)
Latest Sales History
If all Values shown below equal 0 this
parcel was created after the Final Tax Roll
I Land Value $ 511,000.00 II
I (+) Improved Value $ 0.00 I
(0) Ju.t V.lu. $ 511,000.00
(-) SOH E.empt Value $ 0.00
I (0) A....sed V.lue II $ 511,000.00 I
I H Homestead and other Exempt Value II S 0.00 I
I (=) Ta.abl. Value II $ 511,000.00 I
SOH - "Save Our Homes" exempt value due 10 cap on assessment
Increases.
Date II
04/1987 II
Book. Page
1281.1231
Amount I
$ 225,000.00 I
The Information is Updated Weekly
Page 22
Exhibit VGA
http://www.collierappraiscLcolll/RecordDetai l.asp"Map=No&F oliol 0=0000000 \9543000 I
3/23/2009
N
~
9
c
~ w
c
~, '"
'"
U
'" ".
~ '"
<<
~
ffi
=
en
~
=
=
=
=
(t'.\-Ji{l
-)
littj'~ :"'.~!f."fitl,!
W^,"'ANlY OCtO
lI.n'~"'. TO '''0''''0
00 I 26 I
OR fJOOlI
"AMCO ~OIlM 01
00 I 23 I
PI\GE
his ll:Iarl'anly Jileed """,{" 01".
.Iny,,1
lIpri 1 :\ n. I'J 87 I,y
BASKIN, a single woman
8th
AUGUSTA GEE, a widow, and CLARIBEL GEE
/",,,.j'Hl/"" ....1/.,,1 II,f' W,,"tor, I" DANIEL D. PECK, TRUSTEE
",J...",. /l<>~l"ffi',' mld",." I,' A-102, 4089 Tamiami Trail North
}"',,';,,,,/"'r "111/",111". 11r<lIl','" Naples, Florida 33940
:,~~h~:;;::' )~~~:: I,'~;,~:':, ,:~~'''~: "::,,1 ".;::':;:::" ,,!n:~'I'~~:I~::":" '~,::I' I:'h: ,~:~, ;~~~.,}"; ~i,~' .:::,,:~:" ,.:"'; ::;~:,':'".:~:'!
lUilnesscth: "n"" ./". '1,,,,,lur. {or "',,/ in ,'"",id,-,,,Ii,,,, ,,/ II,.. ."In' ,,{ S 10.00 "'It I ",1""
"Il/un"I,- rml..j,{"rtIli"n,. ""-"11" ",/,,'...,,{ i, J",,,,',y "c[,"'''''/'''/'1..r/, I".".!,,, '/",,,1.,. r,,,r!lui,,,, .",fI., "Ij,.,,~ to.
mi."'''. rI,I",I."'~' rn1Il'('~''< <llltl r<mfirfll~ u",., ,1", !lr"ul,'". "f1 d,nl ('t,,,,,,,, 1,,,,,/ .,dlln',' ill Coll ier
('nuflh'.I.'lnritl".l'i:::
The West 1/2 of the SE 1/4 of the NW 1/4 of the NW
1/4 of Section 28. Township 48 South, Range 26 East,
and the West 1/2 of the NE 1/4 of the NW 1/4 of the
NW 1/4 of Section 28, Township 48 South, Range 26
East, except the North 100 feet thereof.
This is vacant land and not the homestead of the Grantors.
P rl t, 4 J:J-5:. (Jl) D'lrUfTl,"nlnry $li1mp T..l)(
f"Ice,'I~_ '" _ - II
$ . ,1/\ (I;"" ( 1.,'[1 ~I': ~
h. t.... VI_ J -----f1l./-tJ---r.' fo; )t' ~I Fr,,! (~I J l;:JX
\:(~~I.~tR :~'UI~IY CLl:.hsl:("1~"'f-n. 0 C
t:::._ -
.". . . \\.1' ('U{,~ ..
lIogethtr lVilll all ,/,1.' leY0Of}I!/:hl'Te'Jilil1tref1,' ~~:,a~purlen"f1ces ,/,("re'o "elonging or in allY-
wiJenpperlailling. /(.\.:." "..J.',
10 JlalJt and to ~14(\ff.~~'iame"in.Jc~r{mple'JQ~el:~I;.
i\nd IILe grarlfor I-.crr4y ci~~ ,~~}Jf~;;;~'1Jr~~\oI:;-11Ie {J~\,-nlor iJ lawfully sei::ed of said land
in fee 5imple; 11,01 dlc {Jro~lor~' f;Joo\l(rirll,'\tI'.1pitdfuu, Ill~i;lll!; 10 ~l'll and co.wey .~aidland; /'101 I~l'
gran/or hereby fully worrlJn!'I>'!t\o\.r~I" JA 5~i~)/a,~~ a,'p'cr wi ~ dJ/enr~!~I~ 5nfTI(' "gains! lIw la.u'fu/ claims of
all per5Qns wIUlm50evIl'r; nnill141 "flfa~111'n.t::I$"fr{l6,ol,c' oil e-~"~brd,:,YdS, excepl hlXl'5 accruing $l,"Jt>qul'nl
10 Dccpmber JI. ]9 87; s\rb1"~ct to easeme'i\~;:;' jr~s€?ictions and reservations
of record. ,<,','F;~ ,: / .,)
, \..'
,
',\ '
(lII
'.
In 1fIJitntss Uhtreof, Ilw said granlor 'ws sin/led a'ld s""led J~l'5e prl'~enl5 Ihe day and year
finl abovl' wrillen.
Signe,l. sealed and dclivprcd in our preseflce:
..~~~(~~~
CL~" . I }l~~"--'
~...n IflOW /01 UCO~{HI~ UIl
,)
.,--,("v.-"",\'-'("""..
- // .~ "
1'=".J-{'p
~..,,=
.:;-;:::;:,.. ~
~~
STATE OF
COUNTY OF
FLORIDA
COLLIER
I HEREBY CERT]FY lhal On lhi. day, bdoT. me, an "flie", dull
aulhori,~d in lh" Stale afor..~id ~nd in lh. Counly alott'.ai<l to t~kc
acknowledgm('nll, p.."'nally ap",~ar.d
AUGUSTA GEE and CLARIBEL GEE BASKIN
to me known !O b. lh~ p,'non 5 d...-rib.d in and who "~"culeJ the
fo..going imlrulTlenl ~nd they ~cknowl.d!l~d bdol~ rn~ thaI they
t'~.cuh'd lh. l~n'~
':. 'f"';'ITNESS my hand ,nd official ><.:<1 in ,h. Co"n'y and
":;;lnll' 1'111 alore.aid Il1il 8th d~y 01
April ,;\,0.1987.
. "~~-'~P'~L'~(cL"""~~'\'~"My"~:1:~i~~~\i~~~:::e :19.R;~i~~990
(Sea.l) . ~7:"'M 'commls~n Expires: lo...d "'" "0' ";0.,",,,,,,,,1,"'
7 IJ/S hbl(J.Jllwn prrpilf(d 1')''-
DANIEL D. P CK, PECK Eo' PECK
Addm.f A-102, 4089 TAMIAMI TRAIL NORTH
NAPLES, FLORIDA 33940
<r' ".,I~"\
fl,~~~dl'.J (l\ Roo~'r~,3~.\'J"o
IT'o,;,1~0ut'l1-j,
1S,)\.'"\~
Page 23
bhibilV.G.4
Details
Property Record
Sketches
Trim Notices
ij
Parcel No.11 00195800005
Current Ownership
Property Address! 2150 LOGAN 8LVD N
Owner Namell WALKER, CULLEN Z-& CONSTANCE J
Addressesl12150 LOGAN BLVD N
Cityll NAPLES II State~ FL
Legall12848 26 El12 OF NWl14 OF
1 SWl14 OF NWlI4, LESS THAT PORT
1 AS DESC IN OR 4313 PG 2422
Section
Townshi
28
48
Ran e
26
Acres
Sub No.
-1l Use Code
II ACREAGE HEADER
II SINGLE FAMILY RESIDENTIAL
100
2008 Final Tax Roll
(Subject to Change)
Ma No.
3828
'-t Mill~AJea
36
Page I of I
ij
Zipll34119.1411
I Strap No. I
1482628 025.0003828 I
-11 Millaae
10.7042
Latest Sales History
If all Values shown below equal 0 this
parcel was created after the Final Tax Roll
I Land Value $ 100.000.00 II Date
I (+) Improved Value $ 308.184.00 I 12111192
I (0) Ju.t Vllu. $ 408.184.00
I (-) SOH Exempt Value $151,382.00
I (0) As.....d Vllu. $ 255.302.00
I (-) Homestead and other Exempt Value $ 50,000.00 I
I (0) Taxable Valu. II $ 205.302.00 I
SOH - "Save Our Homes" exempt value due 10 cap on assessment
increases.
The Information is Updated Weekly
Page 24
Book ~ Page
1783 -17
Amount I
$ 0.00 I
Exhib,j V.G.4
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llPA<:E A80IIII THIll UNE FOR PAOCED.lIWO OATil _ SPACE A90\/E TH1B lINe FOIl RECOAOi~ ClATA
lD"" Cfult.QU.lm Bull. E....ted thi. 16th day of December , A,D. /992 , by
CULLEN Z. WALKER JOINED BY HIS WIPE CONSTANCE J. WALKER
fi..t party, W
CULLEN Z. WALKER AND crnSTANCE J. WALKER, Husband and Wife
w1wBe past office acldre" i8 5720 22ND AVE N. W. NAPLES, FL 33999
seccmd party:
=::''='= =;."'~~.;:;:"J':'f....:=.~,:rJ: =:~'~ :~~~~~:t:.~t"I!.....,-
.itnr...tt.lt, That the said first party,for and in ct>'Mideration of the 8um of $ ,
in hamlpa.id by the 8tlidBeccmd party, the receipt whtreoji8 herelry acknowledged, Me8 hereby remise, release and
quit-claim unto the sa.id seumd party forever, all the right. title. interest, claim. and demand which tJl,e said first
party 1uu in and to the following described lot, pUce or parcel of land, 8ituate, lying and being in the County of
Collier ,State of Florida , to-wit:
alAs )lau! anZ. to )f.jt:tirl~ 8a'fIW together with 'tiUiJ}l4si'ligutar the appurtena.mell tkereunto bekmging
or in anywise appertaining, a-nCt~.U"Vw:~s,!<<te, right, ti~ri'ifUr,~~t, lien, equity and claim w1w.tsor.roer of the said
first party, either in law or equitJI/Sw. tlJe/ml1J-prop1t!'l:~:", benefit and behaof oj the said second party forever.
In _flne.. B.tr!rfDf. Th6 saU)i,!st :Pd'rtf; ~'Signed and sealed these presents the day and year first
ab Otten.
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STATBOF ~~,ORI~~_ _ __~ IherebyCerl.ifylhatonthi8dRy.bcforome,8JlOmcerduIY8utbori~
COUNTY OF CC!..LLIER _,__~ t.oadmini"terolltha6l1dtakeacknowl"dgmenlf,pe"<>nallYll~
_____,Cl1LLEN.--.ZA.'.wALKER.AND'.COO~~KER- .------- .
known to me to be 0,,, penon ~ dflllcribed in and who ex"cuted the foregoing inaLrunu,nt, who lIcknowledged.b<!to,", ~~~l:;",- "', ,~!j.
...~ecutedtheA8me,th8tlrolicdllponlhefollowin.l!lfonn_ofidentifiC6tlonofthellbove.n..",edpenon_:_ .' ~.~-;. ..,;.~: .' "'..-f (.
___ va_!id dri..'!~_~J._~~.!~~__-~ _,_n____ ____,___flnrlthllt,~j{O,~tlr(~IIS)(WIl~nnt)taken.1
.-------- NOTARV RUElBEA STA~P SEAL .-----------, w~" 88 mylumd "ml offici"l ~ the Co, ii, ",',',0/ ~~d,. "'''I'',l l~.fo,...id <hi',
h;/1"d""r~JJe~ AD"2?,
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2009 LIMITED LIABILITY COMPANY ANNUAL REPORT
DOCUMENT# L07000016324
FILED
Mar 02, 2009
Secretary of State
Entity Name: OAKWOOD PARK WEST, L.L.C
Current Principal Place of Business:
New Principal Place of Business:
2170 LOGAN BLVD NORTH
NAPLES, FL 34119 US
Current Mailing Address:
New Mailing Address:
2170 LOGAN BLVD NORTH
NAPLES, FL 34119 US
FEI Number: 20-8439190
FEI Number Applied For ( )
FEI Number Not Applicable ( )
Certificate of Status Desired ( )
Name and Address of Current Registered Agent:
Name and Address of New Registered Agent:
WALKER, CULLEN Z
2150 LOGAN BLVD NORTH
NAPLES, FL 34119 US
The above named entity submits this statement for the purpose of changing its registered office or registered agent. or both,
in the State of Florida.
SIGNATURE'
Electronic Signature of Registered Agent
MANAGING MEMBERSIMANAGERS:
Date
ADDITIONS/CHANGES:
Title
Name
Address.
City-51-Zip:
MR ( ) Delete
WALKER. CULLEN Z
2150 lOGAN BLVD NORTH
NAPLES.FL 34119US
Title
Name:
Address:
City-51-Zip:
( ) Change { } Addition
I hereby certify that the Information supplied with this filing does not qualify for the exemption stated In Chapter 119, FlOrida
Statutes, I further certify that the Information indicated on this report is true and accurate and that my electronic signature
shall have the same legal effect as if made under oath: that 1 am a managing member or manager of the limited liability company
or the receiver or trustee empowered to execute this report as required by Chapter 608, Flonda Statutes
SIGNATURE CULLEN ZWALKER MM 03/02/2009
Electronic Signature of Signing Managing Member, Manager or Authonzed Representative I Date
Page 26
Exh,bit VGA
EXHIBIT V.G.S
LETTER OF AUTHORIZATION
CP-2007-5
LETTER OF AUTHORIZA nON
TO WHOM IT MAY CONCERN:
I hereby authorize O. Gradv Minor and Associates. P.A. and Goodlette. Coleman. Johnson.
Yovanovich and Koester. P.A.
(Name of Agent- typed or printed)
to serve as my Agent in a request to amend the Colher County Growth ~nagement Plan affectmg
property identified in the Application. ., a !
Signed: ,,'VLLe.-.- N~' Date: ,<,/~'l
/(Nameof~-='R cord) (/) I
I hereby certify that I have the authority to make the foregoing application, and that the application is
tnJe, correct, and complete to the best of my knowledge. .' / )
/i Jet <2 dJ--J,j
Signature of Applicant
leX! it ~VC1 Ii. iNN y/'
Name - Typed or Printed'
STATE OF ( \()tu:l '-{()I<>L )
COUNTY OF n::>~tS.':> )
Sworn to and subscribed before me this
~~\~~~Z)~
otary Public)
,
;J.'\.
day of .c-\ Qe\L
,2009
MY COMMISSION EXPIRES: \ \. :r:JcC:C~e,U 4Lod'l,
VIRGINIA M WARD
'lltNotory Public . State of New York
o me, NP. O,lWA4959735
as iQ!i51i11.l@a1r1'lJUrchtlSS C;0U(lIV
My CommIssion Expires \.9.\. ~\.Qg.2..<1.
CHO~ ONE OF THE FOLLOWING:
who has produced
who is personally kno
and
/'
did take an Oath
did not take an Oath
NOTICE - BE AWARE THAT:
Florida Statute Section 837.06-False Official Statements Law states that:
"Whoever knowingly makes a false statement in writing with the intent to mislead a
public servant in the performance of his official duty shaIl be guilty of a misdemeanor
of the second degree, punishable as provided by a line to a maximum of $500.00 and/or
maximum ofa sixty day jail term.
10
02/2002
Page 1
Exhibit V,G.5
LEITER OF AUruORIZA TION
Oakwood Park West. LLC
TO WHOM IT MAY CONCERN:
I hereby authorize O. Gradv Minor and Associates. PA and Goodlette. Coleman. Johnson.
Yovanovich and Koester. P.A.
(Name of Agent- typed or printed)
to serve as my Agent in a request to amend the Collier County Growth Management Plan affecting
property identifi . the . cation.
Date:
::;- A67 / c:17'
( /
ner( s) of Record)
<::,,,,1/4'1 tutl)'",r
[ hereby certify that I have the authority to make the foregoing application, and that the application is
true, correct, and complete to the best of my knowledge.
L(:;i~J
SIgnature of ApplIcant
~I!..Q>.., ~/flo'c
Name - Typed or Printed
STATEOF(F~!~~. )
COUNTY OF C __.2._ ..1
Sworn to and sobscribed befornc this Q,
By ~ df:Jr.~.
(Notary Public)
..... ..._ day of ~ "1--_.2009
MY COMMISSION EXPIRES fv\a'j \ l t 20 \ 3
CHOOSE ONE OF THE FOLLOWING:
~
and
\vho has produced
who is personally known to me,
as identification
dICl t::!ke an Oath
did not take an Oath
.....~~., SAfI)AA BlOSE
/~~~''''"lj:'':. MY COMMISSION l 00 M2S73
r'~. j'J EXPIRES: May 17, 2013 .
~~....... l BondedThru~NlIiCUrderwrtle~
'lJ..t'.,n;;.
~---,---
NOTICE - BE A WARE THAT:
Florida Statute Section 837.06-False Officia] Statements Law states that:
"Whoever kno\\ingly makes a false statement in writing with the intent to mislead a
public servaut in the performance of his official duty shall be guilty of a misdemeanor
of the second degree, punishahle as pro,,'ided by a fine to a maximum of $500.00 and/or
maximum of a sixty day jail term.
10
OlilOOl
Page 2
Exhib't V.G.5
LEITER OF AUTHORIZATION
Daniel D. Peck. Trustee
TO WHOM IT MAY CONCERN:
I hereby authorize O. Gradv Minor and Associates. P.A. and Goodlette. Coleman. Johnson.
Yovanovich and Koester. P.A.
(Name of Agent - typed or printed)
to serve as my Agent in a request to amend the Collier County Growth Management Plan affecting
property identified in the Application.
Signed: J~J ?.e.1-- if -'2f Date: ---'::1 ) I } () y
(Name ofOwner(s) of Record)
I hereby certify that I have the authority to make the foregoing application, and that the application is
true, correct, and complete to the best afmy knowledge.
.),. .'o~ ;) ~ l'/.J(}ee
Signature of Applicant
d'if\,el"? l)ekft; TrviW
Name Typed or Printed
STATE OF C_~:,)4
COUNTYOF( . I,V
Sworn to and subscribed be~e' me this
~~i'
B ... 'I~
(N ary Public) '-.
) S".
day of
~;:> (r 'J , 2009
,
Mr~rjl<<~i\i'RY'l?~\GRm""'!
i lA~ Comm# 000837083 i
1 ..v.,,~.A Expires 11/12/2012 i
. '\.""",,,,!!:<' ,
: ~JIIJ/hftl\\$' FSorkfa Notary AIl.9O.,lnc :
lll'I"'I'II'IIUIIIII"II~"'IIIU/UI'lr""III;
,.__~_~_ as loentlTlCa Ion
C~SE ONE OF THE FOLLOWING:
who is personally known to me,
who has produced
and
V did take an Oath
did not take au Oath
NOTICE - BE AWARE THAT:
Florida Statute Section 837.06-False Official Statements L,nv states that:
"Whoever knowingly mal{es a false statement in writing with the intent to mislead a
public servant in the performance of his official dnty shall be guilty of a misdemeanor
of the second degree, punishable as provided by a fine to a maximum of $500.00 and/or
maximnm of a sixty day jail tenn.
8
02/2002
Page 3
Exh,blt V.G5
LETTER OF AUTHORIZATION
Cullen Z. and Constance 1. Walker
TO WHOM IT MAY CONCERN:
I hereby authorize O. Grady Minor and Associates. P.A. and Goodlette. Coleman. 10hnson
Yovanovich and Koester. PA
(Name of Agent - typed or printed)
to serve as my Agent in a reque~LIQ. amend the Collier County Growth Management Plan affecting
:::::rty identifi . e lcation. Date: S/6? /07
/ I
Signe
Date:
m-/018/o9_
I hereby certify that I have the authority to make the foregoing application, and that the application is
true, correct, and complete to the best of my knowterye. \
.' '\' I,
i I . '
I '
Signature of Ap~lic1nt .. ,
ClilkoJfJCll~L__
Name - Typed or Printed
STATE OF (1=h:Jr'",oQ )
COUNTY OF ( (' n\ \i eY' )
Sworn to and subscribed before me this 8
By ~ nrvb ~ -~~=---
(Notary Public)
CHOOSE ONE OF THE FOLLOWING:
~y._
.. day of 1\1\0'1___,2009
MY COMMISSION EXPIRES t'J\Oi \1, 2.0 \ '3
who is personally known to me,
who has produced
and
did lake an Oath
did not take 'an Oath
<../'
as identification
SANDRA BLOSE
MY COMMISSION' DO 812573
EXPIRES: May 17, 2013
BtndedT1vllNolalyP""_",
NOTICE BE A WARE TlIAT:
Florida Statute Section 837.06-Ealse Official Statements Law states that:
"Whoever knowingly makes a false statement in writing with the intent to mislead a
public servant in the performance of his official duty shaH be guilty of a misdemeanor
of the second degree, punishable as provided hy a nue to a maximulII of $500.00 and/or
maximmll of a sixty day ,jail tenll.
II
Page 4
02/2002
Exhib,t V.G.5